HomeMy WebLinkAbout8.a. Concept Plan Review and Comprehensive Plan Amendment, GlenRose of Rosemount by Dean Johnson Homes, 04-26-CON/04-52-CPCITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
City Council Meeting Date February 1, 2005
AGENDA ITEM CASE 04 -26 -CON Concept Plan Review
CASE 04 -52 -CP Comprehensive Plan
AGENDA SECTION: New
Amendment, GlenRose of Rosemount by
Business
Dean Johnson Homes
PREPARED BY: Kim Lindquist, Community Development
Director
AGENT
48 A
`1
ATTACHMENTS: Draft resolution, Location map, Concept
APPROVED BY:
Plan, Building Elevations, 10/28/04 City
Council Work Session Packet and
Minutes, 09/15/04 City Council Work
Session Packet and Minutes, 08/23/04
Parks and Recreation Minutes 08/17/04
City Council Packet and Minutes,
07/27/04 Planning Commission Packet
and Minutes, 07/26/04 Parks and
Recreation Minutes
RECOMMENDED ACTION:
Motion to adopt a resolution approving the Concept plan and Comprehensive Plan
Amendment for GlenRose of Rosemount by Dean Johnson Homes subject to conditions
ACTION:
ISSUE
The Applicant, Dean Johnson Homes, has requested Concept approval for a townhouse
project to be located along Highway 3 across from the City's Community Center The
property is sometimes known as the Sunrise Lumber Site Initially the applicant had
submitted two designs for the site, one with and one without 3 acres dedicated for the County
Library This was because the final site for the library hadn't been chosen prior to application
With the City's purchase of the St Joe's site, the issue of the library siting is resolved That
decision aids in the land use discussion for the site
The proposal needs reguiding of the property from Public /Institutional to Medium Density
Residential and to approve a concept plan for the site The current project has an overall
density of 6 9 units per acre with 75 units on 10 8 acres Rezoning to PUD would occur with
approval of a master development plan, consistent with recent changes in the City's PUD
ordinance
APPLICATION HISTORY
On July 26, the Parks Commission discussed the concept plan On a 3 -1 vote the Parks
Commission recommended to reject the concept plan and recommend that the Council
purchase the property
On July 27, 2004, the Planning Commission conducted a public hearing for the concept and
the comprehensive plan amendment No one other than the developer attended for
comment The Commissioners requested clarification regarding the wetland area proposed
for mitigation The developer's consultant John Berg provided additional detail with design
renderings The Commission subsequently adopted the recommended motions
unanimously
The concept plan and comprehensive plan amendment was scheduled for City Council
deliberation on August 17, 2004 At that time, the Council continued the item, requesting it be
placed on a workshop agenda for discussion
On August 23, 2004, the Parks Commission was asked whether the Commission would
prefer land dedication or payment of the park fee if the concept plan was approved The
Commission did not favor land dedication with the protect The item was tabled to be
discussed in the future, although there was no further discussion at any later meetings
On September 15, 2004, the City Council discussed the two primary issues associated with
development of the site, traffic and land use Several members of the Council were
uncomfortable determining whether residential should be developed on the site until further
council goals are discussed There was discussion about how the property would fit into the
long range park and open space uses for the City and whether this was a good location or if
other sites within the community would be better
On October 28, 2004, the City Council discussed the land use issue for the site There
continued to be some concern that the city has not fully discussed their priorities for a variety
of public and private protects in the community and that reguiding of the property may not be
appropriate at this time
The developer has given an extension to the City until February 28, 2005
BACKGROUND
The property is formerly the site of the Sunrise Lumber Yard The building was demolished
several years ago The last owner to occupy the site was Friedges Landscaping The
property had been zoned C -2, Community Commercial The site is currently zoned PI
Public /institutional The land use designation is also Public /[nstdutional dating back at least to
1993 There have been various land use scenarios talked about for the property including
expansion of Erickson Community Park and a new site for St Joseph Catholic Church
The 1991 Erickson Park master plan included the site however, there was no follow through
for site acquisition In 2002, St Joe's church representatives approached the City asking
whether there was interest in acquiring the property The Parks Commission recommended
2
acquisition and the Council declined acquisition
In 2002 the City rezoned the property from C2 Community Commercial to PI
Public /Institutional The rezoning was initiated by the City to bring the site's zoning into
compliance with the recently adopted Comprehensive Plan The Plan had guided the
property to Public /Institutional The guide plan change came about due to the church's
ownership in the property and its potential use of the property Although designated as
Public /Institutional in the City's 2020 Comprehensive Plan, the Plan also lists the site as a
potential commercial redevelopment parcel
An application for concept approval was first received by the City in March 2003 Staff
concerns about traffic and site design stalled Commission review of the submittal The
current submittal is in response to staff comments and suggestions
Applicant Dean Johnson Homes
Property Owner(s) Church of St Joseph
Location East side of Highway 3 across from the Rosemount High School
Athletic Fields
Area in Acres 10 (approximately)
Comp Guide Plan Desig Public Institutional
Current Zoning Public
Nature of request Concept PUD for Residential Townhouses
Comprehensive Guide Plan Amendment
DISCUSSION
Many of the site plan issues have been resolved through revised plans While some details
need to be modified, the issues of land use and traffic have been the two overriding issues in
review of the request For this reason, the focus of this report is the information on these two
items, taken from previous council workshop discussions The information regarding site plan
issues can be found in the August 17, 2004, report which is attached for the Council's use
COMPREHENSIVE LAND USE PLAN
There has been extensive discussion as to whether public institutional or residential is the
best use for the property The property over its history has gone through a transition from
commercial to public institutional It appears that the last change was prompted by the current
ownership and the church's indication that they would be budding on the site Other uses that
would be permitted on the property are generally public uses such as a school, library, city
hall, and also include private businesses such as a medical clinic or hospital
In the previous discussions staff has indicated that the PI district is fairly restrictive While it
does provide several development opportunities, staff will be recommending in the future
using a different mechanism to permit institutional uses, most likely through the conditional
use permit process Although this change will occur it is not necessarily germane to the
application before the Council, as the Public /Institutional land use and zoning are
acknowledged and defensible land use controls for the city
Staffs support of change in land use, and therefore the townhouse project, is primarily due to
C3
the concerns about traffic The two issues are inextricably linked because uses have
particular trip generation characteristics Based upon the Institute of Traffic Engineers (ITE), a
residential project has traffic benefits over other public and private institutional uses
Generally, their daily trip generation rates are lower, but also the a m and p m peak rates
are lower This is especially important because the project will have direct access to Hwy 3 It
is the peak hours that cause the greatest concern due to safety concerns and the problems
with finding "gaps" in traffic to permit exiting from the project Staff expects that the
signalization system recently installed on Hwy 3 at Connemara will aid in providing
opportunities to exit the site
Introduction of additional residential on the edge of Downtown is also consistent with the goal
for revitalization of the Downtown The city's market study reinforced that additional "rooftops"
in the area will aid in attracting businesses to the Downtown Leaving the property
public /institutional may lead to private businesses being drawn from Downtown to a
greenfield site
The action requested is a comprehensive plan amendment which requires a 4/5 vote in the
affirmative by the Council The Concept plan approval requires a simple majority vote
RECOMMENDATION
Motion to adopt a resolution approving the Concept plan and Comprehensive Plan
Amendment for Glen Rose of Rosemount by Dean Johnson Homes subject to conditions
9
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2005
A RESOLUTION APPROVING THE CONCEPT PLAN
AND COMPREHENSIVE PLAN AMENDMENT FOR GLENROSE OF ROSEMOUNT
BY DEAN JOHNSON HOMES
WHEREAS, the Community Development Department of the City of Rosemount received an
application from Dean Johnson Homes requesting the Concept Plan and Comprehensive Plan
Amendment for the GlenRose of Rosemount, legally described as
Pt Lot 6 lying E of Rd EX N 3 acs Lot 5 EX Corn NW cor NEIA 29- 115 -19 E on N line 688
ft to NE cor Lot 1 SE on E line Lot 1 668 ft to NE cor Lot 5 SE on E line Lot 5 329 79 ft to Pt of
Beg cost SE on E line 750 47 ft to most S'ly cor Lot 5 W line NEIA N 335 94 ft to NE cor Lot
28 Auditor's Subdivision No 1 Rosemount N 51 °06'51" E 478 25 ft to be, AND N 3 A of that
part of Lot 6 E of Dodd Rd all in Auditor's Subdivision No 1 Rosemount
WHEREAS, on July 26, 2004, the Parks and Recreation Commission of the City of Rosemount
reviewed the Concept Plan, and
WHEREAS, the Parks and Recreation Committee of the City of Rosemount recommended to
reject the Concept Plan and recommend that the City Council purchase the property, and
WHEREAS, on July 27, 2004, the Planning Commission of the City of Rosemount reviewed the
Concept Plan and Comprehensive Plan Amendment for GlenRose of Rosemount for 25 attached
townhome units the area east side of Highway 3 across from the Rosemount High School
Athletic Fields, and
WHEREAS, the Planning Commission of the City of Rosemount conducted a public hearing
concerning the Concept Plan and Comprehensive Plan Amendment as required by ordinance and
received no comments from the public or affected neighboring property owners. and
WHEREAS, the Planning Commission adopted a motion to recommend that the City Council
approve the Concept Plan and Comprehensive Plan Amendment for GlenRose of Rosemount,
subject to conditions, and
WHEREAS, August 17, 2004, the City Council of the City of Rosemount reviewed the Planning
Commission's recommendation the Concept Plan and Comprehensive Plan Amendment for
GlenRose of Rosemount, and
WHEREAS, the City Council of the City of Rosemount continued the item and requested it be
place on a workshop agenda for discussion, and
WHEREAS, on August 23, 2004 the Parks and Recreation Committee of the City of Rosemount
considered land dedication or payment of the park fee as part of the approval of the Concept
Plan and
WHEREAS, the Parks and Recreation Committee of the City of Rosemount did not favor the
land dedication and tabled the item to be discussed at a future meeting, and
RESOLUTION 2005
WHEREAS, on September 15, 2004 and October 28, 2004 the City Council of the City of
Rosemount held workshops to discuss the development of the site, traffic and land use issues,
and
WHEREAS, on February 1, 2005 the City Council of the City of Rosemount reviewed the
Planning Commission's recommendation, the Parks and Recreation Committee's
recommendations, and the Concept Plan and Comprehensive Plan Amendment for G1enRose of
Rosemount
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Comprehensive Plan Amendment for G1enRose of Rosemount, subject to
1 Approval of the amendment by the Metropolitan Council
NOW, THEREFORE, BE IT FURTHER RESOLVED, the Council of the City of Rosemount
hereby approves the Concept Plan for G1enRose of Rosemount, subject to
1 Concept plan approval is for the 75 unit residential townhouse project concept plan that
was part of the initial application The concept plan with the library and to rxnhomes is
denied
2 The public access road must be aligned with the southern community center access and
be expanded to 3 lanes to permit 2 outbound lanes from the site
3. Provision of unrestricted turn- arounds with a minimum turning radius of 45 feet for all
dead -end common driveways or streets exceeding 150 feet, or as approved by the
Rosemount Fire Marshal
All townhouse units shall have two -car garages consistent with applicable zoning
standards
The site plan shall include adequate buffer area from Highway 3 for the residential
portion of the project Significant landscaping should occur along Highway 3 which shall
include a combination of differing plant materials to create a natural buffer Natural
plantings should be installed where there is a transition from the maintained area to the
adjoining natural areas
6. Concept approval does not guarantee the number of dwelling units
7 Payment in lieu of land dedication consistent with the ordinance standards
8 The applicant provide a trail easement through the site to the adjoining park and an
access easement for future installation of a Hwy 3 underpass
Incorporation of recommendations by the City Engineer relative to access, circulation,
