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Home My WebLink About11.a. Hillcrest Homes - Washington Heights Preliminary Plat for Outlot C, McNamara AdditionCITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION City Council Meeting Date: August 7, 2001 AGENDA ITEM: Hillcrest Homes — "Washington Heights" AGENDA SECTION: Preliminary Plat for Outlot C, McNamara New Business Addition PREPARED BY: Rick Pearson, City Planner AGENDA 90,#11 ATTACHMENTS: Draft Resolution, Preliminary Plat Reductions, APPROVED Y: P.C. Minutes (7- 10 -01), Memo, PUD Artists � Rendering. PUD Agreement _7:� Applicant: Chris Deanovic of Washington Heights Development Location: "Outlot C" McNamara Addition, between CSAH 42, 151 Street West, Crestone and Cimarron Avenues Property Owner(s): Chippendale 42 Partnership Area in Acres: 7.39 acres Number of Lots: 5 Comp. Guide Plan Desig: Commercial Current Zoning: C -4, General Commercial Planning Comm. Action: Recommendation of approval (4 -0) SUMMARY The proposed Preliminary Plat creates five separate lots for commercial development oft the last remaining vacant land in the Chippendale 42 Partnership Planned Unit Development. This review is intended to show how the overall site functions for buildings, parking and circulation. Site Plan review will be required as a separate review when businesses have committed to lease /purchase individual sites. Staff's review is also intended to ensure that the preliminary plat is consistent with the concept PUD. A PUD a nendment would otherwise be required. Lastly, a final plat will be required to record the separate lots. ApI roval of the Preliminary Plat does set the expectation the final plats will be approved. The attached memo provides details concerning the preliminary plat. PLANNING COMMISSION PUBLIC HEARING Five neighboring property owners attended and spoke at the required public hearing. Most of the comments concerned the need for screening landscaping along the south side of the development to mitigate the commercial from residential use. Lighting was also an issue. The landscape requirement of the PUD were explained. There will still have to be a site plan review process for the buildings if they are consistent with the PUD. Otherwise, a PUD amendment would be required similar to the Cub Foods process After some discussion, the Commissioners adopted a motion to recommend approval with added reco ended conditions concerning sidewalks, the existing curb cut and lighting. RECOMMENDED ACTION: Motion to adopt a resolution approving the Preliminary Plat for Washington Heights 1 st Iddition. CITY COUNCIL ACTION: CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2001- A RESOLUTION APPROVING PRELIMINARY PLAT FOR WASHINGTON HEIGHTS 1 ST ADDITION WHEREAS, the Community Development Department of the City of ] application from Washington Heights Development for approval of the Washington Heights I" Addition; and WHEREAS, on June 26, 2001, the Planning Commission of the City of Ro the Preliminary Plat for Washington Heights 1S` Addition and recommended conditions; and WHEREAS, on August 7, 2001, the City Council of the City of Rosemount i Preliminary Plat for Washington Heights 1 Addition. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of approves the Preliminary Plat for Washington Heights I" Addition, subject to 1. Adjusting lot boundary lines to split traffic lanes or parking islands only. 2. Dedication of cross - access easements between all of the lots for mainten, private driveway and shared parking. 3. Incorporation of recommendations by the Interim City Engineer relative easements, grading, streets and utilities. 4. Compliance with architectural, landscaping and signage standards specif Chippendale Partnership Planned Unit Development Agreement and rela of which still apply). 5. Payment of all fees related to platting as specified in the current fee sche final plat. 6. Conformance with the requirements of Ordinance B the zoning ordinanc, plan review and PUD Amendments as necessary. 7. Utilization of installed curb cut and apron on Claret Avenue. 8. Sidewalks around the entire perimeter of the site and sidewalk connectio: the building pads. 9. Lighting consistent with the neighborhood surrounding the development received an ✓ Plat for reviewed 1, subject to the semount hereby and use of the drainage, in the documents (all at the time of for final plat, site . to the interior of Resolution 2001- ADOPTED this 7' day of August, 2001, by the City Council of the City of Rosemount. Cathy Busho, Mayor ATTEST: Linda Jentink, City Clerk Motion by: Voted in favor: Voted against:_ Member absent: Seconded by: PRELIMINARY PLANS - r - -;O R n AMR of off GT� N\IGHT R E OUNT, MINI *E.. 2NWW \ (95x1898-7663 P/ AA/ OI Mi Al"rA! AIAnIM '1.. II" J '•. • l J • 1 :10: -!?fry Eng ring in np I \ I RYANENGINEERING. COM 10400 V/K/NG DR. STE 140 EDEN PRAIRIE, MN 55344 19521 947 -9100 AVEX SHEET NO. DESQ4IP770N COYER SHEET C -1 PRELIMINARY PUT C -2 PRELIMINARY 9rE AND URUrY PUN C -J PRELIMINARY GRADING PUN C -4 PREUMINARY LANDSCAPE & LICHTINC PLAN 0 7001 la'AN @K�II�p, IIiC . - C00RACM? SHALL CALL' WASHINGTON HEIGHTS ?ST ADDITION 2 0 P H ' r R uc R av ALL .. 7MN ants 454 -WO? . ( trr9r. r- am- tsr -rree) COUNTY ROAD NO. 42 N89' E 551.71' 14 }' 197' 191' 218' - — I I , DEVELOPMENT DATA . 2LYAi4(` L En 2 8 I rmp.pyt:.p 2CwW.'C RC1AN./LTIYYEIlpAL mx/ -"O 1 I LEGAL DESCRIPTION 3 U W 2 NN j I oumo MW/ Y WM [SOrA . W ' N m I O o ~ h oEwa WASNIYOT(YI irE04I3 QElf2O°IILNT 911 I ]N STREET NW Q i t s OC 1 N d 143'. `J k O I W m ` - a I Q. m I Noai w� t ry Z O � OPEN SPACE CALC. x Q + m I ' 221 OROSS SrIE AREA: J2r,9)23 ST U 343 I LWLN SAALL 05.6002 SF (26 RE ?' ') 337 V LOT AREA DATA W 216 RCrAX/OYMAR AREA 7.J9! ./- AC I /� \/.