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HomeMy WebLinkAbout2005-153 Council Resolution• Council Member I viva- adoption: introduced the following resolution and moved its CITY OF LINO LAKES RESOLUTION NO. 05-153 A RESOLUTION APPROVING AMENDMENT OF THE COMPREHENSIVE PLAN TO AMEND THE PROPOSED LAND USE MAP, REQUEST 370 ACRES OF MUSA, AND AMEND TEXT WHEREAS, the City of Lino Lakes has adopted a Comprehensive Plan to guide community growth in a rational and responsible manner through 2020; and WHEREAS, MN Statutes 462.355 authorizes the governing body to amend the comprehensive municipal plan; and WHEREAS, the City received and application for a comprehensive plan amendment for 363+ acres for a site located 1/4 mile north of Main St., between I -35E and CSAH 21 (20th Ave.); and • WHEREAS, the City of Lino Lakes Planning and Zoning Board held a public hearing on September 14th and 27th, 2005 and recommended approval of the Comprehensive Plan amendment. • NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes hereby approves the following amendments to the Comprehensive Plan: The Proposed Land Use Plan is amended to guide the area of approximately 370 acres to Mixed Use, as shown on the attached map "Proposed Amendment To Land Use Plan (Detail)" (Exhibit A). The amendment includes 370 acres of MUSA for the subject area. This MUSA is applied to the site, not included in the MUSA reserve. The resulting MUSA line is shown on the "Proposed Amendment" map (Exhibit A). BE IT FURTHER RESOLVED that the text of the Comprehensive Plan is amended as shown in Exhibit B. BE IT FURTHER RESOLVED that the City Council finds that, with the conditions of approval listed below, the application for a comprehensive plan amendment promote the following public purposes, which are listed in the Mixed Use section: • • • a) provision of housing unit variety that contributes toward meeting housing goals, such as medium density, high- density, and mixed -use developments in locations designated for them in the comprehensive plan In the Policy Plan section of the comprehensive plan, there are two specific residential goals that relate to this application : 1. Provide a healthy variety of housing types, styles and choices to meet the changing life cycle needs of the Lino Lakes Population. 3. Promote multiple family housing alternatives as an attractive life cycle housing option. The application will amend the plan to designate the site for multi - family as well as single family development. b) provision of infrastructure that will provide benefits beyond the project site, in accordance with City transportation, sewer, or water plans, that is not financially feasible without the project The AUAR lays out a transportation framework to guide future planning. This includes a local roadway system within development areas to avoid relying entirely on CSAH 14 and CSAH 21 for traffic movement. The system framework provides access to areas within the application site as well as to land north of the site. This roadway system is vital to good transportation planning in the eastern part of Lino Lakes. Development in the area will construct these streets and by doing so build a major part of the needed transportation system as part of one project. Smaller developments would not be able to create the system. and the City will not be able to construct these streets. In addition, Anoka County has identified the need to improve CSAH 21 to handle projected traffic volumes. This project will provide resources to make significant improvements to CSAH 21 because improvements will be needed in order for this project to proceed. The utilities (water and sanitary sewer) that will be constructed with this project will include trunk lines planned to serve other property. Like the road system, this will provide a large piece of the utility systems needed in this part of the city. c) provision of environmental features that would not occur without exceeding the target. Master planning a large area creates the opportunity to lay out and create a large open space system. Development in the subject area will create a large open space including environmentally advantageous stormwater management elements, Resolution 05 -153, page 2 • native vegetation, and habitat areas that would not be possible with development in smaller increments under different owners. • BE IT FURTHER RESOLVED that the City Council finds that, with the conditions of approval listed below, the application for a comprehensive plan amendment complies with the following performance standards, which are required for development in areas guided for Mixed Use: 1. The land use and site design must be sensitive to the surrounding land uses in the area, including but not limited to building height, exterior composition, landscaping, and site access. The concept plan includes residential areas across from existing residential and areas guided residential on the west side of CSAH 21 (20th Ave.). The concept includes commercial development abutting land to the south guided for commercial use. Specifics will be reviewed with a development application, which must be consistent with these performance standards. 2. The road network within new development shall promote the safe and convenient traffic movement. The project design must incorporate access management design elements for access to arterial and collector roadways. The site is within the area of the I -35E Corridor Alternative Urban Areawide Review (AUAR). The concept plan includes the collector roads and access points laid out in the AUAR. This layout is intended to observe access management guidelines and provide for safe, efficient movement. Specifics will be reviewed with a development application, which must be consistent with these performance standards and requirements of the AUAR mitigation plan. 3. Municipal water and sanitary sewer service must be available. Water and sanitary sewer is available to the site and will be extended to serve the site and land beyond. 4. All development shall address environmental concerns with regard to site planning, landscaping, impervious surfacing, open space, and storm water management. Stormwater management must incorporate methods to protect and improve water quality such as infiltration, buffering of water bodies, and other natural methods whenever feasible. The site is within the area of the I -35E Corridor Alternative Urban Areawide Review (AUAR). The Alternative Urban Areawide Review (AUAR) states in the mitigation plan that the Conservation Development Framework is a fundamental precept for all development within the AUAR area. Every project can and must incorporate conservation development design and/or low impact development techniques and be otherwise consistent with requirements of the AUAR mitigation plan. Resolution 05 -153, page 3 • • 5. Commercial site designs shall emphasize pedestrian accessibility, connections to residential neighborhoods, shared parking, and green space to create a customer friendly environment and promote a high level of interaction among local businesses and between businesses and residents. The concept plan includes a greenway system and interconnectivity. The details of the site design will be reviewed with a development application, which must be consistent with these performance standards. 