HomeMy WebLinkAbout11.a. Geronime Pond Planned Unit Development Major Amendment �
• CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
CITY COUNCIL MEETING DATE: October 7, 1997
AGENDA ITEM: Geronime Pond Planned Unit Development AGENDA SECTIOIv:
� Major Amendment New Business
PREPARED BY: Rick Pearson, City Planner AGEND
��� � � � �
ATTACHMENTS: PC minutes and review, Correspondence, APPROVED BY:
Carriage home layout and elevations
Applicant: Tom Bisch of Heritage Development of Minnesota Inc.
Location: North west corner of Chippendale Avenue and 160th Street West
Property owner: Louis Geronime Trust
Number of Lots: 56 twin home lots (28 twin home buildings) as currently approved.
Overall Density: 2.77 Dwelling Units per acre(including 49 R-1 single family lots)
Planning Comm. Action: Motion to recommend conditional approval failed(1 2)
SUMMARY
Tom Bisch of Heritage Development has requested a major amendment to the Geronime Pond PUD that would !
convert the 56 twin home units to an equal number of detached town homes called"carriage homes". ',
Apparently, Heritage Development was unable to secure a builder for the twin homes. Ryland Homes is ,
interested in the carriage home concept having researched this marketing niche. ,
On September 23, 1997, the Planning Commission conducted a public hearing for the amendment.
Considerable discussion about the open space between the units ensued with the failed motion of conditional
approval the result. The suggested motion included a condition of fifteen feet of separation between the units
which was agreeable to the developer,but insufficient far the majority of the Planning Commission present.
The Developer may request the Council consider a modified amendment combining carriage homes with twin
homes. The latest version of this idea that Staff is aware of would have twin homes next to Chippendale
Avenue and the carriage homes on the pond side of the street. Staff suggests that the Council require a Planning
Commission recommendation regarding such a compromise.
RECOMMENDED ACTION:
Motion to direct staff to prepare findings in support of denial of the PUD amendment requested by Heritage
Development of Minnesota.
- or-
Motion to direct that the Planning Commission review and prepare a recommendation regarding the PUD
amendment as modified by Heritage Development of Minnesota.
COUNCIL ACTION:
� Ptanning Commission
' Regular Meeting �Iinutes
September 23, 1997
Page 2
ublic HearinQ: Holter Variance Petition
Vi -Chairperson DeBetti�nies recessed the Planning Commission meeting and opened the Board
of Ap eals and Adjustments and the public hearina for the Holter Variance Petition. T recording
secretary ha laced the Affidavit of Publication and Affidavit of Mailing and P in�of`a Public
Hearing Notice n file with the City.
Mr. Pearson presente the request by tilark and Debra Holter for a v ance from lot size
requirements in order to uild a single family residence on a 1.0 cre parcel in the Rural
Residential district. The s eture previously located upon t property has been demolished. The
home to be built by the Holter ill be located within all quired setbacks. The on-site septic ,
system desia ed for the site has b n reviewed and a oved by the Building Official. '
Vice-Chairperson DeBettignies opened t flo to the applicant. Mark and Debra Holter were
present at the meeting and available to ans questions .
Vice-Chairperson DeBetti�nies open the floar t he public. There was no public comment.
MOTION by DeBettignies to ose the public hearin�. onded by Shoe-Corrigan. Ayes: Shoe-
Corrigan, Weisensel, and D etti;nies. Nays: 0. Motion c �ed.
MOTION by Shoe- orrigan to grant a variance to lot area standard or the 1.03 acre property
located on the no east corner of Biscayne Avenue and 130th Street We (PID 34016001070).
Seconded by eisensel. Ayes: Weisensel, DeBetti�nies, and Shoe-Corrig . Nays: 0. Motion
carried.
Vic Chairperson DeBettijnies closed the Boazd of Appeals and Adjustments and reconve d the
P anning Commission hearing.
