HomeMy WebLinkAboutOPTION 3_Partial VTA_CC_12-06-16 Comprehensive Plan Amendment
Option # 3
Creation of a PARTIAL
Village Transitional District
Summary:
Option#3 is a slimmed-down version of Option#1 with two main differences:
1. Language allowing for individual parcels (or groups of parcels)to request an extension of services
has been removed;and
2. The district boundary would be limited to the immediate area of Tartan Park and adjacent lands
which also plan to develop (i.e.the Emerson property).
This option would not require the creation of a new zoning district, but would allow the Tartan Park area to
develop as a PUD similar to other lands guided for Village Urban Low Density development. The residential
densities allowed by the PUD would be linked to maintaining and improving the golf course,and the PUD
would need to explicitly spell out that golf course land may only be used as open space should if a golf course
is not being operated.
Relation to the Proposed Royal Golf Project:
Like Option 1,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 /Smaintaining 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 would not provide an option to extend sewer beyond the boundaries of the Village Transition Area.
Map 3-3
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s Village Transition Area ti
(�Municipal Boundary '
Village Open Space Overlay I ,�
White hatching denotes
possible mixed use areas_ ......
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v ✓Planned Land Uses j
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1111111l Village Urban Medium Density
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Urban Medium Density !
Urban High Density j
O Rural Single Family
0 Residential Estate
O Rural Area Development
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10-3-16
Planned Land Use T1l« �1 or
LAKE ELMO
Lake Elmo Comprehensive Plan 20i
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"'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 10"Street,east of Lake Elmo Avenue,and south of the Old
Village is uniquely situated between the City's two main urban centers which will likely result in requests to Commented[BGAI]:Whereas CPA Option One would
extend municipal services over time. In recognition of this fact,the City studied the corridor in 2016Ito - create a full Village Transition Area between the Old Village
identify areas where an extension of municipal services could presently be supported Riven the existing and 10`h Street,this option would recognize that the
corridor was studied in 2016,and the only area that met the
location of service lines,the overall development potential of land within the corridor,and the need for City's criteria for inclusion in a Village Transition Area was
the area in and around Tartan Park.
111—13
Lake Elmo Comprehensive Plan Chapter 111—Land Use Plan
services to protect the environment or environmentally sensitive lands. The area in and around the former
Tartan Park was determined to be the only area that the City would consider for immediate extensions
within the corridor,and it was therefore placed into a special district known as the Village Transition Area
(see Map 3-3).
Within the Village Transition Area,the City may treat a parcel(or group of contiguous parcels)as being
guided for Village Urban Low Density for the purpose of development lif ALL of the following criteria are
satisfied: Commented[BGA2]:The criteria for development within
the Village Transition Area are identical to Option One.
1. A minimum of forty(40)contiguous acres is considered for development at one time or is planned
for phased development;
2. A minimum of one-half of the gross acres proposed for residential development is within a
Shoreland District;
3. All Shoreland district requirements for development can be successfully met without variances;
4. Development is completed as a Planned Unit Development that conforms with the allowable density
range established for the Village Urban Low Density land use classification;
5. The development incurs all costs for the extension of municipal services,the cost for oversizing as
may be needed for further extensions into the Village Transition Area,and/or for upgrades to the
existing municipal system as may be needed to service the proposed development.
With each full update of the comprehensive plan the City will review the corridor to determine if expansion Commented[BGA3]:Here we recognize that with each
of the Village Transition Area is appropriate given the changes in land use overtime and lthe potential need full comprehensive plan update,the City will consider what
changes have occurred over time to determine if expansion
for services to address falling septic slte5. of the Village Transition Area is appropriate.
Commented[BGA4]:Ending this section by
Open Space Preservation acknowledging that expansion of the VTA may be used to
The City will encourage the preservation of open space within new developments through the dedication of address failing septic sites gives the City flexibility in the
public parkland and the clustering of lots within urban residential districts. The specific zoning future to use the problems that may ary aras i tool to address environmental
ise in this corridor.
development standards for the City's urban residential districts will allow the platting of smaller lots that
will allow open space to be set aside in each development while still achieving the overall minimum density
guidance for each land use area.
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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