HomeMy WebLinkAboutBrockway Lot CombinationCITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
City Council Meeting Date: April 6, 2004
AGENDA ITEM: Brockway Lot Combination
AGENDA SECTION:
Consent
PREPARED BY: Rick Pearson, City Planner
AGEI # 6, M
ATTACHMENTS: Draft Resolution, Location map, Draft PC
APPROVED BY:
Minutes March 23, 2004
RECOMMENDED ACTION:
Motion to adopt a resolution approving the Brockway lot combination.
ACTION:
ISSUE
The Brockway site consists of four separate parcels. Three of them are being combined to
facilitate the Tax Increment Financing process. The fourth parcel is the location of the future
neighborhood commercial parking lot in the southeast corner, which is not currently owned by
the same corporate entity that controls the balance of the site. All of the property will
eventually be replatted as the development process proceeds. However, in order to facilitate
the creation of the T.I.F. district, three contiguous parcels need to be combined into one.
BACKGROUND
The Planning Commission opened the public hearing for the Brockway development on
March 23, 2004. A number of items causing plan revisions caused the Commissioners to
continue the public hearing until April 13, 2004. However, the lot combination would not be
affected by those plan revisions, and the Commissioners adopted a motion to recommend
approval of the lot combination. No comments were received during the public hearing that
concerned the lot combination.
RECOMMENDATION
Approve the Brockway lot combination.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2004
A RESOLUTION APPROVING THE LOT COMBINATION FOR THE
BROCKWAY GLASS DEVELOPMENT PROJECT
WHEREAS, the Community Development Department of the City of Rosemount received an
application from Contractor Property Development Company for approval of a lot combination
for the property located south of Co. Road 38, east of South Robert Trail and North of
Connemara Trail in Rosemount, MN, legally described as follows:
Parcel 1: That part of the South West 1 /4 of the North East 1 /4, Section 20, Township 115
North, Range 19 West, Dakota County, Minnesota, lying East of the center line of S.T.H.
No. 3 (formerly S.T.H. No. 218);
Parcel 2: That part of the North 1 /2 of the South East' /4 of said Section 20 lying East of the
center line of said S.T.H. No. 3, lying West of the Westerly right of way line of Chicago,
Milwaukee, St. Paul and Pacific Railroad, and lying North and West of the following
described line:
Commencing at the intersection of the South line of said North 1 /2, South East 1 /4 and said
Westerly right of way line of Chicago, Milwaukee, St. Paul and Pacific Railroad; thence
South 89 degrees 43 minutes 18 seconds West, assumed bearing along said South line,
270.47 feet to the point of beginning of the line to be described; thence North 12 degrees
05 minutes 15 seconds West, 357.87 feet; thence North 89 degrees 43 minutes 18 seconds
East, 500.28 feet to said Westerly right of way line and there terminating.
Parcel 3: All of Government Lot 2, said Section 20.
WHEREAS, on March 23, 2004, the Planning Commission of the City of Rosemount held a
public hearing to review the lot combination for the Brockway property and made the following
findings:
1. The Brockway site currently consists of four separate parcels. Three of them are being
combined into one to facilitate the preliminary plat and the creation of the Tax Increment
Financing District. The remaining parcel is the old dump site that is owned by a separate
Brockway corporate entity. It will be combined in the future when the neighborhood
commercial site develops. The lot combination can be recommended for approval
independently of the preliminary plat approval.
2. The City's subdivision ordinance allows for lot combinations of contiguous parcels
subject to Council approval, to consolidate properties into one lot of record. There is no
specific criteria for evaluating the lot combination request. Additionally, a lot
combination does not require a public hearing or action by the Planning Commission
unless specifically requested by the City Planner. Due to the scope of the Brockway
project, staff is bringing all approval items to the Planning Commission for
recommendation.
