HomeMy WebLinkAbout8.a. Town & Country Final Planned Unit Development and RezoningCITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
City Council Meeting Date: September 2, 1997
AGENDA ITEM: Town & Country Homes: Final Planned Unit
AGENDA SECTION:
Development and Rezoning
New Business
PREPARED BY: Dan Rogness, Community Development Dir.
AGENDA �ff M # 8 A
ATTACHMENTS: Draft Ordinance, Resolutions, Planning and
APPROVED BY:
Engineering memos, Landscaping Plan,
7
Building Elevations
Six dwelling units per acre maximum
Applicant:
Town & Country Homes
Location:
East side of Shannon Parkway, South of 151st Street and north of O'Leary's Hills Fourth Addition
Property Owner(s)
Chippendale /42 Partnership
Area in Acres:
Approximately 12.1
Number of Lots:
Condominiums with a separate lot for each of 14 buildings
Overall Density:
Six dwelling units per acre maximum
Comp. Plan Land Use Desig:
Planned Development - Mixed Use
Current Zoning:
Agriculture
Requested Zoning:
R-2, Single Family Attached Residential
Planning Commission Action:
Unanimous recommendation of approval
SUMMARY
This application represents the first phase of the residential elements of the Chippendale / 42 mixed use planned
unit development. The development will occur along Shannon Parkway, south of the proposed day care site,
and extend east to the northerly extension of Claret Avenue, on approximately 12 acres. The PUD concept was
approved on October 1, 1996 which permitted R-2, Single Family attached development up to six dwelling units
per acre in this location. This review concerns the site plan (PUD final development plan) issues, related
rezoning and the final plat for the current phase. The attached memo details the site plan and rezoning issues.
This phase of development is intended to include three acres of parkland on the east side of Claret Avenue
according to the current PUD agreement. Therefore, either Town & Country or the Chippendale / 42
Partnership will have to provide the land for park purposes. If the value of the park is less than the obligation of
the developer, the balance would be in the form of cash. The proposal also includes the potential for dwelling
units to be "stacked". While the density will remain 6 or fewer dwelling units per acre, the juxtaposition of one
unit above another is technically considered to be multiple family instead of attached single family by the
building and zoning codes. An amendment to the Chippendale / 42 PUD agreement will be all that is necessary
to facilitate the request if allowed by Council.
On July 22, 1997; the Planning Commission conducted the public hearing as required. The developer informed
the Commission of his desire to have the flexibility to "stack" dwelling units in all of the buildings and not just
the five unit types. One neighbor was in attendance, expressing his concerns regarding the six -unit building
closest to his property. After considerable discussion, the Planning Commission passed a motion to recommend
approval of the proposal including the unit stacking flexibility for all but the south east corner building. The
Commission also agreed with the Park & Recreation Committee's sidewalk recommendation to continue the
staewatx to i,iaret msteact of bringing it north to i 1 st street through the common open space.
I RECOMMENDED ACTION: I
Motion to adopt An Ordinance Amending Ordinance B. City of Rosemount Zoning Ordinance rezoning the
property to R-2, Single Family attached Residential from Agriculture in conformance with the
Comprehensive Guide Plan (mixed use PUD); and,
Motion to adopt A Resolution Approving the Amendment to the Residential Planned Unit Development for
Town and Country Addition.
City of Rosemount
Ordinance No. B-
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
Town & Country Homes - McNamara Addition
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT, MINNESOTA, ORDAINS AS
FOLLOWS:
Section 1. Ordinance B, adopted September 19, 1989, entitled "City of Rosemount
Zoning Ordinance, " is hereby amended to rezone from AG, Agriculture to R-2, Single Family
Residential Attached, the following described property located within the City of Rosemount,
Minnesota, to -wit:
Outlot E, McNamara Addition, according to the plat thereof on file and of record in the
office of the County Recorder within and for 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.
Section 3. This ordinance shall be effective immediately upon its passage and publication
according to law.
