HomeMy WebLinkAboutOPTION 1_VTD_CC_12-06-16 Comprehensive Plan Amendment
Option # 1
Creation of a Village Transitional
District
Summary:
Option#1 follows the directive of Council coming out of the Royal Golf Club PUD Concept Plan Review. This
option would create the"Village Transition Area" in-between the old Village and 10t"Street within which an
extension of sewer would be considered in two scenarios:
1. Individual parcels(or a group of parcels)could request an extension of services if they had a failing
septic and doing so was necessary to protect health,safety,and welfare;or an extension could also
be made with the successful petition of an entire neighborhood following standard City practices.
2. Land could be DEVELOPED utilizing municipal services if(and only if)there was a minimum of 40
acres of land planned for development,at least half of said land was subject to Shoreland regulations
which could be successfully met,development was completed as a PUD,and the development picked
up 100%of the utility extension costs.
Relation to the Proposed Royal Golf Project:
This option would allow Royal Golf to move forward as a PUD much like the other single family developments
that have recently been approved around the Old Village. As part of the development,the City would link the
golf course and the residential areas as integral components of the overall PUD. Findings for the PUD would
conclude that but for the golf course/open space,the proposed residential densities would not have been
approved. Any proposal to change the use of the golf course in the future would then require an amendment to
the PUD,and it would be hard for a future council to approve such an amendment when the stated foundation of
the PUD 15maintaining the golf course/open space. To strengthen things further,we would also update the
future land use map (in conjunction with the PUD approval)to show the underlying land use of the residential
areas as Village Urban Low Density,and the underlying land use of the golf course remaining Public/Park. Under
this Comp Plan amendment option,the VTA district on the land use map is simply a polygon that identifies
where special provisions apply. The underlying land use guidances are still visible and applicable,so we will
maintain the higher standard of a comp plan amendment for future golf course changes as well.
Relation to other lands in the Corridor:
This option proactively recognizes that the city will receive requests for municipal services from properties in the
Lake Elmo Avenue corridor over time,and sets up criteria by which those requests will be judged:
1) Must be necessary to address an eminent environmental threat against the health,safety,or welfare of
the community(i.e.a failing septic site with no reasonable on-site options for replacement);or
2) A neighborhood must successfully petition the City for an extension of services,and assume all costs as
may be required by City policy.
Map 3-3
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,_]Village Transition Area
`'_I Municipal Boundary
=Village Open Space Overlay
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C_7 White hatching denotes g
possible mixed use areas T __
Planned Land Uses
.j
Business Park '�� '
Commercial
Umfted Business
Village Mixed Use
®Village Urban Low Density
=Village Urban Medium Density
Urban Low Density
Urban Medium Density
Urban High Density j
�Rural Single Family `�� � �..� .—.._ _. �•
0 Residential Estate
0 Rural Area Development
0 Public/Park
s-ri tungwnc«a,ry nx�cis
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Planned Land Use TI iE CITY OF
LAKE ELMO
Lake Elmo Comprehensive Plan 2030
Lake Elmo Comprehensive Plan Chapter III-Land Use Plan
Design Standards
Following completion of the Comprehensive Plan,the City will adopt design standards to ensure the look
and feel of future development is compatible with the community vision of a small town within a rural
setting. Standards for building materials,building articulation,design variety and other requirements
should be upheld to ensure the quality of the built environment is distinctly Lake Elmo.
Preservation of Rural Character
One of the main benefits of the official land use plan is that the long range planning objective to retain a
permanent rural identity is achieved. Under the memorandum of understanding with the Metropolitan
Council,avast majority of the City will be allowed to maintain its rural character and existing land uses.
Furthermore,concentrating urbanization adjacent to 1-94 and within the Old Village will result in clear
boundaries between the urban and rural portions of the community. Beyond that,the City's desire to
protect its sensitive park lands is also achieved. Both Lake Elmo Regional Park and Sunfish Lake Park will
continue to be surrounded by agricultural lands and will not be impacted by encroaching urbanization.
Future Land Use Boundaries
The curved lines separating future land uses on Map 3-3 midway between 1-94 and 10`h Street indicate one
possible alignment of a future east/west collector roadway envisioned to serve the new development in
this area of the City. Future development proposals and their associated engineering studies will
ultimately determine the exact alignment of this collector roadway. The final boundary between the
proposed different land uses shall ultimately be set by the final location of the east/west collector
roadway,whether or not this roadway deviates from the approximate location shown.
Buffering/Land Use Transitions
The City's Land Use Plan calls for a diverse range of development types,from very low density agricultural
and rural residential uses to high density urban residential and commercial development. In order to
provide for a transition between the existing and planned rural development and future urban development,
the Land Use Plan creates a lower density urban residential district. This low density urban district is
planned for areas near existing rural development areas,and will provide for an area of transition between
higher density residential development and either existing or planned rural development areas.
