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HomeMy WebLinkAbout8.b. Rosewood Mixed Use Concept PUD; Progress Land CompanyCITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION City Council M eeting Date: June 12, 2001 AGENDA ITEM: Rosewood Mixed Use Concept PUD; Progress AGENDA SECTION: Land Company New Business PREPARED BY: Rick Pearson, City Planner AGENDA ATTACHMENTS: Draft Resolution, Location map, Plan APPROVED BY: Reductions, PC minutes (6- 12 -01), Staff memo Applicant & Property Owner: Warren Isrealson of Progress Land Company Location: 107.87 acres of land west of Biscayne Ave., between CSAH 42 and 145 Street West. Comp Plan Designation: Urban Residential and 7 acres of Commercial @ southwest corner. Current Zoning: R -1 Low Density Residential and C -4, General Commercial (consistent with Comp Plan). Nature of request: Mixed uses including: Housing Mix City wide Comp Plan Goal 54 Single Family lots 37% 72.7% 65% 92 Townhouse Units 63% 27.3% 35% Church site — 15 acres Commercial land — 39.26 acres Light Industrial land - 9 acres Planning Commission Action: Recommendation of Approval (3 -0) SUMMARY Progress Land Company has purchased the former "Eastbridge" development site from CMC Heartland Partners in cooperation with the Lighthouse Community Church. Fifteen acres at the southeast corner of the site at Biscayne Avenue, and CSAH 42 are set aside for the proposed church site. The remainder of the site is proposed for a combination of uses including commercial, light industrial and residential. This is a concept review, which is intended to identify issues to be resolved through design and concept refinement. The required process will also be discussed because approval of the concept will depend on a comprehensive plan amendment. The attached memo provides details of the concept. PLANNING COMMISSION PUBLIC HEARING The Developer was present and indicated that the only "given" for the site was the fifteen acres for the church use. While the zoning is mostly residential, they are asking for direction because of the influence of the challenges presented by the site. They were talking to a hotel developer, but no one else. Five residents provided comments: One asked for clarification of the process and confirmation of the church location. One resident had heard about the tight housing market and felt that the city needs more residential land. She did not think that more Commercial land was needed. Three people (two of them members of the proposed church) expressed support for more Commercial land. Essentially, more goods and services offered to the population would be beneficial to the City and the downtown commercial district. The Commissioners had questions about the process and acknowledged that plan revisions would occur. One Commissioner felt that there was two much residential indicated on the site. However, the Commissioners the state recommendation with no additional recommendations. RECOMMENDED ACTION: Motion to adopt a resolution approving the concept for "Rosewood" CITY COUNCIL ACTION: CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2001- A RESOLUTION APPROVING THE CONCEPT PLANNED UNIT DEVELOPMENT FOR PROGRESS LAND COMPANY, INC. WHEREAS, the Community Development Department of the City of Rosemount received an application from Progress Land Company, Inc. for approval of a concept planned unit development for a single and multiple family residential and multiple commercial use development proposed for property located west of Biscayne Avenue and south of 145` St. W. in Rosemount, Minnesota; and WHEREAS, on June 12, 2001, the Planning Commission of the City of Rosemount reviewed the Concept Planned Unit Development for Progress Land Company, Inc. and adopted a motion to recommend approval, subject to conditions, to the City Council; and WHEREAS, on June 18, 2001, the City Council of the City of Rosemount reviewed the Concept Planned Unit Development for Progress Land Company, Inc. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby approves the Concept Planned Unit Development for Progress Land Company, Inc., subject to: 1. Amending the Comprehensive Plan for the change of Urban Residential land to more Commercial and Business Park (light industrial) land; 2. Rezoning in conformance with the Comprehensive Plan as amended; 3. Mitigation of the effects of the rail spur and adjacent Greif Bros. industrial use against the proposed residential uses; and 4. Conformance with the requirements for preliminary plat for the residential and commercial uses and conditional uses for development of the church site. ADOPTED this 18 ' day of June, 2001, by the City Council of the City of Rosemount. Cathy Busho, Mayor ATTEST: Linda J. Jentink, City Clerk Motion by: Seconded by: Voted in favor: Voted against: Member absent: SITE MAP sue __ NOTE: Dimensions rounded to nearest foot. N Copyright 2001, 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. B ID Map Date: June 7, 2001 Parcels Updated: 5/10/2001 Aerial Photography ;Jmi � f II f ��g 3 A A { t & z �z z n� z 0 z c n z i z m H a 6I L Ch C y ACC 3T P P gCFC — s s � p E Y 8 , V / rri I O ffia G 5" O 4A 0 . 