HomeMy WebLinkAbout6.m. U.S. Home Corporation Request for Approval of a Comprehensive Plan Amendment for Outlot G, Pretwick Plan from MDR - Medium Density Residentail to LDS - Low Density Residential, Case 11-05-CPAGENDA ITEM: Case 11 -05 -CP U.S. Homes Corporation.
Request Approval of a Comprehensive Plan
Amendment for Outlot G, Prestwick Plan
from MDR Medium Density Residential to
LDR Low Density Residential.
AGENDA SECTION:
Consent
PREPARED BY: Jason Lindahl, AICP
Planner
AGENDA NO.
to I l
ATTACHMENTS: 4 -26 -11 Draft Excerpt PC Minutes,
Resolution, Site Map, Existing and
Proposed Land Use Map, AUAR Concept
Plan, Concept Plan for Outlot G, Prestwick
Place, Comments from Dakota County
APPROVED BY:
on.)
RECOMMENDED ACTION: Motion to approve a resolution granting a
comprehensive plan amendment changing the future land use designation of Outlot G,
Prestwick Place from MDR Medium Density Residential to LDR Low Density
Residential subject to condition.
4 ROSEMOUNT
SUMMARY
Applicant:
Location:
Area in Acres:
Comp. Guide Plan Desig:
Current Zoning:
CITY COUNCIL
City Council Meeting Date: May 17, 2011
EXECUTIVE SUMMARY
U.S. Homes Corporation (Lennar)
Outlot G, Prestwick Place. West of Akron Avenue, north of
County Road 42, and south of the future extension of
Connemara Trail.
27.32 Acres
MDR Medium Density Residential
R -3 Medium Density Residential with the Prestwick Place
Planned Unit Development (PUD)
The applicant, U.S. Homes Corporation (Lennar), requests approval of a comprehensive plan
amendment to change the future land use designation of Outlot G, Prestwick Place from MDR
Medium Density Residential to LDR Low Density Residential. Should the City approve the
comprehensive plan amendment, the application will move on to the Metropolitan Council for final
approval. It is anticipated that, upon City approval, the applicant will begin the review and approval
process for a major planned unit development (PUD) amendment, preliminary plat and final plat
applications. Any future approvals will be contingent upon Comprehensive Plan amendment approval
by the Metropolitan Council.
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. Scenario 1 of the AUAR (see attached
map) shows commercial development north of the intersection of Akron Avenue and County Road 42
surrounded by residential land uses that transition from high to medium and then to low density
residential as you move away from the commercial nodes. The land uses shown in Scenario 1 were
adopted in the City's Comprehensive Plan.
Later in 2007, the City approved the Prestwick Place preliminary plat that generally followed the land
uses of Scenario 1 for the 80 acres northwest and 80 acres northeast of Akron Avenue and County
Road 42. The modified land use boundaries of the Prestwick Place plat were adopted by the City in its
2030 Comprehensive Plan. This modification shows that the land uses depicted in Scenario 1 of the
AUAR are meant as a generalized land use boundaries with each land use roughly proportional to the
AUAR scenario but not necessarily in the exact location with a definitive border. The final land use
boundaries for development are affected by the housing market at the time of development, the
infrastructure available to support development, and the economic reality of the two.
Staff has been told that the current housing market has many available, vacant townhouse lots while
the single family lot inventory in Dakota County, and specifically Rosemount, is low. In 2009
municipal sewer and water were installed in Akron Avenue. In 2010 Akron Avenue was paved and
constructed as needed to support development in the area. For all these reasons, residential
development is attracted to this area. However, the residential demand is for single family housing, not
additional townhouses or apartments.
