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HomeMy WebLinkAbout9.a. Request by Akron 42, LLC for a Comprehensive Guide Plan Amendment and a Major Amendment to the Prestwick Place Planned Unit Development EXECUTIVE SUMMARY City Council Regular Meeting: August 16, 2022 AGENDA ITEM: Request by Akron 42, LLC. for a Comprehensive Guide Plan Amendment and a Major Amendment to the Prestwick Place Planned Unit Development AGENDA SECTION: New Business PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 9.a. ATTACHMENTS: Resolutions; Major Amendment to the Prestwick Place PUD Agreement; Excerpt from the July 26, 2022 Planning Commission Meeting Minutes; Site Location; Applicant’s Narratives; Commercial Visioning Study; Land Use Change Exhibit; Prestwick Place Commercial Area Guidelines APPROVED BY: LJM RECOMMENDED ACTION: The Planning Commission is recommending the City Council deny the request for an amendment to the Comprehensive Land Use, while staff continues to recommend that the Council should adopt a resolution approving the amendment. Therefore, the City Council should take one of the following actions: Motion to adopt a resolution approving a Comprehensive Land Use Plan Amendment changing the land use designation of the northern portion of Outlot I, Prestwick Place from CC-Community Commercial to HDR-High Density Residential. OR Motion to adopt a resolution denying a Comprehensive Land Use Plan Amendment changing the land use designation of the northern portion of Outlot I, Prestwick Place from CC-Community Commercial to HDR-High Density Residential, based on the findings in the attached resolution. The Planning Commission and staff are recommending the City Council take the following two actions: Motion to adopt a resolution approving a Major Amendment to the Prestwick Place Planned Unit Development, subject to conditions. Motion to approve the Major Amendment to the Prestwick Place Planned Unit Development Agreement. 2 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 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 a portion 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 for commercial uses, and the Planned Unit Development Agreement 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 regulations. The second component of the applicant’s request, 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 eleven acres of the site. It should also be noted that just over two and one-half acres, or one third, of the northern portion that would be reguided to HDR is constrained by a natural gas pipeline easement and would contain ponding that would serve the site, including the commercial development along County Road 42. This request is consistent with the County Road 42 Commercial Vision that was developed in 2021 and would help bring to fruition the City’s work to attract commercial development at the crucial intersection of County Road 42 and Akron Avenue The proposed comprehensive plan amendment is consistent with the City’s stated vision for the western parcel and would act as a catalyst for the much-desired commercial development along County Road 42. The PUD amendment is needed to facilitate the development of both outlots on either side of Akron Avenue. For these reasons staff is recommending approval of the requests subject to the conditions listed in the recommended action. PLANNING COMMISSION ACTION The applicant’s request was reviewed by the Planning Commission at its July 26, 2022 meeting during which a public hearing was held for the Commission to receive public comment on the request. The Planning Commission was generally supportive of the request to amend the Prestwick Place Planned Unit development, although the Commission did inquire about what uses would be allowed to develop on the site. Staff described how the underlying C4-General Commercial zoning would still be the standards by which proposals would be reviewed. The bulk of the conversation by the commission revolved around the change to the northern portion of the western outlot to high-density residential use. 3 The Commission received comment from two residents during the meeting and one letter prior to the meeting in opposition to the reguiding of the northern portion of Outlot I from CC-Community Commercial to HDR-High Density Residential. The common theme expressed was that there needs to be commercial development taking place in the vicinity of Akron and 42 and that there have been so many homes built in recent years that there is no reason there hasn’t been commercial development. Staff explained the feedback heard from the commercial development market, which continues to indicate that more population in this region of Rosemount is needed prior to commercial development occurring. The Commission also expressed a reservation to reduce the amount of land allocated for commercial uses, particularly when there isn’t a specific proposal for a residential development. Staff explained that the approval process for Comprehensive Plan amendments is lengthier than a typical approval and that preemptive changes to a site’s land use designation help speed up the process and reduce uncertainty on the part of a potential developer. The Commission asked about the potential for vertical mixed-use development with commercial uses on the ground floor and residential uses above. The applicant described the obstacles of attracting investors of those types of uses in suburban communities like Rosemount. Ultimately, the Commission felt that the amount of residential development that is occurring in the vicinity was enough to support the amount of land designated for commercial development, and that without a project tied to the change in the land use designation the Commission was not comfortable recommending that the City Council approve the change to the land use designation of the northern portion of Outlot I. The Commission voted unanimously to recommend denial of the request to amend the Comprehensive Land Use Designation. The Commission did vote unanimously to recommend approval of the Major Amendment to the Prestwick Place Planned Unit Development. 