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Home My WebLink About10B1 - Stemmer Comp Plan Amend CITY COUNCil AGENDA REPORT MEETING DATE: AGENDA #: PREPARED BY: JANUARY 6, 2003 10B -1 JANE KANSIER, PLANNING COORDINATOR AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION AMENDING THE COMPREHENSIVE PLAN FOR THE STEMMER PROPERTY lOCATED IN THE SOUTHEAST Yo OF THE NORTHWEST ';' OF SECTION 4, SPRING lAKE TOWNSHIP (Case File #02-134) DISCUSSION: History: On October 21, 2002, the City Council adopted a resolution annexing approximately 65 acres of land located on the north side of Shoreline Drive directly west of Spring Lake Park. On December 13, 2002, the Minnesota Planning Department approved the annexation. Since this property was not included on the City plans, the Council also initiated an amendment to the City Comprehensive Plan to include this property. The proposed amendment designates this property for Low to Medium Density Residential uses on the 2020 Comprehensive Plan Map. The Scott County Comprehensive Plan designated this property for Urban Growth Expansion. On the Scott County Zoning Map, the property is zoned UER (Urban Expansion Reserve). According to the Scott County Zoning Ordinance, the UER District is intended "to preserve land in those areas of Scott County identified in its Comprehensive Plan for logical future extension of urban land uses served by public utilities. This zoning district is intended to preserve these areas of the County in very low rural development densities or clustered residential developments that may be compatibly integrated with future urban development." The Planning Commission reviewed this request at a public hearing on December 9, 2002. The Commission voted to recommend approval of this Comprehensive Plan amendment on the basis that the proposed designation is consistent with the Comprehensive Plan goals and objectives. A copy of the draft minutes of the Planning Commission meeting of December 9, 2002, is attached to this report. Current Circumstances: The total site area consists of approximately 65 acres. This site has a varied topography, with elevations ranging from 980' MSL to 910' MSL. I:\02files\02compam\02-134 stemmer\cc report.doc Paze 1 16200 Eagle Creek Ave S.L Prior Lake. Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax ('152) 447-4245 AN EQUAL OPPORTUNln' EMPLOYER There 3 existing houses and outbuildings on this site. The remainder of the property is woodland and pasture. Any development on this site will be subject to the Tree Preservation requirements of the Zoning Ordinance. There is a wetland located in the northeast corner of the site. Any development of this site will be subject to the wetland mitigation requirements, which means that any disturbed wetlands must be mitigated. There are two access points to this site. The 2 houses on the east side of the site are accessed via Maple Grove Lane. The remainder of the property is accessed from Shoreline Drive. The property to the north and west is presently outside of the Prior Lake City limits and is designated as an Urban Growth Expansion Area. This area is zoned UER and RR-2. Spring Lake Park is located to the east of this site. The City Council is also considering an amendment to designate this property for Recreation and Open Space uses. The Issues: The proposed amendment to the Comprehensive Plan includes this area on the City's Comprehensive Plan Map and designates the area for low to Medium Density Residential uses. This designation, which allows densities up to 10 units per acre, is consistent with the Land Use Plan designation of the residential property along Northwood Road. The potential developer for this site has indicated the property will be developed with single family lots. This type of development is also consistent with the proposed R- UMD designation. This project is consistent with the following goals and objectives set out in the Comprehensive Plan: GOAL: SUITABLE HOUSING AND ENVIRONMENT: Encourage the development of suitable housing in a desirable environment. OBJECTIVE No.1: Provide opportunities for a variety of affordable high quality housing. OBJECTIVE No.2: Maintain a choice of and encourage development of quality residential environments. OBJECTIVE No.3: Provide suitable passive open space for the preservation of the natural environment and the enjoyment of residents. The proposed designation is consistent with the above stated goals and objectives in that it offers a variety of housing, and it provides open space and the preservation of the natural elements of the site. I:\02files\02compam\02~ 134 stemmer\cc report.doc Page 2 Conclusion: The proposed Comprehensive Plan designation is consistent with the goals and objectives of the Comprehensive Plan. Therefore, the Planning Commission and the staff recommend approval of this request. FISCAL IMPACT: BudQet Impact: There is no direct budget impact involved in this request. ALTERNATIVES: The City Council has three alternatives: 1. Adopt a resolution amending the Comprehensive Plan to include this area and designate it as R-UMD. 2. Continue the review for specific information or reasons per City Council discussion. 