FOR DISCUSSION ONLY: Review Concept Plan for Rum River Hills Housing Development

The City has received a request from Rum River Hills Golf Course to review a concept plan to introduce housing units on the golf course property. Based on the current concept plan, there would be approximately 72 housing units created. Two (2) golf course holes would be impacted, but the overall primary use as a golf course would remain. This would not be a complete redevelopment of the golf course.

The proposed model would be a mix of detached and attached medium density residential. See the attached exhibit for a conceptual layout. This would necessitate a Comprehensive Plan and Zoning Amendment. This is intended to be a broad policy discussion, not a specific site plan review. There are a number of site specific review conditions that are not addressed with this case. These items would be reviewed when a refined and updated site plan would be prepared by Rum River Hills.

In addition, Rum River Hills desires to consider relocating two (2) existing holes to the west side of Saint Francis Boulevard as well as review the potential for housing units on this parcel south of the retail corner. This parcel is owned by the City and is the location of Water Tower #3. This would likely necessitate the construction of a pedestrian underpass in some capacity. This parcel is located within the R-1 Residential (Rural Developing) District. This would require a Comprehensive Plan and Zoning Amendment to extend the Metropolitan Urban Service Area (MUSA) boundary to achieve the densities being discussed (primarily detached single-family) as well as guiding the golf course holes as public/quasi-public.

Finally, Rum River Hills is interested in seeing if adjacent parcels are interested in development now or in the future. As the City has not formally contacted these Property Owners yet, Staff has not included these parcels in this discussion at this time.

Staff has scheduled a public process to involve residents and stakeholders in reviewing the overall node comprehensively. This process is tentatively scheduled for September 26, 2013 with the intent to provide findings at the October 5, 2013 Planning Commission Meeting.

As this is a preliminary, conceptual land use scenario review and not an official application, notification is not required at this time. Staff will be notifying area Property Owners and stakeholders of the upcoming public process tentatively scheduled for September 26, 2013. In addition, any official application will also include the required notifications and public hearings.

Rum River Hills desires preliminary, conceptual feedback before preparing new concept plans. As a matter of policy, the question before the Planning Commission this evening is whether the Planning Commission would 1) entertain a Comprehensive Plan and Zoning Amendment to allow a combination of attached and detached medium density residential on a portion of the existing golf course and 2) entertain a Comprehensive Plan and Zoning Amendment to allow two (2) golf course holes on the current Water Tower #3 Site, as well as residential uses to be served with municipal water and sanitary sewer. This review does not bind the Planning Commission to a particular decision. The intent of this discussion is to provide pre-sketch plan feedback to the Property Owner in order to assist them in preparation of a Sketch Plan, if said Sketch Plan is submitted.

A refined concept plan review will make better use of the public process on September 26. Again, this would be a concept plan prepared by Rum River Hills that Rum River Hills would present as part of the public process on September 26. This will assist the City in gathering feedback from stakeholders and involve them with the development of the future of this node.

Preparation of this discussion is being handled as part of normal Staff duties. If an application is submitted, all costs associated with processing said application are the responsibility of the applicant.

Generally speaking, Staff would support further review of the concept of introducing residential uses along the perimeter of the golf course, relocation of existing holes, and residential on the west side of Saint Francis Boulevard, south of 167th Avenue NW. However, without more detailed site plans and the completion of the proposed public process and involvement, Staff would not feel comfortable making a formal recommendation on a Comprehensive Plan and Zoning Amendment at this time.

Staff will schedule a follow up discussion for the October 5, 2013 Planning Commission Meeting, following the September 26, 2013 public process.

For discussion and feedback only. No motion is being requested.