HomeMy WebLinkAbout8.a. M.W. Johnson Preliminary Plat and Rezoning for Oakridge Estates CITY OF ROSEMOUNT
/ EXECUTIVE SUMMARY FOR ACTION
City Council Meeting Date: May 4, 1999
AGENDA ITEM: M. W. Johnson-Preliminary Plat&Rezoning AGENDA SECTION:
for Oakridge Estates New Business
PREPARED BY: Dan Rogness, Community Development Dir. AGENDA N�� �
ATTACHMENTS: Preliminary plat reduction;Draft ordinance and APPROVED BY:
minutes (PC 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)
SUNIMARY
The preliminary plat for Oala�idge Estates is a straight-forward rural residential development. Under normal
circumstances, the preliminary plat would have a recommendation of approval from staff with a few minor adjustments.
However,the Dakota County Contiguous Plat Ordinance gives approval authority to the County because of McAndrews
Road(County Road 38). The County is objecting to the proposed road location because it is inconsistent with their
access spacing guidelines which are based upon a four-lane design and projected traffic volumes of 17,000 ADT.
The developer is opposed to a modification of the preliminary plat that would shift the street to the west to align with
Danbury Avenue.
PLAN1vING COMIVIISSION 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 altemative.
RECOMMENDED 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 direct staff to apply for a variance to Dakota County access spacing guidelines with the Dakota County Plat
Commission.
CITY COUNCIL ACTION:
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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,MINNESOTA, ORDAINS AS
FOLLOWS:
ec i 1 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.
Section 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.
e i 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.
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Planning Commission � �����
Regular Meeting Minutes
Apri127, 1999
Page 5
on consideration iven to offerin a densi bonus for i in the o en s ace.
12. Direction to cit sta act and ith outside resources rimaril 1000 Friends
of Minnesota and Minneso n uire additional o en s ace for increasin
ro osed corrid u fers o en s ace and arklan . velo er would not be
enali 'n housin units.
Seconded by Tentinger. Ayes: Droste, Shoe-Corrigan, Weisensel,Klassen, and Tentinger.
Nays: 0. Motion carried.
Public Hearing• M.W. Johnson - Prelimina_rv Plat & Rezonin� for
Oakridge 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 of file
with the City. �
Mr. Pearson presented the preliminary plat for 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.
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.
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Planning Commission �
Regular Meeting Minutes
Apri127, 1999
Page 6
Chairperson Droste opened the floor to the public.
Ed Mc1Vlenomv, 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.
Clay 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 northern 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 to 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 Eazl &
Donna Adams. �
Discussions continued concerrung options for running the street to the property line.
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Plannin Commission �� `
g ��
Regular Meeting Minutes �
Apri127, 1999
Page 7
MOTION by Shoe-Comgan 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-Corrigan 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-Corrigan. Nays: Weisensel.
Motion carried.
There being no further business to come before this Commission, upon MOTION by Droste and
upon unanimous decision, the meeting was adjoumed at 11:35 p.m.
Respectfully submitted,
Dianne G. Quinnell
Recording Secretary
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CITY HALL
°� C 1 TY O F RO S E M O U N T 2875–145th Street West
Rosemount,MN
— 55068-4997
�� > �
Everything's Coming Up Rosemount!! Pno�e:bsi-az3-aai i
Hearing Impaired 651-423-6219
Fax:651•423-5203
TO: Planning Commission
FROM: Rick Pearson, City Planner
DATE: Apri120, 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 rural 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 northern 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
northern 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 fifty 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 2.
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 alignment 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.
REZONING
Rezoning the property from Agriculture to Rural Residential is consistent with the current and
pending Comprehensive Guide Plans.
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Apri127, 1999 P.C. Reviews- Oakridge Estates Preliminary Plat
Page 3.
RECOMI��NDATION
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.
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�DA KOTA CO UI�l T Y GLAND IN ORMATI 0 DIREC�TOR•
. (612)891-7087
SURVEY&LAND INFORMATION DEPARTMENT FAX(6i2)891-7031
• � 14955 GALAXIE AVENUE APPLE VALLEY,MINNESOTA 55124-8579
,��o,��e—=o:�>
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March 22, 1999
City of Rosemount
2875 145"'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 pian 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 cali 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 exisfing driveways. This location appears to have a better site
distance and because of the existing street would not need a variance from the guidelines for access. This section
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 location 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 unit� 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 o�recycled paper,20%post-consumer �• AN EQUAL OPPORTUNITY EMPLOYER
M'
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 piat has been filed. The Plat Commission does not review or approve actual
engineering design of proposed acce.sses and other improvements made in the right of way. The permit praess
reviews the design and may require construction of highway improvements not discussed during plat �eviews,
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 Assaiate
1 _
��ari _l. 25 , 1�99
Rasem�unt P l.anr� i r�a Departrnent.
2875 145 St , W.
Rcasemount . Mn . 55068
�r� reqard i:o the Coffe� pi-aperty . Our l�nd i�a.s �djoined this
pi..aperty 'For c�ver� aQ Y�ars .
Tl�e caunty has propo.�ed an �ce;s , di rect�ly acrc�.ss fr�rr�
Danbury W�y . This wr,ulcl b� a mist�ke ; b�cause the
visibilii.y in th�i: location is �oar . It is v�ry diffici.�lt
ta ji.�cige �,h� cd.r�, a�prc3chir�g at speeds of S'.� m�h as it is
nr��d. Mc�st of the cars ar� fi:t�ave].ir�g at faster� speeds .
Thi� ax i sti ng dri vFaw�y wrauld be � much saf�r , anc� wi s�r
ahoic.;e , as it r�n k�e c1e<�rly s��n fram �ith�r �i r�ctinn .
