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A Comprehensive Plan amendment is a request from an applicant to amend the city’s comprehensive plan. The Comprehensive Plan is the city’s guiding document for growth and development, and also sets policy with regard to utilities, transportation, land use and housing. They are required by statute to be updated every 10 years. Anyone may request a comprehensive plan amendment (like a PUD) at any time. A comprehensive plan amendment requires a 4/5 vote of the City Council to be approved.
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Continental Property Group, a development company, purchased the former Lowry Grove manufacturing home community and the Bremer Bank site for the purposes of closing the manufactured home community and re-developing the site. On June 30, 2017, the park was officially closed by the landowner.
There are three steps to development: sketch plan, preliminary plat, and final plat. The developer is also asking for two other land use actions, a re-zoning and a comprehensive plan amendment to increase the maximum allowable housing density on the site from 40 units per acre to 48 units per acre.
The developer submitted a sketch plan in 2016 and completed a community meeting. Now, the developer has submitted a preliminary plat, preliminary Planned Unit Development (PUD) rezoning application, and a comprehensive plan amendment application for consideration by the city council. The Planning Commission must review this request at a public hearing (set for August 28) and formulate a recommendation to the City Council on action. The City Council must review the application and take final action prior to 120 days after application (November 16, 2017, unless the applicant voluntarily extends the deadline).
If approved, the final step will be final plat and final PUD development plan. At the final plat stage, a development agreement is entered into that specifies the developer responsibilities and any financial responsibilities related to the project, including any possible provisions of tax increment financing for the project.
There will be many meetings/discussions about this project. The first formal meeting will be a public hearing at the Planning Commission meeting on August 28. All other meetings will be updated on the website as they get scheduled. The city council will be conducting a work session on affordable housing on August 10 at 7:00 PM in the City Hall Council Chambers.
Please go to: http://www.savmn.com/293/Redevelopment-of-Lowry-Grove to find more information.
The City Council has publicly stated its values for consideration of development on this site:
1) The provision of affordable housing. The city has a history of including, requiring, and financially supporting the development of affordable housing in the community, and this commitment will continue;
2) Compatibility with surrounding land uses. It is important that new development match existing surrounding land uses in scale, height, and use;
3) Provision of adequate public infrastructure. All new development must provide appropriate infrastructure to manage water, sewer, runoff, streets, and access, and all other infrastructure needed to adequately serve itself and protect the surrounding community;
4) Protection of the environment. All development must meet all Federal, State, watershed district, and local requirements for environmental protection. The city will ensure all pollution and contamination is properly remediated;
5) A fair and open public process. When a formal application is received for development, the city will provide outlets for community discourse and discussion on the proposal.
The proposal includes housing for seniors, single people, and families, which will have an effect on enrollment at the school. The extent to which enrollment will increase has been studied by the school district. The school district is expecting increasing enrollment, and is planning for that.
The proposal includes housing for seniors, single people, and families, which will have an effect on traffic. A traffic study has been completed which specifies the needed intersection improvements to accommodate this development. The traffic study is being updating to include specific information on the increase in volumes on Stinson Parkway and Lowry Avenue, and is expected to be completed by mid-August. It will be available on the website at that time.
Sign up to receive automatic email and text notifications regarding this project at: http://www.savmn.com/list.aspx
Contact the City Planner, Breanne Rothstein at email@example.com
A Planned Unit Development (PUD) is a re-zoning request that any applicant with at least three acres can make. A PUD allows flexibility from the standard zoning district for the purposes of allowing better design or other public benefits and, in exchange the developer is allowed flexibility from the standards set forth in code (examples can be setbacks, lot coverage, height). For example, Silver Lake Village was developed as a PUD. Through a PUD request, more review is necessary than the standard zoning and items like urban design, walkability, public use amenities, affordable housing and other items not otherwise required by the code will be reviewed.
A preliminary plat is the second stage in the subdivision of land (sketch plan is the first stage) and signals the beginning of the formal development process. During preliminary plat review, all the details of a development are reviewed including, but not limited to: utilities, surface water (runoff), housing and density, parkland dedication, environmental clean-up, traffic and transportation, and the provision of other infrastructure. After action is taken on the preliminary plat, if approved, the development is “entitled” to the rights to development. The preliminary plat is the longest, and most critical step in the development process.