3. Find the Comprehensiye Plan amendment inconsistent with the purpose and intent of the Comprehensive Plan and deny the request. In this case staff should be directed to prepare a resolution with findings of fact. RECOMMENDED MOTION: The staff recommends Alternative #1. The following motionis required: 1. A motion and second to adopt a resolution approving the Comprehensive Plan Amendment to designate the 65 acres as Low to Medium Density Residential (R- MD) is required. REVIEWED BY: 1:\02files\02compam\02-134 stemmer\cc report.doc Page 3 RESOLUTION 03-XX RESOLUTION APPROVING AN AMENDMENT TO THE 2020 COMPREHENSIVE PLAN LAND USE MAP FOR THE STEMMER PROPERTY lOCATED IN SECTION 4,-8F'IlIJll(' lAI(E Ta....JnIP MOTION BY: SECOND BY: RECITALS WHEREAS, The City of Prior lake initiated an amendment to the City of Prior lake 2020 Comprehensive Plan land Use Map to include property on the 2020 Comprehensive Plan Land Use Map and to designate the property as R-UMD (Low to Medium Density Residential) for the property legally described as follows: Legal Description: The Southwest Quarter of the Northwest Quarter, and Government Lot 4, all in Section 4, Range 22, Scott County, Minnesota. and WHEREAS, Legal notice of the public hearing was duly published and mailed in accordance with Minnesota Statutes and Prior Lake City Code; and WHEREAS, The Planning Commission conducted a public hearing on December 9, 2002, for those interested in this request to present their views; and WHEREAS, On December 9, 2002, the Planning Commission recommended approval of the proposed amendment to the Comprehensive Plan on the basis theR-UMD designation is consistent with the goals and objectives of the Comprehensive Plan; and WHEREAS, On January 6, 2003, the Prior lake City Council considered the proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the above described property to the R-L/MD designation and; WHEREAS, The City Council received the recommendation of the Planning Commission to approve the proposed Comprehensive Plan amendment along with the staff reports and the minutes of the Planning Commission meeting; and WHEREAS, The City Council has carefully considered the testimony, staff reports and other pertinent information contained in the record of decision of this case, NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCil OF PRIOR LAKE, MINNESOTA, that: 1. The above recitals are herein fully incorporated herein as set forth above, 1:\02files\02compam\02-134 stemmer\cc resolution. doc Page 1 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER 2. The proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the above described property as R-L1MD (Low to Medium Density Residential) is hereby approved. 3. Approval of this amendment is subject to the approval of the Metropolitan Council. Passed and adopted this 6th day of January, 2003. YES NO Haugen Haugen Blomberg Blomberg leMair LeMair Petersen Petersen Zieska Zieska {Seal} Frank Boyles, City Manager City of Prior Lake 1:\02fi1es\02comparn\02-134 stemmer\cc resolution.doc Page 2 Location Map Stemmer Property Comprehensive Plan Amendment I Location of i Stemmer Property I I - ;~~-~J ) / I ,i I, Ii' [ " "j---' lif i I II~~ ill; - ~I; ,,, =:=--i~ ,~ ~,i-J -~., 'I' " ;~- .'~ , c: \ \, , 1\ I~'~ :: Ii "illl \\ ~r {('I \\ I I \ \ I W_LJi'f' I ' ['.~" "~'" -- :,bi.,UJ::j , , . ",;.;,!<lf~:l~ \U?'~~I.''7\ I'" ' ;;;-"0'","' . ,.-,;-.' I\~ ~ ~\~~1ffl_~Y.V R-3~ , ' '~',0/"0:""J ODTrc[ i ':\\ i :-l-y -"0,- ;- \nTiTTl. l i I I ~-~ ", f-....~... .f I, ~~H~.:~~.5E -' -- \~? ( ,_I <v. I ,. ~#' ~~ ...t( . ~ . f3I \IS Spring Lake ~ , ~!,jIl;~~l ". . . ; '[I; i I 'E:--"'->~ ~ i' '"-.I,:,_J;:-- I "'~__W!'~=:- ~ : ,_ ,("r-"'.' '!'I' - ! .:.:i '.' .' ' .----. ,i ' , ' I I --rj:J~. !1' -\\':'~'-<\.'\" \\, I C"~';r^-'<"'\':'\ \);:~-- \ ,~,,\::,.,~~<~~\\;~->,-,,- ,-.' . """\\" '~"-.:>' Prior Lake ~ \1#' ,,~~ , ,---,;; ,- ~~ ~:~' .-' ---L_~..,...---- :1'1 >-;--' c-" , ;,. "-----: ' ...----j '~i , I ,! !;! N A 2000 o 2000 4000 Feet Stemmer Property . z+_ .~ m ffi (/)::>- c 0.. 0)"0 ..c c ~~ a. E 8 ~ ~ s.... o os::: a.. '0 ~ G o ~~ ~ci: e~ o..ilj "-c: ~.Q> EID <1l'O U5~ .9 ~~>: '" 3l ~.e -E 'E ~ 6 ::> ~ ~i~iij ~ ~~ -g t,.'m ~8 <D~!" '!:b5- l\l 6 ".- II -- ~ 8' ; 1lI ,g ~ 8 ...J '.>1 ,., ~ ~ I !g'!g' ~ ~.