I�r ttiis prc�perty m�_�st be r�ev�_l.ca��st� , I h�pe i:h� de����lnpers
�nd citys t�lan t� use th� �xis�:ing ,safer , c�riveway� w�i11 be
a�apraved,
��1<�ny chi ldren us� tra.i ls �.a go to Clay ar�d Ci ndy Adarns hnm� ,
l�t �(:hei r i.rai ls be saf��� on�s .
5inc�rely ,
E��rl and C�or�na Ada.ms
1�Q65 McAndrews Re ,
Rasemount , Mr� . 55058
���
�
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 from Danbury Way, �nd connecting to our driveway. We are not in favor
of this altemative. 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 Coffee driveway as the entrance to
McAndrews is a better choice. This entrance has been used for thirty years, we
, see no benefit to changing it now.
Sinc rel ,
�
C�.��
Clay S. ams
Cindy K. Adams
C.� i 6 � GOv 77i
"'.Z6�i.�i� t'�� �.LI►7
"'�z ROSEMOUNT COMMUNITY CENTER
� CITY OF ROSEMOU NT
AND ARENA
— � 13885 South Robert Trail
Rosemount,MN 55068-3438
PARKS £s RECREATION Main: 651-322•6000
..
"The Benefits Are Endless" Fax: 651-322-6080
A��,;s,»-� TDD: 651-423-6219
Information Line:612•891-9431
MEMO
TO: Rick Pearson, City Planner
FROM: Dan Schultz, Interim Parks and Recreation Director
DATE: Apri122, 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, Apri126,
1999.
� Printttl on rerydttl Paper
ontaining 30%
posFmnsumer materials.
Rosemount Planning Department
2875 145�' Street West
Rosemount,MN 55068
John and Cheryt Rutoski
12509 Danbury Way
Rosemount, MN 55068
Dear Planning Members,
We a�e writing in reference to the Coffee property an McAndrews Road. We ��rre
been inform�d the c�unty has proposed an entr�nce to this new devetopment
directly across from Danbury V1fay , connecting with an existing driveway. We
are not in favor of this plan. Vile feel that t�is comer is unsafe due to the blind
spot that is created by the hil! on McAndrews Road east of Danbury Way.
Having additional traffic at this spot would add to the danger. We are in favor of
the city's plan to use the existing Coffee driveway as the entrance to the
develQpment.
Sincerely,
1
John . utoski
Cheryl K. Rutoski
�,
a
Dakota County Plat Commission Variance Procedures �
This variance procedure is to formalize the process of applying for a variance to the Dakota County Conti�uous Plat
Ordinance. The variance conditions listed below, are provided not as a means to circumvent the County's Right of
Way and Access Spacing Guidelines, but rather to clarify the actions taken by the Plat Commission when reviewing
a variance request. Dakota County believes that the factors of countywide significance, as listed in the Ordinance,
(see page 2, item 1) are paramount to insuring safety and preserving mobility on the County highway system. The
Plat Commission encourages that development proposals be submitted for review at the earliest possible opportunity
to avoid misunderstandings that often lead to variance requests.
Variance:
1. Variance Recommended: In any case where, upon application to the Plat Commission, it appears by reason of
exceptional circumstance that the strict enforcement of the County's Access Spacing Guidelines or Right of Way
Guidelines(see Dakota County Transportation Plan Polices adopted November 5, 1997 by the Dakota County
Board of Commissioners)would cause unnecessary hardship, or that strict conformity with the guidelines would
be unreasonable and impractical, or not feasible under the circumstances, or that a variance to the strict
guidelines would benefit the operation of the county roadway system, the Plat Commission may recommend a
variance be granted by the Dakota County Board of Commissioners upon such conditions as it may prescribe for
management consistent with the general purposes and intent of the Dakota Coun Contiguous Plat Ordinance
and all other applicable State and local regulations and law.
2. Variance Conditions: A variance may be recommended provided that:
a. The conditions causing the hardship are iinique to the property.
b. The variance is proved necessary in order to secure for the property a right or rights enjoyed by other
properties in the same area or district under similar standards and conditions.
c. Granting of the variance will not be contrary to public interest or damaging to the rights of other
properties in the same area or district.
d. The granting of the variance will not be contrary to the policy and intent of the Ordinance or detrimental
to the public health, safety, and welfare.
e. No variance shall be granted simply beca�ise there are no objections.
f. No variance shall be recommended sole(y for economic reasons.
3 Variance Request: Unless otherwise provided, the Plat Commission shall review variance requests at a regularly
scheduled meeting within ten days of receipt of an application for variance from the local unit of government.
(County Board Resolution 82-151 requires the I'lat Commission to act on variances only when requested by the
Cities to insure consistent application of tl�e �=�.,�cieli»es. The City and developer must resolve differences first.)
The applicant, designated representative, or Cit�• staff sliall attend the meeting and present the facts or conditions
upon which the application for variance is baseci. Tl�e Plat Commission shall prepare a written decision, stating
its reasons for the decision, and send it to the loc�l ����it of government. Recommended variances will be
incorporated into the final plat approval proce:-�.
4 Request for CountkBoard of Commissioners Review: In the event that the Plat Commission recommends denial
ofthe variance, the requesting local unit ofgovernment and applicant can appeal the recommended variance
denial to the Dakota County Physical Develop�1�ent Committee of the Whole. The Committee reviews items and
makes a recommendation to the Board of Com���issi�ners for final action. The Plat Commission will prepare the
agenda item for Committee review and recomn�cn�:lations to the Board of Commissioners.
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