HomeMy WebLinkAbout5.a. Culvers PUD with Preliminary and Final PlatROSEMOUNTEXECUTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: October 27 2015
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AGENDA ITEM: Cases 15-32 PUD, 15 -33 -PP, 15 -34 -FP & AGENDA SECTION:
15-36 PUD. Js Quad, LLC (Culver's).
Preliminary Plat, Final Plat, & Planned Unit Public Hearing
Development approval for Culver's
Restaurant with Drive Thru
PREPARED BY: Jason Lindahl, A.I.C.P. AGENDA NO. 5.a.
Planner
ATTACHMENTS: Site Location Map, Preliminary Plat, Final
Plat, Elevations, Floor Plan, Title Sheet, Site APPROVED BY: K.L.
Survey, Site Plan, Grading Plan, Utility Plan,
Landscape Plan, Lighting Plan, SWPP —
Existing, SWPP — Proposed, SWPP —
Details, City Engineer's Memo dated
October 22, 2015, Ground Sign, Preliminary
Plat
RECOMMENDED ACTION: Staff recommends the Planning Commission make the
following four motions:
1. Motion to recommended the City Council approve the Preliminary Plat, subject to
conditions:
a. The applicant to submit copies of the cross access easements with both the
Dakota County CDA and Master Transmission.
b. Conformance with all requirements of the City Engineer as detailed in the
attached memo dated October 22, 2015.
2. Motion to recommended the City Council approve the Final Plat, subject to
conditions:
a. City Council approval of the preliminary plat.
b. Conformance with all requirements of the Preliminary Plat.
3. Motion to recommend the City Council approve a PUD Master Development
Plan and Rezoning from DT- Downtown to DT — Downtown PUD allowing
construction of an 4,310 square foot restaurant with a drive through facility,
subject to conditions:
a. City Council approval of the preliminary and final plat.
b. The applicant shall revise the site plan to provide formal sidewalk connections
from the building to the parking lot and the public sidewalk along South Robert
Trail.
c. The applicant shall submit a revised landscape plan adding 3 additional trees,
modifying the landscaping along the western property line, and installing
additional evergreen plantings to screen the Dakota County senior housing
site from the drive through, and increasing shrubbery adjacent to the drive
through in the east.
d. Submission of a landscape security equal to 110% of the proposed
landscaping in a form acceptable to the City Attorney.
e. Signs shall be approved through a separate permit.
f. Approval of a revised lighting plan consistent with the exterior lighting
standards for the DT — Downtown district.
g. Approval of Site Plan by MN Dot.
4. Motion to recommend the City Council approve a PUD Final Site and Building
Plan allowing construction of an 4,310 square foot restaurant with a drive through
facility, subject to conditions:
a. Conformance with all requirements of the PUD Master Development Plan and
Rezonin
SUMMARY
Applicant: Js Quad, LLC (Culvers)
Location: West side of South Robert Trail, South of Lower 147"' Street West
& North of Master Transmission
Area in Acres: 1.5 Acres
Comp. Guide Plan Desig: DT — Downtown Commercial
Current Zoning: DT — Downtown Commercial
The applicant, Js Quad, LLC, requests preliminary plat, final plat and planned unit development approvals to
allow construction of a 4,310 square foot Culver's restaurant with a drive through facility. According to the
applicant, the Rosemount Culver's would be owned and operated by the Laundenbach family. This would
be their fifth store with the others located in Savage, Anoka, West St. Paul, and Eagan. They would operate
this site similar to others they own, there would be an outdoor patio during warm weather and the
anticipated hours of operation are 10am to 10pm. The preliminary and final plats are necessary to combine
the four existing parcels into one developable lot. The PUD approvals are necessary to review and approve
the proposed restaurant use with a drive through. Staff recommends approval of these requests subject to
the conditions outlined in the recommended action section above.
