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Home My WebLink About8.a. McMenomy / Hertogs Concept Plan - Basic Builders, Inc.CITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION 4 City Council Meeting Date: February 6, 2003 AGENDA ITEM: Residential Development Concept for Basic AGENDA SECTION: Builders New Business PREPARED BY: Rick Pearson, City Planner AGENDA M ".0 ATTACHMENTS: Draft Resolution, Location map with APPROVED BY: surrounding land uses, Concept drawing, Draft PC Minutes (1 -28 -03 ), Comp Plan excerpt Applicant: Location: Property Owner(s): Area in Acres: Number of Lots: Proposed Density: Comp. Plan & Zoning: Planning Comm. Action: Basic Builders 'h mile north of 145 Street, West of Biscayne Avenue; South of new Connemara Trail. Sam Hertogs & Ed McMenomy, Sr. 13.77 20 twinhome lots 2.9 dwelling units per acre Public & Institutional Recommendation of approval (5 -0) with added recommended condition SUMMARY Basic Builders, the applicant is requesting concept approval for a residential development consisting of 20 twinhomes (40 dwelling units). The applicant understands that if the concept is approved, it would be conditioned on: 1) A Comprehensive Plan Amendment to change the land use designation from Public & Institutional to Urban Residential; 2) A rezoning from Public & Institutional to R -2, Moderate Density Residential; 3) Approval of a Preliminary Plat (or Planned Unit Development); 4) Final Plat approval. Therefore, the focus of this review is compatibility of the proposed residential use with surrounding land uses, and conformance with goals and objectives in the Comprehensive Plan. The preliminary plat will cover the details of the development including housing styles, lot dimensions, drainage, site grading, utilities & street design and site amenities. Surrounding Land Uses Name of development Land Use / Zoning East (across railroad tracks) Rosemount Woods housing Urban Residential / R -2, Moderate Density Res. North Brockway / Open Space (undeveloped) Public & Institutional / P /I. West (across Biscayne Ave.) Church of St. Joseph Urban Residential / R -1, Low Density Res. CUP South National Guard Maint. Public & Institutional / P/I. Perhaps the largest potential concern would be the southern edge against the National Guard Maintenance facility. However, the northern half of the Guard site is undeveloped, and the city is unaware of any intentions to expand the use of the site. The most likely scenario would be increasing the vehicle parking on the site. PLANNING COMMISSION PUBLIC HEARING No one participated in the public hearing besides the Applicant. The Commissioners identified the railroad tracks on the west side as a concern. ' Staff explained the ordinance standards concerning minimum requirements for residential development alongside railroads. The Commissioners then added a specific condition to the recommendation for mitigation of the railroad tracks. RECOMMENDED ACTION: Motion to adopt a resolution approving the concept for urban residential housing on the McMenomy — Hertoas property with conditions. CITY COUNCIL ACTION: CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2003 - A RESOLUTION APPROVING THE CONCEPT RESIDENTIAL PLANNED UNIT DEVELOPMENT FOR BASIC BUILDERS, INC. WHEREAS, on December 4, 2002, the Community Development Department of the City of Rosemount received an application from Basic Builders, Inc. for approval of a Concept Residential Planned Unit Development for twinhomes proposed for the west side of Biscayne Avenue south of the proposed Connemara Trail; and WHEREAS, on January 28, 2003, the Planning Commission of the City of Rosemount reviewed the Concept Residential Planned Unit Development for Basic Builders, Inc. and adopted a motion to recommend approval, subject to conditions, to the City Council; and WHEREAS, on February 6, 2003, the City Council of the City of Rosemount reviewed the Concept Residential Planned Unit Development for Basic Builders, Inc. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby approves the Concept Residential Planned Unit Development for Basic Builders, Inc., subject to: 1) A Comprehensive Plan Amendment to change the land use designation from Public & Institutional to Urban Residential. 