HomeMy WebLinkAbout5.a. City of Rosemount Site Plan Review & CUP to Allow Outdoor Recreation ComplexD 14ROSEMOUt �T EXECUTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: May 28, 2013
Tentative City Council Meeting Date: June 18, 2013
AGENDA ITEM: Case 13 -18 -SP & 13 -19 -CUP
City of Rosemount Site Plan Review &
Conditional Use Permit to Allow
AGENDA SECTION:
Construction of the 1St Phase of the City's
Public Hearing
Outdoor Recreation Complex Containing
3 Soccer Fields and a 145 Stall Parking Lot
PREPARED BY: Jason Lindahl, AICP
AGENDA NO.
Planner
5.a.
ATTACHMENTS: Site Map, Preliminary Master Plan,
APPROVEDJ��
Preliminary Phasing Plan, Overall Planting
Plan, Electrical Site Lighting
RECOMMENDED ACTION: Staff recommends the Planning Commission make the
following two motions:
Motion to approve the site plan for the City's Outdoor Recreation Complex, subject to
the following:
1. Approval of a conditional use permit allowing the outdoor recreation complex
use in the AG — Agricultural district (public park).
2. Future development of any structures will require separate site plan approval by
the Planning Commission.
3. Construction of the 145 stall off - street parking lot and its connection to Bonaire
Path prior to any formal use of the site.
4. Provision of satellites in conformance with Dakota County Health standards for
portable sanitary facilities.
5. Future installation of any signs on the site shall require approval of an
administrative sign permit.
6. Conformance with all the requirements of the City Engineer.
Motion to recommend the City Council approve a conditional use permit allowing the
outdoor recreation complex use in the AG —Agricultural district.
1. Site plan approval for an outdoor recreation complex and compliance with all
conditions of approval.
SUMMARY
Applicant & Property Owner(s): City of Rosemount Parks and Recreation Department
Location: North of Bonaire Path and East of Akron Avenue
Area in Acres: 57.6 Acres
Comp. Guide Plan Desig: POS — Parks and Open Space
Current Zoning: AG - Agriculture
The applicant, the City of Rosemount Parks and Recreation Department, requests site plan and
conditional use permit approvals to allow construction of the City's Outdoor Recreation Complex.
The 57 acre facility is planned for the 57 acres in the northeast quadrant of Bonaire Path and Akron
Avenue. Staff recommends approval of the requests subject to conditions.
PROJECT DETAILS
The outdoor recreation complex is planned for a 57 acre property located north of Bonaire Path and
East of Akron Avenue. The subject property was donated to the City in 2007 by Flint Hills
Resources. Overall, the site will contain seven athletic fields, an access driveway, two parking lots,
storm water ponds, bituminous trails (including a segment of the Rosemount Interpretive Trail), a
concession building and designated spaces for future park amenities and a maintenance garage. The
first phase covers approximately 18 acres and includes three athletic fields, internal bituminous trails
and a 145 stall parking lot. The applicant plans to grade the site and construct the three athletic
fields in 2013. When completed, the fields must mature for one year prior to accommodating any
events. Depending upon the economics of the project, the parking lot may be constructed with the
fields or installed later. In either event, the parking lot must be installed and paved prior to public
use of the fields which is slated for 2015.
ISSUE ANALYSIS
Legal Authority
City review of both site plan and conditional use permit applications are Quasi - Judicial actions. As
such, the City has a set of standards and requirements for both applications. Generally, if the
applications meet the ordinance requirements they must be approved. The standards and
requirements for each application along with staff's findings for the specific review criteria are
provided below.
Site Plan Review
The purpose of a site plan review is to evaluate each project as it relates to the performance and site
design standards of the zoning ordinance and is required for all commercial, industrial, institutional
and multi- family development projects. In this case, the applicant proposes an outdoor recreation
complex in the AG — Agricultural district. While the Planning Commission is empowered to
approve all site plans, the City Council must act on the associated conditional use permit (see
below). As a result of this analysis, staff recommends approval of the site plan subject to
conditions.
