HomeMy WebLinkAbout9.a. Request by Kraus Anderson for a Planned Unit Development Master Development Plan, Rezoning and Final Site and Building Plan; Preliminary and Final Plat to construct a 17,027 square foot Professional Office Building named South Robert CommonsAGENDA ITEM: Case 09- 03- PUD -RZ; 09 -04 -FDP; 09-05
PP; 09- 06 -FP; Request by Kraus Anderson
for a Planned Unit Development Master
Development Plan, Rezoning, and Final
Site and Building Plan; Preliminary and
Final Plat to construct a 17,027 square foot
Professional Office Building named South
Robert Commons.
AGENDA SECTION:
New Business
PREPARED BY: Eric Zweber, Senior Planner
AGENDA NO.
q 01-
ATTACHMENTS: Site Map; Resolutions; Planned Unit
Development Agreement; Finn Daniels
Narrative; Title Sheet; Site Plan;
Photometric Plan; Landscape Plan; Floor
Plan; Exterior Elevations; Existing
Conditions /Preliminary Plat; Grading Plan;
Utility Plan; Final Plat; City Engineer's
Memorandum (03/17/2009); Fire Marshal's
Memorandum (02/18/2009).
APPROVED BY:
OW
RECOMMENDED ACTION: Staff recommends that the City Council approve the
South Robert Commons development requested by Kraus Anderson Realty Company
by making the following three motions.
1. Motion to adopt a Resolution approving the Preliminary Plat and Final Plat for
South Robert Commons.
2. Motion to adopt a Resolution approving the Planned Unit Development Master
Development Plan with Rezoning and the Planned Unit Development Final Site
and Building Plan for South Robert Commons.
3. Motion to approve the Planned Unit Development agreement for South Robert
Commons (Phase 1) and authorize the Mayor and City Clerk to enter into the
Agreement.
4 ROSEMOUNT
CITY COUNCIL
City Council Meeting Date: March 18, 2009
EXECUTIVE SUMMARY
ISSUE
Kraus Anderson is proposing to build a 17,027 square foot professional office building named South
Robert Commons on the southwest corner of Lower 147 Street and South Robert Trail. The
building is designed to accommodate multiple tenants with four separate lease spaces, the smallest
being approximately 2,900 square feet and the largest being approximately 5,000 square feet. The
building abuts South Robert Trail with a parking lot between the building and the homes to the west.
Yard
Structure
Parking /Driveway
Front Yard
0 Feet
0 Feet
Side Yard
0 Feet
0 Feet
Rear Yard
10 Feet
10 Feet
The parking lot will be accessed via Lower 147 Street to the north and a right in -right out access onto
South Robert Trail to the east. The developer illustrates plans for the future phase 2 development on
the southern parcel. As part of the project approvals requested, the applicant is proposing to
preliminary and final plat the three existing parcels, creating two new lots. The City's Port Authority
will retain ownership of the phase 2 parcel although the applicant has an option on the property. The
City has also been working with MnDOT over the last year in order to get portions of the Hwy 3
right -of -way vacated to facilitate the project as proposed. The City received the right -of -way abutting
the most northern property and applications for the vacations are in to MnDOT for the remaining
two properties.
BACKGROUND
The City acquired the former Genz Ryan site in 2006 after the business moved to Burnsville. The
site is approximately 2.12 acres in size with approximately 150 feet of frontage along Lower 147
Street and approximately 750 feet of frontage along South Robert Trail. The use of the site by Genz
Ryan included three warehouse and office buildings along the back property line with parking
located between the buildings and along South Robert Trail.
In 2004, the City adopted the Development Framework for Downtown Rosemount (Framework) that depicted
proposed redevelopment and reinvestment in Downtown Rosemount, including the redevelopment
of the Genz Ryan site into office commercial space. Since that time, the Port Authority has been
marketing the property for redevelopment and in 2008 entered into a purchase agreement with
Kraus Anderson. The purchase agreement splits the site into two parcels, each being roughly half of
the site. Kraus Anderson has committed to buying the northern of the two sites and developing it
into a 17,027 square foot professional office building while maintaining a purchase option on the
second (southern) parcel for a possible second professional office building. Kraus Anderson is
required to demolish all the buildings located on the former Genz Ryan site per the purchase
agreement.
The site is located directly east of a series of single family residences that front onto Cambrian
Avenue, is north of the Master Transmission building and the Rosemount Crossings retail complex,
is west of the Fluegel's complex, and south of the Marathon Gas Station. The site is also located
southwest of Core Block East including the Waterford Commons building that is currently under
construction.
Surrounding Land Uses:
Existing Zoning District:
Proposed Zoning District:
Required Setbacks:
North: Gas Station and other Commercial
East Fluegel's and other Commercial
South: Master Transmission and Rosemount Crossings
West Single Family Residential
C -2: Downtown Commercial and Traditional Downtown Overlay
C -2 PUD: Downtown Commercial Planned Unit Development
2
Fronta a
Structure
Par I /Driveway
Front Yard
0 Feet
0 Feet
Side Yard
6 Feet
6 Feet
Rear Yard
=80 Feet
9.19 Feet
Pro osed Setbacks:
Maximum Height:
Proposed Height
Minimum Lot Size:
Proposed Lot Sizes:
35 Feet
20 Feet
None
Lot 1: 1.16 Acres
Lot 2: 1.15 Acres
SUMMARY
Site Layout
The building is located on the northeast corner of the site, nearest the intersection of South Robert
Trail and Lower 147 Street, with the parking located behind the building. This is the opposite of
the current Genz Ryan site which has the building located to the rear of the lot and parking up front
along the street. Placement of the building along the street frontage is encouraged in the Framework
to make the Downtown more urban and walkable than the typical suburban development.
To accommodate this design, the City has requested that the Minnesota Department of
Transportation MnDOT) release excess right -of -way on South Robert Trail. Currently, MnDOT
has approximately 75 feet of half right -of -way adjacent to the site, but they have agreed to reduce
that to 50 feet and release approximately 25 feet (actually 23.23 feet) for development. The
placement of the building is within the additional 23.23 feet and located directly adjacent to the 50
feet of half right -of -way. The City has obtained the right -of -way associated with the northern lot and
has applied for vacation of the right -of -way associated with the two southern lots, after an extensive
process to clear the property titles.
