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PLANNED UNIT DEVELOPMENT AMENDEMENT
AGREEMENT FOR EVERMOOR GLENDALOUGH
THIS AGREEMENT dated this 17 day of August, 2004, by and between the
City of Rosemount, Minnesota, a Municipal corporation (hereinafter "City ") and
Contractor Property Developers Corporation, Minnesota corporation, having the
address of 7100 Northland Circle, Suite 108, Minneapolis, MN 55428, and Lundgren
Brothers Construction, Inc. Minnesota corporations, having the address of 935 East
Wayzata Boulevard, Wayzata, MN 55391 (the "Developers ").
WHEREAS, the Developers are the owner of the real property legally described as
Evermoor Glendalough, Dakota County, Minnesota
Attached hereto and made a part hereof (hereinafter referred to as the "Subject Property ";
and
WHEREAS, the Subject Property is being developed for residential use under a planned
unit development pursuant to the ordinances of the City and, in connection therewith, has
been made subject to an agreement entitled "Planned Unit Development Agreement" date
June 20, 2000 by and between the City and the Developer (hereinafter the "PUD
Agreement "); and,
WHEREAS, an application has been made to the City for an amendment to the Planned
Unit Development for the Subject Property for an increase in the impervious surface
coverage standard from 30 to 35 percent for the Glendalough neighborhood; and,
WHEREAS, the Developers desire to make certain revisions to the portions of the PUD
as described herein, that will not have an adverse impact on public health, safety or
welfare, without which assurances and agreements the amendment of the planned unit
development would not be approve by thee City; and,
WHEREAS, the City has approved the PUD Amendment on the basis of a determination
by the City Council of the City that such PUD Amendment is acceptable only by reason
of the details of the Developers' development proposal as described in the PUB
Amendment Agreement and the unique land use characteristics of the proposed use of the
Subject property; and but for such details of the Development proposal and unique land
use characteristics of such proposed use, the PUD Amendment would not have been
approved.
NOW, THEREFORE, on the basis of the PUD Agreement and mutual covenants and
agreement hereinafter set forth it is agreed that the PUD Agreement as it relates to the
Subject property is amended as follows:
Glendalough (Traditional Neighborhood)
This neighborhood is intended to recapture early 20�' century housing and neighborhood
character. Houses will be custom build with porches oriented to the streets and an
intimate setback in the front yard. Garages will be de- emphasized with rear or side yard
placement and doors oriented at a perpendicular to the street wherever possible. Housing
styles shall be consistent with drawings labeled "Traditional Homes of Evermoor"
attached hereto as Exhibits 41,42,43 and 44 and made a part hereof. Garages will be
recessed a minimum of four feet from the front elevation of the principal structure, or set
at t perpendicular to the street.
Total Lots Front Side & Rear Yard Setbacks Lot Width, Depth & Area (avg.)
257 15', 25'* 5' (10' total) 10' 75' 120' -168' 12,000 sq. ft.
* Measured from back of curb on private street
Parks & Open Space
All of the open space associated with Glendalough shall be privately owned and
maintained by the homeowner association because it functions primarily as buffer for the
neighborhood. Outlots JJ, KK, LL and NN are "vest pocket park" which serve as the
collective front yards for the neighborhoods. These shall also be private. While there are
no protected wetlands in this neighborhood, easements for the storm water ponding areas
shall be deeded to the City:
Sidewalks and Trails
The trail which traverses Outlot 00 and ultimately connects Street A to Dodd Blvd. shall
be located in a 12' wide trail easement.
AMDINISTRATIVE PROVISIONS
The administrative provisions of the Planned Unit Development Agreement for Evermoor
dated June 20, 2000 remain in full force and effect relative to this amendment agreement.
IN WITNESS WEREOF, the parities have hereunto set their hands to day year
first above written.
CITY OF ROSEMOUNT
By:
William H. Droste, Mayor
By:
Linda Jentink, City Clerk
CONTRACTOR PROPETY
DEVELOPERS COMPANY
B
Homer Tompkins III, President
LUNDGREN BORTHERS
CONSTRUCTION, INC.
