HomeMy WebLinkAbout9.a. M.W. Johnson Preliminary Plat and Rezoning for Oakridge Estates CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
City Council Meeting Date: May 18, 1999
AGENDA ITEM: M. W. Johnson-Preliminary Plat&Rezoning AGENDA SECTION:
for Oakridge Estates Old Business
PREPARED BY: Dan Rogness, Community Development Dir. AGENDA �
ATTACHMENTS: Preliminary plat reduction;Draft Resolution& APPROVED BY:
Ordinance; PC minutes (4-27);Review memo;
Wetland Inventory map excerpt,Pond locations
and Alternative drawings; Correspondence. � ..
Applicant: Steven Grohoski and M.W.Johnson Construction,Inc.
Location: 3839 McAndrews Road
Property Owner(s): Karen L. Coffee
Area in Acres: 53.28 acres(gross)
Number of Lots: 10
Overall Density: One unit per five acres
Comp. Guide Plan Desig: Rural Residential
Current Zoning: Agriculture
Requested Zoning: Rural Residential
Planning Commission Action: Recommendation of approval for rezoning and to direct staff to apply for the required
variance to Dakota County(4-1)
SiJNIlVIARY
The city has applied for the variance to Dakota County access spacing guidelines as needed to approve the preliminary
plat. A county official provided encouragement based upon the cities policy of not condemning neighboring land in
support of development. However,the results will not be available until Monday or Tuesday at the earliest. Therefore,
the resolutions include the variance as a condition of approval.
PLANNING COMMISSION PUBLIC HEARING
Several adjoining residents spoke in support of the developer's street design near the existing driveway. One resident
voiced strong objections to extending the street to the northern edge of the property. As a result, staff sketched an
alternative street concept with the through street moved to the east,approximately in the center of the southern boundary
of the Stein property.
After some discussion,the Planning Commission generally agreed that they preferred the developer's alternative.
RECOMIV�NDED ACTION:
Motion to rezone the 53.28 acres located at 3839 McAndrews Road to Rural Residential,consistent with the
Comprehensive Guide Plan.
-and-
Motion to adopt a resolution approving the preliminary plat for Oala�idge Estates.
CITY COUNCIL ACTION:
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�P � I
DAKOT COUNTYEMMINNESOTA DR,A��
RESOLiJTION 1999-
A RESOLUTION APPROVING TI� PRELIMINARY PLAT FOR
OAKRIDGE ESTATES
WHEREAS, the City of Rosemount received an application for approval of the Preliminary Plat for
Oakridge Estates; and
WHEREAS, on April 27, 1999 the Planning Commission of the City of Rosemount reviewed the
Oakridge Estates Preliminary Plat and recommended approval; and
WHEREAS, on May 4 and 18, 1999 the City Council of the City of Rosemount reviewed the
Oakridge Estates Preliminary Plat.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rosemount hereby
approves the Preliminary Plat for Oakridge Estates, subject to the following
l. Dakota County must grant a variance to the spacing guidelines for the proposed public access
along County Road 38.
2. The internal public street varies from the maximum cul-de-sac length of 700-feet as prescribed
in the city's Subdivision Ordinance.
3. The internal public street shall include right-of-way to the northem boundary of the platted
property with a temporary cul-de-sac at the end of the street; the street shall be fully
constructed from the southern to the northem boundary.
4. The developer shall execute a subdivision agreement to secure public improvements and
infrastructure with recommendations incorporated by the Public Works Department relative to
grading, utilities, easements, rights-of-way, ponding and streets.
5. The developer must pay to the City at time of executing the Final Plat all corresponding fees at
the rates currently in effect at the time of plat execution, including: (a) Storm Sewer Trunk
Area Charge, (b) Geographic Information System Fee, and (c) Park Dedication for ten units.
ADOPTED this 18th day of May, 1999.
