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PLANNING COMMISSION PUBLIC HEARING
On July 27, 2004, the Planning Commission conducted a public hearing for the concept and
the comprehensive plan amendment. No one other than the developer attended for
_ comment. The Commissioners requested clarification regarding the wetland area proposed
for mitigation. The developers consultant John Berg provided additional detail with design
renderings. The Commission subsequently adopted the recommended motions
unanimously.
BACKGROUND
The property is formerly the site of the Sunrise Lumber Yard. The building was demolished
several years ago. The last owner to occupy the site was Friedges Landscaping.'
The property had been zoned C -2, Community Commercial. The site is currently zoned PL
Public /Institutional. The land use designation is also Public /institutional dating back at least to
1993. There has been various land use scenarios talked about for the property including
expansion of Erickson Community Park and a new site for St. Joseph's Catholic Church.
An application for concept approval was first received by the City in March 2003. Staff
concerns about traffic and site design stalled Commission review of the submittal. The
current submittal is in response to staff comments and suggestions. The applicant has
provided a letter extending the agreeing to extend the City's review time period to August 31,
2004.
Applicant: Dean Johnson Homes
Property Owner(s): Church of St. Joseph
Location: East side of Highway 3 across from the Rosemount High School Athletic
Fields
Area in Acres: 10 (approximately)
Comp. Guide Plan Desig: Public & Institutional
Current Zoning: Public
Nature of request: Concept PUD for Mixed Uses including Residential Townhouses and a
possible future site for a Dakota County Library
DISCUSSION
The applicant has submitted a concept plan for 52 attached townhome units. The majority of
the site is dedicated to the residential land use with a 3 acre site set aside for the library use.
It is expected should the library be sited on one of the other two locations, St. Joseph's
church or the Ratzlaff block, that additional residential units would be incorporated into the
site plan.
From a site plan standpoint there are a variety of issues staff has with the current submittal.
Those issues are detailed below. In regard to the land use proposed, staff is generally
comfortable with the proposed residential use.
COMPREHENSIVE LAND USE PLAN
The current comprehensive plan land use designation for the property is public /institutional
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1. Approval of the amendment by the Metropolitan Council.
Motion to recommend that the City Council approve the concept master plan for the Glen
Rose site subject to the following:
1. The concept plan for the site that includes the library development is the plan that
governs development on the site until or unless another library site has been
purchased by the city for the library. The city must have a formal purchase agreement
with another party for a different site. In the event the City chooses another property
for the library site, the concept which illustrates all attached residential housing on the
site will be considered the approved concept plan.
2. The public access road must be aligned with the southern community center access
and be expanded to 3 lanes to permit 2 outbound lanes from the site.
3. Provision of unrestricted turn - arounds with a minimum turning radius of 45 feet for all
dead -end common driveways or streets exceeding 150 feet, or as approved by the
Rosemount Fire Marshal.
4. All townhouse units shall have two -car garages consistent with applicable zoning
standards.
5. The site plan shall include adequate buffer area from Highway 3 for the residential
portion of the project. Significant landscaping should occur along Highway 3 which
shall include a combination of differing plant materials to create a natural buffer.
Natural plantings should be installed where there is a transition from the maintained
area to the adjoining natural areas.
6. Concept approval does not guarantee the number of dwelling units.
7. Incorporation of recommendations by the Parks and Recreation Commission including
payment in lieu of land dedication, provision of a trail easement and an access
easement for future installation of a Hwy. 3 underpass.
8. Incorporation of recommendations by the City Engineer relative to access, circulation,
drainage, easements, grading, storm water management, traffic and utilities.
9. Rezoning to PUD and execution of a PUD Agreement.
10. Conformance with PUD Final Development Plan / Preliminary Plat and Final Plat
requirements.
