HomeMy WebLinkAbout5.a. Request by Mark Elliot Homes for a Preliminary Plat & Major Amendment to the Planned Unit Development Agreement to Allow the Construction of 48 TownhomesEXECUTIVE SUMMARY
Planning Commission Meeting Date: February 24, 2015
Tentative City Council Meeting Date: March 17, 2015
AGENDA ITEM: Case 15-05-PUD, 15-06-PP: Request by
AGENDA SECTION:
Mark Elliot Homes for a Preliminary Plat and
Major Amendment to the Planned Unit New Business
Development Agreement to Allow the
Construction of 48 Townhomes.
PREPARED BY: AGENDA NO. 5.b.
Eric Zweber, Senior Planner
ATTACHMENTS
: Location Map; GlenRose Quads Elevations;
APPROVED BY: KL
GlenRose Quads Floor Plans; GlenRose
Rowhomes Front Elevation; GlenRose
Rowhomes Floor Plans; GlenRose Site Plan;
GlenRose Grading & Drainage Plan;
GlenRose Landscape Tree & Buffer Planting
Plans; GlenRose Landscaping Foundation
Plantings Plan; GlenRose of Rosemount
Dean Johnson Homes Planned Unit
Development Agreement; GlenRose City
Council Executive Summary dated July 19,
2005; Payment Agreement with Alpine
Capital;
February 17
Memorandum dated February 19.
RECOMMENDED ACTIONS: Motion to Recommend that the City Council Approve the
Major Amendment to the GlenRose of Rosemount to allow Mark Elliot Homes to Construct
24 GlenRose Quads and 24 GlenRose Rowhomes, subject to the following conditions:
1. The GlenRose Quad design dated 10/28/2014 shall replace the GlenRose 6-Plex
Condominium (Exhibit 18) designs.
2. The GlenRose Rowhome design dated 11/14/2014 shall replace the GlenRose 6-
Plex Rowhouse Type 1 and Type 2 (Exhibits 16 and 17) designs.
3. Site Plan Sheet C2-1 dated 10/31/2014 shall replace the Site & Signage Plan
Sheet C2-1 revised 7/11/2005 (Exhibit 3).
4. Grading &Drainage Plan Sheet C3-1 revised 01/09/2015 shall replace the
Grading, Drainage & Erosion Control Plan Sheet C3-1 revised 7/11/2005 (Exhibit
4).
5. Landscaping Plan Tree & Buffer Plantings Sheet L1-1 shall replace Landscape
Tree & Buffer Plantings Sheet L1-1 revised 07/11/2005 (Exhibit 14).
6. Landscape Plan Foundations Plantings Sheet L1-2 shall replace Landscape Plan
Foundation Plantings Sheet L1-2 revised 07/11/2005 (Exhibit 15).
7. Compliance with the conditions and standards within the City Engin
Memorandum dated February 17, 2014.
8. Compliance with the conditions and standards within the Park and Recreation
February 19, 2014.
And
Motion
to Recommend that the City Council Approve the Preliminary Plat for GlenRose
that Reduces the Number of Units from 76 Units to 60 Units, subject to the following
conditions:
1. Execution of an Agreement approved by the City Attorney that describes the
improvements remaining and requires a financial surety that ensures the
improvements will be constructed and installed accordingly.
2. The Agreement will replace the Payment Agreement with Alpine Capital and
describe the improvements eligible for reimbursement from the $71,975.25
remaining from the Payment Agreement.
3.
Memorandum dated February 17, 2014.
4. Compliance with the conditions and standards within the Park and Recreation
SUMMARY
Applicant: Mark Elliott Homes
Location:
½ mile South of Connemara Trail, West of Erickson Park.
Existing Comp Plan Designation: MDR Medium Density Residential
Existing Zoning: R2 PUD Moderate Density Residential Planned Unit
Development
Gross Acres: 9.7 Acres
Met Council Net Acres: 9.7 Acres
2005 Approved Units: 76 Units
2005 Density: 7.84 Units/Acre
Proposed Units: 60 Units
Proposed Density: 6.19 Units/Acre
In 2005, Dean Johnson Homes received plat and Planned Unit Development (PUD) approval for a 76 unit
townhouse development named GlenRose of Rosemount. GlenRose was approved with two townhome
styles: 42 back-to-back townhomes called Condominiums and 34 single width townhomes called
Rowhouses. Only one building of six (6) Condominium units and one building of six (6) Rowhouse units
were constructed. In 2010, Dean Johnson lost the remaining development to the finance company Alpine
Capital. In 2011, the City entered into a Payment Agreement to obtain funds to address some infrastructure
improvements for the project, as well as reimburse previously incurred costs. There was no developer
identified to finish the project as initially approved. Currently, Alpine Capital has partnered with Mark Elliot
homes to finish the construction of the development.