drainage, easements, grading, storm water management, traffic and utilities
RESOLUTION 2005
10. Rezoning to PUD and execution of a PUD Agreement.
11 Conformance with PUD Final Development Plan Preliminary Plat and Final Plat
requirements
12 The developer receive approval of a WCA wetland mitigation plan
ADOPTED this first day of February, 2005 by the City Council of the City of Rosemount
William H. Droste, Mayor
ATTEST:
Linda Jentmk, City Clerk
Motion by Second by
Voted in
Voted against
Member absent-
Dr Johnson Homes Propc I for the
Former Sunrise Lumber Site
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Excerpt from the City Council Work Session of October 28, 2004
Land Use Discussion of GlenRose Site
Community Development Director Lindquist led a discussion regarding the most
appropriate land use for a ten -acre parcel located on the east side of Highway 3, '/a mile
north of 145` Street West, and previously known as the Sunrise Lumber site The
property is currently zoned Public /Institutional Uses permitted by right are all public
and institutional uses, facilities and structures Uses permitted by conditional use are
commercial recreation, inflatable domes, stadiums and structures, and cemeteries
Staff indicated the proposed GlenRose project for this property, is for either 51
twmiliomes and a library, or 75 townhomes If the townhome project is approved a
rezoning and Comprehensive Guide Plan amendment would be needed Staff is
requesting direction regarding the most appropriate land use for this property.
Areas of discussion included traffic concerns. park development, a library, the goals of
the City, and commercial uses versus residential use
Council requested additional information and further discussion regarding the land use
designation of Public /Institutional at a later v orksession
CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
Work Session Meetma Date- October 28. 2004
AGENDA ITEM: Land Use Discussion of GlenRose Site
AGENDA SECTION:
Discussion
PREPARED BY: Kim Lindquist, Community Development
AGENDA NO.
Director
ATTACHMENTS: September 15, 2004 City Council
Minutes and Memo and associated
APPROVED BY:
attachments
RECOMMENDED ACTION: Provide Staff Direction
ACTION:
ISSUE
At the August 17 City Council meeting the GlenRose of Rosemount project was before the
Council for deliberation on a Comprehensive Plan Amendment and Concept Plan Approval
for a residential townhome project Given the change in land use proposed, Councilmembers
requested discussion at the following work session, September 15, 2004
At the meeting on September 15, 2004 the Council discussed potential uses of the site based
upon the current zoning of the property and Council goals There was also discussion about
the traffic generation of particular land uses and potential roadway alternatives that would
remove direct access from Highway 3
DISCUSSION
Land Use
As the Council is aware the GlenRose property is zoned and guided for Public /Institutional
uses Uses permitted by right are all public and institutional uses, facilities and structures
Uses permitted by conditional use are commercial recreation, inflatable domes, stadiums and
structures, and cemeteries There are approximately 1199 acres of property in the community
zoned PI out of the approximate 23,040 acres in the city That means 5% of the entire city is
currently zoned PI If you assume 1/3 of the City is developed, it is estimated that 15% of the
developed area of the community is zoned for PI Current and previous examples of
properties zoned PI but not used as public park include the golf course in the east, DCTC and
the northern daycare, the private golf course around Brockway, the armory property and
various churches in the community
The purpose and intent section of the ordinance states" This Dtstnct is primarily intended to
accommodate mayor public and institutional uses of a governmental, educational, cultural,
recreational, public service and health care nature that serve the entire community Where
available, structures shall be serviced by the public sewer and water systems By and large
most of the land uses allowed on properties zoned PI are public in nature such as a library,
city hall, park, or school However, there are other private options available to land owners
such as churches, private recreational uses, a medical clinic, or hospital
The question before the Council is what is the appropriate use of the 10 -acre property The
above land uses are all viable from a zoning perspective There are two ways to look at the
viability of differing uses One is to assess what the City would like to see on the site- -What
fits in with surrounding land uses and is consistent and complementary to previous City plans
and Council goals Surrounding land uses are a park, open space associated with the
Rosewood Estates, and Hwy 3 There are also some existing non conforming commercial
uses north of the site, adjacent to Hwy 3
Many of the potential PI uses would fit well with the existing land use mix All public uses-
schools, parks, libraries- -would benefit from the open space surrounding the majority of the
site Additionally, some of the uses could enhance the area Some of the Public /Institutional
uses would also benefit from access to Hwy 3 The library is one such use that needs good
visibility A private medical clinic would also benefit from the visibility and traffic along Hwy 3
Uses other than those permitted in the PI District would also benefit from the surrounding
land uses, particularly residential uses It is staff's opinion that the surrounding land uses, the
parks and open space, help to mitigate the negative affects of Hwy 3 While the City at one
time had guided the property for commercial, the traffic issues associated with commercial
would pose some problems If the Council was interested in having commercial development
at this site, additional land would be needed adjacent to Hwy 3 to allow construction of a
frontage road Council member Riley mentioned at the last work session that during the
Comprehensive Plan Update the Council determined that commercial development was not
appropriate along that stretch of Hwy 3 This is borne out by the changes in land use
classification for this parcel as well as the parcels to the north Those actions made some of
the exiting businesses non conforming, showing the City's intent to change the land use to
residential in the future
Traffic
One of the primary concerns raised by development of the site is the traffic impact to the
future users of the property In looking at any development on the site, direct access to Hwy 3
is permitted As stated in previous memos alternative access is limited The favored option is
to bring in a road from the north a local road that ultimately connects with Connemara Trail
The expectation is that option will be explored if Rosemount Woods ever redevelops The
other option is for the City to work to obtain the right -of -way through purchase or
condemnation Typically cities do not favor this strategy to facilitate development for a
different land owner The other option is to bring a public road through Erickson Park This is
much less desirable due to the cost of its installation and the impact upon current park
facilities
As shown previously, staff has ranked traffic issues high when reviewing the current
2
GlenRose proposal Because the residential townhomes are lower traffic generators than
many other uses which would be permitted on the site, staff feels the residential project
provides a significant benefit Included is the traffic generation table previously given to the
Council showing average daily trips and peak hour traffic counts, when available From staff's
standpoint the most important figure is the PM peak hour trips since exiting the site to head
south is the critical movement Left turns onto Hwy 3 are difficult during any time period but
during the PM peak hours, traffic is steady making the movement more hazardous If people
need to wait too long, they will take risks that may prove unsafe Staff believes the two
signals that will soon be installed on Hwy 3 will provide some gaps that should help the "left
turn situation Additionally, the exit could be posted for no left turns during specific hours to
further address this issue
Of course if traffic was the overriding criteria for development of the site, the property should
be zoned for R1 to allow fewer units than that proposed in the townhouse configuration
Staff does not advocate that course of action since there are other factors to consider when
determining the appropriate land use for the site Benefits of the townhouse project are the
clustering of the units to permit buffering to Hwy 3, installation of a public road that furthers
the goal of a future public extension to the north, and adds residential development into the
downtown area
Land Use
Average
Dailv Trips
AM Peak Hour
Trips
PM Peak Hour
Trips
40,000 sq ft Church
365
76
27
53,400 sq ft Specialty
Retail
2171
263
342
53,400 sq ft Medical
Buildin
1270 No information
No information
20,000 s_ ft Libra
1080 21
142
51 Townhome Units
299 22
26
Total
1379
43
168
75 Townhome Units
446
35
39
Park Development
The Council and Parks Commission have asked whether this site should be used as public
property, most likely incorporated into Erickson Park In 2002 the Erickson Park plan showed
what would be possible, if the property was included into the larger park area The plan
proposed use as a large picnic area and also a location for a hockey rink
More current Council goals are for a second sheet of ice, an aquatic center, and an athletic
complex It appears that the site could physically contain a second sheet of ice or an aquatic
center, however, it is too small for an athletic complex Dan Schultz has indicated that if either
"community use" was considered for the site, the city should also look toward installing an
underpass from the Community Center to the site
For purposes of discussion we have investigated what type of traffic impact may be
3
associated with a second sheet of ice or an aquatic center The assumption for a hockey rink
is that there are two teams for each hour during the PM peak hours Information from our city
rink indicates that from 3 -6 p.m are the busy times for the rink, which is scheduled hourly. It
is estimated that during a one hour period in the busy PM there would be approximately 100
trips Most likely the split would be 50 going into the site and 50 leaving the site
In speaking with Apple Valley regarding its aquatic center, the total capacity for the pool is
1200 people The manager indicated that during nice, hot weather the center hits capacity
whether it is on a weekday or weekend The busiest time of the day is from 11 00am to 3 00
or 4 00 pm What can be assumed from that information is that center patrons are leaving the
site during the beginning of the pm peak hour
SUMMARY
From reviewing the files on the property it appears that the site was reguided to PI during the
last Comprehensive Plan update due to the church's recent ownership and its desire to
relocate The property was subsequently rezoned to PI to bring the property into compliance
with its land use designation Prior to that, the property was guided for commercial
The City has before it a multi family residential proposal garnering either 51 townhomes and
a library or 75 townhomes The Council must decide if regurding and rezoning the property
will further the goals of the City and if the land use change is complementary to the