Land Use & Zoning. The 2030 Land Use map guides the subject property as POS — Parks and
Open Space. According to the Comprehensive Plan, this category is intended to provide a wide
variety of recreational and open space opportunities from ball fields to nature preserves and
designates P/I — Public and Institutional as the corresponding zoning classification. The property's
current AG — Agricultural zoning classification allows the proposed outdoor recreation complex as a
conditional use.
Lot and Building Standards. Overall, the Master Plan for the site includes a concession stand and
maintenance garage. However, the structures are not part of the first phase and therefore not
specifically addressed in this application. A condition of approval requires separate approvals prior
to construction for either the concession stand or maintenance garage, as well as any other site
structure.
2
The current application includes three athletic fields, internal bituminous trails and a 145 stall
parking lot. Staff finds these features meet the minimum setback requirements of the AG —
Agricultural zoning district detailed in the table below.
Building Performance Standards for the AG — Agricultural District
Standard
Required
Propose & Future Structures
Parking*
Fields
Park
Amenities
Maintenance
Building
Front South
30 ft.
100'
270'
360'
40'
Side (East)
30 ft.
210'
260'
1,090'
910'
Side (West)
30 ft.
550
370
40'
140'
Rear (North)
30 ft.
1,640'
620'
1,140'
1,710'
Bldg. Height
40 ft.
N/A
N/A
N/A
N/A
1 arkang setback requirements are 50 fmntyard and 5'side and rearyardr
Access. Access to the site will be provided through an internal access drive with connections to
both Akron Avenue and Bonaire Path. The Bonaire Path access will be constructed as part of the
current phase while the Akron Avenue access will be part of a future phase.
Parking. Rosemount's parking regulations currently do not include a specific standard for outdoor
recreation complexes. In designing the site, staff worked with the landscape architect to calculate
appropriate parking requirements based upon established industry standards. The standard calls for
40 parking stalls per field based on the assumption that each field will host two teams of 10 players
and parking should be designed to accommodate the current and futures users with some incidental
overlap. Based on this model, the applicant plans to construct a 145 stall parking lot for the first
three fields. Depending upon the economics of the project, the parking lot may be installed initially
with other site work, or later, prior to activity being programmed at the site, which is expected in
2015. In addition, another 135 stall parking lot is planned as part of future development. Overall
the site plan illustrates 280 off -street parking stalls and is consistent with the 40 stalls per field
standard (40 stalls x 7 fields = 280 total stalls).
Exterior Building Materials. The overall plan for the site includes a concession building and
maintenance garage. However, these structures are not part of the current proposal and therefore
not specifically addressed in this application. These structures must receive separate approvals prior
to their construction in any future phase(s).
Trash Enclosure. Staff finds that the three fields and associated parking lot planned for the first
phase do not require a trash enclosure. The applicant plans to locate individual trash containers
throughout the subject property similar to those used in the City's park system and empty them as
necessary. Staff acknowledges that future development may raise activity on the site to a level
necessitating installation of a trash enclosure and will account for this possibility when reviewing
future phases.
Landscaping.
Rosemount's landscape regulations currently do not include a specific standard for outdoor
recreation complexes within the AG — Agriculture district. The landscape plan for the 18 acres in
current phase includes a total of 67 trees. Forty one will be deciduous trees (a mixture of Maple,
Birch, Honeylocust, and White Pine) while the remaining 27 will be coniferous trees (Black Hills
Spruce). The trees are distributed in groups around the perimeter of the athletic fields to further
define each playing area and enhance screening to adjacent properties.
3
Signage. The applicant has no definitive sign plans at this time and is still considering placing
ground monument signs adjacent to the access points along Bonaire Path and Arkon Avenue.
Future installation of any signs on the site will be subject to the applicable sign standards and require
approval of an administrative sign permit.