The applicant, Mark Elliot Homes, proposes to finish the development of GlenRose, but he does not feel
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that the six (6) and seven (7) unit buildings are marketable. The applicant proposes to reduce the six (6) unit
Condominium buildings into four (4) unit Quad buildings, and reduce the six (6) and seven (7) unit
Rowhouse buildings into three (3) and four (4) unit Rowhomes. Mark Elliot Homes also proposes to update
the exterior elevations by add more gables and dormers and giving the Quads four-sided architecture.
These changes would reduce the total number of units from 76 units to 60 units. No changes are proposed
to the private street layout or the homeowners association (HOA). Mark Elliot Homes has met with the
homeowners in the two built buildings. Staff has discussed the proposal with one existing homeowner and
the attorney for their HOA. They have stated that they are supportive of the home designs and completing
the development, but they have concerns as to whether the site improvements can be completed without
additional expenses to the homeowners or the HOA. Mark Elliot Homes will be required to complete the
improvements at his cost, but he will be able to be reimbursed for some of the activities with the $71,975.25
in remaining funds from the Alpine Capital payment. Mark Elliot Homes will be responsible for any
improvement costs beyond the $71,975.25.
ISSUE ANALYSIS
Legal Authority. As discussed during legal training, a preliminary plat request is a quasi-judicial decision
for the Planning Commission meaning that the Planning Commission is acting as a judge to determine if
the regulations within the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being
followed. The Major Amendment to the Planned Unit Development Master Development Plan is a
legislative decision because of the Code deviations being requested. Legislative decisions give the Planning
Commission more latitude, but consideration should be given to the PUD standards of the existing 2005
GlenRose PUD agreement.
The exterior designs of the buildings have been updated. The current Condominium
design includes one gable over the middle unit and a very simple lap siding gable on the building ends.
The existing design includes brick wainscoting at the doorways and the building corners. Mark Elliot
Homes proposes to include a gable and dormer on the front of each Quad unit and a dormer on the side
elevation of units. The entry will have a small column lined porch. In exchange for the increased
architectural interest, Mark Elliot Homes is requesting removing the brick wainscoting. Staff finds that the
proposed design is an improvement over the simple Dean Johnson design and supports the removal of the
brick wainscoting requirement.
The Dean Johnson Rowhouses had one gable in the front elevation of each unit, simple entry doors and
brick wainscoting around the doors and at the front corners of the building. The Mark Elliot Homes
Rowhomes proposes a gable and a dormer on the front façade of each unit and a small columned patio at
each entry. Similar to the Quads, Mark Elliot Homes proposes to remove the brick wainscoting. Staff
finds that the proposed design is an improvement over the simple Dean Johnson design and supports the
removal of the brick wainscoting.
. There are no proposed changes to the alignments of the existing streets. The
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development is connected to South Robert Trail by the public street 140 Circle, which is completely
improved. The private streets have their base course of asphalt. Mark Elliot Homes will need to install
the final wear course and can be reimbursed by the payment agreement funds.
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The only change to the Preliminary Plat is the reduction of units shown on the Site Plan
and the minor grading changes need for the reduced grading.
. There is no new Final Plat. GlenRose is a condominium with a recorded common interest
community (CIC) plat. The new units will all fit within the lots of the existing Final Plat.
. Very minor grading changes are proposed in the areas needed to reduce the number units in the
buildings. The mass grading for this plat was completed in 2006. The final grading will be completed with
the construction of the building and be inspected with the building permits.
Most of the perimeter landscaping was installed by Dean Johnson. Mark Elliot Homes has
proposed revised landscaping for the buildings that is similar in design to that originally approved. Staff
supports the minor revisions to the landscape plan.
. The park dedication was completed by Dean Johnson. The Parks and
Recreation Director does not recommend any additional park improvements.
. The Assistant City Engineer has reviewed the application. There are relatively
few comments because most of the infrastructure was installed by Dean Johnson. The comments are
predominately concerning the remaining improvements that were addressed in the Alpine Capital Payment
Agreement. The City Engineer will be working with the City Attorney to develop an agreement with Mark
Elliot Homes that requires Mark Elliot Homes to complete the improvements and may be reimbursed
with the funds remaining from the Alpine Capital Payment Agreement.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the Preliminary Plat and Major Amendment to the Planned Unit
Development Agreement to construct 24 quad units and 24 rowhome units. This recommendation is based
on the information submitted by the applicant, findings made in this report and the conditions detailed in
the attached memorandums.