Public Hearin� Geronime Pond PUD Major Amendment
Vice-Chairperson DeBettignies opened the public hearing for the Geronime Pond PUD iVlajor
Amendment. 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 application by Heritage Development to amend the Geronime Pond PUD
to change the twin home portion to detached town homes called"carriage homes." The developer
has been unable to obtain a builder for the twin homes. If the amendment is not acceptable, the site
may lay dormant until a builder comes along for the twin homes. Ryland Homes has shown an
interest in constructing the carriage homes. The proposed carria�e homes would provide another
housing option, furthering diversification of the housing market in Rosemount. Additionally, the
existing pond would provide separation from the sin�le family homes in the northern part of the
development. Negative aspects of this development are the reduced space between buildings, its
compatibility with the existing conventional single family lots, and the lack of twin home
. �
Planning Commission
Regular Meeting :�Iinutes
September 23, 1997
Page 3
developments in the city. In response to Commissioners' questions, N1r. Pearson etplained this
type of detached single family development consists of smaller lots than the conventional sinale
family home development. This development differs from the Pulte development in that the
elevations are different and the minimum separation is 13 feet, compared to 15 feet in Pulte.
Commissioners asked whether a couple lots could be deleted to expand on the distances benveen the ,
homes.
Vice-Chairperson DeBettignies opened the floor to the applicant. I,
Tom Bisch appeared on behalf of Herita,e Development. Mr. Bisch indicated the market is heading
in the direction of this type of development. The development would be association controllzd. A
reduction in the number of units �vould pose an economic problem.
Vice-Chairperson DeBetti�nies had concerns about sno�v removal and where the sno�v woulci be
taken, pointing out there are twice as many driveways. He su�gested driveways be ali�ned side-by-
side and be a 12'width. Mr. Bisch indicated this would be no problem.
Vice-Chairperson DeBettignies opened the floor to the public.
Dennis Wi.p�ermann, 12538 Danbury Way, asked the price ran�e for the proposed units. N1r. Bisch
responded the price will be �160,000-�200,000. Mr. �Vippermann indicated his eoncerns over the
50-48' lots. The proposed development has small lot sizes in what appears to be a sin�le family
neighborhood. The side yard setbacks should be consistent with other areas. In comparison, the
Pulte development is proposed for empty-nesters, consisting of single level homes rather than two
story. Mr. Wippermann questioned �vhether the proposed development is designed for empty-
nesters. N1r. Wippermann also wondered what protection the city has that the association continues.
He asked what prevents the disbandment of the association,resulting in a high density single family
development. are l�ir. Wippermann sees issues with this development and believes there should be
policy implemented for this type of development as it appears to be very popular. This development
is a different character of development from what has been advocated for a single family
development.
John DeBates, 19927 Akin Road, Fannington, owns the one acre parcel adjacent to the
development. Mr. DeBates is concerned about the sewer&water assessments he will suffer as a
result of the development. These assessments are a big burden and will result in his lot being priced
out of existence.
Phillip Sterner, 1�666 Cicerone Path, asked for clarification on the previous approved plan.
MOTION by DeBettignies to close the public hearing. Seconded by Shoe-Comgan. Ayes:
DeBettignies, Shoe-Corrigan, and Weisensel. Nays: 0. Motion carried.
` ' Planning Commission
Regular 1�Ieeting Minutes
September 23, 1997
Page 4
Commissioner Weisensel stated the 13' separation between buildin�s is less than anythina
previously seen and is not desirable. He asked if the developer was willing to compromise on this.
Nir. Bisch responded that losin� units does not make sense economically.
In response to Mr. �%ippermann's concems about the permanency of the association, tiir. Bisch
indicated the association is recorded against the plat.
Commissioner Shoe-Corrigan noted this development will be an extension of the existina
neighborhood. It will have the appearance of hi�her density sinale family homes. There should be
a minimum of 15 foot side yard setbacks. �Ir. Bisch indicated Heritage would accept the 1�'
minimum setback.
