HomeMy WebLinkAbout9.a. The Rottlund Company Major Amendment to PUD, Preliminary Plat, Rezoning and Final Plat of Harmony 5th Addition and Pickens Plat, Case 08-12-AMD; 08-13-PP; 08-14-ZA; 08-19-FP RGSR V1OLINT EXECUTIVE SUMMARY
CITY COUNCIL
City Council Regular Meeting: June 17, 2008
AGENDA ITEM: Case 08- 12 -AMD; 08- 13 -PP; 08- 14 -ZA;
08 -19 -FP The Rottlund Company Major AGENDA SECTION:
Amendment to PUD, Preliminary Plat, th New Business
Rezoning and Final Plat of Harmony 5
Addition and Pickens Plat.
PREPARED BY: Eric Zweber; Senior Planner AGENDA NO. q a
ATTACHMENTS: Plat Resolution;
PUD and Rezoning Resolution;
Zoning Ordinance; APPROVED BY:
Major Amendment to the Harmony Planned Unit
Development Agreement;
Site Map;
Rottlund Narrative;
Brockway Glass Development Plan /Preliminary Plat;
Harmony 5 Addition Final Plat;
Pickens Property Final Plat;
Harmony 5 Phasing Plan;
Harmony 5 Development Plan /Preliminary Plat;
Harmony 5 Preliminary Site Plan;
Harmony 5 Preliminary Landscape Plan;
Harmony 5 Grading, Drainage, Erosion Control Plan;
Pickens Property Development Plan /Preliminary Plat
Preliminary Site Plan;
Pickens Property Preliminary Landscape Plan;
Pickens Property Grading, Drainage, and Erosion Control
Plan;
Vantage Townhomes Elevations and Plans;
Urban Villa Townhomes Elevations and Plans;
Garden Homes Elevations and Plans;
City Engineer's Memorandum dated May 22, 2008;
Excerpt from the May 27 Planning Commission Minutes;
Excerpt from the Downtown Market Study.
RECOMMENDED ACTION: Motion to adopt a Resolution approving the Preliminary Plat
and Final Plat for Harmony 5 Addition and Pickens Plat.
Motion to adopt a Resolution approving the Major Amendment to the Planned Unit
Development, Rezoning of the Pickens Plat, and Rezoning of Block 7 and Outlot D of
Harmony 5 Addition.
Motion to adopt an Ordinance B -196, an Ordinance amending Ordinance B City of
Rosemount Zoning Ordinance for Harmony 5 Addition and Pickens Plat.
Motion to execute a Major Amendment to the Harmony Planned Unit Development
Agreement.
ISSUE
Rottlund Homes is acquiring all the vacant property within the Harmony subdivision and the neighboring
Pickens property. The original preliminary plat for Harmony includes an outlot for 120 rental units within
two apartment buildings and another outlot for a third building that is planned for 60 units of senior
housing. The two outlots are part of the vacant property that Rottlund is acquiring, but Rottlund does not
build apartments or senior housing. Rottlund has requested an amendment to the planned unit development
(PUD) and preliminary plat to allow the 120 apartments and 60 senior housing units to be replaced with 78
townhomes. There is also a requested change to replace 28 Urban Villa style townhomes with 16 Garden
Homes style quad townhomes. In addition, the Pickens property is requested to be platted into nine single
family lots.
BACKGROUND
In 2004, the City approved a preliminary plat and PUD of the Harmony subdivision for Contractor
Property Developers Company (CPDC) to redevelop the former Brockway Glass facility into a
development that consisted of 624 residential units. Since that time, 188 residential units have been built,
166 of which are townhouses and 22 single family homes. As newspaper reports remind us, the housing
market is currently slow and it is unknown when it will begin to turn around. The slowest market in the
Harmony development is the semi- custom homes in which only 12 of the available 47 lots have been
constructed upon.
Last year, M I Bank (M &I) assumed possession of the vacant parcels that were owned by CPDC. M &I
has been negotiating the sale of all the vacant parcels to Rottlund, but Rottlund has conditioned the sale
on applying for and receiving an amendment to the planned unit development (PUD) and preliminary plat
to convert the 120 apartment units and 60 senior housing units into townhouses. Rottlund is not
interested in developing apartments and senior housing in Rosemount, but they have been having success
building and selling townhouses within the Harmony subdivision.
Existing Zoning District: AG: Agricultural (Pickens property)
PI: Public /Institutional (Apartment and Senior Housing)
Proposed Zoning District: R1 PUD: Low Density Residential Planned Unit Development (Pickens
Plat)
R3 PUD: Medium Density Residential Planned Unit Development
(Harmony 5th Addition)
Existing Unit Mix: 79 Units of Single Family
40 Units of Garden Homes
227 Units of Urban Villas'
98 Units of Vantages
120 Units of Apartments
60 Units of Senior Housing
624 Total Units
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Proposed Unit Mix: 88 Units of Single Family'
56 Units of Garden Homes
223 Units of Urban Villas
152 Units of Vantages
519 Total Units
1 Includes both row homes and back -to -back units. Only Urban Villa row homes are proposed in the revised plans.
2 Includes the nine new single family lots of the Pickens property.
Port Authority Meeting May 20
The Port Authority reviewed the Rottlund proposal and its influence on the tax increment financing (TIF)
funds during their meeting on May 20. Ehlers ran a TIF calculation for the Rottlund proposal that
projects a built out by 2012 with a total gross tax increment of $1.14 million. The apartment and senior
housing is projected to be built out in 2015 with total gross tax increment of $2.51 million. At this time
there is no identified builder for the apartments and senior housing so there is no clear way to determine
the anticipated build -out of these two projects. Staff has requested Ehlers provide some additional
financial information regarding the two proposals but has not received it at this time.
The Port Authority conversation consisted of discussions if the townhouse market would support the
build out of Rottlund's proposal and if the removal of the apartments and senior housing would affect the
City's housing mix and life cycle housing goal. The Port Authority requested staff provide the townhouse
information to assess their market niche. There were discussions about the importance of apartment and
senior housing site in 2004 when the Harmony subdivision was approved; multiple family developments
approved since 2004; the 106 units in the Core Block East project; the 200 plus units that received
preliminary plat approval in the Prestwick Place development; the apartments east of Downtown which
received concept plan approval; and the draft Comprehensive Plan that designates additional land for
multiple family housing.
Planning Commission Meeting May 27
The Planning Commission reviewed the Rottlund proposal and conducted a public hearing on May 27.
The staff report and minutes from that meeting are attached to this executive summary. During the public
hearing, four individuals provided comments. The first individual stated that he was in support of the
proposal and that the timely development of the entire subdivision would be beneficial to him because
there would be more individuals within the homeowners association to help pay required maintenance
costs. The second individual was a neighboring property owner on Bonaire Path who complained about
the road assessment levied by the City for Bonaire Path. He also indicated he does not support approving
more homes when there are some built homes left vacant in the community. The third individual had a
number of questions of Rottlund regarding maintenance of his neighboring property and how a street
connection would be made, but did not speak against the conversion of the apartments or senior housing.
The fourth individual was questioned if there were any changes proposed to the approved single family
homes and was satisfied when he found out there were none.
The Planning Commission had questions about how the off street parking was provided; what was the
history of the redevelopment project and the TIF district; and clarification on the Comprehensive Plans
goals and policies on life cycle housing. One Planning Commissioner expressed concern about losing the
apartments but agreed with the other Commissioners that the composition of the housing mix for this
subdivision and its effect on the housing mix of the City as a whole was a policy question that the City
Council should address. The Planning Commission voted 4 -0 to recommend approval of Rottlund's
request after fording that the proposal is generally in compliance with the Zoning and Subdivision
Ordinance.
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Port Authority Meeting June 3
The Port Authority reviewed the three townhome designs proposed within the Harmony 5t Addition and
asked the price of the units. They had detailed discussion about the Garden Home design and its
accommodations for seniors. The Garden Homes are priced at about $210,000, the Urban Villas are
priced at the low $200,000s, and the Vantages are priced at the $160,000s and $170,000s. The Port
Authority did not provide a formal recommendation on Rottlund's proposed changes.
City Council Work Session June 3
The City Council discussed the Rottlund proposal at their special work session meeting on June 3. The
discussion of the meeting mainly focused on the implications of the revisions of TIF revenue, the impact
the revision would have on the overall housing mix of the City, and the unknown timing of the eventual
development of the apartments or senior housing. Three council members expressed willingness to
support the Rottlund request and two expressed reluctance to revision the original preliminary plat,
particularly the apartments. Additional information was requested from the downtown market study
regarding its recommendations on additional multi family housing in Rosemount. A summary of the study
recommendations is discussed later in this executive summary and an excerpt from the study is attached.
SUMMARY
Site Layout
The apartments and senior housing was originally approved in the southwestern quadrant of the
subdivision, bounded by 135t Street, Brockway Avenue and Bronze Parkway. Adjacent to the apartment
and senior housing site is the clubhouse for the entire subdivision and a City park. The clubhouse has
recently been completed and is available for use by all of the residents of the Harmony subdivision. The
City park has not been constructed yet or made available to the public because the street serving the park,
Bronze Parkway, has not been constructed.