By:
STATE OF MINNESOTA )
SS
COUNTY OF DAKOTA j
The forgoing instrument was acknowledged before me this _ day of
Septembert, 2004 by William H. Droste, Mayor and Linda Jentink, City Clerk of the City
of Rosemount, a Minnesota municipal corporation, on behalf of the corporation and
pursuant to the authority granted by its City Council
Notary Public
_ 10:20 FAX 9524737401 LUNDGREN BROS. Z002/003
9/16/04
To: City Council
Planning Department
City of Rosemount
From: Jay Liberacki
Lundgren Bros. Co
Re: Glendalough PUD Impervious Coverage
Following a meeting with staff yesterday, staff suggested a PUD amendment witch listed
35% as the base permitted impervious coverage within Glendalough. They request that we
then make a list of lots where we would like more than 35%. This specific list would give
Lundgren Bros additional flexibility on some of the smaller lots.
Not all small lots have been identified in the list below. Staff suggested that where some of
the smaller lots are adjacent to the less important open spaces, the staff would entertain some
flexibility in the lot line locations to give these lots some extra size.
Below I have listed. 33 of the smallest lots (13% of the 254 lots permitted). The increased
impervious coverage would allow up to three floor plans on the smallest lots, and in a couple
of areas where a group of lots only permitted three floor plans, the upgraded standard would
allow five floor plans.
Therefore Lundgren Bros requests:
The Glendalough PUD shall be amended to note a permitted impervious coverage of 35 %,
and on the lots listed below, the permitted coverage shall be increase to the % noted:
Addition
Block
Lot
%
Permitted
1
1
3
40
1
1
8 '
40
1
4
13
40
1
4
15
40
1
5
2
40
1
3
3
40
4
2
5
40
4
2
2
40
1
1
7
43
1
1
9
43
Prel
71
21
40
Prel
71
23
40
Prep
71
1 13
1 40
Prel
71
18
40
Page 1 of 2
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Prel
78
11
_40
Prel
78
12
40
Prel
78
13
40
Prel
78
14
40
Prel
78
18
40
Prel
78
20
40
Prel
78
22
40
Prel
79
3
40
Prel
79
9
40
Prel
79
12
40
Prel
71
10
40
Prel
71
11
40
Prel
71
12
40
Pre]
71
15
40
Pre(
71
16
40
Prel
71
17
1 40
Prel
72
20
40
Prel
72
21
40
Prel
79
4
40
Page 2 of 2
10003 /003
09/14/2004 15:40 FAX 9524737401 LUNDGREN BROS. U002/003 ,
9/14/04
To. City Council
Plarming Department
City of Rosemount
From - , Jay Liberacki
Lundgren Bros. Const.
Re: Glendalough PUD Amendment regarding impervious coverage
This issue has two components: 1) does the Glendalough community have qualities which
will allow the city to consider an impervious coverage standard different form standard
single family development, and 2) several homes were sold, permitted and even occupied in
excess of the city standard (prior to this issue being brought to our attention). Can the PUD
Amendment or .a variance address these homes so that these residents will be permitted to
construct a standard patio and roofed sunroom/porch addition. Their homes were purchased
with this expectation. (Since this issue has been brought to our attention, roughly August 15t,
prospective buyers have been notified of the city's impervious coverage restriction.)
Glendalough has many amenities. In addition to the standard entry signs, Evermoor and
Glendalough have a wooded trail buffer along the north property line. Within Glendalough.,
four neighborhood greens (which are called `collective front yards' in the PUD) are to be
built (one includes a swimming facility) and several cul-de-sac garden and meeting areas.
Lundgren has budgeted over one million dollars to improve these common areas. The land
for these common areas came from the reduced lot sizes and setbacks permitted within
Glendalough.
Lundgren has previously presented calculations showing that if our largest home was placed
on all 254 lots permitted within Glendalough the impervious coverage would not exceed the
city's 30 % standard for a standard subdivision. The issue shows up only if one looks
individually at the smallest lots created in the PUD (these small lots were created to
consolidate land to create the common neighborhood greens and gardens, Glendalough's
`collective front yards'). Most of the homes Lundgren Bros. has created will exceed the
city's 30 % standard on these small lots.