6. Architectural and site standards shall be applied to establish aesthetically pleasing, high quality buildings and streetscapes. The details of the site design will be reviewed with a development application to ensure compliance with this standard. BE IT FURTHER RESOLVED that this amendment of the comprehensive plan is subject to review and approval by the Metropolitan Council, as required by MN Statute 473. BE IT FURTHER RESOLVED that approval of this comprehensive plan amendment does not grant or imply any right to an approval of a planned unit development, preliminary plat, or any other application for development within the subject area. BE IT FURTHER RESOLVED that the following conditions of approval apply to development in the subject area being guided Mixed Use: 1. A variety of single family and multi - family residential development will include a maximum of 1150 dwelling units. The net residential density shall not exceed 4.5 units per acre, with no less than 2/3 of the residential area reserved for low density residential development, when including all land not within the commercial area. Said low density area may include a variety of housing types (both detached and attached units) provided that the density does not exceed 3.0 units per acre. 2. There will be significant open space. 3. There will be a minimum of 70 acres of commercial uses. 4. The subject area is within the I -35E AUAR area and therefore all development in the subject area must be conservation development as required by the AUAR. 5. The stormwater management design must manage rates and quality using natural infiltration and ecologically -based approaches, as required by the AUAR mitigation plan, including but not limited to: • infiltration through sheet flow, swales, rain gardens Resolution 05 -153, page 4 • • • control of runoff rate • control of runoff volume • provide 1 -foot contours • break up impervious surfaces • disperse outflow from storm facilities (to create sheet flow, infiltration) • stormwater management area slopes of 6:1 and 10:1 safety bench 6. Any approval of a PUD and/or preliminary plat in the area must include a phasing plan based on infrastructure capacities. 7. Road improvements to provide adequate capacity for the project must be included as part of the project approval. 8. The developer has proposed a conservation development. As provided for in Ordinance No. 24 -04, the developer will be allowed to exceed the stipulated growth limits, provided that the provisions of Section 3 of Ordinance No. 24 -04 are satisfied in conjunction with a planned unit development proposal. Adopted by the Lino Lakes City Council this Al- day of,,,,,,`�'�`� / min , 2006. 0 ATTEST: e Bartell, ®'ty lerk Be J. g eso Mayor Adopted by the Lino Lakes City Council this 2- day of , 2006. The motion for the adoption of the foregoing resolution was duly seconded by Council Member 9-4-b14- '' and upon vote being taken thereon, the following voted in favor thereof: ylQ,t a� 1 if 'I 0 D 0,44,4 1 /A-tri e sC i The following voted against same: Whereupon said resolution was declared duly passed and adopted. Resolution 05 -153, page 5 • EXHIBIT A, RESOLUTION NO. 05 -153 AMENDMENT TO LAND USE PLAN (DETAIL) LINO LAKES COMPREHENSIVE PLAN - ----rye ------- URAL L LOW ±RES ED.D INDI�;ST DENSITY s . SEWERED LOW DENS UNSEWER - IAL LOW DENSITY SEWERED RESI • EXHIBIT B, RESOLUTION NO. 05 -153 • • The following text is to be added to the comprehensive plan, at the end of the Land Use Plan chapter, on page 97: MIXED USE The Proposed Land Use Map designates several areas for "Mixed Use ". The Mixed Use designation is intended to accommodate development that includes a variety of land uses. This could be a development that integrates uses in the same building, such as residential units above commercial space. It also might include different uses in separate locations as elements of a larger development, as part of a master plan. While it is possible that an appropriate development project in a Mixed Use area could include only one type of land use, other land use designations are available for development with only one type of land use. Development in areas guided Mixed Use typically will take advantage of the flexibility available with the use of a planned unit development. The City does not require a PUD for development in a Mixed Use area. However, it is the preferred design tool because development that includes a variety of uses typically will pose challenges best addressed with the flexibility available with a PUD. Amending the comprehensive plan to guide new areas for Mixed Use should be reserved for areas that have undergone significant environmental review. Commercial development typically will require more impervious surface than residential development, which raises stormwater management design challenges. Traffic generation differs between different land uses. The Mixed Use land use designation envisions varied land uses, and recognizes the possibility of design challenges, including environmental impact issues. These are best addressed with extensive environmental review. Amending the comprehensive plan to guide new areas for Mixed Use and development with these areas should be reserved for development that promotes clearly identified public purposes. Such purposes may include but are not limited to: a) provision of housing unit variety that contributes toward meeting housing goals, such as medium density, high- density, and mixed -use developments in locations designated for them in the comprehensive plan b) provision of infrastructure that will provide benefits beyond the project site, in accordance with City transportation, sewer, or water plans, that is not financially feasible without the project c) preservation of environmental features that would not occur without the project . d) provision of economic benefits to the City that would not occur without the project • Development in areas guided Mixed Use must comply with the following performance standards: 1. The land use and site design must be sensitive to the surrounding land uses in the area, including but not limited to building height, exterior composition, landscaping, and site access. 