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4
BACKGROUND
On May 25, 2004 the Planning Commission recommended continuance of the request to
permit the applicant time to make requested modifications. The item was continued at
subsequent meetings until the item was reviewed in July.
The Planning Commission reviewed this item on July 27,'2004 and held a public hearing.
Minutes from that meeting are attached for your reference. No one attended other than the
applicant to answer questions. During the meeting staff outlined the changes to the proposal
and - recommended approval of both a rezoning from R -2; Moderate Density Residential to R-
2 PUD and Planned Unit Development (PUD) Concept Plan for 44 twinhome and townhome
units subject to conditions. The applicant responded that he was in agreement with all of the
conditions of approval except those listed below.
1. Redesign of the site to address the closeness of units and driveways.
2. Installation of additional landscaping along the west side of the site to completely
screen it from the railroad tracks and lights at Erickson Park.
3. Addition of a recreational amenity and walking trail around the stormwater retention
pond.
The applicant has submitted revised plans that attempt to address the conditions of approval
as recommended by the Planning Commission. The Commission's approval included the
above three conditions. While the modified plan includes a trial, benches, and fountain in the
stormwater pond it does not conform with the recommendation from the Planning
Commission for a trail around the stormwater pond area. The applicant states that his
alternative offers a recreational amenity while still preserving the privacy of the adjacent units.
While staff and the Commission empathized with the developer's concerns for privacy during
the meeting, their recommendation was based on the recreational need of the development
as a whole rather than the units adjacent to the pond. In addition, the plans do not add
additional landscaping along the west side of the property, adjoining the railroad track and
also do not address the amount of units and substantial driveway area within both of the
project cul -de -sacs.
The application began as a 40 unit twinhome project and was approved by the Planning
Commission on January 28, 2003 and the City Council on February 6, 2003.
Approval of the original concept plan required amending the Comprehensive Guide Plan and
rezoning the property to conform with the concept. An amendment to the Comprehensive
Guide Plan from P1- Public /Institutional to UR — Urban Residential was approved by the
Planning Commission on March 25, 2003, the City Council on April 17, 2003 and the
Metropolitan, Council on June 3, 2003. Subsequently, a rezoning from PI — Public /Institutional
to R -2, Moderate Density Residential was approved by the Planning Commission on July 22,
2003 and the City Council on August 7, 2003. Both the Planning Commission and City
Council conditioned approvals on providing extensive landscaping and /or grading to mitigate
the impact of the adjacent railroad to the west.
2-
DISCUSSION
Staff's review of the current submittal against the original twinhome PUD concept is provided
below. The latest version of the plan provides a mix of 10 twinhome and 8 townhome
buildings, adds 4 units to the site, reduces the access points to Biscayne Avenue from two to
one, and creates an on -site storm water pond. Staffs review of this revision finds the plan
generally meets the City's land use, zoning, and PUD standards. As a result, staff
recommends approval subject to conditions.
Planned Unit Development Concept Plan
The purpose of a planned unit development is to allow flexibility with traditional development
controls in return for a higher quality development. Historically, the PUD process has
followed a general concept approval with a more detailed final development approval.`
Recently, staff has found that this process did not provide enough initial information to
adequately review project. Therefore, at the last City Council work session staff asked the
Council to direct staff to amend the existing PUD process to require more information at the
concept plan review including zoning developments specifically to PUD. The following
analysis follows this amended format.
Land Use & Zoning. The property is guided for UR, Urban Residential use. Similarly, the
subject property is zoned R -2, Moderate Density Residential. The plan is consistent with the
density and building performance standards for these designations. Staff recommends
rezoning this property to R -2 PUD, in conformance with the amended PUD procedure.
