HomeMy Public PortalAbout2007-014 Resolution Denying App. for Comp Plan Amend. by RGN Development LLC for Townhomes of Rolling GreensMember Weir introduced the following resolution and moved its adoption:
CITY OF MEDINA
RESOLUTION NO.2007-14
RESOLUTION DENYING AN APPLICATION FOR COMPREHENSIVE
PLAN AMENDMENT BY RGN DEVELOPMENT LLC FOR THE
TOWNHOMES OF ROLLING GREEN
WHEREAS, the city of Medina (the "City") adopted a comprehensive plan in 2001 to
guide development of the community (the "Comprehensive Plan"); and
WHEREAS, the City adopted a zoning ordinance and other official controls to implement
the Comprehensive Plan; and
WHEREAS, RGN Development LLC (the "Applicant') has requested approval of an
amendment to the comprehensive Plan concerning property containing 28.45 acres on the north and
west sides of the Medina Country Club's championship golf course, which land is depicted in
Exhibit A attached hereto (the "Property"); and
WHEREAS, the Property is designated in the Comprehensive Plan as Public/Semi-Public
(P/SP) and is not within the City's metropolitan urban service area ("MUSA"); and
WHEREAS, the Applicant has requested that the Property be reguided to medium density
residential from P/SP, which land use designation would allow construction of 3-6 residential units
per net acre and would require inclusion within the MUSA; and
WHEREAS, reguiding the Property from P/SP to medium density residential and including
it in the MUSA would require the City to amend the Comprehensive Plan; and
WHEREAS, the Applicant appeared before the planning commission on October 10 and
the city council on October 17, 2006 to discuss its concept plan for the Property; and
WHEREAS, the Applicant appeared before the planning commission at a public hearing on
January 9, 2007 regarding the proposed Comprehensive Plan amendment, following mailed and
published notice as required by law; and
WHEREAS, following the public hearing on January 9, 2007, the planning commission
voted 5 to 1, with 1 abstention, to deny the proposed Comprehensive Plan amendment; and
WHEREAS, the application was reviewed by the city council on February 6, 2007, at
which time the city council received a report from the city staff; reviewed the minutes of previous
planning commission and city council meetings regarding the application and other written
materials; heard the presentation of the Applicant; and received the oral comments of 18 persons
who addressed the council on the matter; and
Resolution No. 2007-14
February 20, 2007
WHEREAS, the city council has had an opportunity to review all the materials submitted
by the Applicant; to consider the written and oral testimony of the Applicant and all other interested
parties appearing before the planning commission or the city council; to evaluate the
recommendations of the city staff and of the planning commission and has now reached a decision
on the application which it believes is in accord with the facts, compliance with the law and
consistent with the best interests of the community.
NOW, THEREFORE, BE IT RESOLVED, based on the above, the city council of the
city of Medina makes the following findings with regard to the Applicant's request for the Property.
1. The Property is scheduled in the Comprehensive Plan for inclusion in the MUSA
after 2020. Amending the Comprehensive Plan now and allowing development of
the Property at this time is premature and inconsistent with the Comprehensive Plan.
The Comprehensive Plan continues to reflect the City's vision for the Property at
this time and the City finds no compelling reason to amend the Comprehensive Plan
now.
2. The City has already initiated its decennial review of the Comprehensive Plan and is
required by state law to adopt a new or amended plan by December 31, 2008. The
current schedule for completion of the revision of the Comprehensive Plan is prior to
that date. The land use designation of the Property in the Comprehensive Plan
should be reviewed in connection with other properties and regional planning needs,
not in isolation via the current application.
3. Development of the Property as proposed will adversely affect traffic levels on Co.
Rd. 116, which are already high. The general Comprehensive Plan review process
now underway will offer an opportunity to study and address traffic issues in the
vicinity of the Property in a coordinated manner. Premature development of the
Property may result in the construction of public infrastructure improvements which
prove to be inadequate or poorly designed due to a lack of area -wide and long-term
planning.
4. The Developer proposed a project density of 3.11 residential units per net acre for
the Property, only slightly more than the minimum of 3.0 units per acre required by
the Metropolitan Council for land within the MUSA. The City's average MUSA
density is currently less than two units per acre. Based on previous experience and
recent City staff discussions with the Met Council, it is likely approval of any
Comprehensive Plan amendment at this time will be conditioned on the City
evaluating the need for higher residential densities elsewhere in the community. The
proposed density of the Property may be appropriate but that cannot be evaluated in
isolation from a review of the densities necessary on all other properties to be added
to the MUSA in order for the City to achieve an MUSA-wide density of at least
three units per acre.
Resolution No. 2007-14
February 20, 2007
2
5. The City recently adopted an amended capital improvement plan (the "CIP") and
increased its user rates and connection charges to reflect higher demand for water in
the Uptown Hamel service area, which includes the Property. Neither the new CIP
nor the new rates and fees anticipated inclusion of the Property within the MUSA.
Similarly, the Comprehensive Plan's sewer staging plan did not anticipate having to
serve the Property with sanitary sewer. Including the Property within the MUSA at
this time would generate unanticipated demand for both water and sanitary sewer.
The impact of including the Property within the MUSA on both water and sanitary
sewer needs to be evaluated in a comprehensive manner, not on parcel by parcel
basis.
6. Approval of the Developer's application would be unfair in light of the City's
actions to deny or discourage other similar recent Comprehensive Plan amendment
and concept plan requests.
NOW, BE IT FURTHER RESOLVED, based on the above findings, each of which the
city council hereby adopts, the Applicant's request for a Comprehensive Plan amendment for the
Property is hereby denied.
Dated: February 20, 2007.
Carolyn A. Smith, Acting Mayor
ATTEST:
Chad M. Adams, City Administrator -Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member Cavanaugh
and upon vote being taken thereon, the following voted in favor thereof:
Smith, Weir, Cavanaugh, Johnson
and the following voted against same: (Absent: Crosby)
None
Whereupon said resolution was declared duly passed and adopted.
Resolution No. 2007-14
February 20, 2007
3