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HomeMy WebLinkAbout5.b. Request by Ryland Group for a Comp Plan Amendment to develop a 70 Lot Subdivision and Public Park in Greystone 3rd Add 4ROSEMOUNTEXECUTIVE SUMMARY PLANNING COMMISSION Planning Commission Meeting Date: April 22, 2014 Tentative City Council Meeting Date: May 20, 2014 AGENDA ITEM: Case 14-25-CPA, Request by The Ryland Group, Inc. for a Comprehensive Plan AGENDA SECTION: Amendment to develop a 70 Lot Subdivision Public Hearing and public park in Greystone Third Addition PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. 5.b. ATTACHMENTS: Location Map; Concept Plan; Parks & f\L Recreation Director's Memorandum dated APPROVED BY:April 16, 2014; RECOMMENDED ACTION: Motion to recommend the City Council approve a Comprehensive Plan Amendment for the Greystone Third Addition development amending the land use designation from MDR — Medium Density Residential to LDR - Low Density Residential, subject to the approval of the Comprehensive Plan Amendment by the Metropolitan Council. SUMMARY Applicant: The Ryland Group, Inc. Location: East of Akron Avenue about 3/4 mile north of County Road 42 and 1/4 mile south of Bonaire Path. Gross Acres: 33 Acres Met Council Net Acres: 24.33 Acres Proposed Lots: 70 Lots Gross Density: 2.12 Units/Acre Net Density: 2.88 Units/Acre Existing Comp Plan Designation: MDR—Medium Density Residential Proposed Comp Plan Designation: LDR—Low Density Residential Current Zoning: AGP—Agricultural Preserve The applicant,The Ryland Group, Inc. (Ryland) requests approval of a Comprehensive Plan Amendment to allow 70 lots on about 33 acres. The proposed development will be an extension of the current Greystone neighborhood currently being constructed. Ryland originally had a concept plan for these 70 lots with a 4.5 acre park dedicated when they applied for the initial Greystone development. The current proposal before the Commission is consistent with that layout. When adding the area of the easement adjacent to the proposed park land, the total park area would be 5.37 acres. The net density of the development would be 2.88 units/acre. The Comprehensive Plan Amendment is necessary to change the land use designation from MDR—Medium Density Residential to LDR—Low Density Residential. The rezoning and entitlement would be addressed during the future preliminary plat process and the actual developable lots would not be created until a final plat is approved. Ryland has stated that the property is currently under contract and they plan on submitting development applications following these approvals by the City Council and Metropolitan Council. Staff is supportive of the concept plan design and believes that it would be complimentary to the earlier Greystone subdivisions. BACKGROUND In 2007, the City adopted the CSAH 42/Akron Avenue Alternative Urban Areawide Review (AUAR) which depicted the future development of 1,500 acres of land east of the Bloomfield neighborhood and south of Bonaire Path,including the subject property. The AUAR shows the east side of Akron Avenue, 1/4 mile directly north of CSAH 42 as commercial development, the '/a mile north of that as high density residential, and area north of that but south of the railroad tracks as medium density residential. The Greystone Third Addition subdivision is within the area designated as medium density residential. The land uses shown in AUAR Scenario 1 were adopted as the City's 2030 Comprehensive Plan. Later in 2007, the City approved the Prestwick Place preliminary plat that generally followed the land uses of Scenario 1. The Dakota County Community Development Agency (CDA) purchased land in Prestwick Place directly south of Greystone. The Prestwick Place preliminary plat approved the CDA property for 200 units of apartments and 42 units of family townhomes. The townhomes were to be located directly south of the overall Greystone development. The Prestwick Place plat shows a collector road connecting to the Greystone property at an alignment perpendicular to Akron Avenue located about 550 feet east of Akron Avenue. The AUAR shows an east-west collector running through the Greystone property and connecting the north-south collector in Prestwick Place with Akron Avenue, as well as serving the medium density residential land use in Greystone and the property to the north. The 2012 Greystone Comprehensive Plan Amendment allowed for the removal of that east-west collector road and the replacement with local street connections due to a land use change to lower density residential. There are two local street connections to the north of Greystone I into the planned Greystone III. No connections to the east were provided in Greystone I due to the sloping grade and the presence of power and gas lines. A road was constructed to allow the CDA to construct townhomes to the south in Prestwick Place. The Greystone I and II Additions deferred park dedication to the Greystone III development in order to utilize a relatively flat area to maximize the useable area of the park. Staff had considered requiring dedicating some park land within the Greystone I Addition, but the sloping grade would have resulted in a terraced park reducing the useable space in the park. Instead of taking cash payment as fee-in-lieu of parkland dedication, a declaration was recorded on the future Greystone III property that would fulfill the park dedication requirement for all three subdivisions. The Greystone Third Addition property contains the Union Pacific rail line on the north property line and contains a 50 foot wide utility easement on the east property line which contains a transmission power line. 2 Comprehensive Plan Amendment Ryland has requested an amendment to the Comprehensive Plan to change the designation from MDR— Medium Density Residential (generally townhomes) to LDR—Low Density Residential (generally