The revised preliminary plat proposes 49 townhome units in place of the apartments and 29 townhomes
units in place of the senior housing. The new townhome units will fit within the boundaries of the outlots
created by the original preliminary plat. There will be a slight change in the proposed grades from the
original plat, but it will not affect the use and development of the clubhouse and City park. In total, the
change represents a decrease in 102 units from that initially proposed. All will be constructed as owner
occupied.
The Pickens property was not part of the original plat and is located directly east of Harmony. The
property is bounded by the Progress Rail line to the south and east, Bonaire Path to the north, and
Harmony to the west. The property is highest in elevation adjacent to Harmony and slopes down toward
the rail line and Bonaire Path.
While the Pickens property was not a part of the original Harmony subdivision, its development was
planned for incorporation within the original approval. The east end of the current 135 Street is stubbed
to the western side of the Pickens property to provide future access. Within the 135` Street right -of -way
is sanitary sewer, municipal water, and stormwater infrastructure that was sized appropriately to serve the
development of the property. The Pickens property is proposed to be developed into nine single family
lots located on a cul -de -sac of 135` Street. The land will be graded to be relatively flat adjacent to 135`
Street and then slope downwards towards the rail line and Bonaire Path.
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One other revision to the preliminary plat is proposed in addition to the apartment, senior housing, and
Pickens sites. The property bounded by 133` Street, Butterfly Path, 134t Street, and Bronze Parkway
(labeled Block 3 within the final plat) was originally planned for 28 townhomes of the Urban Villa style.
The Urban Villa townhomes are typically row homes or back -to -back units with the living area and kitchen
on the first floor and bedrooms on the second floor. Rottlund has proposed to replace these 28 units with
16 units of their Garden Homes.
The Garden Homes are single story quad townhomes. They are slightly larger than the Urban Villas and
are particularly marketable to seniors due to their single level layout. Rottlund does not have many Garden
Homes left in the future phases of the development and wanted to take the opportunity to revise the
preliminary plat to provide for additional Garden Home units.
Phasing
Rottlund is not proposing to final plat and construct all of their remaining townhomes at this time. The
Harmony 5 Addition final plat is limited to the townhomes and single family lots remaining to the west of
Bronze Parkway, north of 135 Street, and the former apartment site. This phase of development does not
include the revised senior area or the townhomes south of Bronze Parkway. During the construction of the
Harmony 5 Addition, all of the remaining public streets will be constructed, including all of Bronze
Parkway and 135 Street. The construction of all of Bronze Parkway is particularly important to the City
because it allows the development of the city park.
The only private streets that will be constructed are located west of Bronze Parkway and north of 135
Street. The remaining private street will be constructed with the future townhouse phases.
Residential Density
Original Approval Units Net Acres Net Density
Apartments 120 3.32 36.14
Senior Housing 60 2.61 22.99
Block 3 28 2.57 10.89
Pickens Property N/A N/A N/A
Overall Development 624 84.59 7.37
Rottlund Proposal Units Net Acres Net Density
Former Apartments 49 3.32 14.75
Former Senior Housing 29 2.61 11.11
Block 3 16 2.57 6.23
Pickens Property 9 6.79 1.33
Overall Development 519 91.38 5.68
Townhouse and Single Family Design
Rottlund is proposing to build three types of townhomes in the Harmony 5 Addition: the Garden
Homes; the Urban Villa townhomes; and the Vantage townhomes. The Garden Homes are a single level
quad -unit buildings identical to the Garden Homes that have been built in Harmony.
The Urban Villas of the 5 Addition are proposed to be all row homes with entrances facing the streets
and individual garages accessing onto a private drive. The Urban Villa units are a two level design with the
garage and living space on the first floor and the bedrooms located on the second floor. In the previous
Harmony phases, some Urban Villa units were back -to -back unit, but all the remaining Urban Villa units
proposed to be built are the thru -unit row home design
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The Vantages are three level townhomes that are similar, but not identical, to the Gable style three level
townhome built in the previous phases of Harmony. The Vantage design has the garage and mechanical
room on the first floor, the living space on the second floor, and the bedrooms on the third floor. The
Vantage garages all access onto private streets and are primarily located interior to the blocks, screened
from the public street by the Urban Villa units. Staff supports the inclusion of the Vantage designs into
the Harmony PUD.
Rottlund is proposing nine single family homes on the Pickens property. These single family homes will
be a part of the PUD and homeowners association of the Harmony subdivision. The home designs will be
subject to the same restrictions and requirements of the Harmony single family lots.
Landscaping and Tree Preservation
The landscaping and tree preservation has only slightly changed from the original proposal. Ten (10)
additional significant trees are being removed from the Harmony 5 Addition, mostly in the location of a
temporary pond and the former senior housing site. Twenty (20) significant trees are being removed from
the Pickens property, mostly in the location of 135` Street and the building pads. All of the trees removed
are significant trees and none are heritage trees as defined by the Ordinance.
The landscaping plan and the amount of tree replacement exceeds the requirement of the Ordinance.
Staff is supportive of the species and the proposed location of the landscaping. Landscaping in the
Harmony 5` Addition is focused to buffer the subdivision from South Robert Trail and buffer the Pickens
property from Bonaire Path and the rail line. The majority of the existing trees between the Pickens
property and the original Harmony subdivision are protected and maintained.
Access and Parking
Access to the residential units is consistent with the access within the original subdivision. Single family
homes access directly onto public streets, but townhomes directly access either a private street or shared
driveways before entering onto the public streets. This townhouse access is beneficial for two reasons.
First, it prevents vehicles from backing out of garages or driveways from backing onto the public streets
allowing better and increase traffic safety. Second, there is an aesthetic benefit to moving the garages to
the sides or backs of the townhomes and away from the vision from the public right -of -way.
The Zoning Ordinance requires that one stall of common off street parking is created for every two
townhome units. The proposed revision to the preliminary plat requires 58 common parking stalls to be
created, but the provided plans only show 52 common stalls within the townhouse neighborhoods.
Rottlund has requested that the deficiency of six (6) parking stalls be accommodated through the parking
lot of the clubhouse. The clubhouse currently has a parking lot with 45 parking stalls, but also shows an
additional proof of parking that the parking lot could be expanded to include an additional 16 stalls.
Staff was originally concerned that granting this request would create a precedence for future subdivisions.
The City has received requests in the past to use City owned and maintained parking for shared parking
and the City has always denied those requests. Staff does not believe this request would undermine the
City's past decisions because:
The clubhouse parking is owned and maintained by the homeowners association.
The clubhouse parking would be expanded beyond its original amount of parking.
The clubhouse parking is located adjacent to the townhomes that would be using the shared
parking.
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The Ordinance provides a provision for shared parking of uses that have different operation
hours.
The clubhouse will be typically used during the day and early evening, while townhomes would typically
use the parking in the late evening or overnight. Staff is supportive of the shared parking arrangement if
the additional 16 stalls in the proof of parking are constructed.
One additional parking issue remains in the Rottlund proposal. Six (6) of the parking stalls and a shared
driveway is proposed within the pipeline easement on Block 7 (the former senior housing site). Staff does
not have a concern about parking within the easement, but the City alone cannot approve this parking
arrangement. The owner of the pipeline easement must agree to this construction. If the pipeline
company does not allow this, the subdivision will be short an additional six (6) stalls for a total deficiency
of twelve (12) stalls. Staff proposed a condition of approval that would require Rottlund to get permission
from the pipeline company. If Rottlund does not, then Rottlund would need to come back with a revised
layout of Block 7 that shows how the parking would be addressed. As an alternative, Rottlund has
requested that the City permit up to twelve (12) shared parking stalls in the clubhouse parking lot. Staff is
reluctant to allow this alternative because the parking deficiency would disproportionably bore on the
townhomes of Block 7. Staff would like to hear from the Planning Commission regarding this proposal.
Rezoning
To allow the development of the revised Harmony subdivision and the Pickens property, two rezonings
need to occur. The former apartment and senior housing sites are current zoned PI: Public /Institutional.
These areas were never rezoned during the original Harmony approval and maintained its initial zoning
designation which accommodated the Brockway golf course. The Brockway golf course was located
between the Brockway Glass manufacturing plant and South Robert Trail. Rottlund requests that the
former apartment and senior housing site be rezoned to R3 PUD: Medium Density Residential Planned Unit
Development to accommodate the construction of their townhomes.
The Pickens property is currently zoned AG: agricultural. Rottlund requests that the property be rezoned to
R1 PUD: Low Density Residential Planned Unit Development to accommodate the development of the
single family homes. Staff recommends the approval of both rezoning requests.
City Park
The Harmony subdivision includes one City park in the southwest comer and is divided into two parts by
Bronze Parkway. The park has not yet been developed because Bronze Parkway, which provides access to
the park, has not been constructed. The part of the park north of Bronze Parkway is designed with a
number of active recreational features, including a ball field and basketball court. The part of the park
south of Bronze Parkway is designed to have a nine -hole disc golf course. The proposed revision to the
preliminary plat has no effect on the park design. The approval of the Harmony 5 Addition final plat will
include the construction of Bronze Parkway and allow the construction of the City park.