Cathy Busho, Mayor
ATTEST:
Susan M. Walsh, City Clerk
Motion by: Seconded by:
Voted in favor:
Voted against:
City of Rosemount D��
Ordinance No. B- ��
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
Coffee Property
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT,I��INNESOTA, ORDAINS AS
FOLLOWS:
ection l. Ordinance B, adopted September 19, 1989, entitled "City of Rosemount
Zoning Ordinance,"is hereby amended to rezone from AG, Agriculture to RR-Rural Residential,
the following described property located within the City of Rosemount, Minnesota, to-wit:
Tract D,Registered Land Survey No. 12, except that part of Tract D lying southerly of the
centerline of Dakota County Road No. 38, according to the Registered Land Survey on file in
the office of the Registrar of Titles, Dakota County, Minnesota.
ec ion 2. The Zoning Map of the City of Rosemount, referred to and described in said
Ordinance No. B as that certain map entitled "Zoning Map of the City of Rosemount" shall not
be republished to show the aforesaid rezoning,but the Clerk shall appropriately mark the said
zoning map on file in the Clerk's office for the purpose of indicating the rezoning hereinabove
provided for in this Ordinance and all of the notation references and other information shown
thereon are hereby incorporated by reference and made a part of this Ordinance.
ec i n 3. This ordinance shall be effective immediately upon its passage and publication
according to law.
ENACTED AND ORDAINED into an Ordinance this 4th day of May, 1999.
CITY OF ROSEMOUNT
Cathy Busho, Mayor
ATTEST:
Susan M. Walsh, City Clerk �
Published in the Rosemount Town Pages this day of , 1999.
Planning Commission
Regular Meeting Minutes
Apri127, 1999
Page 5
and tennis court facilities and address whether such facilities are for public or private use.
ditionally,non-intrusive retail amenities, such as a coffee or ice shop, should be
cons' red in this center.
11. Strong considera ' should be given to offeri density bonus for additional open
space.
12. The City Council should ' irec i to city staff to contact and work with outside
resources,primarily Friends of Minn a and Minnesota Land Trust,to acquire
and/or manage en space for proposed corridors, ffers,open space and parkland. The
develope ould not be penalized in housing units.
Secon by Tentinger. Ayes: Droste, Shoe-Corrigan,Weisensel,Klassen, Tentinger.
N s: 0. Motion carried.
Public Hearin�: M.W. Johnson - Preliminary Plat & Rezoning for
Oakridg,e Estates
Chairperson Droste opened the public hearing on the application by M.W. Johnson for the
Preliminary Plat and Rezoning for Oakridge Estates. The recording secretary has placed the
Affidavit of Publication and Affidavit of Mailing and Posting of a Public Hearing Notice on file
with the City.
Mr.Pearson presented the preliminary plat for the rural residential development of the Coffee
property located on McAndrews Road. Rezoning from Agriculture to Rural Residential is
consistent with the Comprehensive Guide Plan and is recommended by staff. Because of the
street connection to McAndrews Road,the County has approval authority. The County objected
to the proposed street connection at the location of the existing driveway because it does not
meet the access spacing guidelines. The County requested the street align with Danbury Way.
The developer is unwilling to make this change. Due to the objection by the County, a
recommendation for approval cannot be given by staff. The remaining option is for the city to
pursue a variance from the County, if directed by the City Council.
Discussions continued concerning road alignment options to connect to 120th Street and
connecting the cul-de-sac to the northern property line. Mr. Pearson explained his preference for
alignment of the street with Danbury Way,indicating the developer's proposal for location
creates a blind intersection. Variances are required for street right-of-way width reduction and
cul-de-sac length.
Chairperson Droste opened the floor to the applicant. Steve Grohoski,representing M.W.
Planning Commission
Regular Meeting Minutes
Apri127, 1999
Page 6
Johnson,was present. Mr. Grohoski indicated a willingness to connect either the street or the
cul-de-sac to the northern property line. The variance for street width is necessary to lessen the
impact on trees and wetlands.
Chairperson Droste opened the floor to the public.