11. The developer receive approval of a WCA wetland mitigation plan.
9
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2004 -
A RESOLUTION APPROVING THE CONCEPT PLAN AND COMPREHENSIVE
PLAN AMENDMENT FOR GLENROSE OF ROSEMOUNTBY DEAN JOHNSON
HOMES
WHEREAS, the Community Development Department of the City of Rosemount received an
application from Dean Johnson Homes requesting the Concept Plan and Comprehensive Plan
Amendment for the GlenRose of Rosemount, legally described as:
Pt Lot 6 lying E. of Rd EX N 3 acs & Lot 5 EX Com NW cor NE1/4 29- 115 -19 E on N line 688
ft to NE cor Lot 1 SE on E line Lot 1 668 ft to NE cor Lot 5 SE on E line Lot 5 329.79 ft to Pt of
Beg cont SE on E line 750.47 ft to most S'ly cor Lot 5 & W line NE1 /4 N 335.94 ft to NE cor Lot
28 Auditor's Subdivision No. 1 Rosemount N 51 °06'51" E 478.25 ft to be; AND N 3 A of that
part of Lot 6 E of Dodd Rd., all in Auditor's Subdivision No. 1 Rosemount.
WHEREAS, on July 27, 2004, the Planning Commission of the City of Rosemount reviewed the
Concept Plan and Comprehensive Plan Amendment for GlenRose of Rosemount for 52 attached
townhome units the area east side of Highway 3 across from the Rosemount High School
Athletic Fields; and
WHEREAS, the Planning Commission of the City of Rosemount conducted a public hearing
concerning the Concept Plan and Comprehensive Plan Amendment as required by ordinance and
received no comments from the public or affected neighboring property owners; and
WHEREAS, the Planning Commission adopted a motion to recommend that the City Council
approve the. Concept Plan and Comprehensive Plan Amendment for GlenRose of Rosemount,
subject to conditions; and
WHEREAS, August 17, 2004, the City Council of the City of Rosemount reviewed the Planning
Commission's recommendation the Concept Plan and Comprehensive Plan Amendment for
GlenRose of Rosemount.
NOW, THEREFORE,BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Concept Plan and Comprehensive Plan Amendment for GlenRose of Rosemount,
subject to:
1. Approval of the amendment by the Metropolitan Council.
RESOLUTION 2004 -
2. The concept plan for the site that includes the library development is the plan that .
governs development on the site until or unless another library site has been purchased by
the city for the library. The city must have a formal purchase agreement with another
party for a different site. In the event the City chooses another property for the library
site, the concept which illustrates all attached residential housing on the site will be
considered the approved concept plan.
3. The public access road must be aligned with the southern community center access and
be expanded to 3 lanes to permit 2 outbound lanes from the site.
4. Provision of unrestricted turn- arounds with a minimum turning radius of 45 feet for all
dead -end common driveways or streets exceeding 150 feet, or as approved by the
Rosemount Fire Marshal.
5. All townhouse units shall have two -car garages consistent with applicable zoning
standards.
6. The site plan shall include adequate buffer area from Highway 3 for the residential
portion of the project. Significant landscaping should occur along Highway 3 which shall
include a combination of differing plant materials to create a natural buffer. Natural
plantings should be installed where there is a transition from the maintained area to the
adjoining natural areas.
7. Concept approval does not guarantee the number of dwelling units.
8. Incorporation of recommendations by the Parks and Recreation Commission including
payment in lieu of land dedication, provision of a trail easement and an access easement
for future installation of a Hwy. 3 underpass.
9. Incorporation of recommendations by the City Engineer relative to access, circulation,
drainage, easements, grading, storm water management, traffic and utilities.
10. Rezoning to PUD and execution of a PUD Agreement.
11. Conformance with PUD Final Development Plan / Preliminary Plat and Final Plat
requirements.
12. The developer receive approval of a WCA wetland mitigation plan.
ADOPTED this seventeenth day of August, 2004 by the City Council of the City of Rosemount.