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MEMORANDUM
DATE:
February 17, 2015
TO:
Eric Zweber, Senior Planner
CC:
Kim Lindquist, Community Development Director
Andrew Brotzler, Director of Public Works/City Engineer
Dan Schultz, Parks and Recreation Director
Christine Watson, Public Works Coordinator
FROM:
Phil Olson, Assistant City Engineer
RE:
Glenrose of Rosemount Engineering Review
S:
UBMITTAL
The plans for Glenrose of Rosemount have been prepared by Loucks Associates and Whitten
Associates, Inc. Engineering review comments were generated from the following documents
included in the submittal:
Site plan (1 sheet), dated October 31, 2014
Grading & Drainage Plan for Building Pads (1 sheet), dated December 1, 2014
Wetland Delineation Report, (15 pages), dated October 27, 2014
Landscape Plan, (2 sheets)
Home Plans and Renderings
DF:
EVELOPMENT EES
1.An agreement between the city and developer is required to ensure that all remaining public
and private infrastructure is installed as proposed. Staff is currently working with the city
attorney to draft the agreement.
2.The agreement will include a condition for the city to reimburse the developer up to
$71,975.25 for improvement costs of the four items listed below. A credit of $71,975.25 is
remaining on the property from the previous development.
The installation of the streetlights
The installation of the remaining street name signs
The wear course on the private streets
The survey of the retaining wall by a qualified structural engineer and any repairs
recommended by that engineer
3.The agreement will also require the developer to provide securities for landscaping, grading,
wetland mitigation, survey, streetlights, erosion control, and several other remaining
improvements.
SPC:
ITE LAN OMMENTS
4.The proposed site plan is very similar to the previous Glenrose development plan approved
in 2005. Public utilities within the existing roadways are sized appropriately for the proposed
changes to the development. No additional public utilities are required.
5.The plan sheets to not clearly show what infrastructure is currently installed and what
infrastructure is needed to finalize the development. The following items should be clearly
shown on the plan as proposed improvements
Wear course paving of private roadways
Streetlight locations
Street signage: 8 signs
Burgundy Way & Burnley Way
Burnley Way & Burma Avenue (2)
Burnley Way & Burnley Way (2)
Bumley Way: House Numbers (3)
WMC:
ETLAND ITIGATION OMMENTS
6.Wetland mitigation and monitoring was a condition of approval for the previous Glenrose
development plan and the same condition applies to the current submittal. Last fall, the
developerÔs engineer completed a delineation to verify the size of the wetland area. Since the
delineation was completed outside of the growing season, the delineation limits cannot be
verified by the city until spring. Additionally, a map showing the original wetland in
comparison to the delineation will need to be supplied to compare the mitigation area. Upon
acceptance of the delineation, the developer will proceed with a 5 year monitoring plan to
verify that the wetland is fully established as originally proposed.
UI:
NDERPASS MPROVEMENTS
7.No additional pedestrian improvements are required as part of this development.
In 2013, the City constructed a pedestrian underpass across TH 3. The underpass connects
the southwest corner of the Glenrose development to the high school property. It was
constructed to provide a safe crossing location for pedestrians between downtown and
Connemara Trail.
The city also constructed a new sidewalk along the south side of Bumley Way to provide a
connection between the underpass and Erickson Park. In addition, damaged and settled
sidewalk was replaced along the retaining wall west of the pond. A trail easement was given
to the city by the property owner to allow for the construction and maintenance of the
sidewalk from the pedestrian underpass to Erickson Park.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.
MEMORANDUM
To:
Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Jason Lindahl, Planner
Andy Brotzler, Public Works Director/City Engineer
Phil Olson, Assistant City Engineer
From:
Dan Schultz, Parks and Recreation Director
Date:
February 19, 2015
Subject:
Mark Elliot Homes – Preliminary Plat
The Parks and Recreation Department recently reviewed the preliminary plat from Mark Elliot
Homes. After reviewing the plans, the Parks and Recreation Department staff has the following
comments:
PARKS DEDICATION
There is no parks dedication to be paid with this preliminary plat. The parks dedication for this
development was paid in full by the previous developer.
Please let me know if you have any questions about this memo.