1.ul L r gill O L4 \�gi� JU L — --� — — — — — — --------------- - -, ------------- BISCAYNE AVENUE A 0 CA m --q rn 0 C/) FTI 0 0 0 V) --I 0 Ln r z (n rn m > 0 K m m L. Ln to p. c 0 O r z (n N A 0 CA m --q rn 0 C/) FTI 0 0 0 4 RS�� z a R�isF� t �gi c C a C n a N d � a �I O u � s �o 0 a ' r+oo7 rao'e BISCAYNE AVENUE Cy /Cq G ° Mid �, ST A AN O Aq C /F /C Planning Commission Regular Meeting Minutes June 12, 2001 Pursua t to due call and notice thereof, the Regular Meeting of the Planning Commission was duly eld on Tuesday, June 12, 2001, in the Banquet R of the Rosemount Communi Center. Vice - Chairperson Jeff Weisense led the meeting to order at 6:35 p.m. with me ers Jeff Arveson and Jana Carr en t. Chairperson Caspar and Commissioner er were absent. Also in endance were City Planner Rick Pearson, Planning Intern Aaro Jones, and Cou member Sheila Klassen. There were no additions or c ctions to the agenda. Audience Input: No MOTION b arr to approve the May 22, 001 Regular Planning Commission Meeting Minutes. econded by Arveson. Ayes: Arve n, Carr, and Weisensel. Nays: 0. Motion cam (Rosewood) Vice - Chairperson Weisensel confirmed that the recording secretary has placed the Affidavit of Mailing and Posting of a Public Hearing Notice and Affidavit of Publication concerning the public hearing on Progress Land Company Mixed Use Concept PUD (Rosewood) on file with the City. Councilmember Klassen provided insight on the concerns of City Council regarding the Rosewood concept plan The City Council will look hard at the expanded commercial use. The Comprehensive Guide Plan, which allows 7 acres of commercial on this property, would have to be amended to allow the additional commercial. The City Council is reluctant to amend the Comp Plan. There is also concern about the impact this expanded commercial will have on the commercial downtown and other areas in the City. Mr. Pearson summarized the concept plan for Rosewood. The proposed development is located west of Biscayne Avenue, between CSAH 42 and 145` St. The Comprehensive Plan designates the entire parcel Urban Residential, except for a 7 acre parcel at the corner of CSAH 42 and the railroad track that is designated Commercial. Approximately 28 additional acres is proposed for commercial use. If the concept is approved, the Comprehensive Plan would have to be amended due to a change in land use for the additional commercial and 9 acres light industrial. The concept plan also provides for Planning Commission Regular Meeting Minutes June 12, 2001 Page 2 Di"RAFT single family housing along Biscayne Avenue, multi - family housing on both sides of the railroad spur, and 15 acres in the southeast corner for a church. Challenges to the concept plan include mitigation to counter the effects of Greif Bros. and the railroad spur. Mitigation could be in the form of physical barriers and increased separation from the railroad spur and from the industrial uses. The previous owner of the property determined that the railroad spur could not be relocated. Vice - Chairperson Weisensel opened the meeting to the applicant. Warren Isrealson, President of Progress Land Company, indicated the only definite part of the plan is the 15 acres for the church. The developer is open to any suggestions for the remaining uses. He has concerns with the railroad spur, the railroad tracks, and the industrial uses surrounding residential uses. Mike Olson, Project Manager, indicated that, other than the church, the developer has no specific uses in mind for the site. The developer is looking for direction from the City. If the increased commercial use is not acceptable, they will propose residential use. Commissioner Carr stated her preference to have commercial close to the railroad rather than residential. Activity on the railroad tracks and spur were considered. Mr. Pearson indicated that activity on the spur includes weekly shipments to Greif Bros., possible salt shipments to Dakota County, and turnarounds for trains. Approximately 10 -12 trains travel the main line each day. Vice - Chairperson Weisensel opened the Public Hearing. Todd Schoffelman 14712 Bloomfield Way, inquired about the process for changes to the concept plan. Jim Wilds 14171 Cobbler Avenue, is a representative of St. John's church. He offered support for the concept plan and feels the development would be beneficial to the City. Betty Zanmiller 2745 W. 145` St., feels