BACKGROUND
The Rosemount Port Authority purchased the subject property from Genz -Ryan in 2006. In 2014 the City
sold the northern one-third of the property to the Dakota County Community Development Agency for a
60 unit affordable senior housing facility that is currently under construction. In the September of this
year, the Port Authority entered into a purchase agreement with the applicant for the remainder of the site
contingent on receiving development approval from the City.
ISSUE ANALYSIS
Legal Authority. Subdivision and planned unit development requests are considered quasi-judicial actions.
In such cases, the City 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 application meets these
requirements it must be approved. The applicable standards, along with staff findings related to each are
provided below.
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Subdivision Request
Standards for reviewing subdivision requests are outlined in Title 12 of the Rosemount City Code. This
section of the Code details the two-step preliminary and final plat process for land subdivision. In this
case, the applicant requests the City review the preliminary and final plats concurrently. Based on the
findings below, staff recommends approval of the preliminary and final plats subject to the conditions
outlined in the recommended action section above.
Preliminary Plat The subject property consists of 4 vacant parcels two of which formally housed the
Genz -Ryan plumbing, heating and air conditioning repair company while the remaining two are excess
right-of-way for South Robert Trail (Minnesota State Highway 3) obtained by the City. The proposed
subdivision combines the four parcels into one property that will contain the proposed 4,310 square foot
Culver's restaurant and drive through facility. The subdivision ordinance requires properties to be platted
if resulting in lots less than 5 acres.
Land Use and Zoning. The subject property is guided and zoned DT — Downtown Commercial. The DT
— Downtown land use category lists the DT — Downtown zoning district as the preferred zoning category
for this land use classification. Similarly, the DT — Downtown zoning district lists eating and drinking
establishments without drive through facilities as a permitted use. Staff supports this use with a drive
through facility by recommending rezoning of the property to DT -PUD.
Planned Unit Development
The purpose of a Planned Unit Development (PUD) is to allow flexibility from typical zoning
performance standards to encourage higher quality development. This process involves an exchange in
which the City eases certain performance standards in return for an enhanced development. Although
under 10 acres, the property qualifies for consideration of a PUD as it is located in a transitional area
between different land use categories (Downtown and Low Density Residential) and is on a minor arterial
street (Section 11-10-6)
The ordinance provides development standards for PUD's and recognizes that the specifications and
standards for streets, utilities, public facilities and subdivisions may be modified based upon the unique
characteristics of the PUD. The city council may therefore approve streets, utilities, public facilities and
land subdivisions that are not in compliance with usual specifications or ordinance requirements if it finds
that strict adherence to such standards or requirements is not required to meet the intent of the PUD
ordinance or to protect the health, safety or welfare of the surrounding area or the city as a whole. A drive
through while not expressly permitted in the Downtown District for restaurant uses may be found
acceptable in certain instances if the project meets the intent of the PUD ordinance. In this case, staff
finds the proposed restaurant and drive through acceptable based on the unique circumstances of the
building and site design, the use with drive through meets the intent of the Comprehensive Plan, and
protects the health, safety or welfare of the surrounding area and the city as a whole.
In this case, the applicant requests the proposed restaurant use include a drive through facility in exchange
for more efficiently and effectively utilization of the subject property, higher quality design, improved
transition between the residential uses to the west and the downtown commercial activity to the east, and
an overall development plan consistent with the Comprehensive Plan and the Development Framework
for Downtown Rosemount. According to Section 11-10-6.C, the planning commission and city council
shall base their recommendations and actions regarding the applicable PUD application on consideration
of the items listed below.
1. Compatibility of the proposed plan with the PUD standards and the goals and policies of the
comprehensive plan.