Three proposals
1) Lundgren's original request was to amend the PUD to allow 40 % impervious
coverage on the individual lots. We felt this request was consistent with the clustering and
common open space development within the Glendalough. neighborhood, as well. as a
standard practice in the creation of TND's (Traditional Neighborhood Development)
communities. This standard will permit three of our seven house plans to be built on the
smallest lots and. a variance would only be required for one of the existing homes. That
09/14/2004 15:41 FAX 9524737401 LUNDGREN BROS.
Q003/003
variance would need to be 43 %. This lot under construction, Lot 9 Block I Glendalough,
backs up to a wooded open space, essentially it doesn't have a rear neighbor.
2) The prior staff report recommended that a maximum of 35% be allowed. At 35%
only Lundgren.s smallest floor plan. will be permitted on the neighborhoods smallest lots.
That plan has three different elevations, but because the small lots seem to be clustered in a
couple of areas, it may be tricky to create an interesting streetscape in these limited areas. At
35 %e a variance will be required on seven homes to allow homes with prior purchase
agreements to be able to have a normal patio and sunroom/porch addition.
Lot 9 Block 1 Glendalough 43% Under Const Backs to open space /woods
Lot 8 Block 1 Glendalough 38 % Under Const Backs to open space /woods
Lot 7 Block I Glendalough 40% Occupied Backs partially to open
space /woods and trail and a large
flared cul lot
Lot 3 Block 1. Glendalough 37% Occupied Backs to open space /trail
Lot 2 Block I Glendalough 36% Occupied Backs to open space /trail
Lot 15 Block 4 Glendalough 36% Purchase Ag Backs to large flared cul lot
Lot: 13 Block 4 Glendalough 36% Permit Held Typical back yard
3) Upon further study, if a compromise of 36% coverage could be agreed to, Lundgren
would be permitted to build our two smallest floor plans on the smallest lots. Since the small
lots have generally been clustered this would help us in our streetscape. At 36 % only four
variances would be required to allow all of the Glendalough homes to have a standard patio
and sunroom /porch.
Lot 9 Block 1 Glendalough 43% Under Const Backs to open space /woods
Lot 8 Block 1 Glendalough 38% Under Const Backs to open space /woods
Lot 7 Block I Glendalough 40% Occupied Backs partially to open
space /woods and trail and a large
flared cul. lot
Lot 3 Block 1 Glendalough 37 % Occupied Backs to open space /trail
Lundgren, our buyers and your future residents appreciate your consideration is this issue.
SITE MAP
N
DOTE: Dimensions rounded to nearest foot.
:opyright 2004, Dakota County -
- his drawing is neither a legally recorded map nor a survey and is not intended to be used as one.
his drawing is a compilation of records, information and data located in various city, county, and
.tale offices and other sources, affecting the area shown, and Is to be used for reference purposes
miy. Dakota County is not responsible for any inaccuracies herein contained. If discrepancies are
ound, please contact Dakota County Survey and Land Information Department
Aap Date: August 12, 2004 Parcels Updated: 8/5/2004 Aerial Photography:
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Plat Areas Plan
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Eden Pra MN - 5344
p1wn.: 951.92) -9150 Far: 952- 977 -5922 gam d � '� b 2d !
935 East Wayzata Blvd.
Wayzata, Minnesota 55391
Rosemount, Minnesota
TOTAL GLENDALOUGH PLATTED & FUTURE AREAS:
Total Area:
5,529,375.98
sf
Less: Public ROW:
- 849,858.40
sf
Less: Private Road Outlots
- 60,119.92
sf
Less: Pool Lot ( Lot 1, Blk. 1 3rd Addition)
- 40,160.42
sf
Less: Open Space (Outlots):
- 1,204,735.71
sf
Net Total Development Area Available:
3,374,501.53
sf
Total Proposed Lots:
243
Glendalough Series Lots
150
Classic Series Lots
93
Impervious Area of Largest Glendalough Series Homestyle:
Series Homestyle:
3,855.00
sf
Impervious Area of Largest Classic Series Homestyle:
Series Homestyle:
3,792.00
sf
Total Project Impervious Area
930,909.15
sf
Total Project Percent Impervious of Net Total Development Area Available
27.59
%
Our analysis of the preliminary plat of the future Glendalough area projects a similar open space percentage.