Exterior Lighting. The lighting plan for the subject property illustrates eight safety and security
lights around the perimeter of the proposed parking lot. The applicant has no plan to illuminate the
athletic fields at this time. Each of the proposed lights includes a LED cobra -head style fixture
mounted on a 25 foot light standard. The photometric information included in the plan indicates
the proposed lighting will not exceed the City's lighting standard of 0.5 lumens at any residential
property line or 1.0 lumens at any non - residential property line.
Pedestrian and Bicycle Access. Plans for the site call for bituminous trails to extend throughout
the recreation complex. These trails will connect to the City's overall sidewalk and trail system
through the existing County trail along Akron Avenue and a future segment of the Rosemount
Interpretive Trail. Connection to the Interpretive Trail is dependent on the pace of surrounding
development.
Availability of Utilities. The subject property is located within the Metropolitan Urban Service
Area (MUSA) boundary; however, no sewer or water service for public consumption is planned as
part of the current phase. Water will be brought on site to permit irrigation of fields. In the future,
the water line would be extended to the concession building. The applicant intends to supply
sanitary facilities through the use of portable satellites. As a result, staff recommends a condition of
approval require the applicant to provide handicap accessible satellites in conformance with Dakota
County Health standards for portable sanitary facilities.
Conditional Use Permit
The purpose of conditional use permits (CUPs) is to allow for those uses which may be suitable for
a given site under certain circumstances. As a conditional use, the outdoor recreation complex is
subject to the general CUP standards outlined in Section 11 -10 -7. These standards evaluate the
City's land use and zoning performance standards in the context of the proposed use's potential
impact on the surrounding properties. After reviewing the applicant's plans in comparison with the
applicable standards, staff finds the proposed use meets the conditional use permit requirements and
recommends approval.
1. Will not be detrimental to or endanger the public health, safety, or general welfare of the
neighborhood or the city.
Finding: The proposed use is consistent with the City's land use and development regulations
for outdoor recreation complexes as detailed in the site plan review and conditional use permit
sections of this report and will not be detrimental to the public health, safety, or general welfare
of the neighborhood or the City of Rosemount.
2. Will be harmonious with the objectives of the comprehensive plan and city code
provisions.
Finding: The proposed outdoor recreation complex use is consistent with both the land use and
zoning designations for the subject property. The subject property is located within the
Metropolitan Urban Service Area (MUSA) boundary and the 2030 Land Use map guides it as
0
POS — Parks and Open Space. According to the Comprehensive Plan, this category is intended
to provide a wide variety of recreational and open space opportunities from ball fields to nature
preserves.
The site is compatible with the agricultural and residential character of the surrounding area.
The surrounding present and future land uses are detailed in the table below. Currently, the site
is bordered by rural residential uses to the north and south and agricultural uses to the east and
west. The Future Land Use Map anticipates low density residential to the north, south and west
and continued agricultural activity to the east.
Present and Future Land Uses Surrounding the Outdoor Recreation Complex
Direction
Present
Future
North
Rural Residential
Low Density Residential
South
Rural Residential
Low Density Residential
East
Agricultural
Agriculture
West
Agriculture
Low Density Residential
The site is also consistent with the zoning standards for the AG — Agricultural district and the
development standards for outdoor recreation complexes as detailed in the site plan review
section above.
3. Will be designed, constructed, operated and maintained so as to be compatible or
similar in an architectural and landscape appearance with the existing or intended
character of the general vicinity and will not change the essential character of that area,
nor substantially diminish or impair property values within the neighborhood.
Finding: The predominate surrounding existing and planned land uses are agriculture and
residential. The site's landscape appearance will include natural open space, manicured athletic
fields, bituminous trails and paved parking lots surrounded by continuous curb and gutter
consistent with or better than the design of nearby development. While the current proposal
does not include structures, future phases will likely include concession and maintenance
buildings. As noted in the site plan review section of this report, any future structures will
require separate site plan approval.
4. Will be served adequately by existing (or those proposed in the project) essential public
facilities and services, including streets, police and fire protection, drainage, structures,
refuse disposal, water and sewer systems and schools.
Finding: The existing site will be adequately served by essential public facilities and services.