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Finding: The proposed use is consistent with the PUD standards and the goals and policies of the
comprehensive plan. Generally, the comprehensive plan calls for promoting commercial renewal
and rehabilitation in downtown. More specifically, the DT — Downtown land use designation is
intended to provide for the variety of land uses that make a successful downtown. These uses
include the civic functions of government, education, and gathering spaces, as well as the variety of
uses that would allow residents to live, work, shop and recreate all within Downtown. The
Development Framework specifically notes that Downtown "must be a gathering place, featuring
services and retailing that will attract families for repeated visits". The Framework recognized that
the Downtown must "balance the needs of cars and people". Culvers is primarily a restaurant with
approximately 102 indoor seats, which also happens to have a drive through option. While a drive
through at a food establishment is not specifically permitted in the Downtown, the hours of
operation, the type of restaurant, the number of seats, make this use more like a fast casual dining
than a fast food restaurant. This is more consistent with the type of uses desired in the Downtown.
In this case, the restaurant use will both promote commercial redevelopment in the downtown
while providing a unique restaurant option not currently available in downtown.
2. Effect of the proposed plan on the neighborhood in which it is to be located.
Finding: The proposed development will have a positive effect on the surrounding neighborhood.
The proposed use offers a unique combination of casual dining and efficient service not offered by
other restaurant in downtown. In addition, the building's enhanced architectural appearance and
exterior materials surpass that of pre-existing buildings on the site, which had a nonconforming
use. Staff has worked with the applicant to create a site plan that is complimentary to adjoining
residences and creates an effective transition between the residential houses to the west and the
downtown commercial buildings to the north and east. The applicant attempted to meet with each
of the property owners along the west property line to discuss the project and review the plan. The
neighbors, as part of the formal planning review, have been contacted about the public hearing at
the Planning Commission meeting.
3. Internal organization and adequacy of various uses or densities, circulation and parking facilities,
public facilities, recreation areas, open spaces, screening and landscaping.
Finding: The site's organization and layout were designed to be sensitive to the subject property's
unique location on the edge of downtown surrounded by differing land uses. The building was
placed as far to the east as possible to maximize open space between it and the residential uses to
the west. This design has the added result of using the building to screen the drive though from
the abutting residential uses while siting the building as close as possible to South Robert Trail
mirroring the development pattern to the north in downtown. Circulation in the site, and therefore
parking and drive aisles is restricted due to the established shared access points on the site. The
depth of the site is limiting which makes it a harder redevelopment site than some of the other
parcels in the Downtown.
4. Consistency with the standards of section 11-10-3 of this chapter pertaining to site and building
plan review.
Finding: The proposed development meets or exceeds the development standards for the DT —
Downtown district with the exception of some minor items noted in the staff report relating to
landscaping, lighting, and pedestrian access. All are addressed through conditions of approval to
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bring the proposal into compliance with the ordinance. These requirements and staffs finding for
each are detailed the site plan review section below.
5. Such other factors as the planning commission or city council deems relevant.
Based on the finding detailed above, staff recommends approval of the planned unit development. The
Planning Commission and City Council may attach conditions to their actions as they determine necessary
or convenient to better accomplish the purposes of a planned unit development.
Streets & Access. The proposed subdivision will have three accesses including two on South Robert
Trail and one along Cambrian Avenue. All three currently exist and no change to their functionality is
proposed as part of this development proposal. Both the northern access along South Robert Trail and
the Cambrian Avenue access are full accesses and will be shared with the Dakota County senior housing
project to the north. The southern access is also a full access and will be shared with the Master
Transmission site to the south. Given these shared accesses, staff recommends a condition of approval
require the applicant to submit copies of the cross access easements with both the Dakota County CDA
and Master Transmission and file them with the plat.
The location and functionality of these accesses were reviewed and approved by the Minnesota
Department of Transportation (MN DOT) and the City during the review of the CDA senior housing
project. During the public hearing and open house for the CDA project, a number of residents stated they
were concerned about a potential increase in traffic along Cambrian Avenue. That concern should be
mitigated now that MN DOT has approved a full access onto South Robert Trail that will allow a left turn
north onto South Robert Trail. This reduces the need for travelers from either project to use the
Cambrian access. Additionally, to help drivers understand that there is no shortcut to other parts of the
City if they turn south on Cambrian Avenue, a "No Outlet" sign has be installed at the intersection of
Cambrian Avenue and Camero Avenue.
