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HomeMy WebLinkAbout2.a. Land Use Change; GlenRose of RosemountCITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION City Council Meeting Date: September 15, 2004 AGENDA ITEM: Discussion of Land Use Change; GlenRose of Rosemount AGENDA SECTION: Discussion PREPARED BY: Kim Lindquist, Community Development Director. AGENDA NO. 1J , ATTACHMENTS: Site Plans for GlenRose Subdivision, Area Land Use Plan, Parks Commission Minutes APPROVED BY 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. BACKGROUND An application for the project was received by the City in March 2004. Through the course of -- the review; the - main issue has 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 trailer 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 Daily 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 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. 2 Dc a Johnson Homes Prop i1 for the Former Surm*se Lumber Site 0 Subiect Pruerty X I. Rosemount -ty \Cent Rosemount High School t I& I Brockway Site IN IME Central Park City Hall 0.25 0 0.25 Miles NOR fit 0 550 1 j SCALE IN f[F.T . ... ... . ... JUN 2 4 2004 - F, . ... . . ....... NOTES., TOTAL AREA 10.0 AC. .... LESS: . ...... LIBRARY SITE 3.01 AC. NET AREA 7.0 AC. TOTAL SINGLE FAMILY TOWNHOW's 30 UNITS ROWHOUSES LZIUM-Em TOTAL 51 UNITS DFNS;TY�NET) 13.5 UNITS /AC. DENS TY GROSS) 4.7 UNITS/AC. OPEN SPACE/WETLAND 1.6 AC. GlenRose of Rosemount' so too NG EXISTI eM' E J f • 1 I "—•\ / Rofe1110U111, MIn11es01P •. EA MENT )) if \\ � SCALE III 1'lC'I' "' �'•�'' 1"i. , .. �._ ,� — - _ � Oe siutmsonliwnes ^ r / STOR q l A J 1 i •' 1 ! I I ii Al _ 4?WC- 77 _ / � — t_ _ 1 . _ _ �_� ,• I / i 1' AleI61�12.0/11Nf/ 7 / J II •.l .. „ < / `P069/ ASSOCIATES ' — •• Ab LL 1 • I Q / /: /� / kIW 4:'xf ' I l.i / ' WETLt,Na E1fISTW0 j' /e/'� /// /// / _ _ '✓' �. j - . / ,. .q _ ;, ` r i ; . I s �; •l. c ,; /ii • � I� ' � u aaFERIrINO ':� �'"��. / I %ll :, / %.; `/� NOTES: / ! % • -. I t `.. ... — TOTAL AREA 10.11 AC. ' ! NE_TAINING WALL b / ` T _;�: �,� / r �. �� , t i i ! / I � �/) - _.,� \ '. —__.1 � /'� �� � ,� ?: rt� •''"../�`\ TOTAL SINGLE FAMILY: 1: / / -' - ' • F" '1'OWNIIOAI ES _, ''• OWIIUUSES 62 UNITS 1 / spy / i j '••>,;;._TJ ;:; IJ UNITS .�,7 r ���'• ! ) ' TO 75 UNITS — Plan r ,. j �! �j / \ •~� k sty Library r M W/o Dakota Cou ,'•� \ , \ I t ! ii�,i ^� J -// /�l�d" � DENSITY. 6.0 UNITS /AC. OPEN SPACE /WETLAND 1.8 AC. r. n 03150 s sw • C 2 -2 ME m r f Excerpt from Regular Parks & Recreation Meeting of July 26, 2004 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. 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.