2) A rezoning from Public & Institutional to R -2, Moderate Density Residential. 3) Approval of a Preliminary Plat (or Planned Unit Development). 4) Final Plat approval. 5) There shall be extensive landscaping and/or grading to mitigate the impacts of the railroad. ADOPTED this 6 th day of February, 2003, by the City Council of the City of Rosemount. William H. Droste, Mayor ATTEST: Linda J. Jentink, City Clerk Motion by: Voted in favor: Voted against:_ Member absent Seconded by: SITE MAP PROPERTY ID NUMBER: 34- 02010 - 061-60 2002 ESTIMATED MARKET VALUES (PAYABLE 2003) 2002 BUILDING INFORMATION (PAYABLE 2003): FEE OWNER: SAM HERTOGS & LAND: LOT SIZE NO DATA AVAILABLE ED 8 MCMENOMY BUILDING: 14450 ROBERT Tit S TOTAL: 696,282 TOTAL SO FT ROSEMOUNT MN 55068 -4952 15.98 TOTAL ACRES SCHOOL DISTRICT: 196 43,749 ROAD R/W SQ FT PAYABLE 2002 TAXES NET TAX: LOCATION: SE1 /4 SE114 SECTION 20- 115-19 SPECIAL ASSESSMENTS: 0 PAYABLE 2003 HOMESTEAD STATUS: NON HOMESTEAD TOTAL TAX & SA 1� WATERSHED DISTRICT: VERMILLION RIVER PAYABLE 2003 ASMNT USAGE:AG -GREEN ACRES LAST QUALIFIED SALE: DATE: AMOUNT: ^� RuR�nrc. R�� toNNEh'! "TR . - i oK Aj T 'ec Jo* 3 `S r_ WA DS p 3 WISCAVt PotNTE Nt�NU� c urt� L oc-ATION or- F6i;AWF O A Qi aOc NoasltaG �ZESi PE�ITIALA CON PT r(1 i 6 UAR D NI r rrT'Er A 0X- �UU i= i 4 T++ NOTE: Dimensions rounded to nearest foot. Copyright 2003, Dakota County - This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information and data located in various city, county, and state offices and other sources, affecting the area shown, and is to be used for reference purposes only. Dakota County is not responsible for any inaccuracies herein contained. If discrepancies are found, please contact Dakota County Survey and Land Information Department. Map Date: January 6, 2003 Parcels Updated: 12/26/2002 Aerial Photography: 1990 10 y� k e e E e e E eE ea _ m m mm v PLAT NAME: SECTION 20 TWN 115 RANGE 19 TAX DESCRIPTION: PT OF S 112 OF SE 114 LYING E OF RR R/W APPR 17 ACS 2011519 i i CITY OF ROSEMOUNT 3.6 ACRES INCLUDING RIGHT OF WAY w N �b! vi LQ ' a I I . . . tas9 . . . . . . . . BISCAYNE an A— AVENUE / 15 re 3 teas SF IONS IF l lF � � tries Sr taws SF tas s sr � O � � 1 14 to I s •� 7e52 IF 1 A — � t as +N .. 3 7 y IN 13 28052 IF 1728228 Si lane IF W i. 1 13193 IF 12 11 10 8 23004 IF '30533 IF 32263 Sr 36504 Si tG.YfO 19301 IF I W i 4 281 2 tssoo Sr 1 Y4.TNYl'Y 24" � woor ntwr w r tv. w ROBE C FlAI M MOW & 1aaM1E,oRa w.e,�w .. ,.. ..... ENGINEERING COMPRNY, WC. ( taco FA9r 14M WNW. WWMUa. MIwE M 35331 p9 (932)432 -3000 Y - _ NORTH 0 <IF \� Q , 1 u n kFe9 R m /y r�tI� Acres BISCAY E A Q � CRY OF ROSEMOUNF " 3.6 Aar - •. TW1 HOME AREA " 13.05 Acres .. O TIN HOME LOTS 21 J I TMN HOME DENSITY - 1.31 *elL lob /Aaa9 .. I . t96YAm raw: .. BASIC BUILDERS IF oonm Oeam °A d, °° , 7MR1 I Am _ woscuoiwr t r' Planning C egular Mee \ JanuarV, i'ssion W Minutes 8 Pursuant to due call and notice Aerson, gular Meeting of the Planning Commission was held on Tuesday, January 28, 2on Jeff Weisensel called the meeting to order at 6:30 p.m. with members David ron Napper, Jason Messner, and Thomas Schiltz present. Also in attendance waRick Pearson. The meeting was opened wio Pledge of Agenda: No additigfis. Audience Input: / None. MOTION by ve - ssner to approve the January 14, 2003 Re ar Planning Commission Meeting Minutes. Second by Schiltz. Ayes: Anderson, Napper, Weise el, Messner, Schiltz. Nays: 0. Motion carried. Public Hearing: Basic Builders Residential Concept Plan Chairperson Weisensel confirmed that the recording secretary has placed on file with the City the Affidavit of Mailing and Posting of a Public Hearing Notice and Affidavit of Publication concerning the public hearing. This concept is for residential development of 20 twinhome lots (40 dwelling units). This development is south of the proposed Connemara Trail on the west side of Biscayne Avenue, across from St. Joseph's Church. Staff recommends approval with the following conditions: 1) a Comprehensive Plan Amendment to change the land use designation from Public & Institutional to Urban Residential; 2) a rezoning from Public & Institutional to R -2, Moderate Density Residential; 3) approval of a Preliminary Plat (or Planned Unit Development); and 4) Final Plat approval. The Comp Plan Amendment would have to be approved by Met Council. Reid Hanson, attorney for Basic Builders, gave a history of the zoning for this property. They feel the urban residential zoning is appropriate based on the surrounding land uses. Ed McMenomy, Vice - President for Basic Builders, informed the Commission that he has spoken with Colonel Denny Lord of the National Guard Armory about buying the north 1.2 acres of their land. This would give Basic Builders more land to work with for the Outlot on the southern edge of the development. Chairperson Weisensel reopened the public hearing. There were no comments. Planning Commission Regular Meeting Minutes January 28, 2003 Page 2 ,MOTION by Schiltz to close the public hearing. Second by Anderson. Ayes: Napper, Weisensel, Messner, Schiltz, Anderson. Nays: 0. Motion carried. MOTION by Anderson to recommend that City Council approve the concept for urban residential housing on the McMenomy - Hertogs property subject to: 1. Conformance with the applicable Urban Residential policies specified in Section 3.1.3 of the Rosemount 2020 Comprehensive Plan. 2. Approval of a Comprehensive Plan Amendment to change the land use designation from PI Public /Institutional to UR Urban Residential. 3. Rezoning from PI Public/Institutional to R -2, Moderate Density Residential. 4. Conformance with the requirements for Preliminary and Final Plat. Second by Napper. Chairperson Weisensel asked to add a friendly amendment to include a condition relating to the railroad tracks. He felt there should be special considerations to landscaping and buffering next to the railroad. Mr. Pearson stated the standard requires an additional 30 feet on the rear yard setback. Typically, the City will try to get berming and landscaping along the railroad tracks from the developer. Chairperson Weisensel entertained a fifth condition as an amendment to the original action to provide extensive landscaping and/or grading to mitigate the impacts of the railroad. He stated it should read an increased buffering to be determined by City Staff to reduce noise, increase comfort and safety for that area. MOTION by Weisensel to approve the amendment to add a fifth condition to the original motion. Second by Messner. Ayes: Messner, Schiltz, Anderson, Napper, Weisensel. Nays: 0. Motion carried. MOTION by Messner to recommend that City Council approve the concept for urban residential housing on the McMenomy - Hertogs property subject to: 1. Conformance with the applicable Urban Residential policies specified in Section 3.1.3 of the Rosemount 2020 Comprehensive Plan. 2. Approval of a Comprehensive Plan Amendment to change the land use designation from PI Public/Institutional to UR Urban Residential. 3. Rezoning from PI Public/Institutional to R -2, Moderate Density Residential. 4. Conformance with the requirements for Preliminary and Final Plat. 5. There shall be extensive landscaping and/or grading to mitigate the impacts of the railroad. Second by Weisensel. Ayes: Schiltz, Anderson, Napper, Weisensel, Messner. Nays: 0. Motion carried. Mr. Pearson stated this item could be on the February 6, 2003 City Council agenda under new business. The applicant will have the opportunity to speak with the Council at the discretion of the Mayor. a City of Rosemount 3.1.3 Residential The plan establishes four categories of residential land use termed High Density Residential (HR), Urban Residential (UR), Transition Residential (TR), and Rural Residential (RR). Each is intended to offer a distinctly different lifestyle to satisfy the needs and desires of a diverse population. Each is intended to be planned to create neighborhood cohesiveness and identity, to promote neighborhood conservation and long term residency, and to protect the natural environment and incorporate it as an element of human habitation. The following table provides a general summary for the four housing land use categories. Housing Land Use