Access
Two accesses to the site are provided, a full access onto Lower 147 Street on the west half of the
parcel and a right-in/right- out access onto South Robert Trail on the southern boundary of Lot 1.
These two accesses will be shared with Lot 2 upon its development. A third access will remain in its
current location at the south end of the property; currently shared by proposed Lot 2 and the Master
Transmission property.
The right -in /right -out access onto South Robert Trail is being designed by the City's engineering
consultant, WSB, and being reviewed by MnDOT's traffic division. The MnDOT approved plans
will need to be incorporated into the final plans for this development. A cross access easement will
need to be recorded to allow the two created parcels to share access. The developer proposed
access easement only covers the right -in /right -out access, but staff requests that the access easement
run through the western access lane that runs parallel with the building as well to provide joint
access to all three accesses. There is a condition of approval that will require the creation of this
expanded cross access easement.
Parking
Kraus Anderson proposes 83 parking stalls, the one stall less that the amount required by the
Ordinance for commercial development within the C4 General Commercial zoning district. The
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C2 Downtown Commercial district does not have a minimum parking requirement because the
Downtown is meant to share parking between developments and incorporates on -street parking
where applicable. The parking is provided on the west side of the parcel, between the building and
the residences to the west including a 10 foot setback (9.8 feet for the southern 56 feet of the lot),
and south of the building, between the building and the eastern right in -right access.
It appears likely that there will be a reduction of one parking stall in the southeast corner of the site
to accommodate the right turn lane into the site, reducing the total parking stalls to 82. This change
is to permit safer access into the site. No variance is required for this change because of the flexible
parking standards in the downtown zoning district.
Pedestrian Circulation
There are existing sidewalks along the Lower 147 Street and South Robert Trail frontage, but
portions of them will be replaced to accommodate the construction of the site access and turn lane.
The applicant proposes six foot wide sidewalks along the west and south sides of the building and
leading to all the entrances of the building. The sidewalks provide pedestrian access around the
entire building.
Building Design and Materials
The building is roughly rectangular in shape with the short facades facing north and south and the
long facades facings east and west. The interior of the building is broken into four lease spaces.
With this interior design, there are columns designed into each of four lease units of the east and
west facade, while there is only one column designed for each of the north and south facade because
these facades are only one lease unit wide. The columns are thrust outward from the building
elevation to provided depth and are constructed two feet taller than the other parts of the facade to
provide vertical variation. The columns generally highlight the entrance but also provide
architectural interest. The entrance columns have a doorway recessed 1 foot 8 inches into columns
to provide both a lighted vestibule for the entry and provide an architectural contrast. The columns
without entrances (one on the east facade and the one on the north facade) have a similar vertical
composition as the entry columns but contain windows in place of the recessed doorways.
This design results in two entrances to each lease space, including four entries in the west facade,
three entries in the east facade, one entry in the south facade, and no entry in the north facade. The
north lease unit and the middle two lease units have entries to both the east and the west, while the
southern lease unit has an entry to the west and an entry to the south. The south entry is preferred
in the southern unit over the eastern facade because of the parking lot located south of the building.
A sidewalk runs along all four sides of the building to provide pedestrian access to all eight
entrances.
There is one additional door located within the second column from the north on the eastern
facade. This second doorway serves as an access to the utility room, but is a glass door of an
identical design as the other doors. This door may be glazed or shaded in some other manner to
hide the utility equipment within the room. City staff will need to approve the glazing to ensure that
it does not contrast significantly from the other pedestrian doors.
The building materials are approximately 50% brick, 30% windows and doors, 20% stone, and 10%
EIFS, as well as a small amount of glazed metal panels used in roof tuck pointing and treatment
over the windows. The Downtown zoning district requires 100% brick other than the doors and
windows and limits the uses of EIFS only to architectural accents. Staff recommends a waiver from
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Plants
Required
Provided
Trees
23
15
Foundation Plantings
67
261
this requirement because staff believes that the building design and materials meets the intent of the
Ordinance requirement even though the building does not meet the strict interpretation of the
Ordinance. Staff supports the use of 20% stone because it is of similar value and durability as brick,
provides complementary texture and color to the brick facade, and enhances the architectural
interest in the building. Staff is also supportive of the minor amount of EIFS because it serves an
architectural purpose. EIFS is used in two locations, on the capitals over the roof parapets and in
top five feet of the second and fourth sections of the east and west facades. The use of the EIFS on
the second and fourth sections provides some architectural contrast that breaks the mass of the long
facades of the building into three parts providing the suggestion that it is three separate buildings
instead of one long building. The applicant had previously submitted a building elevation which had
significantly more EIFS and less architectural embellishment. There had been concern expressed
that the narrow lot made it difficult to provide horizontal variation in the 250 foot wall facade and
therefore visual interest would need to be created through the use of varied materials, variation in
height, and a modification to the building design.
All four elevations are shown in the black and white exterior elevations, while the color elevation
illustrates the western facade. This color elevation is used to illustrate the complementary colors
used in the different building materials The same color pattern will be used on the other facades of
the building.
Landscaping and Tree Preservation
The landscape plan shows foundation plantings around all four sides of the building and trees are
planted on the south and west sides of the site within the parking lot and along the property
boundary. Additionally, arborvitaes are planted along the western property line to provide a hedge
effect to the western residential neighbors upon maturity of the plants. Trees cannot be planted on
the north side of the lot due to the placement of the building and trees cannot be planted on the east
side of the building because trees are not allowed within a MnDOT right -of -way. There is a
deficiency of eight trees from the ordinance requirement.
Staff is supportive of waiving the requirement of the final eight trees. The Planned Unit
Development provides the ability to waive certain requirements. Staff believes the fact that trees
cannot be planted within the MnDOT right -of -way is sufficient reason to waive the additional eight
trees and that the additional foundation plants more than three times beyond what is required.
Mechanical Equipment and Trash Enclosure
The mechanical equipment (aside from an electrical transformer) will be installed on the roof top.
The roof top mechanical equipment will be screened from view by the parapets of the building
design. The electrical transformer and the trash enclosure will be located along the western side of
the parking lot between the two phases and will be landscaped to buffer its appearance, particularly
from the residences to the west. The trash enclosure will be setback 10 feet from the western
property line and constructed of brick similar to that used on the principal building. The trash
enclosure is designed to be large enough to serve both phases of development and will be located on
the southern parcel that is currently owned by the City.