surrounding land uses The decision should be based upon these criteria Should the Council
feel that residential is an appropriate use, staff supports the current proposal If Council does
not support residential development on the site, it should be for land use reasons
The Council needs to dispose of the current GlenRose proposal before discussing other
future uses and potential public acquisition of the parcel The two items need to be
separated, and the decision regarding GlenRose should not be predicated on the City's
desire to have the property become a school, park, or city hall
Excerpt from the City Council Work Session of September 15, 2004
Land Use Change
Community Development Director Lindquist requested discussion on the GlenRose of
Rosemount project, a residential town home project, which requires a comprehensive
guide plan amendment This site, across from the Rosemount Community Center east of
Highway 3, is zoned Public /Institutional (PI) It was commercial prior to that zoning and
had a lumber business there St Joseph's Church had purchased that land which is
adjacent to its cemetery The Church decided to move to a site at Connemara Trail and
Biscayne Avenue and so no longer needed the property which had been rezoned for their
use In 1991 the Parks and Recreation Commission recommended the land be purchased
to extend Erickson Park which borders the east side of the site The City Council at that
time did not purchase the land The Comprehensive Guide Plan had guided the site to PI,
so in 2002 the City rezoned the property due to the ownership of the Church Staff
believes that thrown homes are a better compromise than a commercial business because
less traffic is generated Discussion ensued regarding the difficulty in placing a frontage
road to access Connemara Trail from the site Dakota County requires 300 feet distance
from an intersection for access A right turn in lane would be needed The left turn in may
cause some stacking of traffic Parks Recreation Director Schultz noted that again in
2002 the Parks Recreation Commission recommended purchasing the site, however,
there were no funds available City Administrator Verbrugge noted that PI zoning would
allow other uses such as hospitals, clinics, and schools Community Development
Director Lindquist noted that diverting the traffic to Brazil Avenue is not a good safety
move due to the lack of visibility at the access onto 145th Street West next to the railroad
tracks Council Member DeBettignies noted that many tournaments are held at Erickson
Park without traffic problems at Brazil Avenue City Administrator Verbrugge pointed
out that a multi- residential development would fit the Metropolitan Council's community
housing goals
Gary Mitchell, Parish Administrator for St Joseph Church, noted his frustration with the
process Mitchell had contacted the Parks and Recreation Director twice and was told the
funding was not available for the City to purchase the property Dean Johnson has been
willing to work with the Church and the City to develop the property Mr Johnson has
invested his funds in the town home project and would like to begin building
John Berg, of Houck Associates, representing Dean Johnson reported that multi
residential makes the best buffer next to high traffic areas Berg noted that the topography
of that site would be expensive to grade for ballfields or hockey rinks Berg said that park
activities would apply the heaviest traffic at peak hours Traffic in residential areas is
spread out during the day Berg discussed walkways over Highway 3 or a tunnel under it
Berg stated his belief that both are expensive and have safety issues
City Engineer Brotzler noted that Highway 3 is on preserve status, which means MnDOT
will not widen it but will only maintain the roadway
Council Member Riley noted she was not convinced that residential is the best use of this
land because it is at the entrance to the City
Council Member DeBettignies said the developer has a good plan and this would bring
residents closer to the downtown area for retail businesses. DeBettignies noted this
discussion was necessary due to the history of this site DeBettignies would like to see the
Church be able to move ahead with their plans
Mayor Droste and Council Member Strayton expressed concerns for long -range plans
Community Development Director Lindquist was directed to present this to City Council
on the October 5th City Council agenda providing both an approval and a denial option
CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
City Council Meeting Date September 15, 2004
AGENDA ITEM
Discussion of Land Use Change, GlenRose of
AGENDA SECTION:
Rosemount
Discussion
PREPARED BY:
Kim Lindquist, Community Development
AGENDA NO.
Director
ATTACHMENTS:
Site Plans for GlenRose Subdivision, Area
APPROVED BY
Land Use Plan, Parks Commission Minutes
RECOMMENDED
ACTION: Provide staff direction
ACTION:
ISSUE
At the August 17 City Council meeting the GlenRose of Rosemount project was before the
Council for deliberation on a Comprehensive Plan Amendment and Concept Plan Approval
for a residential townhome project Given the change in land use proposed, Councdmembers
requested discussion at the following work session, September 15, 2004
BACKGROUND
An application for the project was received by the City in March 2004 Through the course of
the review, the main issue has been what is the appropriate land use for the property
Additionally, the uncertainty about the County Library site has made it difficult to determine
what the site should be in its developed state
In 1991, the Parks Commission conducted a master planning process for Erickson Park that
included the site At that time, the Council decided not to acquire the property Some time
after that St Josephs church purchased the property with the intent to relocate their faculties
there More recently, in 2002, St Joseph's representatives contacted the City asking whether
there was an interest in acquiring the property The church was no longer interested in putting
their campus on the site The Parks Commission recommended purchase of the property,
however, the Council at that time declined to acquire the property
In 2002 the City rezoned the property from C2 Community Commercial to PI
Public /Institutional The rezoning was initiated by the City to bring the site's zoning into
compliance with the recently adopted Comprehensive Plan The Plan had guided the
property to Public /Institutional The guide plan change came about due to the church's
ownership in the property and its potential use of the property Although designated as
Public /Institutional in the City's 2020 Comprehensive Plan, the Plan also lists the site as a
potential commercial redevelopment parcel
Most recently, the Parks Commission recommended against the GlenRose project Their
objection was that the property should become part of the City's park system, consistent with
previous planning completed by the Commission The 2002 Rosemount Park, Trail and Open
Space Plan and Development Guide does not list this property for future acquisition At the
Council meeting, it was questioned whether a portion of the site should be dedicated to the
City for expansion of Erickson Park through the park dedication process The Parks
Commission at their August 24, 2004 meeting indicated that they would prefer the cash in lieu
of land dedication if only a portion of the property would be dedicated to the city Given the
current layout of Erickson Park, the amount of land dedication per the ordinance would not
significantly enhance the current facilities Further, the site topography functions somewhat
as a natural barrier between the GlenRose site and the ballfields to the east
DISCUSSION
The Council requested information regarding the land use change proposed by the GlenRose
of Rosemount project The adopted land use plan has the property as Public /Institutional The
current zoning for the site is also Public/ Institutional
According to the zoning code, the permitted uses in the District are "All public and institutional
uses, facilities and structures In the purpose and intent of the ordinance it states the District
is intended to accommodate major public and institutional uses of a governmental,
educational, cultural, recreational, public service and health care nature that serve the entire
community A library, city hall, park, school, or private medical clinic would all fall within the
permitted uses The available land uses in this zoning district are more limited than other
districts with the majority being a public use rather than private use
Traffic
As discussed in the staff analysis of the GlenRose project, the primary concern about
development on the site is the traffic impact While Hwy 3 levels of service will be generally
unaffected by development of the site, the need for direct access from the site onto Hwy 3 is
of concern The most difficult movement will be from the site turning left, or southbound Into
the site, there is a center turn lane which allows a protected left turn and any development
would be required to construct a right -turn lane Further, right turns out of the site can be
facilitated with a right turn lane out of the property Therefore the main inconvenience is the
drivers leaving the site, wishing to go southbound The amount of traffic on Hwy 3 may
impede the ability to leave the site without significant delays causing frustration. The longer
the wait, the more people are willing to take a chance and move into the traffic lane, perhaps
during a less than safe condition Staff believes the installation of signals on Hwy 3 and
Connemara Trail will permit "gaps" in traffic which will help to mitigate the above problem
For this reason, staff had investigated the potential for other access to the site The most
logical choice was from the east, by extending Brazil Avenue, through the Park Due to
necessary grading work, the extension would impact at least one of the ballfields currently in
place It would also require upgrading of Brazil to a typical city section and it also raises the
question of cost participation by the city Finally, the intersection of Brazil and 145 is less
than desirable given sight distances to the east are negatively impacted by the railroad
2
The final option is to provide access to the north The vacant land to the north is part of the
open space approved as part of the Rosemount Woods development If the trader home ever
redevelops, staff would explore access to the GlenRose site from the north, intersecting with
Connemara Trail
Due to the limited access options for the site at this time, another way to address traffic
issues is by regulating the land use of the site Certain land uses will generate higher or lower
traffic, particularly during the peak hours, where traffic on Hwy 3 is more concentrated The
following table depicts several different land use scenarios for potential development of the
site The last two in the table are the two concept plans submitted by the applicant, one with
and one without the library project
Land Use
Average
Dail Tn s
AM Peak Hour
Trips
PM Peak Hour
Trips
40,000 sq ft Church
365
76
27
53,400 sq ft Specialty
Retail
2171
263
342
53,400 sq. ft Medical
Buildin
1270
No information
No information
20,000 sq ft Library
1080
21
142
51 Townhome Units
299 22
26
Total
1379_
43
168
75 Townhome Units
446
35_
39
As can be seen from the above table, a residential land use generates fewer trips than either
the institutional or commercial land uses