Access to the subject property will come from Bonaire Path and Akron Avenue. Currently both
streets are paved up to the subject property but then transition to gravel surfaced rural sections.
Plans to improve these roads are included in both the City's (Bonaire Path) and Dakota County's
(Akron Avenue) 5 year Capital Improvement Plans (CIP) but are dependent on the pace of
surrounding development. Police and Fire service will continue to be provided by the City of
Rosemount. And the site will have adequate refuse, water and sewer services (see site plan
review sections below).
5. Will not involve uses, activities, processes, material equipment and conditions of
operation that will be hazardous or detrimental to any persons, property, or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.
9
Finding: The outdoor recreation complex use will not involve uses or activities that would be
harmful to the surrounding area. The primary use of the site will be for soccer athletic fields.
This use and other associated recreational activities are consistent with the Future Land Use
designation and current zoning classification.
6. Will have vehicular ingress and egress to the property which does not create traffic
congestion or interfere with traffic on surrounding public streets.
Finding: The site will have adequate ingress and egress from Bonaire Path and Akron Avenue.
The Bonaire Path access will be constructed as part of the V phase parking improvements to be
completed prior to 2015 while the Akron Avenue access will be constructed as part of a future
phase.
7. Will not result in the destruction, loss or damage of a natural, scenic, or historic feature
of major importance and will comply with all local, state, and federal environmental
quality standards.
Finding: The proposed facility will not result in the destruction, loss or damage of a natural,
scenic, or historic feature of major importance and shall comply with all local, state, and federal
environmental quality standards. Development of the subject property into an outdoor
recreational complex featuring seven soccer fields, associated recreational activities, parking
facilities, and bituminous trails (including a section of the Rosemount Interpretive Trail) serve to
complement the natural, scenic, and historic characteristics of the site.
8. These standards apply in addition to specific conditions as may be applied throughout
this code.
Finding: Further analysis of the site can be found in the Site Plan Review sections of this report
above.
CONCLUSION & RECOMMENDATION
Staff recommends the Planning Commission approve the proposed site plan, subject to conditions,
and recommends the City Council approve the associated conditional use permit to allow
construction of the City's Outdoor Recreation Complex. Overall, plans for the site include seven
athletic fields, an access driveway, two parking lots, storm water ponds, bituminous trails (including
a segment of the Rosemount Interpretive Trail), a concession building and designated spaces for
future park amenities and a maintenance garage. The first phase covers approximately 18 acres and
includes three of the athletic fields, internal bituminous trails and a 145 stall parking lot. The
applicant plans to grade the site and construct three of the athletic fields in 2013.
N
Flint Hills Athletic Complex
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a Map Scale
legal document and should not be substituted for a title search, appraisal, survey, or for zoning 1 inch = 707 feet
verification, Dakota County assumes no legal responsibility for the information contained in this data. 04/12/2013
Future
Regional Trail
Future
Concessions
Building
Parking Lot
(135 Stalls)
Infiltration
Basin (typ)
Space for —
Future Park
Amenities
dl I
a.
�l
f t1.1
240'x 360'
Athletic Green
Space for
Future Park
I
Maint. Garage
4
4
A0
1 "x?
Ali o-tic --n
Plav Container
—4
I �Or 1-1-1
240' x 360' 240' x 360'
Athletic (Ire LAthletic Green
'4v
N 0
494 4)
240'x 360' 240'x 360'
Athletic Green Athletic Green
_T120'
Parking Lot
145 Stalls)
F- -I
II l
"OW
0 N i114 OF SEC 22
5 19
4 t _j
Space for
Future Park
I
Maint. Garage
4
4
A0
1 "x?
