HomeMy WebLinkAbout5.b. Prestwick Place
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: July 26, 2022
Tentative City Council Meeting: August 16, 2022
AGENDA ITEM: 22-54-PUD; 22-55-CPA Request by
Akron 42, LLC. for a Comprehensive
Guide Plan Amendment and a Major
Amendment to the Prestwick Place
Planned Unit Development.
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 5.b.
ATTACHMENTS: Site Location; Applicant’s Narratives;
Commercial Visioning Study; Land Use
Change Exhibit; Prestwick Place
Commercial Area Guidelines
APPROVED BY: AK
RECOMMENDED ACTION:
Motion to recommend the City Council approve a Comprehensive Land Use Plan
Amendment changing the land use designation of the northern 8.1 acres of Outlot I,
Prestwick Place.
Motion to recommend the City Council approve a major amendment to the Prestwick Place
Planned Unit Development to remove Outlots I and J, Prestwick Place from the scope of
the 2007 Prestwick Place Planned Unit Development Agreement and Prestwick Place
Commercial Area Guidelines, subject to the following:
a. The subject parcels may only be developed upon any necessary approvals by the
Rosemount City Council, including but not limited to planned unit development
agreements, rezoning, or other applicable actions.
b. The 2007 Planned Unit Development Agreement is still in effect as it affects other
property.
SUMMARY
Site Owner and Applicant: Akron 42, LLC. (U.S. Home Corporation/Lennar)
Site Area in Acres: Western Parcel (Outlot I) – 19.48 Acres
Eastern Parcel (Outlot J) – 28.57 Acres
Current Land Use Desig.: CC-Community Commercial
Proposed Land Use: CC-Community Commercial and HDR-High Density Residential
Surrounding Land Uses: North – High and Medium Density Residential (minimal LDR)
West – Low Density Residential
South – Public Institutional and Community Commercial
East – Public Institutional
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The owner of the land north of County Road 42 on either side of Akron Avenue is requesting a Major
Amendment to the Prestwick Place Planned Unit Development that was approved in 2007. Additionally,
the applicant is proposing a Comprehensive Guide Plan Amendment to change the designated land use of
the northern part of the western parcel from CC-Community Commercial to HDR-High Density
Residential. The eastern parcel will be anchored by the city-owned recreation center that will be operated
by Life Time, and no changes to the comprehensive plan for that area are being requested at this time.
The Prestwick Place PUD designated the two parcels described as Outlots I and J commercial uses, and
the plan described the specific types of commercial uses, as well as the size of the buildings, that would be
permitted on the parcels. The PUD is much more specific than seen in any of the planned unit
developments that have been approved, and it is very limiting as to the type of commercial development
that could occur. The proposed amendment would remove the two parcels from the scope of
Commercial Area Guidelines contained within the 2007 Prestwick Place Planned Unit Development
Agreement and essentially create a blank slate for the two parcels. Development within the two parcels
would need to comply with the underlying land use designation and zoning regulation.
The proposed Comprehensive Plan Amendment would allow for residential development in the northern
portion of the western parcel, while maintaining the CC-Community Commercial land use designation for
the southern portion of the site. This request is consistent with the County Road 42 Commercial Vision
that was developed in 2021. Staff has been working with a residential developer looking to develop the
northern portion of the site and anticipates a project will come before the Planning Commission in the
near future.
Because the proposed comprehensive plan amendment is consistent with the City’s vision for the western
parcel and the PUD amendment is needed to facilitate the development of the site, staff is recommending
approval of the requests subject to the conditions listed in the recommended action.
BACKGROUND
Major PUD Amendment
The Prestwick Place PUD was approved by the City Council in October 2007. The 290-acre mixed use
development is bounded by the rail line to the north, the Bloomfield neighborhood to the west, County
Road 42 to the south and Emerald Isle to the east. Additional land was platted at the time as outlots for
future development, but that land was not included in the Planned Unit Development Master
Development Plan for Prestwick Place.