2
RESOLUTION 2004 -
William H. Droste, Mayor
ATTEST:
Linda Jentink, City Clerk;
Motion by: Second by:
Voted in favor:
Voted against:
Member absent:
3
PLANNING COMMISSION MEETING MINUTES
JULY 27, 2004
PAGE 4
5. Submission of revised elevations as part of the fina velopment plan illustrating the
t facades of all units will be 100 percent b
6. Con ance with all the requirements of Park and Recreation Director including,
but not ' ited to, installation of a 5' f sidewalk along the west side of Biscayne
Avenue an e west side of Street from Street C to the southern edge of the
development, p ent of $105 0 in Park Dedication fees ($2,400 X 44 Units) at
final plat, and insta tion o natural buffer to screen this site from the lights at
Erickson Park.
7. Submission of a tree r e ation plan for review and approval by City staff.
8. Addition of a rec ational am ity and walking trail around the stormwater retention
pond.
Ayes: Sch , Zurn, Messner, Humphrey, Powell,
Nays: ne. Motion was carried.
Jason ' dahl closed in stating this item would move forward to e City Council August 17,
2
5B. CASE 04 -26 -CON and 04 -52 -CP bean Johnson Homes Concept Planned Unit
Development and Comprehensive Plan Amendment
Kim Lindquist, Community Development Director introduced the item. The applicant, Dean
Johnson Homes, requests concept approval for a townhouse project to be located along Highway
3 across from the City's Community Center. The applicant submitted two designs for the site,
one with and one without 3 acres dedicated for the Dakota County Library. With the library, the
plan depicted 51 attached units, either in townhouse or row house style with an overall density of
6.5 unites per acre. The townhouse project without the library set aside had 75 units with an
overall density of 6.9 units per acre.
The current comprehensive plan land use designation for the property is public /institutional
consistent with the zoning on the site. The library use would be consistent with the zoning and
land use plan; the residential component requires reguiding and rezoning of the property. Typical
uses found within a Public /Institutional zone might be a church, school, or medical facility.
Lindquist summarized that the plan before the Commission which shows 51 townhouse units.
Removing the library site, the project density was 6.5 units /acre. Six units per acre is typical for
townhouse units such as the ones proposed. The appropriate land use designation for the
residential component of the property would be Urban Residential.
Further, Lindquist indicated that Staff was comfortable with the implied change to Urban
Residential required by the submittal. Staff had spent some time discussing the merits of
differing land uses on the site. All hinge on the potential traffic impact to the area,,although
along Highway 3, commercial or office would typically generate more traffic than residential
development, especially at the peak hour traffic. Peak hour travel times are the times where
traffic counts are higher, and safety more at risk, than off -peak hours. For that reason staff
believed residential to be a good fit for the site.
4
DE a Johnson Homes Propc d for the
Former Sunrise Lumber Sit e
Brockway
Site
Subject Property /i A �
n !
i
j >
— - a - UPPER I38TH`ST W m -- --
Rosemount
.- Communi
�7 ` — I397H
Center
j m ' >"
HST W ._J
j'
o J
Rosemount
High School y f`
j
Central
Park
City f
Hal I
r `
F
0.25 0 0.25 INVE
a
GlenRose
of Rosemount
NORTH
I
/ r \ / - 1 - i �fl +� / . T
Rasaml. Minnesota
J em `t EET
TING dwO.EWIDE SCALE IN F
. ;�/ 11 ` !' ! / \
E _
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I
_ I . • � t 1 � J I l w. G xrwe. i EASE � _.a ~ 1 f � � I -, \ ` ean khnson Homes
� .�, w
It
ASSOCIATES
S �..
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_
wEttll�/6 aL S36D so
,
_ / 1 I �� / J 1 r PON ...WETLAND MItiC , I • _ •/ ' 1 ,'
BW SOFT -� , 7
. b, SED
LIBR'MY I ` t EX ` T' / 1 % / '/ / � 1 1 7 Y•( JUN 2 4 2004 U
.LIBRARY. .\ t .�. -
AWITION :, t / U /. / i r /1 t ` 1 f / 1.
