HomeMy WebLinkAboutItem 18 - CC Item 18 THE CITY OF PLANNING COMMISSION
LAKE ELMO � DATE: 1o/2g/13
AGENDA ITEM: 4A-PUBLIC HEARING
CASE#2013-35
ITEM: Comprehensive Plan Amendment—Diedrich Property
SUBMITTED BY: Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Community Development Director
Washington County
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a request to amend the Lake Elmo
Comprehensive Plan to change the future land use designation of property immediately east of Lake
Elmo Avenue and approximately 2,200 feet north of Interstate 94 from HDR—Urban High Density
Residential to MDR—Urban Medium Density Residential. The applicant has submitted a
Preliminary Sketch Plan for a proposed residential subdivision to support the Comprehensive Plan
Amendment(CPA)request. It is anticipated that the applicants will be presenting a formal Sketch
Plan at an upcoming Planning Commission meeting. Staff is recommending that the Planning
Commission recommend approval of the request.
GENERAL INFORMATION
Applicant: Tammy Diedrich and Gary Reider, 7401 Wyndham Way, Woodbury, MN
Property Owners: Tammy Diedrich and Gary Reider, 7401 Wyndham Way, Woodbury, MN
Location: Part of Section 36 in Lake Elmo,north of I-94, east of Lake Elmo Avenue, and
south of the Cimarron Manufactured Home Park. PID Number
36.029.21.32.0002
Request: Application for Comprehensive Plan Amendment—HDR to MDR
Existing Land Use: Vacant
Existing Zoning: RT—Rural Transitional Zoning
Surrounding Land Use: North—manufactured home park; west—vacant/agricultural land, south
—single family home and golf practice facility, and east—light industrial
Surrounding Zoning: RT—Rural Transitional; RS—Single Family Residential; MDR—Urban
Medium Residential
Comprehensive Plan: Urban High Density(7.5— 15 units per acre)
Proposed Zoning: MDR—Urban Medium Density Residential
History: The subject property is currently vacant.
Deadline forAction: Application Complete— 10/2/13
PUBLIC HEARING ITEM 4a—ACTION ITEM
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60 Day Deadline— 12/1/13
Extension Letter Mailed—No
120 Day Deadline— 1/30/14
Applicable Regulations: Article 10—Urban Residential Districts (MDR)
REQUEST DETAILS
The City of Lake Elmo has received a request from Tammy Diedrich and Gary Reider for a
Comprehensive Plan Amendment to change the future land use designation of property north of
Interstate 94 and east of Lake Elmo Avenue from High Density Residential (HDR)to Medium
Density Residential(MDR). This property is located within the I-94 Corridor Planning Area, and
was included in the previous Comprehensive Plan Amendment to incorporate the I-94 Land Use
Plan. The property is presently owned by Tammy Diedrich and Gary Reider and is under contract for
purchase by Pratt Homes. Pratt would like to develop the property as a single family
attached/detached townhome development at a density that is lower than the future land use guidance
of HDR(7.5 to 15 units per acre)that was approved as part of the Comprehensive Plan Update.
In addition to the request for a Comprehensive Plan Amendment,the applicant has submitted a
preliminary sketch plan to aid the review of the CPA. The preliminary sketch plan includes 48 total
residential units (22 attached, 26 detached). While it is difficult to calculate an accurate figure for net
density at this time, it is anticipated that the proposed townhome development will have a net density
that is consistent with the City's Urban Medium Density Residential—MDR land use category.
Finally, it is likely that the applicants will be presenting a Sketch Plan for formal review at an
upcoming Planning Commission meeting in the future.
BACKGROUND
The applicant's site is currently vacant and is approximately %mile south of loth Street(CSAH 10),
and just south of Cimarron Manufactured Home Park and Golf Course. Water services have been
requested by the applicant,but would need to be installed as part of a larger City project to extend
water down Lake Elmo Avenue.
When the City drafted the future land use map for this area as part of the I-94 Comprehensive Plan
Update last year,this site was guided for high density residential development at a density of 7.5 to
15 units per acre. The applicants have stated that the existing HDR—High Density Residential
guidance for this site is not consistent with plans to develop the site as proposed in the submitted
preliminary sketch plan. Due to this inconsistency, the applicants are petitioning the City to change
the future land use map for this area to MDR—Medium Density Residential. Based upon a similar
request for the property to the south of the Diedrich property, as well as other feedback from the
development community in general,the market for high density multi-family housing does not
appear strong for this location at this time.