• LOT NUaOL]P AREA \ J N A j I m BLOOC I I 20.05 SF 2 M..2JO 4 39,957 S'F 1 ^ \ 1 . ✓ p0. I 8x442 57' 3 76.M78 Tefa LOTS r.2.d J21.9 4 t J 1 SE 00 5 N A,, A LOTS r s S 6I,J94f 9' Avsuc Row 0 9E P j TOTAL J21.97235T N 12 J nGv m � c - 212 , AppinpN 5�392�9 NTM �NSMANN EL BL OCK 1 iros (RYAN Ind RYANENGNEERNG.COM O.i E A`Meaer • "M M — n g Emiaemnui• Swami Eden Prairie, MN (952) 947.9110 � rM INr eV N 9n MdwUw . EMI Ma.rr.iwb nl IRl nenAY N ea I w . Yr MMa W�.Yr ti ti a M as r rr. WASHINGTON HEIGHTS 1ST ADDITION for WASHINGTON HEIGHTS DEVELOPMENT P 9J.' Nn ayea naps clti iADWG a9.. R QG a. +w Ty um(m i wed For. Det4e Nineee Or1w d RwfDw'R� - bt PRELIMINARY PLAT C -1 , 0 ]Ati IRAN ffiIIaq QiG I � 11 1 1 11 1 I 111 I Z I I ICI I � i I I I I I I Lu I I ui I 1�1 I I .J II r' 'I I III II I I I _ 1 I I I I I II ,1 1 1 1 I � I __— COUNTY ROAD NO. 42 Y, 85 _� 1t 1� 9 A • �y r I RESTat RAl�I� I 250 SEATS I (=89 sTN -L5) I I TT 79 STALLS TOTAL \ � I I - I I I I 1 i ' W — Z uj I � > 5� 1 Z 1 0 I -I ' a 1 1 I I ) p 950 Al I SIS CON7RACrOR -WALL CALL- GOPHER STATE ONE CALL e8 NRS PRIOR rO CON57RUC770N 71WN an 4,54 -0002 (wfror. r- eoo- zs7 -n66� BUILDING DATA REiER 70 A IMC—AI ORAW I- EYACr BW[DevC OafCN90N, REST�f OPOSS 9R: J11,97I3 7,393 sao sFArs 03 - AEI AIE AREA 371,9773 7,393 mL 1 ' 371,9773 _ 7.393 �N — 21 STALLS TOTAL ty . Hro 102 STALLS TOTAL 74 . 9 ' — 5 26' CONC . SgEWA{J( 85 _� 1t 1� 9 A • �y r I RESTat RAl�I� I 250 SEATS I (=89 sTN -L5) I I TT 79 STALLS TOTAL \ � I I - I I I I 1 i ' W — Z uj I � > 5� 1 Z 1 0 I -I ' a 1 1 I I ) p 950 Al I SIS CON7RACrOR -WALL CALL- GOPHER STATE ONE CALL e8 NRS PRIOR rO CON57RUC770N 71WN an 4,54 -0002 (wfror. r- eoo- zs7 -n66� BUILDING DATA REiER 70 A IMC—AI ORAW I- EYACr BW[DevC OafCN90N, SITE DATA OPOSS 9R: J11,97I3 7,393 Rwwr a -n n 03 03 AEI AIE AREA 371,9773 7,393 mL 1 ' 371,9773 _ 7.393 SITE DENSITY 41,7x0 V RErA /CONNEW& U M nV 7,39 AG . 3.613 S! /AC NET LEGEND EIL G > s.fta y 5wo —a— SM6TARY SEWER RATER — WATER I 11111. W/VAL1E —1—+9 HYD. W/VALYE 1 STORE SEWER —aa— Sra SEWER « .RYAN FSICiINffitI[d0 RYANENGNEERNC.COM LIrE Eftk" %•Lu PI•m EmFpmental • Sv,mg Eden Prairie, MN _ (952) 947 -9100 MW v.. w .. WASHINGTON HEIGHTS 1ST ADDITION for WASHINGTON HEIGHTS DEVELOPMENT P q,i f No 0,000 a...V None naWR""t eon ---- ao a.az RAee 0007,. kland Far: Date: r sdWR . de o..yt f\.I X PRELIMINARY SITE AND UTILITY PLAN � 4a w 2w r."� C -2 P • . 1 W 1 Z 1� W II I Q Q � I 1� I I I I pRl ` dwrsoN OIQ: AT FENCE 4 I I I M Z a 1 � 1 � � 5 1 SILT FOICE I 1 1 OVEA90HARY oFa< I 1 11 I I fi ;I 1 1 1 1 1 CQVTRACrCR SNACL CALL' GOPHER STATE ONE CALL 48 NRS PR /OP rO COV57R(/C77OV THIN aMS 454 -0002 (aroro r- aen nz - rree) -- -- ElQSnNC OONTOORS �7 — 01r — PR(POSED CONl0UR5 SWIaT Swr —C_— SCT FENCE WAR` R M. */VALVE x F11 EIOSi SPOT F1EN%n STOOI SEWER —aa— .0 PROPOSED SPOT ELEVATION 1 SNATARY SENOR 815.5 FFNN9/D FLOOR ELEVATION WAFER — ORA/IAOE OMECRON MA W/YALVE Snm sNm �- X �7 0 ZM RYAN EJCffi� MG _ QCV,RACTQ7 9HA[1 CALL: -� - - - - -- ,------------------- - - - - -- * - - - -- - - -- GOPHER STATE ONE CALL 48 NRS PR/CR 70 CONSMUCROR - - COUNTY ROAD NO. 42 TWN ants s. -"2 -� -- — - - - -- r - „�� \ II \ I I r m a me ® ®ee e ee e e ee ' I lil I '� RE$TAl�ZANI e e e� I I I ( II I � e ® • e� I � I W 11 II I ® d• I I I Z I I'I I 3 e I I W > I i t I 0.5 T PLANT UST W LLI : 1 I I I I I e B Q ICI II I ak ®® PR%VA ®� I I I X luuj � I it i ° e® ® I I Z J w o. e II 1 F90T CAIIXE O 000lo I I'I I / canoua o I 1 �I I e / e • I � I III 1 • {�� .� ' jr I III I _ eel” W 120 RYAN n�cuv�uac RYANENGNEERNG.COM a. Eftk. YK. land Naming Emtovne ]. S_ying Eden Prairie, MN (952) 947.9100 �ti+r a.nry r ar I.. saeaum WASHINGTON HEIGHTS 1ST ADDITION for WASHINGTON HEIGHTS DEVELOPMENT ayes =MA none auaFaswUowc QO Ch.r By IMR End Fur: pate: PRELIMINARY LANDSCAPE & LIGHTING PLAN C -A Planning Commission Regular Meeting Minutes July 10, 2001 Page 2 Chairperson Caspar opened the public hearing.. There were no comments. MOTION by Arveson to close the public hearing. Seconded by Caspar. Ayes: Napper, Caspar, Weisensel, Arveson. Nays: 0. Motion carried. Commissioners reviewed parking setbacks and landscaping. MOTION by Caspar to approve the site plan for Crosscroft clubhouse subject to: 1) All parking be provided no less than twenty feet (20') from all property lines which adjoin a public street; and 2) Conformance with all applicable building and fire codes. Seconded by Weisensel. Ayes: Caspar, Weisensel, Arveson, and Napper. Nays: 0. Motion carried. Public Hearin: Washington Heights Preliminary Plat - Chairperson Caspar confirmed that the recording secretary has placed the Affidavit of Mailing and Posting of a Public Hearing Notice and Affidavit of Publication concerning the public hearing on the application by Washington Heights for a preliminary plat for Outlot C, McNamara Addition. Mr. Pearson presented the preliminary plat proposed for approximately 7 acres located between Cub Foods and Goodyear, between CSAH 42 and 151 St. Five lots are proposed. No additional driveways are allowed from CSAH 42 or 151 St. Mr. Pearson reviewed the internal traffic circulation and indicated that sufficient parking is provided. Staff recommends that the requirements of the PUD remain in place. The lot boundary lines must be adjusted to be located in the traffic lanes or parking islands rather than through parking spaces. The developer has agreed to this adjustment. Two additional conditions of approval are recommended, including utilization of installed curb cut and apron on Claret Avenue, along with installation of sidewalks around the entire perimeter of the site and connections to the interior of the building pads. Chairperson Caspar confirmed that the applicant had not yet arrived. Chairperson Caspar opened the public hearing. Stein Bruch 15142 Cimarron Avenue, represented the homeowners association for Claret Springs Village. Mr. Bruch stated there should be no expectation by the developer for amendments to the PUD such as Cub received. He does not believe landscaping requirements behind Cub and Goodyear have been met. The residents want a berm with trees rather than a brick wall for screening. He asked that sufficient space be left behind the buildings to allow for landscaping. Planning Commission Regular Meeting Minutes July 10, 2001 Page 3 Tracy Morgan 14950 Colorado Avenue, inquired about the hours of operation. He is concerned with the design of the back of the buildings and garbage storage. Sherri Wisdorf 15127 Cimarron Court, inquired about landscaping and the ponding area between Goodyear and 151 St. Mr. Pearson described landscaping expectations. Terese Sweitzer 15101 Cimarron Avenue, doesn't want to look out her window or second floor deck and see the backs of retail stores. She is concerned about