MOTION by DeBetti�nies to recommend approval of the major PUD amendment to the City
Council subject to 1) conformance with zonin� and subdivision requirements for a PUD a�reement
amendment; 2) Park dedication in the form of cash based upon 1997 fee resolution (�900 per unit);
3) incorporation of recommendations relative to driveways, ;rading, utilities, easements, ri�hts-of-
way, ponding, streets and public infrastructure by the Public Works Department; 4) incorporation of
all other applicable conditions contained in Resolutions 1997-99, 1997-10 and 1997-�3, approving
the concept, preliminary and final plat (first phase) of Geronime Pond; 5) a minimum of 15'
separation between each buildinQ; and 6) designin�the units such that the garage sides are adjacent
to each other. There was no second to this Motion, and the motion was withdrawn.
NIOTION by Weisensel to recommend denial of the major PUD amendment to the City Council
because of inadequate separation between the detached units alon�with a stated preference for the
PUD as approved. Seconded by Shoe-Corrigan. Ayes: Shoe Com�an and Weisensel. Nays:
DeBettignies. Motion carried.
Low Densitv Residential District Continued
Vice- irperson DeBettignies reconvened the discussion on the RL District and slope pr ction
issues.
The following percentag urrently exist for slope protection: I�
12-18% - Shoreland (]�fNRI2A '
20% - Arbitrary percentage contai in the Comp ' e Plan, for normal slopes ',
25% - The City's current policy, suppo b rrent practice. This pertains to finished grade.
Mr. Pearson indicated it is desira o have the ability oose which slopes need protection
rather than to have blanket otection. The blanket restriction � it the ability to develop. Also,
slope protection sh not be limited to the RL District.
Mr. ermann suggested that notices for the upcoming public hearin� be m ' d in addition to
e required publication.
� CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
Planning Commission Meeting Date: September 23, 1997
AGENDA ITEM: Geronime Pond Planned Unit AGENDA SECTION•
Development Major Amendment Public Hearing
PREPARED BY: Rick Pearson, City Planner AGENDA NO. �, ,B,
ATTACHMENTS: Carriage Home Layout, Correspondence, APPROVEDBY: /}�
Detached Building Elevations. ����
Applicant: Heritage Development of Minnesota, Inc.
Location: Northwest comer of Chippendale Avenue and 160th Street West
Property Owner(s): Louis Geronime Trust
Number of Lots: 56 Twin Home lots (28 twin home buildings)
Overall Density: 2.77 Dwelling Units per Acre (includes 49 R-1 single family lots)
SUMMARY
Tom Bisch of Heritage Development has requested a major amendment to the Geronime Pond
PUD to change the twin home portion to detached town homes similar to "The Enclave" - Pulte
Homes PUD. Apparently, Heritage Development was unable to obtain a commitment from a
builder for the twin homes. Subsequently, Ryland Homes came forward with an identified
market niche for detached units called "carriage homes".
The dwelling unit count would not change, but twenty eight twin home buildings would be split
into 56 detached units on 48.1 foot wide (or larger) individual lots. The overall appearance
would change from relatively large buildings with 20 ft. separation to small units with 13 to 17
ft. sepa�ation. In any event, there would still be a homeowner's association for exterior
maintenance. The PUD amendment raises several pros and cons:
PRO 1 . The detached units further diversify the housing options available in Rosemount.
2. The detached units present a logical transition from the planned single family
northem half of Geronime Pond.
3. A pond provides some separation between the two housing types.
CON 1 . The Planning Commission has previously expressed displeasure over reductions of
space between buildings and dwelling units.
2. The larger massing of twin home units may be considered to be more desirable
adjacent to conventional single family lots.
3. To date, no new twin home developments have occurred other than the rebuilding
of an older unit destroyed by fire.
An alternative might result in a mix of units with twins on one side of the street and detached
units on the other, or separate clusters of the two housing types. Of course, no builder is
currently engaged to construct the twin home units.
RECOMMENDED ACTION:
Motion to recommend approval of the major PUD amendment to the City Council subject to
the attached proposed conditions;
- or -
Motion to recommend denial of the major PUD amendment to the City Council because of
inadequate separation between the detached units along with a stated preference for the PUD
as approved. -
PLANNING COMMISSION ACTION:
1 4 l x=_' i 1
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CARRIAGE HOME LAYOUT .__ ; i ;`'' ' � � :r � 2 F `x'=
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HOMES
July l, 1997 soo E��,�e�n s��ee�
swte tot
M�nneapol�s.hi�nnesola 55a20
Tom Bisch Director s'�asa-ssss re�
� 61�85-1-6634 Fax
Heritage Development Corp.