Finally, it should be noted that the property to the south the Diedrich property, the Landucci property,
is currently under contract by Ryland Homes. Ryland also petitioned the City for an amendment of
the future land use map in the Comprehensive Plan for this property, changing the land use
designation from Urban Medium Density Residential—MDR to Urban Low Density Residential—
LDR. The City Council approved this request on 10/1/13 (Resolution#2013-086) contingent upon
Met Council approval. In addition, Ryland completed a Sketch Plan review with the Planning
PUBLIC HEARING ITEM 4a—ACTION ITEM
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Commission and City Council on 9/23/13 and 10/1/13 respectively. As part of the Ryland submittal
process for the Landucci property,the alignment of the 51h Street minor collector road was relocated
to the south to accommodate all parties. This alignment has been mutually agreed upon by all parties
and is included in both the sketch plan for the Landucci property(Ryland) and preliminary sketch
plan for the Diedrich property(Pratt).
PLANNING AND ZONING ISSUES
The City undertook a lengthy process to update the Comprehensive Plan for the I-94 Corridor,which
included establishing a work group to help craft the overall land use plan and conducting a series of
meetings in order to receive public comments concerning the plan. The updated plan made several
modifications from the City's earlier plans, and most significantly, created several different
categories of residential development. The approved plan now establishes three distinct residential
planning categories that use increasing densities to separate each of these residential areas ranging
from low density to high density. The City was also able to successfully negotiate a lower threshold
at the bottom end of the density scale in order to better respond to current market conditions.
In order to achieve the growth targets as specifies in the City's Memorandum of Understanding
(MOU)with the Met Council, the City did need guide a certain portion of the I-94 Corridor for
medium and high density residential development. The applicant's site was determined to be an
appropriate location for high density housing. This decision was partly based on comments from the
impacting property owners stating their desire to guide their properties for the higher density
residential development.
The applicant's parcel and parcel to the south are somewhat unique because they are isolated from
the larger residential areas within the I-94 corridor. The subject parcel is located immediately
adjacent to land that is guided for Business Park development,while the remaining property it
borders is guided for high density residential. The property is also close in proximity to The Forest
single family residential neighborhood. Given the surrounding land uses, a rational argument could
be made to either keep this area guided for higher density residential development in order to provide
for additional buffering from future business park uses, or to change the designation to medium
density in order to better fit with the existing neighborhood across the street and the single family
development expected on the Landucci property to the south.
In order to consider a Comprehensive Plan Amendment,the Planning Commission should take into
account any changes that may have occurred in the community since the Comprehensive Plan was
adopted that would warrant an amendment. In this case, it has been a very short time since the I-94
Corridor Land Use plan was adopted; however, Staff would like to note that in the time since
adoption there has been considerable interest in development from the market that was either lacking
or non-existent in the recent past. Based upon the nature of the development interest generated thus
far, there has been little interest in multi-family residential projects in the areas that have been guided
for such uses. Obviously the market can and will change in the future,but the City will be faced with
significant infrastructure costs (and potential penalties under the MOU) should projects fail to
materialize.
REVIEW AND ANALYSIS
PUBLIC HEARING ITEM 4a—ACTION ITEM
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The applicant's site is 14.34 acres in size, representing a small portion of the total I-94 development
area. Given the size of the parcel, the proposed reduction in overall density will not have a significant
impact on the overall projections for residential units in this area. Additionally, the three residential
categories that are used in the Comprehensive Plan are defined by a range of units,which provides
some additional room for the City to achieve its City's growth targets while taking into account the
uncertainty surrounding the true development potential for any given parcel of land. The City did not
perform any detailed studies to identify how much of each parcel in the corridor was developable
(i.e. not wetland, heavily wooded, located on steep slopes, etc.), and the range will allow some
leeway for allowing an appropriate level of development that is consistent with the City's overall
goals and objectives for growth and development.
Staff is also continuing to work with the Met Council to achieve the City Council's stated objective
of reducing the overall residential unit counts that are mandated under the MOU. Given recent
conversations with the Met Council,the City anticipates that some relief will be granted,reducing the
overall projected REC unit and population figures as part of the upcoming 2040 projections. It is
Staff s initial opinion that any reductions would likely occur in the areas of the City that are guided
for the denser residential categories since it may be difficult to develop the entirety of these areas at
the planned higher densities.
Finally, it should be noted that Washington County submitted review comments related to the
requested Comprehensive Plan Amendment. Washington County's review comments can be found in
attachment#5. While the majority of the review comments are applicable to the Preliminary Sketch
Plan submitted by the applicants, it should be noted that Washington County does not offer any
objection to the request to amend the City's Comprehensive Plan.
DRAFT FINDINGS
Given the relatively small size of the applicant's parcel(taking into account potential changes in the
vicinity) and the current lack of interest in high density, or multi-family, residential development,
Staff is supportive of the proposed amendment and is recommending approval of the requested
change to the Comprehensive Plan based on the following findings:
1. That the proposed area impacted by the proposed amendment is relatively small and will not
have a significant impact on the City's ability to achieve its 2030 household and population
forecasts.
