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Home My WebLink About4.b. The Morrison Downtown Redevelopment Project Review EXECUTIVE SUMMARY Port Authority Meeting: February 4, 2020 AGENDA ITEM: The Morrison Downtown Redevelopment Project Review AGENDA SECTION: Old Business PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 4.b. ATTACHMENTS: Site Location, Site Plan, Architectural Plans and Renderings APPROVED BY: LJM RECOMMENDED ACTION: Information Item SUMMARY At its meeting on January 14, 2020, the Planning Commission reviewed a request from Ron Clark Construction to redevelop the Rosemount Plaza and Shenanigan’s sites with the construction of a 124-unit apartment building. The proposed redevelopment plans also include a commercial building to be constructed when existing tenant leases in the outbuilding expire. The Planning Commission unanimously voted to recommend approval of the project. The purpose of this memorandum is to provide a summary of the project that is under consideration as a recipient of tax increment financing. BACKGROUND Most of the project site was developed as a shopping center in 1962, which represented a major boost in retail space for a growing community at the far fringes of the Twin Cities metropolitan area. The concept of multiple commercial tenants under one roof was a relatively new concept at the time, and the shopping center proved to be a viable shopping venue serving primarily Rosemount residents over the next 20-25 years. As both the City of Rosemount and its neighboring communities experienced rapid growth through the 1980’s and 1990’s, the retail landscape changed dramatically, rendering small, local shopping malls obsolete in the face of competition from big-box retailers, megamalls, and lifestyle centers (many of which were built within an easy commuting distance from Rosemount and along the Highway 42 corridor within the City). Over the last couple of decades, there has been minimal economic investment in the shopping center leaving the current building dilapidated and very difficult (and likely impossible) to bring up to modern construction standards. The redevelopment site was identified in the 2004 Development Framework for Downtown Rosemount as a key area for redevelopment, and the concept for the site included a mix of high-density residential and commercial. A number of key elements of the Framework’s redevelopment concept for Core Block West are shown in the plans submitted by the applicant. These include coordinating access and shared parking, alignment of the primary access point with 146th Street, providing a buffer between the residential uses west of the site and commercial development along South Robert Trail, and finally enhancing the streetscape through improved landscaping and pedestrian spaces. At the time the Framework was updated, the City also solicited a market study to better understand the housing needs that could be met by the redevelopment of parts of downtown. The market study conducted by Maxfield Research projected that there would be demand for 139 market rate rental units between 2016-2021, and that the strongest sources of demand for new rental housing will likely be young 2 singles and couples without children in their late-20s to mid-30s. Mid-age households who want to sell their single-family homes and have more freedom for leisure pursuits could also account for a portion of the demand for new rental housing. In addition to a specific need for multi-family housing within the Downtown, the market study also identified Downtown Rosemount as a viable location for locally-owned convenience- and neighborhood- oriented retailers, restaurants, and specialty retail. The introduction of new residents into Downtown will help drive demand to induce development of commercial uses, such as those listed above. PROPOSED REDEVELOPMENT The site of the proposed apartment building is located on the 2.66 acres that currently contain the Rosemount Plaza shopping center and Shenanigan’s. The site is accessed from Highway 3 via a one-way entrance