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Signs
The signage for this development is proposed to be exclusively wall signage; no ground or
monument signs are proposed. The signage is proposed over each lease space, four each on the east
and west facades, and one each on the north and south facades. The total tenant signage is not to
exceed 15% of the total wall face, per the Ordinance.
The City is currently revising its Sign Ordinance and the signs on the west facade of the building
would not be allowed by the proposed Ordinance because it does not abut a collector or arterial
street and it faces a residential district. The intent of this Ordinance provision was to prohibit
commercial buildings along County Road 42 from signing the backs of their building that may face
residents. This intention does not work within the Downtown because the City is encouraging the
building to front onto the street with parking located behind the building. With customers
approaching the buildings from the back, signs would be needed on the back sides of the building to
identify the separate businesses.
Staff is recommending that locations of the signs be approved as proposed. To limit the impacts
that the signs would have on the properties to the west, staff proposes that the signs be limited in
the time that they are illuminated and require that the signs be turned off between 9 P.M. and 6
A.M.
Lighting
The lighting design provides four light poles (with two fixtures on each) along the western property
line and two light poles (also with two fixtures each) in the parking lot south of the building. The
western light fixtures are a cobra style light fixture that is typical of a parking lot with directional
shields to prevent the light from spreading onto the residential properties to the west. The southern
light fixtures an acorn style similar to the street lights along South Robert Trail and 145 Street. The
acorn fixture will require a waiver from the City Code requiring that lighting be design to cast their
light downwards and that the light source (i.e. the bulb) is not visible from the street. These acorn
style lights have been used as the parking fixture of the Waterford Commons project as well.
The building lighting is provided by lighting within the recessed doorways and "wall pack" style
lighting on the facades. The wall packs are basically rectangular metal boxes that shield the bulbs
and reflect the light downwards. There is no architectural interest in wall pack style lights and staff
believes that they are not compatible with Downtown Design Guidelines. Staff has recommended a
conditional of approval that the wall pack lights be replaced with a staff approved architectural light
fixture.
Staff recommends the parking lot lights be programmed to turn off at 9 P.M. The wall lights should
be evaluated to determine what lights would need to remain on for security purposes and to
discourage vandalism.
Utilities
The proposed utility plans shows that the major public utilities (sanitary sewer, storm sewer, and
municipal water) connect into the utilities within Lower 147 Street and run through phase 1 to
serve phase 2 to the south. The roof drains from the building are proposed to run directly into the
storm sewer within South Robert Trail (MnDOT right -of -way).
There is a 12 inch City trunk water main running in front of the eastern facade that will require the
6
footing on that facade to be constructed deeper than normal to allow for future maintenance of the
trunk line. Also, the water main for the phase 1 will need to be designed to provide adequate fire
flow to the fire hydrant at the end of the line.
The former Genz Ryan buildings are provided with sanitary sewer through a clay pipe running
approximately along the western property line. A number of the homes to the west used to get their
sewer service from this clay line as well, but all the homes now are served by sewer line that was
installed within Cambrian Avenue when the street was reconstructed. This clay sewer line is at the
end of it useful life and staff will not allow for the Kraus Anderson building to use this line for their
service, requiring the construction of the new 8" line steel sewer line within the western drive aisle.
This sewer replacement is expected in a developed area such as Downtown and as such, staff can
support that developer be credited $10,000 towards the cost of the new sewer line from the City's
sewer fund. $10,000 will not cover the entire cost bore by the developer to install the new sewer
line, but there are additional costs incurred such as the extensions for the fire hydrants and the
cutting into the street that the developer would have bore anyways and some saving that the
developer would have due to short service lines need. Staff believes $10,000 is a reasonable amount
of a credit due to installing a new sewer line to a property that would have otherwise had sewer
already provided to it
Additionally, the developer will be credited for the amount sewer availability charges (SAC) units
that the current Genz Ryan building uses. SACs are charged to new building to pay for the impact
that the building has on the overall sewer system. SAC credits have be traditionally been given to
redevelopment sites because the impact on the overall system is only the increase intensity of the
building compared to the previous development, not the total impact from the new building. The
City and the Metropolitan Council gave similar credits to the Waterford Commons project for the
development that was previously on that site.
Staff estimates that there are 5 existing SAC units on the existing Genz Ryan site, but the
Metropolitan Council makes the final determination on that numbers. Staff has provided a
condition of approval that Kraus Anderson will receive SAC unit credits in the amount of the
existing Genz Ryan building as determined by the Metropolitan Council.
Preliminary Plat and Final Plat
The Genz Ryan site currently is three separate lots running north to south. The proposed
Preliminary Plat and Final Plat combines the three lots and divides them into two lots, Lot 1 to the
north that Kraus Anderson will develop and Lot 2 to the south that the City will own but Kraus
Anderson has an option upon. In addition, MnDOT is releasing 23.23 feet of right -of -way on the
northern portion of the three existing lots that will be incorporated into Lot 1. A similar right -of-
way is expected to be released for the southern two of the existing lots, but that right -of -way release
is not required for the development of Lot 1.
The Preliminary Plat shows the required drainage and utility easements, but only shows an access
easement at the right in -right out access. The Preliminary Plat needs to be modified to include the
full access easement to provide joint access to both lots for all three accesses. The Final Plat shows
that appropriate area for the drainage and utility easement, but it lacks the proper label to indicate
that it is a drainage and utility easement. This label needs to be placed on the Final Plat.
Park Dedication
The park dedication requirement for the entire final plat would be 0.264 acres (10% of 2.64 acres).
7
The City would not expect land dedication in this area and would anticipate the payment of a fee in
lieu of land dedication. The fee in lieu of park dedication for the entire plat would be $23,760.
Kraus Anderson is only purchasing Lot 1 of the plat at this time and therefore the City would look
to collect only for the .116 acres of dedication for Lot 1 (10% of 1.16 acres). The fee in lieu of park
dedication would equate to $10,440 (0.116 acres times $90,000 per acre). The remaining park
dedication would be deferred until the development of Lot 2.
RECOMMENDATION
Staff recommends approval of the PUD Master Development Plan, Rezoning, and Final Site and
Building Plan, and Preliminary Plat and Final Plat for Kraus Anderson with the conditions included
within the Resolutions.
