HomeMy WebLinkAbout6.j. Request by Arcon Development for a Comprehensive Plan Amendment
EXECUTIVE SUMMARY
City Council Meeting Date: April 21, 2015
AGENDA ITEM: Case 15-08-CPA, Request by Arcon
Development for a Comprehensive Plan
Amendment to Convert about 50 Acres from
MDR: Medium Density Residential to LDR:
Low Density Residential
AGENDA SECTION:
Consent
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO.
6.j.
ATTACHMENTS: Location Map; Resolutions, Existing and
Proposed Land Use Maps; Prestwick Place
North Concept Plan C; Prestwick Place
Concept Plan (2007); CSAH 42/Akron Avenue
AUAR Scenario 1; Metropolitan Council
Comprehensive Plan Amendment Review
through 2018; Draft Metropolitan Council
Affordable Housing Guidelines; Megan
Lunsford Email dated April 2, 2015; Excerpt
from the April 2 Planning Commission Minutes.
APPROVED BY:
ddj
RECOMMENDED ACTION:
1. Motion to Adopt a Resolution Approving the Comprehensive Plan Amendment for
Prestwick Place North.
2. Motion to Adopt a Resolution Approving the Comprehensive Plan Amendment
Increasing the Density Ranges for the MDR: Medium Density Residential and HDR:
High Density Residential Land Use Designations.
SUMMARY
Applicant: Arcon Development
Location: West of Akron Avenue, about a ½ mile North of County Road 42
and directly South of the Union Pacific rail line.
Gross Acres: 50.3 Acres
Concept Plan Lots: About 100 Lots
Gross Density: About 2 Units/Acre
Existing Comp Plan Designation: MDR – Medium Density Residential
Proposed Comp Plan Designation: LDR – Low Density Residential
Current Zoning: AG – Agricultural
The applicant, Arcon Development (Arcon) requests approval of a Comprehensive Plan Amendment to
convert approximately 50 acres of vacant land from MDR: Medium Density Residential to LDR: Low
Density Residential. This amendment would allow the completion of the single family Prestwick Place
neighborhood located north of CSAH 42 and west of Akron Avenue.
Additionally, City staff is proposing a Comprehensive Plan Amendment to modify the unit density
definitions for the land higher density land use calculations in the Comprehensive Plan. The changes
proposed are from 5 to 10 units per acre to 6 to 12 units per acre for the MDR: Medium Density
Residential and from 10 to 24 units per acre to 12 per 30 units per acre for the HDR: High Density
Residential land use designation. This amendment is in preparation for the Metropolitan (Met) Council
Comprehensive Plan guidelines.
APRIL 2 PLANNING COMMISSION MEETING
The Planning Commission reviewed the Comprehensive Plan Amendment request and conducted a Public
Hearing on April 2. Scott Johnson, the applicant, stated that, economically speaking, there is not a
townhome market at this time. One resident, Jeff Christensen, spoke in favor of the amendment and one
resident, Megan Lunsford, provided an email comment in favor of the amendment. Mr. Christensen also
requested that the trees north of his home be preserved. Senior Planner Zweber responded that he had
inspected those trees with the applicant’s landscape architect before the Preliminary Plat approval in 2007
and the existing trees are predominately box elders and poplars. These trees were approved for removal
within the Preliminary Plat approval and the approval required the planting of additional trees within the
development as replacement.
Commissioner Forster asked what is planned for the area between the existing homes and the
comprehensive plan amendment area. Staff responded that this area has been approved for single family
homes with the Prestwick Place 2nd approval and it is expected that the final plat for this area will be
requested later this year.
The Planning Commission recommended approval of land use change to LDR: Low Density Residential
for Mr. Johnson. They also approved the increase in the density ranges for the MDR: Medium Density
Residential and HDR: High Density Residential land use designations, consistent with the staff
recommendations on a 4-0 vote. Chair Miller was absent from the meeting.
BACKGROUND
Legal Authority. This application is a Legislative action. The City Council has great latitude in
determining the Comprehensive Plan policies and land use designations, provided that the Metropolitan
Council determine that they do not violate the System Statements for Rosemount. Staff finds that the land
use designation amendment to LDR: Low Density Residential is compatible with the surrounding
neighborhood and the current housing market. Staff finds that the increase in the MDR: Medium Density
Residential and HDR: High Density Residential is compatible with the development pattern in Rosemount
and affordable housing guidelines that the Metropolitan Council will begin enforcing on January 1, 2016.
