HomeMy WebLinkAbout10A - Land Use Guide Map CITY COUNCIL AGENDA REPORT
16200 Ea§le Creek Avenue $.E.
Prior Lake, MN 55372-1714
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
MAY 2, 2005
10A
JANE KANSIER, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION
AMENDING THE COMPREHENSIVE PLAN TO ADD
119 ACRES AS R-LfMD TO THE LAND USE PLAN MAP
Histo~.: Pulte Homes has applied for an amendment to the
2020 Comprehensive Plan Land Use Plan Map to add
approximately 119 acres to the City of Prior Land Use Plan
Map and to designate this property as R-L/MD (Low to
Medium Density Residential). The property is located north of
180th Street, west of CSAH 87 (Revere Way), east of Jackson
Circle and directly south of the Deerfield Development. The
subject property was annexed by the City on March 21, 2005
and currently does not have a Comprehensive Plan designation.
The Planning Commission considered this request at a public
hearing on April 11, 2005. The Planning Commission voted to
recommend approval of this request. Draft minutes of the
April 1 lth meeting are attached to this report.
Physical Site Characteristics:
Total Site Area: This site consists of a total of 119 acres of
unplatted land. There are several parcels of land involved,
owned by five parties. There are also five single family homes
and outbuildings within this site.
Tooograoh¥: The topography of this site varies, with
elevations ranging from 980' MSL at the south end to 940'
MSL at the north end of the site.
Vegetation: Much of this site has historically been used as
cropland and pasture. There is a stand of trees located at the
southwest side of the site, and along the wetland on the north
side of the site.
Wetlands: There is a significant wetland over most of the
north half of the site.
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Phone 952.447.4230 / Fax 952.447.4245
Access: Access to the site is from County Road 87 and 180th
Street.
2020 Comprehensive Plan Designation: This property is not
designated for any use on the 2020 Comprehensive Plan
because it was only recently annexed.
Zoning: Upon annexation, the property is automatically zoned
R-1.
Utilities: Sewer and water services may be available to this
site from the services to the north and east. The developer of
the site will be responsible for the cost of extending the
services to the site.
Adjacent Land Use and Zoning: To the north of this
property is a large wetland complex and the Deerfield
development, zoned PUD. The wetland complex is actually
part of the City's park system. Also to the north arc existing
rural residential lots located in Spring Lake Township. To the
south and the west are existing dwellings on larger lots also
located in the township. East, across CSAH 87, is Cleary Lake
Regional Park.
ISSUES:
The applicant is proposing to develop this site with single
family residences. The R-L/MD designation is consistent with
this development.
The Comprehensive Plan goals and objectives that are
applicable to this request are as follows:
GOAL: SUITABLE HOUSING AND 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 developments.
OBJECTIVE No. 3: Provide suitable passive open space for the
preservation of the natural environment and enjoyment of
residents.
The City of Prior Lake 2020 Vision and Strategic Plan includes
a vision element entitled Housing Quality and Diversity. The
primary policy under this element is to "Adopt a policy to
provide housing for persons of all ages."
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CONCLUSION:
FISCAL IMPACTS:
ALTERNATIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
.
.
When considering a Comprehensive Plan amendment, the
applicant generally has the burden of establishing that the
amendment is necessary because of mistakes in the original
designation or significant changes in conditions affecting the
subject property. In this case, these rules do not apply because
there is no guiding of the property. The objective here is to
establish what the proper designation of the property should be.
While annexation could be considered a significant change in
conditions, in this case it signals the need to designate the
property under the City's Comprehensive Plan and not the
County's.
Designation of the property for Low to Medium Density
Residential (R-L/MD) would seem to be appropriate, given the
nature of existing and proposed developments in close
proximity to the subject property. Access and visibility issues
would preclude designations of commercial use and industrial
uses here which would likely result in land use conflicts with
adjacent properties.
There is no budget impact as a result of this action. Approval
of the project will facilitate the development of the area and
increase the City tax base.
The City Council has three alternatives for action on the
application:
.
Adopt a resolution approving the amendment to the
Comprehensive Plan to designate this property as R-L/MD.
Deny the Comprehensive Plan amendment on the basis that
it is inconsistent with the purpose and intent of the
Comprehensive Plan. In this case, the Council should direct
the staff to prepare a resolution with findings of fact based
in the record for the denial of these requests.
Defer consideration of this item and provide staff with
specific direction.
The Planning Commission and staff recommend Alternative
# 1. This action requires the following motion:
· A motion and second adopting a resolution approving the
Comprehensive P~tn Amendment to the R-L/MD (Low to
~~~ ~dential) designation.
