HomeMy WebLinkAboutOPTION 2_GCC_CC_12-06-16 Comprehensive Plan Amendment
Option # Z
Creation of a New Land Use
Category: Golf Course Community
Summary:
Option#2 follows the directive of the Planning Commission following their initial review of Option#1. While
the Commission was not opposed to Option#1,they expressed concern about whether or not the Village
Transition concept would actually control the expansion of municipal services,so they also wished to explore
the creation of a new land use category specifically drafted for this very unique and unexpected circumstance
(the closing and redevelopment of Tartan Park). The new land use district would be accompanied by a new
zoning district(not yet drafted)to govern development of the 400+acres in and around the former Tartan
Park. The zoning would provide incentives such as increased density and access to municipal sewer in return
for maintaining and improving upon the golf course amenity.
Relation to the Proposed Royal Golf Project:
This option would involve creation of a tailored zoning district to accommodate the proposed redevelopment of
the Tartan Park Golf Course. In creating such a district, staff would establish controls (as Council may deem
necessary)to govern future requests to change the golf course into different land uses. Updating the City's
future land use map to require a comprehensive plan amendment for any such change would add another level
of protection.
Relation to other lands in the Corridor:
This option would not provide an option to extend sewer beyond the boundaries of the Village Transition Area.
Lake Elmo Comprehensive Plan Chapter Ill—Land Use Plan
This section of the Land Use chapter establishes the City's official land use categories and the official
Future Land Use Map. The map assigns planned land use types to all parcels within the community to
guide current and future planning and development through the year 2030,and is the official land use
designation map for the City. The assigned land use designations are intended to shape the character,
type and density of future development according to sound planning principles. Any new development,
redevelopment,change in land use or change in zoning is required to be consistent with the official land
use guidance for each parcel.
The official land use plan categories are as follows:
RURAL AREA DEVELOPMENT—This category represents the large areas of rural residential development
within the City. Common uses found in these areas include working farms,alternative agricultural uses
as defined by City Code,and rural single family detached residences. Development in these areas
requires 10+acres,or a conditional use permit to authorize a cluster development meeting the City's
Open Space Preservation regulations. Densities are allowed up to 0.45 dwelling units per buildable acre
when planned as part of an Open Space Preservation development. No new areas of rural area
development are being established by the official land use plan. [Corresponding Zoning District(s):A,
RR,OP]
RESIDENTIAL ESTATE—This category defines areas developed specifically for large lot single family
detached housing typically on 2+acres of land. No new areas of residential estate are being established
by the official land use plan. [Corresponding Zoning District(s):RE]
RURAL SINGLE FAMILY—This category defines a large portion of the City that was historically platted for
conventional subdivision prior to 2005,but has been and will continue to be serviced by private on-site
well and septic systems. Limited locations within this classification are allowed to have two-family
dwellings based on zoning. [Corresponding Zoning District(s):R-1,R-21
URBAN LOW DENSITY—The Urban Low Density land use category is intended primarily for single-family
detached housing serviced by public sewer and water. This category allows net residential densities
from two and one-half(2.5)to four(4)units per acre. Significant new areas of urban low density are
guided both within the Old Village and along 1-94.[Corresponding Zoning District:LDR]
URBAN MEDIUM DENSITY—The Urban Medium Density land use category allows net residential
densities from four and one-half(4.5)to seven(7)units per acre;with greater densities only allowed if
deemed appropriate and approved through the PUD process and that meet incentives for density bonus
as allowed under the PUD ordinance. This category allows for a variety of housing types including
single-family detached,duplexes,townhomes,and small two-and three-story apartment buildings
and/or senior living centers. Significant new areas of urban medium density are guided both within the
Old Village and along 1-94. [Corresponding Zoning District(s):R-3,MDR]
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Lake Elmo Comprehensive Plan Chapter Ill—Land Use Plan
URBAN HIGH DENSITY—The Urban High Density land use category is intended for higher density,
compact urban residential development. This category allows for a net residential density range of
seven and one-half(7.5)to fifteen(15)units per acre;however zoning may allow a greater net density if
approved through the PUD process. The appropriate building height will vary by development and
depend upon the characteristics of the development and its surroundings. In addition to residential
development,a small proportion of supportive retail and service is also appropriate in this land use
category. Retail,service and office beyond those supporting the residential development would only be
permitted as part of a mixed-use planned unit development. Significant new areas of urban high density
are guided both within the Old Village and along 1-94. [Corresponding Zoning District(s):HDR]
(GOLF COURSE COMMUNITY r In recognition that a Golf Course on the land known as Tartan Park is a Commented[BGAl]:The new land use category of"Golf
local and regional amenity the City wishes to maintain,this specialized land use category has been Course Community'would be added to the listing of land
uses within the City. Here we acknowledge that the intent
crafted to maximize the likelihood that a golf course can be maintained on the property should a of the new category is to facilitate the preservation and
development proposal for the land come forward.[Corresponding;Zoning District(s):GCCI enhancement ofthe City's lone golf course.