the sufficiency of landscaping, garbage odors, semi traffic, noise control, and hours of operation. Evelyn Lozraities 15123 Cimarron Court, commented on the bright lights at Goodyear. She is concerned with landscaping, hours of operation, and traffic. Stein Bruch added that the architectural design of the buildings is a concern to the residents. MOTION by Arveson to close the public hearing. Seconded by Weisensel. Ayes: Weisensel, Arveson, Napper, and Caspar. Nays: 0. Motion carried. Commissioners reviewed landscaping requirements. Mr. Pearson addressed questions concerning the hours of operation. He explained the city does not control hours of operation, except in the PUD where Walgreens and the daycare fronting Shannon Parkway are limited to 11:00 p.m. Cub will be a 24 hour operation. Mr. Pearson explained in further detail the process for review and approval of each separate building. The proposal is for three restaurants and two retail businesses. Any change to this proposal would require a public hearing. Traffic circulation was discussed. Mr. Pearson explained the limitations placed by the county on access to CSAH 42. Commissioner Arveson commented on the small size of Lot 1. Mr. Pearson responded that the lot meets the minimum lot size requirement. Parking and greenspace standards would be met. Chairperson Caspar acknowledged the arrival of Chris Deanovic of Washington Heights, the applicant. Mr. Deanovic explained the developer's goal to stay within the PUD. He summarized the anticipated retail uses. MOTION by Caspar to recommend that the City Council approve the Washington Heights 1` Addition Preliminary Plat subject to: 1) Adjusting lot boundary lines to split traffic lanes or parking islands only; 2) Dedication of cross - access easements between all Planning Commission Regular Meeting Minutes July 10, 2001 Page 4 of the lots for maintenance and use of the private driveway and shared parking; 3) Incorporation of recommendations by the Interim City Engineer relative to drainage; easements, grading, streets and utilities; 4) Compliance with architectural, landscaping and signage standards specified in the Chippendale Partnership Planned Unit Development Agreement and related documents (all of which still apply); 5) Payment of all fees related to platting as specified in the current fee schedule at the time of final plat; 6) Conformance with the requirements of Ordinance B the zoning ordinance for final plat, site plan review and PUD Amendments as necessary; 7) Utilization of installed curb cut and apron on Claret Avenue; 8) Sidewalks around the entire perimeter of the site and sidewalk connection to the interior of the building pads; and 9) Lighting consistent with the neighborhood surrounding the development. Seconded by Arveson. Ayes: Arveson, Napper, Caspar, and Weisensel. Nays: 0. Motion carried. Old Business: None. New Business: None. Director's Report: None. There being no further business to come before this Commission, upon MOTION by Caspar and upon unanimous decision, the meeting was adjourned at 7:40 p.m. Respectfully submitted, Dianne G. Quinnell Recording Secretary FROM: DATE: ax Rick Pearson, City Planner July 5, 2001 ROSEMOU NT Coming Up Rosemount!! CITY HALL 2875 — 145th Street West Rosemount, MN 55068 -4997 Phone: 651-423-4411 Hearing Impaired 651 - 423.6219 Fax: 651 - 423 -5203 Washington Heights Preliminary Plat - July 10, 2001 Regular Meeting Reviews BACKGROUND AND PROCESS On March 4, 1997, the Property Owners and the City executed a PUD Agreement, which set the framework for the development between CSAH 42 and 151 Street, Rosemount National Bank and Shannon Parkway. The resulting development included Walgreens, Kindercare, Goodyear, Shenanigan's, Cub Foods, two Wensmann townhouse projects, and a city park. All of the projects were consistent with the PUD except Cub Foods. This preliminary plat focuses on the remaining undeveloped outlot, Outlot C between Cub Foods and Goodyear. This step shows how the 7.39 acres can support five buildings and their associated parking, circulation and landscaping. Subsequent steps will require the applicant/developer to final plat the individual lots for recording at the county, and go through the site plan review process for each building /lot. Conformance with the PUD is required. Otherwise, the PUD would have to be amended to accommodate significant change in the overall character of the PUD. A separate public hearing with the Planning Commission and City Council approval would be required. Cub Foods is an example of an amendment to the PUD. PLANNED UNIT DEVELOPMENT As a result of the Cub Foods amendment, the PUD concept anticipates two free - standing restaurants along CSAH 42 and a strip retail center along 151 Street West. The preliminary plat indicates three restaurants (two sit -down and a fast food) along CSAH 42 and two strip retail centers along 151 Street West. While the arrangement and distribution is somewhat different, the overall character of land uses and relationships remains intact with the approved concept. Since the process is the same, the approval of the preliminary plat will acknowledge the refinement of the concept. The approval resolution will include a recommendation, which specifies conformance with the commercial elements of the concept PUD as it relates to architectural, landscaping, signage and other relevant design issues. PRELIMINARY PLAT DESIGN The preliminary plat area shows five buildings, including three restaurants that back up to CSAH 42 and two retail buildings that back up to 151 st Street West. Access to the local streets occurs at TO: Planning Commission mid block to Claret and Cimarron Avenues via a shared private drive. Cross - access easements with shared parking will be a recommendation especially as it relates to the private driveway. The lot design could use refinement, however. Indicated parking is sufficient relative to the uses. However, the lot lines split parking along the striping pattern in some cases. The result is an occasional lack of cohesion of parking and businesses. All of the lots have frontage on the public streets or highways, thus meeting the Commercial lot frontage requirements. RECOMMENDATION Motion to recommend that the City Council approve the Washington Heights 1 St Addition Preliminary Plat subject to: 1. Adjusting lot boundary lines to split traffic lanes or parking islands only. 2. Dedication of cross - access easements between all of the lots for maintenance and use of the private driveway and shared parking. 3. Incorporation of recommendations by the Interim City Engineer relative to drainage, easements, grading, streets and utilities. 4. Compliance with architectural, landscaping and signage standards specified in the Chippendale 42 Partnership Planned Unit Development Agreement and related documents. 5. Payment of all fees related to platting as specified in the current fee schedule at the time of final plat. 6. Conformance with the requirements of Ordinance B the zoning ordinance for final plat, site plan review and PUD Amendments as necessary. I I 7 F ti � rASfIT 1r 1 it � �.I r t I NOT TO SCALE . ,I STx,4 xY lUtimTal � COUMfY AOA 42 el lift � l � A pmrt c k I . ' � �a -+'n r-.+ -• ^� •- t � 'il ' 'I � I f 1 i � r I �e>rµnu y Ijs �' ( f 6 r r- �1 17 '].A.![ yi I LL�f ^J "cam. oq Al a ^.. ^, '�0 aIE _"_ '.c 5l'; �� .'� a , �} � ""!� '•�� ✓�� p �y �� I!I1111111��11!ilitl.l?�� O ppllOUla *�� •' fr�..'!'7p•, , Z F CHIPPENDALE MIXED USE DEVELOPMENT SITE CONCEPT PLAN PUD PROPOSAL CITY OF, ROSEMOUNT, MINNESOTA eYislmc neniorxnnl. I I I I I' 1 iJ JUNE 1996 Planned Unit Development Agreement Final CHIPPENDALE 42 PARTNERSHIP TEas AGREEMENT dated this 4th day of -March-- 1997, by and between the CITY OF ROSEMOUNT, a Minnesota municipal corporation, ( "City "), and CEaPPENDALE 42 PARTNERSffiP, a Minnesota general partnership, having the address of 15055 Chippendale Avenue South, P.O. Box 439, Rosemount, Minnesota 55068, (the "Developer "). Request for Planned Unit Development Approval The Developer has asked the City to approve a Mixed Use Planned Unit Development (PUD) to be known as McNAMARA ADDITION (also referred to in this agreement as the "Plat "). The land is legally described as follows: The North One Half of the Northeast One Quarter of Section 31, Township 115, Range 19 W, Dakota County, Minnesota. The City, through this Agreement, approves the Mixed Use Planned Unit Development upon the following conditions. I. Concept Plan: The term "Concept Plan" used herein shall refer to the Concept Plan drawing by Damon Faber Associates dated August 16, 1996, a copy of which is on file with the Rosemount Community Development Director. The Concept Plan is intended to be a sketch depicting the overall "look" of the complete PUD area. To the greatest extent possible, future development proposals within the PUD shall conform to the design framework of the Concept Plan. This framework relates primarily to such features as the public street system and private accesses, landscaping areas, pedestrian walkways, corner enhancements, parking configurations and building locations. The City of Rosemount will review each future development project's detailed site plan and final plats within the framework of the Concept Plan and the following Criteria as a guide to final design decisions. Since specific projects are not being proposed within this PUD (with the exception of the Walgreen's site at the most northwesterly corner of the plat), future site plans will be reviewed in accordance with Section 14.4 of Ordinance B, City of Rosemount Zoning Regulations; future site plans and plats will be reviewed for conformance with the Concept Plan and this Agreement. II. Commercial Planned Use Development: All commercial development shall comply with the Concept Plan and meet the following performance standards. Where a specific standard is not addressed herein, the land use regulations of the City Code for the C -4 Zoning District shall apply. A. Vehicle Access. 1. One private unrestricted access will initially be allowed on Shannon Parkway at least 295 feet from the southerly edge of the ROW of CSAH 42. No further cross access shall be permitted between the west and east halves of the most western block (west of Crestone Avenue) other than access for delivery vehicles to the rear of buildings. However, changes may be approved by the City to this internal access and the full access on Shannon Parkway once final development plans are reviewed for other property in this block, and access to Shannon Parkway may be restricted or closed by the City for documented traffic circulation or safety reasons at a future date. 2. Three (3) future north -south public streets and one (1) future east -west public street shall be platted and constructed at the Developer's expense to serve this commercial area. One (1) additional private east -west drive will be constructed in the middle of the commercial area. 3. Access to /from CSAH 42 shall be limited as follows: Claret Avenue (right- in/right- out, left turn), and Crestone and Cimmaron Avenues (right - in/right -out) as approved by Dakota County. 4. All future private accesses to local streets shall be designed and approved as part of future site plan reviews in accordance with the Concept Plan. 5. Claret Avenue shall maintain a minimum 250 -feet spacing from centerline to centerline along 151st Street. 6. Appropriate easements shall be recorded for the Walgreens and daycare lots south of the Walgreens site providing for permanent access for the Walgreens site to 151st Street. These easements shall be recorded with the final plat. B. Pedestrian Access. 1. Sidewalks (5 -feet concrete) shall be installed at the Developer's expense along public streets as follows: (a) both sides of Claret Avenue north of 151st Street and the east side of Claret Avenue south of 151st Street; (b) the west side of Crestone Avenue; (c) the east side of Cimmaron Avenue; and (d) the north and south sides of 151 st Street. Bituminous paths (8 -feet) shall be retained on the east side of Shannon Parkway and the west side of Chippendale Avenue, and shall be installed on the south side of CSAH 42. The option of a concrete sidewalk on the south side of CSAH 42 will be further analyzed by the City in relationship to cost, revenues and desirability; the City will pay any cost differential for concrete versus bituminous material. Chippendale /42 Partnership Page 2 of 12 2. Future development projects shall incorporate sidewalks from the buildings to the adjacent pedestrian system identified in No. 1 above; connections from one building to another shall also be incorporated into designs. C. Parking. Each development project shall meet the corresponding parking standards as identified in Section 8 of Ordinance B, City of Rosemount Zoning Regulations. Consideration of parking requirement reductions will be made by the City based on provisions for shared parking among multiple tenants and/or other related factors that impact parking demand, with reciprocal enhancements made to green space above minimum requirements. 