8
Copyright 2009, Dakota County Map Date: February 13, 2009
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2009-
A RESOLUTION APPROVING THE PRELIMINARY PLAT AND FINAL PLAT
FOR SOUTH ROBERT COMMONS
WHEREAS, the City of Rosemount received a request for Preliminary Plat and Final Plat
approval from Kraus- Anderson Realty Co. concerning property legally described as:
Lot 1, Block 1, Evenson First Addition; and
Lot 2, Block 1, Evenson First Addition; all in Dakota County, Minnesota.
That part of Lot 14, Auditor's Subdivision No. 27, Rosemount, Dakota County, Minnesota,
described as follows: Commencing at a point on the East line of the Southeast Quarter
(SW1 /4) of Section 29, Township 115, Range 19, said point being 956.5 feet south of the
Northeast corner of said Southwest Quarter (SW1 /4), which point is also on the South line
of Maple Street as opened by the Village of Rosemount; thence West, parallel to the North
line of said Southwest Quarter (SW1 /4), 200 feet; thence South 290 feet; thence East 200
feet to the East line of said Southwest Quarter (SW1 /4); thence North, along said East line,
290 feet to the point of beginning.
WHEREAS, on February 24, 2009, the Planning Commission of the City of Rosemount held a
public hearing and reviewed the Preliminary Plat and Final Plat for South Robert Commons; and
WHEREAS, on February 26, 2009, the Planning Commission recommended approval of the
Preliminary Plat and Final Plat; and
WHEREAS, on March 18, 2009, the City Council of the City of Rosemount reviewed the
Planning Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Preliminary Plat and Final Plat for South Robert Commons, subject to the
following conditions:
1. Compliance with the City Engineer's Memorandum dated March 13, 2009.
2. A cross access easement shall be recorded across the all of the drive aisles of Lot 1 and
Lot 2 to provide joint access to both lots to all three accesses.
3. The drainage and utility easement shall be labeled on the Final Plat.
4. The payment of $10,440 in fee in lieu of park dedication.
ADOPTED this 18th day of March, 2009, by the City Council of the City of Rosemount.
ATTEST:
Amy Domeier, City Clerk
William H. Droste, Mayor
RESOLUTION 2009
Motion by: Second by:
Voted in favor:
Voted against
Member absent
2
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. 2009-
A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT MASTER
DEVELOPMENT PLAN WITH REZONING AND PLANNED UNIT DEVELOPMENT
FINAL SITE AND BUILDING PLAN FOR SOUTH ROBERT COMMONS
WHEREAS, the Community Development Department of the City of Rosemount received
an application from Kraus- Anderson Realty Co. requesting a planned unit development master
development plan with rezoning and planned unit development final site and building plan
concerning property legally described as:
Lot 1, Block 1, Evenson First Addition; and
Lot 2, Block 1, Evenson First Addition; all in Dakota County, Minnesota.
That part of Lot 14, Auditor's Subdivision No. 27, Rosemount, Dakota County,
Minnesota, described as follows: Commencing at a point on the East line of the
Southeast Quarter (SW1 /4) of Section 29, Township 115, Range 19, said point being
956.5 feet south of the Northeast corner of said Southwest Quarter (SW1 /4), which point
is also on the South line of Maple Street as opened by the Village of Rosemount; thence
West, parallel to the North line of said Southwest Quarter (SW1 /4), 200 feet; thence
South 290 feet; thence East 200 feet to the East line of said Southwest Quarter (SW1 /4);
thence North, along said East line, 290 feet to the point of beginning.
WHEREAS, on February 24, 2009, the Planning Commission of the City of Rosemount held
a public hearing and reviewed the requested application; and
WHEREAS, on February 24, 2009, the Planning Commission recommended approval of the
requested applications, subject to conditions; and
WHEREAS, on March 18, 2009, the City Council of the City of Rosemount reviewed the
Planning Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the planned unit development master development plan and planned unit
development final site and building plan of South Robert Commons and the rezoning of the
property from C2 Downtown Commercial to C2 PUD Downtown Commercial Planned
Unit Development, subject to:
1. Compliance with the City Engineer's Memorandum dated March 13, 2009.
2. Compliance with the Fire Marshal's Memorandum dated February 19, 2009.
3. Incorporate the MnDOT approved right in- right out access design into the final
plans.
i
4. Signs shall be allowed on the four sides of the building as showed in the building
elevations. Signs on the west fac shall be required to be turned off from 9 P.M. to
6 A.M. to limit the disturbance to the residents in the west.
5. The type `B" light fixtures installed on the building facades shall be replaced with a
light fixture approved by City staff that is compatible with the Downtown.
6. The parking lot lights shall be programmed to turn off at 9 pm.
7. Any glazing or shading of the utility door shall be submitted for staff review and
approval.
8. Kraus Anderson will receive the sewer availability charge (SAC) unit credits from the
existing Genz Ryan site. The SAC units of the Genz Ryan site will be determined by
the Metropolitan Council.
9. Kraus Anderson will receive reimbursement of $10,000 from the City's sewer fund for
the construction of the sewer line due to need to abandon the existing clay sewer line
serving the Genz Ryan properties.
10. Kraus Anderson will enter into an agreement with the City to transfer to the vacated
right -of -way from South Robert Trail.
ADOPTED this 18th day of March, 2009 by the City Council of the City of Rosemount.
ATTEST:
Amy Domeier, City Clerk
William H. Droste, Mayor
RESOLUTION 2009
Motion by: Second by:
Voted in favor:
Voted against:
Member absent:
2
and
DECLARATION OF COVENANTS
AND RESTRICTIONS
SOUTH ROBERTS COMMONS (PHASE 1) PLANNED UNIT DEVELOPMENT
AGREEMENT
THIS DECLARATION made this day of 2009, by Kraus
Anderson,Inc., a Minnesota Corporation, (hereinafter referred to as the "Declarant
WHEREAS, Declarant is the owner of the real property as described as Lot 1, Block 1 of
South Robert Cormons, Dakota County, Minnesota (hereinafter referred to as the "Subject
Property"); and
WHEREAS, the Subject Property is subject to certain zoning and land use restrictions
imposed by the City of Rosemount, Minnesota "City in connection with the approval of an
application for a planned unit development for approximately 17,000 square feet of commercial
space on the Subject Property; and
WHEREAS, the City has approved such development on the basis of the determination by
the City Council of the City that such development is acceptable only by reason of the details of the
development proposed and the unique land use characteristics of the proposed use of the Subject
Property; and that but for the details of the development proposed and the unique land use
characteristics of such proposed use, the planned unit development would not have been approved;
1
WHEREAS, as a condition of approval of the planned unit development, the City has
required the execution and fling of this Declaration of Covenants, Conditions and Restrictions
(hereinafter the "Declaration and
WHEREAS, to secure the benefits and advantages of approval of such planned unit
development, the Declarant desires to subject the Subject Property to the terms hereof.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held,
transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions,
hereinafter set forth.