2. The road network within new development shall promote the safe and convenient traffic movement. The project design must incorporate access management design elements for access to arterial and collector roadways. 3. Municipal water and sanitary sewer service must be available. 4. All development shall address environmental concerns with regard to site planning, landscaping, impervious surfacing, open space, and storm water management. Stormwater management must incorporate methods to protect and improve water quality such as infiltration, buffering of water bodies, and other natural methods whenever feasible. 5. Commercial site designs shall emphasize pedestrian accessibility, connections to residential neighborhoods, shared parking, and green space to create a customer friendly environment and promote a high level of interaction among local businesses and between businesses and residents. 6. Architectural and site standards shall be applied to establish aesthetically pleasing, high quality buildings and streetscapes. West Side of I -35E A 370 -acre development site is located 1/4 mile north of Main St., between 1 -35E and CSAH 21 (20th Ave.). This site is to be developed with commercial and residential uses. The concept plan for the development includes 500,000 to 600,000 square feet of commercial space on 70 acres of the site. A variety of single family and multi - family residential development will include a maximum of 1150 dwelling units. The net residential density shall not exceed 4.5 units per acre, with no less than 2/3 of the residential area reserved for low density residential development, when including all land not within the commercial area. Said low density area may include a variety of housing types (both detached and attached units) provided that the density does not exceed 3.0 units per acre. There will be significant open space as well. While these are the approximate use parameters, the specifics of development in this area are to be part of a master plan using a planned unit development approach. In the northeast corner of the site, a triangle is formed by 1 -35E, a pipeline, and the property boundary. This area could be designed to accommodate an office campus type use, which could be a suitable land use along the freeway. This page 2 of Exhibit B, Resolution 05 -153 • would reduce the amount of residential land noted above and increase the commercial land. Such flexibility is appropriate to accommodate what will be determined as the best use of the triangle area. This site is included in the I -35E Corridor Alternative Urban Areawide Review (AUAR) environmental analysis. Development must comply with the mitigation plan that forms a part of the AUAR, which includes the Conservation Development Framework as the fundamental precept for all development within the AUAR area. • The following text is to be added to the comprehensive plan in the Planning District 6 section, on page 153: West Side of I -35E A 370 -acre development site is located 1/4 mile north of Main St., between I -35E and CSAH 21 (20th Ave.). This site is to be developed with commercial and residential uses. There will be significant open space as well. This site is described in the Mixed Use section of the Land Use Plan chapter. The specifics of the development are to be part of a master plan using a planned unit development approach. • page 3 of Exhibit B, Resolution 05 -153 • • AGENDA ITEM 6 E STAFF ORIGINATOR: Jeff Smyser C. C. MEETING DATE: January 23, 2006 TOPIC: i. Resolution No. 05 -153 VOTE: BACKGROUND u,E a.44111;11 /2 3 1 6k, Comprehensive Plan Amendment: West of I -35E ii. General Concept Plan, Planned Unit Development 1114 s 4 S Hardwood Creek LLC 014 rit.,4 .4/5 for Resolution No. 05 -153 vets t 0.4 •no formal vote needed for concept plan '"t `t - CrG GO } p We have received an application from Village of Hardwood Creek, LLC, to amend the comprehensive plan. The application also includes a general concept plan for a planned unit development. A comprehensive plan amendment requires a formal vote. The concept plan review is informal and does not require a vote. However, much of the discussion has focused on the parameters of the concept plan. Because of that, this report has been revised to address the site design issues first. The discussion of the comprehensive plan amendment follows that. It is important to note that approval of this comprehensive plan amendment does not grant or imply any right to an approval of the PUD application that likely will follow. The 2004 growth management policy (Ordinance 24 -04) was prepared to implement the intent of the comprehensive plan. The growth management policy requires that several issues be addressed if the City is to accommodate this application. This project application is the first one that requires an amendment to the comprehensive plan as directed by the growth management ordinance. Review of the relevant parts of the comprehensive plan resulted in recommendations to add or change several passages. The amendment to the comprehensive plan would involve a number of elements. This application does not include a planned unit development or preliminary plat. It does not include the detailed information normally part of such applications. Because of this, we did not pursue exempting the project from growth management limits as a conservation development. In addition, there are some limits from which we cannot grant exemptions. Therefore, a comprehensive plan amendment is needed to address growth issues as well as changing the land use designation for the site. Comprehensive Plan Amendment Hardwood Creek LLC page 2 Basically, three parts of the plan amendment relate directly to the application: changing the land use, adding MUSA, and addressing the growth management issues. Because the comprehensive plan is a city -wide document, we need to ensure that amendments to the document support future planning needs in this area and elsewhere in the city. The proposed land use map change is Exhibit A of Resolution 05 -153. The text amendments to the comprehensive plan are included in Exhibit B of Resolution 05 -153. It is important to note that approval of this comprehensive plan amendment does not grant or imply any right to an approval of the PUD application that will follow. Design specifics, including road alignments, will be part of a full PUD review. ANALYSIS Site Summary: The site comprises 363 acres west of 35E and east of 20th Ave. (see Site Location map). The site has been used for agricultural purposes. There are two existing homes on the site, fronting 20th Ave. Two smaller properties comprising