ENACTED AND ORDAINED into an Ordinance this 2nd day of September, 1997.
CITY OF ROSEMOUNT
ATTEST:
Cathy Busho, Mayor
Susan M. Walsh, City Clerk
Published in the Rosemount Town Pages this day of , 1997.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 1997-
A RESOLUTION APPROVING
THE RESIDENTIAL PLANNED UNIT DEVELOPMENT
FOR TOWN AND COUNTRY ADDITION
WHEREAS, the Planning Department of the City of Rosemount received an application for the
Planned Unit Development for Town and Country Addition submitted by Town & Country
Homes as required by ordinance for the purpose of a single family attached residential
development on land legally described as:
Outlot E, McNamara Addition, according to the plat thereof on file and of record in the
office of the County Recorder within and for Dakota County, Minnesota.
WHEREAS, the Planning Commission of the City of Rosemount reviewed the Town & Country
Residential Planned Unit Development application for Town and Country Addition at their
regular meeting on July 22, 1997; and,
WHEREAS, the Planning Commission adopted motions to recommend approval of the Town &
Country Residential Planned Unit Development for Town and Country Addition to the City
Council as required by the Subdivision Ordinance; and,
WHEREAS, on September 2, 1997, the City Council of the City of Rosemount reviewed the
Residential Planned Unit Development application as required by the Subdivision Ordinance.
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby
approves the Town & Country Residential Planned Unit Development for Town and Country
Addition, subject to:
1) Amending the Chippendale/42 Partnership Planned Unit Development Agreement to
include R-3, Multiple Family Residential units in all buildings except the building
located in the southeast corner of the development, which building shall have units that
are side by side with no stacked units, yet maintaining the density level at 6 dwelling
units per acre consistent with R-2, Single Family Attached Residential Standards;
2) Rezoning the property to R-2, Single Family Attached Residential;
3) Irrigation must be provided to maintain the quality of the landscaping and turf areas;
4) Approval of a final plat in conformance with the subdivision ordinance requirements;
5) Conformance with all applicable building and fire codes;
6) Incorporating the recommendations of the Parks & Recreation Department for the
interior sidewalk layout;
Resolution 1997-
7) Consideration by the builder to eliminate the stacked units on the southern most units
because of an issue of high decks.
ADOPTED this 2nd day of September, 1997 by the City Council of the City of Rosemount.
ATTEST:
Susan M. Walsh, City Clerk
Motion by: _
Voted in favor:
Voted against:_
Member absent:
Cathy Busho, Mayor
Seconded by:
TO:
FROM:
DATE:
RE:
CITY OF ROSEMOU NT
Everything's Coming Up Rosemount!!
Planning Commission
Rick Pearson, City Planner
June 16, 1997
CITY HALL
2875 - 145th Street Test
Rosemount, MN
»068-4997
Phone: 612-423.441 1
Hearing Impaired 423.6219
Fax: 61 Z-423-5203
Town & Country Townhouse Proposal for the Chippendale / 42 Partnership Mixed
Use Planned Unit Development.
BACKGROUND
The mixed use planned unit development concept approved for the McNamara property includes
approximately 25 acres of land to be developed for attached residential (townhouse) uses. The
PUD agreement with the developer allows R-2 attached townhouses up to six dwelling units per
acre for the land south of the 151 st Street West alignment. The remaining 3 acres is to be set
aside for park use. Two parcels in this location have been platted as outlots on either side of
Claret Avenue. The required process will include rezoning to R-2, Single Family attached
Residential, platting the lots as needed, and PUD final development plan review for the site plan,
landscaping and building elevations.
PROPOSAL
Town & Country Homes has submitted a 72 unit proposal for the first phase of the development
concerning 12 acres between Shannon Parkway and Claret Avenue, all south of 151 st Street
West. The density is 6 dwelling units per acre, which is consistent with the PUD concept. Three
building types are proposed, consisting of four, five and six dwelling units per building. One issue
that has been identified, is that the five unit buildings have two of the interior units stacked one
above another. This relationship is considered to be multiple family housing by the zoning
ordinance (as well as building code) and would require R-3, Multiple Family Housing zoning. An
amendment to the PUD will be necessary for this purpose.