No concept plan for the commercial areas of Outlots I and G was included due to commercial users often
having specific site plan requirements and expectations. Without a concept plan showing the potential
layout of the commercial area, staff at the time was reluctant to recommend rezoning of the commercial
property although that area has since been rezoned to be consistent with the underlying land use
designation. In an attempt to find middle ground, staff prepared a set of guidelines that the commercial
area was anticipated to follow. These guidelines list the types of uses that would be allowed, the
expectation for anchor facilities within each outlot and limits the amount of auto-orientated businesses
within the development. The changing retail environment has made those expectations obsolete, and
therefore an amendment removing the specificity of the Commercial Area Guidelines contained in the
2007 Prestwick Place Planned Unit Development Agreement will allow for more realistic development of
the sites. The Prestwick Place Commercial Area Guidelines are included in the attachments. The
proposed amendment would remove the subject parcels from the scope of the guidelines.
Comprehensive Plan Amendment
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The applicant is proposing an amendment to the City’s Comprehensive Plan to change the designated land
use of the northern 8.1 acres of Outlot I (the parcel immediately northwest of the intersection of County
Road 42 and Akron Avenue) from CC-Community Commercial to HDR-High Density Residential. The
proposed amendment is consistent with the City’s vision for development along County Road 42 that was
developed in 2021 by the City Council and Planning Commission with input from staff and outside
consultants. The vision for the subject parcel included a mix of residential and commercial uses, with
residential development occurring in the northern portion of the site while retaining 11.1 acres of
commercial along County Road 42.
The two land use designations would be separated by a road connecting Abbeyfield Avenue with Akron
Avenue. The Planning Commission will be asked to review future land use applications for any
development that is proposed to take place on the site. Staff has been working with a potential residential
developer and anticipates an application for a multi-family project sometime in 2022. The applicant is
requesting the Comprehensive Plan Amendment at this time due to the longer process related to such
requests which include a 60-day review period in which adjacent and affected jurisdictions and agencies
can provide comment on the proposed amendment before it is submitted to the Met Council.
CONCLUSION AND RECOMMENDATION
At the time it was approved in 2007, the Prestwick Place Planned Unit Development Master Development
Plan contained very different expectations about the patterns of commercial development within Outlots I
and J. In order to facilitate realistic development of these parcels, a major amendment to the Prestwick
Place Planned Unit Development Agreement is needed to remove the subject parcels from the scope of
the Commercial Area Guidelines contained in the agreement.
The County Road 42 Commercial Vision developed and adopted by the City in 2021 calls for development
of Outlot I, located on the west side of Akron Avenue, with a mix of commercial and residential uses.
The proposed Comprehensive Plan Amendment is consistent with that vision. For theses reasons, staff is
recommending approval of the applicant’s requests. This recommendation is based on information
provided by the applicant and reviewed in this report.
Highway 42 & Akron Avenue
Design Drivers
• Small town feel/character
• Connections to adjacent neighborhoods and new
development east of Akron
• Gathering area for events and functions
• Scale of commercial complementary to area east
of Akron
• Room for buffering parking and commercial uses
close to single-family residential
• If demand warrants, could seamlessly
accommodate mixed-use development
• Drug store
• Salon/barber
• Sandwich shop
• Restaurants w/patios
• Coffee shop
• Chiropractor
• Dentist
• Branch bank
• Veterinarian
• Wellness center
• Financial planner
• Day care
• FedEx/UPS store
• Gas Station
Examples of Marketable
Commercial Uses
Illustrative concept plan for the intersection of Highway 42
and Akron Avenue
Note: The above concept plan is illustrative and represents a long-term vision for Rosemount, not specific development proposals.
Note: The above concept plan is illustrative and represents a long-term vision for Rosemount, not specific development proposals. Birds-eye view of the illustrative concept plan for the intersection of Highway 42 and Akron Avenue (looking southeast)
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Prestwick Place Commercial Area Guidelines (Revised 09/07/2007)
The City anticipates a commercial development of up to 260,000 square feet of retail or
office space within the approximately 50 acres of land of the planned unit development
(PUD) named Prestwick Place (Outlots G and J). To provide direction upon how the City
desires this commercial area to develop, the following guidelines have been prepared.
Commercial Businesses Allowed
The following commercial uses are allowed within the Prestwick Place subject to a Planned
Unit Development Final Development Plan and the specific area conditions listed below.