2. Landscaped islands at the end of parking aisle shall be designed and approved as part of future site plan reviews in accordance with the Concept Plan. 3. Perimeter parking adjacent to the setback along all existing /future street rights -of- way shall be limited; the Concept Plan shall be used as a guide for future development proposals in meeting this objective. Areas without perimeter parking shall include increased setbacks for green space. D. Landscaping. Street and project landscaping shall meet the minimum standards as prepared by Damon Farber Associates dated June 18, 1996, a copy of which is on file with the Rosemount Community Development Director. In addition, the following conditions are incorporated: a. A minimum of twenty-five percent (25 %) of the total commercial PUD area shall be landscaped. Variations for lesser amounts may be permitted for individual site development, provided that adequate assurances are provided that at least 25 % of the total commercial PUD area will be landscaped. b. Parking lot landscaped islands shall be a minimum width of eight (8) feet, except that islands along the main internal east -west street shall be a minimum width of twelve (12) feet. C. A minimum of fifty percent (50 %) of the lineal foot total of all building perimeters shall be landscaped with a minimum 3 -feet wide planting area. Variations for lesser amounts may be permitted for individual site development, provided adequate assurances are provided that at least fifty percent (50 %) of the total building perimeters will be landscaped. Chippendale /42 Partnership Page 3 of 12 d. A minimum of thirty (30) feet shall be maintained for landscaping /berming between perimeter parking and the rights -of -way of Shannon Parkway; a minimum of twenty (20) feet shall be maintained along CSAH 42; and additional width shall be required in areas without perimeter parking. e. All landscaped areas shall include underground irrigation. f. Landscape material quantities shall be provided in an amount equaling one hundred twenty-five percent (125 %) of the minimum requirements specified in Section 8 of Ordinance B. E. Screening. 1. A minimum four (4) feet screen with ninety percent (90 %) opacity year round shall be provided along Shannon Parkway north of 151st Street and along CSAH 42 by using a combination of landscaping and berming; berming slopes shall not exceed a 3:1 ratio. Exceptions to this screen may be permitted for certain features, including but not limited to, site triangles, sidewalks and drainage. 2. All waste containment areas shall be fully screened with a wall material the same as the commercial building. A solid gate shall also be used for access to the waste area. Landscaping should enhance the screening measures at appropriate locations. F. Architecture, Lighting and Signage. Individual project architecture shall meet the guidelines as identified in the Architectural Guidelines by CNH Architects dated June 7, 1996, a copy of which is on file with the Rosemount Community Development Director, with the exception that lap siding is not permitted. Fifty percent (50 %) of the unglazed portion of each facade shall be faced with brick. Lighting and signage plans shall be approved for each project after considering corresponding plans for the Plat. G. Street Design. 1. Streets rights -of -way and curb -to -curb widths shall be based on the standards as follows: a. Claret Avenue north of 151st Street, 80 -feet wide right -of -way, 24 -feet wide street each way, or as approved by Dakota County, with center landscaped median (16 -feet wide), no parking both sides. b. Claret Avenue south of 151 st Street, 60 -feet wide right -of -way, 32 -feet wide street, parking both sides. Chippendale /42 Partnership Page 4 of 12 C. Crestone Avenue and Cimmaron Avenue, 66 -feet wide right -of -way, 36 -feet wide street. d. 151st Street, 80 -feet wide right -of -way, 40 -feet wide street.. e. Shannon Parkway, 100 -feet right -of -way north of 151st Street and 85 -feet right -of -way south of 151st tappering to 80 -feet at the point of curve approximately 200 -feet south of 151st Street; future street design plans may require additional right -of -way north of 151st Street. H. Setbacks, Lot Dimensions, Height and Lot Coverage. I. Minimum setbacks: a. 30 feet from Shannon Parkway and CSAH 42 for structures. 30 feet from Shannon Parkway for parking lots and driveways. 20 feet minimum with a 25 feet average setback for parking lots and driveways along CSAH 42. b. 30 feet from 151 Street for structures; 20 feet for parking lots and driveways. C. 30 feet from Crestone, Claret and Cimmaron Avenues for structures, 15 feet for parking lots and driveways. d. 15 feet from other properties within the PUD for structures; 0 feet for parking lots and driveways. e. All other structures, parking lots and driveways shall be no less than the minimum setback criteria specified in Section 7.1 of Ordinance B. 2. Lot dimensions: a. Minimum lot area = 1 acre, subject to future site plan reviews 3. Maximum building height: a. Principal structures = 35 feet b. Accessory structures = 30 feet 4. Maximum lot coverage = 75 %, which includes structures, paved parking areas and other impervious surfaces, subject to further site plan reviews in accordance with the Concept Plan. I. Permitted Uses. Chippendale /42 Partnership Page 5 of 12 Uses permitted shall be those identified in zoning district C -4, General Commercial, Section 6.13 of Ordinance B; provided that no auto - oriented sales /service establishments or outdoor display of merchandise shall be permitted west of Crestone Avenue. Hours of operations shall be limited to 6:00 a.m. to 10:00 p.m. for businesses operating in the commercial lots adjacent to Shannon Parkway. Amendments to the C -4 zoning district regulations within two (2) years of this Agreement shall not apply to this Plat. J. Public Utilities. 