Parks and Open Space. The Parks and Recreation Department has reviewed the proposed plat and finds
that park dedication was collected as part of the original Genz -Ryan development and no additional park
dedication is necessary at this time.
Sidewalks, Trails and Pathway. The City recently completed the Pedestrian and Bicycle Master Plan
with a goal of building on existing infrastructure to create a community where choosing to walk or bike is a
safe, convenient, and enjoyable recreation and transportation option of all users. In addition, Section 11-
4-11.G.4 requires concrete sidewalks, a minimum of five feet (5') in width, be provided on all property
abutting public right of way. In this case, there is an existing 8' wide concrete sidewalk along South Robert
Trail. Staff recommends a condition of approval require the applicant to revise their plan to connect the
sidewalk along South Robert Trail with the site's internal sidewalk.
Pedestrian Circulation: The site plan does not meet the pedestrian circulation standards outlined in
Section 11-4-11.G.4 and the Pedestrian and Bicycle Master Plan, although can with minor adjustments.
The applicant's plans illustrate a 6 foot wide concrete sidewalk along half of the east side and all of the
north and west sides of the building. However, these sidewalks do not clearly connect to the proposed
parking lot or adjacent public sidewalk along South Robert Trail as required by ordinance. Staff
recommends a condition of approval require the applicant revise the site plan to provide a formal sidewalk
connection from the building to the proposed parking lot and the public sidewalk along South Robert
Trail.
61
Engineering Comments. The Engineering department has reviewed the preliminary and final plats as
well as the site plan for Culver's. Engineering comments are detailed in the attached memo dated October
22, 2015.
Final Plat The final plat appears consistent with the preliminary plat and staff recommends approval.
The proposed subdivision combines the four parcels into one property that will contain the proposed
4,310 square foot Culver's restaurant and drive through facility. The final plat shall comply with all terms
and conditions of approval for the preliminary plat.
Site Plan Review
As noted above, the planned unit development application requires a corresponding site plan review. The
purpose of a site plan review is to evaluate each project as it relates to the performance and site design
standards of the zoning ordinance. The applicable site plan review standards and staffs findings for each
are detailed below.
Land Use and Zoning. The subject property is guided and zoned DT — Downtown Commercial. The DT
— Downtown land use category lists the DT — Downtown zoning district as the preferred zoning category
for this land use classification. Similarly, the DT — Downtown zoning district lists eating and drinking
establishments without drive through facilities as a permitted use. Staff supports this use with a drive
through facility by means of the planned unit development approval.
Lot and Building Standards. The proposed site design is consistent with the lot and building
performance standards for the DT — Downtown district. These standards are detailed in the table below.
While the downtown does not include minimum lot size or setback requirements, staff believes the
applicant has positioned the building taking into the consideration the limited lot depth while minimizing
its impact on abutting properties and creating an effective transition between the residential uses to the
west and the downtown activities to the north and east.
Lot and Building
Performance Standards for the DT - Downtown District
Standard
Required
Proposed
Front Setback(East)
None
23 ft.
Side Setback(North)
None
149 ft.
Side Setback South
None
209.5 ft.
Rear Setback est
None
78 ft.
Minimum Lot Size
None
1.5 acres
Minimum Lot Width
None
453
Minimum Lot Depth
None
148
Maximum Lot Coverage
90% maximum
67.8%
Residential Buffer Yard
10'
10'
Building Height
45'
23'
Buffer Area. The table above notes the required 10 foot buffer yard along residential districts. This
standard requires the buffer shall contain no structures (except fencing), shall not be used for parking, off
street loading or storage, and shall be landscaped with sod or seeded grass and planting of trees and
shrubbery. A screen wall or fence not less than fifty percent (50%) opaque, nor less than three feet (3� in
height shall be erected to provide sufficient screening of the commercial parking. With the exception of
one property, there is a continuous 6 foot high wood privacy fence that extends along the entire western
property line. The applicant plans to fill the gap in the fence with a matching fence and install 21 Black
Hills spruce in 7 groups of 3 trees each. While staff supports filling the gap in the fencing there is concern
1.1
over the use of Black Hills spruce due to the limited area for future growth. Staff would like to work with
the applicant on suitable landscape material in this restricted area which will provide screening for
adjoining residents.