RESOLUTION 2004-
WHEREAS, the Planning Commission adopted a motion to recommend that the City Council
approve the lot combination for the Brockway property based on the findings listed above, and
WHEREAS, on April 6, 2004 the City Council of the City of Rosemount reviewed the Planning
Commission's recommendation for the lot combination for the Brockway property and agreed
with the Planning Commission's findings;
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby
approves the lot combination to combine three parcels into one for development of the Brockway
site, legally described as follows:
That part of the South West '/4 of the North East '/4, Section 20, Township 115 North, Range
19 West, Dakota County, Minnesota, lying East of the center line of S.T.H. No. 3 (formerly
S.T.H. No. 218); All of Government Lot 2, said Section 20; that part of the North %Z of the
South East' /4 of Said Section 20 lying East of the centerline of said S.T.H. No. 3, lying West
of the Westerly right of way line of Chicago, Milwaukee, St. Paul and Pacific Railroad, and
lying North and West of the following described line: Commencing at the intersection of the
South line of said North %Z, South East 1 /4 and said Westerly right of way line of Chicago,
Milwaukee, St. Paul and Pacific Railroad; thence South 89 degrees 43 minutes 18 seconds
West, assumed bearing along said South line, 270.47 feet to the point of beginning of the
line to be described; thence North 12 degrees 05 minutes 15 seconds West, 357.87 feet;
thence North 89 degrees 43 minutes 18 seconds East, 500.28 feet to said Westerly right of
way line and there terminating.
ADOPTED this 6 day of April, 2004, by the City Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Linda Jentink, City Clerk
Motion by:
Voted in favor:
Voted against:
Member absent:
Seconded by:
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Excerpt from the minutes of the March 23, 2004 Planning Commission Meeting
Public Hearing: Brockway Glass — Preliminary Plat & Lot Combination
City Planner Rick Pearson presented the Preliminary Plat for Contractor Property
Development Company for development of the Brockway Glass site located East of STH
3 between Connemara Trail & 132 St. (County Road 38).
On January 6, 2004, the City Council approved the Concept Plan for this project. The
Preliminary Plat review which follows, provides design details covering overall site
development with grading, streets, utilities, landscaping and architecture for the
townhomes and single - family units. The apartments, senior housing and neighborhood
commercial have not been included. Those components of the plan will be for future
review, presumably in a subsequent phase of the development. Preliminary plat approval
commits the City to lot and parcel size, setbacks and street standards. The next step after
preliminary plat approval is final plat. Final plat creates the individual lots and outlots
that can be sold and developed. Unless significant plan revisions are requested, no other
public hearings are necessary in the planning review process.
Staff has met with the applicant to discuss the issues raised in the staff report. They are
presently looking to make modifications addressing many of the concerns raised.
However, given the size and complexity of the Brockway project, staff felt it was
important to introduce the project to the Commission now. Staff is recommending tabling
based upon the staff discussions but would also like feedback from the Commission
regarding any aspect of the project. In that way, future revisions can attempt to address
all noted concerns to provide a better project for the community.
As stated during the concept plan review, the Brockway site is self - contained by the outer
edges formed by County Road 38, State Highway 3, Connemara Trail and the Canadian
Pacific railroad with a 7.5 acre farm stead on the east side. The preliminary plat
organizes the site into a variety of housing neighborhoods, public & private streets and
public & private open space.
The density is about 6 units an acre (Gross). If you net out the park area and the public
streets, the density is about 8 units an acre.
The overall development has a very compact character and as currently proposed includes
setback reductions along all internal public streets. All public streets in the development
are intended to have a setback of 20 to 25 feet. The goal is to give the development a
more intimate character. The architecture contributes towards the concept with front
porches and de- emphasized garages. The intended result is a more active streetscape that
contributes to a sense of community. The theory is called "neo- traditional design ".
Staff's concern is that the reduced setbacks may push the buildings too close to the
internal streets that convey a significant amount of traffic. In discussions with the
applicant staff has requested that certain portions of the project have increased setbacks.
One area is the single family homes. There the applicant proposed 20' front yard house
setbacks with 25' setbacks for the garages. Staff has requested that both of these be
increased by 5'. It appears that this is achievable in most if not all of the single family
lots due to the proposed depths of the lots. This recommendation would result in a 5'
reduction for front yards for the single family homes as compared to the zoning ordinance
standards for the RI District.
Two primary access points for the development occur at County Road 38 (132" street/
Bonaire Path) and at Connemara Trail. A north -south street links bisects the site with a
round -about in the middle forming the central intersection, organizing the site into
quarters. The preliminary plat includes public streets that are numbered, and private
streets that are outlots. The street north of the round -about is labeled Street 1 and south
of it is street 6. The round -about connects with the primary east -west street labeled street
4 on the west side and street 5 on the east. Street 5 extends east to the edge and will link
with a future connection to County Road 38 through the 7.5 acre farmstead when it
develops as a future phase.