1. The use and development of the Subject Property shall conform to the following
documents, plans and drawings:
a. City Resolution No. 2009 -xx, Attachment One
b. Final Plat, Attachment Two
c. Concept Site Plan Revised 03/12/2009, Attachment Three
d. Photometrics Plan Revised 03/12/2009, Attachment Four
e. Landscape Plan Revised 03/12/2009, Attachment Five
f. Floor Plan Revised 03/12/2009, Attachment Six
g. Exterior Elevations Revised 03/12/2009, Attachment Seven
h. Existing Conditions/Preliminary Plat Revised 03/12/2009, Attachment Eight
i. Grading Plan Revised 03/12/2009, Attachment Nine
j. Utility Plan Revised 03/12/2009, Attachment Ten
k. Color Elevation Revised 03/12/2009, Attachment Eleven
all of which attachments are copies of original documents on file with the City and are made a part
hereof.
2
2. The Subject Property may only be developed and used in accordance with
Paragraphs 1 of this Declaration unless the owner first secures approval by the City Council of an
amendment to the planned unit development plan or a rezoning to a zoning classification that
permits such other development and use.
3. In connection with the approval of development of the Subject Property, the
following deviations from City Zoning or Subdivision Code provisions were approved:
a. Section 11 11 F. 2. Buffer Yard: The rear buffer yard between the
parking lot and the residential properties to the west shall 9.19 feet for the southern 56 feet
of the subject property.
b. Section 11 4 11 G. 1. Building Design Standards: The amount of brick
and stone used for the exterior material shall be at least equal to the amount shown in the
Exterior Elevations (Attachment Seven).
c. Section 11 4 11 G. 3. b. and c. Exterior Lighting Standards: The exterior
lighting fixtures within the south portion of the parking lot shall be similar to the green
"acorn" style street lighting along South Robert Trail in downtown Rosemount.
d. Section 11 6 3 B. Minimum Number of Plantings: 15 overstory trees are
provided within the development. It is unsuitable for the applicant to provide the 23 tree
required by the City Code due to the large boulevard in the South Robert Trail right -of -way
and the applicant has compensated by install addition foundation planting beyond that
require by the City Code.
In all other respects the use and development of the Subject Property shall conform to the
requirements of the Paragraphs 1 of this Declaration and the City Code of Ordinances.
3
conditions:
4. Conditions of Plat Approval. The City has approved the plat on the following
a. Incorporation of recommendations of the City Engineer concerning design
and installation of grading, erosion control, streets, utilities, and other improvements as
included in the construction plans submitted for review. In addition, a building permit
shall not be issued until the City Engineer's recommendations have been incorporated
into the final construction plan set.
b. Payment of all applicable fees as identified in this Declaration, and any
other applicable fees identified in the current fee schedule.
5. Phased Development. The City may refuse to approve final plats of subsequent
additions of the plat if the Developer has breached this Declaration and the breach has not been
remedied. Development of subsequent phases may not proceed until agreements for such phases
are approved by the City.
6. Installation by Developer. The Developer shall install or cause to be installed and
pay for the following, hereinafter referred to as the "Developer Improvements
a. Street Lights
b. Setting of Lot and Block Monuments
c. Surveying and Staking of work required to be performed by the
Developer.
d. Gas, Electric, Telephone, and Cable Lines
e. Site Grading
f. Landscaping
4
I
Cost 1 110%
Grading Erosion Control
$25,000.00
$27,500.00
Work within Right of Way
$25,000.00
$27,500.00
Street Lighting (2 lights)
$8,000.00
$8,800.00
Landscaping
$3,750.00
$4,125.00
Total
$61,750.00
$67,925.00
g.
Other items as necessary to complete the development as stipulated herein
or in other agreements, including any and all permits and associated permit fees. The
City will assist the Developer with preparation of the application and coordination for the
required Mn/DOT permit for work within Mn/DOT right -of -way; required permit fees
and/or securities are the responsibility of the Developer.
7. Time of Performance. The Developer shall install all required improvements
enumerated in Paragraph 6 which will serve Phase I of the subject property by June 30, 2010.
The Developer may, however, request an extension of time from the City. If an extension is
granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost
increases and the extended completion date.
8. Security for Developer Improvements. To guarantee compliance with the terms
of this Declaration, payment of the costs of all Developer Improvements, and construction of all
Developer Improvements (as noted in Paragraph 6), the Developer shall furnish the City with a
bond, cash escrow or irrevocable letter of credit from a bank "security in the amount of Sixty
Seven Thousand Nine Hundred and Twenty Five Dollars ($67,925), which is 110% of the
estimated cost of the Developer Improvements. The amount of the security was calculated as
follows:
The bank and form of the letter of credit or issuer of other security shall be subject to the approval
of the City Administrator. The letter of credit shall be automatically renewable until the City
5
releases the developer from responsibility. The letter of credit shall secure compliance with the
terms of this Declaration and all obligations of the Developer under it. The City may draw down on
the letter of credit without notice if the obligations of the Developer have not been completed as
required by this Declaration. In the event of a default under this Declaration by the Developer, the
City shall furnish the Developer with written notice by certified mail of Developers default(s) under
the terms of this Declaration. If the Developer does not remove said default(s) within two (2) weeks
of receiving notice, the City may draw on the letter of credit. With City approval, the letter of credit
may be reduced from time to time as financial obligations are paid and developer- installed
improvements completed to the City's requirements.