Buffering is also necessary between the drive through aisle and northern senior housing project.CDA staff
is concerned with headlights from cars in the drive through lane shining north, toward the senior housing
building. Staff recommends a condition of approval requiring the applicant install additional evergreen
plantings to screen the drive through from the CDA senior housing building to the north.
Exterior Building Materials. The proposed building exceeds the exterior building material standards for
the DT — Downtown district. The zoning standards require facades facing a public right-of-way to have
the highest level of exterior building materials but the applicant proposes the same materials on all four
side of the building. As proposed, the building will be predominately brick with a stone base and accent
columns. The building material requirements and those planned for the proposed building are compared
in the table below.
Aotes: Proposed materials also include minor amounts of metal or wood used as accents.
Architectural Appearance & Building Massing. As designed, the proposed building meets or exceeds
the architectural appearance and building massing requirements of the DT — Downtown district. The
zoning standards require facades facing a public right-of-way to have the highest level of architectural
detail, material variation, facade articulation, and roofline enhancements and include at least four of the
required architectural components. The proposed building will have the same architectural detail on all
four sides of the building and include cornices, subfacades, window awnings, stone base and columns and
heightened parapet walls. Together, these features reduce the mass of the building, increase its
architectural interest, and enhance the site's overall visual appeal. These traits will help the site serve as a
transition between the downtown uses to the north and east and the residential and more contemporary
commercial uses to the south and west.
Off -Street Parking. The site meets or exceeds the off-street parking requirements for the DT —
Downtown district. Section 11-6-1.K exempts uses in the downtown from the off-street parking
requirements except sites that choose to provide off-street parking shall comply with the parking lot design
standards. In other commercial zoning districts, restaurants would be required to provide 1 stall per 3
seats. The proposed floor plan illustrates 102 indoor and approximately 20 outdoor seats. Based on these
numbers, restaurants in other commercial zoning districts would be required to provide 41 off-street
parking stalls. The applicant's plan shows 83 stalls or more the twice the required number of stalls.
Typically, staff relies on the desires of the applicant should they feel more parking is required for their
business. In this instance the lack of viable alternative parking options means that the site should try to
provide all needed parking, even during peak use. Because there are no convenient on -street parking
options, staff does not want to overflow parking to move to the adjoining commercial uses or the
adjoining residential neighborhoods. For these reasons, staff is supportive of the high parking stall count
provided.
N
DT - Downtown District Exterior Building Materials Standards
Elevation
Required*
Proposed
Status
Brick or Stone EFIS/Stucco
Brick or Stone EFIS/Stucco
Front(East)
75% 10%
88.5% 7.5%
Exceeds
Side (North)
60% 10%
87.8% 7.7%
Exceeds
Side (South)
60% 10%
87.3% 7.5%
Exceeds
Back (West)
60% 10%
80.8% 7.3%
Exceeds
Aotes: Proposed materials also include minor amounts of metal or wood used as accents.
Architectural Appearance & Building Massing. As designed, the proposed building meets or exceeds
the architectural appearance and building massing requirements of the DT — Downtown district. The
zoning standards require facades facing a public right-of-way to have the highest level of architectural
detail, material variation, facade articulation, and roofline enhancements and include at least four of the
required architectural components. The proposed building will have the same architectural detail on all
four sides of the building and include cornices, subfacades, window awnings, stone base and columns and
heightened parapet walls. Together, these features reduce the mass of the building, increase its
architectural interest, and enhance the site's overall visual appeal. These traits will help the site serve as a
transition between the downtown uses to the north and east and the residential and more contemporary
commercial uses to the south and west.
