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HomeMy WebLinkAbout10B - Comp. Land Use Map Amendment 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: CITY COUNCIL AGENDA REPORT MAY 15, 2006 10 B DANETTE MOORE, PLANNING COORDINATOR CONSIDER APPROVAL OF A RESOLUTION APPROVING AN AMENDMENT TO THE COMPREHENSIVE PLAN LAND USE PLAN MAP OF APPROXIMATELY 7.5 ACRES OF PROPERTY FROM C-BO (BUSINESS OFFICE PARK) TO R-HD (HIGH DENSITY RESIDENTIAL) AND LOCATED IN THE NORTHEAST QUADRANT OF CSAH 42 AND CSAH 18 Introduction Cardinal Development Group, LLC is requesting an amendment to the Comprehensive Land Use Map for approximately 7.5 acres of land located north of CSAH 42 and east of CSAH 18. The proposed amendment would redesignate a portion of the property from C-BO (Business Office Park) to R- HD (Urban High Density). Historv The 7.5 acre subject area is a portion of an approximate 55 acre concept previously brought before the City Council in November of 2005 and February of 2006. The 2006 concept plan proposed a mixture of commercial and residential uses, including 82 townhome units, 140 condominium units (4- story), 60 residential living units located above retail space, 80,000 square feet of retail space, 96,000 square feet of office space (2-story), 50,000 square feet of medical clinic space (3-story), and a 4.9 acre park. Cardinal Development Group, LLC is proposing the amendment to the 2020 Comprehensive Plan in order to allow multifamily buildings within the boundary of the project site. The multifamily component, even in the case of a Planned Unit Development, is required to have a High Density Residential designation on the Land Use Plan. This site does not currently include that designation, so an amendment to the Land Use Plan is required. The Planning Commission held a public hearing to consider the comprehensive plan amendment request on April 24, 2006 and recommended approval. A copy of the draft minutes of the meeting is attached to this report. Current Circumstances The following analysis identifies the physical characteristics of this site. Total Site Area: The site consists of 7.5 acres. TODoaraohv: The topography of this site varies, with elevations ranging from the highest point of 1048' MSL at the north central portion of the site to 1002' MSL at the southern edge of the site. The western portion of the site drains to the north, the central portion of the site drains to the south, and eastern portion of the site drains to the north. www.cityofpriorlake.com Phone 952.447.4230 / Fax 952.447.4245 Veaetation: There are a large number of significant trees located on the site. Future development of the property will be subject to the Tree Preservation Ordinance. Wetlands: The site is subject to the provisions of the State Wetland Conservation Act. A specific delineation will be required as part of any development application. Access: Access to this property will be from CSAH 42. Utilities: Sewer services will be available from the south at the intersection of Crest Avenue and Cedarwood Street. Water services will be available from the west in CSAH 42 at the intersection of CSAH 18. Adiacent Land Use and Zonina: To the north of this property is residential and agricultural land, designated as R-UMD (Urban Low/Medium Density Residential). The northern property is zoned A (Agricultural). To the west (across CSAH 18) is agricultural land, designated as C-BO (Business Office Park), and zoned A (Agricultural). To the east is residential land (the existing Windsor Estates development), designated as R-L1MD (Urban Low/Medium Density Residential), and zoned R- 1 (Low Density Residential). To the south (across CSAH 42) is residential land, designated as R-UMD (Urban Low/Medium Density Residential), and zoned R-1 (Low Density Residential). ISSUES: The applicant is proposing to develop this property with a mix of commercial uses, likely to include residential, retail, office, and a medical clinic. The proposed Comprehensive Plan Amendment is consistent with this proposal. 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 proposed R-HD designation is consistent with the above goal and objectives for the following reasons: 1. Will allow the opportunity for the site to contain a variety of housing FINANCIAL IMPACT: ALTERNATIVES: RECOMMENDED MOTIONS: types. 2. Can allow for a range of housing prices. 3. Can lend itself to a more compact development that could allow for increased open space and the preservation of natural elements of the site through the Planned Unit Development process. If approved, the comprehensive plan amendment will facilitate the future development of the area and increase the City tax base. The City Council has the following alternatives: 1. Adopt a resolution approving the amendment to the Comprehensive Plan to designate this property as R-HD. 2. 