and a two-way driveway. The site is also accessed from 145th Street West from a northern extension of the property. The building is positioned so the entrance to the underground parking entrance is at the northern face of the building, which allows residents easy access to 145th Street where Highway 3 can be accessed via a controlled intersection. The site plan offers substantially improved pedestrian facilities both internal to the site and along Highway 3. A bituminous trail will be constructed along the rear and sides of the building, over which a public access easement will be dedicated to allow anyone to utilize the trail. Lighting placed on 3’ bollards will provide illumination along the trail while avoiding any impacts on adjacent residents. No wall mounted lighting will be placed on the western façade facing the residences west of the site. Pedestrians walking past the site along Highway 3 must currently walk between moving traffic and a surface parking lot. Additional landscaping, including a number of trees, will be installed along the sidewalk facing Highway 3, which will provide an improvement to the pedestrian experience. Landscaping will be used extensively along the western property boundary to provide screening between the residential properties and the redevelopment site. The City Code requires a minimum 10’ buffer yard between the downtown and adjacent residential uses, and the applicant has provided a 20’ yard that contains the bituminous trail and landscaping. The developer will work with individual property owners regarding installation of a fence if desired. The exterior of the building will feature a combination of stone, brick, cement fiber paneling, and lap siding, with the most prominent use of the stone and brick on facades that are visible to public rights of way. Consistent with other recent buildings constructed downtown, the developer’s plans increase the use of lap siding where the building faces residential uses. The Planning Commission recommended a condition of approval that the eastern elevation be updated to meeting the minimum 75% stone/brick requirement of the code while allowing a deviation from the minimum requirements for the north, south, and west elevations. The 124-unit, market rate building will contain a number amenities including underground parking, a roof deck and other common areas, and fitness facilities. A dog wash area will be located within the underground parking garage. Additional exterior amenities include a swimming pool and patio area with grills for cooking and a fenced in dog run. One parking space in the underground parking will be included with the rent for each unit, and 75 stalls of surface parking are provided for residents and guests as well as to accommodate the future commercial building. A few issues raised during the staff and Commission review related to the height of the building, concern about traffic on Hwy 3 and the on-site parking. The building is four stories and is higher, on average 1.5 feet higher and a maximum of three feet higher, than the ordinance requirement. As the developer noted the site could be raised to reduce the building height to bring it into compliance. However; this would negatively impact the surrounding properties as they would be negatively impacted by the raised site, 3 particularly due to drainage concerns. With redevelopment, matching into the adjoining property is critical. As noted above the parking on site is generally consistent with the other residential developments Downtown. There have been concerns expressed because the amount of readily available parking stalls will be decreased on the site, but often they are parked with customers from surrounding establishments. The developer conducted a traffic study which compared what a viable commercial establishment of the square footage currently on the site would generate as compared to the new residential apartment and commercial building. Traffic generation is significantly less. Staff and the Commission recognize that the existing tenants do not generate the