Off -Street Parking. The site meets or exceeds the off-street parking requirements for the DT —
Downtown district. Section 11-6-1.K exempts uses in the downtown from the off-street parking
requirements except sites that choose to provide off-street parking shall comply with the parking lot design
standards. In other commercial zoning districts, restaurants would be required to provide 1 stall per 3
seats. The proposed floor plan illustrates 102 indoor and approximately 20 outdoor seats. Based on these
numbers, restaurants in other commercial zoning districts would be required to provide 41 off-street
parking stalls. The applicant's plan shows 83 stalls or more the twice the required number of stalls.
Typically, staff relies on the desires of the applicant should they feel more parking is required for their
business. In this instance the lack of viable alternative parking options means that the site should try to
provide all needed parking, even during peak use. Because there are no convenient on -street parking
options, staff does not want to overflow parking to move to the adjoining commercial uses or the
adjoining residential neighborhoods. For these reasons, staff is supportive of the high parking stall count
provided.
N
As mentioned above, the site meets or exceeds the parking standards with the exception of parking stall
length. The site plan shows the length of the off-street parking stalls as two feet (2') short of the 19'
minimum required length. However, the parking lot design standards allow the minimum parking stall
length may be decreased by up to two feet (2') for spaces which allow the bumper of the auto to project
beyond the terminus of the parking space without obstructing other parking spaces or vehicle circulation.
While the Downtown district does not require off-street parking, it does provide a list of design standards
for sites that choose to provide off-street parking. Section 11-4-11.G.7 requires perimeter screening and
green space within the parking area to reduce the impact of large expanses of paved surfaces, provide a
more pedestrian friendly environment and allow adequate room for snow storage. This section requires a
minimum of 10 percent of the parking lots to be landscaped and include one tree for every 250 square feet
of required landscape area. In this case, the applicant's plans exceed the required landscape area but are 1
tree under the minimum required. The ordinance also requires a minimum fifty percent (50%) opacity
landscape screen to a height of at least four feet (4'). The applicant's landscape meets this standard by
providing a row of Alpine Current shrubs between the parking lot and South Robert Trail. The remainder
of the parking area will be screen by the principal building.
Landscaping. The applicant's landscape plan fails to meet the City's minimum landscape requirements
outlined in Section 11-6-3. A detailed comparison of the required and proposed landscaping for this site is
provided in the table below. All sites in commercial zoning district are required to provide a minimum of
1 tree per 3,000 square feet of land area and foundation plantings equal to 1 per 10 linear feet of building
perimeter. The applicant's landscape plan shows 21 trees or 2 trees under the minimum required and 49
foundation plantings or 28 more than required. Staff recommends a condition of approval to modify the
plan to bring it into compliance with the ordinance criteria and address issues raised during the staff report
regarding screening to adjacent properties. The applicant is also required to submit a landscaping security
in the form of a letter of credit equal to 110% of the value of the proposed landscaping.
Landscaping Requirement Comparison
Type
Size
Standard
Required
Proposed
Status
Trees
68,410
1 tree /3,000 sq. tt.
23
21
-2
Foundation
273
1 planting/ 10 linear
28
49
Exceeds
Plantings
feet of building
Parking Area
Landscape
27,702
10% landscaping
2,770
2,846
Exceeds
Parking Area
2,770
1 tree/250 sq. ft.
12
11
-1
Trees
Signage. The applicant's plans illustrate a freestanding electronic message center ground sign in the
northeast corner of the site adjacent to South Robert Trail and wall signs on all four sides of the proposed
building. The proposed wall signs appear consistent with the City's sign regulations. Staff is generally
supportive an electronic message center sign similar to the attached concept proposal as part of the PUD.