Ali o-tic --n
Plav Container
—4
I �Or 1-1-1
240' x 360' 240' x 360'
Athletic (Ire LAthletic Green
'4v
N 0
494 4)
240'x 360' 240'x 360'
Athletic Green Athletic Green
_T120'
Preliminary Master
Plan
Outdoor Recreation Complex
City of Rosemount, MN
0 IN, 200, 300'
Gra- kale
IA
Project #12-01
Date" A01. 2012
ARAUER & AssoamEs, LTD.
tM. USE PUNNING AND DEWA
10417 Excelsior Blvd. - Sute One
Hopkins. MN 55343
Tel 952-238-0831 Fax 952-2380833
Parking Lot
145 Stalls)
F- -I
L
0 N i114 OF SEC 22
5 19
—J
BO NAIRE PAT]
Preliminary Master
Plan
Outdoor Recreation Complex
City of Rosemount, MN
0 IN, 200, 300'
Gra- kale
IA
Project #12-01
Date" A01. 2012
ARAUER & AssoamEs, LTD.
tM. USE PUNNING AND DEWA
10417 Excelsior Blvd. - Sute One
Hopkins. MN 55343
Tel 952-238-0831 Fax 952-2380833
Future Regional
Trail
T— --
j
1 a
I
,I
W
a �
zl
oa
oe ia
I
I
I
A
Future
Concessions e
Building +j
Parking Lot ;;
(135 Stalls) II
n
u
Infiltration
["I T-80-7
240' x 360' Athletic
Green
I
ZF 101u,
V
'
u i —
Basin ( t yp) ij •.�.\
PHASE 1 --— J— — I
IMPROVEMENTS
I I
Space for Future
Park Amenities
L___J
Access to'
Future
Amenities
Space for Future
Park Maint. L
Garage
240' x 360' Athletic
Green
Play Coital
1 r
1
j l
i
E
I
240' x 360' Athletic
Green
I
4
a
240' x 360' Athletic 240' x 360' Athletic
Green Green y
z
1
� e
I
I
F 360' Athletic
Green I
120
#� Ii
Parking Lot _ n
(145 Stalls)
. a
SEC 22 j
K BONAIRE PATH
Q 11\OSEM0 NT
MINNESOTA
Preliminary Phasing Plan
Outdoor Recreation Complex
100' 200' 300'
Graphic Scale
Project #01916 -72
Date: August 10, 2012
OPAUER Sc ASSOCIATES, LTD.
701 Xenia Avenue South, Suite 300
Minneapolis, MN 55416
Tel 763 - 5414800 Fax 763- 541 -1700
MS: X
Layout: Ls.t -YUry roa
Xref. d: Xref: 01 I.0 1 YLnry
I: new 91 &75
0
m
5
O
r
J
a;
r m I
mm
----- - - - - -- — - - --
� ry
I R 1 x N31
� J
-- -- —_
---
INg€ z
w
'n
agHfr
ro
D`�
'a S
S
W
o
—
ma
1
AR\^�m
.r
I
q
v
N
Itl
ry
Y' ,
I �1q i
0
m
5
O
r
J
a;
r m I
mm
----- - - - - -- — - - --
� ry
I R 1 x N31
� J
-- -- —_
---
INg€ z
w
'n
agHfr
ro
'a S
S
o
—
m
g 4 �
gal
,o Outdoor Recreation Complex - Phase 1
City of Rosemount, MN
OVERALL PLANTING PLAN
M
F— — — — — , - - -�
cz
£ an
x
—o -_ - - - - - --
200' EASEMENT PER.
11F � ss yob 6� R
��R4z t<��
b ,1 NS�MH 3,11g� E11a
il
10A, Ni I g
R
s
N;
sw55Sg
gam
® R E xis �rsm
im-
Ra �5F "R
Hip
WIN j
A 9A
198 HO
$ WQ ;; w
pi
eIa r Ik s VaIM � rrlulW M 1OI01 r _M�IV
re. L
y. mlanla �sM
NVY'1Nnovqaso8
fill;
LU
! », 11111101 0111111V
How ino iNnOV43SOH ON11HO11 311S IVOIK3313
11,411,11ol!
\
! \
�
}
R.
wilili
........... . .
11,411,11ol!
R.
wilili
�j$
� \\
/j \� \���
�� ddld
� :