ACCESS & CIRCULATION
The interior street design consists of a single private street that has two access lints, the first
being 320 feet east of Shannon Parkway on 151 st Street West. The second acc::ss occurs on
Claret Avenue, midway between 151 st Street and the southern boundary of the development.
Most of the buildings are clustered around three "garage courts" located variously along the
private street.
PARKING & GARAGES
Common parkin<, is provided in the garage courts for visitors at a ratio of 0.5 spaces per unit.
Each unit then has a single garage and 25 feet of driveway to satisfy the individual requirements
for parking. All of the end units have double garages with corresponding driveways.
BUILDING CHARACTERISTICS
Ten of the 14 buildings are traditional side-by-side row house type units with attached garages in
the front and balconies / decks in the rear. The remaining four buildings have two "flat" units
vertically stacked as previously mentioned. All of the buildings are two story with gabled roofs.
With pitches of 7:12. Full basements with "look -out" windows are optional.
Materials consist of lap siding with face brick accents around the garage doors.
LANDSCAPING & SIDEWALKS
Much attention has been given to the landscaping. Large groupings of evergreens line the
perimeter of the common space which serves the dual purpose of providing some privacy to the
rear yards of the units as well as buffering/screening along the boulevards between the townhouse
clusters and the dissimilar land uses beyond. The three garage court "islands" have extensive
plantings including large evergreens, flowering crabs and shrubs. Each unit has foundation
plantings at the entries, between garages, rear yard "look out" windows, and building corners.
The trees indicated in the landscape plan are 4.5 times the minimum requirement. Irrigation
should be provided to protect the investment of the developer and secure the livelihood of the
landscaping which is an important part of this PUTD.
The site design includes the northern half of the ponding area in the south west corner of the site
with deciduous trees lining the edge. An open space is provided in the north center of the site
across from Crestone Avenue (in the commercial area). A combination of deciduous and
evergreen trees line the edge of the open space which contributes a certain park -like quality.
The private through street forms a loop with 151 st Street West and Claret Avenue. Sidewalks are
shown in the interior of the private street with a sidewalk lining the eastern edge of the open
space. The reason for this is to funnel pedestrian traffic to the sidewalk at 151st Street, eventually
crossing Claret Avenue at the intersection. This was meant to discourage mid street crossing into
the planned park east of Claret directly across from the private street
OTHER CONSIDERATIONS
A recommendation to the developer to modify the intersection westernmost garage cluster has
already been agreed to. The western "island" is being stretched to the intersection and enlarged
so that a potential five corner intersection will be eliminated. In return, the southerly portion of
the loop will connect separately to the through street. This will create two intersections with
minimal separation, but that is preferable to the five corner intersection.
CONCLUSION
The Town & Country proposal offers a traditional single loaded townhouse concept that
internalizes traffic and parking. The PUD offers the City a well landscaped housing project that
offers a variety of unit choices and is not dominated by driveways and garages at the exterior.
While the combination of single garages with exterior parking meets current standards, the
Planning Commission and the City Council should consider this feature and its relevance in a
suburban/exurban setting.
RECOMMENDATION
Motion to recommend that the City Council approve the Town & Country Residential Planned
Unit Development subject to:
1. Amending the Chippendale 42 Partnership Planned Unit Development Agreement to
include R-3, Multiple Familv Residential units in the four 5 unit buildings yet maintaining
the density level at 6 dwelling units per acre consistent with R-2, Single Family Attached
Residential Standards.
2. Rezoning the property to R-2, Single Family attached Residential.
3. Irrigation must be provided to maintain the quality of the landscaping and turf areas.
4. Approval of a final plat in conformance with the subdivision ordinance.
5. Conformance with all applicable building and fire codes.
- and -
Motion to recommend the the City Council rezone the property to R-2, Single Family attached
Residential in conformance with the Comprehensive Guide Plan (mixed use planned
development).
