HomeMy WebLinkAbout2.a. Rosewood Mixed Use Concept PUDCITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
COMMITTEE OF THE WHOLE MEETING DATE: July 11, 2001
AGENDA ITEM: Rosewood Mixed Use Concept PUD
AGENDA SECTION:
Discussion
PREPARED BY: Jim Parsons
AG a y ,
Community Development Director
ATTACHMENTS: Rosewood Concept Plan
APPROVED q:
Background
Progress Land Company has proposed a development concept for the 107 -acre tract bounded by
Biscayne Avenue, County Road 42, 145 Street and the railroad tracks along Highway 3. The
proposal is for land uses as follows:
Commercial: 39 acres
Business Park: 9 acres
Church: 15 acres
Residential: 54 single - family units
92 townhouse units
The Planning Commission held a public hearing on the Rosewood concept and sent it to the City
Council with a positive recommendation and conditions.
Key Issues
The comprehensive plan shows 7 acres of commercial land on the Rosewood site, with the balance
being residential, including an unspecified amount of "planned /potential attached /multiple housing ".
The main issue with the proposed concept is its deviation from the land uses shown in the
comprehensive plan. The concept expands the commercial use, adds business park/light industrial use
and adds a church, which is a conditional use in a residential district. The issue is whether the City
wishes to accept the increased non - residential uses. The proposed change in land use would require
an amendment to the comprehensive plan.
The Rosewood proposal has townhouses at 63% of the housing mix and single - family houses at 37 %.
The issue is whether this housing mix meets the intent and requirements of the comprehensive
plan.
1 of 2
Related to the land use issue is the issue of the rail spur. The Planning Commission's recommendation
includes a condition calling for "mitigation of the effects of the rail spur" and nearby industry on the
residential areas of Rosewood. The issue is whether the proposal does a good job of mitigating the
effects of the rail spur and industry by placing townhouses next to them.
See attachments for detailed information about the Rosewood proposal.
RECOMMENDED ACTION:
Discussion only.
CITY COUNCIL ACTION:
2 of 2
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SIS(fAYNE AVENUE
DRAFT
Planning Commission
Regular Meeting Minutes
June 12, 2001
rursua t to d eld ue call and notice thereof, the Regular Meeting of the Planning Commission.
was duly on Tuesday, June 12, 2001, in the Banquet R of the Rosemount
Communit Center. Vice - Chairperson Jeff Weisense led the meeting to order at 6:35
p.m. with me ers Jeff Arveson and Jana Carr ent. Chairperson Caspar and
Commissioner er were absent. Also in endance were City Planner Rick Pearson,
Planning Intern Aaro Jones, and Cou ember 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. on
Arve n, Carr, and Weisensel. Nays: 0. Motion
carri
ruMic Hearin • Progress Land Companv'Mixed Use Conn
Rosewood eat PTTT
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
D �AFT
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 i<linutes
June 12, 2001
Page 3
DRAFT
Kerry Budinaer 14680 Biscayne Way, believes it would make more sense to have
commercial alon Hwys. 3 and 42. She would not recommend having
close to the railroad tracks. She also feels that residential so
downtown.
more commercial would revitalize the
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 designation.
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.
ruD11C earin : Darrin & Leslie Johns Conditional Use Per
Vice- mit
Chairpe n Weisensel confirmed that the cording secretary has placed the
Affidavit of Mai Q and Posting of a Public earing Notice and Affidavit of Publication
concerning the public earing on Damn eslie Johnson Conditional Use Permit on file
with the City.
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 i 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. Darrin 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 peo ple. ames will be played mostly
on Satur Ys. The operation is regulated by insurance and sa procedures are in place.
They 11 use the existing road for access and add a parking lot.
CITY OF ROSEMOUNT
-1 MAY Everything's Coming Up Rosemount!!
TO: Planning Commission
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
CITY HALL
2875 — 145th Street West
Rosemount, MN
55068 -4997
Phone: 651 - 423.4411
Hearing Impaired 651 - 423 -6219
Fax: 651 - 423.5203
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.
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 storrnwater
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 P ark
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.
MEMORANDUM
To: Mayor and City Council
City Administrator Tom Burt
From: Jim Parsons
Date: July 6, 2001
Re: Potential Comprehensive Plan Amendments
The City of Rosemount currently has several potential amendments to the
comprehensive plan under consideration, some at the initiative of property
owners and others at the initiative of the City. This memo provides a brief
summary of these potential amendments, none of which has yet been
approved in concept by the City Council.
1. Rosewood (formerly CMC's Eastbridge) Development
At its July 11 work session, the City Council will discuss the proposed
Rosewood development (see separate memo). The development as
proposed would necessitate an amendment to the comprehensive plan.
2. Waste Water Treatment Capacity
The City is processing an amendment to the comprehensive plan to correct
a discrepancy in the levels of waste water shown as flowing to the Empire
waste water treatment plant. More waste water from southwestern
Rosemount is flowing to Empire than was documented in the
comprehensive plan. See separate memo.
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