Categories Category Housing Types Net Density Distribution HR Apartments Condominiums 10.0 /acre avg. 5 percent Single family UR Townhomes 2.75 /acre avg. 72 percent Manufactured TR Single family Townhomes 2.0 /acre avg. 20 percent RR Single family 0.2 /acre avg. 3 percent Distribution percentages are for the years 1995 -2020 only; they reflect percent of all housing types combined within each category. Does not include BP category which allows attached or multiple family housing through Planned Unit Development at a maximum of 10.0 /acre. Figure 3.1 -A ,nsity Res idential (HR) h Density Residential development is permitted only within t e MUSA. It is the 'ty's intent to discourage large multi - family concentrate and to encourage proje that are unique, properly located, fill market nic s, entail a higher level of amenit and /or satisfy a need for affordable housi Policv It is the City's poli to: 1. discourage the us of existing local sidential streets for access to High Density Residential as; 2. approve High Density id ial housing in dispersed locations that are compatible with adjoin in s; 3. allow High Density Re 'dentia ousing only when it represents a logical transition from hig to lower int sity land uses or provides sufficient on -site open space to ectively buffer dissi 'lar uses or is adjacent to a permanent open space at buffers dissimilar uses is adjacent to the central business district or presents a logical extension of isting multi - family zoning; 4. enco ge the development of High Density R idential housing in the central b ' ess district; and 5. romote High Density Residential housing that fills s cific market niches. 30 1 1 1 1 1 1 1 1 1 1 1 1` 1 1 1 1 1 2020 Comprehensive Plan Update Urban Residential (UR) Urban Residential land uses are located entirely within the MUSA and are serviced by public sewer and water utilities. Housing types accommodated here include single - family detached, single- family attached, and manufactured housing with the predominant use being single - family detached. The City will consider other potentially compatible uses such as churches, schools, and neighborhood parks through a conditional use permit process. Policv 7*7 It is the City's policy to: 1. cooperate with Federal, State, and County agencies to make affordable housing available and to redevelop and rehabilitate older homes in the City; 2. encourage clustering, where appropriate, and /or extraordinary setbacks at neighborhood edges to mirtimize the impact of major streets and conflicting land uses; 3. facilitate neighborhood planning for improvements which create or reinforce neighborhood unity, safety, and identity and to increase home ownership potential on a cost - sharing basis with neighborhoods. Improvements may include landscaping, parks, and local street modifications to reduce traffic impacts; 4. require the use of planned unit development for all developments proposing to vary from city standards in exchange for other benefits; 5. encourage the use of planned unit developments to protect and enhance natural features, open space, and to provide appropriate neighborhood transitions; 6. maintain a balance of housing types and densities in conformance with community objectives; and 7. incorporate pedestrian - friendly neighborhoods with sidewalks and trails as important design elements. The sition Residential District is within the MUS d is intended to have urban stre and all public utilities. However, s areas designated as Transition Res ntial are not identified as A unless sanitary sewer is needed and cost a tive. The distric s been created to guide development in a critical transition ar betwee ral residential and urban residential neighborhoods of the City. s designated as Transition Residential necessitate extraordinary viro ental consideration. These areas are characterized by uni natural feat such as woodlands, water, and topographic relie ich warrant sensitive atment. When developed, this area is intended t ave an urban /rural character wi mixture of housing types, but with a r ively low overall density in order to prote s unique stands of upland har oods and its variable topography. 31