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 this request. 3. 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 amendment to the Comprehensive Land Use Map to the R-HD (Urban High Density) designation. Rfwed by: -(J Frank BOyl~ ~ nager 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 RESOLUTION 06-XX RESOLUTION APPROVING A PROPOSED AMENDMENT TO THE 2020 COMPREHENSIVE PLAN LAND USE MAP FOR THE PROPERTY LOCATED IN THE NORTHEAST QUADRANT OF CSAH 42 AND CSAH 18 MOTION BY: SECOND BY: WHEREAS, Cardinal Development Group, LLC submitted an application for an amendment to the City of Prior Lake 2020 Comprehensive Plan Land Use Map to change the designation of the following described property from the C-BO (Business Office Park) designation to the R-HD (Urban High Density) designation: That part of the East 500 feet of the West Half of the Southeast Quarter of Section 24, Township 115, Range 22, Scott County, Minnesota lying south of the North 1500.00 feet and north of the South 495.00 feet of said West Half of the Southeast Quarter. 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 April 24, 2006, for those interested in this request to present their views; and WHEREAS, On April 24, 2006, the Planning Commission recommended approval of the proposed amendment to the Comprehensive Plan on the basis the R-HD designation is consistent with the goals and objectives of the Comprehensive Plan; and WHEREAS, On May 15, 2006, 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-HD 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 WHEREAS, The City Council has carefully considered the testimony, staff reports and other pertinent information contained in the record of decision of this case. 1:\06 files\06 comp amends\18-42 cardinal development\18-42ap'p re:;olqtioJ}.doc www.cuyotpnorlake.com Page 1 Phone 952.447.4230 / Fax 952.447.4245 NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. Approval of this amendment is subject to the approval of the Metropolitan Council. 3. The City Council hereby adopts the following findings of fact: (a) The amendment will allow the opportunity for the site to contain a variety of housing types. (b) The amendment will allow for a range of housing prices. (c) The amendment will allow for a more compact development that could allow for increased open space and the preservation of natural elements of the site through the Planned Unit Development process. 4. The proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the above described property as R-HD (Urban High Density) is hereby approved. Passed and adopted this 15th day of May, 2006. YES NO Haugen Dornbush Erickson LeMair Millar Haugen Dornbush Erickson LeMair Millar {Seal} Frank Boyles, City Manager 1:\06 files\06 comp amends\18-42 cardinal development\18-42app resolution. doc Page 2 LOCATION MAP CSAH1&CSAH42DEVELOPMENT @) ISITE ~ , CityBounda~ / - =l~ . /- ~a, 400 0 400 800 Feet I I N + City of Prior Lake Minnesota @~ ~ -+ 2006 2020 COMPREHENSIVE LAND USE PLAN MAP Land Use Designations Residential C1assifi....;;v... R-RO Rural Denslty R-UMO Urban LowlMedium Density _ R-HO Urban High Density Commercial Classifications c-NR N. :.: :.. . .." Retail Shopping C-CC Community Retail Shopping C-TC Town Center - - _ C-HG HospiIaIIty General Business Office I Industrial Classifications _ C-8O Business 0IIice Park _ ~I P1amed Industrial Public Classifications _ R-OS Recreation & Open Space I :.'r,,-~ Park D Right-of-Way _ SMSC Trust land Lake Adopted: November 1998 X:\Planning\Projects\ Camp Plan\compplan.apr I I I I I I I I I 11 / / l_ !--J -y: This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of ......:.. infonnatlon and data from various city, county and stats oflices and other sources. This document should be used for .,j,., ., only. No representation is made that features pIeS8flIed accuralBly relied true location. The City of Prior Lake, or any ott.' entity from ..nich data was obtained, assumes no liabiity for any errors or omissions herein. If disaepancies are found, ~ contact the City of Prior Lake. '''''''I''~ 7F . .. J. April 24, 2006 Planning Commission Minutes B. 06-122 Cardinal Development is requesting an amendment to the Comprehensive Plan Land Use Plan Map C-BO (Business Office Park) to R-HD (Urban High Density Residential). This property is located at the northeast intersection of CSAH 42 and CSAH 18. Planning Coordinator Danette Moore presented the Planning Report dated April 24, 2006, on file in the office of the City Planning Department. Cardinal Development Group, LLC is requesting an amendment to the Comprehensive Plan Land Use Map for approximately 7.5 acres of land located north of CSAH 21 and east of CSAH 18. The proposed amendment would re-designate a portion of the property from C-BO (Business