LIMITED BUSINESS—This category defines areas within the City that are allowed to host commercial
land uses at a more restricted level than would typically be allowed within a commercially guided area
and in areas that are not planned for public sanitary sewer services. No new areas of limited business
are being established by the official land use plan.[Corresponding Zoning District(s):LB,LC]
COMMERCIAL—This category is intended to accommodate a wide range and scale of commercial uses
(such as retail,service,entertainment,and office)throughout the City's planned urban centers.
Commercial uses can range from small neighborhood convenience nodes,to community retail areas
along major roadways,to large shopping centers,to auto-related commercial uses along freeways.
Residential uses are also appropriate as part of a mixed-use commercial development where allowed,
with unit densities being determined by either the identified range within the comprehensive plan or to
a level deemed appropriate by a planned unit development process. Significant new areas of
commercial land use are guided both within the Old Village and along 1-94.[Corresponding Zoning
District(s):C,CC,GB]
BUSINESS PARK—The Business Park land use category is intended to encourage the creation of
significant employment centers that accommodate a diverse mix of office and light industrial uses and
jobs. Specific desired attributes of this land use include a diversity of jobs,high development densities
and jobs per acre,high quality site and building architectural design,and increased tax revenues for the
community. Office,office showroom/warehousing,research and development services,light and high-
tech electronic manufacturing and assembly,and medical laboratories are typical uses appropriate for
this land use category. Some retail and service uses maybe allowed as supporting uses for the primary
office and light industrial uses of the employment center. In addition to the Eagle Point Business Park,
much of the land between Manning Ave and Keats Ave adjacent to 1-94 is guided for this land use
classification. [Corresponding Zoning District(s):BP]
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Lake Elmo Comprehensive Plan Chapter Ill—Land Use Plan
PUBLIC/PARK—This category defines lands that include publicly owned facilities,places of worship,
public parks,and privately owned recreational facilities. The scale and types of uses allowable on
public/park lands are controlled by the city's conditional use permit process. No new areas of
public/park space are currently designated by the new land use plan,but it is recognized that such areas
will be created during the development process,and the land use map will need to be updated
accordingly. [Corresponding Zoning District(s):P,OSP]
ROAD R.O.W.s—This category encompasses all areas dedicated specifically for use as road right-of-way.
It should be noted that not all roads in Lake Elmo are on platted right-of-way,but are rather
accommodated by easements over other land use categories. Accordingly,there is more land dedicated
to use by roads than is depicted on the existing/planned land use table. New development will be
required to dedicate right-of-way to accommodate the proposed road network.
OPEN WATER—This category includes all land area in Lake Elmo covered by open water lakes and ponds
as identified in the DNR Public Waters Inventory. No new areas of open water are by the official land
use plan.
The distribution of planned land uses on the official Future Land Use Map is shown on Map 3-3 and is
summarized in Table 3-B:
Mixed Uses
Within the Old Village and in areas south of 101h Street,specific areas are targeted for potential mixed-
use development;however,this designation means different things in both districts.
Mixed Uses within the Old Village
The mixed use designation on property within the Old Village indicates development must adhere to
the specific zoning requirements established for mixed use development within the City Code. This
type of development will typically see residential,commercial,office,and/or similar uses combined
in complimentary ways within the same building.
Mixed Uses south of 101h Street
The mixed use designation on property south of 10'Street is intended to spur development by
providing maximum flexibility on future land uses,thereby allowing a development proposal to
cater to existing market conditions. In the areas designated as possible mixed-use on the Future
Land Use Map(Map 3-3),the City's planning process has identified that either the base land use or
the adjacent land use designation would be appropriate for the site. These mixed-use areas may be
zoned in accordance with the base land use category,or the adjacent land use category provided
that:
• Any such zoning will only be allowed if it is contiguous to property in an adjacent land use
category;and
• The Urban Low Density Residential land use category will not allowed as an alternative land
use within mixed-use areas.
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Lake Elmo Comprehensive Plan Chapter 1/1-Land Use Plan
Alternatively,a combination of the uses allowed within the base land use category and future land uses adjacent
to a mixed use area may be allowed through a planned unit development process.