Frank Bo3~ity~vlanager
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16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 05-XX
RESOLUTION APPROVING AN AMENDMENT TO THE 2020 COMPREHENSIVE PLAN LAND USE MAP FOR THE
BUSSE/HUNTER/JONES PROPERTY LOCATED IN SECTION 12, SPRING LAKE TOWNSHIP
MOTION BY: SECOND BY:
WHEREAS,
RECITALS
Pulte Homes, Inc., on behalf of the property owners, has submitted an application for an amendment to the
City of Pdor 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-L/MD (Low to Medium Density Residential) for the
property legally described as follows:
section..:l~2i~T0W~shiP:~'l:~,l:4;:~Eange??22; Scott:C0an~ ;Minnesota.: AlSo:thatPart:of:~theSouthi.:19§8~81 feetof
the:East ~ha!f:~f~the~;S~id:~i:So:.u~a~:Qua:rterwhiCh::;]ies
thence ;NOrtheasterly 314i;li8:~::feet:along a?non~tangential:curve, concave to;;the Southeast, radiUs. 771:,31
feet, central?angle~231~!~degrees!20~ ~i~'~es~:~:::~lT;secondsi:clio~,?bearing N~ 267deglmes:34~ minutes 58
seconds East;;and?saidcenter~lilne:~em:terminating;,S~Eic0untyi Minnesota~
BUSSe:
TheEastone~half of~the SOUthwestQuarterOf Section~ 12, Ship 114,. Range 22, Scott County,
MinnesOta;
TOGETH'EEWITH:
Scott coun~i Minnesota;lying northof theSouth~l.323~57.feet of: said West. one'half~of the ~West One, half.
TOGETHEEWI~H:
That part:of:theWest.one~half:Of!~the SOuthwestQuarter:~of section:12;T0wnship::11:4i~Range22,1 SCOtt
COunty; Minnesota;:desc~bedas?fOll0~:
Beginning at.:thesoutheast comer:of said ;:West:half :of theSouthwestQuarter; thenceno~ along theeast
line:.of said:~Westhalf of:theSOUthwestQuarteri adistanceof i132i00:feet; thence west parallel withthe
1:\05 files\05 comp amend\busse-hunter-jones\cc resolution.doc Page l
www. cityofpriorlake, corn
Phone 952.447.4230 / Fax 952.447.4245
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 headng on April 11, 2005, for those interested in this request
to present their views; and
WHEREAS, On Apdl 11, 2005, the Planning Commission recommended approval of the proposed amendment to the
Comprehensive Plan on the basis the R-L/MD designation is consistent with the goals and objectives of the
Comprehensive Plan; and
WHEREAS, On May 2, 2005, 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-UMD 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 incorporated herein as if fully set forth.
2. The proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the above described property as
R-L/MD (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 2nd day of May, 2005.
YES NO
Hau~len Hau~len
Fleming Fleming]
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal}
Frank Boyles, City Manager
City of Prior Lake
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Page 2
PLANNING COMMISSION MINUTES
MONDAY, APRIL 11, 2005
1. Call to Order:
Chairman Stamson called the April 11, 2005, Plalming Commission meeting to order at
6:30 p.m. Those present were Commissioners Billington, Lemke, Perez, Ringstad and
Stamson, Planning Director Jane Kansier, Planning Coordinator Danette Moore, City
Engineer Steve Albrecht and Recording Secretary Connie Carlson.
2. Roll Call:
Billington Present
Lemke Present
Perez Present
Ringstad Present
Stamson Present
3. Approval of Minutes:
The Minutes from the March 28, 2005, Planning Commission meeting will be submitted
at a later date.
4. Consent: None
5. Public Hearings:
Commissioner Stamson read the Public Heating Statement and opened the meeting.
A. #05-132 Pulte Homes has submitted an application for a Comprehensive
Plan Amendment for approximately 119 acres from UEA (Urban Expansion Area)
to R-L/MD (Urban Low/Medium Density Residential). This property is located
north of 180th Street, east of Mushtown Road, and west of Revere Way.
Planning Director Jane Kansier presented the staff report dated April 11, 2005, on file in
the office of the City Planning Department.
Pulte Homes has applied for an amendment to the 2020 Comprehensive Plan Land Use
Plan Map to add approximately 119 acres to the City of Prior Land Use Plan Map and to
designate this property as R-L/MD (Low to Medium Density Residential). The property
is located north of 180th Street, west of CSAH 87 (Revere Way), east of Jackson Circle
and directly south of the Deerfield Development. The subject property was annexed by
the City on March 21, 2005 and currently does not have a Comprehensive Plan
designation.
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Planning Commission Meeting
,4pri111, 2005
The objective is to establish what the proper designation of the property should be. While
annexation could be considered a significant change in conditions, in this case it signals
the need to designate the property under the City's Comprehensive Plan and not the
County's.
Designation of the property for Low to Medium Density Residential (R-L/MD) would
seem to be the appropriate designation for this property, given the nature of existing and
proposed developments in contact with, or in close proximity to, the subject property.
Access and visibility issues would preclude designations of commercial use and
industrial uses here would likely result in land use conflicts with adjacent properties.
Therefore staff recommended approval.
Questions from the Commissioners:
Billington questioned the impact of the development on the wetlands. Kansier said staff
would look at that very carefully during the platting. Any drainage would need to be
treated before it went into the wetlands.
City Engineer Steve Albrecht said nothing as been proposed to go into the wetland at this
time. There will be a park and trails around the wetland preserving the natural area. It is
a small site surrounding a larger wetland and there should be no significant impacts from
this site.
Comments from the public:
Tina Goodroad, planning manager for Pulte Homes, said they are working on the plan for
a single family subdivision. Goodroad explained the development would be south of the
wetland and every effort is being made to avoid the wetland area. They are excited to
work with staff and bring a plan before the Commission early this summer. Pulte will be
organizing a neighborhood meeting before they submit the application.
Lemke questioned the number of houses. Goodroad responded there would be
approximately 113 to 116. The engineers are working on the plat. With the storm ponds
the lines can shif~ a little bit.
Sherieda Bender, 5651 180th Street East, one of the property owners south of the
development stated she has significant concerns with the rural character of the area. As
part of the plan the road would be turned over to the city for paving. As that moves
forward she would like assurance as a Council and Pulte homes would remember this is a
rural area people moved to for the quality of life and character. Keep it a single family
housing development and pay attention to the runoff into Spring Lake Township.
Alan Schulenberg, 17332 Deerfield Drive SE, questioned if there was a map showing the
designated wetlands in the area. Albrecht explained the area is delineated. It is not part
of tonight's action and would be discussed at the next process.
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Planning Commission Meeting
april ll, 200S
Curt Schiebel, 17344 Deerfield SE, said his concern is with the wetland. Is there going to
be any tradeoffs - is there going to be wetland changes? Albrecht responded there is no
plan at this time. Staff follows the Wetland Impact Rules. The plans will be submitted
during the preliminary plat process.
Lee Shimek, 17944 Revere Way, questioned the sewer and water line location. Albrecht
said the utilities will come down Revere to the Hunter property and into the development.
There are no plans to extend utilities to the comer at this time. The developer will pave
180th Street.
Gail Mellow, 5570 180th Street, agreed with Sherieda Bender's concern with the rural
area.
Ramona Fredin, 18206 Wellington, said she was concerned for the runoff. The
developers promised they would pave 180th but felt they are not familiar with the runoff
trends. Fredin went on to explain the ponding history. She was also concerned with
maintaining the rural area and wildlife with an additional 125 homes. It's coming to an
end.
The public hearing was closed at 7:50 p.m.
Kansier pointed out staff, takes drainage and runoff very seriously. It is not addressed
tonight because it is not the issue. After the application is submitted, staff, will have more
information.
Stamson explained the issue before them and the preliminary plat process.
Comments from the Commissioners:
Ringstad:
· Questioned Albrecht- There was a question on wetland credits, is that a tradeoff?
Does that happen in a certain watershed district or City of Prior Lake? Are they
allowed to purchase credits 10 miles away that may not benefit the immediate
residents of the area?
· Albrecht explained the wetland credits on site. It is highly doubtful to mitigate
off the site.
· Familiar with the area- drives through it daily.
· In regard to the runoff- The City has a very talented staff and when the time
comes for the preliminary plat, I would encourage all of you to be part of the
process. Tonight is the land use process hearing. As this moves forward you will
be notified again of the preliminary plat process.
· Agree with the proposed designation.
· Will support.
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Planning Commission Meeting
April 11, 2005
Billington:
· Question for developer - How many single family dwellings and numbers of
other types of housing? Goodroad responded 113 to 116 detached single family
units.
· There is nothing more carefully managed than the wetlands in Minnesota. There
are lots of rules and mandates. Staff is very familiar with those rules and
mitigations.
· We will be looking at this again and carefully monitored.
· Will support.
Lemke:
· Fellow Commissions have echoed my concems. The land has been annexed and
is now part of the City.
* The R-1 designation is the lowest density and appropriate.
· Support.
Perez:
·
·
This land needs a designation and agreed with staff.
Approve.
Stamson: · Agreed with Commissioners and staff.
· This is the best designation for the property.
· Support.
MOTION BY RINGSTAD, SECOND BY BILLINGTON, RECOMMENDING
APPROVAL OF THE COMPREHENSIVE PLAN AMENDMENT TO THE R-L/M,
LOW TO MEDIUM DENSITY RESIDENTIAL DESIGNATION.
Vote taken indicated ayes by all. MOTION CARRIED.
This item will go before the City Council on May 2, 2005.
B. #EP 05-126 Arcon Development has submitted an application for a
preliminary plat consisting of 25.68 acres of land to be subdivided into 34 lots for
single family homes. This property is located east of Marshall Road/Co. Rd. 17 and
north of 165th Street East.
Planning Director Jane Kansier presented the staff report dated April 11, 2005, on file in
the office of the City Planning Department.
Arcon Development has applied for approval of a development to be known as Belmont
Estates on the property located north of 165th Street and CSAH 12, east of Marschall
Road, south and west of Howard Lake, and directly west of the Stemmer Ridge
development. The application is a request for approval of a preliminary plat consisting of
24.55 acres to be subdivided into 33 lots for single family dwellings.
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B USS E/H U NTE R/J ON ES
COMPREHENSIVE PLAN AMENDMENT
Pro
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