~ }ll ~ ~ 8" N al D"'::;: ,,<!li5"2 ll"":r M- 1il ~~~t ~~~ i lli~ N ,~~ ~ ~~ ~ ~ ~! l~ ~ ~ ! J ~~ ~ l ~ 1001 J 10111 i I i 10lli - ~ PLanning Commission Meeting December 9, 2002 . Supported the amendment. Stamson addressed a question from the audience on why the property was annexed in. Essentially the County asked that it be annexed into the City limits because it would be advantageous to them, The County will still own the property, it is simply part of the City limits, MOTION BY LEMKE, SECOND BY ATWOOD, TO RECOMMEND APPROVAL OF THE AMENDMENT TO ADD APPROXIMATELY 275 ACRES TO THE 2020 COMPREHENSIVE LAND USE PLAN AND TO DESIGNATE THIS AREA FOR RECREATION AND OPEN SPACE USE. Vote taken indicated ayes by all, MOTION CARRIED, This will go before the City Council on January 6, 2003, * B. Case #02-134 Consider an Amendment to the Comprehensive Plan Map for the Stemmer property located in the Southwest Quarter of the Northwest Quarter of Section 4, Spring Lake Township. Planning Coordinator Jane Kansier presented the Planning Report dated December 9, 2002, on file in the office of the City Planning Department. On October 21,2002, the City Council adopted a resolution annexing approximately 65 acres of land located on the north side of Shoreline Drive directly west of Spring Lake Park. Since this property was not included on the City plans, the Council also initiated an amendment to the City Comprehensive Plan to include this property. The proposed amendment designates this property for Low to Medium Density Residential uses on the 2020 Comprehensive Plan Map, The proposed amendment to the Comprehensive Plan includes this area on the City's Comprehensive Plan Map and designates the area for Low to Medium Density Residential uses, This designation, which allows densities up to 10 units per acre, is consistent with the Land Use Plan designation of the residential property along Northwood Road, The potential developer for this site has indicated the property will be developed with single family lots, This type of development is also consistent with the proposed R-L/MD designation, The Staff recommended approval of the Amendment as the R-L/MD designation is consistent with the goals of the Comprehensive Plan. Comments from the public: Jim Weninger, 2591 Spring Lake Road, clarified the purpose of the hearing, He has had several conversations in the past few weeks indicating the County is reviewing traffic flow that is not resolved yet. The City has had discussions of extending sewer and water L:\02FILES\02planning comm\02pcminutes\MN120902.doc 5 Planning Commission Meeting December 9, 2002 to the area and the Three River Parks District does not have finances in their development plan, Suggested this land not be removed from the agricultural land designation to a development zone because of the nebulous areas of the development. County Road 12 is not adequate to handle the traffic with a new development. Access across County Road 12 is a safety issue. Why should this be designated at this time? It would be more appropriate to leave the property zoned agriculture until the City comes up with a plan, Stamson explained the designation procedure at this time. Scott County will not do the plan until the City designates the property, Weninger disagreed with the process. Kansier explained the ordinances and designation procedures, Dave Brown, representing Bruce and Marge Schulz, the adjoining property owners are in favor of guiding property as proposed, They understand the platting process and there will be another forum to discuss, They believe a future arterial road will extend through their property all the way to Marschall Road, This could pose a potential condemnation to the property. The Schultz's know this is not the appropriate time to speak on the issue but wanted to plant the seed, Barb St. John, 17480 Vergus Avenue, questioned Kansier on the sewer capacity to serve the area, Kansier responded, St John stated she is always reading in the paper that the City has a water shortage and asked why would they do this? Kansier responded, St. John's other concern is that lake owners should be notified of development because of the high lake traffic, Atwood questioned SI. John if she had access to the Prior Lake American, St. John said she had a Jordan address and has to subscribe to the paper. Randy Baldwin, 2535 Spririg Lake Road, asked if the issue of75 boat slips was already discussed in the paper, Kansier responded those comments were during the annexation discussions between the Town Board, She went on to explain the development would have to come with a complete plan. There would be notification to the adjoining residents and it would be noticed in the paper. Baldwin said the residents are concerned and would like input on the development. He also felt development decisions were already made, Stamson addressed his concerns. Jim Weninger said there was a lot of hearsay among the residents, This is not the night to make a decision, He felt the City should