2. That current market conditions are not favorable for multi-family housing,yet it is in the
City's interests to accommodate market-driven development at present in order to provide a
reasonable return on recent major infrastructure improvements.
3. That the City is continuing to work towards potential reductions to the 2030 growth targets
specified in the Met Council MOU that will likely reduce the amount of areas in the
community that are guided for high density housing.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of request by Tammy
Diedrich and Gary Reider to amend the Lake Elmo Comprehensive Plan by changing the future land
use designation of property immediately east of Lake Elmo Avenue and approximately'/z mile south
PUBLIC HEARING ITEM 4a—ACTION ITEM
5
of 1 Och Street North(PID: 36.029.21.32.0002) from HDR—Urban High Density Residential to MDR
—Urban Medium Density Residential. Suggested motion:
"Move to recommend approval of the request by Tammy Diedrich and Gary Reider to amend the
Lake Elmo Comprehensive Plan based upon the findings outlined in the Staff Report"
ATTACHMENTS:
1. Application w/Narrative and Preliminary Sketch Plan
2. Location Map
3. Future Land Use Map (Map 3-3 from Comprehensive Plan)
4. Proposed Amendment: MDR to LDR
5. Washington County Review Comments
ORDER OF BUSINESS:
- Introduction.......................................................Community Development Director
- Report by Staff..................................................Community Development Director
- Questions from the Commission............................Chair&Commission Members
- Open the Public Hearing..................................................................................Chair
- Close the Public Hearing..................................................................................Chair
- Discussion by the Commission..............................Chair&Commission Members
- Action by the Commission.....................................Chair&Commission Members
PUBLIC HEARING ITEM 4a—ACTION ITEM
Date Received: THE CITY OF 651-747-3900
Received fay. LAKE ELM0 3800 Laverne Avenue North
Permit#: Lake Elmo,MN 55042
LAND US E APPLICATION
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Comprehensive Plan ❑ Zoning District Amend ❑Zoning Text Amend ❑ Variance'(see below) ❑ Zoning Appeal
❑ Conditional Use Permit(C.U.P.) ❑ Flood Plain C.U.P. ❑ Interim Use Permit(I.U.P.) ❑ Excavating/Grading
❑ Lot Line Adjustment ❑ Minor Subdivision
Applicant: `�'""i rk�t,.2r- at--& 0%eJtr, -
Address: 1401 - Wo- oaANou,qMN) 1
Phone#
Email Address: Qt6&trO CO. �,-e,CAT rnn,tws ••��
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Fee Owner:
Address:
Phone#
Email Address:
Property Location(Address and Complete(long)Legal Description`: p 10 3lo O a 9 a 1 3.) 0 0 0 a.
Detailed Reason for Request: S94- GAAV� �Ad- 1-P—kk-c.r
*Variance Requests: As outlined in Section 301.060 C.of the Lake Elmo Municipal Code,the applicant must demonstrate
practical difficulties before a variance can be granted. The practical difficulties related to this application are as follows:
In signing this application,I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning
ordinance and current administrative procedures. I further acknowledge the fee explanation as outlined in the application
procedures and hereby agree to pay all statements received from the City pertaining to additional application expense.
Signature of applicant: t� Date:
City Use Only
Planning:Zoning District:
Reviewed by: Date.-
Subject to the following conditions:
Engineering:Reviewed by: Date:
Subject to the following conditions:
LEGAL DESCRIPTION
'Iho north 474.136 fxz of tht Northwtst Qu=ter of the Southwest Quarter of Section 36,
Township 29 Norch, Rank 21 West, accarding to the United Slues Gove =en-: Survey
zh=eeof and situatz in Washinmon Camxy,Minuesora,
Gary Reider and Tammy Diedrich
7401 Wyndham Way
Woodbury, MN 55125
September 27,2013
Kyle Klatt
Planning Director
City of Lake Elmo
3800 Laverne Avenue N
Lake Elmo, MN 55042
Re: Comp Plan Amendment Request
Dear Mr. Klatt:
Enclosed please find our Comp Plan Amendment Request,along with a sketch plan for our property
located on the east side of Lake Elmo Avenue, N.,approximately'/z mile north of Intestate Hwy 94. With
this application,we are requesting a Comprehensive Plan Amendment from High Density Residential to
Medium Density Residential,which will allow for the new neighborhood's proposed density.
The proposed new neighborhood would include 48 townhomes and right-of-way for Lake Elmo's new
east/west collector road(51h Street). Access to the new neighborhood would be from the new east/west
collector road.