Certain areas designated as Public/Park on the Future Land Use Map(Map 3-3)have been established to
provide a green belt/buffer between areas developed under a previous Comprehensive Plan at rural
development densities and areas planned for residential development at higher densities. This green belt
will be incorporated as part of any development plans for new development with a minimum width of 100
feet. The green belt may be incorporated as part of the greenway envisioned in the Lake Elmo
Comprehensive Park and Recreation Plan(Chapter IX).
And finally,it is recognized that land north of 10th Street,east of Lake Elmo Avenue,and south of the Old Commented[BGA1]:This first paragraph identifies why
Village is uniquely situated between the City's two main urban centersl. This area has been identified as the the City is establishing a Village Transition District: it's an
Village Transition Area(see Map 3-3)in recognition of the area's varied residential lot sizes(ranging from area uniquely situated between the City's two urbanizing
0.31 acres to 57.22 acres),and the fact that all properties in this area have(or will likely have areas that will,over time,have affordable and easy accessto sewer. Accordingly,it is in the City's best interest to
acknowledge that hook up requests will be made,and to
establish the criteria under which such extensions may be
granted.
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Lake Elmo Comprehensive Plan Chapter 111—Land Use Plan
direct access to municipal sewer services over time. hl ithin the Village Transition Area,the City may treat a
parcel(or grouping of parcels)as being guided for Village Urban Low Density if at least one of the following
criteria are satisfied and no further development of the property is propost! --"" Commented[BGA2]:This first component of the district
recognizes that parcels(or neighborhoods)over time may
1. The land in question is subject to a failing septic system,and extension of the sanitary sewer system be near existing sewer,and may request the abilityto hook
is deemed necessary to protect the health,safety,or welfare of adjacent properties. up to the municipal system. In such an event,the
landowners would follow the City's standard process to
2. The parcel(or parcels)in question have petitioned the City requesting an extension of municipal petition for(and pay for)improvements,and if approved,
services,and the extension protect has been approved by the City Council. the City could complete the public improvements without
having to amend the comprehensive plan to change the
�dditionally within the Village Transition Area,the City may treat a parcel(or group of contiguous parcels)as underlying land use guidance.
being guided for Village Urban Low Density for the purpose of development if ALL of the following criteria The two criteria before sewer could be extended are the
are satisfied: need to address health/safety/welfare concerns,OR
addressing a legal petition brought forward by an individual
1. A minimum of forty(40)contiguous acres is considered for development at one time or is planned land owner or neighborhood. Both of these scenarios WILL
for phased development; arise in the coming years as landowners and neighborhoods
weigh the cost of replacing aging septic systems against the
2. A minimum of one-half of the gross acres proposed for residential development is within a cost of municipal services.This language will ensure the
City can consider their requests.
Shoreland District;
Commented[BGA3]:The second component of the
3. All Shoreland district requirements for development can be successfully met without variances; proposed language acknowledges that some land within the
Transition Area is developable,and that sewered
4. Development is completed as a Planned Unit Development that conforms with the allowable density development is in the City's best interest when certain
range established for the Village Urban Low Density land use classification; criteria exists:
5. The development incurs all costs for the extension of municipal services,the cost for oversizing as --Given the city' is(i. .tory in a communal acresepts)
should be
larger developments(i.e.in excess of 40 acres)should be
may be needed for further extensions into the Village Transition Area,and/or for upgrades to the considered for sewer if/when available;
existing municipal system as may be needed to service the proposed development.
--Protecting the City's shorelands is a major priority of the
City,so a minimum of one-half of the gross area proposed
for residential development must be within the Shoreland
Open Space Preservation district,and all Shoreland provisions must be met;
The City will encourage the preservation of open space within new developments through the dedication of
--Development could only occur via a PUD within the
public parkland and the clustering of lots within urban residential districts. The specific zoning allowed density range established for the Village Urban Low
development standards for the City's urban residential districts will allow the platting of smaller lots that Density land use category;
will allow open space to be set aside in each development while still achieving the overall minimum density --All costs for extending municipal services would be born
guidance for each land use area. by the developer
Staging Plan/Memorandum of Understanding
The City of Lake Elmo entered into a Memorandum of Understanding(MOU)with the Metropolitan
Council prior to the preparation of its 2005 Land Use Plan and this MOU remains in effect to ensure the
City's conformance to metropolitan system statements as required by state law. This MOU has since
been revised;however,to take into account a severe downturn in the housing market and to grant the
City of Lake Elmo additional flexibility in meeting the population,household,and employment targets
from the original MOU. Table 3-C summarizes the updated development staging plan that will be used
to measure conformance to the MOU. This table is broken down into five year increments starting in
2010 and continuing forward to the end of the planning period in 2030.
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