about seven acres form a rectangle along 20th Ave. and are not part of the site at this time. However, this seven acres should be included in the land use change and MUSA if the larger site is to be changed. The following table lists the land uses and zoning on the site. Location Existing Land Use Guided Land Use Existing Zoning Rural and Rural Business Reserve Site agriculture, residential Industrial, High- Density Residential, Medium - Density Residential North agriculture, residential Rural and Medium - Density Residential Rural and Rural Business Reserve South townhomes, vacant • Commercial (Lino Lakes) • Commercial and High- Density Residential (Centerville) Rural Business Reserve East 1 -35 E and agricultural 1 -35 E, Industrial Rural West agriculture, residential Low Density Sewered Resid., Low Density Unsewered Resid. Rural Business Reserve The comprehensive plan guides the site for industrial, high- density residential, and medium- density residential uses (Figure 2). To the south of the site, 40 acres is in Centerville and is guided for high- density residential and commercial uses in the Centerville comprehensive plan. The site is within the Stage 1 (pre -2010) growth area. The proposal is to change to land use map to guide the site for Mixed Use (Figure 3). The site is zoned Rural and Rural Business Reserve (Figure 4). • • • Comprehensive Plan Amendment Hardwood Creek LLC page 3 A number of small wetlands pepper the site, many of which have been farmed. Patches of trees exist around the perimeter of the site. A pipeline runs diagonally through the northeast corner of the site. Metropolitan Urban Service Area (MUSA): The Metropolitan Urban Service Area (MUSA) is the area within which the City can extend sanitary sewer. Most cities simply map their MUSA. Lino Lakes has land within the mapped MUSA but also has a MUSA reserve. As part of the approval of the comprehensive plan in 2002, the City received additional MUSA reserve acres from the Metropolitan Council. The amount of MUSA reserve was based on the City's estimates of the need for residential and commercial /industrial development. There are only 90 acres remaining in reserve for Stage 1 (pre -2010) residential development and 64 acres remaining for commercial /industrial development. The development project site requires 363 acres of additional MUSA. The rectangular exception is about 7 acres, for a total of 370 acres. A request for 370 acres of new MUSA would be part of the amendment submitted to Metropolitan Council for review. This 370 acres of MUSA would be for the specific site, and would not be part of the MUSA reserve. Growth Management, Number of Units: The growth policy establishes a target for the number of dwelling units that can be platted each year: 147. This works out to a total of 1029 units between 2003 and 2010 (147 x 7 years = 1029). There are 76 units available for year 2007, 147 for 2008, and 147 for 2009. The proposed development area is intended to accommodate 1100 to 1200 dwelling units over six years. This would exceed the growth goals for dwelling units. PLANNED UNIT DEVELOPMENT GENERAL CONCEPT PLAN The developer's intent is to master plan the 363 acres for commercial and residential uses. The specifics are not finalized yet. As described in the zoning ordinance, the purpose of a PUD general concept plan is to provide an opportunity for the applicant to submit an application and plan to the City showing the basic intent and the general nature of the entire development. The concept plan (Figure 5) provides an opportunity for the proposal to be publicly considered at an early stage. The specifics of the development layout will be reviewed with a PUD application. City Council discussions on earlier concepts have yielded the following comments: • The name of the project will be re- examined. The town center area at the I -35W interchange is referred to as "the village ". The I -35E development area should have a name that does not cause confusion. • The number of multi - family units should be re- examined. • The developer should aspire to the higher quality housing products. • • Comprehensive Plan Amendment Hardwood Creek LLC page 4 • There is support for examining the possibility of single -level products to accommodate those needing units without stairs, such as seniors. As stated in the zoning ordinance (Sec. 2, Subd. 10.F.7.), the following elements of a proposed general concept plan represent the immediately significant elements for review: 1) Overall Maximum PUD Density Range. In Lino Lakes, density is calculated on the net area: simply by subtracting the wetlands from the gross site acreage. Some rough estimating, which includes open space and right of way data for the residential area only, leads to a residential density about 4.5 units per acre. 2) General Location of Major Streets and Pedestrian Ways. The concept plan includes the main collectors and access points envisioned in the draft AUAR (see attached Figure 6, taken from Figure 21 -1 of the AUAR). The AUAR follows access management guidelines with 1/2 mile spacing between full intersections on 20th Ave. The concept includes: • A local north/south collector provides a route through the site. The north/south collector would continue south to access Main St., and north to future developments. • Two collector roads provide access to 20th Ave. on the west of the site. • The concept plan also shows an internal local circulation network providing access for the residential development areas. The AUAR recognizes the importance of managing access to major transportation infrastructure. Collector and arterial roads will not function well if new road intersections and driveways are allowed without an overall plan. The development site does not abut Main St. The pictured collector road would need to extend 1/4 mile south of the site to access Main St. The Centerville /Lino Lakes border complicates the situation, as does the undetermined interchange design. Main St. is challenging for two reasons: the major reconstruction project being planned by Anoka County; and the I -35E interchange planning underway among Lino Lakes, Anoka County, Centerville, and MnDOT. The current front runner for the interchange design includes a typical diamond with one exception. In the northwest quadrant of the interchange, the southbound exit ramp forms a new intersection and continues onto a new city street south of Main St. (see attached Figure 7). This new city street would run between the existing 21St Ave. and I -35E, with a new signalized intersection on Main St. only about 600 feet from 21St Ave. The latest plan is to limit Comprehensive Plan Amendment Hardwood Creek LLC page 5 turning movements at the 21St