Site Design. The plan illustrates a mix of 10 twinhome and 8 townhome buildings totaling 44
units. This new design adds 4 units to the site as compared to the approved twinhome
project, increasing the density from 2.88 Units /Acre to 3.17 Units /Acre. In some areas staff
finds the units and driveway snug especially in the cul -de -sacs. Even with these issues, all
units meet the required setback. However, while staff is satisfied with the overall concept, the
amount of driveways and the crowded conditions on both of the cul -de sacs must be
addressed in the final PUD development plan. If the applicant cannot provide a shared
driveway concept, additional units will be removed from the project.
Setback Standards for Attached `Single
Famil Dwelling Develo ments
Front, Side or Rear Lot Line
Adjacent to:
Principal Structure
Setback
Accessory Structure
Setback
Parking
Setback
Principal Arterial
60 ft
40 ft.
40 ft.
Minor Arterial
50 ft.
30 ft.
30 ft.
Collector Street
40 ft.
20 ft.
20 ft.
Local Street
30 ft.
20 ft.
20 ft.
Private Street
20 ft.*
20 ft.*
15 ft.*
*Measured from back of curb.
Access. The concept plan illustrates one access to Biscayne Avenue from a public street.
This public street will have two cul -de -sacs and provide access to the individual units. It will
3
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CONCLUSION & RECOMMENATION
Staff recommends approval of the rezoning from R -2, Moderate Density Residential to R -2
PUD and the Planned Unit Development (PUD) Concept Plan for a mixture of 44 twinhome
and townhome units on the vacant property at the southwest corner of Biscayne Avenue and
Connemara Trail. This recommendation is based on the plans and information provided by
the applicant and the findings made in this report. This recommendation is also subject to the
conditions list in the recommendation action section above.
5
Excerpt from the Regular Planning Commission Meeting 07 -27 -04
5A. CASE 04 -35 -PUD & CASE 04 -51 -ZA Connemara Crossing (Basic Builders)
Concept Plan Approval and Rezoning (formerly Biscayne Acres)
Called to order by Chair Messner.
Assistant City Planner Jason Lindahl reintroduced the Planned Unit Development
Concept Plan for 44 twinhome and townhouse units on the vacant property located on the
southwest corner of Biscayne Avenue and Connemara Trail, continued from the May 25,
2004 Planning Commission Meeting.
The purpose of a planned unit development is to allow flexibility with traditional
development controls in return for a higher quality development. The latest version of
the plan provided a mix of 10 twinhome and 8 townhome buildings totaling 44 units
adding 4 units to the site and increasing the density from 2.88 Units /Acre to 3.17
Units /Acre. The revised plan reduced the access points to Biscayne Avenue from two to
one, and created an on -site storm water pond. In some areas this site design caused
building pads to overlap each other or to encroach the required setbacks. Even with these
issues, all units met the required setback. However, this illustrated the closeness of the
site especially in the cul -de -sacs. Staff's review of this revision found the plan generally
met the City's land use, zoning, and PUD standards.
Lindahl recommended the Planning Commission approve a rezoning from R -2, Moderate
Density Residential to R -2 PUD as well. The property is currently guided for UR, Urban
Residential use: Similarly, the subject property is zoned R -2, Moderate Density
Residential. The plan was consistent with the density and building performance
standards for these designations. It was recommended that this property be rezoned to R-
2 PUD, in conformance with the amended PUD procedure.
Further, Lindahl pointed out a few important areas of the concept plan to the Planning
Commission. The concept plan illustrated one access to Biscayne Avenue from a public
street. This public street would have two cul -de -sacs and would provide access to the
individual units. It would also have a stub on the south end should development occur on
this adjacent parcel. The public street met the minimum standard for public streets
outlined in the subdivision ordinance.
As part of the PUD, staff recommended the applicant create landscape islands in both
cul -de -sacs to provide additional green space during the spring and summer and
additional snow storage in the winter.
In relation to park dedication and trails, two points were highlighted by Lindahl. First,
the developer should install a 5'wide sidewalk on the west side of Biscayne Avenue.