We have appreciated City Staffs comments and direction so far with this project and we look forward to
continuing to work with City Staff to make this a successfully new neighborhood for the City of Lake
Elmo. Please feel free to contact us with any questions.
Sincerely,
Gary Rieder and Tammy Diedrich
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Location Map: Diedrich Property (PIN: 36.029.21.32.0002)
THE CITY OF
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l_i Municipal Boundary Interstate 94
White hatching denotes
possible mixed use areas Proposed Amendment: HDR to MDR
Planned Land Uses
=Business Park Urban Medium Density
=Commercial Urban High Density
0 Limited Business 0 Rural Single Family
®Village Mixed Use 0 Residential Estate
®Village Urban Low Density Rural Area Development
=Village Urban Medium Density ®Rural Area Development Alt
0 Urban Low Density �Public/Park Sources:Washington County&Metro 3
10-22-201-2013
Planned Land Use TiIE CITY OF
LAKE ELMO
Lake Elmo Comprehensive Plan 2030
Wastfington Public Works Department
Donald J. Theisen, P.E.
�'CyountDirector
Wayne H.Sandberg,P.E.
Deputy Director/County Engineer
October 23, 2013
Nick Johnson
City Planner
City of Lake Elmo
3600 Laverne Avenue North
Lake Elmo, MN 55042
RE: Washington County comments on the Comprehensive Plan Amendment, concept
plan for a 48 Unit single family detached townhome development on 14 acres of property,
PID: 3602921320002.
Dear Mr. Johnson:
Thank you for providing the county with the concept plan for the detached townhome subdivision,
Section 36, Township 29N , Range 21W along County Road (CR) 17B/Lake Elmo Avenue in the
City of Lake Elmo. The project consists of 48 single family detached townhome units on 14 acres
of land. Based on the plan provided, we have the following comments:
• The development plan is consistent with the Washington County Comprehensive
Plan 2030, A Policy Guide to 2030, Land Use, The development implements
Goal 3-2, which states "support the growth of attractive urban communities while
preserving rural functions and appearances."The development will implement
strategies such as utilizing the Municipal Urban Service Area (MUSA), and
development along the Gateway Transitway Corridor."
• According to the Washington County Comprehensive Plan 2030, CR 17 B is
classified as an "A" Minor arterial roadway with 184 feet future right-of-way
necessary. There is currently 50 feet of right-of-way from the center line of the
road; therefore, an additional 42 feet should be dedicated on the plat or the same
dedication as the Landucci Plat located south of this property. Their preliminary
concept has identified 40 feet.
• Local street connections from the development to the north and east should be
considered even though there is an existing golf course to the north and a
commercial/warehouse use to the east.
• Future improvements on 17 B are required for the new collector road intersection
which include left and right turn lanes. Washington County and the City of Lake
Elmo will continue to work towards an acceptable roadway /intersection plan. A
Washington County Right of Way Permit and Access Permit will be required for
the improvements and connection to 17B which will be constructed based on
traffic impacts from new development in the area.
• Any grading within County right of way will require a Washington County Right
of Way Permit.
11660 Myeron Road North, Stillwater, Minnesota 55082-9573
Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246
www.co.washington.mn.us
Equal Employment Opportunity/Affirmative Action
Reider/Diedrich Comprehensive Plan Amendment
October 23, 2013
Page 2
• All utility connections for the development require Washington County Right of
Way permits. Typically, these are the responsibility of the utility companies.
• Washington County's policy is to assist local governments in promoting
compatibility between land use and highways. Residential uses located adjacent
to highways often result in complaints about traffic noise. Traffic noise from this
highway could exceed noise standards established by the Minnesota Pollution
Control Agency (MPCA), the U.S. Department of Housing and Urban
Development, and the U.S. Department of Transportation. Minnesota Rule
7030.0030 states that municipalities are responsible for taking all reasonable
measures to prevent land use activities listed in the MPCA's Noise Area
Classification (NAC) where the establishment of the land use would result in
violations of established noise standards. Minnesota Statute 116.07, Subpart 2a
exempts County Roads and County State Aid Highways from noise thresholds.
County policy regarding development adjacent to existing highways prohibits the
expenditure of highway funds for noise mitigation measures in such areas. The
developer should assess the noise situation and take any action outside of
County right of way deemed necessary to minimize the impact of any highway
noise.
Thank you for the opportunity to comment on this comprehensive plan amendment. If you have
any questions, please contact me at 651-430-4362 or ann. unq-terwedo o:washington.mn.us
Regard —�
Ann Pung-Terwedo
Senior Planner
Cc.. Carol Hanson, Office Specialist
Joe Gustafson, Traffic Engineer
R/Plat Reviews/City of lake Elmo/Reider/Dietrich10-23-2013