Ave. intersection to allow westbound Main St. traffic to flow freely from the exit ramp to a reconstructed, signalized intersection at 20th Ave. A new road from Main St. north to the Hardwood Creek development would provide access to the site. However, there are a number of considerations that will need to be addressed with site design: enough stacking distance and the level of service near the interchange, Anoka County's view of access in the area, including spacing of signalized intersections, access to properties within Centerville, and water and sanitary sewer trunk alignment to serve the project. The new road likely will align with the existing 21St Ave. and have restricted turning movements. Traffic from the freeway could enter the Hardwood Creek site from Main St., but to return to the freeway would require exiting the site via 20th Ave. then turning east onto Main St. In many ways, then, the primary access for the site would be 20th Ave., and the internal road design will have to reflect this. Several roadway issues must be resolved. These include the design of the I -35E interchange and the final design for the intersection at 21St Ave. and Main St. These questions will apply whether or not the comprehensive plan is amended and no matter how the site is developed. The point is that there are alternatives for creating accesses to the site, though they are limited somewhat by the larger transportation system needs. The details will have to be worked out as part of the PUD review. Any project approval will need address improvements. Anoka County will reconstruct Main St. and signalize the 20th Ave. intersection. However, the Hardwood Creek project will need to improve 20th Ave. north to 73rd St., where a new local collector that serves the development area will access 20th Ave. Improvements to 20th Ave. likely will consist of: • four lanes from Main St. to 73rd St. • turn lanes at the intersection. • traffic signal at the intersection. • striping and turn lanes at the northern access (approx. 75th St.) It is not clear yet when there will be adequate funding for a new I -35E interchange, including new ramps and bridge. It is expected that all new development in the area will contribute toward this major piece of infrastructure lest development be halted indefinitely due to inadequate public facilities. 3) General Location and Extent of Public and Common Open Space. The City's Parks, Natural Open Space /Greenways and Trail System Plan includes trail connections to be created on the site. The AUAR Conservation Design Framework also requires trails and greenways. The concept plan includes an extensive open space network. This would comprise stormwater management features, parkland, and trails combined into a large greenway system consistent with a number of public values: Comprehensive Plan Amendment Hardwood Creek LLC page 6 • There is more trail corridor than the park plan shows: this will facilitate walking and biking within the site and connect to future trails outside the site. • There is more open space than the park plan shows. • Open space includes several small parks for neighborhood play activities. • Implementation of other elements of park system plan: • Natural Resource Protection Area: preservation of wetland area along 20th Ave. • Natural Resource Conservation Area: will create a buffer around the wetland (also an important directive of the AUAR mitigation plan) • Natural Resource Enhancement Area: the new trail & open space corridor will create features which don't now exist, providing numerous ecological benefits: o creates "natural" open space by planting native species o native species promote filtration and infiltration of water, improving water quality and also o creates habitat for numerous species To ensure the long term health of these elements, we would require mechanisms similar to what we created for the Foxborough conservation development: • conservation easements over key ecological areas • long term stewardship plan including funding and specified responsibilities of the homeowner association(s), the commercial properties association(s), and the City It would be impossible to create such a large open space and trail network, and the funding and implementation mechanisms, if the area were to develop a piece at a time. A 40 -acre or 80 -acre development would not be able to supply such environmental and recreational amenities. This is one of the advantages of large scale, master -plan development. 4) General Location of Residential and Non - Residential Land Uses with Approximate Type and Intensities of Development. Single family and multi - family residential areas are shown on the concept plan. The early concept plan showed housing over approximately 150 to 170 acres. Commercial uses in the southeast portion of the site would comprise 55 to 70 acres. After city council discussions, a revised concept plan reduced the number of multi - family units and includes some "single- level" units (main floor living area with lower -level walkout). This reduced the total number of dwelling units to about 1150. The conditions of approval in the ordinance include a maximum number of dwelling units, a maximum residential density, and a minimum commercial acreage. The specifics of the development layout will be reviewed with a PUD application. Comprehensive Plan Amendment Hardwood Creek LLC page 7 5) A Staging and Time Schedule of Development. The submittal included a phasing plan. The site would develop from south to north, with over half the commercial development and some residential in phase one. Phase two would include the rest of the commercial area and a large amount of residential. Phases three and four would continue the residential development. The developer envisions full build out of the site over six years. However, any approved phasing plan will have to be based on infrastructure capacities. This will be examined with the detailed application. 