Generally, only single family homes will have individual driveway connections to public
streets (Streets 2 and 3). All of the attached and multiple family housing will utilize
shared driveways or private streets that will intersect to public streets.
All of the private streets are shown as 22 feet wide. This is a reduction from current
ordinance standards for private streets. Staff is recommending that new private streets
be a minimum of 28 feet. There are some fairly lengthy dead end streets that will be
expected to be modified before staff would support the street design.
One of the features of the development is the roundabout in the center which adds some
character to the design. That will have to meet MNDot standards, as well as adjustments
made to channel the flow of traffic.
There are some areas dedicated to parks and open space. There is an extensive amount of
private open space, that will be owned and maintained by homeowners associations.
Many will have ponding functions. There is also a pipeline corridor traversing the site.
And while development within that corridor will be restricted, it will contribute to the
character and provide some open space. If some trails can be built in that area, then there
will be some advantage taken of that part of the development.
The Parks and Recreation Commission will be preparing a recommendation on the design
of the park. That is in process, and their recommendation will be forwarded to the City
Council. This evening, because there are some expected design revisions, we are going to
recommend that this Public Hearing be continued until April 13 assuming we can get
some of those revisions done, and have a thorough review of them. Hopefully there will
be a recommendation to forward to the City Council at that time.
There will be extensive landscaping along Highway 3 for buffering purposes. There will
be trails and sidewalks throughout the development. The through streets will be expected
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to have a sidewalk on either side, or a trail. And the lesser traveled streets that connect
will have a sidewalk on one side.
There is an opportunity to put a trail along Hwy 3, but there might be conflicts with the
need for berming and landscaping. There will perhaps be an opportunity to bring that trail
through the development with design revisions.
There is an Environment Assessment Worksheet (EAW) process that is ongoing and
required and it will be presented to the City Council. They would consider the final
EAW, and at that time, the Council can take action on the Preliminary Plat.
City Planner Pearson presented examples of the various planned housing units.
City Engineer Andy Brotzler discussed the issue of Hwy 3, and whether it will be
expanded. He explained that Hwy 3 is considered a "preserve highway ", and so MNDot
will only invest money to preserve its current status. They will not invest on
improvement -type projects such as widening. They will re- surface or make safety
improvements as required.
City Engineer Brotzler provided background about the wetlands on the property. The
city has a Comprehensive Wetland Management Plan that was adopted in 1999. When
that plan was done, it was completed by city staff through aerial photos and some limited
field work and based on that limited information, there were wetlands throughout the city
that were identified, mapped and classified.
There are several wetlands located on the property. According to the City's
Comprehensive Wetland Management Plan, the following wetlands and associated
classifications are present on the property:
a. Wetland #356 Manage II
b. Wetland #408 Manage II
c. Wetland #411 Utilize
Based on current information, it appears that Wetland #356 and #408 can be reclassified
as Utilize wetlands. This will be verified in the spring based on a field review of these
two wetlands.
Stormwater management issues were discussed. Upon review of the proposed stormwater
plan, it has been determined that the City's stormwater goals and policies are primarily
achieved with the design. At this time, Staff is working with the developer to review
alternatives for managing stormwater in the southern area of the property. Depending on
the outcome of this review, the proposed NURP pond and infiltration basin located
adjacent to the proposed park may be eliminated or reduced in size with off -site ponding
being utilized. Also, it should be noted that the plan identifies a temporary basin along
TH 3. This basin will be required until such time that off -site regional ponding becomes
available on the west side of TH 3. Staff is currently working to negotiate the acquisition
of easements for this regional pond.
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All the city's public streets shown on the ,plan are shown at 32 feet face to face. That is
the city's minimum standard to provide on street parking and to provide areas for
pedestrians to walk in the street. Staff is considering allowing the developer to build
those streets to 28 feet face to face with parking on one side only and with sidewalks on
both sides. This would take pedestrians off the street and limit on street parking.
Commissioner Zurn asked about ownership of the off -site ponding on the south side of
the development. Brotzler answered that the city has the drainage utilities over that pond.
Chairperson Weisensel asked for comments from the applicants.