- and -
Motion to recommend that the City Council approve the final plat subject to:
1. Execution of a subdivision agreement to secure public infrastructure, landscaping and
including recommendations relative to grading, utilities, easements, rights-of-way,
ponding, streets and public infrastructure requirements as recommended by the Public
Works Department.
2. Developer must make payment to the City at the time of Final Plat for the following items:
a. 1997 Storm Water Trunk Area Charges of $2,530 per acre which is estimated at
this time in the amount of $26,560 (Based upon 10.5 acres); and,
b. 1997 GIS fees of $50 per lot/unit which is estimated at this time as 72 units x $50
per lot/unit = $3,600.
3. Payment of Park Dedication in the amount of $64,300, or a combination of 3 acres of land
for park development combined with a balance in the form of cash payment according to
the Chippendale / 42 Partnership Planned Unit Development Agreement.
DATE: 7-18-97
PUBLIC WORKS/ENGINEERING DEPARTMENT REVIEW FOR:
PROJECT NAME: Town & CountrxAddition (Outlot E - McNamara)CITY PROJECT NO. 287
Proposed By: Town & Country Homes Phone No. 925-3899
6800 France Avenue South, Suite 170 Fax No. 925-3799
Edina MN 55435
Type of Request: Final Plat Review
The Following Conditions Must Be Met for Approval:
Execution of a subdivision agreement to secure public infrastructure and including recommendations relative
to grading, utilities, easements, right-of-ways, ponding, streets and public infrastructure requirements as
recommended by the Public Works Department; and
2. Developer must make payment to the City at the time of final plat for the following items:
1997 Geographic Information System (GIS) fees at $50 per lot/unit estimated at this time in the amount
of $3,600 (Based on 72 units); and
b. 1997 Storm Sewer Trunk Area Charges at $2,530 per acre which is estimated at this time in the
amount of $26,560 (Based on 10.5 acres).
The public infrastructure improvements for the Town & Country Addition will be done at the same time as the public
improvements for the Walgreen and KinderCare sites in the McNamara Addition.
Grading/Drainage FacilitiesA Nater Resources
Runoff from this site will be to the pond along the southerly boundary of the plat.
Sanitary Sewer
Sanitary sewer flow from the site will be to the Empire Treatment plant.
Watermain
The watermain through the project will connect with watermain to be constructed on 151st Street West and Claret
Avenue.
Streets
The City may want to request that the through street be a public street but this will need to be confirmed with the City
Engineer.
Walks & Trails
Walks and trails are planned to be constructed.
Easements & Right -of -Ways
If the through street becomes a public street, it will need a 60' right-of-way.
Easement locations and widths will need to be finalized.
1 of 2
Private Utilities
Construction
The City has adopted a policy for the public construction of all future publicly owned facilities. The Developer has the
choice of City financing or private financing of these improvements per the adopted policy. A petition can be obtained
from the Public Works Department.
Fees & Assessments
The developer must make payment to the City at the time of final plat for the following items:
1997 Geographic Information System (GIS) fees at $50 per lottunit estimated at this time in the amount
of $3,600 (Based on 72 units); and
b. 1997 Storm Sewer Trunk Area Charges at $2,530 per acre which is estimated at this time in the
amount of $26,560 (Based on 10.5 acres).
The developer shall pay at the time of issuance of building permits for the subject property the fees, charges and
assessments in effect at the time of issuance. The fees, charges, and assessments presently in effect are as follows:
1) Metropolitan Council Environment Services Availability Charges in the amount of $950 per
SAC unit;
ii) Storm Sewer Connection Charges in the amount of $450 per unit;
iii) Sanitary Sewer Availability Charges in the amount of $1,245 per SAC unit; and
iv) Water Availability Charges in the amount of $1,245 per SAC unit.
g:\eng\project\287\287r1.wpd
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