6) Other Special Criteria for Development. The AUAR has been completed. The project design must comply with the AUAR mitigation plan. In addition to those discussed above, some specific elements include: Stormwater management to promote water quality is an important concern. Several branches of the county ditch system lay in tiles crossing the site. In addition, many drain tiles that are not part of the ditch system were placed on the site over the years to drain the land for agriculture. Much of the potential for incorporating conservation development elements into the development lies with the stormwater management design. Utilizing infiltration to the greatest extent possible will be important, as will accommodating the flow currently carried by the numerous drain tiles. The resolution includes a number of requirements taken right out of the AUAR mitigation plan, such as: • infiltration through sheet flow, swales, rain gardens • control of runoff rate • control of runoff volume • provide 1 -foot contours • break up impervious surfaces • disperse outflow from storm facilities (to create sheet flow, infiltration) • stormwater management areas with shallower slopes for more infiltration Development timing /phasing will be another important aspect of this development. Transportation infrastructure is needed to support a development of this size. In addition, improvements to the water and sanitary sewer infrastructure will be needed to support full build out of the project. The extent and timing of site development will rely heavily upon these issues. Conservation Development Issues Stormwater management methods, open space areas, connecting habitat and trail greenways are conservation development elements described in several policy • • Comprehensive Plan Amendment Hardwood Creek LLC page 8 documents. The Parks, Natural Open Space /Greenways and Trail System Plan provides guidance. As an incentive, the growth management policy allows conservation development to be exempt from a number of the growth restrictions. The Alternative Urban Areawide Review (AUAR) states in the mitigation plan that the Conservation Development Framework is a fundamental precept for all development within the AUAR area. Every project can and must incorporate conservation development design and/or low impact development techniques. The applicants intend this to be a conservation development project. They are aware of the City's desire to encourage conservation design, and participated in the AUAR project. They also found the growth management incentives attractive. However, the exemptions from growth limits do not include the Stage 1 MUSA total, so a comp plan amendment would still be necessary. The concept plan embraces, on a conceptual level, the conservation development ideas and elements. Discussions of open space, innovative stormwater management methods and attention to the long term management of these design features demonstrate good planning by the developer and are consistent with the City's environmental planning goals. The site is within the AUAR area and all development there must observe the Conservation Development Framework. The means that conservation development elements will be mandatory in the PUD design. COMPREHENSIVE PLAN AMENDMENTS The following lists amendments of the comprehensive plan to be considered: (1) The proposed land use plan map must be amended if the application is to be approved. The current designations are Industrial, Medium - Density, and High - Density Residential. This would be changed to guide the entire site for Mixed Use. (2) The amendment must include a request for 370 acres of MUSA for the Stage 1 growth area. (3) Even though our comprehensive plan includes Mixed Use on the proposed land use map, there is no description of this land use category in the text of the document. This should be addressed by describing the intent of the Mixed Use category. (4) The growth management ordinance states that an amendment of the comprehensive plan shall be required if, in order to accommodate a specific development project, the annual target for new growth would be exceeded (Ordinance No. 24 -04, Section 2, 7.). It is unlikely that the master plan for this development could proceed within the limits of the target of 147 units per year. (The 1029 units for Stage 1 noted in Section • Comprehensive Plan Amendment Hardwood Creek LLC page 9 2, paragraph 5 of the growth policy, is based on 147 x 7 years.) This comprehensive plan amendment would fulfill the requirement of the growth management ordinance. (5) The comprehensive plan itself includes a list of Growth Management Policies, which includes "Limit residential growth to an average of 147 units per year, carrying a three year supply lot inventory" (page 27). As stated above, this would not accommodate the anticipated development project. This statement should be reviewed to accommodate the potential advantages of master planning large areas. (6) The growth goals described in the comprehensive plan "assume an average of 147 new households annually through the year 2020" (page 63). This statement merits discussion. (1) & (2) Land Use Plan Amendment: Land Uses and MUSA The comprehensive plan includes a "Proposed Land Use" map. The application includes amending that map. Currently, the site includes land guided Industrial (290 acres), Medium Density Residential (45 acres), and High Density Residential (25 acres). The AUAR included a market analysis based on recent development rates in Lino Lakes. There are 1072 acres guided for industrial uses along 35E. At historic rates, it would take well over 100 years to develop all this industrial land. Converting some of this to accommodate the commercial and residential development that would make up the Hardwood Creek project will not prevent industrial growth in the city. • The proposed land use for the site should be changed to Mixed Use, as shown on the attached map "Proposed Amendment To Land Use Plan (Detail) ". (Figure 3, and Exhibit A in Resolution 05 -153.) • The amendment should include a request for 370 acres of MUSA for this project. This new MUSA would be applied to the site, not held in the MUSA reserve. The resulting MUSA line is shown on the "Proposed Amendment" map. (Figure 3, and Exhibit A in Resolution 05 -153.) (3) & (4) Text Amendment: "Mixed Use" Land Use Category and Addressing the Growth Management Ordinance The comprehensive plan Proposed Land Use Map includes twelve land use categories. The text in the Land Use Plan chapter of the document include discussion of nine of the categories. The three categories not discussed are Public /Semi - Public, Manufactured Home Park, and Mixed Use. The 35W interchange area of the Legacy at Woods Edge and the Marketplace developments are the largest areas guided Mixed Use. The other is the area northwest of the Hodgson/CR J intersection. Comprehensive Plan Amendment Hardwood Creek LLC page 10 • Exhibit B of Resolution 05 -153 includes the text be added to the comprehensive plan, at the end of the Land Use Plan chapter, on page 97. The text amendment describes the Mixed Use category and lists examples of public purposes for guiding land for Mixed Use. The proposed text also summarizes the Hardwood Creek project site ( "West Side of I- 35E "), and then makes it clear that the growth management policy requirement has been addressed with this amendment to the comprehensive plan. • Exhibit B of Resolution 05 -153 also includes text be added to