the city needs more residential land. She believes the additional commercial proposed for this site would kill the downtown commercial Dr. Terry Johnson 13037 Charleston Way, responded that problems the downtown is experiencing would continue to happen without this additional commercial development. He feels that the more commercial the City can offer, the more it will serve to revitalize the downtown. There is limited commercial land remaining in Rosemount. Planning Commission Regular Meeting Minutes June 12, 2001 Page 3 DKAFT Kerry Budinger 14680 Biscayne Way, believes it would make more sense to have commercial along Hwys. 3 and 42. She would not recommend having residential so close to the railroad tracks. She also feels that more commercial would revitalize the downtown. MOTION by Arveson to close the public hearing. Seconded by Carr. Ayes: Carr, Weisensel, and Arveson. Nays: 0. Motion carried. The Commission reviewed surrounding zoning uses. Vice - Chairperson Weisensel previously expressed his reservation for residential use in this area and indicated he would prefer to see a light industrial/business park He believes the church is a good use and fits into the Urban Residential designation. He has no problem with the expanded commercial uses. Weisensel is concerned there could be a problem combining the light industrial use with commercial uses and feels there is too much residential proposed MOTION by Arveson to recommend that the City Council approve the concept for "Rosewood" subject to: 1) Amending the Comprehensive Plan for the change of Urban Residential land to more Commercial and Business Park (light industrial) land; 2) Rezoning in conformance with the Comprehensive Plan as amended; 3) Mitigation of the effects of the rail spur and adjacent Greif Bros. industrial use against the proposed residential uses; and 4) Conformance with the requirements for preliminary plat for the residential and commercial uses and conditional uses for development of the church site. Seconded by Carr. Ayes: Weisensel, Arveson, and Carr. Nays: 0. Motion carried. FU earin : Darrin & Leslie A Vice- Chaiipe n Weisensel confirmed that the Affidavit of Mai and Posting of a Public e concerning the public earing on Darrin est with the City. ns Conditional Use Permit cording secretary has placed the ing Notice and Affidavit of Publication Johnson Conditional Use Permit on file Aaron Jones, Planning Intern, pr ented the request by Damn & Leslie Johnson for a Conditional Use Permit to op ate a intball operation at a site south of Pine Bend Trail. There are two other paintb games wit 'n the same area currently operating under different ownership. T property is zone griculture and is currently not in use. Vice - Chairperson eisensel opened the meeting t the applicant. Damn Johnson summarized th ctivity associated with paintball gam . The games will be played on fields less t an acre, with group sizes of 10 -18 people. ames will be played mostly on SaturgAys. The operation is regulated by insurance and sa procedures are in place. They vifll use the existing road for access and add a parking lot. ROSEMOU NT Coming Up Rosemount!! CITY HALL 2875 — 145th Street West Rosemount, MN 55068 -4997 Phone: 651 -42 3 -4411 Hearing Impaired 651 - 423 -6219 Fax: 651 - 423 -5203 FROM: Rick Pearson, City Planner DATE: June 6, 2001 RE: Progress Land Company Mixed Use Concept for "Rosewood" June 12, 2001 Regular Planning Commission Reviews BACKGROUND This property consisting of approximately 108 acres between 145 Street West, CSAH 42 and west of Biscayne Avenue has been anticipated for development for almost ten years. Originally owned by the Milwaukee Road, the property had been designated in the 1980 Comprehensive Plan for Light Industrial use and zoned accordingly. The Milwaukee Road was then liquidated, and the land was acquired by CMC Heartland Partners. CMC proposed a residential development consisting of 192 single - family lots, 70 townhomes, and seven acres of commercial land near the corner of STH 3 and CSAH 42. The project was approved conditioned on the relocation of a rail spur, which bisects the property. The spur provides several functions: switching of rail cars into the Greif Bros. plant, turning cars around, and delivering road salt to the County. As time went on, CMC acknowledged that they were unable to relocate the rail spur. The city suggested redesigning the development to mitigate the impact of the spur. CMC chose to sell the property instead. Because the property had been assessed for urban improvements to Biscayne Avenue, the City Council maintained the Urban Residential and Commercial land use designations for the property when the Comprehensive Plan was updated. COMPREHENSIVE PLAN DESIGNATION AND CURRENT ZONING Most of the property is designated for Urban Residential use, however, seven acres between South Robert Trail and Business Parkway along CSAH 42 is designated for Commercial use. This area was viewed as being too heavily influenced by the intersection and railroad (including Quonset hut) for residential use. Most of the land is zoned R -1, Low Density Residential, consistent with the Urban Residential land use designation. Higher density housing can be allowed through rezoning as long as the density is capped at six units per acre and the overall density is 3 units per acre. Higher density is usually allowed at the edge of neighborhoods as a transition to other land uses if urban services have the necessary capacity, and if the street system can accommodate the additional traffic without undue influence on single - family neighborhoods. The seven acres in the southwest corner is zoned C -4, General Commercial. TO: Planning Commission June 12, 2001 PC Reviews - Progress Land Company "Rosewood" Concept Page 2. CONCEPT — LAND USES The rail spur effectively divides the property from north to south. North of the spur and east of Greif Bros. is proposed for residential use. A "layer" of four -unit town -homes forms the edge along the rail spur and Greif Bros., the industrial use. A total of 92 units are proposed in 23 four - unit row house buildings. The remaining property out to Biscayne Avenue is proposed for single family, a total of 54 lots. A 9 acre fragment of land isolated by two lengths of rail road spur and adjacent to the south side of Greif Bros. is proposed for light industrial. Access is proposed across the spur from the south as a private road. Another parcel completely surrounded by the railroad tracks is proposed for ponding purposes. The larger half of the property south of the spur has a layer of four -unit town -homes next to the spur. Fifteen acres for the church site occurs in the southeast corner at Biscayne Avenue and CSAH 42. The remainder of the site, some 39.26 acres is proposed for Commercial use. The Developer thinks that the Commercial parcel next to the Church site is ideal for a hotel. ACCESS & CIRCULATION The street pattern is a modified grid with connections to the outer edges. The residential area has a connection to 145" Street West and two connections to Biscayne Avenue. The southerly Biscayne Ave. connection is shared with the 15 acre church site. The existing curb cut at CSAH 42 across from Business Parkway provides the primary access for the Commercial parcels. A private street is indicated for access to the 9 acre light industrial parcel in front of the westernmost row houses. DISCUSSION AND RECOMMENDATION The primary challenge for developing this site is mitigation of the rail spur and the adjacent edges of the,industrial use (Greif Bros.). The previous plan (withdrawn) indicated earth berms and an insulated 6 ft. high fence. The 9 acre Light Industrial parcel is proposed to have access via a private street which crosses the spur from the south. This crossing would depend on railroad consent. The private street apparently would also provide driveway access to four of the row -house units. This suggests land use incompatibilities given the potential for truck traffic on this "private street ". Given the potentially extensive ponding needs in the area, this parcel may provide storm -water storage that would otherwise take up space on the site. It should be noted that considerable stormwater storage may be available in the Business Park. Approval of the concept will require an amendment to the Comprehensive Plan. The Metropolitan Council will review the amendment converting 41 acres of Urban Residential land to an additional 23 acres of Commercial land and the 9 acres of Light Industrial. Business Park is intended to replace (and update) light industrial. Staff is concerned that the City already has an June 12, 2001 PC Reviews — Progress Land Company "Rosewood" Concept Page 3. abundant supply of Business Park land. Some additional commercial land can probably be justified. The church can be processed as a Conditional Use in the R -1, Low Density Residential District. The following represents the recommended conditions if the Planning Commission were to adopt a motion recommending approval of the concept to the City Council: 1. Amending the Comprehensive Plan for the change of Urban Residential land to more Commercial and Business Park (light industrial) land. 2. Rezoning in conformance with the Comprehensive Plan as amended. 3. Mitigation of the effects of the rail spur and adjacent Greif Bros. industrial use against residential uses. 4. Conformance with the requirements for preliminary plat for the residential and commercial uses and conditional uses for the development of the church site.