Second, the City of Rosemount Parks and Recreation Department staff recommended that
a natural buffer be installed in the southwest corner of the site to help shield the proposed
homes from the lights on the ball fields at Erickson Parka
The applicant's plans include elevations for both the twin home and town home units.
They illustrated one-story units with basements. While not shown on these elevations,
the applicant has assured staff the front elevation of all units will be 100 percent brick.
Lindahl concluded by recommending approval of the rezoning from R -2, Moderate
Density Residential to R -2 PUD and the Concept Plan for a mixture of 44 twin home and
town home units on the vacant property at the southwest corner of Biscayne Avenue and
Connemara Trail, subject to the following conditions:.
Concept PUD approval does not guarantee site design or number of units.
Redesign of the site to address the closeness of units and overlap of building pads.
Creation of landscape islands in both cul -de -sacs to provide additional green space and
snow storage.
Conformance with all requirements of the City Engineer including, but not limited to,
dedication of right -of -way for both Biscayne Avenue and all local streets and dedication
of a minimum 30 foot easement for sanitary sewer at the northern end of Street A and an
access easement to the stormwater pond.
Submission of revised elevations as part of the final development plan illustrating the
front facades of all units will be 100 percent brick.
Conformance with all the requirements of the Park and Recreation Director including, but
not limited to, installation of a 5' foot sidewalk along the west side of Biscayne Avenue
and the west side of Street A from Street C to the southern edge of the development,
payment of $105,600 in Park Dedication fees ($2,400 X 44 Units) at final plat, and
installation of a natural buffer to screen this site from the lights at Erickson Park.
Submission of a tree preservation plan for review and approval by City staff.
Addition of a recreational amenity and walking trail around the stormwater retention
pond
Chair Messner opened the floor for questions. Commissioner Powell required further
clarification on the 40 foot sanitary easement. The question was deferred to Anthony
Aderhold, City of Rosemount Engineer, who clarified the easement was a 30 foot width
at a minimum.
In attendance for Basic Builders was Ed McMenomy. He opened with his concerns
regarding the issue of privacy of the property. Kim Lindquist, Community Development
Director, suggested a walkway trail around the property to add recreational purpose and
esthetic value to the property and for city maintenance. The applicant objected to the
idea of the walkway trail expressing that he preferred privacy for his marketing to "empty
nesters ".
Chair Messner inquired as to which plans were correct for the twin home plans. Mr.
McMenomy responding that the plans on the monitor were correct and the ones in the
Planning Commission packet were not accurate.
Chair Messner opened the public hearing. No one responded, therefore, Commissioner
Humphrey,motioned to close the public hearing which was seconded by Commissioner
Zurn. All ayes to close the public hearing.
Motion by Powell and seconded by Shultz to recommend the City Council
approve a rezoning from R -2, Moderate Density Residential to R -2 PUD for
vacant property located on the southwest corner of Biscayne Avenue and
Connemara Trail.
Ayes: Schultz, Zurn, Messner, Humphrey, and Powell.
Nays: None. Motion was carried.
Motion by Powell and seconded by Shultz to recommend the City Council
approve the Planned Unit Development (PUD) Concept Plan for 44 twinhome and
townhome units on the vacant property located on the southwest corner of
Biscayne Avenue and Connemara Trail, subject to:
1. Concept PUD approval does not guarantee site design or number of units.
2. Redesign of the site to address the closeness of units and overlap of building
pads.
3. Creation of landscape islands in both cul -de -sacs to provide additional green
space and snow storage.
4. Conformance with all requirements of the City Engineer including, but not
limited to, dedication of right -of -way for both Biscayne Avenue and all local
streets and dedication of a minimum 30 foot easement for sanitary sewer at
the northern end of Street A and an easement to allow City access to the
stormwaer pond.
5. Submission of revised elevations as part of the final development plan
illustrating the front facades of all units will be 100 percent brick.
6. Conformance with all the requirements of the Park and Recreation Director
including, but not limited to, installation of a 5' foot sidewalk along the west
side of Biscayne Avenue and the west side of Street A from Street C to the
southern edge of the development, payment of $105,600 in Park Dedication
fees ($2,400 X 44 Units) at final plat, and installation of a natural buffer to
screen this site from the lights at Erickson Park.
7. Submission of a tree preservation plan for review and approval by City staff.
8. Addition of a recreational amenity and walking trail around the stormwater
retention pond.
Ayes: Schultz, Zurn, Messner, Humphrey, and Powell.
Nays: None. Motion was carried.
Jason Lindahl closed in stating this item would move forward to the City Council August
17, 2004.
Excerpt from the Regular Planning Commission Meeting of May 25, 2004
6C. CASE 04 -35 -PUD Basic Builders Biscayne Acres- PUD Concept Plan Approval
Assistant City Planner Jason Lindahl presented the application for construction of 56
townhome units on the property located on the southwest corner of Biscayne Avenue and
Connemara Trail.
This application is a revision of a previous concept PUD for 40 twin home units (20
buildings) on the same property. The original twin home concept was approved by the
Planning Commission on January 28, 2003 and the City Council on February 6, 2003.
There are several issues associated with present plan, road alignment, number of units,
provision of usable open space and appropriate berming and landscaping. When staff first
discussed changing the plan from the approved twin home plan, additional information
was requested. The idea being that an approval for site development has occurred. It is
up to the developer to provide rationale that a new, denser plan is an acceptable
alternative. At this time, based upon the information provided, staff does not believe the
applicant has shown that there is a compelling reason to approve the current submittal.
Mr. Lindahl summarized the review of the current proposal by noting that it adds 16 units
to the site, reduces the access points to Biscayne Avenue from two to one, and creates an
on -site storm water pond. Staff's review of this revision found the plan generally met the
density standards for both the Comprehensive Guide Plan of UR - Urban Residential and
R -2, Moderate Density Residential zoning regulations. However, it fails to meet at least
two of the four criteria for granting PUD concept approval. In addition, the current plan
presents several site design concerns including overall street design, adequate guest
parking, and driveway access. Given these findings, Mr. Lindahl stated that staff
recommends continuance of this item to allow the applicant to revise their plans based on
direction from the Planning Commission and City staff.
Mr. Lindahl then went on to remind the Commissioners that under the PUD, the City may
offer flexibility from the original approval and the site design standards if the applicant
demonstrates that the new plan offers a superior living environment than is possible
under either the basic zoning standards or the existing approved plan. Mr. Lindahl then
asked the Planning Commission for their thoughts regarding the change from twin homes
to townhouses and the other site design issues. After some discussion, the Commission
reemphasized the need for berming and landscaping to screen the site from the adjacent
railroad tracks and the need for on -site recreational amenities.
Staff is recommending continuance of the item so that the applicant can produce
additional information.
Ed McMenomy with Basic Builders was present to answer questions. He stated that he is
in agreement with staff that revisions and more information will be forthcoming.
Chairperson Messner opened the public hearing. There were no public comments.
MOTION by Humphrey to continue the Basic Builders Biscayne Acres Concept
Approval Public Hearing to June 22, 2004. Second by Zurn. Ayes: Humphrey,
Powell, Schultz, Zurn and Messner. Nays: None. Motion carried.
RESOLUTION
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2004
A RESOLUTION GRANTING A CONCEPT PLANNED UNIT
DEVELOPMENT FOR CONNEMARA CROSSINGS
(FORMALLY BISCAYNE ACRES)
WHEREAS, The Planning Department received an application for concept approval of
a residential planned unit development to known as Connemara Crossings containing
44 twinhome and townhome units on the property legally described as:
That part of the Southeast Quarter of the Southeast Quarter of Section 20,
Township 115, Range 19, Dakota County, Minnesota lying southeasterly of the
Chicago, Milwaukee, St. Paul and Pacific Railroad Company 100 foot right of way
and lying 50.00 feet woutherly of and parallel with the following described line:
Commencing at the southeast corner of said Southeast Quarter of the Southeast
Quarter of Section 20; thence on an assumed bearing of North 0 degrees 02
minutes 34 seconds West, along the east line thereof, a distance of 1006.13 feet
to the point of beginning of the line to be described: thence North 68 degrees 56
minutes 19 seconds West a distance of 343.51 feet to said easterly railroad right
of way line and said liner there terminating.
WHEREAS, The Planning Commission of the City of Rosemount conducted a public
hearing as required by ordinance for the purpose of receiving public comment regarding
the proposed residential planned unit development on July 27, 2004; and,
WHEREAS, The Planning Commission adopted a motion to recommend approval of
the concept planned unit development on July 27, 2004 with conditions.
NOW, THEREFORE, BE IT RESOLVED, The Council of the City of Rosemount hereby
approves the a residential planned unit development known as Connemara Crossings
containing 44 twinhome and townhome units subject to the following conditions:
1. Rezoning the property from R -2 Moderate Density Residential to R -2, PUD
2. Concept PUD approval does not guarantee site design or number of units.
3. Redesign of the site to address the closeness of units and driveways.
4. Creation of landscape islands in both cul -de -sacs to provide additional green
space and snow storage.
5. Conformance with all requirements of the City Engineer including, but not limited
to, dedication of right -of -way for both Biscayne Avenue and all local streets and
dedication of a minimum 30 foot easement for sanitary sewer at the northern
end of Street A.
RESOLUTION
6. Submission of revised elevations as part of the final development plan
illustrating the front facades of all units will be 100 percent brick.
7. Conformance with all the requirements of the Park and Recreation Director
including, but not limited to, installation of a F foot sidewalk along the west side
of Biscayne Avenue and the west side of Street A from Street C to the southern
edge of the development and payment of $105,600 in Park Dedication fees
($2,400 X 44 Units) at final plat.
8. Installation of additional landscaping along the west side of the site to
completely screen it from the railroad tracks and lights at Erickson Park.
9. Addition of a recreational amenity and walking trail around the stormwater
retention pond.
ADOPTED this 17th day of August, 2004 by the City Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Linda Jentink, City Clerk
Motion by: Seconded
by
Voted in
favor:
Voted
against.
Member
absent:
City of Rosemount
Ordinance No. B
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
Connemara Crossing (Formally Biscayne Acres)
Basic Builders
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT, MINNESOTA, ORDAINS
AS FOLLOWS:
Section 1 . Ordinance B, adopted September 19, 1989, entitled "City of
Rosemount Zoning Ordinance," is hereby amended to rezone from R -2,
Moderate Density Residential to R -2 PUD, the following property located south of
Connemara Trail, east of the railroad line and west of Biscayne Avenue in
Rosemount, Minnesota, legally described as follows:
That part of the Southeast Quarter of the Southeast Quarter of Section 20, Township 115,
Range 19, Dakota County, Minnesota lying southeasterly of the Chicago, Milwaukee, St.
Paul and Pacific Railroad Company 100 foot right of way and lying 50.00 feet woutherly of
and parallel with the following described line:
Commencing at the southeast corner of said Southeast Quarter of the Southeast Quarter
of Section 20; thence on an assumed bearing of North 0 degrees 02 minutes 34 seconds
West, along the east line thereof, a distance of 1006.43 feet to the point of beginning of
the line to be described: thence North 68 degrees 56 minutes 19 seconds West a distance
of 343.51 feet to said easterly railroad right of way line and said liner there terminating.
Section 2 . The Zoning Map of the City of Rosemount, referred to and
described in said Ordinance No. B as that certain map entitled "Zoning Map of
the City of Rosemount," shall not be republished to show the aforesaid rezoning,
but the Clerk shall appropriately mark the said zoning map on file in the Clerk's
office for the purpose of indicating the rezoning hereinabove provided for in this
Ordinance and all of the notation references and other information shown
thereon are hereby incorporated by reference and made part of this Ordinance.
Section 3 . This ordinance shall be effective immediately upon its passage
and publication according to law.
ENACTED AND ORDAINED into an Ordinance this 17 day of August, 2004.
CITY OF ROSEMOUNT
William H. Droste, Mayor
ATTESTE:
Linda Jentink, City Clerk
Published in the Rosemount Town Pages this day of August,
2004.
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.14450 SOUTH ROBERT TRAIL
ROSEMOUNT. MN. 55068
R / 6 2
CONSULTANT: PR08E ENGINEERING CO., INC.
\
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1000 E. 146TH STREET, SUITE 240
BURNSVILLE,
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MN. 55337
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TOTAL AREA =.73.88 Acres
293
92
TOWN HOMES 44 UNITS
10 3113
3,
.TOWN HOME DENSITY = 3.17 UNITS PER ACERS
r
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PROPERTY DESCRIPTION
4`02 ,9B
.Thal ad d the SOUIMast Dual« d Ma S.M aaa,.0 . d r on z0,
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7
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Seaton 20: tINNIte mrw aswmed b-WWM of North d grew 02 mIWea 34 wcorgs West;
aw% tl a east am f1wool, a distams of 1006.13 Ted W the Poird of 4eginnbg Or N,e One 1.
-
M destuibetl: Ihance Hale 69 0e9reea 56 -I Was 19 sa—d- West A dklance of 343.51
fear ta said - -far[, rabead tl914 d May 5- and ..W are, 6nrre Wr oalin9.
�
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ROME cOHSIN E RS, •a ENGINEERING PIAHHEns a d L.HO s�RynDRS Na > as
BASIC BUILDERS
; ,
CONCEPTUAL PRELIMINARY PLAT /P. U.D.
C 01v1PRNV, INC. '
4.5D 50DTH ND3ERT TR"L
ROSEMOIptT, MN 55068
a�a
CONNEMARA CROSSING
I - - 1000 EAST 146N STREET, 9URNS U`, MINNESOTA 55337
M
ROSEMNSUNT MINNESOTA
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FB F� PLANT MST. SOM MQ PLANTINGS
/' /9' I 1 art m x.0 xw[ aammf
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r , D 3 s 2 18 _ _ _ _ m wa wr . ... ... r 4- a. w S. r: 1' - OW
1 6, �, 25 2q 14 1 , u mw :ne�..I w• - c.w.
�_� PLANT UST: BTE P TW65
/ 13 W t m� an� .ou.rx I•w. w.c +aAmr BUILDING SETfl4^_XS
\��c FRONT 3(1 FEET
T �� \ g 4 3 a �" D. +•�.�,eWw'e�w.� SL LOE STREET — 30 FEET
OE
C 10 FEET
2 I n • m Mrw a a S
�. µ _ .° -`= �" \ \\ s.��6 --aa- u as * .• w R AILROAn 80 F FEET
FEET
�' r � �\\ � _ \ �-a7o— i j � ` � 1 i. g .""am. b.wl. a..p• .n. i e
s I A1' . .; a St \ \ _ 4 rJ ( a is y:ia. I�.0 - I.t" w. a+n s •.w. taw REapRm tunsenPSO
TOTAL AREA 13.88 Acres ' i t y \ .... 10 0 s t S -j �� 'M. tw.a +,w F.�.,+ al, et I m.•. w..:
x UNITS = 44 taNl -.o o
3 \ 9 SE
s TWIN HOME DENSITY = 3.17 UNITS PER ACERS �"•� e \ \ ,„ d - B \ £ \ n u .w r-;rwr �+ �,.°,� +"a` s a..w
aeZ r � .
x ' '°61 4 • �� '� \ I as ero Are. n...s w ..�
. \ \ \ u Wa a+..w -e• wa r...l1 rw rra T �°^'+w•••
PLAN7W0 NOTE4
r \ .'aa f ;''`� \ \ \\ =m'` """""• a - BROOSHO CONSULTING
L .,., � YQ '° - �'V�. w � \ n•t � .�.I.�...... a..w...+r I- .•...+.w... m.w.
\ ELn � .r r rl . I. rurr .r ww 698 NORTHBRIOGE COURT
�[ -aww - �...... -.
FAGSN MN 55123
R { ` / a M PHONE: 651-688-8023
,f ill ..a -:4'L. I i (' u . M..w»m t •c tau.. aa«u c'".I°°`.wm a,.0 a,. \\ \� \. Taal
7.
\ . wt..twi.w a �.I... -..... as. w.�r .. -. FAX: 651 -456 -5746
1 1 *Pry
a l • / � a.a.rM � a^ ...w. a .wu..». w .•�I -- r...... «a+ I n «my .wtu t w. q e. ww «ea er m. « ulle.r my
e p- I.psvt rM1 -r AMJtact uM« Ina love of to atala el Muvwota
F v r v.vc a. \ wvr yr m w vewl .vvww rr
tl v x r ° w. ° �fi.�wu � t I.r m•r wnc Pa�.a vM .
'j Woa .v.f•r�+•.�•Mim r -....N .+.-
r ov w[.mv mnr-c aax.a a.4mxa Y ay. -fit -mAVq M p -aa a.a. 1Y- "�
23849
as ..- .�......+.......e� REG. NO DATE
CONIFEROUS TREE PLANTING DETAIL �+'• wrwa w .m «•ot Nu«I To ewWa
a.lm, wNO.. -.Ni «pma «ma ro aw,Ma
DECIDUOUS TREE PLANTING DETAIL SHRUB PLANTING DETAIL
_ PREPARm FGM
ROt3E RO B E "'�'° a W ""' BASIC 6uiLOERS CONCEPM4L LANDSCAPE PLAN
PLANNERS t�AFmS'SMRVEYDRB n NW , u
ENGINEERING K ps ro K a.;
14450 EMMMNr S ROBERT TRAIN. CONNEM.ARA CROSSING
COMPANY, INC. � ROS, Mx moss '' a
1 TOM EAST /45111 SIREET. BURNSM & W WE501A 55337 PH (0.5])432 -]000 a la —_ atw[a rcA on wPNm ROSEMOUNT MINNESOTA
KEY
LOT UNE
I/ /
1tlSTOrG
CONTOUR
\
PROPOSED
GROUND ELEV.
— — _
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2
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NO SE TYPE
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V 4 P� 43
FB F� PLANT MST. SOM MQ PLANTINGS
/' /9' I 1 art m x.0 xw[ aammf
r / / 2 d G >g Wvu'ou to Nvw o+.M . ya
I / \ pl.par. r. la '°• w NORTH
p n e •Ir.. ww... Nw. om saw
T ` 60 ISO LSD
j F I L I O EWO 5E FBWO FBWO x rmv I..t wr rwr... a w eat
I O SEj 21 FBWO BWO FBWO 17 1$ '�W "' a- e-tml. ••
/ a.IaN.R- ara..wa �..r«
r , D 3 s 2 18 _ _ _ _ m wa wr . ... ... r 4- a. w S. r: 1' - OW
1 6, �, 25 2q 14 1 , u mw :ne�..I w• - c.w.
�_� PLANT UST: BTE P TW65
/ 13 W t m� an� .ou.rx I•w. w.c +aAmr BUILDING SETfl4^_XS
\��c FRONT 3(1 FEET
T �� \ g 4 3 a �" D. +•�.�,eWw'e�w.� SL LOE STREET — 30 FEET
OE
C 10 FEET
2 I n • m Mrw a a S
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FEET
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s I A1' . .; a St \ \ _ 4 rJ ( a is y:ia. I�.0 - I.t" w. a+n s •.w. taw REapRm tunsenPSO
TOTAL AREA 13.88 Acres ' i t y \ .... 10 0 s t S -j �� 'M. tw.a +,w F.�.,+ al, et I m.•. w..:
x UNITS = 44 taNl -.o o
3 \ 9 SE
s TWIN HOME DENSITY = 3.17 UNITS PER ACERS �"•� e \ \ ,„ d - B \ £ \ n u .w r-;rwr �+ �,.°,� +"a` s a..w
aeZ r � .
x ' '°61 4 • �� '� \ I as ero Are. n...s w ..�
. \ \ \ u Wa a+..w -e• wa r...l1 rw rra T �°^'+w•••
PLAN7W0 NOTE4
r \ .'aa f ;''`� \ \ \\ =m'` """""• a - BROOSHO CONSULTING
L .,., � YQ '° - �'V�. w � \ n•t � .�.I.�...... a..w...+r I- .•...+.w... m.w.
\ ELn � .r r rl . I. rurr .r ww 698 NORTHBRIOGE COURT
�[ -aww - �...... -.
FAGSN MN 55123
R { ` / a M PHONE: 651-688-8023
,f ill ..a -:4'L. I i (' u . M..w»m t •c tau.. aa«u c'".I°°`.wm a,.0 a,. \\ \� \. Taal
7.
\ . wt..twi.w a �.I... -..... as. w.�r .. -. FAX: 651 -456 -5746
1 1 *Pry
a l • / � a.a.rM � a^ ...w. a .wu..». w .•�I -- r...... «a+ I n «my .wtu t w. q e. ww «ea er m. « ulle.r my
e p- I.psvt rM1 -r AMJtact uM« Ina love of to atala el Muvwota
F v r v.vc a. \ wvr yr m w vewl .vvww rr
tl v x r ° w. ° �fi.�wu � t I.r m•r wnc Pa�.a vM .
'j Woa .v.f•r�+•.�•Mim r -....N .+.-
r ov w[.mv mnr-c aax.a a.4mxa Y ay. -fit -mAVq M p -aa a.a. 1Y- "�
23849
as ..- .�......+.......e� REG. NO DATE
CONIFEROUS TREE PLANTING DETAIL �+'• wrwa w .m «•ot Nu«I To ewWa
a.lm, wNO.. -.Ni «pma «ma ro aw,Ma
DECIDUOUS TREE PLANTING DETAIL SHRUB PLANTING DETAIL
_ PREPARm FGM
ROt3E RO B E "'�'° a W ""' BASIC 6uiLOERS CONCEPM4L LANDSCAPE PLAN
PLANNERS t�AFmS'SMRVEYDRB n NW , u
ENGINEERING K ps ro K a.;
14450 EMMMNr S ROBERT TRAIN. CONNEM.ARA CROSSING
COMPANY, INC. � ROS, Mx moss '' a
1 TOM EAST /45111 SIREET. BURNSM & W WE501A 55337 PH (0.5])432 -]000 a la —_ atw[a rcA on wPNm ROSEMOUNT MINNESOTA
VICINITY MAP
sooroz'Sa'e - __ _. __
l BISCAYNE AVENUE
29. 1WP 115. ROE 19
/� _\ \ ✓/. Tl11 ®T-9 \ \ 1 \ \ \ \\ \\ \\ \ \\ � � I i». a.>Lt'• S \
TREE INVENTORY
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COM('f�NY, I �° 14 MOUN RON,55G"AL BISCAYNE ACRES
450 S OON T, NN 55068
1000 EAST I"M STREET. SURNSVIU, MINNESOTA 55337 PH (952)432 -3090 — an '� ROSEMOUNT - 6
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