9. Grading Plan/Site Grading. Site grading shall be completed by the Developer at
its cost and approved by the City Engineer. The completion of grading activities will need to be
coordinated by the City in conjunction with the installation of utilities. Developer shall furnish
the City Engineer satisfactory proof of payment for the site grading work and shall submit a
certificate of survey of the development to the City as the site grading is completed by phase,
with street and lot grades. If the installation of utilities is occurring simultaneously with the
grading, the utility contractor shall have preference over the grading activities. No substantial
grading activities can be completed over installed utilities unless otherwise protected. All
improvements to the lots and the final grading shall comply with the grading plan as submitted
and shall be the responsibility of the Developer.
10. License. The Developer hereby grants the City, its agents, employees, officers
and contractors a license to enter the Subject Property to perform all work and inspections
deemed appropriate by the City during the installation of Public Infrastructure Improvements.
6
11. Erosion Control.
a. Prior to site grading, and before any utility construction is commenced or
building permits are issued, the erosion control plan, Plan B, shall be implemented,
inspected and approved by the City. All areas disturbed by the excavation and
backfilling operations shall be reseeded within 72 hours after the completion of the work
in that area. The type of seed used shall be rye grass or other fast growing seed suitable
to the existing soil to provide a temporary ground cover as rapidly as possible, except as
otherwise provided in the erosion control plan. All seeded areas shall be mulched and
disc anchored as necessary for seed retention.
b. All basement and/or foundation excavation spoil piles shall be kept
completely off City right -of -way and shall be completely surrounded with an approved
erosion control silt fence. Approved erosion control fencing shall be installed around the
perimeter of each lot or at City- approved locations at the time of building permit issuance
and remain in place until the lot is seeded or sodded. A 20 -foot opening will be allowed on
each lot for construction deliveries.
c. The parties recognize that time is critical in controlling erosion. If
development does not comply with the erosion control plan and schedule, or
supplementary instructions received from the City, the City may take such action as it
deems appropriate to control erosion. This right also applies to the required erosion
control for basement and/or foundation excavation spoil piles. The City will attempt to
notify the Developer in advance of any proposed action, but failure of the City to do so
will not affect the Developer's or City's rights or obligations hereunder. If the Developer
does not reimburse the City for any cost the City incurred for such work within thirty (30)
7
days, the City may draw down the letter of credit to pay any costs. No development will
be allowed, and no building permits will be issued unless the Subject Property is in full
compliance with the erosion control requirements.
12. Clean up. The Developer shall clean streets of dirt and debris that has resulted
from construction work by the Developer, its agents or assignees. The City will inspect the site
on a weekly basis and determine whether it is necessary to take additional measures to clean dirt
and debris from the streets. After 24 hours verbal notice to the Developer, the City will complete
or contract to complete the clean up at the Developer's expense in accordance with the
procedures specified in Paragraph 13. The Developer shall inspect and, if necessary, clean all
catch basins, sumps, and ponding areas of erosion/siltation and restore to the original condition at
the end of home construction within this development. All silt fence and other erosion control
should be removed following the establishment of turf. These items are to be secured through
the letter of credit as is noted in Exhibit A.
13. Responsibility for Costs.
a. The Developer shall hold the City and its officers and employees harmless
from claims made by itself and third parties for damages sustained or costs incurred
resulting from plat or subdivision approval and development of the Subject Property. The
Developer shall indemnify the City and its officers and employees for all costs, damages or
expenses which the City may pay or incur in consequence of such claims, including
attorney's fees.
b. The Developer shall pay in full all bills submitted to it by the City for
obligations incurred under this Declaration within thirty (30) days after receipt. If the bills
are not paid on time, the City may halt development work and construction including, but
8
not limited to, the issuance of building permits for lots which the Developer may or may not
have sold, until the bills are paid in full. Bills not paid within thirty (30) days shall accrue
interest at the rate of nine percent (9 per year.
14. The Developer agrees to pay fees, charges and assessments set forth in this
Section prior to, or at the time of, execution of any plat by the City:
a. Park dedication fees in the amount of 10,440.00
b. Geographic Information System (GIS) fees in the amount of 276.00
Or other amounts for such fees as in effect at the time of plat approval.
15. The City shall reimburse the Developer $10,000 from the City's sewer fund towards
the cost of the construction of the Phase 1 sanitary sewer line. This reimbursement is a result of the
need to abandon the existing clay sewer line on the western property line and the expectation that
sewer would be available for Lots 1 and 2, Block 1 of South Robert Commons. There will not be a
similar reimbursement for the Phase 2 development because the construction of planned sewer line
in Phase 1 will provide sewer service for Lot 2, Block 1 of South Robert Commons.
16. The Developer understands that builders will be required to pay for the Subject
Property fees, charges and assessments in effect at the time of issuance of building permits for
each phase. The rates for each of these items will be set according to the current rate structure at
the time the building permit is received. The fees, charges, and assessments in effect as of this
declaration are:
a. Metropolitan Council Environmental Services Availability Charges per SAC
unit (current rate is $2,000).
b. Storm Sewer Connection Charges per acre for commercial/industrial
properties (currently rate is $2,200 /acre).
9
c. Sanitary Sewer Availability Charges per SAC unit (currently at $1,200 /SAC
unit).
d. Water Availability Charges per size of water meter as specified on final
construction plans.
The developer shall be credited SACs equivalent to that of the existing Genz Ryan site. The
Metropolitan Council Environmental Services will determine the amount of SACs used by the
existing Genz Ryan site and that number of credits will be used to reduce the charges in paragraphs
16. a. and 16.c..
17. Record Drawings. At project completion, Developer shall submit record drawings of
all public and private infrastructure improvements in accordance with the City's Engineering
Guidelines. No securities will be fully released until all record drawings have been submitted and
accepted by the City Engineer.
18. The obligations and restrictions of this Declaration run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the City of
Rosemount acting through its City Council. This Declaration may be amended from time to time by
a written amendment executed by the City and the owner or owners of the lot or lots to be affected
by said amendment.
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or representatives of
Declarant have hereunto set their hands and seals as of the day and year first above written.
10
STATE OF MINNESOTA
ss.
COUNTY OF
THIS INSTRUMENT WAS DRAFTED BY:
CITY OF ROSEMOUNT
2875 145 STREET WEST
ROSEMOUNT, MN 55068
651- 423 -4411
DECLARANT
Kraus Anderson, Inc.
