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HomeMy WebLinkAbout6.j. Comprehensive Plan Amendment for The Ryland Group, Inc., Case 14-25-CPA ROSE.\4OUNT EXECUTIVE SUMMARY CITY COUNCIL City Council Meeting Date: May 20, 2014 AGENDA ITEM: Case 14-25-CPA, Comprehensive Plan AGENDA SECTION: Amendment for The Ryland Group, Inc. Consent PREPARED BY: Eric Zweber, Senior Planner AGE DA NO. ATTACHMENTS: Location Map; Resolution; Concept Plan; Parks APPROI D BY: & Recreation Director's Memorandum dated April 16, 2014; Excerpts from the April 22 Planning Commission Meeting. �Q) RECOMMENDED ACTION: Motion to Adopt a Resolution Approving the Comprehensive Plan Amendment for Greystone III. 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: 32.43 Acres Met Council Net Acres: 24.33 Acres Proposed Lots: 66 Lots Gross Density: 2.12 Units/Acre Net Density: 2.71 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 66 lots on approximately 33 acres. The proposed development will be an extension of the Greystone neighborhood currently being constructed. Ryland originally had a concept plan for these 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 6.01 acres. The net density of the development would be 2.71 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 a future application process which would also include preliminary plat and final plat review. Ryland has stated that the property is currently under contract and they plan on submitting development applications following the Comprehensive Plan approval 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. APRIL 22 PLANNING COMMISSION MEETING The Planning Commission reviewed the Greystone III request on April 22. No residents testified during the Public Hearing. Commissioner Husain asked the distance from the railroad tracks to the anticipated neighborhood and if the powerlines would interfere with development of the park. Staff responded that Rosemount and the surrounding communities all have some parks with powerlines running in them. Commissioner Kenninger asked who will own the property to the east and staff explained that Minnova Land owns both the Greystone parcel and the property to the east. Commissioner Forster asked if the development can be supported by a single access to Akron Avenue. Staff explained that future development phases will provide additional accesses to Bonaire Path and Connemara Trail. The Planning Commission recommended approval of the Greystone III Comprehensive Plan Amendment on a 4-0 vote. Commissioner Kurle was absent from the meeting. 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 1/4 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 III 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 III 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 2°``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 2.71 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 III 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. Similar to the conversation had at the Metropolitan Council during the last comprehensive plan amendment, staff anticipates higher densities in the UMore area. 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 16.17 2.29 Bella Vista 2nd Addition Final Plat (from BV 1st) 28 16.84 12.59 2.22 Totals 65 33.01 28.76 2.26 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) 66 33 24.33 2.71 Totals 283 108.69 45.94 6.16 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 2.26 units/acre and 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 6.16 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 III I .., r , ,. - - , . iii. , i 1 .s iN ithAr -I- ...I.L, : .,.,. .'. .;:„....7.„:111:r....„....1.1.,,_....„5:.1.....,,...1'. ''',:,...,..0. ...., . Greystone (II 1 't :—'- !run .„ L. NI N_..... J! „� _ �, 7- ,,, iL Irk ;;t . . , , it I. oil } '� lAI . I '_ � _ :I t . ` C 4 *t-: , le-046.- *illi'i / ir"".914 iil1� .1' �} h Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a Map Scale legal document and should not be substituted for a title search,appraisal, survey, or for zoning 1 inch = 800 feet verification. Dakota County assumes no legal responsibility for the information contained in this data. 5/14/2014 CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2014 - A RESOLUTION APPROVING THE COMPREHENSIVE PLAN AMENDMENT FOR GREYSTONE III WHEREAS, the Community Development Department of the City of Rosemount has received an application from The Ryland Group, Inc. requesting a Comprehensive Plan Amendment concerning property legally described as follows: Outlot A,Oudot C and Outlot D, Greystone 1ST Addition,Dakota County,Minnesota. WHEREAS, on April 22, 2014, the Planning Commission of the City of Rosemount held a public hearing and reviewed the Comprehensive Plan amendment changing the land use for the Greystone III development by reguiding it from MDR—Medium Density Residential to LDR—Low Density Residential;and WHEREAS, on April 22,2014, the Planning Commission recommended that the City Council adopt an amendment to the Comprehensive Plan to change the land use designation for the Greystone III development from MDR—Medium Density Residential to LDR—Low Density Residential; and WHEREAS, on May 20,2014, the City Council of the City of Rosemount reviewed the Planning Commission's recommendations;and. NOW,THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby approves an amendment to the Comprehensive Plan to change the land use designation for the Greystone III development from MDR—Medium Density Residential to LDR—Low Density Residential, subject to the approval of the Comprehensive Plan Amendment by the Metropolitan Council. ADOPTED this 20`h day of May, 2014,by the City Council of the City of Rosemount. William H. Droste, Mayor ATTEST: Amy Domeier, City Clerk FRONT SETBACK: 25' SIDE SETBACKS: 7.5' REAR SETBACK: 30' SIDE STREET SETBACK: 25' ‘--_ ,. l --,2-'."..: %;,: ,'SETBACK FROM AKRON:. ApOITIOOL:10'.=' SETBACK FROM RAILROADr)1■ODITIONAL,30' , l ' '. ,. \,. \ '••.. -,,'14:----si.1.:'''Y,'• 'C:-.5.-'"- SETBACK FROM HIGH VOLTA&TRANSMISSION EASEMENTS 30' \, C . MINIMUM eth WIDTH: 60'(USED-5.2!)i..,:, ' :` V,'',,, \ , ', .--:-..-„,"": , ,,,...-....-'" .... - . . MINIMUM-LOT DEPTH: 130 '. . 2:-. MINIM13143.0T AREA:'13,680 SF ',.'c/ ,-..",„ • --- ," --'• . 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TIE SHEET FOR:RYLAND HOMES -E, 2......T..-.- PIZNEERengineering zna.z--- .... ..,..,. —. - ,„ GREYS TONE II „".. 5 E25 vrr La ',Remmers tt p,. r.ne me 1...b.,. * ROSEMOUNT PARKS AND RECREATION M E M O R A N D U M To: Kim Lindquist, Community Development Director Eric Zweber, Senior Planner Jason Lindahl, Planner Andy Brotzler, Public Works Director/City Engineer Phil Olson, Assistant City Engineer From: Dan Schultz, Parks and Recreation Director Date: April 16, 2014 Subject: Greystone — Comprehensive Guide Plan Amendment The Parks and Recreation Department recently received the Comprehensive Guide Plan Amendment application for the Greystone Development and has the following comments: The Comprehensive Guide Plan Amendment application is consistent with the original Greystone preliminary plat that was approved without land dedication or payment of park dedication fees. 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. EXCERPT OF DRAFT MINUTES PLANNING COMIMISSION MEETING APRIL 22, 2014 a. Request by The Ryland Group for a Comprehensive Plan Amendment to Develop a 70 Lot Subdivision and Public Park in Greystone 3`d Addition (14-25-CPA). Senior Planner Zweber reviewed the staff report on the request by The Ryland Group, Inc. (Ryland) for approval of a Comprehensive Plan Amendment to allow 70 lots on about 33 acres. Commissioner Husain asked the distance between the development and the railroad tracks. Mr. Zweber stated the railroad tracks are approximately 500 feet from the current homes. Commissioner Husain also asked if the park will be expandable to the east on the other side of the powerline. Mr. Zweber stated that it can be expanded to the other side of the powerline when the property to the east develops as a low density residential area. Rosemount,as well as other Cities, have designed parks with powerlines within the park. Commissioner Kenninger asked who owns the property to the east. Mr. Zweber responded the John Chadwick of Minnova Land owns the property and has a purchase agreement from Ryland Homes to purchase the area of the Comprehensive Plan Amendment. Mr. Zweber stated he expects they will market the land to the east for sale later this summer. Commissioner Forster asked if staff has any concerns with the density of the project and currently only one access to the development. Project Engineer Olson gave an explanation of the available and future accesses to the development connecting with Akron Avenue and Bonaire Path. The public hearing was opened at 6:51pm. There were no public comments. MOTION by Miller to close the Public Hearing. Second by Husain. Ayes: 4. Nays: None. Motion approved. The Public Hearing was closed at 6:52pm. MOTION by Husain to recommend the City Council approve a Comprehensive Plan Amendment for the Greys tone 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. Second by Kenninger. Ayes: 4. Nays: None. Motion approved