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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. 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