By
Bruce Engelsma
Its President
The foregoing instrument was acknowledged before me this day of 2009,
by the for and on behalf of Kraus Anderson,
Inc., a Minnesota Corporation, by and on behalf of said company.
11
Notary Public
February 4, 2009
March 12, 2009 (revised)
PLANNED UNIT DEVELOPMENT/
PRELIMINARY FINAL PLAT
South Robert Trail Lower 147 Street
for
Kraus Anderson Realty Company
f itiri dar'els
AR CH 1 T E C T S
2145 Ford Parkway, Suite 301
Saint Paul, Minnesota 55116
Tel: 651.690.5525
Fax: 651.690.5545
www.finn- daniels.com
Background
The applications pertain to the re- development of the former Genz -Ryan site in downtown
Rosemount now owned by the Rosemount Port Authority. The entire site is comprised of three parcels,
with the previous /current addresses of 14745, 14755, and 14785 South Robert Trail in Rosemount. The
site is bounded by South Robert Trail to the east, Lower 147 Street to the north, existing commercial
development to the south, and residential homes to the east. The total land area is approximately
114,998 square feet, or 2.64 acres.
Current Zoning
The re- development site is currently zoned C -2. The proposed PUD addresses the requirements
of the City of Rosemount Zoning code along with the development requirements of Kraus Anderson
Realty and the proposed anchor tenant of the Phase 1 development HealthEast.
Proiect Description
The three existing parcels are proposed to be re- platted into two development lots which include
a portion of an existing MNDot right -of -way along South Robert Trail being released. The shared lot line
between Lots 1 and 2 is located to allow a shared right -in /right -out access onto South Robert Trail
aligning with an existing curb cut access point directly across on the east side of South Robert Trail. The
re- platting will include the necessary easements for drainage and utility services, along with the
appropriate cross access easements for circulation between the properties. There is an existing full
access point onto South Robert Trail at the south end of the site (Lot 2) that is shared with the existing
commercial development to the south. In addition, a new /relocated curb cut/access is proposed for the
north end of the site (Lot 1) onto Lower 147 Street.
Phase 1 anticipates construction of an approximately 17,027 square foot single story professional
office building with HealthEast as the anchor tenant at the south end of the building. In addition to
HealthEast the building is set up to receive three (3) additional tenants. Tenant suite entries have been
positioned to allow easy access from the parking areas, along with additional entries along the South
Robert Trail street frontage. The exterior materials of the building are a combination of materials, with
the predominant materials being brick and stone. Other accent materials used will include architectural
composite metal panels, EIFS, and aluminum window frames with tinted glass. PUD flexibility is
requested for use of materials other that brick in the C -2 Zoning District due to the four sided nature of
the building dictated by its position on site.
Phase 2 is proposed to be approximately 13,400 square feet in a single story building containing
professional office uses. The building design will be similar to the proposed Phase 1 building, with
multiple tenant suite entries.
Parking
Parking for both phases will be off street and designed per the City of Rosemount Zoning Code.
While the zoning code exempts uses in the C -2 Zoning District from required number of stalls based on
use of building, parking stall and drive lane design dictated by the zoning code are met. Parking for both
the Phasel and Phase 2 sites meet an approximately 5 cars per 1,000 gsf ratio. Total parking proposed
for the Phase 1 site is 83 stalls.
A shared access drive lane along the new property line dividing Lots 1 and 2 will be constructed
as part of the Phase 1 plan along with access to the proposed shared trash enclosure which will be
located on the Phase 2 site. Once Phase 2 is constructed, the total site will have access to all three
access points onto the adjoining streets.
Site Landscape Design
A rhythmic pattern of trees, shrubs, and perennials reflect and support the architectural
vernacular and subtly grounds the building. The formulas required by the Zoning code regarding tree
and shrub quantities are indicated on the landscape plan. Due to the tight site constraints and the
inability to plan trees within the MNDot right -of -way along South Robert Trail, the required quantity of
trees on site can not be met, and PUD flexibility is requested due to this. While the required number of
trees for Phase 1 is 23, only 15 are indicated on the Landscape Plan. The required number of shrubs is
67, but with the foundation plantings along all sides of the proposed building and additional screening
along the existing fence line adjacent to the residential to the west, we have provided 261 shrubs this
we believe makes up for the tree shortage. The Phase 2 site will be rough graded and seeded until such
time as development occurs on that site.
All landscape areas, including those within the parking islands will be provided with an
underground irrigation system with either pop -up heads or a drip system.
Protect Signage
All project signage shall comply with the City of Rosemount Zoning code. Illuminated wall
signage for each tenant as indicated on the exterior elevations is proposed meeting the Zoning code
requirement of a maximum 15% of the total area of the wall on which the signs are affixed. A
comprehensive sign plan will be submitted to the City to ensure all signs for this project have
complementary designs, shapes, and sizes prior to any sign permit being issued.
Site Lighting
The site and building will be illuminated from a combination of light fixtures mounted on the
building face and pole lights in the general site area. Building lighting will utilize both wall sconce fixtures
and recessed lights at the tenant entry canopies, which will illuminate both the building and the sidewalk
areas adjacent to the building. Site lighting will be accomplished by pole lights not exceeding the 20'
height limitation indicated in the Zoning code, along with the light level not exceeding the maximum
lumens at the property lines. The pole lights located along the western parking lot edge adjacent to the
residential properties shall be provided with an external house side shield that will bring the lumen level
at the property line to below the required 0.5fc. In addition, we have provided that the two light poles
closest to South Robert Trail will be the same as those along the South Robert Trail streetscape.
Site Civil and Utilities
Each phase will be served by separate water, sanitary, and storm sewer service, along with
individual lines for roof drainage. The site is graded to allow storm water runoff from the impervious
surfaces to flow into stormwater catch basins on site which are tied together and routed /tied into the
existing storm sewer in the public streets. Water and sanitary services shall be brought to the building
sized to accommodate the intended uses and meeting any code requirements.
Misc.
A new right -turn lane and right -in /right -out only access onto South Robert Street are proposed as
part of this redevelopment.
New boulevard sidewalks will be constructed as part of the Phase 1 development along both
South Robert Trail and Lower 147 Street which tie into the existing sidewalk system.