same amount of traffic as a high occupancy commercial mall but the point is that residential development on the site should decrease the traffic demand on the site. Further, the site design leads residents to use the 145th site access which may be preferable to directly accessing unto Hwy 3. CONCLUSION The Planning Commission acknowledges the need for more housing in Rosemount’s downtown in order to provide a critical mass of customers that can support the growth of retail and commercial services in the downtown. The Commission’s recommendation of approval includes a condition that the applicant receive a building permit for the commercial building by 12/30/2024 in order to ensure the redevelopment of the site is consistent with the mix of uses identified in the concept plan for Core Block West in the Development Framework for Downtown Rosemount. The City Council will be asked to take formal action on the planning applications for the Morrison project at their meeting later tonight. Staff is bringing this item to the Port Authority so that members can address the project. As in other Downtown redevelopment projects that received some city financing, the Port Authority and City Council should be on record supporting the project or they would not provide financial assistance. 145TH ST W 146TH ST W 0.9 Acres 1.8 Acres Dakota County GIS Downtown Document Path: T:\Project\CommDev\Downtown\Downtown.mxd PDF: I:\GIS\Map_Library\CommDev\Downtown\Downtown10162017.pdf 0 70 14035 Feet 3/8/2018 kaas wilson architects The Morrison - Rosemount MNArchitectural Site Plan SD_100 12/16/19 19064 1/32" = 1'-0"1 Architectural Site Plan Level 1 100'-0" Level 2 110'-7 7/8" Level -1 88'-8" Level 3 121'-3 3/4" Level 4 131'-11 5/8" Truss Brg. 141'-0 3/4" CEMENT FIBER PANEL BRICK MANUFACTURED STONE VENEER CEMENT FIBER LAP SIDING ROCKFACE CMU ALUMINUM BALCONY 43'-4 3/4"Level 1 100'-0" Level 2 110'-7 7/8" Level 3 121'-3 3/4" Level 4 131'-11 5/8" Truss Brg. 141'-0 3/4" CEMENT FIBER LAP SIDING CEMENT FIBER PANEL SIDING MANUFACTURED STONE VENEER ALUMINUM BALCONY BRICK ROCKFACE CMU Level 1 100'-0" Level 2 110'-7 7/8" Level 3 121'-3 3/4" Level 4 131'-11 5/8" Truss Brg. 141'-0 3/4" CEMENT FIBER LAP SIDING CEMENT FIBER PANEL SIDING MANUFACTURED STONE VENEER BRICK ROCKFACE CMU Level 1 100'-0" Level 2 110'-7 7/8" Level -1 88'-8" Level 3 121'-3 3/4" Level 4 131'-11 5/8" Truss Brg. 141'-0 3/4" MANUFACTURED STONE VENEER CEMENT FIBER LAP SIDING CEMENT FIBER PANEL SIDING BRICK ROCKFACE CMU kaas wilson architects The Morrison - Rosemount MNExterior Elevations SD_500 12/16/19 19064 1/16" = 1'-0"1 East Elevation 1/16" = 1'-0"2 South Elevation 1/16" = 1'-0"3 West Elevation 1/16" = 1'-0"5 North Elevation EAST ELEVATION MATERIALS % BRICK/STONE: 75% *includes bay returns CFB: 25% WEST ELEVATION MATERIALS % BRICK/STONE/GLASS: 46% CFB: 54% SOUTH ELEVATION MATERIALS % BRICK/STONE/GLASS: 69% CFB: 31% NORTH ELEVATION MATERIALS % BRICK/STONE/GLASS: 64% CFB: 36% 41,754 ft² Garage Garage Entrance 238 ft² MechEXHAUST Person door POOL ABOVE EXHAUSTPLAZA 122 ft² Pool Equipment 105 ft² Pool Chemical 209 ft² Stair 287 ft² Trash SD_500 1 SD_500 2 SD_500 3 SD_5005 222 ft² Trash 209 ft² Stair 329 ft² Bike Storage CHARGING STATION CHARGING STATION CHARGING STATION CHARGING STATION 124 ft² Dog Wash 327 ft² Maintenance CHARGING STATION LINE OF EXTERIOR WALL ABOVE 58 Storage Units 54 Wall-Mounted Bike Racks 51 50 49 29 48 3047 46 45 44 43 42 41 52 53 54 55 56 57 58 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 10 9 109 110 111 114 115 116 117 118 119 124 125 99 98 97 96 95 94 86 64 65 67 68 123 90 59 60 122 91 121 92 120 93 113112 100101102103 108107 6 2 3 4 5 1 31 32 33 66 82818079787776757473 11 126 8 7 35 36 37 40 38 127 878988 85 84 39 636261 28 34 69 70 71 72 83 104105106 kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNGarage SD_300 12/16/19 19064 1/16" = 1'-0"1 Level -1 Parking Schedule Type Count Level -1 127 Level 1 77 204 1,196 ft² Unit C2 RETAIL POOL 18'X40' 784 ft² Unit A1 PLNTR.PLNTR.PLNTR.PLNTR.784 ft² Unit A1 Stair 576 ft² Unit S1 1,171 ft² Unit C3 