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 The applicant is proposing an amendment to the City’s Comprehensive Plan to change the designated land use of the northern portion 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, Port Authority, and Planning Commission with input from staff 4 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. Within the 8.1 acres of land that would be reguided to HDR-High Density Residential, approximately 2.7 acres, or one-third, of the land within that area is constrained by an existing natural gas pipeline easement and would be used for stormwater ponding to serve both the residential and commercial portions of the site. The pipeline easement and ponding would be an impact on this portion of the site regardless of the use. The two land use designations would be separated by a road connecting Abbeyfield Avenue with Akron Avenue. The Planning Commission and City Council 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. Commercial development in the eastern portion of the City near Akron and 42 has been a major longtime goal of the City, while at the same time providing for increased opportunities for life cycle housing that offers a diversity of housing types is also a goal listed in the City’s Comprehensive Plan. The proposed amendment to the Comprehensive Plan will help implement the City’s vision for that intersection while also working toward one of the guiding principles of the Plan. The Akron and 42 intersection has been limited in its development potential for commercial uses due to the relatively low density development that has occurred in the recent years as well as the impediments to development such as Flint Hills Resources’ maintenance of a buffer between the refinery and commercial development. Another hurdle has been the lack of development within UMore, although that is in the process of being overcome with the Amber Fields development. The proposed amendment would bring a new housing type into the northwest quadrant of the Akron and 42 intersection, while maintaining a significant amount of commercially-guided land. Currently, the area in the three quadrants around Akron Avenue is designated as Community Commercial total 59.21 acres. If the land use change is approved, just over 51 acres will remain guided CC-Community Commercial. In comparison, the land on the south side of County Road 42 between Canada Avenue and Shannon Parkway that has been developed for commercial use totals approximately 49 acres. 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, and the proposed amendment would still allow over fifty acres of land in the Akron and 42 area to be developed for commercial uses, more than the area along the south side of County Road 42 in the western portion of the Rosemount. For these 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. CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2022- A RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE FUTURE LAND USE GUIDANCE FOR 8.1 ACRES IN THE NORTHERN PORTION OF OUTLOT I, PRESTWICK PLACE WHEREAS, the Community Development Department of the City of Rosemount received an application from Akron 42, LLC. for a Comprehensive Plan Amendment concerning property legally described as follows: Outlot I, Prestwick Place, Dakota County, Minnesota WHEREAS, on July 26, 2022, the Planning Commission of the City of Rosemount held a public hearing and reviewed the Comprehensive Plan amendment changing the land use of a portion of the subject property from CC Community Commercial to HDR High Density Residential. The future land use amendments are as depicted on the following map: and; WHEREAS, on July 26, 2022 the Planning Commission recommended that the City Council deny the request to amend Comprehensive Plan as described above; and WHEREAS, on August 16, 2022, 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 future land use classification for 8.1 acres in the northern portion of Outlot I, Prestwick Place from CC Community Commercial to HDR High Density Residential. All said amendments are subject to approval of the Comprehensive Plan Amendment by the Metropolitan Council. ADOPTED this 16th day of August, 2022, by the City Council of the City of Rosemount. 2 __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Erin Fasbender, City Clerk CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2022- A RESOLUTION DENYING A COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE FUTURE LAND USE GUIDANCE FOR 8.1 ACRES IN THE NORTHERN PORTION OF OUTLOT I, PRESTWICK PLACE WHEREAS, the Community Development Department of the City of Rosemount received an application from Akron 42, LLC. for a Comprehensive Plan Amendment concerning property legally described as follows: Outlot I, Prestwick Place, Dakota County, Minnesota WHEREAS, on July 26, 2022, the Planning Commission of the City of Rosemount held a public hearing and reviewed the Comprehensive Plan amendment changing the land use of a portion of the subject property from CC Community Commercial to HDR High Density Residential. The future land use amendments are as depicted on the following map: and; WHEREAS, on July 26, 2022 the Planning Commission recommended that the City Council deny the request to amend Comprehensive Plan as described above; and WHEREAS, on August 16, 2022, the City Council of the City of Rosemount reviewed the Planning