The park dedication for the entire Harmony subdivision was either dedicated or paid as fee -in -lieu with
previous phases. No additional park dedication in required for these approvals. The Park and Recreation
Committee has reviewed these proposals and has recommended approval.
Utilities /Engineering Comments
The only utility issue of note in the proposed revision is the location of a temporary storm water pond on
the west side of Bronze Parkway. The ultimate design for the City's regional stormwater system is that the
storm water from the Harmony 5 Addition would flow into a regional pond west of South Robert Trail,
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but that regional pond does not exist today and it is unknown when that pond will be constructed. To
accommodate the storm water from the Harmony 5`'' Addition, a temporary pond is being constructed on
the west side of Bronze Parkway in place of three Garden Home buildings. When the regional pond is
constructed, the temporary pond can be removed and the final three Garden Home buildings can be
constructed.
Attached to this Executive Summary is a memorandum (memo) from the City Engineer. The memo
contains revisions that are needed to the plans and specifications and is a condition of approval, but there
is nothing within the memo that is of special concern and all the issues can be addressed before the City
Council approval or construction.
Tax Increment Financing
Ehlers Associates (Ehlers) ran TIF projections for the Rottlund proposals and for the originally
approved preliminary plat. Under the Ehlers TIF run the Rottlund proposal is projected to be built out by
2012 with a total gross tax increment of $1,141,223. The apartment and senior housing of the original
approval is projected to be built out in 2015 with total gross tax increment of $2,508,623.
Ehlers has also run the two proposals separately for the apartment block and for the senior housing block
under the same build out scenarios. The Rottlund proposal for the former apartment block is projected to
have a total gross tax increment of $724,600. The apartments within the original approval are projected to
have a total gross tax increment of $1,551,216. The Rottlund proposal for the former senior housing
block is projected to have a total gross tax increment of $416,623. The apartments within the original
approval are projected to have a total gross tax increment of $957,407.
Staff was conservative on the building values on the runs, but would caution the Port Authority about the
build out schedule for the apartments /senior housing. Rottlund has an interest in constructing their
townhouse in a timely manner to recover their cost for development. In the case of the apartments and
senior housing, there are no developers that have made any commitment or expressed any interest in
building those units. There is no certainty that apartments and senior housing would be built by 2015, as
portrayed in the TIF run.
The two runs compare the potential increment generated by the two differing projects within the same
timeframes. However, due to the uncertainty of the high density project buildout, it is difficult to compare
the two options monetarily. The equilibrium in TIF funds received from the Rottlund proposal and the
original proposal is reach if the apartments and senior housing are constructed by 2021. If the apartments
and senior housing were to be constructed before 2021, then the original approval would generate more
TIF funds than the Rottlund proposal, but conversely, if the apartments and senior housing were to be
constructed after 2021, then the Rottlund proposal would generate more TIF funds than the original
approval.
Market potential Analysis for Downtown Rosemount, Minnesota
In November 2003, Maxfield Research, Inc. prepared a market analysis to determine the residential, retail,
and office demand in Downtown Rosemount. The study recommended 70 to 80 units of market rate
independent senior housing, 50 to 60 units of condominiums, and up to 80 units of apartments located
within the Downtown. The Waterford Commons project recently approved for Stonebridge is providing
106 apartment units and is the first residential project within Downtown. The study does not identify any
specific residential projects for outside the downtown area, but the retail portion of the study does identify
that additional housing units constructed east of South Robert trail would benefit the Downtown retail
market.
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RECOMMENDATION
Staff recommends approval of the preliminary plat, final plat, PUD amendment, and rezoning for Pickens
and Harmony 5 Addition.
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CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2008
A RESOLUTION APPROVING THE PRELIMINARY PLAT AND FINAL PLAT
FOR HARMONY 5 ADDITION AND PICKENS
WHEREAS, the City of Rosemount received a request for Preliminary Plat and Final Plat
approval from Rottlund Homes concerning property legally described as:
OUTLOT B, HARMONY 3'D ADDITION, DAKOTA COUNTY, MINNESOTA
and
OUTLOT C, OUTLOT D, AND OUTLOT F, HARMONY ADDITION, DAKOTA
COUNTY, MINNESOTA
hereinafter referred to as "Harmony 5th Addition and
That part of Government Lot Two (2) and the West Half (W /z) of the Southwest
Quarter (SW /a) of Section Twenty -One (21), Township One Hundred Fifteen (115),
Range Nineteen (19), lying Southerly of the centerline of County Road No. 38 and
Northerly and Westerly of the right of way line of the Chicago, Milwaukee, St. Paul and
Pacific Railroad Company, Dakota County, Minnesota
hereinafter referred to as "Pickens
WHEREAS, on May 27, 2008, the Planning Commission of the City of Rosemount held a
public hearing and reviewed the Preliminary Plat and Final Plat for Harmony 5th Addition and
Pickens; and
WHEREAS, on May 27, 2008, the Planning Commission recommended approval of the
Preliminary Plat and Final Plat; and
WHEREAS, on June 17, 2008, the City Council of the City of Rosemount reviewed the
Planning Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Preliminary Plat and Final Plat for Harmony 5th Addition and Pickens, subject to
the following conditions:
1. Compliance with the City Engineer's Memorandum dated May 22, 2008.
2. Receipt of an agreement with the owner of the pipeline easement to allow the placement
of the parking stalls and driveways on Outlot D within the easement.
ADOPTED this 17th day of June, 2008, by the City Council of the City of Rosemount.
William H. Droste, Mayor
RESOLUTION 2008
ATTEST:
Amy Domeier, City Clerk
Motion by: Second by:
Voted in favor:
Voted against:
Member absent:
2
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. 2008
A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT MAJOR
AMENDMENT OF THE HARMONY PLANNED UNIT DEVELOPMENT AGREEMENT,
REZONING OF THE PICKENS PLAT, AND REZONING OF BLOCK 7 AND OUTLOT D
OF THE HARMONY 5 111 ADDITION
WHEREAS, the Community Development Department of the City of Rosemount received
an application from Rottlund Homes requesting a Major Amendment to the Harmony
Planned Unit Development Agreement concerning property legally described as:
PICKENS PLAT, DAKOTA COUNTY, MINNESOTA
and
HARMONY 5Th ADDITION, DAKOTA COUNTY, MINNESOTA
WHEREAS, the Community Development Department of the City of Rosemount received
an application from Rottlund Homes requesting a Rezoning from AG Agricultural to R1
PUD Low Density Residential Planned Unit Development concerning property legally
described as:
PICKENS PLAT, DAKOTA COUNTY, MINNESOTA
WHEREAS, the Community Development Department of the City of Rosemount received
an application from Rottlund Homes requesting a Rezoning from PI Public and Institutional
to R3 PUD Medium Density Residential Planned Unit Development concerning property
legally described as:
LOTS 1 THROUGH 7, BLOCK 7 AND OUTLOT D, HARMONY 5
ADDITION, DAKOTA COUNTY, MINNESOTA
WHEREAS, on May 27, 2008, the Planning Commission of the City of Rosemount held a
public hearing and reviewed the requested application; and
WHEREAS, on May 27, 2008, the Planning Commission recommended approval of the
requested applications, subject to conditions; and
WHEREAS, on June 17, 2008, the City Council of the City of Rosemount reviewed the
Planning Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Major Amendment to the Harmony Planned Unit Development Agreement, the
Rezoning of the Pickens Plat, and the Rezoning of Block 7 and Oudot D of Harmony 5
Addition, subject to:
RESOLUTION 2008
1. Compliance with the City Engineer's Memorandum dated May 22, 2008.
2. Six (6) stalls of the off -street parking requirement shall be fulfilled within the parking
lot for the Harmony Clubhouse provided that the additional parking area shown as
proof of parking is constructed.
ADOPTED this 17th day of June, 2008 by the City Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Amy Domeier, City Clerk
Motion by: Second by:
Voted in favor:
Voted against:
Member absent:
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City of Rosemount
Ordinance No. B -196
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
Harmony 5tb Addition and Pickens Plat
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT, MINNESOTA, ORDAINS AS
FOLLOWS:
Section 1. Ordinance B, adopted September 19, 1989, entitled "City of Rosemount Zoning
Ordinance," is hereby amended to rezone property from PI Public and Institutional District to R3
PUD Medium Density Residential District Planned Unit Development that is located at south of
135 Street West and west of Brockway Avenue within the City of Rosemount legally described as
follows:
LOTS 1 THROUGH 7, BLOCK 7 AND OUTLOT D OF HARMONY 5TH ADDITION,
DAKOTA COUNTY, MINNESOTA.
Section 2. Ordinance B, adopted September 19, 1989, entitled "City of Rosemount Zoning
Ordinance," is hereby amended to rezone property from AG Agricultural to R1 PUD Low
Density Residential District Planned Unit Development that is located along 135 Street West that is
east of Brass Parkway within the City of Rosemount legally described as follows:
PICKENS PLAT, DAKOTA COUNTY, MINNESOTA.
