HomeMy WebLinkAbout6.c. PCExecSumm_McGough_PPFP_10252022
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: October 25, 2022
Tentative City Council Meeting: November 15, 2022
AGENDA ITEM: 22-85-FP and 22-86-PP Request by
AGENDA SECTION:
McGough Development for preliminary
Public Hearing
and final plat approval.
PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 6.c.
ATTACHMENTS: Site Location; Zoning and Land Use
Maps; Plat; City Engineer’s Memo dated
APPROVED BY: AK
October 17, 2022; Parks and Recreation
Memo dated October 19, 2022.
RECOMMENDED ACTION:
Motion to recommend the City Council approve the preliminary and final Rosemount
Industrial Addition plats subject to the following conditions:
1. Execution of a subdivision agreement.
2. Incorporation of recommendations and requirements contained in the Engineer’s
memorandum dated October 17, 2022.
3. Vacation of a seventeen-foot-wide private easement along the southern edge of the
parcel.
4. Vacation of existing public easements that are being platted or placed in right of way.
5. Payment of $109,000 cash in lieu of park land dedication.
SUMMARY
Applicant: McGough Development
Site Location: Northeast quadrant of the intersection of Highway 3 and County
Road 46
Comp. Guide Plan Designation: BP – Business Park
Current Zoning: BP – Business Park
Area: 21.8 Acres
The Planning Commission is being asked to consider a request by McGough Development for approval of
preliminary and final plats in anticipation of future development of a site located north and east of the
th
intersection of Highway 3 (South Robert Trail) and CSAH 46 (160 Street West). The applicant plans to
construct an office warehouse building on the site. Because the Business Park zoning district allows for
administrative approval of site plans that meet all the requirements of the Business Park zoning district,
the applicant is seeking plat approval as the site plans are finalized. The proposed plat meets the
dimensional standards for parcels in the Business Park zoning district, and staff recommends approval of
the request.
BACKGROUND
The plat area was once occupied by Lange Gas. In 2004, extensive remediation was conducted that
included the removal of 750 tons of lead-contaminated soils. The applicant conducted environmental
assessments of the site with findings that do not anticipate any further remediation.
The area in which the proposed plat is located was identified by the South Urban Gateway Area Review
(SUGAR) as a potential area for commercial development. Based on the inquiries the City has fielded and
given the context of the surrounding uses, the City adopted amendments to the Land Use and Zoning
maps that changed the zoning and land use designation from commercial to business park. Since then, the
City has approved a request by Frana to build a manufacturing facility across Highway 3/South Robert
Trail from the subject parcel. The proposed plat encompasses most of the remaining land available for
development in the vicinity.
ISSUE ANALYSIS
Legal Authority Legal Authority. Preliminary and final plat requests are quasi-judicial decisions for the
Planning Commission. This means the Planning Commission is acting as a judge to determine if the
regulations within the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance are being
followed. Generally, if the proposed preliminary and final plats meet the standards and requirements for
reviewing this type of request it must be approved.
Plat
The applicant is proposing a plat of the site to convert the existing metes and bounds legal description into
a lot and block description. The plat will contain a single lot, although depending on need, the outlot to
the north of the site adjacent to Boulder Avenue may be incorporated into the subject parcel in the future.
That lot combination would require review by the Planning Commission and City Council. Because the
City is still in the process of acquiring that piece of land, the applicant is moving ahead with the plat as
drawn.
The Zoning Ordinance contains standards related to the dimensions of lots within the Business Park
zoning district. There is no minimum lot depth specified in the City Code. The standards and a
comparison of the proposed plat is provided in the table below. Standards related to setbacks, lot
coverage, building height, etc. will be reviewed by staff during its administrative site plan review. If the
final site plan falls short of any requirements of the zoning ordinance, and the standards for issuing a
variance can be met, the Planning Commission will be asked to review the site plan and variance request.
The applicant has indicated they will be able to meet the standards of the Business Park zoning district.
Lot Standard Required Proposed
Minimum Width 120 feet 580 feet
Minimum Area 1 acre 21.33 acres
Engineering
The request was reviewed by the City Engineer, with comments provided in a memorandum included with
the attachments. The main access into the site will be via two driveways along Boulder Avenue. A third
access is shown in the southwest corner of the site that will make use of the existing access onto County
Road 46. The primary access will be to the north along Boulder Avenue. Utilities to serve the site will be
located within the extension of Boulder Avenue that will be constructed in the near future. Within the
site, all utilities will be private and maintained by the property owner. The preliminary plans provided by
the applicant show 4 storm sewers moving stormwater from various parts of the proposed development
into the three basins on the site. The City’s engineer is requiring the applicant to update the plat to include
a ten-foot drainage and utility easement along the north and east parcel boundaries.
Park Dedication
The parks dedication requirement for an industrial development is either 10% of the total land area or
2
cash. The City’s Parks and Recreation staff reviewed the proposed plat and is recommending a fee-in-lieu
of land dedication for the proposed development. The cash dedication for the 21.8-acre development is
$109,000 (2.18 acres x $50,000 per acre)
CONCLUSION AND RECOMMENDATION
Staff finds the proposed plat consistent with the Business Park zoning district’s lot dimension standards
and is recommending approval of a preliminary and final plat for the site. This recommendation is based
on the information provided by the applicant and reviewed in this memo.
3
Zoning
Land Use
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Memorandum
To: Anthony Nemcek, Senior Planner
CC: Brian Erickson, City Engineer
From: Tim Hanson PE, WSB Engineering Consultant
Date: October 17, 2022
Re: Rosemount Industrial Addition
Preliminary Plat Submittal Review
Final Plat
Grading and Drainage Plan Review
Preliminary Utility Plan Review
Landscaping Plan Review
WSB File Number 021511-000
SUBMITTAL:
McGough of Roseville, MN has submitted a Preliminary Plat and Final Plat named Rosemount
Industrial Addition for the development of one lot in which one building is identified to be
constructed. The plans submitted were prepared by Kimley-Horn of St. Paul. Review comments
were generated from the Preliminary Plat submittal - not dated, received on 09-29-2022. The
submittal included the following:
▪ ALTA Survey
▪ Final Plat
▪ Site Plan
▪ Grading Plan
▪ Storm Sewer Plan
▪ Utility Plan
▪ Landscape Plan
EXISTING CONDITIONS
Rosemount Industrial Addition is in the northeast quadrant of Trunk Highway 3 and County State
Aid Highway 46 in the south-central portion Rosemount. The parent parcel consists of land
utilized for agricultural purposes. Rosemount Industrial Addition is 21.8 acres in size with 0.5
acres dedicated for right-of-way.
PRELIMINARY PLAT
Rosemount Industrial consists of 1 lot which will be developed by McGough. All streets and
infrastructure within the lot will be private. Access to the site is proposed at three driveway
locations. Two driveways extend from Boulder Avenue between Project Osprey and Trunk
Highway 3. The two driveways extend along the east and west sides of the building and
connecting on the south side of the building. The third driveway extends to the service road to
Anthony Nemcek
October 17, 2022
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CSAH 46 in the southeast corner of the lot. The driveways along Boulder Avenue have adequate
sight lines and distances.
A total of one hundred seventy-nine parking stalls are provided primarily along the east side of
the building with seventeen stalls and forty-six proof of parking stalls located on the south side of
the building. The vehicle parking stalls are 9 feet wide and 20-feet deep, or 18-feet deep with
bumper overhang with a 24-foot-wide drive isle. There are 40 trailer parking stalls on the east
side of the building which is the loading dock side of the structure.
A concrete sidewalk extends the length of the building along the west side and along the west
half of the south side. A sidewalk extension also is proposed from the southerly access door to
the bituminous trail adjacent to CSAH 46.
1. The wheel track for the City’s fire truck will have to be traced through the site to assure
adequate accessibility for the fire apparatus. The turning radii of the truck can be
obtained from the City’s Fire Marshall.
2. Pedestrian curb ramps are required at all sidewalk crossings and street access points.
3. Recommend an additional sidewalk extension north to Boulder Avenue providing access
to the sidewalk along Boulder Avenue.
FINAL PLAT
The proposed final plat of Rosemount Industrial Addition consists of 1 lot. An existing 40-foot-
wide drainage and utility easement adjacent to TH 3 is identified on the plat, and an existing 33-
foot-wide highway easement is identified along the southern edge of the plat. This easement
area is being platted as right-of-way. A seventeen-foot-wide private easement is also identified
along the southern edge of the parcel. The existing public easements that are being platted or
placed in right of way should be vacated.
4. The proposed plat does not identify drainage and utility easements along the lot line
perimeter which are typical. A 10-foot drainage and utility easement needs to be platted
along the north and east side of the lot.
5. A strip of land between Boulder Avenue and the northern plat line must be included in the
final plat.
The development Fees are indicated below based on the 2022 Schedule of Rates and Fees.
▪ Sanitary Sewer Trunk Charge: $1,075/acre
▪ Watermain Trunk Charge: $6,500/acre
▪ Storm Sewer Trunk Charge: $6,865/acre
GRADING AND DRAINAGE
Runoff from Rosemount Industrial Addition flows outward from the building collected by storm
sewer within the parking area or out to the curb line of the parking area. Runoff is routed to 3
NURP basins located on the site. The NURP basins are in the northwest, northeast and
southeast corners of the lot. Each NURP basin is adjacent to an infiltration area. The northerly
NURP basins also discharge to an infiltration area located along the northerly lot line. This
infiltration Area is identified to connect to the City’s interceptor trunk storm sewer.
6. There are low points and high points within the drive isle or parking lot that are not
identified on the plan.
7. The high points between low points must be noted as emergency overflow locations
(EOF). Rosemount standard is to have 1.5 feet of freeboard between the EOF elevation
and the lowest opening of a structure. It does not appear that the current design will
accommodate that requirement. Since the EOF’s will be located along the access isle,
which is a paved area, the freeboard requirement could be reduced to 1.0 feet.
8. The grading plan does not propose grading over the existing public easement along the
west side of the site. This easement contains a rather deep sanitary sewer extension
which would not be impacted by surface sloping or grading within the easement area.
Anthony Nemcek
October 17, 2022
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The existing sanitary sewer structures would require adjustment if grading occurred in the
easement area.
9. The proposed storm sewer system needs to be shown on the grading plan.
10. The HWL’s and NWL’s for the ponding system must be shown on the grading plan.
SANITARY SEWER AND WATERMAIN – UTILITY PLAN
Rosemount Industrial Addition proposes to connect to the sanitary sewer system within Boulder
Avenue. The site’s sanitary sewer extends along the west side of the building extending a sewer
stub at the southwest corner of the structure. The sanitary sewer proposed with Rosemount
Industrial Addition is a private facility that will be maintained by the property owner.
Ten-inch watermain is identified to be extended from Boulder Avenue looping around the
structure and extending back to Boulder Avenue. The watermain within Rosemount Industrial
Addition is a private system which will be maintained by the property owner.
11. Gate valves will be placed at the connection points to the watermain extending from
Boulder Avenue.
12. Fire hydrant placement must have a maximum spacing of 300 feet.
STORM SEWER
Rosemount Industrial Addition extends four storm sewer systems. Two storm sewer systems are
located on the east side of the building collection water from the building and the low point in the
parking lot and conveying the runoff to a NURP basin. A third storm sewer system collects runoff
from the south side of the building and conveys the runoff to the NURP pond in the southeast
corner of the site. The fourth storm sewer system collects runoff from the west side parking lot
and building conveying the runoff to the NURP basin in the northwest corner of the lot. The storm
sewer systems within Rosemount Addition are private systems and will be maintained by the
owner.
13. Storm sewer design and layout will be reviewed with the Surface Water Management
plan submittal.
SURFACE WATER MANAGEMENT
The proposed Surface Water Management plan for the preliminary plat has been reviewed.
Comments included in the Surface Water Management plan review shall be incorporated in the
project design.
LANDSCAPE PLAN
The Landscape plan was not reviewed for conflicts with infrastructure as all infrastructure is
privately maintained. Tree plantings should allow space for access and maintenance of proposed
infrastructure.
SITE LIGHTING PLAN
The Site Plan identifies 8 light poles located near the two entrance off Boulder Avenue, the
entrance from the CSAH 46 Service Road along the east side of the easterly parking lot. The
lighting plan was not reviewed for materials, light styles, or light intensity.
GENERAL
Infrastructure design shall be completed in accordance with the City of Rosemount’s Engineering
Guidelines and Standards. Infrastructure construction shall be completed in accordance with the
latest edition of the City’s General Specifications and Standard Detail Plates for Street and Utility
Construction.
MEMORANDUM
To: Adam Kienberger, Community Development Director
Anthony Nemcek, Senior Planner
Julia Hogan, Planner
From: Dan Schultz, Parks and Recreation Director
Date: October 19, 2022
Subject: Rosemount Industrial (McGough)
The Parks and Recreation Department recently reviewed the plans for the Rosemount Industrial
(McGough) development. After reviewing the plans, the Parks and Recreation Department staff has
the following comments:
Parks Dedication
The parks dedication requirement for an industrial development is either a 10% of the total property
area as land dedication, a cash dedication in-lieu of land or combination of the two.
Staff is recommending that the City collect cash in-lieu of land for the development that is currently
being processed. The cash dedication for the 21.8 acre development $109,000 (2.18 acres x $50,000
per acre).
Please let me know if you have any questions about this memo.