PLANNING COMMISSION ACTION
The Planning Commission reviewed this item on April 26, 2011. An excerpt of the draft minutes
from that meeting is attached for your reference. After a presentation from staff, the Commission
held a public hearing that produced no comments. Commissioner Miller asked about the proposed
housing type, how the reduction in density could impact traffic and the adjacent commercial sites, and
the applicant's motivation for this change. Planner Lindahl stated the applicant has proposed to build
houses similar to the 50' wide product currently being built in Glendalough. Staff went on to say that
they do not feel the reduction in density will have a substantial impact on either traffic or development
of the adjacent commercial property. Finally, Planner Lindahl stated that according to Lennar, Dakota
County in general, and Rosemount specifically have an abundance of townhomes and a shortage of
developable single family lots. After hearing confirmation of staff's responses from the applicant, the
Commission voted six (6) to one (1) to recommend the City Council approve the comprehensive plan
amendment from U.S. Homes (Lennar). Commission Miller voted against the motion based on his
concerns over amending the comprehensive plan in reaction to changing market conditions.
ISSUE ANALYSIS
The City adopted the 2030 Comprehensive Plan in November 2009. This document includes the
Future Land Use Map which lays out the future land use designations for each property in the
community. That map designates the subject property as MDR Medium Density Residential
consistent with the approved concept plan depicting 190 attached townhome units creating a
development density of nearly 7 units /acre. The proposed amendment calls for approximately 65
single family lots creating a development density of approximately 2.5 units /acre. Below, staff
compares the original plan for this property and the current proposal with the goals and policies of the
2030 Comprehensive Plan.
Comments from Surrounding Communities. State law requires local governments to inform
surrounding communities of any comprehensive plan amendments. Sixty days from the date of the
notice, surrounding governmental units may (but are not required to) provide comments to the City
and the Metropolitan Council on how the proposal could impact regional services.
2
Surrounding Future Land Use Designations within Prestwick Place
Parcel
Direction
Designation
Status
Outlot A, Prestwick Place
North
LDR Low Density Residential
Conforming
Outlots C F, Prestwick Place
Northwest
PO Parks and Open Space
Conforming
Outlots E D, Prestwick Place
West
LDR Low Density Residential
Conforming
Outlot I, Prestwick Place
East
C Commercial
Conforming
The City distributed notice of the proposed comprehensive plan amendment to surrounding local
governments on April 6, 2011. To date, the City has received responses from six of the 14
governmental units. Of these responses, only Dakota County provided comments. These comments
will be included with the formal comprehensive plan amendment application to the Met Council.
Dakota County's comments (see attached) focused on two issues: future expansion of County Road 73
(Akron Avenue) and future development of a greenway from Lebanon Hills Park to a new regional
park in Empire Township. First, the Rosemount /Empire /UMore Area Transportation Study found
that Akron Avenue will become a more significant highway in the future. While any future expansion
of Akron will not directly impact the subject property, the City will continue to work with Dakota
County to plan for any future expansion of Akron Avenue. Second, the County also noted that, while
a master plan and alignment haven yet to be completed, it is anticipated that a greenway between
Lebanon Hill Park and a new regional park in Empire Township will pass through the Prestwick Place
development and could include an underpass beneath County Road 42. Until a master plan and
alignment are completed, it is difficult to plan for a greenway within Prestwick Place. The City will
continue to work with the County through the master planning process to identify an acceptable
alignment for any future greenway.
Existing and Proposed Land Use. Staff finds the proposal to re -guide the subject property from
MDR Medium Density Residential to LDR Low Density Residential consistent with the overall
goals and policies of the 2030 Comprehensive plan. Specifically, staff finds the proposal consistent
with the over arching goals listed below.
1. Maintain a manageable and reasonable growth rate that does not adversely impact the delivery of
services but allows the community to grow and become more diverse from now until 2030.
2. Preserve the existing rural residential areas designed in the comprehensive plan and increase
housing opportunities in the community to attain a balance of life cycle housing options.
3. Preserve natural resources and open space with the community and ensure development does not
adversely impact on -going agricultural uses until urban services are available.
Staff also finds the proposed LDR Low Density Residential Development classification consistent
with the surrounding proposed land uses. The future land use designations of the surrounding parcels
are detailed in the table below.
Finally, staff finds the density of the proposed LDR Low Density Residential land use classification
consistent with the goals and policies of the City's Comprehensive Plan. The 2030 Comprehensive
Plans call for residential development in Rosemount to average 3.8 units per acre over the minimum
required by the Metropolitan Council. The proposed amendment would reduce the density of the
subject property from 6.9 units /acre to 2.5 units /acre. Staff believes that future development of other
parcels within the Prestwick Place can make up for the density reductions associated with this
application.