Section 3. The Zoning Map of the City of Rosemount, referred to and described in said
Ordinance No. B as that certain map entitled "Zoning Map of the City of Rosemount," shall not be
republished to show the aforesaid rezoning, but the Clerk shall appropriately mark the said zoning
map on file in the Clerk's office for the purpose of indicating the rezoning hereinabove provided for
in this Ordinance and all of the notation references and other information shown thereon are hereby
incorporated by reference and made part of this Ordinance.
Section 4. This ordinance shall be effective immediately upon its passage and publication
according to law.
ENACTED AND ORDAINED into an Ordinance this 17th day of June, 2008.
CITY OF ROSEMOUNT
William H. Droste, Mayor
ATTEST:
Amy Domeier, City Clerk
Published in the Rosemount Town Pages this day of 2008.
DECLARATION OF COVENANTS
AND RESTRICTIONS
Harmony 5 Addition and Pickens
Planned Unit Development Amendment
THIS DECLARATION made this day of 2008, by THE
ROTTLUND COMPANY, INC., a Minnesota corporation, (hereinafter referred to as the
"Declarant
WHEREAS, Declarant is the owner of the real property described as follows:
OUTLOT B, HARMONY 3 ADDITION, DAKOTA COUNTY, MINNESOTA
and
OUTLOT C, OUTLOT D, AND OUTLOT F, HARMONY ADDITION, DAKOTA
COUNTY, MINNESOTA
hereinafter referred to as "Harmony 5 Addition and
That part of Government Lot Two (2) and the West Half (W 'A) of the Southwest Quarter
(SW 1/4) of Section Twenty -One (21), Township One Hundred Fifteen (115), Range
Nineteen (19), lying Southerly of the centerline of County Road No. 38 and Northerly
and Westerly of the right of way line of the Chicago, Milwaukee, St. Paul and Pacific
Railroad Company, Dakota County, Minnesota
hereinafter referred to as "Pickens and
WHEREAS, the Subject Property is subject to certain zoning and land use restrictions
imposed by the City of Rosemount, Minnesota "City in connection with the approval of an
application for an amendment to the Harmony planned unit development for a residential
development on the Subject Property; and
WHEREAS, the City has approved such development on the basis of the determination by
the City Council of the City that such development is acceptable only by reason of the details of the
development proposed and the unique land use characteristics of the proposed use of the Subject
Property; and that but for the details of the development proposed and the unique land use
characteristics of such proposed use, the planned unit development would not have been approved;
and
WHEREAS, as a condition of approval of the planned unit development, the City has
required the execution and filing of this Declaration of Covenants, Conditions and Restrictions
(hereinafter the "Declaration and
1
WHEREAS, to secure the benefits and advantages of approval of such planned unit
development, Declarant desires to subject the Subject Property to the terms hereof.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held,
transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions,
hereinafter set forth.
1. The use and development of the Subject Property shall conform to the following
documents, plans and drawings:
a. Harmony 5 Addition Exhibit A
b. Harmony 5 Addition Development Plan/Preliminary Plat/PUD Amendment
Revised 05/30/2008 Exhibit B
c. Harmony 5 Addition Preliminary Site Plan/PUD Amendment North Half
Revised 05/30/2008 Exhibit C
d. Harmony 5 Addition Preliminary Site Plan/PUD Amendment South Half
Revised 05/30/2008 Exhibit D
e. Harmony 5 Addition Overall Grading Plan Revised 05/30/2008 Exhibit E
f. Harmony 5 Addition Preliminary Utility Plan North Half Revised
05/30/2008 Exhibit F
g. Harmony 5 Addition Preliminary Utility Plan South Half Revised
05/30/2008 Exhibit G
h. Harmony 5 Addition Preliminary Landscape Plan North Half Revised
05/30/2008 Exhibit H
i. Harmony 5 Addition Preliminary Landscape Plan South Half Revised
05/30/2008 Exhibit I
j. Pickens Plat Exhibit J
k. Pickens Development Plan/Preliminary Plat/Preliminary Site Plan Revised
05/30/2008 Exhibit K
1. Pickens Grading, Drainage Erosion Control Plan Revised 05/30/2008
Exhibit L
m. Pickens Preliminary Utility Plan Revised 05/30/2008 Exhibit M
n. Pickens Preliminary Landscape Plan Revised 05/30/2008 Exhibit N
o. Garden Home Elevations and Plans Exhibit 0
p. Urban Villa Elevations and Plans Exhibit P
q. Vantage Elevations and Plans Exhibit Q
all of which exhibits are copies of original documents on file with the City and are made a part
hereof.
2. The Subject Property may only be developed and used in accordance with Paragraph
1 of these Declarations unless the owner first secures approval by the City Council of an
amendment to the planned unit development plan or a rezoning to a zoning classification that
permits such other development and use.
2
3. The obligations and restrictions of this Declaration run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the City of
Rosemount acting through its City Council. This Declaration may be amended from time to time by
a written amendment executed by the City and the owner or owners of the lot or lots to be affected
by said amendment.
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarant have hereunto set their hands and seals as of the day and year first
above written.
DECLARANT
THE ROTTLUND COMPANY, INC.
By
Its
By
Its
(SEAL)
STATE OF MINNESOTA
ss.
COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me this day of 2008,
by the and
the for and on behalf of THE ROTTLUND COMPANY, INC., a
Minnesota corporation, by and on behalf of said corporation.
Notary Public
THIS INSTRUMENT DRAFTED BY:
City of Rosemount
2875 145 Street West
Rosemount, MN 55068 -4997
651- 423 -4411
3
iarmony 5th Pickens
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Copyright 2008, Dakota County Map Date: May 16, 2008
Your
Builder far Life
ROTTLUND HOMES"
A DIVISION OF THE ROTTLUND COMPANY, INC. P r 1 L i
April 29, 2008 11:1 i
APR 2 9 2008 J
Jason Lindahl
City of Rosemount
2875 145th Street W y
Rosemount, MN 55068
Re: Major PUD Amendment and Rezoning
Harmony
Dear Jason:
Rottlund Homes is please to submit the following in support of our Harmony applications:
1. Rezoning and Preliminary Plat Applications for the property located northeast of Harmony
known as the "Pickens Property"
2. Major PUD Amendment for revisions to the Harmony PUD
3. Check for application fees of $6,290
a. $1,200 Rezoning
b. $2,090 Preliminary Plat ($2,000 9 lots($10 /lot)
c. $3,000 Major PUD Amendment.
4. 22 full size and 1 11x17 copies of architectural plans. Please note that Westwood will be
submitting the engineering plans separate from this.
Rottlund has recently entered into a purchase agreement to acquire the apartment, senior condo
and Pickens properties. As a result, we are proposing revisions to the approved Harmony PUD to
reduce the total number of units, particularly on the apartment and senior condo sites. We are also
proposing to replace 20 Villa units (two 10 -unit buildings) and 8 Urban Villa units (two 4 -unit
buildings) with 16 Garden units (two 4 -unit buildings) in the northwest quadrant of the site. The
proposed changes result in a net loss of 114 units from the approved preliminary plat. The
applications also propose 9 single family lots on the Pickens property.
The public street alignments are generally consistent with the approved preliminary plat. Private
street access points have been tweaked to accommodate the revised site plans. We feel the
proposed plan addresses emergency access by providing 2 entrances to each Outlot C and F. All
the units will be fire sprinklered as dictated by code.
The mix of units consists of Urban Villas, Gardens and Vantage units, which are previously
approved within Harmony. Below is a brief summary of each product type. The Pickens property
will contain 9 single family Tots.
URBAN VILLA
The Urban Villa is a row style building geared toward 1St time homebuyers that are single or
couples typically without children. In Harmony, the demographics include these, but also single
parents and couples with children. This is a slab -on -grade 2 -level product containing the living
tl 5 MLS 01∎41 PaTV
3065 CENTRE POINTE DRIVE ROSEVILLE, MN 55113 (651) 638 -0500 FAX (651) 638 -0501
spaces on the first level and 3 bedrooms and a loft on the second level. The finished square
footage is about 1860 with a 2 -car garage. Base pricing starts at $199,900 and $209,900 for the
interior and end units, respectively.
GARDEN
The Gardens are quad style buildings that offer single level living ideal for empty nesters and
retirees. Each unit is approximately 1460 square feet with 2 bedrooms and 2 -car garage. Base
pricing for these units will start about $209,900.
VANTAGE
There are 54 proposed Vantage units. The Vantages are geared toward first time homebuyers that
are singles or couples typically without children. The Vantage Home is a 2 -level product with a
tuck under 2 -car garage. Each unit offers an open main level containing the kitchen, living and
dining rooms with the upper level containing 2 bedrooms and a loft area. The finished square
footage of the end unit is approximately 1456 and 1442 for the interior unit. Each unit has a 2 -car
garage and exterior patio area. Base pricing will be $159,900 for the interior units and $169,900
for the end units.
EXTERIOR MATERIALS
As with the current buildings in Harmony, the exterior materials will consist of vinyl siding and
shakes with brick or stone accents. Color packages will be similar to those of the current buildings.