450 County Road D
St. Paul, MN 55117
RE: Geronime Ponds, Rosemount, MN
Dear Tom:
Pursuant to our discussions regarding the above referenced property, I have enclosed
some information about the home designs Ryland proposes ro construct on the twin home
portion of the site. As you kno�v, Ryland performs extensive market research prior to
pursuing any potential new cornmunity. We have completed our study of the Rosemount
market, and have identified a market niche that is cunently underserved. Our proposal is
a result of these findings.
Rosemount is similar to other Twin Cities metro area communities in that is experiencing
growth and gentrification at the same time. New families are moving in at a manageable
pace while existing residents are looking for opportunities which allow them to remain in
Rosemount while shifting to housing styles which are more conducive to their changing
needs. Some of this internal movement is by families who are looking for larger homes
to due to family expansion or the desire for larger space. There is also a substantial
amount of`move-down' activity which is best described as families who no longer need
the lacger home, and are now interested in less space. These families are usually at a
point in their lives where thei;children are grown and no longer living at home but their
overall lifestyle has not changed dramatically. They remain employed and active in the
community but no longer need lar�e living quarters due to the reduced number of persons
in the household. Additionally, they wish to reduce the property maintenance
requirements that are associated with lar�er single family detached dwellings.
Rosemount has been able to offer altemative housing styles to attract this buyer however
it has been almost exclusively limited to attached or multi-family housing styles. Our
research in the Twin Cities ar.d around the nation has shown that in many instances,
attached or multi-family housing offers many of the amenities the empty nester is looking
for, but it is considered a compromise in terms of most desirable living arrangement.
Buyers like the reduced size of the interiors and floorplans that are more reflective of
their living patterns. Some of these dcsign characteristics are fewer bedrooms, open
living areas (great rooms or spacious ki'.chen-family room layouts), main floor owner's
retreats or single levet living. They also prefer the low or no maintenance aspects of
Cunlr��ior's Licen;c p200:S5a47
7/1/97
Page 2
multi-family living and Home Owner Associations. The one negative to this style of
living is that you do not experience the true sense of privacy because there are common
walls and you do not realty own your own lot.
' Ryland has been ve successful in other arts of the count with detached sin le famil
rY P rY g
Y
home communities that offer all of the amenities of multi-family living while maintaining
the sense of privacy associated with single famiiy living. We have done this by
combining the best of both styles into one neighborhood. All homes are single family
detached with front, side and rear yards. A Home Owners Association is created and is
responsible for exterior maintenance, landscape maintenance, snow removal, maintenance
and upkeep of common recreational facilities, etc. This style of community is very
prominent in both the southwest and southeast portions of the country, and is being
introduced to the northeast and midwest regions.
Ryland is proposing to do a similaz style community in Geronime Ponds. We are
currently developing aline of homes that aze 35 feet in width along with maximum
depths of 60 feet that we believe would work well in Geronime Ponds. The series
features all of the interior design amenities and variations I mentioned earlier in this
letter. The homes also feature compatible exterior designs with each home offering three
separate and distinct elevations in order to ensure an attractive streetscape. The 35 foot
maximum width would allow for total side yards of fifteen feet which is compatible with
the surrounding neighborhood. The Ryland community would include a Home Owners
Association that would be responsible for landscape maintenance and snow removal
along with oversight of neighborhood improvements such as fences, alterations or
additions to existing homes, etc.
I understand thzt this concept would involve modifications to the Preliminary Plat design
that has been approved by the City of Rosemount. If you believe it would be helpful, I
am available to meet with city plannin� staff to discuss tnis concept in more detail.
Very truly yours,
RYLAND HOMES TW1N CITIES
Wayne J. Soojian
Division President
enc.
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