Other Considerations
When reviewing a land use change, staff generally looks at the surrounding land uses as well
as the physical attributes of the property The currently developed land uses surrounding the
site are the city park to the east, the cemetery to the south, Hwy 3 and the school and
community center to the west, and the vacant open space and a non conforming commercial
business to the north Residential development would complement most of the land uses in
the immediate area, the possible exception being the northern commercial property
However, that property is designated as urban residential in the City's adopted land use plan
In fact, the park to the east and the cemetery to the south, make good neighbors and offset
some of the negatives of the site due to it's proximity to Hwy 3
From a site development standpoint, the site is somewhat separate from the surrounding
properties due to the topography Much of the property is lower than Hwy 3 reducing its ability
to function as a good commercial site The property's isolation requires that any developer
design a site plan that can create a neighborhood or separate complex This challenge has
lead to the site plan that is before the City
3
Conclusion
The two issues raised by the proposed development of the site are the land use of the
property and how to address previous city plans for park expansion Staff has been looking at
the land use issue from a traffic standpoint, believing that traffic concerns are the prominent
issue in site development due to its access unto Hwy 3 From a trip generation perspective, a
residential land use generates lower daily and peak hour trips than most non residential uses
From a parks perspective, the Parks Commission actions indicate that they would prefer
acquisition of either all or none of the parcel Obviously full acquisition would require payment
to the current landowner Much of the funds within the Park Dedication fund are already
programmed for other park improvements
The final issue is the siting of the library Staff is hoping that decision will be made soon so
that direction can be given regarding future development of the site
0
Excerpt from the Regular Parks Recreation Meeting of August 23, 2004
Glen Rose Concept Plan This item was tabled by the City Council at their
last meeting Schultz asked the Commission whether they would consider
accepting land dedication if the library is not included in the plan The
Commission did not favor this approach and will discuss the item again at the
next meeting There was no motion on this item
Excerpt from the Regular City Council Meeting of August 17, 2004
Plan Review Comprehensive Plan Amendment for GlenRose of Rosemount
Community Development Director Lindquist reviewed the concept plan for a townhouse
project by Dean Johnson Homes, along Highway 3 across from the Rosemount
Community Center The property is sometimes known as the Sunrise Lumber Site This
will require a Comprehensive Plan Amendment because the site is zoned Public
Institutional and would require Mixed Use Residential designation This site is also being
considered for a library site by the City The Developer has agreed to an extension until
October Access on Highway 3 is a concern A buffer strip for sound and sight lines
would be necessary Parks and Recreation Director Schultz said the Parks and Recreation
Commission in 1991 recommended this site for park expansion and later when the
Community Center was built, an under -pass was considered there City Council at those
times did not act on the recommendations
John Berg, planning consultant with Loucks and Associates representing Dean Johnson
Homes, commended staff for working with them He was aware of the possible library
site and was willing to wait for Council's decision
Council Member Riley wished to consider the Comprehensive Guide Plan Amendment at
a work session to review the City's vision for Public /Institutional for this site Council
agreed that the long range planning should be considered City Administrator Verbrugge
suggested this be added to the September work session and invited Mr Johnson for
discussion
MOTION by Riley to table CASE 04 -26 -CON the Concept Plan and CASE 04 -52 -CP
Comprehensive Plan Amendment for GlenRose of Rosemount by Dean Johnson Homes
Second by Strayton Ayes Shoe Corrigan, Droste, Riley, Strayton, DeBettignies Nays
None Motion carried
CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
City Council Meeting Date August 17, 2004
AGENDA ITEM CASE 04 -26 -CON Concept Plan Review
CASE 04 -52 -CP Comprehensive Plan
AGENDA SECTION: New
Amendment, GlenRose of Rosemount by
Business
Dean Johnson Homes
PREPARED BY: Kim Lindquist, Community Development
Director
AGEJ
ATTACHMENTS: Draft resolution, Location map, Concept
Plans (alternative one and two), Building
APPROVED BY:
Elevations, Draft Planning Commission
J
minutes 7 -27 -04
RECOMMENDED ACTION:
Motion to adopt a resolution approving the Concept plan and
Comprehensive Plan
Amendment for GlenRose of Rosemount by Dean Johnson
Homes subject to
conditions.
ACTION:
ISSUE
The Applicant, Dean Johnson Homes, has requested Concept approval for a townhouse
project to be located along Highway 3 across from the City's Community Center The
property is sometimes known as the Sunrise Lumber Site The applicant has submitted two
designs for the site, one with and one without 3 acres dedicated for the County Library This
is one of three sites chosen for the Rosemount branch of the Dakota County library system
With the library, the plan depicts 51 attached units, either in townhouse or row house style
This project has an overall density of 6 5 units per acre The townhouse project without the
library set aside is 75 units with an overall density of 6 9 units per acre
The developer is requesting approval of both concepts so that he can implement whichever
plan is most appropriate depending upon the outcome of the library site selection He
recognizes that the library site is a top priority for the City and is hoping a final decision on the
library location can be made by the end of the year Approval of both plans means that the
developer does not need to seek approval of a modified plan in the future
Approval of the concept would require an amendment to the 2020 Rosemount
Comprehensive Plan as well as rezoning for the residential portion of the project
r'-
PLANNING COMMISSION PUBLIC HEARING
On July 27, 2004, the Planning Commission conducted a public hearing for the concept and
the comprehensive plan amendment No one other than the developer attended for
comment The Commissioners requested clarification regarding the wetland area proposed
for mitigation The developers consultant John Berg provided additional detail with design
renderings The Commission subsequently adopted the recommended motions
unanimously
BACKGROUND
The property is formerly the site of the Sunrise Lumber Yard The building was demolished
several years ago The last owner to occupy the site was Fnedges Landscaping
The property had been zoned C -2, Community Commercial The site is currently zoned PI
Public /Institutional The land use designation is also Public /Institutional dating back at least to
1993 There has been various land use scenarios talked about for the property including
expansion of Erickson Community Park and a new site for St Joseph's Catholic Church
An application for concept approval was first received by the City in March 2003 Staff
concerns about traffic and site design stalled Commission review of the submittal The
current submittal is in response to staff comments and suggestions The applicant has
provided a letter extending the agreeing to extend the City's review time period to August 31,
2004
Applicant
Property Owner(s)
Location
Area in Acres
Comp Guide Plan Desig
Current Zoning
Nature of request
DISCUSSION
Dean Johnson Homes
Church of St Joseph
East side of Highway 3 across from the Rosemount High School Athletic
Fields
10 (approximately)
Public Institutional
Public
Concept PUD for Mixed Uses including Residential Townhouses and a
possible future site for a Dakota County Library
The applicant has submitted a concept plan for 52 attached townhome units The majority of
the site is dedicated to the residential land use with a 3 acre site set aside for the library use
It is expected should the library be sited on one of the other two locations, St Joseph's
church or the Ratzlaff block, that additional residential units would be incorporated into the
site plan,
From a site plan standpoint there are a variety of issues staff has with the current submittal
Those issues are detailed below In regard to the land use proposed, staff is generally
comfortable with the proposed residential use.
COMPREHENSIVE LAND USE PLAN
The current comprehensive plan land use designation for the property is public /institutional
E
consistent with the zoning on the site The library use would be consistent with the zoning
and land use plan, the residential component requires regarding and rezoning of the property
Typical uses found within a Public /Institutional zone might be a church, school, or medical
facility
The plan before the Commission shows 51 townhouse units Removing the library site, the
project density is 6 5 units /acre That calculation is on a gross acreage basis because it
includes roads and open space Six units per acre is typical for townhouse units such as the
ones proposed The appropriate land use designation for the residential component of the
property would be Urban Residential
Similarly, the full residential scenario slightly increases the overall density to 6 9 units per
acre This may be attributed to the reduction in the provision of a public road system Private
drives and their required setbacks consume less land than public roads with dedicated right
of -way The appropriate land use designation for the site under this alternative would
continue to be Urban Residential Under either development staff would recommend rezoning
to PUD, but would not look to rezone the property until after master development plan
approval
Staff is comfortable with the implied change to urban residential required by the submittal
Staff has spent some time discussing the merits of differing land uses on the site All hinge on
the potential traffic impact to the area, although along Highway 3, commercial or office would
typically generate more traffic than residential development, especially at the peak hour
traffic Peak hour travel times are the times where traffic counts are higher, and safety more
at risk, than off -peak hours For that reason staff believes residential to be a good fit for the
site
The site topography also discourages retail or office uses The site is quite low as compared
to the road This means visibility would be compromised The topographic change can be
used to improve the condition for future residents on the site.
Finally, the City reguided the property due to its ownership by St, Josephs Church and as
potential use of the property. Without a church use on the site, the land uses permitted by the
public or institutional land use designation are limited
REZONING TO PUD
The purpose of a planned unit development is to allow flexibility with traditional development
controls in return for a higher quality development that preserves open space and other
unique natural features Section 12 6 C 3 outlines four findings the Planning Commission
must make when offering a recommendation to the City Council regarding a Concept PUD.
The Commission's findings and recommendation are then forwarded to the City Council for
approval It should be noted that the PUD Concept review only addresses broad criteria
The Final Development Plan PUD review will address the details of the development
including housing styles, setbacks, lot dimensions, drainage, grading, utilities and street
design and the like
3
1. The Plan provides sufficient useable open space and evidences a substantial
preservation of natural features to warrant the granting of variances through
Planned Unit Development.
Finding. The only substantive natural area on the site is in the south central portion of
the property There a designated wetland is located The development will impact a
portion of the wetland due to the provision of a private road Site constraints, such as
access from surrounding parcels, limit the access options for the site The minor
impact to the wetlands should be weighed against the overall benefit to the site plan
Staff will be looking to the details of the mitigation plan and final landscape plan to
ensure the site meets this goal
2. The Plan complies with the intent of the Comprehensive Plan.
Finding. The submittal does not comply with the current land use designation for the
property The applicant is requesting reguiding of the property to Urban Residential,
which would be the appropriate land use for the proposed townhouse project
3. The proposed development will not be detrimental to surrounding properties.
Finding. Property to the north is open space associated with the adjoining trader park.
Other properties to the north include some non conforming commercial land uses that
are zoned as R -2 Moderate Density Residential To the east are city owned parks and
open space To the south is the cemetery owned by St Joseph's Church While
surrounding land uses vary in zoning and guide plan from the subject property, the
actual land uses to the east and south, and the anticipated land use to the north, are
complementary to the proposal Likewise, development of the site as an attached unit
project will not be detrimental to the adjoining land uses
4. The Plan is more creative and will provide a better living, working, or shopping
environment than is possible under strict ordinance requirements.
Finding. The main benefit of the PUD is the permitted use of private drives The
current plan is superior to plans previously reviewed for the site which were more
consistent with traditional ordinance standards In this development, site access and
circulation are some of the more important considerations for the layout of the
development In staff's opinion the plan is successful in that regard
TRAFFIC AND ACCESS
One of the primary concerns is the potential traffic issues associated with the development of
the site Access to the site will be from Highway 3, which is always of some concern
Southbound movements out of the project (left turns) will be difficult as traffic continues to
increase on Highway 3 During recent reviews of other projects, staff has continually received
negative feedback about the impacts of additional development on Highway 3 Primarily, the
issue has been raised by existing homeowners who have driveways along Highway 3 and the
rd
inability to find sufficient gaps in traffic to allow exiting from their property. As traffic continues
these gaps will be more difficult to come by, creating a less safe condition
Staff and the developer have attempted to assist future traffic safety concerns by having the
site access across from the southern community center access While it is beneficial to
"square up" intersections, it is not anticipated that this modification will result in installation of
a traffic signal This means future residents of the project will find it difficult to leave the site if
going southbound Previous plans indicated installation of a turn lane south of the site
entrance and an acceleration lane north of the entrance to assist in right turn movements in
and out of the project These would be required with any development of the site and this is
listed as a condition of approval The left turn movement into the site is accommodated by the
center turn lane already in existence on Highway 3 The intersection of the subject property
and Highway 3 should be expanded to permit a left turn lane and right turn lane out of the
site
When staff first received the request, alternative access was reviewed The hope was to
remove the direct connection from Highway 3, or perhaps have a secondary access to the
site to provide options for future homeowners The two ideas were to bring a road through
Erickson Park, connecting to Brazil Avenue or to construct a new road north, ultimately
intersecting with Connemara Trail The later alternative could occur in the future, if
Rosemount Woods mobile home park ever redeveloped Access from the east, through the
city park, would require upgrading of Brazil Avenue, significant grading within the Park, and
most likely loss of one of the ballfields While this option is technically feasible, economically
it would be extremely expensive and most likely cannot be supported by the current project
proposal There is also the concern about the intersection of 145 and Brazil, which had poor
sight distances to the east, due to the elevation of the railroad tracks It is also recommended
that a right turn lane out of the site be added to reduce stacking from left turn movement onto
Highway 3
The previous plan raised access and circulation concerns that have been mitigated through
the new proposals Staff had requested construction of a public road into the site, which could
serve future development to the north, when redeveloped The developer made some
inquiries to the northern property owner, the trailer park, to have the road straddle the
property line The developer offered to pay for and construct the entire road if right -of -way
was dedicated Apparently, the two property owners could not come to an agreement,
therefore the entire road is located on the subject property
If the site contains the library there is the provision of a second public road The cul -de -sac
allows for public access to the library building only, there are no townhouse driveways
accessing the road Should the library be removed from the site, the need for a second public
road is negated
Public roads need to be constructed to meet ordinance standards 60' of right -of -way with 32'
face to face streets The private drives which provide access to several buildings will be 28'
face to face with smaller "driveways" being 24' Although much of the system under either
concept will be private, the developer must ensure that the turning radii and intersections
5
meet City standards as vehicles and trucks will filter through the neighborhood.
WETLANDS MITIGATION
There is a designated wetlands located on the property The current proposal anticipates
1,300 square feet of fill Three thousand square feet of wetland for mitigation is proposed
adjacent to the wetland The wetland is designated as a Manage II wetland in the city's plan
Regulations require a 30' buffer of natural vegetation around the wetland and sediment
pretreatment is required Due to the wetlands filling and mitigation requirements, a WCA
permit will be needed This would be processed with the final development plan review.
The City's Wetland Management Plan also indicates that a second wetland may exist in the
north- central portion of the site This is based on the National Wetlands Inventory A wetland
delineation report has been submitted to the City and found acceptable which indicates that
there are no other wetlands on the site other than the one in the south
UTILITIES
The development will require the installation of a local sanitary lift station to serve the site A
force main would be installed along Highway 3 in the ROW to connect to the existing sanitary
line located north of the site A water main is located on the west side of TH3 that could
provide services to the site Their connection will most likely require a jacking under Highway
3 The installation and location of public utilities will be further reviewed and addressed with
a feasibility report for the development
ARCHTITECTURE
The applicant has provided an illustration of an 8 -plex unit constructed at a different site This
information would be consistent with the architecture and character anticipated for the subject
property Obviously architecture will vary from this information as the site plan shows a mix of
row homes, 6- plexes, and 8- plexes
The elevation shows a brick wainscoting along the base of the building with siding above
Each unit has an individualized entrance with the two exterior units entering on the far side of
the buildings The two central units have a common stairway, where the entrances are raised
approximately 1 /2 story above the ground elevation The differing entrance features and
change in unit elevation makes these "back -to- back" buildings different from the typical
construction currently being experienced in the city The sides of the units have decks and
some window treatment to break up the larger wall fagade
Staff will be looking forward to additional information regarding the other building styles
proposed for the project Staff is interested in some variation in style to set this project apart
from other multi family projects in the city Care must be taken in the rear elevations of the
row homes so that there is visual interest This may require differing materials and some
fagade undulation
PARK DEDICATION
The Parks Department has reviewed the submittals and offers the following comments The
developer should provide a public trail easement connecting Highway 3 and Erickson Park
The City will be looking forward to receiving cash in lieu of land for parks dedication The
amount varies between $122,400 and $180,000 depending upon which development
alternative is chosen
As part of staffs internal discussions about development on the site, there has been concern
over the final use of the property and how that may relate to the community center
Particularly if the library is sited on the property, there is some concern that customers may
try to cross Highway 3 from the community center Over time, due to the increase in traffic,
this would create a greater safety concern Should the property be developed with the library,
an easement should be dedicated to permit construction of an underpass This
recommendation is consistent with the 1991 Erickson Community Square Master Plan
recommendation
GRADING AND DRAINAGE
The existing wetland onsite is classified as a Manage II wetland Its classification requires
pretreatment which will occur in the proposed pond The proposed pond outlet into the
existing wetland and the overflow for the wetland would ultimately discharge into Regional
Basin 1770 located south of the proposed development The storm waste management will
be further addressed in a feasibility report
As part of the concept plan no proposed contours have been provided to review grading It is
noted that a retaining wall is required in the southeast to permit construction of two rowhouse
buildings Further analysis of the grading and drainage information will be part of the final
development plan review
LANDSCAPING
The concept plans do not depict any landscaping at this time This information will be part of
the final development plan submittal The expectation is that much of the landscaping will be
toward Highway 3 to assist in buffering noise and light from the road Due to the elevation of
the property as compared to Highway 3, some of the sound from the road may "travel over"
portions of the site
The library concept does not permit as much landscaping immediately adjacent to Highway 3,
given the public road and library building This makes sense since the library is a public use
and would want to be more open to the road Staff would expect traditional landscaping
elements in both the library and townhouse portions of the project More natural planting
should occur to the east and south adjoining areas having less maintenance
In the all- residential concept, the applicant has indicated a 50' buffer strip adjacent to
Highway 3 This allocation is adequate for creation of a reasonable landscape buffer Similar
to the city's interests in the Brockway project, staff would be looking forward to landscaping
that upon maturity would provide a more natural buffer than a double row of coniferous trees
A combination of overstory and ornamental trees as well as shrubs and bushes should be
planted along Highway 3
Again, the assumption is that natural vegetation will be used near the wetland and to the east
7
adjacent to the Park More formal landscaping would be included within the maintained
development areas
CONCLUSION
The developer has worked to address many of the concerns staff initially had with previous
site development plans This plan addresses the need for public access to the site, and the
property to the north, but allows more creativity by using private dnves This improves
circulation and access for safety vehicles also
One of the main issues associated with development of the site is whether this property or
one of the other two identified will be the location for the new Rosemount Library The
developer, keeping this in mind, has shown two alternative development plans Staff would
like to recommend approval of both, so that the developer has some level of certainty that
either development scenario is acceptable With the decision where to site the library
expected made by the end of 2004, the applicant will be able to proceed with the appropriate
development scenario this winter for final master plan approval, allowing construction in
2005
PROCESS
Staff has provided a memo to the Planning Commission that was presented and discussed at
the Council work session on July 14'". The Council supports the modifications that staff is
recommending be made to the PUD process The issues are two -fold that additional
information will be requested during the concept plan review process and that the city will
begin rezoning to PUD
This submittal is more indicative of how concept plan submittals have been made There is
little detail about various aspects of the protect While these details may not "make or break"
the project, they are important to the overall support of the protect In the future more detail
will be requested This protect, initially applied for in March, was not held to the standards
that staff will be working toward in the next several months
Staff is also recommending that the property be reguided but not rezoned at this time The
guide plan change would be from Public /Institutional to Urban Residential The change allows
the developer some assurance the city is comfortable about the plans without giving a full
commitment to the details of the protect, until the final development plan is approved
RECOMMENDATION
Motion to recommend that the City Council approve an amendment to the 2020
Rosemount Comprehensive Plan from Public /Institutional to Urban Residential for the
Glen Rose property subject to the following
R
1 Approval of the amendment by the Metropolitan Council.
Motion to recommend that the City Council approve the concept master plan for the Glen
Rose site subject to the following
1. The concept plan for the site that includes the library development is the plan that
governs development on the site until or unless another library site has been
purchased by the city for the library The city must have a formal purchase agreement
with another party for a different site In the event the City chooses another property
for the library site, the concept which illustrates all attached residential housing on the
site will be considered the approved concept plan
2 The public access road must be aligned with the southern community center access
and be expanded to 3 lanes to permit 2 outbound lanes from the site
3. Provision of unrestricted turn arounds with a minimum turning radius of 45 feet for all
dead -end common driveways or streets exceeding 150 feet, or as approved by the
Rosemount Fire Marshal
4. All townhouse units shall have two -car garages consistent with applicable zoning
standards
5 The site plan shall include adequate buffer area from Highway 3 for the residential
portion of the project Significant landscaping should occur along Highway 3 which
shall include a combination of differing plant materials to create a natural buffer
Natural plantings should be installed where there is a transition from the maintained
area to the adjoining natural areas
6 Concept approval does not guarantee the number of dwelling units
7 Incorporation of recommendations by the Parks and Recreation Commission including
payment in lieu of land dedication, provision of a trail easement and an access
easement for future installation of a Hwy 3 underpass.
8 Incorporation of recommendations by the City Engineer relative to access, circulation,
drainage, easements, grading, storm water management, traffic and utilities
9 Rezoning to PUD and execution of a PUD Agreement
10 Conformance with PUD Final Development Plan Preliminary Plat and Final Plat
requirements.
11 The developer receive approval of a WCA wetland mitigation plan.
Excerpt from the Regular Planning Commission Meeting of July 27, 2004
5B. CASE 04 -26 -CON and 04 -52 -CP Dean Johnson Homes Concept Planned Unit
Development and Comprehensive Plan Amendment
Kim Lindquist, Community Development Director introduced the item The applicant,
Dean Johnson Homes, requests concept approval for a townhouse project to be located
along Highway 3 across from the City's Community Center The applicant submitted
two designs for the site, one with and one without 3 acres dedicated for the Dakota
County Library With the library, the plan depicted 51 attached units, either in
townhouse or row house style with an overall density of 6 5 unites per acre The
townhouse project without the library set aside had 75 units with an overall density of 6.9
units per acre
The current comprehensive plan land use designation for the property is
public /institutional consistent with the zoning on the site The library use would be
consistent with the zoning and land use plan. the residential component requires
reguidnig and rezoning of the property Typical uses found within a Public /Institutional
zone might be a church, school, or medical facility
Lindquist summarized that the plan before the Commission which shows 51 townhouse
units Removing the library site, the project density was 6 5 units /acre Six units per acre
is typical for townhouse units such as the ones proposed The appropriate land use
designation for the residential component of the property would be Urban Residential
Further, Lindquist indicated that Staff was comfortable with the implied change to Urban
Residential required by the submittal Staff had spent some time discussing the merits of
differing land uses on the site All hinge on the potential traffic impact to the area,
although along Highway 3, commercial or office would typically generate more traffic
than residential development, especially at the peak hour traffic Peak hour travel times
are the times where traffic counts are higher, and safety more at risk, than off -peak hours
For that reason staff believed residential to be a good fit for the site
Approval of the concept would require an amendment to the 2020 Rosemount
Comprehensive Plan as well as rezoning for the residential portion of the project
The developer has worked to address many of the previous staff concerns. This plan
addressed the need for public access to the site, and the property to the north, but allowed
more creativity by using private drives This improved circulation and access for safety
vehicles also
One of the main issues associated with development of the site was whether this property
would become the site of the new library The developer showed two alternative
development plans Staff would like to recommend approval of both, so that the
developer could have some level of certainty that either development scenario would be
acceptable With the decision where to site the library expected to be made by the end of
2004, the applicant will be able to proceed with the appropriate development scenario this
winter for final master plan approval, allowing construction in 2005
In summary, the first item up for motion was to recommend that the City Council
approve an amendment to the 2020 Rosemount Comprehensive Plan from
Public /Institutional to Urban Residential for the Glen Rose property subject to approval
of the amendment by the Metropolitan Council
Also up for motion was the recommendation that the City Council approve the concept
master plan for the Glen Rose site
John Berg was in attendance from Dean Johnson Homes He presented the drawing for
his plan with and without the proposed library, stating they were exactly the same, except
for the omission of the library in the second plan He also pointed out plans to buffer
noise with landscaping
Questioning was opened by Chair Messner Commissioner Zurri asked about the Storm
Water Pond which was not on his plan, but was on the plan on display, whereby, Mr
Berg clarified in the Planning Commission packet the pond was yellow not blue.
Chair Messner opened the public hearing No one responded, therefore, Commissioner
Powell motioned to close the public hearing which was seconded by Commissioner
Humprey All ayes to close the public hearing
MOTION by Zurn, second by Humphey, to recommend that the City Council
approve an amendment to the 2020 Rosemount Comprehensive Plan from
Public /Institutional to Urban Residential for the GlenRose property subject to the
following
1 Approval by the Metropolitan Council
Ayes Schultz, Zurn, Messner, Humphrey. and Powell
Nays. None
MOTION by Messner, second by Powell, to recommend that the City Council
approve the concept plan for the GlenRose Site subject to the following
The concept plan for the site that includes the library development is the plan that
governs development on the site until or unless another library site has been
purchased by the city for the library The city must have a formal purchase
agreement with another party for a different site. In the event the City chooses
another property for the library site the concept which illustrates all attached
residential housing on the site will be considered the approved concept plan
The public access road must be aligned with the southern community center
access and be expanded to 3 lanes to permit 2 outbound lanes from the site
3 Provision of unrestricted turn arounds with a minimum turning radius of 45 feet
for all dead -end common driveways or streets exceeding 150 feet, or as approved
by the Rosemount Fire Marshal
4 All townhouse units shall have two -car garages consistent with applicable zoning
standards
5 The site plan shall include adequate buffer area from Highway 3 for the
residential portion of the project Significant landscaping should occur along
Highway 3 which shall include a combination of differing plant materials to
create a natural buffer Natural plantings should be installed where there is a
transition from the maintained area to the adloimng natural areas
6 Concept approN al does not guarantee the number of dwelling units
7 Incorporation of recommendations by the Parks and Recreation Commission
including payment in lieu of land dedication, provision of a trail easement and an
access easement for future installation of a Hwy 3 underpass
8 Incorporation of recommendations by the City Engineer relative to access,
circulation, drainage, easements, grading, storm water management, traffic and
utilities
9 Rezoning to PUD and execution of a PUD Agreement
10 Conformance with PUD Final Development Plan Preliminary Plat and Final Plat
requirements
11 The developer receive approval of a WCA wetland mitigation plan
Ayes Schultz, Zum, Messner, Humphrey, and Powell Nays None Motion
carried
Lindquist stated that the issue would be on the August 17, 2004 City Council meeting for
action
CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
Planning Commission Meeting Date April 27, 2004
Anticipated Council review action August 17, 2004
AGENDA ITEM CASE 04 -26 -CON Concept Plan Review
CASE 04 -52 -CP Comprehensive Plan
AGENDA SECTION Public
Amendment, GlenRose of Rosemount by
Hearing
Dean Johnson Homes
PREPARED BY: Kim Lindquist, Community Development
AGENDA NO. 58
Director
ATTACHMENTS: Location map, Concept Plans (alternative
APPROVED BY:
one and two), Building Elevations
RECOMMENDED ACTION.
Motion to recommend that the City Council approve an amendment to the 2020
Rosemount Comprehensive Plan from Public /Institutional to Urban Residential for the
Glen Rose property subject to the following
1 Approval of the amendment by the Metropolitan Council
Motion to recommend that the City Council approve the concept master plan for the
Glen Rose site subject to the following
1 The concept plan for the site that includes the library development is the plan that
governs development on the site until or unless another library site has been
purchased by the city for the library The city must have a formal purchase
agreement with another party for a different site In the event the City chooses
another property for the library site, the concept which illustrates all attached
residential housing on the site will be considered the approved concept plan
2 The public access road must be aligned with the southern community center access
and be expanded to 3 lanes to permit 2 outbound lanes from the site
3 Provision of unrestricted turn arounds with a minimum turning radius of 45 feet for all
dead -end common driveways or streets exceeding 150 feet, or as approved by the
Rosemount Fire Marshal
4 All townhouse units shall have two -car garages consistent with applicable zoning
standards
5 The site plan shall include adequate buffer area from Highway 3 for the residential
portion of the project Significant landscaping should occur along Highway 3 which
shall include a combination of differing plant materials to create a natural buffer
Natural plantings should be installed where there is a transition from the maintained
area to the adjoining natural areas
6 Concept approval does not guarantee the number of dwelling units
7 Incorporation of recommendations by the Parks and Recreation Commission
including payment in lieu of land dedication, provision of a trail easement and an
access easement for future installation of a Hwy 3 underpass
8 Incorporation of recommendations by the City Engineer relative to access,
circulation, drainage, easements, grading, storm water management, traffic and
utilities
9 Rezoning to PUD and execution of a PUD Agreement
10 Conformance with PUD Final Development Plan Preliminary Plat and Final Plat
requirements
11.The developer receive approval of a WCA wetland mitigation plan.
ACTION:
ISSUE
The Applicant, Dean Johnson Homes, has requested Concept approval for a townhouse
project to be located along Highway 3 across from the City's Community Center The
property is sometimes known as the Sunrise Lumber Site The applicant has submitted two
designs for the site, one with and one without 3 acres dedicated for the County Library This
is one of three sites chosen for the Rosemount branch of the Dakota County library system
With the library, the plan depicts 51 attached units, either in townhouse or row house style
This project has an overall density of 6 5 units per acre The townhouse project without the
library set aside is 75 units with an overall density of 6 9 units per acre
The developer is requesting approval of both concepts so that he can implement whichever
plan is most appropriate depending upon the outcome of the library site selection He
recognizes that the library site is a top priority for the City and is hoping a final decision on the
library location can be made by the end of the year Approval of both plans means that the
developer does not need to seek approval of a modified plan in the future
Approval of the concept would require an amendment to the 2020 Rosemount
Comprehensive Plan as well as rezoning for the residential portion of the project
BACKGROUND
The property is formerly the site of the Sunrise Lumber Yard The building was demolished
several years ago The last owner to occupy the site was Friedges Landscaping
The property had been zoned C -2, Community Commercial The site is currently zoned PI
2
Public /Institutional The land use designation is also Public /Institutional dating back at least to
1993 There has been various land use scenarios talked about for the property including
expansion of Erickson Community Park and a new site for St Joseph's Catholic Church
An application for concept approval was first received by the City in March 2003 Staff
concerns about traffic and site design stalled Commission review of the submittal The
current submittal is in response to staff comments and suggestions The applicant has
provided a letter extending the agreeing to extend the City's review time period to August 31,
2004
Applicant
Property Owner(s)
Location
Area in Acres
Comp Guide Plan Desig
Current Zoning
Nature of request
DISCUSSION
Dean Johnson Homes
Church of St Joseph
East side of Highway 3 across from the Rosemount High School Athletic
Fields
10 (approximately)
Public Institutional
Public
Concept PUD for Mixed Uses including Residential Townhouses and a
possible future site for a Dakota County Library
The applicant has submitted a concept plan for 52 attached townhome units The majority of
the site is dedicated to the residential land use with a 3 acre site set aside for the library use
It is expected should the library be sited on one of the other two locations, St Joseph's
church or the Ratzlaff block, that additional residential units would be incorporated into the
site plan
From a site plan standpoint there are a variety of issues staff has with the current submittal
Those issues are detailed below In regard to the land use proposed, staff is generally
comfortable with the proposed residential use
COMPREHENSIVE LAND USE PLAN
The current comprehensive plan land use designation for the property is public /institutional
consistent with the zoning on the site The library use would be consistent with the zoning
and land use plan, the residential component requires reguiding and rezoning of the property
Typical uses found within a Public/Institutional zone might be a church, school, or medical
facility
The plan before the Commission shows 51 townhouse units Removing the library site, the
project density is 6 5 units /acre That calculation is on a gross acreage basis because it
includes roads and open space Six units per acre is typical for townhouse units such as the
ones proposed The appropriate land use designation for the residential component of the
property would be Urban Residential
Similarly, the full residential scenario slightly increases the overall density to 6 9 units per
acre This may be attributed to the reduction in the provision of a public road system Private
drives and their required setbacks consume less land than public roads with dedicated right
of -way The appropriate land use designation for the site under this alternative would
continue to be Urban Residential Under either development staff would recommend rezoning
to PUD, but would not look to rezone the property until after master development plan
approval
Staff is comfortable with the implied change to urban residential required by the submittal
Staff has spent some time discussing the merits of differing land uses on the site All hinge on
the potential traffic impact to the area, although along Highway 3, commercial or office would
typically generate more traffic than residential development, especially at the peak hour
traffic Peak hour travel times are the times where traffic counts are higher, and safety more
at risk, than off -peak hours For that reason staff believes residential to be a good fit for the
site
The site topography also discourages retail or office uses The site is quite low as compared
to the road This means visibility would be compromised The topographic change can be
used to improve the condition for future residents on the site
Finally, the City reguided the property due to its ownership by St Josephs Church and as
potential use of the property Without a church use on the site, the land uses permitted by the
public or institutional land use designation are limited
REZONING TO PUD
The purpose of a planned unit development is to allow flexibility with traditional development
controls in return for a higher quality development that preserves open space and other
unique natural features Section 12 6 C 3 outlines four findings the Planning Commission
must make when offering a recommendation to the City Council regarding a Concept PUD
The Commission's findings and recommendation are then forwarded to the City Council for
approval It should be noted that the PUD Concept review only addresses broad criteria
The Final Development Plan PUD review will address the details of the development
including housing styles, setbacks, lot dimensions, drainage, grading, utilities and street
design and the like
1. The Plan provides sufficient useable open space and evidences a substantial
preservation of natural features to warrant the granting of variances through
Planned Unit Development
Finding. The only substantive natural area on the site is in the south central portion of
the property There a designated wetland is located The development will impact a
portion of the wetland due to the provision of a private road Site constraints, such as
access from surrounding parcels, limit the access options for the site The minor
impact to the wetlands should be weighed against the overall benefit to the site plan
Staff will be looking to the details of the mitigation plan and final landscape plan to
ensure the site meets this goal
0
2. The Plan complies with the intent of the Comprehensive Plan.
Finding The submittal does not comply with the current land use designation for the
property The applicant is requesting reguiding of the property to Urban Residential,
which would be the appropriate land use for the proposed townhouse project
3. The proposed development will not be detrimental to surrounding properties.
Finding Property to the north is open space associated with the adjoining trailer park
Other properties to the north include some non conforming commercial land uses that
are zoned as R -2 Moderate Density Residential To the east are city owned parks and
open space To the south is the cemetery owned by St Joseph's Church While
surrounding land uses vary in zoning and guide plan from the subject property, the
actual land uses to the east and south, and the anticipated land use to the north, are
complementary to the proposal Likewise, development of the site as an attached unit
project will not be detrimental to the adjoining land uses
4. The Plan is more creative and will provide a better living, working, or shopping
environment than is possible under strict ordinance requirements.
Finding. The main benefit of the PUD is the permitted use of private drives The
current plan is superior to plans previously reviewed for the site which were more
consistent with traditional ordinance standards In this development, site access and
circulation are some of the more important considerations for the layout of the
development In staffs opinion the plan is successful in that regard
TRAFFIC AND ACCESS
One of the primary concerns is the potential traffic issues associated with the development of
the site Access to the site will be from Highway 3, which is always of some concern
Southbound movements out of the project (left turns) will be difficult as traffic continues to
increase on Highway 3 During recent reviews of other projects, staff has continually received
negative feedback about the impacts of additional development on Highway 3 Primarily, the
issue has been raised by existing homeowners who have driveways along Highway 3 and the
inability to find sufficient gaps in traffic to allow exiting from their property As traffic continues
these gaps will be more difficult to come by, creating a less safe condition
Staff and the developer have attempted to assist future traffic safety concerns by having the
site access across from the southern community center access While it is beneficial to
"square up' intersections, it is not anticipated that this modification will result in installation of
a traffic signal This means future residents of the project will find it difficult to leave the site if
going southbound Previous plans indicated installation of a turn lane south of the site
entrance and an acceleration lane north of the entrance to assist in right turn movements in
and out of the project These would be required with any development of the site and this is
listed as a condition of approval The left turn movement into the site is accommodated by the
center turn lane already in existence on Highway 3 The intersection of the subject property
5
and Highway 3 should be expanded to permit a left turn lane and right turn lane out of the
site
When staff first received the request, alternative access was reviewed The hope was to
remove the direct connection from Highway 3, or perhaps have a secondary access to the
site to provide options for future homeowners The two ideas were to bring a road through
Erickson Park, connecting to Brazil Avenue or to construct a new road north, ultimately
intersecting with Connemara Trait The later alternative could occur in the future, if
Rosemount Woods mobile home park ever redeveloped Access from the east, through the
city park, would require upgrading of Brazil Avenue, significant grading within the Park, and
most likely loss of one of the ballfields While this option is technically feasible, economically
it would be extremely expensive and most likely cannot be supported by the current project
proposal There is also the concern about the intersection of 145` and Brazil, which had poor
sight distances to the east, due to the elevation of the railroad tracks It is also recommended
that a right turn lane out of the site be added to reduce stacking from left turn movement onto
Highway 3
The previous plan raised access and circulation concerns that have been mitigated through
the new proposals Staff had requested construction of a public road into the site, which could
serve future development to the north, when redeveloped The developer made some
inquiries to the northern property owner, the trailer park, to have the road straddle the
property line The developer offered to pay for and construct the entire road if right -of -way
was dedicated Apparently, the two property owners could not come to an agreement,
therefore the entire road is located on the subject property.