COMMERCIAL PLAN REVIEW FOR CODE COMPLIANCE
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MEMORANDUM
DATE: March 13, 2009
TO: Eric Zweber, Senior City Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, City Engineer
Kathie Hanson, Planning Department Secretary
FROM: Morgan Dawley, Asst. City Engineer
RE:
General Comments:
4 ROSEMOUNT
PUBLIC WORKS
Kraus Anderson Professional Office Building Preliminary and Final Plat,
and Final Development Plan
Upon review of the Rosemount Professional Office Building plans provided for review by Finn
Daniels Architects and Westwood Professional Services on behalf of Kraus Anderson Realty, dated
March 12, 2009 and received March 12, 2009, the Engineering Department offers the following
comments:
1. All work within Mn /DOT right -of -way is subject to permit by Mn /DOT. Final plans shall
include right turn lane construction on South Robert Trail (Trunk Highway 3) and associated
storm sewer system modifications and construction as reviewed and approved by Mn /DOT.
City Staff has forwarded the right turn lane design as reviewed by Mn /DOT to the
applicant's engineer for incorporation in the final construction plans and will coordinate
permit application with Mn /DOT.
2. 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.
3. Fire hydrant locations and access to hydrants and building locations shall meet Fire Marshal
approval, prior to building permit issuance. It is noted that flow test results conducted by
the applicant on March 10, 2009 are pending which may preclude the need for watermain
looping to South Robert Trail with Phase 1 utility installation. The submitted plans show no
watermain loop, however if flow test results show that future flow at the dead end hydrant,
does not meet the requirements set forth by the Fire Marshal, a looped connection to South
Robert Trail watermain shall be included in the final construction plans and installed Phase 1
utility improvements.
G: \2009 \Planning Cases \09- 03- PUD -RZ Kraus Anderson Planned Unit Development Master Dev Plan and Rezoning (Genz
Ryan) EngComments_KrausAnderson 03132009.doc
No.
Item
Amount
Calculation 2009 Fee Rates
1
GIS Fees
276.00
$120 /acre 2.3 ac for final plat
2
Sewer Connection Fees (SAC)
SAC Units are calculated by MCES
3
MCES Fee
2,000 /SAC Unit
4
City Fee
1,200 /SAC Unit
5
Water Connection Fee (WAC)
40,140.00
Assumes 8" meter $40,140*
6
Storm Connection Fee (STAC)
2,640.00
$2200 /acre 1.2 acres
Total
43,056.00
Does not include SAC Units TBD by
MCES
4. The proximity of the existing South Robert Trail 12 -inch watermain to the proposed
building location (approximately 6 feet as depicted on the submitted plans) does not provide
adequate spacing to ensure structural stability of the building footing should a watermain
break occur, nor adequate clearance to conduct future maintenance, repair, or replacement
by excavation without compromising the structural integrity of the proposed building. It is
noted that the applicant's proposed solution is to lower the building footings adjacent to the
existing watermain. However, no footing detail was included in the submitted plans. Final final construction plans shall include this detail. If the nal footing configuration is deemed
unacceptable by the City Engineer, relocation /realignment of the watermain to remove the
conflict shall be included in the final plans and conducted by the developer at no cost to the
City.
5. The utility easements depicted on the preliminary plat appear to be adequate based on the
submitted plans. The private access easement needs to be expanded over all drive aisles to
provide access to all three accesses to both lots. Legal descriptions of these easements shall
be submitted to the City for review and approval prior to recording.
6. The landscape plan shall not have trees located within emergency overflow routes, over
storm sewers or other utilities, or such that they interfere with intersection sight lines or
street signs.
7. A Traffic Control /Detour plan was not included in the submitted plans and shall be
provided for review and approval in the final construction plans addressing utility work
within Lower 147 Street. In addition, traffic control plans for work on TH 3 will be
necessary and subject to Mn /DOT approval.
8. 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.
9. Estimated development fees for the site are as follows (Lot 1 only, Lot 2 fees to be
calculated at time of future building permit for Lot 2):
evelooment Fees due at building permit
8" service for Phase 1 as shown on submitted plans. It is noted that discussions with the
applicant have indicated that preliminary mechanical (plumbing) design for the Phase 1
building only show the need for a 2.5" domestic service. Final WAC fees will be calculated
at the time of building permit and based on the size of meter to be installed for domestic
G: \2009 \Planning Cases \09- 03- PUD -RZ Kraus Anderson Planned Unit Development Master Dev Plan and Rezoning (Genz
Ryan) EngComments_KrausAnderson 03132009.doc
service as shown on the final building plans and current fee rates at the time of permit
issuance
In recognition of the applicant's extension of private sewer (to replace the existing off -site
sewer serving the property that will be abandoned by the City) at an estimated cost of
$14,800.00, a $10,000.00 credit shall be applied to offset City sewer connection fees for
Phase 1 only.
Grading Plan Detailed Comments.
1. Pending final design approval by Mn /DOT of the South Robert Trail right turn lane, the
final plan shall indicate spot elevations at the entrance from South Robert Trail to define
depth of water prior to overflow into the site or to the south.
Site Plan Detailed Comments:
1. Final geometric design of the South Robert Trail (TH 3) entrance may impact parking stalls
currently shown north of the entrance, specifically increasing curb radii.
2. Coordination of street light relocation along South Robert Trail with Xcel Energy shall be
the responsibility of the developer.
Should you have any questions or comments regarding the item listed above, please contact me at
651- 322 -2022.
G: \2009 \Planning Cases \09- 03- PUD -RZ Kraus Anderson Planned Unit Development Master Dev Plan and Rezoning (Gent
Ryan) \EngComments_KrausAnderson 03132009.doe
Number of hydrants is sufficient.
4 ROSEMOUNT
FIRE DEPARTMENT
M E M O R A N D U M
To: Kraus Anderson
From: John Kendall, Code Compliance Inspector
Date: February 18, 2009
Subject: Rosemount Professional Offices Building
Upon review of the P.U.D submittal on 02/04/09 for the proposed Rosemount
Professional Office Buildings for Kraus Anderson Realty Company, the following was
noted:
The width of the traffic lanes in the parking lot shall be 26 feet wide minimum.
2007 SFC Appendix D
The flow requirements for 17,260 sq ft VB construction are 3500 gallons per
minute. 2007 SFC Appendix B.
The flow requirements for the proposed 13,400 sq ft VB construction are 3000
gallons per minute. 2007 SFC Appendix B.