The homeowners association will be responsible for maintenance of the building exteriors as well
as grounds maintenance. All homes will be members of the Harmony Master Association.
STORM WATER
Since property for the permanent regional storm water pond has not been acquired, we propose to
construct a temporary pond on the west boundary of the site. Three Tots slated for 12 Garden units
will be used for the pond. The pond is anticipated to be replaced with the residential units once the
permanent off-site pond is in place.
CONSTRUCTION SCHEDULE
Rottlund initiated the City to begin final street and utility design. Our highest priority is the area
located northwest of the round about with the goal of obtaining a building permit late summer /early
fall 2008.
We look forward to your review of our application. Please call me if you have questions or need
further clarification at (651) 638 -0517. Thank you.
Sincerely,
f. :0 PA:f I
Deb Ridgeway 1
Land Development
Enclosures
Cc: Westwood PS
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4 ROSEMO UNT
PUBLIC WORKS
MEMORANDUM
DATE: May 22, 2008
TO: Eric Zweber, Senior City Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, City Engineer
Kathie Hanson, Planning Department Secretary
FROM: Morgan Dawley, Project Engineer
RE: Harmony 5 Addition and Pickens Property Plan Review
Upon review of the Harmony 5 Addition Development plans and Storm Water Management plan,
as well as the Pickens Property Development plans provided for review by Westwood Engineering
on behalf of Rotdund Homes, the Engineering Department offers the following comments:
General Comments (Harmony 5t and Pickens Property):
1. As a condition of plat approval, the applicant shall execute a subdivision or development
agreement with the City to secure the public and private improvements associated with the
proposed development. This agreement shall address items such as, but not limited to:
conditions of plat approval, time of performance, identification of developer improvements
and public improvements, security for improvements, ownership of improvements, and
responsibility of costs.
2. Drainage and utility easements shall be incorporated into the final plat as deemed necessary
upon review of the final plan at the discretion of the City Engineer.
3. All work within Mn /DOT right -of -way or roadway easement is subject to permit by
Mn /DOT. The developer shall submit all necessary plans to Mn /DOT for review. If
needed, documentation of permit acquisition shall be forwarded to the City prior to issuance
of a grading /building permit.
4. NPDES permit is the responsibility of the developer /contractor. Documentation of permit
acquisition shall be forwarded to the City prior to issuance of a grading /building permit
Harmony 5 Addition General Comments:
1. A drainage and utility easement shall be recorded over all of Outlot G, Harmony Addition to
facilitate storm sewer construction.
G: \2008 \Planning Cases \08- 12 -AMD The Rotdund Company, Inc. Major Amendment to PUD Harmony 5th
Add HarmonyEngComments_05222008.doc
2. Items such as parking lots, private drives, shown as encroaching within private gas pipeline
easements will need approval and permitting as deemed appropriate by the easement holder.
3. Estimated development fees for the site are as follows:
Harmony 5 Development Fees (due before signed plat is released)
No. Item Cost Calculation
1 GIS Fees 3,900 $60 /unit 65 units
$6665/net developable acre 20.86
2 Storm Sewer Trunk Charge 139,032 acres
3 Sanitary Sewer Trunk Charge 23,521 $1075 /acre 21.88 acres
4 Watermain Trunk Charge 106,337 $4860 /acre 21.88 acres
Total 272,790
Stormwater Management Plan
1. The storm water modeling of drainage area DA -5, park area east of Bronze Parkway, does
not appear to represent the fully developed conditions. The future parking lot, tennis courts,
trails, and basketball court are not included in the SCS curve number calculation as
impervious area. The fully developed conditions should be used in the analysis to determine
the high water elevations of the west temporary pond and infiltration area. The water quality
treatment volume of the west pond should be examined to verify that sufficient treatment
volume is being provided for the fully developed conditions of the park.
2. The stormwater runoff from the parking lot west of Bronze Parkway is to be directed to the
storm sewer in Bronze parkway and ultimately to City Basin 1589 south of Connemara
Parkway, the parking lot drainage area should be accounted for in drainage area DA -1 and
the stormwater drainage calculations revised accordingly.
4. The west pond outlet control structure diameter should be increased to 72" at a minimum to
allow for maintenance. The installation of a weir wall in a 48" diameter structure will result
in less than 2' of width on either side of the wall. The storm water model input will require
minor revision.
5. The west infiltration area outlet to the TH 3 culvert is simulated with a 7" orifice that does
not include the outlet control structure pipes, interior weir wall, and structure rim elevations.
The design of the outlet control structure from the west infiltration area should be
completed by the developer's engineer.
6. The Post Development Drainage Area Plan does not appear to accurately delineate the
drainage boundary between DA -6 and DA -4. The delineation on the west side of the west
infiltration area and pond does not follow the top of the berm adjacent to the pond or the
drainage break at the MnDOT right of way to the infiltration area. It is requested that the
delineation be revised to correspond with the grading plan.
Grading, Drainage, and Erosion Control Plan
Sheet 2- Overall Grading
G: \2008 \Planning Cases \08- 12 -AMD The Rottlund Company, Inc. Major Amendment to PUD Harmony 5th
Add\ HarmonyEngComments_05222008.doc
1. The grading and outlet control structure from the infiltration area extends into the MnDOT
Trunk Highway 3 right of way in the vicinity of the west pond. All work within Mn /DOT
right -of -way or roadway easement is subject to permit by Mn /DOT.
2. The wetland on the southwest comer of the site adjacent to the grading on Lot 1, Block 8
appears to be impacted by the proposed grading, however, it has been verified that this and
the adjacent wetlands were determined to be exempt from mitigation requirements per
Wetland Conservation Act Notice of Decision dated July 6, 2004.
3. The Lot and Block numbers on the plan west of Bronze parkway do not appear to
correspond with the preliminary plat. The grading plan and plat lot and block numbers
should be revised to correspond.
4. Show gas line elevations, especially in vicinity of proposed utility and roadway crossings.
5. Add notes stating recommendations of the soil boring report for grading within roadways
(i.e. removal of all clays and other unsuitable materials).
6. Add current gas company contact information to warning notes regarding grading near gas
lines.
7. Four possible streets entrances are depicted on the plans and only two construction
entrances. Add construction entrances at each entrance or install barricades to direct traffic
to the appropriate entrances.
8. Silt fence should be installed around the perimeter of the pond and infiltration basin after
completion.
Sheet 3- Grading, Drainage, and Erosion Control Plan
1. The low building opening elevation of 970.13 at Lot 3, Block 5 is within 1.5' of the
emergency overflow elevation of 968.99 south of 135 Street. This structure does not
provide 1.5' of freeboard with adequate capacity in the overflow section. The freeboard to
this structure shall be improved to meet the City requirements.
2. An access /maintenance road shall be incorporated into the grading plan of the west pond
and infiltration area. The access road to the outlet control structures should be added to the
grading plan.
3. The emergency overflow through the rear yard of Lot 7, Block 1 should be verified at the
existing trees on the southwest corner of the lot. The overflow may be higher than the
elevation indicated on the plans and could be affected in the future by the growth of the
trees.
5. The Mn /DOT right of way may have existing private utilities not shown on the plans that
may be in the vicinity of the proposed outlet control structure pipe. The construction plans
should illustrate any existing private utility lines in this area.
6. The west pond grading plan should include an emergency overflow. The emergency
overflow should include erosion control measures in the plan.
G: \2008 \Planning Cases \08- 12 -AMD The Rottlund Company, Inc. Major Amendment to PUD Harmony 5th
Add\ HarmonyEngComments_05222008.doc
7. The storm sewer system in the rear yard of Lot 1 -2, Block 2 does not appear to correspond
with the as -built (one additional catch basin shown on record drawing. The storm sewer in
this area should be verified and corrected as necessary. The as -built indicates that the rim
elevations of the storm sewer are lower than what is indicated on the plans (963.69W, and
962.12E). The storm sewer rim elevations should be shown on the plan and the grading plan
verified such that rear yard slopes not exceed 4:1.
Sheet 4 Grading, Drainage, and Erosion Control Plan
1. The emergency overflow route and elevations west through the park should be shown on
the grading plan. It is assumed that the elevations currently shown in the park will be
consistent with the proposed grading plan.
2. The low building elevation of 970.2 for Lot 3, Block 6 should be a minimum of 1.5' above
the emergency overflow elevation of 968.99 in the private drive.
4. The emergency overflow elevation from the wetland west of Lot 1, Block 1 should be shown
on the plan.
5. The Lot and Block numbers on the plan should correspond with the plat.
6. The preliminary grades for the parking lots on the east and west of Bronze Parkway should
be shown on the plan.
7. If timing allows, it is recommended that the latest version or the park concept plan east of
Bronze Parkway be shown on the plan.
8. The plan contains retaining walls that are located in drainage and utility easements on Block
6 and 1. The construction of retaining walls in easements is contrary to City policy. The
retaining walls on Block 1 reach a height of 4' and should include fence.
Sheet 5 Grading, Drainage, and Erosion Control Plan
1. The proposed sidewalk grades in Lot 2, 3, and 4 of Block 7A appear to have 4:1 cross slopes.
The sidewalk grades in this area do not appear to meet City standards.
2. The swale on the west side of Lots 9 and 10, Block 7A should include additional silt fence
along to flow path to the south towards Connemara Trail.
3. The storm sewer system crossing Connemara Trail should be shown as an existing pipe
rather than proposed.
4. The grading plan cross slopes for Brookside Path and 137 Street do not correspond to the
private road or street typical section details. The grading plan for the roads should
correspond to the typical section details.
Sheet 7 Details
G: \2008 \Planning Cases \08 -12-AMD The Rottlund Company, Inc. Major Amendment to PUD Harmony 5th
Add\ HarmonyEngComments_05222008.doc
1. The private roadway and typical street section does not correspond to the Butterfly Path and
134t Street grading plan cross slopes. The typical sections should be revised accordingly.
Sheet 8 Details
1. The outlet control structure (skimmer) diameter should be increased to 72" to allow for
maintenance on either side of the interior weir wall.
2. The outlet control structure (skimmer) detail should remove the note "Casting Type R-
1733" from the plan.
Sheet 12 Post Development Drainage Plan
1. The delineation of drainage area DA -4 DA -6 on the west side of the west pond and
infiltration area does not appear to be accurate. The delineation should be corrected and the
areas modified in all of the elements of the project that are affected.
Preliminary Plat —Sheet 2
1. Drainage and utility easements shall be recorded over all of Outlots A, B, D, and E.
2. The drainage and utility easement between Lot 2 -3, Block 5 does not provide adequate width
to encompass the emergency overflow from the 134 Street low point to the south. The
easement shall be increased in width to encompass the area 0.5' above the ultimate
emergency overflow elevation. A 20' rear yard drainage and utility easement on Lot 2 and
Lot 3 should be sufficient.
2. The drainage and utility easement in the rear yard of Lot 1 -2, Block 2 shall be expanded to
encompass the area to the overflow elevation.
3. The lot and block designations should correspond to the construction plans.
5. The Lot 5, Block 7 gas easement appears to cross the inside envelope area on the southeast
corner. The plat of Lot 5 should be verified with the easement holder. Items such as parking
lots, private drives, shown as encroaching within private gas pipeline easements will need
approval by the easement holder.
6. The plat for Outlot C, Block 8, and Block 1 does not appear to correspond to the
construction plan. The plat and construction plans should correspond.
Preliminary Utility Plan
1. Add fire hydrant south of southern most private drive in Block 6, just north of park parking
lot. All final hydrant locations will be per the Fire Marshall's review and approval.
2. Loop watermain from northwest corner of Block 7 to southeast corner of Block 6.
Street Light Plan
G: \2008 \Planning Cases \08- 12 -AMD The Rottlund Company, Inc Major Amendment to PUD Harmony 5th
Add HarmonyEngComments_05222008.doc
1. Add street light on the north side of Bronze Parkway at the path entrance to the park, across
from the entrance to the south park parking lot.
2. Add street light on the north side of Bronze Parkway at Brookside Path.
3. Final street lighting locations shall be submitted to the City for review once the private utility
company has developed a construction plan and prior to utility permit issuance. Locations
shall be coordinated so as not to conflict with boulevard trees or street signs.
Preliminary Landscape Plan
1. The landscape plan shall correspond with the grading plans and not locate trees or plantings
that would obstruct or raise the emergency overflow routes or elevations. Additionally, final
tree locations shall be revised to correspond with utility plans so as not to conflict with
storm sewer pipes.
2. Trees or landscape plantings shall be relocated out of intersection sight triangles or at
locations obstructing access to fire hydrants.
Pickens Property General Comments:
1. The grading plan existing contours do not represent the current site conditions. Bonaire
Path construction on the north and the grading of the development to the west have
changed the grades adjacent to the site. The existing contours should be updated to reflect
the current site conditions and elevations to verify that the proposed grading plan ties into
the actual existing elevations. The building pads and drainage and utility easements for the
Harmony 2nd Addition development to the west should be shown on the plans.
2. Utilities installed with the Bonaire Path reconstruction should be shown on the plans,
specifically the watermain and storm sewer at Lot 4 should be shown on the plans. The
storm sewer structure 5105 from the Bonaire Path project should be shown, and grading
of the north slope towards Bonaire Path should direct the storm water runoff to this
structure.
3. The emergency overflow between Lot 8 -9 should have a minimum 8' bottom, 1.5' depth
below the buildings, 4:1 sideslopes, and a 20' wide drainage and utility easement. The
grading plan does not appear to provide an adequate emergency overflow from the 135
Street low point. The final plat easements should be revised accordingly.
4. The existing conditions survey sheet 2 of 7 is outdated. The Bonaire Path and Harmony
2nd Addition grading and new construction are not illustrated. The plan should be updated
to include the latest survey data of utilities and structures in the area.
5. The driveway grades from Lot 1 to 135 Street appear to be close to the 10% maximum
grade based on the contours shown on the plans. Driveway grades shall be shown on the
grading plans to verify compliance with City design standards.
G: \2008 \Planning Cases \08- 12 -AMD The Rottlund Company, Inc. Major Amendment to PUD Harmony 5th
Add\ HannonyEngComments_05222008.doc
6. The plans illustrate three gas pipelines on Outlot K to the southwest and only one gas
pipeline in the easement through Outlot A. All plans should consistently show all three
existing gas pipeline locations through the site. Add warning notes regarding grading near
gas lines and current gas company contact information.
7. Estimated development fees for the site are as follows:
Development Fees (due before signed plat is released)
No. Item Cost Calculation
1 GIS Fees 540 $60 /unit 9 units
2 Storm Sewer Trunk Charge 47,255 $6665 /net developable acre 7.09 acres
3 Sanitary Sewer Trunk Charge 7,622 $1075 /acre 7.09 acres
4 Watermain Trunk Charge 34,457 $4860 /acre 7.09 acres
5 Stormwater Ponding Fee 27,084 $3820 /acre 7.09 acres
Total 116,958
Pickens Property SWPPP Comments:
1. No impaired waters or TMDLs within 2,000 feet are mentioned in the SWPPP narrative.
If in fact none exist within 2,000 feet of this project, it should be stated as such within the
narrative.
2. Section 4 should be revised to read "Place wood fiber blanket on all slopes 4:1 or greater."
3. Section 4 should be revised to include the industry standard of 2 tons of straw per acre as
specified for straw soil stabilization.
4. The MPCA official for Dakota County is Brandon Finke, phone 651- 215 -05267
5. The Silt fence sediment filter detail does not match City of Rosemount general
specifications for open area, or rear yard inlet protection (detail EC -5) and should be
updated to match City of Rosemount standards.
6. Additional sediment control measures such as multiple layers of staggered heavy duty silt
fence should be shown on the plans for the north side of the site adjacent to the Bonaire
Path right -of -way.
Should you have any questions or comments regarding the item listed above, please contact me at
651- 322 -2022.
G: \2008 \Planning Cases \08- 12 -AMD The Rottlund Company, Inc. Major Amendment to PUD Harmony 5th
Add\ HarmonyEngComments_05222008.doc
EXCERPT FROM MINUTES
PLANNING COMMISSION REGULAR MEETING
MAY 27, 2008
5.b. The Rottlund Company Major Amendment to PUD, Preliminary Plat, Rezoning and
Final Plat of Harmony 5 Addition and Pickens Plat (08- 12 -AMD, 08- 13 -PP, 08- 14 -ZA,
08- 19 -FP). Senior Planner Zweber presented this item. Rottlund Homes is acquiring all the
vacant property within the Harmony subdivision previously owned by CPDC individually and the
neighboring Pickens property. The original preliminary plat for Harmony includes an outlot for
120 rental units within two apartment buildings and another outlot for a third building that is
planned for 60 units of senior housing. Rottlund has requested an amendment to the planned
unit development (PUD) and preliminary plat to allow the 120 apartments and 60 senior housing
units to be replaced with 78 townhomes. There is also a requested change to replace 28 Urban
Villa style townhomes with 16 Garden Homes style quad townhomes. In addition, the Pickens
property is requested to be platted into nine single family lots.
Mr. Zweber stated that last year M I Bank (M &I) assumed possession of the vacant parcels
that were owned by CPDC. M &I has been negotiating the sale of all the vacant parcels to
Rottlund, but Rottlund has conditioned the sale on applying for and receiving an amendment to
the planned unit development (PUD) and preliminary plat to convert the 120 apartment units
and 60 senior housing units into townhouses. Mr. Zweber further explained that Rottlund is not
interested in developing apartments and senior housing in Rosemount, but they have been
having success building and selling townhouses within the Harmony subdivision.
Mr. Zweber further explained the different areas of planned development and the characteristics
including the site layout, townhome and single family design, landscaping and tree preservation,
access and parking, rezoning, the city park area and utilities. In greater detail, Mr. Zweber
explained that the parking spots requested by the Applicant in the townhome area are a few
spaces short of what is required but that is being remedied by extra parking spaces in another
area.
Commissioner Schultz asked if the homeowners' association approves of giving up the six stalls at
the clubhouse. Mr. Zweber replied that the homeowners' association would have to agree but that
Rottlund is a part of that association. Chairperson Messner asked where the shortage of six stalls
exists. Mr. Zweber showed the Commission on the site layout where the parking spaces should
have been installed.
Commissioner Howell asked Mr. Zweber to explain the impact on the tax money that is to be paid
back to the TIF. Mr. Zweber gave a brief background of the TIF matter. He stated that the
excess in the TIF monies is being used to pay for redevelopment in the downtown area. The City
has recently purchased both of the outstanding TIF notes relating to the Harmony project. The
townhomes Rottlund proposes would produce less TIF monies than the original apartments and
senior housing proposal which is one of the reasons why the matter was discussed with the Port
Authority. However, timing of development affects the TIF generated also.
Chairperson Messner inquired about Outlot A on the Pickens property and Mr. Zweber replied
that it is undeveloped. He stated that the pipeline easement goes through the north side of the
property and it will remain private open space.
The Applicant, Michael Noonan, of Rottlund Homes approached the Commission and stated he
would discuss three issues. Mr. Noonan stated Rottlund Homes is thankful for the opportunity to
work on completing the Harmony development, providing housing Rottlund feels the market is
looking for. He stated construction on the houses should begin by this September. Mr. Noonan
responded to earlier questions. He staetd the homeowners' association is in support of sharing the
parking in the clubhouse. Rottlund Homes controls the association. Parking in the clubhouse
area is an amenity provided by the association for overflow parking for residents. With respect to
the addition of the 16 Garden home units, Mr. Noonan replied that Rottlund felt it important to
construct that as four blocks of four because of the temporary ponding being placed in the area
which would remove three units. With respect to the gas line easement, Mr. Noonan replied that
the City staff's recommendation is acceptable. With respect to the Outlot A private open space
area, Mr. Noonan stated that Rottlund would be happy to convey that piece of property to the
City or Dakota County.
Chairperson Messner asked Mr. Noonan if there are any proposed changes to the amenities as
originally designed. Mr. Noonan stated that the clubhouse is built and that CPDC and M &I were
not willing to perform so Rottlund stepped in and finished the project. The pool opened up last
weekend and an open house is planned for next weekend. Mr. Noonan stated that in terms of
other amenities, they are largely involved with the park that the City is designing. The gazebo and
clock tower are not going to change. In conclusion, Mr. Noonan stated that Rottlund felt it was
important to give the neighborhood some closure and complete the development rather than wait
for a developer of senior housing.
The public hearing was opened at 7:13p.m.
Bryan Bailey, 13667 Brick Path, Rosemount, approached the Commission and stated he feels this
new development is a positive thing for the community. He stated the City should definitely go
forward with medium density housing. Mr. Bailey further stated that he looks forward to the
amenities being completed as the homeowners are paying for incomplete amenities through their
association dues.
Richard Lamotte, 2318 Bonaire Path, approached the Commission and expressed his
disappointment with a new development when there are a lot of empty houses in Rosemount due
to foreclosures. He stated that this will affect everyone's taxes which is especially difficult for
people trying to sell their property in the current market. Mr. Lamotte stated there are too many
open questions in this development and it doesn't make sense when there are so many vacant
properties in Rosemount.
Fred Blanchard, 13594 Brass Parkway, approached the Commission and stated he lives in the
development in a single level townhome with no basement and no stairs and he really enjoys it.
He stated a couple of concerns or questions for the developer regarding the 10 -12 feet of grass on
the east side of their house, the completion of the road as you come into the development from
the south, construction around the gas line, and concerns with the details of the location map
included in his notice.
Mr. Noonan approached the Commission to address Mr. Blanchard's questions. He stated that
Rottlund intends to maintain the Pickens property including grading the property and advancing
the infrastructure to develop the nine single family lots and to maintain it in a way that meets the
expectations of the neighborhood. With respect to the completion of the road Mr. Blanchard
mentioned, Mr. Noonan replied that the property there is not a part of the proposed development
and is owned by another party for a commercial area. The road that is not complete is to service
that parcel alone and not the Pickens property. Rottlund Homes will complete the public road
network within the community at large. With respect to construction around the gas line, Mr.
Noonan replied that Rottlund is not allowed by law to build on or near the gas line as there are
setbacks they need to comply with.
Rajan Chattanathan, 13228 Bronze Court, in Rosemount, approached the Commission and asked
if Rottlund intends to complete the single family homes along Bronze Parkway that were in the
original proposal. Mr. Noonan replied that the current proposed development does include the
completion of the 15 lots in that area.
There were no further public comments.
MOTION by Schwartz to close the public hearing. Second by Schultz.
Ayes: 4. Nays: None. Motion approved. Public hearing was closed at 7:32p.m.
Chairperson Messner asked about the overall density of the development and asked if Mr.
Zweber could explain the City's goal with respect to density. Mr. Zweber highlighted the
original intent of the development and stated the City tries to accommodate housing at different
stages of people's lives. The Port Authority and City Council do not want to give up that
lifecycle housing element. He further explained that in the next comprehensive plan, lifecycle
housing is still the goal. Since the original concept of this development, Mr. Zweber stated that
other planning efforts have been completed to fulfill the apartment and senior housing needs of
the community such as Bards Crossing, the new Stonebridge development, preliminary platted
apartments in the Akron area. Mr. Zweber stated that density alone is not the issue but making
sure the City has housing for all types of people living in Rosemount.
Commissioner Howell stated that she has mixed feelings about the development in that she feels
we need rental rather than townhomes and she understands the concerns regarding the current
economy. She wondered if the Commission should approve a major PUD amendment based on
the economy at the present time.
Chairperson Messner replied that the role of the Planning Commission is not so much on the
policy issues that the Port Authority and City Council deal with but more of the overall issues as
they've been put forth. He stated that he also has economy concerns but that the proposed
development looks like a good product and he would support the proposed amendment.
Commissioner Howell asked if the garden units would possibly sell quickly if it would be
possible to add a greater number of those units beyond what is currently proposed. Chairperson
Messner stated that it would require another PUD amendment at the time of the addition.
MOTION by Messner to recommend approval of the Major Amendment to the
Planned Unit Development, Rezoning of the Pickens Plat to R1 -PUD: Low Density
Residential Planned Unit Development, and Rezoning of Outlot D and Outlot E of
Harmony 5t Addition to R3 -PUD: Medium Density Residential Planned Unit
Development, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum dated May 22, 2008.
2. Six (6) stalls of the off -street parking requirement shall be fulfilled within the
parking lot for the Harmony Clubhouse provided that the additional parking area
shown as proof of parking is constructed.
Second by Schwartz.
Ayes: 4. Nays: None. Motion approved.
MOTION by Messner to recommend adoption an Ordinance B an Ordinance
amending Ordinance B City of Rosemount Zoning Ordinance for Harmony 5 Addition
and Pickens Plat.
Second by Schwartz.
Ayes: 4. Nays: None. Motion approved.
MOTION by Messner to approve the Preliminary Plat and Final Plat for Harmony 5th
Addition and Pickens Plat subject to the following conditions:
1. Compliance with the City Engineer's Memorandum dated May 22, 2008.
2. Receive an agreement with the owner of the pipeline easement to allow the
placement of the parking stalls and driveways on Block 7 within the easement.
Second by Schwartz.
Ayes: 4. Nays: None. Motion approved.
As follow -up, Mr. Zweber stated this item will be discussed at the next Port Authority meeting
on June 3, 2008. It will then go before the City Council on June 17, 2008.
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I Prepared for:
City of Rosemount
Rosemount, Minnesota
November 2003
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IP I Research Inc.
Iiiiiit 615 First Avenue NE
Suite 400
I Minneapolis, MN 55413
612.338.0012
I
HOUSING MARKET ANALYSIS
Downtown Housing Conclusions and Recommendations
Our analysis of the housing market finds potential to add multifamily housing in Downtown
Rosemount, including rental and for -sale products. A trend nationally is that younger renters and
also an increasing number of middle -aged households without children, empty- nesters, and
independent seniors prefer maintenance -free housing in unique environments. This is significant
because efforts to create housing in the Downtown can have one of the strongest impacts on
sustaining Downtown's viability over the long -term.
Simply stated, strong household growth creates opportunities to increase the local population
which, in turn, creates opportunities to enhance and expand the local Downtown business base.
Target Markets
We have identified three primary target markets for housing in Downtown Rosemount based on
our review of demographic growth trends and current housing conditions and trends. They are
1) Empty- nesters and independent seniors currently living in the area who are seeking
multifamily housing as an alternative to their single family homes (for reasons such as
downsizing, shedding home maintenance responsibilities to increase time for traveling
and other activities and to increase socialization);
2) Younger and middle -aged singles and couples without children who work in the
southeast Metro Area and are seeking an affordable owned housing option to single-
family homes and/or a lifestyle choice for multifamily owned housing in an environment
that offers retail, restaurants, and other entertainment within walking distance from their
home;
3) Singles and couples without children who are or will become employed in the south-
east Metro Area and are seeking rental housing.