Office Park) to R-HD (Urban High Density). The 7.5 acre subject area is a portion of an approximate 55 acre concept previously brought before the Planning Commission in October of 2005 and January of 2006. The 2006 concept plan proposed a mixture of commercial and residential uses, including 82 townhome units, 140 condominium units (4-story), 60 residential living units located above retail space, 80,000 square feet of retail space, 96,000 square feet of office space (2-story), 50,000 square feet of medical clinic space (3-story), and a 4.9 acre park. Cardinal Development Group, LLC is proposing the amendment to the 2020 Comprehensive Plan in order to allow multifamily buildings within the boundary of the project site. The multifamily component, even in the case of a Planned Unit Development, is required to have a High Density Residential designation on the Land Use Plan. This site does not currently include that designation, so an amendment to the Land Use Plan is required. The proposed Amendment is consistent with the goals and objectives of the Comprehensive Plan, therefore staff recommended approval. Lemke questioned the PUD designation. Moore explained the requirements. Comments from the Public: Applicant Kurt Larson was present for questions and comments. Perez questioned the price points for the units understanding it is just a concept at this point. Larson responded it is still early although they are expecting to build high quality units ranging from $350,000 to $400,000+. Could be less. Buffy Mobroten, 13829 Kensington, questioned if the proposed 7.5 acres of high density could move near the adjoining homes. Moore responded neither of the concepts submitted showed that area as high density however, it could happen. It would be discussed at the time of the preliminary plat and PUD. Stamson also added the applicant could take the 7.5 acres and spread it through out the entire PUD. It just gives them a number for housing units. Moore stated everyone within 500 feet of the project will be notified at the preliminary plat and PUD process for the public hearing. The public hearing closed at 6:50 p.m. Comments from the Commissioners: Perez: . Questioned staff - given the statement by the developer on the open price range- not sure if objective #1 is being met. It is one of the Findings for this going forward with the change. . There were concerns with this concept plan and it's in the back of my mind. Understands that if they want the mixed use they will have to change the designation. Saw what it could be and when you look at objective # with the passive open space, I'm tom if this accomplishes objective #3 or is it counter to what it could be. . Wait to hear from fellow Commissioners. Lemke: . The tradeoff for the City having considerable open space and the ability to save trees and the overall appearance is appropriate. . The location is appropriate for this type of development. . I hear the concerns from Commissioner Perez. Part of this body and process is to make sure the objectives are met when the site plan moves forward. . Support the change. Billington: . This remains a very attractive project and will a centerpiece development for Prior Lake. . This is a very preliminary process and there will be much overview to come. . Will support. Ringstad: . This is extremely preliminary in the process for the comer but gives the northeast quadrant the flexibility to proceed to the next step which would be a layout, site plan-type of thing. . Given this is the first step in a long process - will support. Stamson: . This comer has been designated Commercial Business Park for a long time. The added component is the developer bringing high residential density creating a mixed use development. . Agree with Commissioner Lemke - we are big proponents of mixed use developments. You get a better quality development. I think it is better for the community than single use developments. . As far as high density, in this particular location, given the county roads and the access, this is where we should have high density housing. As a community we have recently talked about lower densities and wanting lower densities in town. One of the ways to do that is to take the density you need for the community and put it in a place like this and open up more green space. . This is a great use for this type of land and overall a big benefit for the City. Like the concept proposal. . Like the idea of mixing high density and commercial in that area is great. MOTION BY RINGSTAD, SECOND BY BILLINGTON, RECOMMENDING APPROVAL OF THE AMENDMENT TO THE COMPREHENSIVE LAND USE PLAN MAP DESIGNATING THE PROPERTY LOCATED NORTH OF CSAH 21 AND EAST OF CSAH 18 FROM C-BO TO R-HD. Vote taken indicated ayes by all. MOTION CARRIED. This matter will go before the City Council on May 15,2006.