the comprehensive plan in the Planning District 6 section, on page 153. The comprehensive plan breaks the city into planning districts. The Hardwood Creek site is in Planning District 6. The future PUD application will be compared to the recommendations listed for Planning District 6. However, some reference to this site and its Mixed Use designation is appropriate. (5) Text Amendment: The 147 Statement On Page 27 of Comprehensive Plan The comprehensive plan includes a great number of goals, policies, objectives, recommendations, and strategies. The Policy Plan chapter includes a list of growth management goals and policies. Policy number nine is: "Limit residential growth to an average of 147 units per year, carrying a three year supply lot inventory." The growth management ordinance, Ord. 24 -04, provides for amending the comprehensive plan if this target is to be exceeded: An amendment of the comprehensive plan shall be required if, in order to accommodate a specific development project, the annual target for new growth (units /year)...would be exceeded (Section 2, par. 7.). The amendment will include the description of the site in the Mixed Use section, as explained above. However, in order to avoid confusion, it would be advisable to amend the limiting statement itself to provide for the possibility of amendment described in the growth management ordinance. The text amendment includes four examples of public purposes that might justify amending the comprehensive plan to allow growth to exceed the target. These four are taken directly from the growth management ordinance. Incorporating them into the comprehensive plan itself provides consistency between the comprehensive plan and the growth management policy ordinance. • Exhibit B of the Resolution 05 -153 includes text to amend the policy on page 27 of the comprehensive plan. (6) Text Review: Demographic Goals Comprehensive Plan Amendment Hardwood Creek LLC page 11 The "Local Forecasts" section of the Land Use Plan chapter includes the growth goals for the next decades: households, population, and employment. This statement is found on page 63: "The goals assume an average of 147 new households annually through the year 2020." This statement merits discussion. To amend this statement raises the question of amending the growth projections, an important part of planning the community's future. This will be extensively analyzed and discussed as part of the overall review of the comprehensive plan that must be completed by the end of year 2008. • Therefore, we recommend no amendment to this statement in the comprehensive plan. PLANNING & ZONING BOARD The P & Z opened the public hearing on September 14 and continued it to a special meeting on September 27 dealing exclusively with this application. The P & Z voted to recommend adoption of the comprehensive plan amendments listed in Resolution 05 -153. ENVIRONMENTAL BOARD The Environmental Board discussed the application on August 31. Because this is not an actual plat application with specifics, the Board's recommendation is general: "The Environmental Board supports the general environmental direction of the Village of Hardwood Creek, realizing that there is a lot more to be done." ECONOMIC DEVELOPMENT ADVISORY COMMITTEE The EDAC discussed the application on October 6th. EDAC unanimously recommended that the City Council approve the amendment to the Comprehensive Plan to mixed use. EDAC also unanimously recommended that the City Council support the Planned Unit Development concept plan, utilizing the Conservation Development Framework outlined in the AUAR recommendations. Members' message to the City Council is that EDAC supports this development as an economic benefit to the city, but that the development should be held to Conservation Development standards. Public benefits such as pedestrian access between the commercial and residential development, trail access to areas outside the development, Comprehensive Plan Amendment Hardwood Creek LLC page 12 and appropriate recreational amenities for the residents living in the development are elements of the final plan that should be required as the development moves forward through the approvals process. OPTIONS i. Resolution 05 -153, Comprehensive Plan Amendment 1. Approve Resolution 05 -153 approving amendment of the comprehensive plan. 2. Deny Resolution 05 -153. ii. PUD concept plan Provide comment on the PUD concept plan. RECOMMENDATION • i. Resolution 05 -153: ii. PUD concept plan: Option 1 Provide comment on the PUD concept plan. It is important to note that approval of this comprehensive plan amendment does not grant or imply any right to an approval of the PUD application that will follow. Design specifics, including road alignments and unit types, will be part of a full PUD review. • EXHIBIT A, RESOLUTION NO. 05-153 AMENDMENT TO LAND USE PLAN (DETAIL) LINO LAKES COMPREHENSIVE PLAN LOW DENSITY SEWERED RESID. LOW DENSITY' ... UNSEWERED RESID. LOW DENSITY SEWERED RESID. COMMERCIAL • • • EXHIBIT B, RESOLUTION NO. 05-153 • The following text is to be added to the comprehensive plan, at the end of the Land Use Plan chapter, on page 97: MIXED USE The Proposed Land Use Map designates several areas for "Mixed Use ". The Mixed Use designation is intended to accommodate development that includes a variety of land uses. This could be a development that integrates uses in the same building, such as residential units above commercial space. It also might include different uses in separate locations as elements of a larger development, as part of a master plan. While it is possible that an appropriate development project in a Mixed Use area could include only one type of land use, other land use designations are available for development with only one type of land use. Development in areas guided Mixed Use typically will take advantage of the flexibility available with the use of a planned unit development. The City does not require a PUD for development in a Mixed Use area. However, it is the preferred design tool because development that includes a variety of uses typically will pose challenges best addressed with the flexibility available with a PUD. Amending the comprehensive plan to guide new areas for Mixed Use should be reserved for areas that have undergone significant environmental review. Commercial development typically will require more impervious surface than residential development, which raises stormwater management design challenges. Traffic generation differs between different land uses. The Mixed Use land use designation envisions varied land uses, and recognizes the possibility of design challenges, including environmental impact issues. These are best addressed with