`0 SO. FT W ND
r
i
NOTES:
TOTAL AREA 10.8 AC.
LE
W, � ! 55'
BVFFER
_ ..RF,LWALC / T b I C LIBRARY SITE 9.0 AC.
;, NET AREA 7.0 AC.
ll fl
TOTAL SINGLE FAMILY
m.N SxI�
TOWNHOMES 90 UNITS
Con c
w/ Da ept Plan
.. �,` \\ I i , ' , / •r� ,l �. t /; /! /il ,I f l ` � ROWHOUSES 13 UNITS kola ibra
�''~ :, "•� \ ( I �.' . / /. TOTAL 51 UNITS Y Libr
.; `•. \,, ) / i , / , DENSITY (NET) 6 5
I / /7 - - ET) UNITS /AC:
f r �� f / Y / DENSITY(GROSS) 4.7 UNITS /AC. 0315(
r. she. NO
`.OPENSPACE /WETLA.ND 1.6 AC. CG-1 q
eN Name:..
GlenRose
j" � ( ( J ,, 1 I \ � /= ' � \ �', �, _•r of Rosemount
NORTH
0 50 100
' 1 ! _ • •ate' — �� , +/ f / III / j / / • ' Ex JQ' 16E 1 �/' /) • 11 . ) r / — ^\ i1 /; I Rose N, Minnesoia
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• 1 /.! /� /1 /r: ! ./+ / EASEMEIR _ / \ SCAIX IN 111T
Oean phnson Homes.
I G 51 4 Me,Gna,MN 55)
I' ` )fi1.13b.461i
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7.
ASSOCIATES
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l /
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'
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NOTES:
// as wE11,�NO
BUFFER- r / f — TOTAL AREA 10.8 AC.
I L. l i (i_ r r )/ f �1 /7 T � R E TAINING WALL'
_. TOTAL SINGLE FAMILY:
i TOWNHOMES 62 UNITS
ROWHOUSES 13 UNITS 75 UNITS
I j I
TOTAL �
w/o Dakota Coumy library
.--._-- ". r \ 1 1 / �' / i% •�� j l` 1 _ _ DENSITY 6.9 UNITS /AC.
OPEN SPACE /WETLAND 1.8 AC. 03150-
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9< lq'
COUNCIL AGENDA ITEM 8a GLENROSE OF ROSEMOUNT
Draft July 26, 2004 Parks & Recreation Commission Minutes
Glen Rose - Concept Plan - Schultz reviewed the concept plan from Dean Johnson
for a 51 townhome development on the Sunrise Builders site owned by St.
Joseph's Church. The concept plan includes an area set aside for the future
library. Should the library not be built on this site, additional townhomes will be
added (total units would then be 75). Schultz had the following comments and
recommendations regarding this concept plan: 1) The developer should provide a
public trail easement connecting Hwy 3 and Erickson Park; 2) If the library is
located on this site, there's a concern that people will try to cross the west side of
Hwy 3 to the east side where the library would be. An easement for an underpass
should be looked at as identified in the 1991 Erickson Community Square Master
Plan; and 3) Schultz recommended cash in lieu of land for the parks dedication.
The cash dedication for 51units using our current fee schedule would be $122,400
(51 units x $2,400) or $180,000 (75 units x $2,400). The fee is based on the fee at
the time of final plat approval. In 2002, the Parks Commission had recommended
that the City Council purchase this site for a library, park or other use. At that
time, the Council chose not to pursue. the purchase and it is not currently
identified in the budget. The site is currently zoned Public /Institutional Sterner
did not like this location for a development and Eliason agreed. MOTION by
Sterner to reject the concept plan and recommend that the Council purchase the
land for Public /Institutional use as currently zoned and as recommended by the
Parks Commission in 2002. SECOND by Eliason. Ayes: 3 Nays: 1 (Jacobs)
Motion passed.