1. Storm Drainage: The Walgreens site will require catch basins and appropriate piping from 151 st Street to its parking lot. From that point the area will drain to the O'Leary's Hills pond south of this site. The Rosemount National Bank site (the most northeasterly lot in the Plat) will be temporarily allowed to drain to the wetland to the west with appropriate easements submitted and will be required to connect to storm drain in the 151st Street when that is constructed. A drainage easement from CSAH 42 to the detention pond in the southwest corner of the Plat shall be vacated once public storm water utilities are constructed to replace said easement. All storm water detention ponds shall be constructed according to a schedule to be determined by the City Public Works Director, and all storm drainage improvements shall be constructed at the Developer's expense. The designated wetland shall be evaluated for replacement according to a completed WCA Wetland Replacement Form. 2. Sanitary Sewer: The sanitary sewer to serve the Walgreens site will be as on the revised plan from Engineer Jim Johnson of Bolton & Menk dated June 18, 1996, a copy of which is on file with the Rosemount Public Works Director. This sanitary sewer will be constructed at the Developer's expense and will provide service to all properties west of the proposed Crestone Avenue and to the southwest townhome development area (the area south of 151st Street and west of Claret Avenue extended). This area will eventually flow to the Empire Treatment Plant. The remainder of this site described as east of Crestone Avenue and east of the south leg of Claret Avenue will be provided sanitary service at the Developer's expense to flow to the Rosemount Treatment Plant. 3. Watermain: A 12 -inch watermain shall by contructed in the 151st Street alignment from Shannon Parkway to Chippendale Avenue. The City will participate in one- half (1/2) of the cost of oversizing it from an 8 -inch to a 12 -inch line. An additional 12 -inch watermain shall be constructed from 151st Street north to the proposed Walgreens along the north -south private drive, then east to Cimmaron Avenue and south to 151st Street. All required watermains will be constructed at the Developer's expense with the exception of oversizing as identified. 4. Lighting: All public streets will include typical lighting required by the City except where the NSP decorative lighting ( "acorn" style) previously chosen by the City will be required on both sides of Claret, Crestone and Cimmaron Avenues from CSAH Chippendale /42 Partnership Page 6 of 12 42 to 151st Street. Private internal streets shall follow a lighting plan for the PUD as approved by the City. All lighting will be installed at the Developer's expense. All residential development shall meet the following performance standards. Where a specific standard is not addressed herein, the land use regulation applicable to the R -2 zone of the City Code shall apply. A. Vehicle Access. 1. One future north -south public Street (Claret Avenue) and one future east -west public Street (151st Street) shall be platted and constructed at the Developer's expense to serve this residential development. All other residential streets may be private. 2. All additional future private street accesses to the two (2) public streets shall be designed and approved as part of further site plan reviews in accordance with the Concept Plan, including alignments with public streets where feasible. 3. Claret Avenue shall maintain a minimum 250 feet spacing from centerline to centerline along 151st Street. B. Pedestrian Access. Sidewalks (5 -feet concrete) shall be installed at the Developer's expense along the east side of Claret Avenue, the south side of 151st Street, and along one side of the main private streets within the residential areas. The City may require the construction of a bituminous path (8 -feet) at the Developer's expense from the public park path to Chippendale Avenue. C. Parking. Parking shall meet the corresponding parking standards as identified in Section 8 of the Zoning Code to be reviewed at the time of site plan review. D. Landscaping. Street and project landscaping shall meet the minimum standards as prepared by Damon Farber Associates dated June 18, 1996. However, future residential projects will be reviewed in more detail under the site plan review process. E. Street Design. Street rights -of -way and curb -to -curb widths shall be based on the following standards: Chippendale/42 Partnership Page 7 of 12 1. Claret Avenue south of 151st Street, 60 -feet wide right -of -way, 32 -feet wide street. 2. 151st Street, 80 -feet wide right -of -way, 40 -feet wide street. 3. Private street width to be determined at time of site plan review. F. Setbacks, Lot Dimensions, Height, Lot Coverage and Density. 1. Minimum setbacks: a. 30 feet from 151st Street, Shannon Parkway and Chippendale Avenue for all structures. b. 30 feet from Claret Avenue for all structures. C. Setbacks for structures from private streets shall be determined at time of site plan review. 2. Height shall be limited to 35 feet for all structures. 3. Maximum gross density = 6.0 dwelling units per acre, based on the total land area of Outlot E and Outlot F, McNamara Addition, minus any future commercial lot area within Outlot F. G. Permitted Uses. Uses permitted in the residential areas shall be those identified in zoning district R -2, Single Family Attached, Section 6.7 of Ordinance B. H. Public Park. The proposed public park, as identified in the Concept Plan, shall be platted and graded on or before the platting and grading has been completed for townhome residential development either west or east of Claret Avenue, whichever occurs first. A. Final Platting. The first final plat shall include the complete PUD area showing all public streets, utility easements, and the remaining properties shown as outlots. The area to be final platted with the PUD will include the Walgreens lot, the "daycare" lot (immediately south of the Walgreens lot) and the Rosemount National Bank lot plus all right -of -way and utility Chippendale /42 Partnership Page 8of12 easements. The rights -of -way to be dedicated shall include Shannon Parkway, CSAH 42, 151st Street, Claret Avenue, Crestone Avenue, Cimmaron Avenue and Chippendale Avenue. The easements to be dedicated include the O'Leary's Hills pond (in the southwest corner of the site). The final plat should also include any other easements necessary for public improvements required to serve the Walgreens site. B. Proposed Streets. 