Recommended Housing Types
In addition to meeting the needs of the target markets, housing in the Downtown needs to
compliment and enhance the existing Downtown environment. Housing is a valuable component
of redevelopment efforts as new households would support Downtown retail and services, and
would also enhance the visual identity of Downtown.
Because of the small size of the Downtown, it would be challenging to accommodate the full
housing demand potential that will exist during this decade. To accommodate both retail/office
and housing demand, we recommend mixed -use buildings with commercial space on the first
floor and housing located above. We would not recommend a freestanding housing project in
the core Downtown. To accommodate the full housing potential, freestanding multifamily
buildings could be developed adjacent to the Downtown.
MAXFIELD RESEARCH INC. 63
HOUSING MARKET ANALYSIS
We recommend building designs and features that enhance Rosemount's "small town" atmos-
t•; phere. Some sales agents at new developments in Rosemount commented that buyers from
q,,
Rosemount and neighboring communities find the shopping experience of a traditional down
town appealing.
The housing types that we believe would satisfy housing demand from the target markets and
that are most appropriate in the Downtown are listed below, along with recommended number of
units and pricing/rents.
Market Rate Independent Senior Housing We believe that senior housing is appropriate in
;4..
a the Downtown. Seniors are attracted to housing that is close to goods and services, particu-
4
larly seniors without vehicles. We recommend 70 to 80 market rate units that are age-
restricted to residents 55 years and older. The building could be a rental project which we
would recommend with monthly rents of $850 to $875 for one bedroom units and $1,100 to
$1,150 for two bedroom units would be appropriate. Though an ownership project, such as
a condominium or cooperative, would also be successful, its demand may overlap with de-
mand for general- occupancy for -sale multifamily housing. Thus, we do not recommend the
development of an e age-restricted for -sale project and a general-occupancy for -sale project at ro
P g P j g P y P j
the same time.
Condominium We recommend a condominium with 50 to 60 units. However, additional
condominium units could be developed as an alternative to independent senior housing,
since their target markets partially overlap. We recommend base prices of about $170,000
to $180,000 for one bedroom units, $200,000 to $215,000 for two bedroom units, and
$220,000 to $240,000 for two- bedroom plus den units. The condominium would appeal to a
wide range of buyers, including entry-level and move -up buyers.
Market Rate Rental Apartment Up to 80 market rate rental units could be supported
Downtown. Buildings with 30 to 40 units could be accommodated as part of a mixed -use
project above retail. While a free standing building may be difficult to fit in the Downtown,
there may be potential for such a building with up to 80 units located between Burma Ave-
>w nue and the railroad tracks, south of 145 Street. We recommend one bedroom units with
y r.
monthly rents in the range of $800 to $850. Two bedroom units should have monthly rents
k in the range of $1,100 to $1,300 per unit. A small portion of these units could be affordable
for moderate income households.
Timing
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We believe that adding housing should be a high priority of the City in its Downtown redevel-
opment. Our research finds that strong housing demand in the area creates the potential to
t3s:
develop the housing products described above immediately. Also, the addition of housing in
Downtown can be a catalyst to commercial development. While increasing the size of the local
customer base, the new housing would also improve the overall appearance of the area helping
to create a positive image that would strengthen the drawing power of the commercial uses in
Downtown.
a};
MAXFIELD RESEARCH INC. 64
i s
HOUSING MARKET ANALYSIS
Housing Locations
We believe that nearly all of the potential redevelopment areas in Downtown hold the potential
to support multifamily housing. We believe that the best sites are those that would act as a
buffer to the existing residential neighborhoods located west of the Downtown. Locations east
of Highway 3 near the existing multifamily buildings would also be good locations for new
housing.
Housing added in the Downtown will most likely be in a mixed -use building. Of all the housing
products, we believe that senior housing is most suitably located above retail along Highway 3 or
145 Street. We have found that seniors in other buildings along heavily traveled streets often
enjoy viewing the activity. Housing above retail fronting Highway 3 or 145 Street could also
be rental, since younger renters are often less concerned about noise levels than owners.
While a free standing building may be difficult to fit in the Downtown, there may be potential
for such a building that is rental with up to 80 units located between Burma Avenue and the
railroad tracks, south of 145 Street. We would not recommend a for -sale product on this Site,
since buyers of housing are more selective about location as they often consider potential
resale values when they purchase.
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MAXFIELD RESEARCH INC. 65
RETAIL MARKET ANALYSIS
tional retail is developed in Rosemount. Downtown Rosemount, however, can recapture
some retail expenditures by residents by providing neighborhood retail and some specialty
retail that residents would find to be more conveniently located.
Downtown's proximity to the growing residential development in Rosemount provides it
with the opportunity to draw customers from the new households. Sales agents at for -sale
developments that are currently marketing believe that home buyers in these new communi-
ties desire to shop closer to home and would patronize Downtown businesses. New resi-
dents in housing developments east of Highway 3 will particularly be drawn to Downtown.
Traffic patterns are such that many households located west of Downtown seldom travel
though the Downtown, whereas households located east of Downtown are more likely to
travel through the Downtown during their daily commutes. The new households added this
decade (east of Downtown) are more likely to support retail in Downtown than households
added during the past decade (west of Downtown).
O While the Downtown has its strengths, it also has some weaknesses. Its primary weakness is
its small size, which makes it difficult to create a critical mass of stores that would enable
the Downtown to become a major draw. Also, the Downtown does not have the available
area for a grocery store or discount merchandiser that could anchor smaller retail stores.
Thus, smaller stores will have to survive without the spin -off traffic generated from larger
stores.
Appropriate Types of Retail
Downtown Rosemount currently has about 173,000 square feet of retail space. Our calcula-
tions show that the Downtown can support about 33,000 square feet of additional retail
space, currently, and up to 60,000 square feet of additional retail in 2008. We estimate that
two- thirds of the new demand will be for neighborhood retail serving the local population
base. Again, although Downtown Rosemount can support the aforementioned retail space,
may Downtown not be able to accommodate the full amount due to land availability.
y
The types of stores that will be successful in the Downtown will be those that are able to
market their unique Downtown location as an experience that can't be found at shopping
centers (the most likely store type will be specialty retailers). It will be more difficult for the
Downtown to attract retailers of shopping goods, which typically require either a larger size
store than can be accommodated in the Downtown (such as a discount merchandise store) or
which require a greater number of stores in a small area carrying similar items for which
customers can comparison shop (such as apparel).
Types of retail that would be appropriate for the Downtown are listed in Table R -12, along
with the median size (square feet) for each type of store. The store types in Table R -12 that
are bolded represent new stores with the greatest potential for locating in Downtown Rose-
mount.
We highlighted 13 of the neighborhood stores and ten of the specialty stores as having the
Rri greatest potential for locating in Downtown. Based on the average size of independent
ri
MAXFIELD RESEARCH INC. 91
RETAIL MARKET ANALYSIS
Redevelopment Strategies
The following are strategies important to redevelopment efforts undertaken in Downtown
Rosemount.
Enhance the Downtown's Sense of Place. People support environments that attract them.
Many of the "places" that people mention as desirable possess several important attributes,
such as intimacy of scale, diversity of uses, attractive street environment, interesting architec-
ture and individuality. Downtown Rosemount possesses some of these attributes and already
has a sense of place. Enhancing its existing attributes will be essential for the Downtown to
`f= reach its full development potential.
Downtown Rosemount must be implanted in the consumer's mind as a shopping place, much
like a traditional shopping center. However, it should also capitalize on its distinctive char
acter that is more interesting than the traditional shopping center or general merchandise
chain.
Increase Downtown Housing. Additional housing will be a key component to Downtown 1
redevelopment efforts. Besides adding needed multifamily housing units to the community,
the new households will enhance the customer base for retail and commercial uses within the
Downtown. Incorporating housing in a mixed -use building with commercial space on the
first -floor can often make the commercial space more financially feasible by sharing the re-
development costs. Also, multifamily housing can add to the Downtown's visual appeal.
Establish Downtown as the Community's Center of Activity. Downtown Rosemount
>F businesses will benefit from focusing community activities in the Downtown area. Non
f; retail uses in the Downtown, such as City Hall, American Legion, Post Office and a potential
library, raise awareness of the Downtown businesses by drawing potential customers to the
Downtown on a frequent basis. We also recommend utilizing events, such as farmer's mar-
kets and art fairs to promote and enhance visibility to Downtown businesses.
Implement a Coordinating Entity. It is important to have a Downtown Advisory Committee
or Board who oversees the revitalization process. It is not a substitute for municipal planning
or economic development efforts, but should be responsible for engaging the community in
the overall vision.
A downtown business association can be instrumental in promoting the Downtown and
thereby enhancing the environment for all businesses. The association can work with its
members on special promotions and work with businesses to increase awareness of Down-
town Rosemount's businesses.
Use a Phased Approach to Redevelopment. A redevelopment plan that embraces a phased
strategy will prove most effective, rather than relying on a single project to revitalize the
Downtown. A key first project can be an important component to create initial momentum
t that will then generate additional investment in the Downtown over the long -term.
r E:
MAXFIELD RESEARCH INC.
94
Ar