1. Child and Adult Daycare.
2. Communication Businesses.
3. Eating and Drinking Establishments; including coffee shops, bakeries, sandwich
shops, fast food or the like. Restaurants with drive thru facilities are subject the C4
Condition Use Permit standards.
4. Essential Service Facilities.
5. Financial Institutions.
6. Hotels and Motels.
7. Personal Services; including barber and beauty shops, fitness centers, copying, postal
service, tanning, shoe repair, photography, video rental or the like.
8. Professional services and offices; including architects and attorney offices, dental and
medical clinics, financial services, insurance providers, real estate businesses and the
like.
9. Public or governmental services.
10. Retail sales; including new automobile parts, general merchandise, books and
stationery, clothing, drug, gifts and novelties, groceries, furniture and hardware,
hobby, video sales, jewelry, and sporting good stores or the like. Automobile sales,
new and used, are prohibited.
11. Automotive Repair, including tire and oil change establishments, subject to the C3
Conditional Use Standards and a limit of no more than four (4) inoperable vehicles
awaiting repair or repaired vehicles waiting for pick up may be stored outdoors.
12. Nonservice Station Retail Facilities having gasoline pumps, subject to the C3
Conditional Use Permit standards.
West Commercial Area (Outlot G)
• Minimum of one anchor facility which may consist of one of the following:
1. A single retail tenant with a minimum of 40,000 square feet.
2. A multiple tenant retail building with at least three businesses greater than 15,000
square feet each.
3. A bank or financial institution with a minimum of 30,000 square feet.
4. A medical clinic with a minimum of 30,000 square feet.
5. Multiple tenant retail establishments totaling a minimum of 50,000 square feet with a
single anchor retail tenant having a minimum 18,000 square feet.
6. A hotel in which all individual rooms are accessed via interior hallways.
• No more than 3 lots smaller than 1.5 acres that are used by a single tenant. Lots or
condominiums that are smaller than 1.5 acres but are within a single building with three
or more tenants would not be counted towards this threshold.
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• A maximum of one auto orientated businesses (gas stations, oil change, tire shops or
auto repair). New auto part sales businesses without repair or outdoor storage would
not be counted towards this threshold.
East Commercial Area (Outlot J)
• Minimum of one big box retailer with a minimum of 60,000 square feet, provided the
following is meet:
1. A general merchandise retailer is preferred, while a home improvement retailer or
discount merchandise club retailer would be acceptable.
2. Other big box retailers would be considered provided that the retailer mentioned
above is already constructed within Outlot G or Outlot J.
3. The total outdoor storage area for a big box retailer shall not exceed 20,000 square
feet. The outdoor storage area will be located to provide the least visual impact and
presence from the County Road 42 and Akron Avenue frontages. Outdoor storage
areas shall provide a minimum seventy-five percent (75%) opacity screen to a height
of six feet or the height of the material being stored outdoors, whichever is greater.
• No more than 4 lots smaller than 1.5 acres that are used by a single tenant. Lots or
condominiums that are smaller than 1.5 acres but are within a single building with three
or more tenants would not be counted towards this threshold.
• A maximum of two auto orientated businesses (gas stations, oil change, tire shops or
auto repair), limited to only one service auto orientated business (oil change, tire shop or
auto repair). New auto part sales businesses without repair or outdoor storage would
not be counted towards this threshold.
Interchange of Anchor Facility Requirements
The anchor facility requirements may be exchanged between the east and west commercial
areas. If a 60,000 square foot big box retailer is provided on the west commercial area, then
the anchor facility requirement from the west commercial area would then apply to the east
commercial area. The limit of 1.5 acre or smaller lots and auto orientated businesses are no
interchangeable between the two commercial areas.
Com mon Architectural Themes
Each of the two commercial areas will adopt a common architectural theme throughout the
development of each side. The east commercial area and west commercial area may have
different architectural themes from each other. It is anticipated that the architectural theme
will be established by the anchor facility on each side of the development. An exception to
the common architectural theme would be considered for the limited number of lots under
1.5 acres for a single tenant that has an adopted corporate architecture.