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3 576 ft² Unit S1 Stair 1,171 ft² Unit C3 752 ft² Unit A2 441 ft² Storage 127 ft² Rest. 111 ft² Mech. 99 ft² Janitor 127 ft² Trash 963 ft² Fitness 284 ft² Group Fitness SD_500 1 1,193 ft² Unit C1 SD_500 2 SD_500 3 SD_5005 Guardrail @ 40" Retaining Wall Corridor1,047 ft² Community Room 226 ft² Core Outdoor Fitness SD_500 4 Dog Run 784 ft² Unit A1 784 ft² Unit A1 576 ft² Unit S2 SD_5006 576 ft² Unit S1 Stair 784 ft² Unit A1 784 ft² Unit A1 784 ft² Unit A1 1,068 ft² Unit C4 784 ft² Unit A1 1,196 ft² Unit C2 1,196 ft² Unit C2 Corridor 659 ft² Unit S3 709 ft² Unit S4 659 ft² Unit S3 965 ft² Unit B1 112 ft² Trash 780 ft² Lobby 780 ft² Offices 659 ft² Unit S3 564 ft² Unit S5 Bag Toss 21'-11 5/16"24'-9 7/16"21'-11 5/16" 68'-8"122'-8"23'-5 3/8"12'-2 5/8"13'-9 3/8"12'-2 5/8"37'-11 3/8"23'-0 5/8"31'-5 3/8"25'-0"50'-8"12'-2 5/8"13'-9 3/8"12'-2 5/8"13'-9 3/8"12'-2 5/8"13'-9 3/8"12'-2 5/8"36'-7 3/8" 233'-11 3/8"23'-0 5/8"99'-7 3/8"122'-8"19'-6"29'-8"19'-6" 68'-8"23'-0 5/8"38'-11 3/8"62'-0"55'-7 15/16"23'-0 5/8"38'-11 3/8"62'-0"19'-6"29'-8"19'-6" 68'-8"23'-0 5/8"38'-11 3/8"62'-0"21'-11 5/16"99'-8 3/16" 121'-7 7/16"23'-0 5/8"51'-11 3/8"12'-2 5/8"13'-9 3/8"12'-2 5/8"51'-0 3/4"23'-0 5/8"187'-4"185'-9" kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNLevel 1 SD_310 12/16/19 19064 1/16" = 1'-0"1 Level 1 1,185 ft² Unit C2 795 ft² Mech/Elec 784 ft² Unit A1 784 ft² Unit A1 Stair Stair 576 ft² Unit S1 1,171 ft² Unit C3 1,171 ft² Unit C3 576 ft² Unit S1 Schema 1 Legend 1 BR 1+Den 2 BR 3BR/2BA Cirrculation Common Studio 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3Stair 752 ft² Unit A2 99 ft² Janitor 112 ft² Trash 441 ft² Storage 127 ft² Core 111 ft² Mech. 226 ft² Core 127 ft² Trash SD_500 1 1,193 ft² Unit C1 SD_500 2 SD_500 3 SD_5005 784 ft² Unit A1 784 ft² Unit A1 576 ft² Unit S2 1,435 ft² Unit D1 965 ft² Unit B1 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 1,003 ft² Unit C4 1,185 ft² Unit C2 1,185 ft² Unit C2 784 ft² Unit A1 784 ft² Unit A1 876 ft² Unit B2 659 ft² Unit S3 965 ft² Unit B1 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 564 ft² Unit S5 kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNLevel 2 SD_320 12/16/19 19064 1/16" = 1'-0"1 Level 2 1,185 ft² Unit C2 795 ft² Core 784 ft² Unit A1 784 ft² Unit A1 Stair 576 ft² Unit S1 1,171 ft² Unit C3 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3Stair 752 ft² Unit A2 441 ft² Storage 127 ft² Core 111 ft² Mech. 99 ft² Janitor 112 ft² Trash 226 ft² Core 127 ft² Trash SD_500 1 1,193 ft² Unit C1 SD_500 2 SD_500 3 SD_5005 Schema 1 Legend 1 BR 1+Den 2 BR 3BR/2BA Cirrculation Common Studio 784 ft² Unit A1 784 ft² Unit A1 576 ft² Unit S2 1,435 ft² Unit D1 965 ft² Unit B1 Stair 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 1,003 ft² Unit C4 1,185 ft² Unit C2 1,185 ft² Unit C2 784 ft² Unit A1 784 ft² Unit A1 876 ft² Unit B2 659 ft² Unit S3 965 ft² Unit B1 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 564 ft² Unit S5 kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNLevel 3 SD_330 12/16/19 19064 1/16" = 1'-0"1 Level 3 1,185 ft² Unit C2 784 ft² Unit A1 784 ft² Unit A1 Stair 576 ft² Unit S1 1,171 ft² Unit C3 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3Stair 752 ft² Unit A2 Schema 1 Legend 1 BR 1+Den 2 BR 3BR/2BA Cirrculation Common Studio 441 ft² Storage 127 ft² Rest. 111 ft² Mech. 99 ft² Janitor 112 ft² Trash 226 ft² Core 127 ft² Trash SD_500 1 1,193 ft² Unit C1 724 ft² Sky Bar 540 ft² Roof Deck SD_500 2 SD_500 3 SD_5005 784 ft² Unit A1 784 ft² Unit A1 576 ft² Unit S2 965 ft² Unit B1 1,171 ft² Unit C3 1,435 ft² Unit D1 Stair 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 1,003 ft² Unit C4 1,185 ft² Unit C2 1,185 ft² Unit C2 784 ft² Unit A1 784 ft² Unit A1 876 ft² Unit B2 659 ft² Unit S3 965 ft² Unit B1 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 564 ft² Unit S5 1/16" = 1'-0"1 Level 4 kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNLevel 4 SD_340 12/16/19 19064 kaas wilson architects The Morrison - Rosemount MNExterior Perspectives SD_600 12/16/19 19064