Ed McMenomv,4122 143rd St. W.,represents Karen Coffee in the sale of her property. He
believes the road is best suited where located as proposed by the developer.
Karen Coffee, 33839 McAndrews Road, indicated that the location of her driveway has not
created a safety problem and she has never seen an accident at that location. She asked the city to
request a variance from the County.
Cla,y Adams, 4045 McAndrews Road, expressed safety concerns if the street is aligned with
Danbury Way, as preferred by the County.
Karen Coffee's daughter cautioned on placement of the road to the northem property line due to
natural features in the area. She also stated the County's recommended location for access is not
a safe spot.
John Sleizer,4090 120th St. W. opposes extension of the cul-de-sac to the northern property line.
He prefers the cul-de-sac be set back with a right-of-way to the property line. He feels the cul-
de-sac would be an eyesore. He does not feel there is a problem with access visibility from the
Coffee driveway.
Earl Adams,4065 McAndrews Road,opposes driveway sharing as recommended by the County
and he recommends the developer's proposal for location of the street.
Reid Hanson,representing Karen Coffee,wishes to move forward in pursuing the variance from
the County.
John Sleizer pointed out that Stonebridge and Cobblestone developments did not run cul-de-sacs
to the property line.
MOTION by Droste to close the public hearing. Seconded by Tentinger. Ayes: Shoe-
Corrigan, Weisensel,Klassen,Tentinger, and Droste. Nays: 0. Motion carried.
Chairperson Droste read into the record letters received from Clay& Cindy Adams and Earl&
Donna Adams.
Planning Commission
Regular Meeting Minutes
April 27, 1999
Page 7
Discussions continued concerning options for running the street to the property line.
MOTIQN by Shoe-Corrigan to recommend that the City Council direct staff to pursue a
variance from the County and, subject to approval by the County, approve the Preliminary Plat
for Oakridge Estates. Seconded by Droste. Ayes: Klassen,Tentinger,Droste, and Shoe-
Corrigan. Nays: Weisensel. Motion carried.
MOTION by Shoe-Comgan to recommend that the City Council rezone the 53.28 acres located
at 3839 McAndrews Road to Rural Residential, consistent with the Comprehensive Guide Plan.
Seconded by Droste. Ayes: Klassen,Tentinger,Droste, and Shoe-Comgan. Nays: Weisensel.
Motion camed.
There being no further business to come before this Commission,upon MOTION by Droste and
upon unanimous decision,the meeting was adjourned at 11:35 p.m.
Respectfully submitted,
l
Dianne G. Quinnell
Recording Secretary
,�...�
�'.':;
C I TY O F RO S E M O U N T 2875 C145tHS eet West
Rosemaunt,MN
Everything's Coming Up Rosemount!! 55obs-a9g�
��� Phone:651-423-4411
Hearing Impaired 651-423-6219
Fax:651-423-5203
TO: Planning Commission
FROM: Rick Pearson, City Planner
DATE: April 20, 1999
RE: Oakridge Estates (Coffee Property)Preliminary Plat&Rezoning
Apri127, 1999 Regular Planning Commission Reviews
BACKGROUND
This preliminary plat concerns the 53.28 acre Coffee property located on the north side of
McAndrews Road(County Road 38)between Danbury Way and Shannon Parkway. The
property is currently zoned Agriculture and is occupied by a single family house and a large
outbuilding.
The property is guided for Rural Residential use in the Comprehensive Guide Plan. Sanitary
sewer and water is not available as the property is well beyond the Metropolitan Urban Service
Area. Rezoning to Rural Residential will allow the development of ten lots for nu-al residential
use with a one dwelling unit per five acre density. The minimum lot size is 2.5 acres platted and
five acres unplatted.
PLAT DESIGN
Mr. Steve Grohoski and M. W. Johnson propose to demolish the existing house and
outbuilding(s) and develop ten rural residential lots. A new, single 1,575 ft. street extending
north from McAndrews Road in the approximate location of the existing driveway would
provide access and frontage for the lots. The lots would have custom building sites individually
selected for each lot.