extensive environmental review. Amending the comprehensive plan to guide new areas for Mixed Use and development with these areas should be reserved for development that promotes clearly identified public purposes. Such purposes may include but are not limited to: a) provision of housing unit variety that contributes toward meeting housing goals, such as medium density, high- density, and mixed -use developments in locations designated for them in the comprehensive plan b) provision of infrastructure that will provide benefits beyond the project site, in accordance with City transportation, sewer, or water plans, that is not financially feasible without the project c) preservation of environmental features that would not occur without the project • d) provision of economic benefits to the City that would not occur without the project • • Development in areas guided Mixed Use must comply with the following performance standards: 1. The land use and site design must be sensitive to the surrounding land uses in the area, including but not limited to building height, exterior composition, landscaping, and site access. 2. The road network within new development shall promote the safe and convenient traffic movement. The project design must incorporate access management design elements for access to arterial and collector roadways. 3. Municipal water and sanitary sewer service must be available. 4. All development shall address environmental concerns with regard to site planning, landscaping, impervious surfacing, open space, and storm water management. Stormwater management must incorporate methods to protect and improve water quality such as infiltration, buffering of water bodies, and other natural methods whenever feasible. 5. Commercial site designs shall emphasize pedestrian accessibility, connections to residential neighborhoods, shared parking, and green space to create a customer friendly environment and promote a high level of interaction among local businesses and between businesses and residents. 6. Architectural and site standards shall be applied to establish aesthetically pleasing, high quality buildings and streetscapes. West Side of I -35E A 370 -acre development site is located 1/4 mile north of Main St., between I -35E and CSAH 21 (20th Ave.). This site is to be developed with commercial and residential uses. The concept plan for the development includes 500,000 to 600,000 square feet of commercial space on 55 to 70 acres of the site. A variety of single family and multi - family residential development will include a maximum of 1150 dwelling units. The net residential density is to be approximately 4.5 units per acre, when including all land not within the commercial area. There will be significant open space as well. While these are the approximate use parameters, the specifics of development in this area are to be part of a master plan using a planned unit development approach. In the northeast corner of the site, a triangle is formed by 1 -35E, a pipeline, and the property boundary. This area could be designed to accommodate an office campus type use, which could be a suitable land use along the freeway. This would reduce the amount of residential land noted above and increase the commercial land. Such flexibility is appropriate to accommodate what will be determined as the best use of the triangle area. - 8 1 - page 2 of Exhibit B, Resolution No. 05 -153 • • • This site is included in the I -35E Corridor Alternative Urban Areawide Review (AUAR) environmental analysis. Development must comply with the mitigation plan that forms a part of the AUAR, which includes the Conservation Development Framework as the fundamental precept for all development within the AUAR area. This area was guided Mixed Use with an amendment to the comprehensive plan in 2006. This amendment was intended to fulfill the City's growth management policy requirements that amendment of the comprehensive plan shall be required if, in order to accommodate a specific development project, the targets for new growth would be exceeded. • The following text is to be added to the comprehensive plan in the Planning District 6 section, on page 153: West Side of 1 -35E A 370 -acre development site is located 1/4 mile north of Main St., between I -35E and CSAH 21 (20th Ave.). This site is to be developed with commercial and residential uses. There will be significant open space as well. This site is described in the Mixed Use section of the Land Use Plan chapter. The specifics of the development are to be part of a master plan using a planned unit development approach. • The policy on page 27 of the comprehensive plan is amended to read as follows: 9. Limit residential growth to an average of 147 units per year, carrying a three year supply lot inventory. Specific projects that are found to fulfill specified public purposes may be considered justification for amending this comprehensive plan to exceed this limit. The City Council shall consider such an amendment only if the specific development project will promote a clearly identified public purpose. The public purpose may include but is not limited to: a) provision of housing unit variety that contributes toward meeting housing goals, such as medium density, high- density, and mixed -use developments in locations designated for them in the comprehensive plan b) provision of infrastructure that will provide benefits beyond the project site, in accordance with City transportation, sewer, or water plans, that is not financially feasible without exceeding the target c) preservation of environmental features that would not occur without exceeding the target d) provision of economic benefits to the City that would not occur without exceeding the target - 8 2 - page 3 of Exhibit B, Resolution No. 05 -153 • Figure 1 Site Location • Figure 2 LAND USE PLAN (DETAIL) LINO LAKES COMPREHENSIVE PLAN LOW DENS UNSEWER LOW SEW RESI • Figure 3 PROPOSED AMENDMENT TO LAND USE PLAN (DETAIL) LINO LAKES COMPREHENSIVE PLAN LOW DENS UNSEWER LOW SEW RESI • • Figure 4 ZONING MAP DETAIL 4 It + axrt 144,0 +.• •4 RURAL RBR • • 1 1 n• • • • • • • rT•i� '' is rri MF MF SL SF 0 • SL 0 MF C 0 MF 00 01 O • 0 _iu 500' Noilh Legend commercial Single Family Residential Single Lem! Residential ^., doer4xnily Residential Space C Commercial SF Single Family Residential SL Single Level Residential MF Multi - Family Residential 0 Open Space Figure 5 Concept Plan • • Figure 6 AUAR Figure 21 -1: Existing and Proposed Transportation Network ttneWse K Letting end a rra- src�uwaz.:,.avr..a ma =.ww? Figvrr 21 -%. Existing and Proposed Trartsryortation N wcn Figure 7 35E t Anoka CSAH 1 change Concepts Prepares RF April 2 _2005 CONCEPT Diamond plus northwest loop