uphold to the agreements made between the County and Township, Barb St. John, questioned the possible addition of 75 boat slips, The entire lake property owners should be notified. The DNR has 2 parking lots in their public access - it's obvious they feel that number of boats to the lake is appropriate. The boat traffic on the L:\02FILES\02planning comm\02pcminutes\MN120902.doc 6 Planning Commission Meeting December 9, 2002 lake is so excessive in the last few years, Ifwe allow 75 more boats there is not going to be a time to use the lake, She felt everyone on the lake should be personally notified, Stamson said the State sets the guidelines on notification and suggested lake owners should subscribe to the Prior Lake American or create some way of communication between neighbors to stay on top of the notices. Dick Sloan, son-in-law of the property owner, Warren Stemmer, questioned what the consequences would be if the Commission votes against the staff recommendation, Kansier said the Commissioners make a recommendation to the City Council who will make the final decision, Stamson explained the State requires the City to designate the property in some way appropriate for the long term, Jim Weninger, said he fully understands the notification guidelines, but signs should be posted for the rezoning, Kansier responded every attempt would be made when a specific development plan is submitted, Marjean Townley, a new resident at 2530 South Shore Drive, recommended keeping the zoning "Agricultural" under the Comprehensive Plan, When Prior Lake has a "No Wake" enforcement, Spring Lake does not, which will cause a lot of erosion problems, Barb St. John, questioned the Low-Medium Density and mailing delivery routes, Stamson responded that was a Federal Postal issue, The public hearing was closed, Comments from the Commissioners: Ringstad: · Felt Mr. Weninger had a good idea for posting when the specific rezoning changes are proposed, · This property does need to be designated. We're not acting on a specific plan, · Supported the land designation as recommended by staff, Atwood: . Agreed with staffs recommendation. · This is a very preliminary step in the process, There will be ample opportunity for resident input. Lemke: · Thanked the residents for coming forward, · This action was initiated by City Council. The annexation has already taken place, · The Comprehensive Plan designates land for its future. By its definition it goes out 20 years, It is important that someone new can go to the City govemment L:\02FILES\02planning comm\02pcminutes\MN120902.doc 7 Planning Commission Meeting December 9. 2002 offices and find out what the 20 year plan is going to be, It would be a lie to tell someone this property will be zoned "Agricultural" 20 years from now, . Support staffs recommendation, Criego: · Questioned staff on the Low - Medium density category, Is there anything lower at the zoning level? Kansier said RI is 3,6 units/acre, · This issue has come up before, City Council and the Planning Commission needs to address the designation, It is too wide and too broad, It basically allows a maximum of 7,2 units per acre, This is an area developed for single family housing, not multi-unit housing. . Could this be discussed at a later time, · Questioned Scott County's Comprehensive Plan designation of "Rural Development", Kansier responded she did not have their information, probably 10 acres. The County's designation was to keep the property vacant until municipal services are available, · If a developer comes forward at a later time with a single family development he would be in favor of support. . Go forward with current designation, Stamson: . Disagreed with Criego, this is not a change from the County. The County wanted to keep the land vacant until it could be brought into the City and more fully developed, . This land is an appropriate use would be Low Density development. · Agreed with Criego when this goes to the zoning phase, will be looking for a low density project on this site, . Long term the guiding for this property should be Low Density housing. MOTION BY RINGSTAD, SECOND BY ATWOOD, TO RECOMMEND APPROVAL OF AN AMENDMENT ADDING APPROXIMATELY 65 ACRES TO THE COMPREHENSIVE LAND USE PLAN AND DESIGNATING THE PROPERTY FOR LOW TO MEDIUM DENSITY RESIDENTIAL USES, Vote taken indicated ayes by all. MOTION CARRIED. This recommendation will go before the City Council on January 6, 2003, Atwood suggested future discussions on the Low-Medium density issue, Kansier said it is in the budget proposal for 2003 to put funding into consultants to update our Comprehensive Plan, Staff had hoped to get it this year, but was overwhelmed with developments, Stamson suggested trying to post the area when rezoning is brought forth. L:\02FILES\02planning comm\02pcminutes\MN120902.doc 8