The new street would extend north through the development to the northem boundary line. This
would enable adjacent northerly property to subdivide for rural residential use without depending
on 120th Street for access. A cul-de-sac is proposed approximately 250 feet south of the
northem boundary line.
There are ten identified wetlands on the property according to the Rosemount Comprehensive
Wetland Management Plan. Grading associated with the proposed street appears to impact the
buffer zones of three of the wetlands. The developer is having a wetland delineation study
prepared. The street right-of-way is proposed to be fifly feet wide instead of the usual sixty.
This is intended for tree and wetland protection.
Apri127, 1999 P. C. Reviews - Oakridge Estates Preliminary Plat
Page Z.
No parkland will be dedicated for this development. The Park and Recreation Committee will be
reviewing the plat for possible trails/sidewalks.
IDENTIFIED VARIANCES
The following represents variance from city standards identified by staff.
Item City Standard Proposed by Developer Variance
Street right-of-way width 60 feet 50 feet 10 ft.
Cul-de-sac length 700 feet(maximum) 1550 feet 850 ft.
Manage II wetland buffer 30 feet Several feet* 25-30 ft.*
Manage II wetland buffer 30 feet 15 feet* 15 ft.*
Utilize wetland buffer 15 feet 0 to several feet* 10-15 ft.*
* Required wetland delineation will verify dimensions
COUNTY PLAT COMMISSION
Dakota County has approval authority over this preliminary plat because of the frontage on
McAndrews Road(County Road 38). The attached letter explains the Dakota County Plat
Commission position regarding the street aligmment with McAndrews Road. In essence, the
intersection location does not meet County spacing standards. Therefore,the County Plat
Commission will recommend denial of the preliminary plat as proposed.
The City has the option of applying for a variance from the County in support of the proposed
street(and preliminary plat design). This could happen if the City Council directed staff to
pursue the variance process. This would be based upon a preference for the proposed design
over the county suggestion of shifting the street to the western property line (across from the
southerly Danbury Way). The advantage of the county scenario is driveway consolidation on
McAndrews Road and possibly improved geometry for sight-lines and turning movements. The
disadvantage of the county scenario appears to be the impact on the lot designs,particularly those
most southerly lots adjacent to McAndrews Road.
The developer has indicated his unwillingness to modify the preliminary plat in response to the
County comments.
REZOlvING
Rezoning the property from Agriculture to Rural Residential is consistent with the current and
pending Comprehensive Guide Plans.
April 27, 1999 P.C. Reviews- Oakridge Estates Preliminary Plat
Page 3.
RECOIVINIENDATION
Motion to recommend that the City Council rezone the 53.28 acre property located at 3839
McAndrews Road to Rural Residential.
Motion to recommend that the City Council deny the preliminary plat for Oakridge Estates based
upon the street design being inconsistent with Dakota County intersection standards.
�,:.
C I TY O F RO S E M O U N T ROSEMOU AND ARENA��ENTER
13885 South Robert Trail
# �; j Rosemount,MN 55068-3438
�� , �; PARKS Fs RECREATION
Main: 651-322-6000
� `
� � t � "The eenef►ts Are Endless Fax: 651-322-6080
�-` _�
. „
TDD: 651-42 3-6219
Information Line:612-891-9431
MEMO
TO: Rick Pearson, City Planner
FROM: Dan Schultz, Interim Parks and Recreation Director
DATE: April 22, 1999
RE: Coffee Property Preliminary Plat Recommendation
The Parks and Recreation Department staff recommends the Coffee Property Preliminary Plat
should be handled as follows:
• Pursue cash dedication in-lieu of parkland dedication.
• Review the possibilities of trails and sidewalks with the Parks and Recreation Committee.
Please note that the Parks and Recreation Committee has not yet met to discuss the preliminary
plat, but will do so at the Parks and Recreation Committee Meeting on Monday, April 26,
1999.