3
This request raises a larger issue that many communities, and the Metropolitan Council, will be facing
with the changing housing market When the City adopted the Comprehensive Plan, many of the land
owners were requesting multi- family housing designations. The cost of single family housing was
becoming unaffordable for some residents and an attached homeownership product was economical.
Changes in the economy and lending have shifted demand from multi- family housing to single family
homes. While staff wants to have a mix of housing options, and provide differing densities and
product types in our neighborhoods, all developers talking to staff about potential subdivisions are
looking at detached single family housing products. Presently Rosemount has an abundance of multi-
family housing options approved in Harmony and conceptually approved in Prestwick Place. At this
time the inventory of single family lots is low. Recognizing that the Comprehensive Plan land uses
reflect a market that has substantially changed, and that the current single family lot inventory is low,
additional new lots should be added to our community.
Housing Type
Staff finds the proposed re- guiding the subject property from MRD Medium Density Residential to
LDR Low Density Residential will produce a housing product consistent with goals and policies of
the City's Comprehensive Plan. The original concept plan for the subject property called for a mixture
of attached Manor and Rowhouse style townhomes. The proposed LDR land use designation allows
for 1 to 5 units /acre. The associated concept plat calls for 65 to 67 single family lots with dimensions
of 65' wide by 130' to 140' deep. The applicant has proposed to build a 50' wide single family product
similar to homes constructed in the most recent phases of Glendalough.
RECOMMENDATION
Both the Planning Commission and staff recommend approval of a comprehensive plan amendment
to change the future land use designation of Outlot G, Prestwick Place from MDR Medium Density
Residential to LDR Low Density Residential. This recommendation is based on the information
provided by the applicant and the findings made in this report. Should the City approve the comp
plan amendment, the application will move on to the Metropolitan Council for final approval. It is
anticipated that, upon Council approval, the applicant will begin the review and approval process for a
major planned unit development (PUD) amendment, preliminary plat and final plat applications. Any
future approvals will be contingent upon Comprehensive Plan amendment approval by the
Metropolitan Council.
4
EXCERPT OF DRAFT MINUTES
PLANNING COMMISSION REGULAR MEETING
APRIL 26, 2011
a. Request by U.S. Home Corporation for a Comprehensive Guide Plan Amendment (11 05 CP).
U.S. Home Corporation Lennar) has submitted an application for a comprehensive guide plan
amendment to change the land use designation for a 27 acre parcel in Prestwick Place from Medium
Density Residential to Low Density Residential to construct approximately 65 single family homes.
Commissioner Miller asked what the unit size was; how changing the density will affect the traffic
volume and the lots closest to the highway; how reducing the density will affect the economic
impact of the commercial area; and what was Lennar's motivation was behind the density reduction.
In response, Mr. Lindahl replied that Lennar had looked at a smaller house design, similar to the
Glendalough neighborhood, at 50 feet wide within a 65 foot lot, but that detail will be discussed
more during the PUD amendment stage. With respect to the traffic in the area, Mr. Lindahl stated
that staff is confident that decreasing the density will not have an adverse affect of the traffic in the
neighborhood. He further stated that traffic will be buffered from the lots adjacent to the highway
with berming and landscaping and the lots will be at a greater depth in that area. Mr. Lindahl stated
that staff anticipates that the businesses in Prestwick would draw from a larger trade area then just
this development and any type of residential development in this area would encourage commercial
development. To answer the question about Lennar's reason for the change, Mr. Lindahl stated
that with the change in the housing market, there is a shortage of single family homes in Rosemount
and Dakota County but the applicant could provide a more detail response. In addition, Senior
Planner Zweber gave a brief background of Lennar's building history and current status of multiple
family housing projects within Rosemount.
Commissioner Powell stated his concern with losing commercial possibilities due to the reduction in
density and with the berming and landscaping to screen' the homes from the highway. Mr. Lindahl
showed the Commission on the land use map where other medium density housing will be located.
Commissioner Powell also asked if there was any infrastructure in Outlot G at this point and Project
Engineer Olson replied that there is no infrastructure there at this time. He further stated that the
design plans and details for the extension of Connemara Trail to Akron Avenue are nearing
completion.
The application, John Aune, with Lennar, approached the Commissioner and stated he would
welcome any questions from the Commission. Commissioner Miller asked for evidence from the
applicant as to how Lennar has determined that single family homes are selling faster than
townhomes. Mr. Aune replied that in their experience in the metro area, all of Lennar's attached
products are struggling and they have had success in the Glendalough community with single family
homes. He further stated that certain submarkets are historically higher and Glendalough has been
rated number 2 or 3 in the Twin Cities area.
Commissioner Miller asked what Lennar will do to make the community a more green sustainable
community to coincide with the future UMore development to the south. Mr. Aune stated that
Lennar always strives for energy efficient homes and more details on this will be provided in the
preliminary plat process.
The public hearing was opened at 7:03p.m.
There were no public comments.
MOTION by Powell to close the public hearing. Second by Kolodziejski.
Ayes: 7. Nays: None. Motion approved. The public hearing was closed at 7:03p.m.
Commissioner Powell stated there should also be screening of the commercial area to the east of the
housing development.
MOTION by Powell to recommend the City Council approve a comprehensive plan
amendment to change the future land use designation of Outlot G, Prestwick Place from
MDR Medium Density Residential to LDR Low Density Residential subject to the
following condition:
1. Approval of the Comprehensive Plan Amendment by the Metropolitan Council.
Second by Demuth.
Ayes: 6. Nays: 1 (Miller). Motion carried.
Planner Lindahl stated this item will go before the City Council on May 17, 2011.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2011
A RESOLUTION APPROVING THE AMENDMENT TO THE COMPREHENSIVE PLAN
FOR PRESTWICK PLACE 3rd ADDITION
WHEREAS, the Community Development Department of the City of Rosemount has received an
application from U.S. Home Corporation (Lennar) requesting a Comprehensive Plan Amendment
concerning property legally described as follows:
OUTLOT G, PRESTWICK PLACE, DAKOTA COUNTY, MINNESOTA.
WHEREAS, on April 26, 2011, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the Comprehensive Plan amendment changing the land use for the property
by reguiding it from MDR Medium Density Residential to LDR Low Density Residential; and
WHEREAS, on April 26, 2011, the Planning Commission recommended that the City Council
adopt an amendment to the Comprehensive Plan to change the land use designation for
approximately 27 acres south of the future Connemara Trail from MDR Medium Density
Residential to LDR Low Density Residential; and
WHEREAS, on May 17, 2011, 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
approximately 27 acres south of the future Connemara Trail from MDR Medium Density
Residential to LDR Low Density Residential, subject to the following condition:
ADOPTED this 17th day of May, 2011, by the City Council of the City of Rosemount.
ATTEST:
1. Approval of the Comprehensive Plan Amendment by the Metropolitan Council.
Amy Domeier, City Clerk
William H. Droste, Mayor
Outlot G, Prestwick Place
Disclaimer. Map and parcel data are believed to be accurate, but accuracy is not
guaranteed. This is not a legal document and should not be substituted for a title search,
appraisal, survey, or for zoning verification.
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Physical Development Division
Lynn Thompson, Director
Dakota County
Western Service Center
14955 Galaxie Avenue
Apple Valley, MN 55124 -8579
952.891.7000
Fax 952.891.7031
www.dakotacounty.us
Environmental Mgmt. Department
Office of GIS
Parks and Open Space Department
Surveyor's Office
Transit Office
Transportation Department
Water Resources Department
Printed on recycled paper
with 30% post consumer waste.
AN EQUAL OPPORTUNITY EMPLOYER
May 4, 2011
Jason Lindahl, Planner
Community Development Department
City of Rosemount
2875 145 Street West
Rosemount, MN 55068
RE: Prestwick Place (U.S. Homes Corporation) Comprehensive Guide Plan
Amendment
Dear Mr. Lindahl:
Thank you for the opportunity to review the proposed changes to the Comprehensive
Guide Plan Amendment for Prestwick Place.