C200 Westwood Professionol Services. Inc.
Lj
3,073 S.F. 3,585 S.F.
65' 60'
ALBANY BARLOW
u
44'
CLAIRMONT
H j
3,855 S.F.
3,491 S.F 3,622 S.F. 3,273 S.F.
15'
40' 50 ' 62' 64'
SHELDON WHITNEY WINSLOW RALEIGH
Sheet 1 of 1
Scole: I"=50' Date: 08/06/04
Evermoor Glendalough 4th Glendalough Series
Impervious Area of
W Westwood Professional Services, Inc. Rosemount Minnesota Building, Deck,
7599 Anagram MN N 55 55 / Driveway
Eden Prairie, 344 ,
Phone: 9521937.5150 Fax: 9521937 -5c22 & Sidewalks
Rosemount, Minnesota
98376 35SKPOt.DWG
2 4 Westwood Professionol Services, Inc.
4 VrI
X\
v�
3855 S.F,/9579.4
,S, F. = 40.2%
IMPERVIOUS
f
1 1
Scole: I" =30' Sheet. OF
Date. 08/06/04
Evermoor Glendalough 4th
Largest House
W Westwood Professional Services Inc. Rosemount Minnesota on Smallest Lot
7599 Anagram Drive
Eden Prairie, MN 55344
Phone: 952/937 -5150 Fax: 957/937.5::22 - Rosemount, Minnesota
98376 35SKP01.DwG
MAXIMUM LOT
COVERAGE /HARD
SURFACE AREA
COMMENTS
ANDOVER
not regulated
APPLE VALLEY
BLAINE
45%
BROOKLYN CENTER
not regulated
no more than 50% of the front yard may be in a hard
su rface
BROOKLYN PARK
25%
The max amount of impervious surface in front yards,
as measured from the pubilic r -o -w to the front fagade
of the principal bid may not exceed 40%
BURNSVILLE
CHAMPLIN
40%
front yard area
COTTAGE GROVE
30%
CRYSTAL
EAGAN
20%
if in shoreland zone it is limited to 25%
EDEN PRAIRIE
not regulated
garage or accessory structure coverage of .075
EDINA
25%
FALCON HEIGHTS
FRIDLEY
GOLDEN VALLEY
30%
30% for parcels over 10,000 sq.ft., and 35% for parcels
between 5,000 and 9,999 sq.ft., and 40% for parcels
less than 5,000 sq. ft.
HASTINGS
not regulated
no more than 35% of rear yard (from rear line of house
to rear property line)
INVER GROVE
HEIGHTS
30%
LAKEVILLE
MAPLE GROVE
40%
MAPLEWOOD
MINNETONKA
not regulated
limited by setbacks and easements
NEW BRIGHTON
NEW HOPE
NEWPORT
25%
river residential -20 %; medium or high density-30%
NORTH ST PAUL
OAKDALE
24%
45% for R -2; 40% for. R -3
RICHFIELD
35%
lots over 7,000 s .ft. the greater of 35% or 2500 sq.ft.
ROSEVILLE
ST LOUIS PARK
30%
30% only covers foot print of house & garages over 15'
in height. Does not include pations, driveways, decks
& garages less than 15' in height
ST PAUL PARK
SHOREVIEW
40%
In the Shorland Overlay district, defined as extending
1000' from the OHW line of a lake or river, impervious
surface coverage is limited toa maximum of 25 %,
which may be increased to a maximum of 40% if no
more than 50% of the surface water runoff is directed
to the water body.
SOUTH ST PAUL
30%
or 35% (less than 5,000 sq.ft) - bid /hard surface
maximum 75%
STILLWATER
30 %
WEST ST PAUL
WHITE BEAR LKAE
not regulated
if within 1000 ft of high water elevation in shoreland
district, a maximum of 30% lot coverage. Otherwise,
regulated by setbacks
WOODBURY