Commission’s recommendations; and NOW, THEREFORE, based on the testimony elicited and information received, the Council of the City of Rosemount hereby makes the following: FINDINGS 1) That the subject property was designated for Community Commercial in the 2040 2 Comprehensive Plan because of its location in the northwest quadrant of the intersection of Akron Avenue and County Road 42, and property adjacent to this intersection is better suited for community commercial uses. 2) That the opportunity for community commercial exists around the Akron and 42 area and high-density residential land use is not the highest or best use of the site. 3) It is a land use goal of the Comprehensive Plan to expand opportunities for shopping and jobs for Rosemount residents by guiding land for commercial development at key nodes along County Road 42, including intersections at Business Parkway, Biscayne Avenue, 145th Street, Akron Avenue, and Emery Avenue. NOW, THEREFORE, BE IT FURTHER RESOLVED, the Council of the City of Rosemount hereby denies an amendment to the Comprehensive Plan to change the land use designation of 8.1 acres in the northern portion of Outlot I, Prestwick Place CC – Community Commercial to HDR – High Density Residential. ADOPTED this 16th day of August, 2022 by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Erin Fasbender, City Clerk CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2022-XX A RESOLUTION APPROVING 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 WHEREAS, the Community Development Department of the City of Rosemount received a request from Akron 42 LLC to amend the Prestwick Place Planned Unit Development Agreement 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; and WHEREAS, on July 26, 2022, the Planning Commission of the City of Rosemount held a public hearing and reviewed the Major Amendment to the Prestwick Place Planned Unit Development Agreement; and WHEREAS, on July 26, 2022, the Planning Commission recommended approval of the Major Amendment to the Prestwick Place Planned Unit Development Agreement, subject to conditions; and WHEREAS, on August 16, 2022, the City Council of the City of Rosemount reviewed the Planning Commission’s recommendations. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby approves the Major Amendment to the Prestwick Place Planned Unit Development Agreement 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 conditions: 1. 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. 2. The 2007 Planned Unit Development Agreement is still in effect as it affects other property. 3. Execution of the Major Amendment to the Amber Fields Planned Unit Development Agreement. ADOPTED this 16th day of August, 2022, by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Erin Fasbender, City Clerk 1 AMENDMENT TO THE DECLARATION OF COVENANTS AND RESTRICTIONS PRESTWICK PLACE MASTER DEVELOPMENT PLAN PLANNED UNIT DEVELOPMENT AGREEMENT THIS AMENDMENT is made this ___ day of ______________, 2022 by and between Akron 42, LLC, a Minnesota limited liability company (“Declarant” or “Akron”), and the City of Rosemount, Minnesota, a municipal corporation (“City”). WHEREAS, Akron is the owner of real property described as Outlot I and Outlot J, Prestwick Place, Dakota County, Minnesota (the “Akron Property”); and WHEREAS, the Akron Property (and other property) was subject to a Declaration of Covenants and Restrictions and Master Development Plan Planned Unit Development Agreement dated November 7, 2007 (the “2007 Declaration”) and filed in the Office of the Dakota County Registrar of Titles on March 10, 2008 as Document No. 2576606; and WHEREAS, the 2007 Declaration subjects the Akron Property to certain zoning and land use restrictions imposed by the City in connection with the 2007 application for a master development plan planned unit development (“PUD”) for a mixed residential and commercial development on certain property, including the Akron Property, which was approved by the Rosemount City Council on October 2, 2007, by adoption of Resolution No. 2007-92; and WHEREAS, Resolution No. 2007-92 outlined conditions relating to development of the Akron Property (and other property) and provided that Akron Development apply for and receive final site plan and development plan approval for the Akron Property subject to the Prestwick Place Commercial Area Guidelines dated September 7, 2007; and 2 WHEREAS, in 2021, the City and Akron, along with other third parties, commenced discussion of a new proposed mixed-use development on the Akron Property; and WHEREAS, Section 6 of the 2007 Declaration indicates that the Declaration “may be amended from time to time by a written amendment executed by the City and the owner or owners of the lot or lots to be affected by said amendment”; and WHEREAS, on ______________, 2022, Akron applied for an Amendment to the 2007 Declaration to remove the Akron Property from the conditions and restrictions of the 2007 Declaration in order to allow flexibility for independent planned unit developments relating to the proposed mixed use on the Akron Property based on updated City commercial area guidelines; and WHEREAS, on ____________, 2022, the Rosemount Planning Commission considered and held a public hearing regarding the requested amendment and voted to recommend approval; and WHEREAS, on _________________, 2022, the City Council considered the requested amendment in light of all testimony received, staff and Planning Commission recommendations, and the guidelines for evaluating planned unit developments in Section 11-10-6 of the city code and adopted Resolution No. _________ approving the requested amendment to the 2007 Declaration. NOW, THEREFORE, the parties agree to amend the 2007 Declaration as follows in accordance with the Council Resolution No. ______: 1. The Akron Property is hereby removed from the scope of the 2007 Declaration and this Amendment supersedes the 2007 Declaration as it pertains to the Akron Property. 2. The Akron Property is not subject to the Revised 09/07/2007 Prestwick Place Commercial Area Guidelines, but will be subject to future updated commercial area guidelines as approved by the City and other applicable commercial district requirements. 3. The Akron Property 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. 4. The 2007 Declaration as it affects property other than the Akron Property is still in effect. 3 IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or representatives of Declarant have hereunto set their hands and seals as of the day and year first above written. AKRON 42, LLC By: _______________________ Its: ________________________ STATE OF MINNESOTA ) ) ss. COUNTY OF ________ ) The foregoing instrument was acknowledged before me this ___ day of ___________, 2022, by ________________, the _________________ of Akron 42, LLC, a Minnesota corporation, on behalf of said corporation. _______________________________________ Notary Public 4 CITY OF ROSEMOUNT By: ____________________________________ William H. Droste, Mayor By: ___________________________________ Erin Fasbender, City Clerk STATE OF MINNESOTA ) ) ss. COUNTY OF DAKOTA ) The foregoing instrument was acknowledged before me this ___ day of ___________, 2022, by William H. Droste and Erin Fasbender, the Mayor and City Clerk, respectively, of the City of Rosemount, a Minnesota municipal corporation on behalf of the City. _______________________________________ Notary Public THIS INSTRUMENT WAS DRAFTED BY: Kennedy & Graven, Chartered (MDT) 150 South Fifth Street Suite 700 Minneapolis, MN 55402 (612) 337-9300 5.b. Request by Akron 42, LLC for a Comprehensive Guide Plan Amendment and a Major Amendment to the Prestwick Place Planned Unit Development. (22-54-PUD, 22 -55-CPA) Senior Planner Nemcek gave a presentation and summary of the staff report for the Planning Commission. Chair Kenninger inquired if other businesses would be permitted with the change. Nemcek stated that the zoning would stay C4-General Commercial. The uses that are currently allowed, is what would be permitted. Commissioner Marlow inquired if the proposed change is to have the site line up with the current Comprehensive Guide. Nemcek stated that the change is to make the property more developable. Commissioner Hebert inquired if theoretically there could be two gas stations in this area. Nemcek stated that one would be nice. Applications will be looked at as they come into staff. Chair Kenninger questioned why the change is proposed now, with no application submitted. Nemcek stated that the area has received a lot of interest lately, but no applications. The public hearing opened at 7:09 pm. Public Comments: Brad Garms, 14262 Ailesbury Court, stated that he would like to see the property stay zoned as commercial and not be changed to residential. Nicolas Labelle, 14260 Ailesbury Court, stated that he agrees with his neighbor, Mr. Garms and would like to see commercial options around their homes. MOTION by Kenninger to close the public hearing. Second by Hebert. Ayes: 5. Nays: 0. Motion Passes. The public hearing closed at 7:15 pm. Additional Comments: Chair Kenninger questioned how much commercial would be able to fit into the remaining acres. Nemcek stated that it could be developed like commercial properties along Highway 42. Commissioner Hebert questioned how many units would be able to fit on the 8 acres. Nemcek stated that it would be estimated around 200-unit multi-family. Chair Kenninger stated that she is struggling to take away the acreage for commercial. Especially without a specific application proposal. Commissioner Marlow stated that he’s also struggling with changing the properties zoning to high density residential. Commissioner Rivera inquired if this is something that can be revisited if an application gets submitted. Nemcek stated that the land owner can speak to that question. Melissa Doos, Akron 42, 7697 Anagram Drive, Eden Prairie, representative of property owner, stated that with the market changes throughout the years, we’re seeing less big box stores being developed. There is a private residential developer currently working with staff for the multi-family development. The proposed change gives this developer conformation that the change will be happening to the zoning. Commissioner Thiagarajan questioned if the mixed use residential would be an option in this area. Ms. Doos stated that it has been discussed, but harder to achieve in this specific area. Commissioner Hebert stated that with the surrounding development in this area that would bring in residents, without having a proposal in front of us, having a hard time justifying the change to the land use. Commissioner Marlow stated that he agrees with Commissioner Hebert. Commissioner Thiagarajan stated that it would make sense to keep the zoning commercial to encourage the residents walkability in this area. Chair Kenninger stated that with keeping the zoning commercial, it would give more opportunities in this area. MOTION by Hebert to recommend the City Council to deny a Comprehensive Land Use Plan Amendment changing the land use designation of the northern 8.1 acres of Outlot I. Second by Marlow. Ayes: 5. Nays: 0. Motion Passes. MOTION by Marlow 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. Second by Thiagarajan. Ayes: 4. Nays: 1. Hebert. Motion Passes. 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) 1 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. 2 • 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.