Tim Whitten, Executive Vice President of Rottlund Co. Also of CPDC Development are
Mike Waldo, Dave Hempel, and Dan Janocek. Also Corey Meyer of Westwood
Professional Services is present. Tim Whitten discussed the theme of the project, and
acknowledged that there are changes being made. This is a mixed use development and a
life cycle development. There are a number of types of houses in one community, and
will incorporate some commercial into the development as well.
The intent was to keep the lowest density to the perimeter of the site, and concentrate the
highest density internally. It was also a goal to have a strong streetscape throughout the
development with the houses facing the streets. In order to accomplish goals such as
landscaping, sidewalks and open spaces, the housing had to be concentrated.
Tim Whitten talked about the general design and presented the different housing units.
He discussed the lot sizes and home and garage details.
Commissioner Zurn asked if the 8 foot pathways are going to be wide enough for
community use. Andy Brotzler replied that the 8 foot wide pathway is the city standard.
The possibility of an underpass between the park areas and the ball diamond was
discussed. City Planner Rick Pearson replied that the amount of traffic on the interior
street does not warrant an underpass. Plus, the pipeline that runs through the area
complicates the construction of an underpass. There will be a pedestrian crossing.
Rick Pearson discussed the dead end streets and the issue of fire department needs and
maintenance needs. Staff is hoping to come back with a revision that makes some of the
streets 28 feet wide. Also, turnarounds for fire trucks are being considered, and the design
will have to conform to standards.
Chairperson Weisensel opened the public hearing.
Chairperson Weisensel asked for public comments.
Dan Kehoe, 13100 S. Robert Trail. He attended two previous Planning Commission
meetings in regard to the issue of added congestion to traffic on Highway 3. He
questioned the high density of the units in the development, and how the development
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will affect citizens' water usage considering the recent sprinkling ban put in affect due to
the load on the water towers. Traffic is the main concern. He has discussed the possibility
of a center turn lane at 132 St. with the Minnesota Department of Transportation. He
would like the city to consider the safety implications of this for the existing
homeowners.
William Rohr 2813 132 St. W. This is the third Planning Commission meeting attended,
plus one Council meeting, He stated that there is great difficulty in making a left hand
turn onto 132 Street off of Highway 3. He feels that this project will only make that
worse. The issue of stormwater runoff has not been addressed until tonight. With a pond
on his property, he currently gets runoff from the west side of Highway 3 and the south
side of 132 Street through large culverts under both roads. He feels he should not have
to handle additional runoff from the proposed project.
Andy Brotzler addressed the citizens' comments. He explained the city of Rosemount's
policies regarding water usage in the city. As the city continues to develop, there will be
strains on the water system. With water conservation in mind, the city is protecting the
municipal water system in order to meet the daily demands, and also to get people into
the frame of mind to use water wisely. The current watering ban restrictions promote
efficient and smart use of the resource.
In regards to stormwater runoff, City Engineer Brotzler explained that the Brockway
project will riot direct runoff to any properties other than Keegan Lake, as well as the off -
site regional ponds that were shown earlier. The pond in question north of 132 Street
may possibly be improved as a part of improvements planned for Co. Rd. 38 in the
future.
In regards to the traffic issues on Highway 3, City Engineer Brotzler stated that there is a
cooperative agreement project with the Minnesota Department of Transportation which
would include the installation of signals at Connemara Trail, striping of left turn lanes on
Highway 3 at 132 Street, and the addition of a signal system at Co. Rd. 38 (McAndrews
Rd.). With the cooperative agreement, there is an annual maximum dollar amount to be
spent and this year we already have approached the maximum. Next year we'll make
another application for safety improvements along Highway 3 between 132 St. and
McAndrews.
Commissioner Zurn asked about reducing the speed limits for safety. City Engineer
Brotzler explained that the speed limit is regulated by the Minnesota Department of
Transportation.
Chairperson Weisensel advised the audience members that upon a motion to continue the
public hearing, they will have a chance to speak once again at the next meeting.
MOTION by Weisensel to recommend that the Public Hearing for the Brockway
Glass Preliminary Plat be continued to the April 13, 2004 meeting. Second by
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Messner. Ayes: Messner, Zurn, Napper, and Weisensel. Nays: None. Motion
carried.
MOTION by Weisensel to approve the Brockway Glass application for a Lot
Combination. Second by Napper. Ayes: Zurn, Napper, Weisensel, and Messner.
Nays: None. Motion carried.