Existing and Planned Land Use Table
Residential Planned Land Use Changes
Density Existing Land Planned (anticipated acreages in
(units/acre) Use(acres) Land 5 year increments);
City wide Use 2012 to 2015 to 2020 to 2025 to Change
Land Use Min Max (Village)' (acres) 2015 2020 2025 2030 (acres)
RESIDENTIAL
Rural Area n/a 0.1 7094.24 5249.9 6640.66 6157.06 5703.53 5249.9 -1844.32
Development -
Residential 0.1 0.4 771.26 793.71 776.87 782.49 788.10 793.71 22.45
Estates
Rural Single 0.66 2.0 1665.92 1666.41 1666.04 1666.16 1666.28 1666.41 0.49
Family
Urban Low 2.5 4 0.00 496.39 124.10 248.20 372.29 496.39 496.39
Density
Urban Medium 4.5 7 176.08 390.49 229.68 283.29 336.89 390.49 214.41
Density
Urban High 7.5 15 0.00 157.67 39.42 78.84 118.25 157.67 157.67
Density
Village Urban 1.5 2.49 0.00 244.11 61.03 122.06 183.09 244.11 244.11
Low Density
Village Urban
Medium 2.5 4.99 0.00 119.11 29.78 59.56 89.33 119.11 119.11
Density
off Course 1.5 2.49 O.00 424.39 0 424.39 424.39 424.39 424.39
Communi - - Commented[BGA2]:Because we are adding a land use
COMMERCIAL 2 category,Table 3-B must be updated accordingly.The
Business Park 7.5 15 120.65 329.69 172.91 225.17 277.43 329.69 209.04 changes shown here reflect existing planned changes along
Commercial 4.5 7 99.86 208.33 126.98 154.10 181.22 208.33 108.47 with a reduction in Public/Park land for the new Golf Course
Limited Community District.
Business - 111.41 66.16 100.09 88.78 77.47 66.16 -45.25
Village Mixed 5.0 10.0 0.00 164.40 41.10 82.20 123.30 164.40 164.40
Use
PUBLIC/SEMI PUBLIC/OPEN SPACES
Public/Park - - 3298.94 2944.93 3309.04 2924.72 2934.78 2944.93 -354.01
Greenbelt - - 0.00 82.67 20.66 41.34 62.01 82.67 82.67
Corridor°
Road ROWS - - 890.93 890.93 890.93 890.93 890.93 1 890.93 1 0.0
UNDEVELOPED
Open Water - - 1355.29 1355.29 1355.29 1355.29 1355.29 1355.29 0.0
TOTALS: - - 15,584.58 15,584.58 15,584.55 15,584.55 15,584.55 15,584.55 0.0
l Residential uses within the'Business Park"and"Commercial"land use designations can only occur in areas specifically designated for mixed use on the planned land use map
2 It is recognized that both park and road ROW areas will expand as new development occurs,but such acreage is accounted for in the r pective development land use types as
such land areas must contribute towards required development densities.
3 The stagingplanforfuture development isjluid and will allow development to occur as market conditions dictate.Because of this,specie ttmingfor development ofany specific
land use category is not possible.For the purposes of this table,the anticipated acreage changes are incrementally broken down into four periods of time showing a consistent rate
ofchange between now and 2030.
4 The acreage ofthe greenbelt corridor areas,which are portions of the Village Open Space Overlay,that are adjacent to urban zoning districts were calculated to account for the
remaining acreage in the Village.The other portions of the Village Open Space Overlay are accounted for through the base land use guidance(.e.Rural Area Development or
Rural Single Family).
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As part of this amendment,
_ �tr`�.,.., ■ � ���:� Map 3-3 would be updated to
guide the Tartan Park Golf
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Course area and the Emerson
—�"'I!1•�� a.',:;; �i "'i property as"Golf Course
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"Golf Course Community"added to the legend
1 1
Lake Elmo Comprehensive Plan Chapter 111—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,a vast 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.
Oreseryation of Community Amenities) Commented[BGA3]:Here we are suggesting the City
Lake Elmo Regional Park,Sunfish Lake Park,and other public lands covered by conservation easements adopt"preservation of community amenities"as a new goal
will be centerpieces of the City in the decades ahead,and are accordingly guided for public/park land which will further support the establishment of the Golf
Course Community District. We acknowledge in this section
uses by this comprehensive plan. One community amenity that does not share the same certainty of that the City has multiple legacy destinations(areas the City
continuance is the Tartan Park Golf Course formerly owned by 3M. As a 50-year fixture both for Lake wants to maintain and has no reason to plan for changes).
Given the recent ownership change of Tartan Park,the Golf
Elmo and the eastern metro,the Tartan Park Golf Course has become a destination within the Course Community designation was created to help
community that is worth saving if at all possible. To that end,the City has guided nearly 430 acres of facilitate this goal.
land in and around the present golf course as"Golf Course Community." This special land use guidance
is intended to provide incentives—such as increased residential density and access to municipal sewer—
to future landowners who are willing to maintain and improve upon the golf course amenity rather than
develop the land as a standard OP rural development. A new"Golf Course Community"zoning district
will establish the development standards for this land use classification.
Future Land Use Boundaries
The curved lines separating future land uses on Map 3-3 midway between 1-94 and 10"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.
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