single family homes). This request is identical to the Greystone Comprehensive Plan Amendment approved in 2012 for Ryland to construct 54 single family homes and similar to the Prestwick Place 211d Comprehensive Plan Amendment approved in 2011 for DR Horton and Prestwick Place 3rd Comprehensive Plan Amendment for Lennar to both construct single family homes. Ryland is proposing small lot single family homes that would provide 2.88 units per acre. The single family housing market in Dakota County is improving while there is very little townhouse demand. The price of single family homes will need to increase to create a market for townhomes. In other words, the cost of single family homes is affordable for many and therefore the demand for townhomes is suppressed. There are significant numbers of townhome lots approved but undeveloped in Rosemount in the Harmony and Glenrose neighborhoods. Very little activity or interest has been expressed about those two multi-family projects. Staff is supportive of changing the Greystone property to LDR—Low Density Residential while looking for opportunities to add density elsewhere in the City when the townhome or multi-family market returns. There are two local street connections to the north of Greystone I into the planned Greystone III. The Greystone III development can be connected in the future to development in the east via the two east-west streets. The land to the east is currently designated as Low-Density Residential. The two roads could be extended to a north-south collector street that would connect to Bonaire Path just east of the railroad crossing. Because of the slope issues in Greystone I, the park for the Greystone development will be located on a relatively flat area in Greystone III. This area abuts undeveloped land to the east and can be accessed on either the north or south side. The Metropolitan Council has approved recent Comprehensive Plan Amendments from medium density residential to low density residential within Rosemount and other communities in Dakota County when the resulting development maintains an overall community density of three (3) units per acre or more. Surrounding Land Use Designations Direction Designation North MDR—Medium Density Residential South LDR—Low Density Residential West MDR—Medium Density Residential East LDR—Low Density Residential The subject property is currently zoned AGP: Agricultural Preserve. Agricultural Preserve status expired on August 28, 2010 and the land is eligible to be used for purposes other than agriculture. To approve the plat to accommodate the small lot, single family homes proposed within Greystone, Ryland will be requesting zoning of R1 PUD -Low Density Residential Planned Unit Development. The deviations from the R-1 standards requested by Ryland for the Greystone First and Second Additions are shown in the table below. Staff expects the Greystone Third Addition standards to be the same as the first two sections of the development. 3 Comparison of Lot Requirements and Standards Category Current R-1 Current Greystone 1st and Standards 2nd and Proposed Greystone 3rd Standards Min.Lot Area 10,000 sq. ft. (Interior) 8,600 sq. ft. 12,000 sq. ft. (Corner) 11,000 sq. ft Min. Lot Width 80 ft. (Interior) 60 ft. 95 sq. ft. (Corner) Min.Front Yard Setback 30 ft. 25 ft. Min. Side Yard Setback 10 ft. 7.5 ft Min.Rear Yard Setback 30 ft. 30 ft. Max. Impervious Surface 40%-Lots less than 9,750 sq. ft. 30% 35%- Lots 9,750- 11,250 sq.ft. 30%-Lots greater than 11,250 sq. ft. Recent Residential Development Residential Plat Monitoring Form Gross Residential Net Residential Official Plat Name Total Units Acres Acres Net Density 2013 Prestwick Place 7th Addition Final Plat (from Prestwick Place 3rd PP) 37 16.17 12.67 2.92 Bella Vista 2nd Addition Final Plat (from BV 1st) 28 16.84 12.59 2.22 Totals 65 33.01 25.26 2.57 2014 CDA Cambrian Senior Housing 60 1.73 1.73 34.68 Rosemount Senior Living 90 1.95 1.95 46.15 Prestwick Place 9th Addition 8 30.96 2.04 3.93 Prestwick Place 8th Addition 33 20.31 9.05 3.65 Prestwick Place 10th Addition(from PP 9th Addition) 26 20.74 6.84 3.80 Greystone 3rd Addition(proposed) 70 33 24.33 2.88 Totals 287 108.69 45.94 6.25 Near term development of 150 units of High Density Residential development in the Downtown,within the two Senior Housing projects, significantly increases the net density of projects in Rosemount. These projects average 40.42 units per acre. According to the Plat Monitoring reports, the 2013 net residential density was 2.57 units/acre the 2014 net density of new development to date is 10.04 units/acre. The addition of the Greystone Third Addition would bring that average to 6.25 units/acre. In recognition of the recently approved high density development, and the expectation of more density proposed in the Comprehensive Plan Amendment for the first 700 acres within UMore, staff is supportive of the Greystone III Comprehensive Plan Amendment. The City will have opportunities for additional townhomes and apartments within UMore and can re-evaluate the proper land use designation of vacant land when developing the 2040 Comprehensive Plan. The Plan is due to be submitted to the Metropolitan Council in 2018. CONCLUSION & RECOMMENDATION Staff recommends approval of a comprehensive plan amendment. 4 Greystone II.1 I , 1 i. L_____r" I —5:4 , �: �u __, ts„.::::: r .'a xy a"?! ,1q 70° ` Greystor III- � ,, it t.r✓' ., . 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By accepting park land with the future development, the City will be able to combine the current park dedication requirements for the first 54 units with the future requirements to create a park that is sized to appropriately meet the needs of the development. The concept plan submitted by Ryland Homes is consistent with the future park planning needs in this area. Please let me know if you have any questions about this memo.