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GARY H.STEVENSON,R.L.S.
�DA KO TA CO U N T Y LAND I�NFO ATION DIFECTOFi
, (612)891-7087
SURVEY&LAND INFORMATION DEPARTMENT FAX(612)891-7031
� � � 14955 GALAXIE AVENUE APPLE VALLEY,MINNESOTA 55124-8579
4�p1LE O�'.Vp
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March 22, 1999
City of Rosemount
2875145"' Street West
Rosemount, MN 55068
ATTN: Bud Osmundson
RE; OAKRIDGE ESTATES
Dear Mr. Osmundson:
The Dakota County Plat Commission met on March 22, 1999, to consider the concept plan of OAKRIDGE
ESTATES. Said plan is adjacent to proposed Co. Rd. 38 and is,therefore, subject to the Dakota County Contiguous
Plat Ordinance.
The County's Right of Way Guidelines for a 4-lane undivided highway call for 120 feet of total right of way width,
being 60 feet either side of the present centerline.
The County's Access Spacing Guidelines for a 41ane undivided highway with projected ADT of over 15,000 is a '/a
mile. The proposed access street shown on the concept plan does not meet this guideline and would require a
variance from the guidelines. The variance request must come from the City. It appears from the Plat Commission
perspective that the best laation for the proposed street would be on the west properry line opposite existing
Danbury Way. This would also incorporate two existing driveways. This location appears to have a better site
distance and betause of the existing street would not need a variance from the guidelines for access. This secction
of Co. Rd. 38 is the source of numerous complaints from the public and contains many access points that do not
meet the present guidelines. The Plat Commission feels the area needs to consolidate and eliminate as many access
points as possible.
The Plat Commission recommends the city study an alternate access laation for a public street to this site.
The Ordinance requires submittal of preliminary and final plats before a recommendation is made to the County
Board.
Traffic volumes on CSAH 9 are 4,500 ADT and are anticipated to be 17,000 ADT by the year 2020. These traffic
volumes indicate that current Minnesota noise standards for residential units could be exceeded for the proposed
plat. Residential developments along County highways commonly result in noise complaints. In order for noise
levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer
areas, and other noise mitigation elements should be incorporated into this development.
Printed on recycled paper,20%post-consumer `� AN EQUAL OPPORTUNITY EMPLOYER
No work shall commence in the County right of way until a permit is obtained from the County Highway Departrnent
and no permit will be issued until the plat has been filed. The Plat Commission does not review or approve actuai
engineering design of proposed acce.sses and other improvements made in the right of way. The permit process
reviews the design and may require construction of highway improvements not discussed during plat reviews,
including, but not limited,to turn lanes,drainage features,etc.
Since y, -
� �
G�ry . St enson
Secretary, Plat Commission
cc: Tom Swanson, Permits Technician
Tom Burt,City Administrator
Dan Rogness,Community Development Director
]ohn Oliver and Associate
�,�ri ]. 25 , 1�99
Rosemount P lann i r�q Depart.rnent
Z�75 145 Si: . W .
Rasemount . Mn . 550�i8
:�n r�qard t� the Coffe� property . Our land i7�.s adjoir�ed this
pi..aperty for avei� :�Q Y�ars .
The cc�untv i�as �i-oposec� «n acess , directly acro:�s frorr�
D��nbury W�y . This wr�ulcl b� a mistake ; becaus� the
visibility in that loc�ation is poor , r�r is v�ry difficult
ta j�.tdge the c:����; a.p�rc�chi ng at spFeds of 5`� m�ai-i ds i t i s
r��c�Ud . M�st of th� cars �r� i:.raveling at fas�.er sr�e�ds .
The �x i sti ng dr�i v�,w�y wG�_�1c� be � m��ch s�fc-:r , ar�d wi ser
choice , as it can be cler�rlY spen frc�m either cli r�ction .