If the site contains the library there is the provision of a second public road The cul -de -sac
allows for public access to the library building only, there are no townhouse driveways
accessing the road Should the library be removed from the site, the need for a second public
road is negated
Public roads need to be constructed to meet ordinance standards 60' of right -of -way with 32'
face to face streets The private drives which provide access to several buildings will be 28'
face to face with smaller "driveways" being 24' Although much of the system under either
concept will be private, the developer must ensure that the turning radii and intersections
meet City standards as vehicles and trucks will filter through the neighborhood
WETLANDS MITIGATION
There is a designated wetlands located on the property The current proposal anticipates
1,300 square feet of fill Three thousand square feet of wetland for mitigation is proposed
adjacent to the wetland The wetland is designated as a Manage II wetland in the city's plan
Regulations require a 30' buffer of natural vegetation around the wetland and sediment
pretreatment is required Due to the wetlands filling and mitigation requirements, a WCA
permit will be needed This would be processed with the final development plan review
The City's Wetland Management Plan also indicates that a second wetland may exist in the
north- central portion of the site This is based on the National Wetlands Inventory A wetland
[y
delineation report has been submitted to the City and found acceptable which indicates that
there are no other wetlands on the site other than the one in the south
UTILITIES
The development will require the installation of a local sanitary lift station to serve the site A
force main would be installed along Highway 3 in the ROW to connect to the existing sanitary
line located north of the site A water main is located on the west side of TH3 that could
provide services to the site Their connection will most likely require a tacking under Highway
3 The installation and location of public utilities will be further reviewed and addressed with
a feasibility report for the development
ARCHTITECTURE
The applicant has provided an illustration of an 8 -plex unit constructed at a different site This
information would be consistent with the architecture and character anticipated for the subject
property Obviously architecture will vary from this information as the site plan shows a mix of
row homes, 6- plexes, and 8- plexes
The elevation shows a brick wainscoting along the base of the building with siding above.
Each unit has an individualized entrance with the two exterior units entering on the far side of
the buildings The two central units have a common stairway, where the entrances are raised
approximately story above the ground elevation The differing entrance features and
change in unit elevation makes these "back -to- back" buildings different from the typical
construction currently being experienced in the city The sides of the units have decks and
some window treatment to break up the larger wall fagade
Staff will be looking forward to additional information regarding the other building styles
proposed for the project Staff is interested in some variation in style to set this project apart
from other multi -family projects in the city Care must be taken in the rear elevations of the
row homes so that there is visual interest This may require differing materials and some
fagade undulation
PARK DEDICATION
The Parks Department has reviewed the submittals and offers the following comments The
developer should provide a public trail easement connecting Highway 3 and Erickson Park
The City will be looking forward to receiving cash in lieu of land for parks dedication The
amount varies between $122,400 and $180,000 depending upon which development
alternative is chosen
As part of staffs internal discussions about development on the site, there has been concern
over the final use of the property and how that may relate to the community center
Particularly if the library is sited on the property, there is some concern that customers may
try to cross Highway 3 from the community center Over time, due to the increase in traffic,
this would create a greater safety concern Should the property be developed with the library,
an easement should be dedicated to permit construction of an underpass This
recommendation is consistent with the 1991 Erickson Community Square Master Plan
recommendation
7
GRADING AND DRAINAGE
The existing wetland onsite is classified as a Manage 11 wetland Its classification requires
pretreatment which will occur in the proposed pond The proposed pond outlet into the
existing wetland and the overflow for the wetland would ultimately discharge into Regional
Basin 1770 located south of the proposed development The storm waste management will
be further addressed in a feasibility report
As part of the concept plan no proposed contours have been provided to review grading It is
noted that a retaining wall is required in the southeast to permit construction of two rowhouse
buildings Further analysis of the grading and drainage information will be part of the final
development plan review
LANDSCAPING
The concept plans do not depict any landscaping at this time This information will be part of
the final development plan submittal The expectation is that much of the landscaping will be
toward Highway 3 to assist in buffering noise and light from the road Due to the elevation of
the property as compared to Highway 3, some of the sound from the road may "travel over'
portions of the site
The library concept does not permit as much landscaping immediately adjacent to Highway 3,
given the public road and library building This makes sense since the library is a public use
and would want to be more open to the road Staff would expect traditional landscaping
elements in both the library and townhouse portions of the project More natural planting
should occur to the east and south adjoining areas having less maintenance
In the all residential concept, the applicant has indicated a 50' buffer strip adjacent to
Highway 3 This allocation is adequate for creation of a reasonable landscape buffer Similar
to the city's interests in the Brockway project, staff would be looking forward to landscaping
that upon maturity would provide a more natural buffer than a double row of coniferous trees
A combination of overstory and ornamental trees as well as shrubs and bushes should be
planted along Highway 3
Again, the assumption is that natural vegetation will be used near the wetland and to the east
adjacent to the Park More formal landscaping would be included within the maintained
development areas
[01OU101MI&K91►1
The developer has worked to address many of the concerns staff initially had with previous
site development plans This plan addresses the need for public access to the site, and the
property to the north, but allows more creativity by using private drives This improves
circulation and access for safety vehicles also
One of the main issues associated with development of the site is whether this property or
one of the other two identified will be the location for the new Rosemount Library The
r�
developer, keeping this in mind, has shown two alternative development plans Staff would
like to recommend approval of both, so that the developer has some level of certainty that
either development scenario is acceptable With the decision where to site the library
expected made by the end of 2004, the applicant will be able to proceed with the appropriate
development scenario this winter for final master plan approval, allowing construction in
2005
PROCESS
Staff has provided a memo to the Planning Commission that was presented and discussed at
the Council work session on July 14` The Council supports the modifications that staff is
recommending be made to the PUD process The issues are two -fold that additional
information will be requested during the concept plan review process and that the city will
begin rezoning to PUD
This submittal is more indicative of how concept plan submittals have been made There is
little detail about various aspects of the project While these details may not "make or break"
the project, they are important to the overall support of the project In the future more detail
will be requested This project, initially applied for in March, was not held to the standards
that staff will be working toward in the next several months
Staff is also recommending that the property be reguided but not rezoned at this time The
guide plan change would be from Public /Institutional to Urban Residential The change allows
the developer some assurance the city is comfortable about the plans without giving a full
commitment to the details of the project, until the final development plan is approved
RECOMMENDATION
Motion to recommend that the City Council approve an amendment to the 2020
Rosemount Comprehensive Plan from Public /Institutional to Urban Residential for the
Glen Rose property subject to the following
1 Approval of the amendment by the Metropolitan Council
Motion to recommend that the City Council approve the concept master plan for the Glen
Rose site subject to the following
1 The concept plan for the site that includes the library development is the plan that
governs development on the site until or unless another library site has been
purchased by the city for the library The city must have a formal purchase agreement
with another party for a different site In the event the City chooses another property
for the library site, the concept which illustrates all attached residential housing on the
site will be considered the approved concept plan
0
2 The public access road must be aligned with the southern community center access
and be expanded to 3 lanes to permit 2 outbound lanes from the site
3 Provision of unrestricted turn arounds with a minimum turning radius of 45 feet for all
dead -end common driveways or streets exceeding 150 feet, or as approved by the
Rosemount Fire Marshal
4 All townhouse units shall have two -car garages consistent with applicable zoning
standards
5 The site plan shall include adequate buffer area from Highway 3 for the residential
portion of the project Significant landscaping should occur along Highway 3 which
shall include a combination of differing plant materials to create a natural buffer.
Natural plantings should be installed where there is a transition from the maintained
area to the adjoining natural areas
6. Concept approval does not guarantee the number of dwelling units
7 Incorporation of recommendations by the Parks and Recreation Commission including
payment in lieu of land dedication, provision of a trail easement and an access
easement for future installation of a Hwy 3 underpass
8 Incorporation of recommendations by the City Engineer relative to access, circulation,
drainage, easements, grading, storm water management, traffic and utilities
9 Rezoning to PUD and execution of a PUD Agreement
10 Conformance with PUD Final Development Plan Preliminary Plat and Final Plat
requirements
11.The developer receive approval of a WCA wetland mitigation plan,
10
Dc i Johnson Homes Propc Il for the
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Excerpt from the Regular Parks and Recreation Commission Meeting of July 26, 2004
b Glen Rose Concept Plan Schultz reviewed the concept plan from Dean
Johnson for a 51 townhome development on the Sunrise Builders site owned by
St Joseph's Church The concept plan includes an area set aside for the future
library Should the library not be built on this site, additional townhomes will be
added (total units would then be 75) Schultz had the following comments and
recommendations regarding this concept plan 1) The developer should provide a
public trail easement connecting Hwy 3 and Erickson Park, 2) If the library is
located on this site, there's a concern that people will try to cross the west side of
Hwy 3 to the east side where the library would be An easement for an underpass
should be looked at as identified in the 1991 Erickson Community Square Master
Plan, and 3) Schultz recommended cash in lieu of land for the parks dedication
The cash dedication for 5lunits using our current fee schedule would be $122,400
(51 units x $2,400) or $180,000 (75 units x $2,400) The fee is based on the fee at
the time of final plat approval In 2002, the Parks Commission had recommended
that the City Council purchase this site for a library, park or other use At that
time, the Council chose not to pursue the purchase and it is not currently
identified in the budget The site is currently zoned Public /Institutional Sterner
did not like this location for a development and Eliason agreed MOTION by
Sterner to reject the concept plan and recommend that the Council purchase the
land for Public /Institutional use as currently zoned and as recommended by the
Parks Commission in 2002 SECOND by Eliason Ayes 3 Nays 1 (Jacobs)
Motion passed