Specific sign regulations for the DT — Downtown district are detailed in Section 11-8-6.C.1 and
summarized below. Final sign plans for the site must be approved through a separate administrative
permit.
Each downtown site is allowed one ground sign up to forty (40) square feet in size and ten feet (10') in
height. Wall signs shall not exceed fifteen percent (15%) of the total area of the wall on which the signs
are affixed. Wall signage may be affixed to windows but shall not exceed thirty percent (30%) of the
window on which it is placed and is counted toward the overall fifteen percent (15%) maximum wall
1Q
signage. Signage placed on a wall facing a parking area and abutting a residential use shall not exceed ten
percent (10%) of the total area of the wall on which it is placed and shall not be illuminated past nine
o'clock (9:00) P.M. nor before six o'clock (6:00) A.M.
Exterior Lighting. As proposed, the applicant's plans fail to meet the City's exterior lighting standards
for properties in the DT - Downtown district. These standards are detailed in Section 11-4-11.G.6 and are
listed blew.
• Lighting shall be consistent in character throughout the entire property site, in both design and
bulb type.
• Any light fixture must be placed in such a manner that no light emitting surface is visible from any
residential area or public/private roadway, walkway, trail or other public way when viewed at
ground level.
• Light shall be directed toward the ground. Externally lit signs, display, building and aesthetic
lighting must be lit from the top and shine downward. Lighting must be shielded to prevent direct
glare.
• The level of lighting shall not exceed 0.5 lumens at any residential property line or 1.0 lumen at any
nonresidential property line.
• The maximum height for exterior lighting is thirty feet (30'). The maximum height for exterior
lighting within one hundred feet (100') of a residential use or district shall be twenty feet (20').
• All nonessential lighting will be required to be turned off after business hours, leaving only the
necessary lighting for site security.
The applicant's plans include a photometric plan but no spec sheets for the proposed light fixtures. The
photometric plan appears to show light levels at the property lines above the standards listed above. A
condition of approval shall require the applicant to submit a revised lighting plan consistent with City
requirements.
Trash Enclosure. The applicant's plans are consistent with the City requirements for trash enclosures
detailed in Section 5-1-3. The applicant's plans illustrate a trash enclosure connected to the southwest
corner of the building with materials that match the principal building and wood gates.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the preliminary plat, final plat and planned unit development approvals to
allow construction of a 4,310 square foot Culver's restaurant with a drive through facility subject to the
conditions of approval outlined in the recommended action section above.
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4ROSEMOUNT
PUBLIC WORKS
MEMORANDUM
DATE: October 22, 2015
TO: Kim Lindquist, Community Development Director
CC: Patrick Wrase, Director of Public Works/City Engineer
Jason Lindahl, Planner
Amy Roudebush, Planning and Personnel Secretary
FROM: Mitch Hatcher, Project Engineer
RE: Culver's Engineering Review
SUBMITTAL:
Site plans prepared by Civil Site Group are dated September 28, 2015
Engineering review comments were generated from the following documents included in the
submittal:
• Site plans (12 sheets) including:
o Title Sheet
o Boundary Survey and Topographic Survey
o Site, Grading, Utility, Lighting, Erosion Control, and Landscape Plan
DEVELOPMENT FEES:
1. Sewer and water connection charges are required based on the City's fee list at the time of
development.
2. No trunk utility area charges are proposed with this development.
3. The developer will be responsible for plan review fees.
SITE PLAN AND UTILITY COMMENTS:
1. Label lowest opening elevations (LOE). Currently shown as point elevation 961.70'. Include
LOE for the properties adjacent, west of the site.
2. Ensure the maximum slopes for swale areas do not exceed a 4:1.
3. Existing contours should extend outside the property limits to show where water is entering
the site.
4. Prior to relocation of the existing hydrant, the city must be contacted a minimum of 48
hours in advance of construction for inspection.