I�r tt�is property m�_�st b� d�velc>�ed , I h�pe �.h� cl�v�lnpers
and citys pla►i tv use ti��e �xisl:ing , safer , dr�� ve��a�� �,�ill be
d�a�r�-�u�d.
i�lanv children us� tra.ilu tr go to �:lay �ar�d Cindy Adarns hnme ,
let ��i��ei r i.rai ls be saf�� ones .
Sincerely ,
E��rl and Dvnna Ada.ms
��(l65 McAr�drews Re ,
Rosamount , f�fr� . 550�8
���
�
�
Rosemount Planning Department
2875 145'" Street West
Rosemount, MN 55068
Clay and Cindy Adams
4045 McAndrews Road
Rosemount, MN 55068
Dear Planning Members:
In reference to the Coffee property, we are the owners of the adjoining property
to the west, and would be the most affected by this proposed development.
We've been informed that the county has proposed an access/entrance directly
across fram Danbury Way, and connecting to our driveway. We are not in favor
of this alternative. The hill east of Danbury Way creates a blind spot when
entering McAndrews Road. Also, the neighborhood kids use this as a trail to our
home. The addition of a road, would add more risk to this journey, already risky
due to the 55 mile an hour speed limit imposed upon us. If the land must be
developed, the city's plan to use the existing Cdffee driveway as the entrance to
McAndrews is a better choice. This entrance has been used for thirty years, w�
see no benefit to changing it now.
Sinc rel ,
�
C�%�:N'�-
Clay S. ams
Cindy K. Adams
�:� : 6 66 �dd 9�
�—Z�SX 4Q �:LI�
Rosemount Planning Depa�tment
2875 145th Street West
Rosemount,MN 55068
John and Cheryl Rutosk'r
12509 Danbury Way
Rosemount, MN 55068
Dear Planning Members,
We ar�e writing in reference to the Coffee property an McAndrews Road. We �iave
b�en inf�rmed the c�unty has prQposed an �ntran�e to this new development
directly across�rom Danbury V11ay , conn�Eti�g with an existing drEveway. We
are �ot in favor of this plan. 1111e feel that tf�is comec is unsafe due to the blind
spot that is created by the hiil on McAndrews Road east of Danbury Way.
Having additional traffic at this spot would add to the danger. We are in favor of
fhe city's plan to use the existing Coffee driveway as the entrance to fhe
devetapment.
Sincerely,
1
John . utoski
Cheryl K. Rutoski
Flzor-t R��� NqNsnN
The Rosemount City Council requests Dakota County to grant a
variance to the strict enforcement of the Dakota County Access
Spacing Guidelines for the Oakridge Estates development because
strict enforcement of the Dakota County Access Spacing Guidelines
would cause unnecessary hardship, be unreasonable and
impracticable, and be unfeasible under the circumstances; and
further, the Rosemount City Council believes a variance to the
strict enforcement of the Dakota County Access Spacing Guidelines
would benefit the operation of the county roadway system, all for
the fc�llowing reasons and based upon the following findings :
1 . Oakridge Estates is a development of an existing parcel
of land consisting of approximately 53 .28 acres and with
approximately 1300 feet of frontage on Dakota County Highway
38, currently improved with one residential housing unit and
an access to Dakota County Highway 38 . The land is located in
Rosemount' s rural residential zoning district, which provides
for a density of one housing unit per five acres of land. In
conformity with Rosemount' s zoning ordinance, Oakridge Estates
consists of 10 residential lots, all of which are
approximately 5 acres in size. The nine additional housing
units accessing Dakota County Highway 38 from the subject
property will not significantly impact travel upon or use of
the highway. The land is not located within the Metropolitan
Urban Service Area and it is not planned or anticipated that
sewer and water will be available until well into the 21st
century, if at all .