151st Street will be built at the Developer's expense from Shannon Parkway to the east to a point just east of the Walgreens and daycare center site's driveway with the public improvements necessary for the Walgreens site. It is anticipated that the first townhome area to develop will be the southwest corner of the site. When that is constructed, 151st Street will be constructed from its terminus easterly to just east of Claret Avenue (the south leg) and Claret Avenue will be constructed to the south to connect to the existing roadway. When the easterly townhome area develops, 151st Street will be required to be constructed to Chippendale Avenue. Any trails or sidewalks are to be constructed with the streets. Any commercial development will require the construction of adjacent streets and connections to CSAH 42 and 151st Street. If 151st Street is not yet constructed, it will be constructed simultaneously. Turn lanes on CSAH 42 will be constructed concurrently with the construction of Crestone, Claret and Cimmaron Avenues, including all trails and /or sidewalks and appurtenant work necessary for the elimination of the ditch on the south side of CSAH 42, and also including the turn lanes and elimination of the center median on CSAH 42. The names of all public streets will be reviewed and assigned by the City. All public and private streets will be constructed at the Developer's expense. C. Agreement and Amendments. 1. Major changes to the Concept Plan and /or the above - stated criteria will be reviewed by the Planning Commission with approval by the City Council as PUD amendments, including such items as the public street locations, building location changes beyond 60 feet, building size changes of twenty percent (20 %) or more, a reduction of total green space, ponding and park configurations, and housing density. 2. The Developer is responsible for disclosure and must provide a copy of this Agreement to all purchasers of lots or buildings within the Mixed Use Planned Unit Development. Tak =11-a A. The Developer represents to the City that to the best of its knowledge, the Plat complies with all City, county, metropolitan, state and federal laws and regulations, zoning ordinances, and environmental regulations. If the City determines that the Plat does not Chippendale /42 Partnership Page 9 of 12 comply, the City may, at its option, refuse to allow construction or development work in the Plat until the Developer does comply. B. Breach of the terms of this Agreement by the Developer, or any successor or interest, shall be grounds for denial of building permits. C. If any portion, section, subsection, sentence, clause, paragraph or phrase of this Agreement is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Agreement. D. If building permits are issued prior to the completion and acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, its contractors, subcontractors, materialmen, employees, agents, or third parties. E. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Agreement. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Agreement shall not be a waiver or release. F. This Agreement shall run with the land and bind the Developer and aall future owners of land within the Plat, and shall be recorded by the Developer against the title to the property. After the Developer has completed the work required of it under this Agreement, at the Developer's request, the City will execute and deliver to the Developer an appropriate partial release from this Agreement. G. Each right, power, or remedy herein conferred upon the City or the Developer, respectively, as the case may be, is cumulative and in addition to every other right, power, or remedy, express or implied, now or hereafter arising, available to the City or the Developer, at law or in equity, or under any other Agreement, and each and every right, power, and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City or the Developer and shall not be a waiver of the right to exercise at any time thereafter any other right, power, or remedy. H. The Developer may not assign this Agreement without the written permission of the City Council except that the Developer may assign this agreement and the obligations under it to any subsequent owner or successor of any part of the plat. I. Required notices to the Developer shall be in writing, and shall be either hand - delivered to the Developer, its employees or agents, or mailed to the Developer by registered mail at the following address: Chippendale 42 Partnership, 15055 Chippendale Avenue South, Box Chippendale /42 Partnership Page 10 of 12 439, Rosemount, Minnesota 55068. Notices to the City shall be in writing and shall be either hand delivered to the City Administrator or mailed to the City by registered mail in care of the City Administrator at the following address: Rosemount City Hall, 2875 145th Street West, Box 510, Rosemount, MN 55068, Attn: City Administrator. J. Any amendments to this Agreement shall be in writing and executed by both parties. K. This Agreement shall be governed by the laws of the State of Minnesota. IN WITNESS WHEREOF, the parties have hereunto set their hands the day and year first above written. CITY OF ROSEMOUNT By: .' -1d * L.