Land Use Amendment
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 west side of Akron Avenue, ¼ mile
directly north of CSAH 42 as commercial development, the ¼ mile north of that as high density residential,
and area north and west of that but south of the railroad tracks as medium density residential. The
requested Comprehensive Plan Amendment is within the area designated as medium density residential that
is located south of the rail line and west of Akron Avenue. The land uses shown in AUAR Scenario 1 were
adopted as the City’s 2030 Comprehensive Plan.
2
Later in 2007, the City approved the Prestwick Place preliminary plat that generally followed the land uses of
Scenario 1. Since that adoption, Lennar has requested and received a Comprehensive Plan Amendment to
convert the MDR: Medium Density Residential land south of Connemara Trail to LDR: Low Density
Residential to allow the development of their Falmoor Glen neighborhood. DR Horton had also requested
and received a Comprehensive Plan Amendment to convert designated HDR: High Density Residential land
north of Connemara Trail to LDR: Low Density Residential to allow the adoption of their Prestwick Place
2ND Addition Preliminary Plat. The approval of the Arcon request would complete the single family
neighborhood located west of Akron Avenue and north of CSAH 42.
The applicant, Arcon Development (Arcon) requests approval of a Comprehensive Plan Amendment that
could develop about 100 single family lots on approximately 50 acres. Arcon has prepared a “Prestwick
Place North Concept Sketch C” that shows a layout of 166 lots on the land north of approved Prestwick
Place 2nd Preliminary Plat. The concept sketch has not and is not requested to be approved, but does serve
to illustrate how the potential layout would continue the Prestwick Place 2nd development with similar sized
lots and sufficient accesses to the surrounding neighborhoods. The western third (approximately 27 acres)
of the concept plan is already designated LDR: Low Density Residential and the eastern two-thirds
(approximately 50 acres) is currently designated MDR: Medium Density Residential. Arcon’s request is to
covert the eastern two-thirds to LDR: Low Density Residential to create a larger single family neighborhood.
Arcon does not currently have a builder for this concept sketch area, but the conversion of the land to LDR:
Low Density Residential will assist Arcon in finding a builder. Arcon anticipates submitting for a single
family Preliminary Plat either later this year or early in 2016.
To provide continuity to the neighborhood, to encourage the orderly development of the area and provide
clarity for the existing Prestwick Place residents, staff supports the Comprehensive Plan Amendment of the
50.3 acres of MDR: Medium Density Residential land to LDR: Low Density Residential. Staff recognizes
that the initial concept plan and ultimately the Comprehensive Plan were devised during a time when
townhomes were demanded in the marketplace. Presently, Rosemount is primarily experienced only
detached single family development with the exception of the senior housing projects Downtown which
have been planned for some time. It is anticipated that additional attached units will be under construction in
the GlenRose and the Harmony neighborhoods as these sites are more affordable given that the building
pads are graded and utilities often already installed.
Residential Density Amendment
The Metropolitan (Met) Council is preparing the guidelines for all metropolitan communities for the 2040
Comprehensive Plan which is due in 2018. Beginning on January 1, 2016, the Met Council will be
reviewing any 2030 Comprehensive Plan amendments based on these 2040 guidelines. Staff has identified
that the City’s MDR: Medium Density Residential and HDR: High Density Residential density ranges are
lower than the proposed Met Council guidelines relating to affordable housing. By passing this density
amendment, the City’s Comprehensive Plan will be more closely aligned with the calculations used by the
Metropolitan Council.
Currently, the 2030 Comprehensive Plan is required to have a sufficient amount of land guided at 6 units
per acre or greater to support housing at 60% of the area median income (AMI). The City meets these
planning goals by counting 80% of the units to be built in the MDR: Medium Density Residential and all
the units within the HDR: High Density Residential land use designations. The presumption is the higher
density units are affordable; there is no follow up after construction to verify what the unit prices are. With
the 2040 Comprehensive Plans, the Met Council will be encouraging affordable housing in three
categories: between 50% and 80% AMI; between 30% and 50% AMI and below 30% AMI. To measure
these affordability categories, the Met Council is proposing to ensure that there is enough land designed at
3
6 units per acre to accommodate the 50% to 80% AMI classification and enough land designated at 12
units per acre to accommodate the grouping below 50% AMI.
To address the upcoming changes in affordable housing guidelines, staff is proposing to increase the
current MDR: Medium Density Residential density from 5 to 10 units per acre to 6 to 12 units per acre
and to increase the current HDR: High Density Residential from 10 to 24 units to 12 to 30 units per acre.
These density ranges are consistent with the market for townhomes and apartments in Rosemount.
For reference, the GlenRose townhouse project, which just received a PUD amendment that reduced the
number of units to 60, was still at a density of 6.5 units per acre. The Cambrian Commons’ 60 senior
apartment units approved last year at Lower 147th Street and South Robert Trail has a density of 35.3 units
per acre. Cambrian Commons was above 30 units per acre, but that land is designated DT: Downtown
and permits zero foot setbacks. Staff would anticipate development under the HDR: High Density
Residential would typically have greater setbacks and more parking than the Cambrian Commons, but
would still be in the 30 units per acre range.
CONCLUSION & RECOMMENDATION
Staff and the Planning Commission are recommending approval of the Comprehensive Plan Amendment.
This recommendation is based on the information submitted by the applicant, findings made in this report
and the conditions detailed in the attached memorandums.
4
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2015 -
A RESOLUTION APPROVING THE COMPREHENSIVE PLAN AMENDMENT FOR
PRESTWICK PLACE NORTH
WHEREAS, the Community Development Department of the City of Rosemount has received an
application from Arcon Development requesting a Comprehensive Plan Amendment concerning
property legally described as follows:
THE EASTERN 1,750 FEET OF OUTLOT C, PRESTWICK PLACE 2ND ADDITION,
DAKOTA COUNTY, MINNESOTA.
WHEREAS, on April 2, 2014, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the Comprehensive Plan amendment changing the land use for Prestwick Place
North by reguiding it from MDR – Medium Density Residential to LDR – Low Density Residential;
and
WHEREAS, on April 2, 2015, the Planning Commission recommended that the City Council adopt
an amendment to the Comprehensive Plan to change the land use designation for Prestwick Place
North from MDR – Medium Density Residential to LDR – Low Density Residential; and
WHEREAS, on April 21, 2015, 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 Prestwick
Place North 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 21st day of April, 2015, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Clarissa Hadler, City Clerk
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2015 -
A RESOLUTION APPROVING THE COMPREHENSIVE PLAN AMENDMENT
INCREASING THE DENSITY RANGES FOR THE MDR: MEDIUM DENSITY
RESIDENTIAL AND HDR: HIGH DENSITY RESIDENTIAL LAND USE DESIGNATIONS
WHEREAS, the Community Development Department of the City of Rosemount has initiated a
Comprehensive Plan Amendment concerning the lands within the City designated MDR: Medium
Density Residential and HDR: High Density Residential; and
WHEREAS, beginning on January 1, 2015, the Metropolitan Council will begin reviewing all City of
Rosemount Comprehensive Plan Amendments the 2040 Comprehensive Plan System Statements; and
WHEREAS, the Metropolitan Council has recommended that each City shall designate land at or
above 6 units per acre for households between 51% and 80% of area median income (AMI) and land
at or above 12 units per acre for households at 50% or less of AMI; and
WHEREAS, to meet these recommendations, the Community Development Department
recommends increasing the MDR: Medium Density Residential land use designation to a minimum of
6 units per acre and the HDR: High Density Residential land use designation to a minimum of 12 units
per acre; and
WHEREAS, the Community Development Department finds that these increasing in density are
compatible with the housing styles and markets within Rosemount; and
WHEREAS, on April 2, 2014, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the Comprehensive Plan amendment increasing the density range for the MDR:
Medium Density Residential and the HDR: High Density Residential land use designations; and
WHEREAS, on April 2, 2015, the Planning Commission recommended that the City Council adopt
an amendment to the Comprehensive Plan to increase the density range for the MDR: Medium
Density Residential and the HDR: High Density Residential land use designations; and
WHEREAS, on April 21, 2015, 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 increase the MDR – Medium Density
Residential from five (5) to ten (10) units per acre to six (6) to twelve (12) units per acres and to
increase the HDR – High Density Residential from ten (10) to twenty four (24) units per acre to twelve
(12) to thirty (30) units per acre, subject to the approval of the Comprehensive Plan Amendment by
the Metropolitan Council.
RESOLUTION 2015-
2
ADOPTED this 21st day of April, 2015, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Clarissa Hadler, City Clerk
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Path: T:\GIS\City\Maps\Departmental Maps\CommunityDevelopment\Eric\Working\Arcon Prestwick 1508CPA.mxd Date Saved: March, 2015
Last Approved: November 18,2014
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MINNUSOTA
PLAN AHEAD
COMPREHENSIVE PLAN AMENDMENT REVIEW THROUGH 2018
Now that Thrive MSP 2040 is adopted, what
does that mean for your comprehensive plan?
As directed by state law, the Council adopted a
new comprehensive development guide, Thrive
MSP 2040, in May 2014. We are updating our
regional plans for transportation (including
aviation), regional parks and open space, and
water resources. In addition, we are also drafting a
new housing policy plan. These system and policy
plans are scheduled for adoption later in 2014 and
in early 2015.
We will issue System Statements in the fall of 2015;
and your community will have until the end of 2018
to update your comprehensive plan. We recognize
that communities may need to amend their 2030
comprehensive plans prior to completing their
update. This is how we will consider and review
amendments to your current comprehensive plans:
1. From now until early 2015 when all of our
system and policy plans are adopted,
comprehensive plan amendments will be
reviewed under the 2030 Regional
Development Framework and 2030 system
plans.
2. From early 2015 (after the adoption of all of the
system and policy plans) until January 1, 2016,
you may choose to have your comprehensive
plan amendment reviewed under either:
a. The 2030 Regional Development
Framework and 2030 system plans
– OR –
b. Thrive MSP 2040 and its 2040 system plans
Please note that amendments under either
scenario must not create conformance issues
with 2040 metropolitan system plans.
3. From January 1, 2016 to June 30, 2018, all
comprehensive plan amendments and updates
will be reviewed under Thrive MSP 2040 and its
system and policy plans.
4. Beginning July 1, 2018, we will no longer
accept amendments to 2030 comprehensive
plans. To be reviewed, an amendment must be
found complete before July 1, 2018.
5. Your 2040 comprehensive plan updates are
due to the Council by December 31, 2018.
What about changes to our forecasts?
When we adopted Thrive, we also adopted 2040
local forecasts of population, households, and
employment. We are using these adopted forecasts
for developing the systems and policy plans and
forecasting future demand for transportation,
transit, and sewer service. Later in 2014, we will
issue and adopt forecasts for 2020 and 2030
consistent with the adopted 2040 forecasts. In
2015, we will update regional and local forecasts to
reflect current national data and the policies
adopted in the Council’s systems and policy plans.
The System Statements issued in the fall of 2015
will include these updated forecasts.
Consistent with the timelines above, you may
continue to implement and amend your 2030
comprehensive plans, which use Framework
forecasts. Some proposed amendments might
include requests to change your local forecasts. In
the time period before System Statements are
issued in 2015, we will consider revisions to the
Thrive forecasted 2040 community totals as part of
our review of those amendments. Examples of plan
changes that could result in a revision to Thrive
forecasts include:
• Substantial changes in land supply, planned
land uses, and/or allowable density ranges
• Substantial changes in the extent of staging of
MUSA (or comparable municipal service area)
As addressed in Thrive MSP 2040, where 2040
sewer-serviced households or sewer-serviced
employment are lower than the Framework 2030
forecasts, you may continue to plan for urban
services in those areas that are authorized in your
local 2030 comprehensive plan.
Council staff will assist you in incorporating any
approved forecast changes into your 2030 plan.
Questions?
If you have questions, please contact your Sector
Representative, or Lisa Barajas, Local Planning
Assistance Manager, at 651-602-1895. We are
happy to explain
requirements and answer
any questions.
Page - 2 | METROPOLITAN COUNCIL
Late 2014 –
Early 2015
Adoption of System
and Policy Plans
Fall 2015
System Statements
Issued
May 28, 2014
Thrive MSP 2040
adopted
Comprehensive Plan
Amendment Review Standard Forecast Approach
We will consider
revisions to 2040
forecasts adopted with
Thrive and 2020/2030
forecasts adopted later
in 2014. We are no
longer revising 2030
Regional Development
Framework forecasts.
Comprehensive plan
amendments reviewed
under 2030 Regional
Development
Framework and 2030
system plans
You may choose to
have amendment
reviewed under either:
• 2030 Regional
Development
Framework and its
system plans
-- OR –
• Thrive MSP 2040
and its system
plans
Provided that the
proposed amendment
does not create
conformance issues
with 2040 metropolitan
system plans
January 1, 2016
July 1, 2018
Amendments and
updates reviewed under
Thrive MSP 2040 and
its system and policy
plans
We will no longer accept amendments to 2030
comprehensive plans. All amendments must be found
complete for review before July 1, 2018, for the Council to
take formal action on the amendment.
We will consider
revisions to updated
Thrive forecasts
included with System
Statements
2040 Comprehensive Plan Updates Due
December 31,
2018
Page - 15 |METROPOLITAN COUNCIL
Figure 21: Options for guiding land to meet projected need for affordable housing
Implementation program
Communities have a variety of additional tools at their discretion to encourage, incent, and even directly
create affordable housing opportunities; guiding land at higher densities alone is insufficient to meet the
existing or projected needs for affordable housing. Complete housing elements must not only identify a
community’s “programs, fiscal devices and other specific actions” (Minn. Stat. 473.859, subd. 4)
available to meet housing needs as stated in statute,but also clearly and directly link which tools will be
used, and in what circumstances, to explicitly address the needs previously identified.
The Council recognizes that this is a more robust application of the statutory language than in the last
round of comprehensive plan updates. The Council will ensure that technical assistance is available to
help communities identify and direct their resources. Complete housing elements do not have to
commit every available tool to meet housing needs, but must identify and consider all reasonable
resources. The Council will accept reasonable explanations (e.g. lack of capacity or competing
priorities) for why available tools will not be used to address housing needs as part of a complete
housing element.
Council actions to review comprehensive plan updates to expand housing choices
x Work with local governments and other appropriate stakeholders in the first quarter of 2015 to
determine how to strengthen and more effectively review the housing element and
implementation program in local comprehensive plans in preparation for the 2018 round of local
comprehensive plan updates.
x Include local responsibilities connected to housing in the 2015 update of the Local Planning
Handbook.
x Incorporate new Include updated housing requirements and review criteria in into the 2015
update of the Local Planning Handbook.
x Provide technical assistance to communities desiring more detailed discussion about new
requirements and review criteria.
x Provide communities basic data to inform their existing housing assessments.
x Provide technical assistance to communities desiring support identifying and understanding
available tools to meet existing and projected affordable housing needs.
x Review the housing element of 2040 Comprehensive Plan updates for completeness with new
updated requirements review criteria.
x Provide technical assistance to communities desiring ways to get the most out of their housing
element beyond minimum requirements, both in the Local Planning Handbook and in direct
assistance if requested.
Option 1:
Guide sufficient land at a minimum density of:
•8 units/acre to meet a community’s total
need
Option 2:
Guide sufficient land at a minimum density of:
•12 units/acre to meet need at 50% or
less AMI (combines the two lower affordability bands)
•6 units/acre to meet need at 51%-80% AMI
Email Comment from Megan Lunsford living at 1163 Adair Avenue.
From: Megan Lunsford [mailto:MLunsford@buffalowildwings.com]
Sent: Thursday, April 02, 2015 12:09 PM
To: Roudebush, Amy
Subject: Zoning comments
Amy,
Thank you so much for returning my voicemail today concerning the proposed zoning change that is
being discussed this evening. I believe the area is south of the train tracks, west of Akron and North of
Adair Ave. My Husband (Brandon Hensel) and I live at 1163 Adair Ave and would like to support the
change of zoning proposed (low density to medium density). If you have any questions please do not
hesitate to contact me, my information is listed below. Thank you for your assistance in this matter.
Megan Lunsford
Employee Relations Consultant
BUFFALO WILD WINGS®
5500 WAYZATA BLVD, 16TH FLOOR
MINNEAPOLIS, MN 55416
P +1(952) 516-8086
C +1(612) 655-5737
F +1(952) 818-3662
Excerpt from the April 2, 2015 Planning Commission Minutes
5.a. Request by Arcon Development for a Comprehensive Plan Amendment to Convert about
50 Acres from MDR: Medium Density Residential to LDR: Low Density Residential. (15-08-
CPA).
Senior Planner Zweber summarized his report for the Planning Commission.
Scott Johnson with Arcon Development was on hand to take questions. He stated that there is no
longer a market for townhouses and it makes more sense to switch back to single family homes.
The public hearing was opened at 6:42 pm.
Public comments:
Jeff Christensen 1107 Adiar Avenue, was surprised that it was medium density since his builder told
them it would be single family housing and is in full support of the change. He hopes that trees can
be kept.
MOTION by Kurle to close the public hearing.
Second by VanderWiel.
Ayes: 4. Nays: 0. Motion Passes.
The public hearing was closed at 6:43 pm.
Additional Comments:
Senior Planner Zweber stated that the trees were approved to be removed during the preliminary
plat approval, but developer will be required to replace the tress.
Forster inquired about the rectangle just outside the highlighted area. Mr. Zweber stated that it will
come before Planning Commission when the final plat for that area is proposed.
Commissioner Kurle is in agreement with the change of density.
Motion by Kurle to recommend the City Council approve a Comprehensive Plan Amendment for
Arcon Development amending the land use designation of 50.3 acres 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 Forster
Ayes: 4 Nays: 0 Motion approved.
Motion by Forster to recommend the City Council approve a Comprehensive Plan Amendment
increasing the MDR: Medium Density Residential density range from 5 to 10 units per acres to 6 to
12 units per acres and increasing the HDR: High Density Residential density range from 10 to 24
units per acre to 12 to 30 units per acre.
Second by Kurle
Ayes: 4 Nays: 0 Motion approved.