2 . Throughout Rosemount' s Comprehensive Land Use Guide
Plans, commencing with our initial plan in 1972 and continuing
with the currently pending 1998 Comprehensive Guide Plan
Update, Rosemount has sought to preserve large areas of land
for large lot, rural residential development in order to help
promote a rural residential ambience which Rosemount desires
to maintain as well as to foster unique living and housing
opportunities to its citizens desiring rural residential
housing lifestyles.
3 . In the mid to late 1980' s when Dakota County Highway 38
was upgraded from a two lane gravel road to a two lane paved
road, when Rosemount participated in the funding for the
upgrading of the road and assessed its citizens abutting upon
the road for part of the costs of the upgrading, Rosemount did
not contemplate that such upgrading would result in a
restriction of access to the road to 1/4 mile spacing, a
spacing more consistent with busy, well-traveled
thoroughfares than with rural residential development.
4 . The land comprising Oakridge Estates was assessed for
Dakota County Highway 38 road improvements on a basis of ten
residential lots for approximately $18, 000 . 00 .
5 . Under Rosemount' s existing zoning ordinance and land
subdivision ordinances, the subject property could be
subdivided in such a manner to provide for six lots with at
least 200 feet of frontage on Dakota County Highway 38, all of
which would be entitled to access under Rosemount' s zoning and
subdivision ordinances .
6 . The access opposite to the eastern most access of Danbury
Way onto Dakota County Highway 38, which access the Dakota
County Planning Commission recommended in its correspondence
to the City of Rosemount dated March 22, 1999, in order to
maintain a 1/4 mile spacing distance from Shannon Parkway, is
unfeasible because it requires the cooperation of the land
owner adjoining the Oakridge Estates development to cooperate
with the location of a street upon his property in the
location of his present driveway, which the adjoining land
owners are unwilling to do. It is not the policy of the City
of Rosemount to condemn lands to facilitate development of
other lands, particularly under circumstances where the land
has 1300 feet of frontage on an existing road.
7 . The access opposite to the eastern most access of Danbury
Way onto Dakota County Highway 38, which access the Dakota
County Planning Commission recommended in its correspondence
to the City of Rosemount dated March 22, 1999, in order to
maintain a 1/4 mile spacing distance from Shannon Parkway, is
less desirable and appropriate from public safety perspectives
and hence the operation of the county roadway system, for the
following reasons :
a) the location desired by the Dakota County Plat
Commission adversely affects both left turns and right
turns from Oakridge Estates due to the topography of
Dakota County Highway 38 ; whereas, the location as
proposed for Oakridge Estates only marginally adversely
impacts left turns from Oakridge Estates. Automobiles
traveling east on Dakota County Highway 38, coming over
the hill at the Danbury Way location, will be traveling
in the same direction as left turns from Oakridge
Estates, with site and reaction distances more
satisfactory than that afforded by the Danbury Way access
location; and
b) the location of the access on Oakridge Estates is in
approximately the same location as the current access
driveway to the subject property, is located
approximately in the middle of the subject property' s
frontage on Dakota County Highway 38, and observes
approximately 1/8 mile spacing distances from Shannon
Parkway and the eastern most access of Danbury Way, which
spacing the City of Rosemount believes most appropriate
for the location of the access to Oakridge Estates.
8 . To deny all access to the subject property will prevent
the property owner from enjoying the same or similar rights enjoyed
by other properties in the area and will prohibit the City of
Rosemount from allowing development of its rural residential
district .
9 . The allowing of the access to Oakridge Estates as
proposed will not be damaging to the rights of other properties in
the same area or district since it is located in the middle of the
subject property, and hence it has the least impact upon adjoining
properties, maintaining an approximate 1/8 mile spacing from the
two nearest street access locations on Dakota County Highway 38 .
10 . The allowing of the access as proposed for Oakridge
Estates provides a more aesthetic development plan than would
otherwise be necessitated by the location of the access proposed by
the Dakota County Plat Commission because of double frontage lots,
non-uniform size of lots, and negative impacts of the transmission
line easement traversing the subject property on more lots.
clients\1848.000\oakridge
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