-z"j, Cathy Bus By: S an M. W sh, City Clerk CHIPPENDALE 42 PARTNERSHIP B � . � * - � Michael J. McN ara, a general partner STATE OF X1U4 F,SOTA ) ) SS COUNTY OF DAKOTA ) r The foregoing instrument was acknowledged before me this _(Y____ day of _ C , 1997 by Cathy Busho, Mayor, and Susan M. Walsh, City Clerk, of the CITY of Roswouw, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Counc I i K- Notary Public AAAAAAAAA - -, s Inne b Quinnel; >* Pubfc - Minnewc ko ta Coun � Chippendale /42 Partnership on Exp ires 1/3� Page 11 of 12 STATE OF MINNESOTA ) ) SS COUNTY OF DAKOTA ) The foregoing instrument was acknowledged before me this day of _ 1997 by Michael J. McNamara, a general partner of CHIPPENDALE /42 PARTNERSHIP, a Minnesota general Partnership, on behalf of the Partnership. GINA M. TURNER NOTARY PUSUC-- MINNESOTA MY COMMISSION EXPIRES 1.11-00 Drafted By: City of Rosemount 2875 145th Street West P. 0. Box 510 Rosemount, MN 55068 k OMq 4 Puiblficr Chippendale /42 Partnership Page 12 of 12 s c I X a � y O yh Z " ��o �� C7 W yr Z ? � 4m a W z ° o 2 N J W� z cc = Q � � LL, W cc �! f s z a Q Q C ° Q2 � Q� � O U a a 4 2 N � � W WASHINGTON HEIGHTS 1ST ADDITION COUNTY ROAD NO. 42 I I I I I O Q3 0 o a W I m Z 2 DAKOTA COUNTY, MINNESOTA. I 59,957 SF 4 80,442 SF ' W Total LOTS 1,ZJ,4 8 5 321,9721 SF WASHINGTON HEIGHTS DEVELOPMENT I O I j //� V I .'0 N O C C C a 1 1 I 1 F CONTRACTOR SHALL CALL: GOPHER STATE ONE CALL 48 HR.S PRIOR TO CONSTRUC7700V TWN CYAES 454 -0002 (cutstote 1 -8010- 252 -1166) DEVELOPMENT DATA ZONING: EXISTING ZONING. RETAIL /COMMERCIAL PROPOSED ZONING: RETAIL /COMMERCIAL LEGAL DESCRIPTION I I I I 1 l 1 100 101 LOT AREA DATA RETAIL /CO&WERaAL AREA 2391 +/— AC LOT NUMBER AREA OU7LOT G MCNAMARA ADO 77W 28,485 SF 2 DAKOTA COUNTY, MINNESOTA. ' p 59,957 SF 4 80,442 SF 5 o DEVELOPER: Total LOTS 1,ZJ,4 8 5 321,9721 SF WASHINGTON HEIGHTS DEVELOPMENT I O PUBLIC ROW 911 4774 S7REET NW TOTAL 321,9721SF �' FAR/BAUL T, MN 55021 Q N CONTACT CHRIS DEANONC - ONNER: U CHIPPENDALE 142 PARMERSHIP O 15055 CHIPPENDALE AVENUE S m ROSEMOUNT, MN 55068 OPEN SPACE CALC. GROSS S/7E AREA: 321,9721 SF OPEN SPACE.. 85,6001 Sly (26 PERCENT) I I I 1 l 1 100 101 LOT AREA DATA RETAIL /CO&WERaAL AREA 2391 +/— AC LOT NUMBER AREA BLOCK -1 1 28,485 SF 2 76,230 SF 3 59,957 SF 4 80,442 SF 5 76,857 SF Total LOTS 1,ZJ,4 8 5 321,9721 SF Aog. LOTS 1,2,3,4 & 5 64,3941 SF PUBLIC ROW 0 SF TOTAL 321,9721SF 0' MY 8o' 120' RYAN FNGIIV1�RIlVG RYAN E NGINEERING.COM Civil Engineering • Land Planning Environmental* Surveying Eden Prairie, MN (952) 947 -9100 I hereby unify that 1%6 Wm epedf1w6w. ar report was prepared by me or undo my Areal eupevWa: and Mal I om o duly regM.w En* undw the Im of the Stote of aiae bl R.0*ation Na WASHINGTON HEIGHTS 1ST ADDITION for WASHINGTON HEIGHTS DEVELOPMENT Pro No, DWtal Dr-*g Nome CR42RPRRMA DWG Drown By GLG Chft*ed By PMR Dote 6/20/01 Revisions bsuad For Date• Sdwn dc Deelgn ossir ilrlal R fiww R &vhw CoCo rtr cctlott PRELIMINARY PLAT Pap C -1 --1 I I W 0 Z W l i 'QI i _L I W � I Q I I J l o 1 1 II - - - - - - - f COUN ROAD NO. 42 - - - - -- 20.9/6 PESTAURAW 6 C 9 280 SEATS N N (�3 STALLS) - w — (t1 NC HC VA - l 4 ' t is SAN. - I I f I I F I T -1� I n 21 STALLS TOTAL 1g w — HYD. \ 102 STALLS TOTAL , iL 9= I I � I II i II 1 Sq. Ft. ,I �1 I 19 I 26 V 'sl� — — RESTAuwwr I 250 SEATS (=83 STALLS) I I 79 STALLS TOTAL , CONC. Si EWALK PRIVATE RIVE 2 a � 2 24 �h 67 ST L A NYD 85 ST 4 �y p1N L- _ _ C00WRACTOR SHALL CALL GOPHER STATE ONE CALL 48 HR.S PR /OP 7O COVSMUC7700N TWN C17JES 454 -0002 (outstoto t —WO- 252 -1166) I I , _ 1 �I -I I W I I Z W 1 � -~ Q I F 20 1 1 1 I S/e - I I Z I I 0 w '� �4o-w' —I Q 1 I I l I � Al i �° BUILDING DATA REFER TO ARCHITECTURAL DRAWINGS FOR EXACT BUILDING DIMENSIONS SITE DATA Sq. Ft. Acres GROSS SITE AREA 321,972.* 7.39.* RIGHT OF WAYS 0.* 0.* NET SITE AREA 321,9721 7.39.* BLOCK 1 321,972.* 7.39.* SITE DENSITY 41,700 SF RETAIL /COMMERCIAL UNITS ON 739 AG = 5,643 S.F. /AC NET LEGEND EMS= > Sanitary Seger 4 — SANITARY SEWER WATER — I WATER 1 NYD. W/VALW — t - - Ka NYO. W/VALVE 1 '.+ STORM SEWER —44— STORM SEWER 44 0 40 W 120 RYAN F1�1C3IIVF�RIN(' RYAN E NGINEERING.COM CNN Engineering • Land Planning Environmental s Swveying Eden Prairie, MN (952) 947 -9100 I bwaby artey as ft Om w KMcotlw, or npae = ywyw.a by no a weer my And auyaYkka aM thae t an a 44 modwW En* wow the km of the slow Of awmotm aum Ib Dd. 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W/VALVE DRAINAGE DIRECTRIN STORM SEWER — «— 6 40' W. 120' RYAN IMWERM RYAN ENGINEERING.COM Civil Engineering • Land Planning Environmental • Surveying Eden Prairie, MN (952) 947 -9100 I Iw*y � Rwt k4 plea wscmoatia�, w spat aaa p opwa l by no or wWw my Areal U*WVWal ad tot I - a ally Ta ngbtered rNhw lon the kss of the Stria of YMleaotm ReOdrallm No. WASHINGTON HEIGHTS 1ST ADDITION for WASHINGTON HEIGHTS DEVELOPMENT Pro No. Dlgtta/ Dr-Wng Name at4zwwc Drown By GLG Grisated By FM Dote 6120/01 Re.laroes k>twd for Data Shcanl oalglt /�eiNMrtr Rwvhw Flaal wNw — PRELIMINARY GRADING PLAN ftv C -3 0 2001 RYAN BNaRGERM M I \\ III III I III I I i I I I I � I I I III I ICI � I III I I I I I I II I I III I W I II � I I I I I II Z ' I I I I � III Q I I III I II I III W � I III Q I I I I I J II V I III � I � I I� I li t i 1 1 �1 1 ' ►I �I 'I 1 . 1 1 I 'I I,t II II 1,1 11 I U COUNTY ROA ' I 1 — — I II I II I I W I I Z W ' > 'I I, I I Z I O Q I I m I I I ► 1 � CONTOUR CAt10lE e •m �' e _ CaWRACTOR -WALL CALL GOPHER STATE ONE CALL 48 HRS. PR /OR rO CANSTRUCAAN TWN Q77ES 454 -0002 (ovtstote 1- 800 -2W -1186) PLANT LAST 41180E OTT COMMON NAME SUE ® ,ea owuss ro wa,mE nE FQLOwsex ,eANr DOGWOOD fi -M CORTAI" INNINNUM CARD DOGOODD 16'_24 O�MIR a MA 15 -2. V ITA R OR M ,m UMAC ti• -24' OONTAMlFIR j eo wuu mfrs TO wawE nc rouaDwa + � s SPARM CRABAPPLE am IPPAM 11 CRABAPPLE Y END MAP EE UAW 6 END b unnoE TREES TO wawE THE FOU00 c P AIMONE AIR EN 2 iK ENE/1ABOO ,uirTRE MAKE 2 ,* Dab MORMDOOD NAME xaM�x nw 21 OW i Ire M sT EYQOEDI TREES ro ,NICIAAE 111E nxLOwNa: COLORADO SPRUCE COLORADO E GREEN EN SLACK M ire SPRUCE 6- M D-Nr N,r. i] DENOTES SMIC E UORT RXIME 25' HEIGHT. QUARTZ HALOCE N UOIT SIDS. O DENOTES MOLE LKKT nXTURE, 2D' MEOUT, QUARTZ HALOGEN LIGHT IDS. GHT S 11 0' 40' eO' 1 20' RYAN RYAN E NGINEERPJG.COM Civil Engineering • Land Warming Environmental0 Surveying Eden Prairie, MN (952) 947 -9100 I hereby off" +not ri4 plan, epe W-UGA. or real was pnpaed by me a wWw my And eupwvWw wW " 1 am o duly re WWW r qbW undw the laws of the Stole or 1iEmfota 5wwb- N WASHINGTON HEIGHTS 1ST ADDITION for WASHINGTON HEIGHTS DEVELOPMENT Project No. ovtat Orolra g Name CR42LVRRYADWG Drawn By CLG Ch ecked 8y PAR Date 6/20/01 Re"Wons itilwed For Dates Design Fbd PRELIMINARY LANDSCAPE & LIGHTING PLAN f. C -4 ------------ —