Developer submits plan for Carriage Hills
Wensmann Homes seeks change in city’s guide plan to build housing
Erin Johnson, Thisweek Eagan Newspapers
Published June 11, 2004
Wensmann Homes is looking to build houses on Carriage Hills Golf Course,
but first it must get the city to change its own comprehensive guide plan.
The 120-acre golf course, located at 3535 Wescott Woodlands, is currently guided for public and quasi-public facilities.
Wensmann has submitted a request to amend Eagan’s guide plan to low-density residential so it can build 480 housing units on the property. Plans include mixed-use housing such as single family homes, townhomes, condominiums and senior condominiums.
The purchase agreement that Wensmann signed with current owner Ray Rahn is contingent upon the city’s approval of the amendment.
But opponents say the city should not change its guide plan to put housing on open space.
“The guide plan is really a guide for the future, kind of like the Constitution,” said Dan Bailey, whose home is on the golf course. “When the Constitution is tweaked, it is for the betterment of society. Where is the betterment for Eagan going to come into play here?”
Bailey is a member of the Carriage Hills Coalition, a grassroots citizens’ group protesting the development. The coalition was formed when Pulte Homes proposed developing the golf course in 1996.
Residents protested Pulte’s plan, and the proposal was ultimately denied by the city. Rahn then stepped in and bought the golf course, which he is now looking to sell.
Coalition members say they are concerned about the loss of open space if the property is developed, as well as traffic and safety and additional infrastructure costs.
“Four thousand people thought [development] was a bad idea eight years ago,” Bailey said. “What makes them think it’s not a bad idea now?”
Owner Terry Wensmann, who was not available for comment before this issue went to press, has said his plan is different from Pulte’s plan, and he wants to be sensitive to the concerns of existing residents.
The developer has also held a series of community meetings since the purchase agreement was signed.
A letter from Wensmann Homes President Herb Wensmann, posted on the coalition’s Web site, encourages residents and coalition members to participate in the plans.
“It has always been my philosophy to involve the neighbors in new projects that will eventually affect the area surrounding them,” he wrote.
The comprehensive guide plan is one of two ways cities can guide how property is developed, said Eagan Director of Development John Hohenstein. The other way is through zoning.
Zoning details very specific uses for property, while the guide plan is a more “global” document that outlines general land uses, he said. It is a template of the city’s long-range goals.
While they have been approved in the past, changes to the comprehensive guide plan are slightly harder to come by than zoning changes.
“The bar is higher,” Hohenstein said. “If somebody proposes a zoning change that is consistent with the guide plan, its pretty simple. When they are asking for radical changes, it’s a higher level of review.”
A guide plan change requires approval by four of five council members, while a zoning change only requires a majority vote.
If the council considers approval of an amendment,
it must first be forwarded to the Metropolitan Council for review.
The Met Council examines whether the proposal conflicts with its own plans
or those of surrounding communities, Hohenstein said.
“They’re basically looking more at if it will have a regional impact,” he said.
Barring any glaring conflicts, the Met Council is likely to identify potential issues
and pass those comments to the City Council to make the final decision.
Developers don’t have to prove hardship when requesting a guide change
like they do when applying for a variance change, nor do they have to
prove a benefit to the community like with a planned development.
But they do have to make a case for the change, Hohenstein said.
“They have to demonstrate that the change would be consistent with the city’s long-range goals and land uses in that area,” Hohenstein said.
The request for a comprehensive guide plan amendment will go before the Eagan Planning Commission on June 22 and the Eagan City Council on July 20.