Because we had the opportunity to review a related CPA within Prestwick Place
about a year ago, we have very few new comments, except that we are now working
on a route for the proposed Greenway that likely will cross County Road 42 in the
vicinity of the Prestwick Place neighborhood. Please refer to the enclosed comments
from my staff for more details.
My staff will be happy to provide any data, information, or maps, as needed. We
look forward to continuing to work collaboratively with you and the developer as the
project moves ahead. If you have any questions or concerns, please call me at (952)
891 -7007 or Planning Supervisor Kurt Chatfield at 9512- 891 -7022.
Sincerely,
Lynn Director
Physical Development Division
Enclosure
cc: Commissioner Willis E. Branning, District 7
Brandt Richardson, County Administrator
rPHTM
MAY eon
By
Dakota County Staff Comments
Comprehensive Plan Amendment
Prestwick Place: US Homes Corp.
May 3, 2011
Avenue, in the general vicinity of the western edge of Prestwick Place, with a desired grade
separated crossing at County Road 42. Dakota County staff are looking forward to working with
the city to incorporate the greenway either into Prestwick Place or at a nearby location.
The proposal appears to have no affect on the Farmland and Natural Areas Program.
Office of Water Resources: Groundwater Protection and Contaminated Sites issues
No new comments. However, the standard caution applies:
If affected soil or water is encountered as work proceeds as outlined in this development
proposal, state rules and County ordinances require that work stops so a site investigation can
be considered or conducted. Remediation could be required. If affected soil or water is found,
or for more information about potential waste sites nearby, for applicable procedures, or other
information, please contact the Dakota County Water Resources Office staff at (952) 891 -7532.
There were no active wells associated with this property in the County's database, but it is
possible that old wells not known to our staff could be found on the site. If so, Dakota County
requires that unused wells either be sealed or updated to current standards for use when the
property`is transferred. State law requires sellers to disclose information about known wells.
Please contact staff in the Dakota County Well Program at (952) 891 -7553 for additional
information.
Dakota County Staff Comments
Comprehensive Plan Amendment
Prestwick Place: US Homes Corp.
May 3, 2011
Description
In the city of Rosemount, U.S. Homes Corporation is proposing a Comprehensive Guide Plan
Amendment to change the land use designation in a proposed housing development known as
Prestwick Place. The 27 -acre site is west of Akron Avenue, north of County Road 42 and south
of the proposed extension of Connemara Trail.
The land use designation would change from medium density residential to low density
residential. Instead of a more dense land use, the developer now proposes to build 67 single
family homes, instead of 186 attached residential homes, on the site known as Outlot G.
Dakota County staff were offered the opportunity to review the first CPA (Comprehensive Plan
Amendment) for an earlier phase of Prestwick Place in June 2010. Because Outlot G is close to
the site that was reviewed a year ago, many comments from Dakota County staff have not
changed since then.
Transportation issues
These comments, made last year, are still valid:
Dakota County Transportation staff have been working for some time on draft plans to
identify north -south routes that could supplement existing state highways.
With the Rosemount /Empire /UMore Area Transportation System Study now complete, it has
become apparent that County Road 73 (Akron Avenue) will become a more significant
highway, for moving traffic north and south within the county, than was originally planned
when considering predicted future development on the north and south sides of CSAH 42.
Any future development adjacent to CR 73 should be closely coordinated with the County.
In addition:
Dakota County has identified the need for a future study of north -south arterial connections
in the County Road 73 (Akron Avenue) area. The study will include participating with
Mn /DOT and the cities of Eagan, Inver Grove Heights and Rosemount to study the roadway
system needs and implications of potential future connections between recommendations
of the Rosemount /Empire /UMore Area Transportation system Study (south of CSAH 42) and
the Regional Roadway System Visioning Study (north of CSAH 32).
Because the number of vehicle trips drops almost by half with the change in designation from
medium to low density, there are no traffic concerns.
Park and Greenway Issues
A regional greenway is proposed for this general area, but a master plan identifying the specific
alignment has not yet begun. The greenway traverses several cities and will connect Lebanon
Hills Regional Park to the new (as yet un- named) Regional Park in Empire Township. The
conceptual alignment of the greenway passes between the Bloomfield neighborhood and Akron