5. The 1.5" water service should be approved by the City's Building Official and Fire Marshal.
6. The connection to the sanitary sewer should be to one of sewer service stubs provided.
7. The developer should coordinate with private utility companies that are currently located on
site. If relocation is necessary, it should be the responsibility of the developer to work
directly with the private utility companies.
8. The exit from the drive-thru to the north entrance turning radii should be verified to be a
minimum of 20 feet.
9. A an agreement for the site should be created to address the following items:
• Shared access for both entrances. The agreement should include pavement repairs
and replacement, and plowing.
• Sidewalk maintenance including concrete repairs, replacement, and snow removal.
STORMWATER MANAGEMENT:
10. Existing and proposed drainage area maps need to include offsite drainage coming onto the
property from the west. Existing drainage areas should be divided to show the portions that
flow north and south.
11. Existing and proposed drainage area maps need to be updated to verify the rates into the
storm sewer system in TH 3 from the proposed site are less than the existing conditions.
Two separate point discharge locations, north and south, should be evaluated.
12. Erosion control sheets need to include existing and proposed drainage arrows.
13. No calculations were provided to verify storm sewer was designed to accommodate the 10 -
year rainfall event.
14. Drainage from the parking lot should be contained within the parking lot and collected via
catch basins to the storm sewer system. Wherever possible, catch basins should be located at
the proposed curb cut locations. The drainage area for the portions of the parking lot that
discharge to the swale in the southwest of the site shall be as minimal as possible.
Surmountable curb or curb cuts may be used to maintain emergency overflow (EOF) routes.
15. No information was provided regarding the locations of roof drains and downspouts for the
building.
16. The city has provided ponding in regional basins (Basin 578 "Erickson Pond" & Basin
2442). Therefore, storage of the runoff from the 100-year/24-hour storm event is not
required on site.
17. The existing 15" RCP flared end section located in the northeast corner of the site shall be
removed and a concrete bulk head constructed.
18. Overflow routes for the swales should be established to maintain 1 foot of freeboard from
the lowest building LOE.
19. Landscaping should not be installed within the drainage flow path of the swale located in the
southwest of the site.
GENERAL COMMENTS:
1. The owner/ contractor is required to ensure that erosion and sediment control is in
conformance with the Minnesota Pollution Control Agency's Best Management Practices.
Compliance with the requirements of the NPDES permit is the responsibility of the
owner/ contractor. Documentation of permit acquisition shall be forwarded to the City
prior to issuance of a building permit.
2. Record drawings (paper and electronic formats) of the site that meet the standards set forth
in the Engineering Guidelines shall be submitted to the City prior to issuance of a Certificate
of Occupancy.
Should yrou have any questions or comments regarding the items listed above, please contact me at
651-322-2015.
�fto
-- .e0
AW,
IMLI
4w 1 5 11 � 11 1
Matt Pavek Pat Sarver
763-213-3944 952-250-2003
14755 & 14785 ROBERT TRAIL SOUTH, ROSEMOUNT, MN 55068
PRELIMINARY PLAT
PREPARED BY ME OR UNDER MY DIRECT
C2.1
LICENSED PROFESSIONAL ENGINEER
SUPERVISION AND THAT I AM A DULY
UNDER THE LAWS OF THE STATE OF
I HEREBY CERTIFY THAT THIS PLAN,
44263ISSUE/SUBMITTAL SUMMARY
SPECIFICATION, OR REPORT WAS
CivilSiteGroup.com
CULVERS ROSEMOUNT
REVISION SUMMARY
Matthew R. Pavek
CITY RESUBMITTAL
MINNESOTA.
CITY SUBMITTAL
14755 & 14785 ROBERT TRAIL SOUTH, ROSEMOUNT, MN 55068
DESCRIPTIONDESCRIPTION
10/23/15
......
...........
CULVERS ROSEMOUNT
DATE9/28/1510/23/15...........DATE
......
PROJECT
N
GOPHER STATE ONE CALL WWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCAL
SITE PLAN LEGEND: