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Home My WebLink About4A Comp Plan Amendment - Summit Preserven Report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: MAY 2, 2016 AGENDA #: 4A PREPARED BY: DAN ROGNESS, COMMUNITY & ECON. DEVEOPMENT DIRECTOR PRESENTED BY: DAN ROGNESS AGENDA ITEM: PUBLIC HEARING TO CONSIDER RECOMMENDING AN AMEND- MENT TO THE 2030 COMPREHENSIVE PLAN REGARDING SUB- AREA D IN THE PLANNED USE DISTRICT DISCUSSION: Introduction The purpose of this agenda item is to review a proposed amendment application from Summit Preserve LLC to amend the 2030 Comprehen- sive Plan designation of a Planned Use District (Sub-Area D) from 25% Commercial / 75% Medium Density Residential with 100% Medium Den- sity Residential. History The Planning Commission and City Council both reviewed and approved a major 2030 Comprehensive Plan amendment in 2013/2014 along the County Highway 42 corridor. Much vacant land was amended to a new land use classification called “Planned Use”. This designation was fur- ther subdivided into Sub-Areas A – E; each sub-area having separately designated land uses as percentages of the total acreages. This change was intended to allow more flexibility by developers to decide where those land uses would best be located within each sub-area. On November 16 and 23, the Planning Commission and City Council respectively discussed a Concept Plan from the applicant showing a gen- eral development plan for all medium density residential. Both groups provided overall support for removing the 25% commercial designation at the northeast corner of County Highways 18 and 42 based on future commercial development likely being focused more at the County High- way 21/42 intersection. Current Circumstances Sub-Area D, also known as Summit Preserve, has a Planned Use des- ignation as follows:  49 gross acres  34 net acres (70% of gross)  75% Medium Density Residential  25% Commercial  Residential Density – minimum of 4.1 units per net acre (105 housing units) 2 Summit Preserve LLC just submitted applications related to a medium density development, including 122 townhomes and 71 R-2 single family lots. These 193 housing units will be developed at an estimated net den- sity of 4.2 dwelling units per acre (R-2 density range = 4.1 – 7.0 units/acre). A preliminary plan showing this development is provided in Attachment 3. Conclusion The Commission and Council previously provided general support to the proposed amendment. The loss of 25% Commercial in Sub-Area D translates into 12 acres (net = 8) not available for future potential com- mercial development at the northeast corner of two major highways. ISSUES: ALTERNATIVES: Market information provided by the property owner (Attachments 5 and 6) were provided to the Commission and Council previously as part of the Concept Plan review. Medium density housing units are needed in Prior Lake to help balance other lower density housing developments, and Prior Lake is virtually void of plats right now for attached housing (townhomes). 1. Motion and a second to recommend approval of an amendment to the 2030 Comprehensive Plan to change Sub-Area D, Summit Preserve, in the Planned Use District from 25% Commercial and 75% Medium Density Residential to 100% Medium Density Res- idential. 2. Motion and a second to recommend denial of the proposed amendment to the 2030 Comprehensive Plan based on findings. 3. Motion and a second to table action and request staff to provide additional information. RECOMMENDED MOTION: Alternative #1 ATTACHMENTS: 1. Location Map 2. 2030 Comprehensive Land Use Plan Map – Planned Use District 3. 2030 Comprehensive Plan – Planned Use proposed text amendment 4. Preliminary Plat for Summit Preserve 5. Market information from site broker, CBRE 6. Market information from Maxfield Research 140TH ST NE C R E S T A V N E CEDARWOOD ST NE K E N S I N G T O N A V N E A S P E N A V N E M E A D O W A V N E Ü Sum mit Preserve Comprehensive Plan Amendment Location Map LOWER PR IOR LAK E GD (904) PIKE LAKE NE (820.5) HAAS LAKE NE (907.3) 140TH ST NE140TH ST NW Lower Prior Lake SUBJECTPROPERTY / / / /// SUBJECT PROPERTYHighlighted in Yellow Approved 2030 Comprehensive Land Use Plan Map Amendment (Figure 3.2) Prior Lake, Minnesota Approved by the Prior Lake City Council on October 28, 2013 Approved by the Metropolitan Council on March 26, 2014 CHAPTER 3, LAND USE ELEMENT Proposed Amendment – May 2016 3.3 FUTURE LAND USE PLANNED USE (P-US) The intent of the “Planned Use” land designations is to encourage a variety of residential densities and commercial uses one cohesive development. Rather than designate certain property for a specified land use, this designation allows more flexibility to work with varied land constraints, roadway access guidelines, and the local market demand. Prior Lake’s Planned Use district include four land use types: three residential and one commercial. Each land use has an allocation intended to allow for deviations from exact percentages listed below. Development location criteria: This use is ideal in areas within close proximity to main thoroughfares through the city, areas that have unique natural landscapes, areas that benefit from large-area planned development, and areas where high density housing may serve as a buffer between commercial and other lower density residential uses. The County Highway 42 corridor is an example of an area in Prior Lake that has these locational characteristics. Minimum Requirements for Development: These areas are established in the Comprehensive Plan, as amended in 2013 to comply with the recommendations of the County Highway 42 Study, as addended herein. Utilities: All city utilities required. Typical Uses: Low, medium and high density housing; retail shopping centers; high amenity facilities for professional, administrative, executive and research businesses (exclusive of heavy manufacturing and distribution), and other offices without merchandising (see the County Highway 42 Land Use and Transportation Study for more details on the location and land use mix of these areas). Sub-Areas: A. Pike Lake West (86 gross acres, 60 net acres, residential density of 3.7 units per net acre) 50 percent R-Low density; 25 percent R-High Density; 25 percent Commercial. B. Vierling South (71 gross acres, 50 net acres, residential density of 5.6 units per net acre) 25 percent R-Medium Density; 25 percent R-High Density; 50 percent Commercial. C. Vierling North (207 gross acres, 145 net acres, residential density of 3.4 units per net acre) 25 percent R-Low Density; 50 percent R-Medium Density; 25 percent Commercial. D. Summit Preserve (49 gross acres, 34 net acres, residential density of 4.1 units per acre) 75 100 percent R-Medium Density; 25 percent Commercial. E. SMSC Land held in Fee (182 gross acres, 127 net acres, residential density of 2 units per net acre) 75 percent R-Low Density; 25 percent Commercial. Corresponding Zoning and Implementation: These Planned Use land use areas are anticipated to be developed in the Planned Unit Development zoning classification. The PUD section of city code should be revised to incorporate the requirement of the submittal of a general development plan for each sub-area to ensure the overall percentages of each land use is accommodated. While the percentages of each land use area intended as a guide, under no circumstances shall the overall density be less than what is summarized above. Brian L. Pankratz CBRE, Inc. Vice President 4400 West 78th Street Minneapolis, MN 55435 CBRE, Inc. 952 924 4665 Tel Land Specialty 952 831 8023 Fax brian.pankratz@cbre.com www.cbre.com November 13, 2015 Cardinal Development c/o Bill Feldman 20265 Vernon Ave Prior Lake, MN 55372 Dear Bill As the Listing Agent for Summit Preserve for 18 months we have seen little demand from commercial users or developers for new development. In marketing we have reached out to retail developers and brokers representing the expanding concepts in the Twin Cities with little interest due to a number of reasons as we have discussed. Those reasons include the following: 1. Strong retail nodes in Shakopee and at CR 42/Hwy 13 with established anchors in place 2. Access to the hard corner of CR 42 and CR 18 has great visibility but limited or no access. 3. competing sites along CR 42 that are vacant and even have offsite improvements completed 4. Limited future residential growth in the area pushing increased demographics Retailers are looking for high density counts, good access, and strong traffic counts. The demand we have seen from commercial groups is potential once the residential has been built. By increasing the density or converting all to residential could help the other undeveloped parcels be developed or bring in new commercial users. Should you have any questions, please contact me at (952) 924-4665. With best regards, CBRE, Inc. Brian Pankratz COMMERCIAL REAL ESTATE SERVICES