HomeMy WebLinkAbout8.a. Basic Builders, Inc. Concept Residential Planned Unit Development for John & Joan Hawkins 4 CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
CITY COUNCIL MEETING DATE: April 16, 1996
AGENDA ITEM: Basic Builders, Inc. Concept Residential AGENDA SECTION:
Planned Unit Development for the New Business
property owned by John and Joan
Hawkins
PREPARED BY: Rick Pearson, Assistant Planner AGENDAIPr M # A
ATTACHMENTS: PC Memo, 4-9-96 PC Minutes, Location APPROVED BY:
Map, Concept Map , Resolution
Mr. Jeff Nivila of Basic Builders has applied for a subdivision of the property owned by Mr. and
Mrs. Hawkins, 4173 145th Street West. The proposal includes 16 lots for single family
detached houses, and a separate lot for the Hawkins. Eight of the lots depend upon minor lot
width variances ranging from 1 .4 to 0.98 feet. Except for the variances, the lots are very large
for urban services with two to four and a half times the minimum lot depth needed. This is a
result of the ponding area being absorbed by lot area and a decision to not build cul-de-sacs.
The density of the project is less than 1 .2 dwelling units per acre as a result of the pond.
Excluding the pond, the development is 1 .85 dwelling units per acre. By comparison, the
Shannon Meadows Addition is 2.25 dwelling units per acre and the urban residential land use
policy allows up to 2.5 dwelling units per acre.
On April 9, 1996, the Planning Commission conducted a public hearing for the concept
residential development. No comments pro or con were received from the audience. Mr.
Hawkins and Mr. Nivila were able to answer questions posed by the Commissioners.
After considerable discussion, the Commission passed a motion to recommend approval of the
concept. The motion was not unanimous however, one Commissioner was very reluctant to
recommend the granting of any variances via the PUD process. The Commission was very
receptive to the idea of driveway turn-arounds for the four lots fronting 145th Street West, as
well as additional PUD related requirements that prohibit identical housing types located side by
side or directly across from each other.
RECOMMENDED ACTION: MOTION to adopt a resolution approving the concept for the
residential planned unit development proposed by Basic Builders, Inc. Subject to conformance
with the requirements for PUD final development plan, preliminary plat and rezoning in
conformance with the City of Rosemount subdivision and zoning ordinances.
COUNCIL ACTION:
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
` 1
RESOLUTION 1996-
s
A RESOLUTION APPROVING THE CONCEPT
PLANNED UNIT DEVELOPMENT
FOR BASIC BUILDERS,INC./HAWKINS PROPERTY
WHEREAS,the City of Rosemount has received an application from Basic Builders, Inc. for
approval of a concept planned unit development on 16.3 acres of land owned by John and Joan
Hawkins; and
WHEREAS, on April 9, 1996, the Planning Commission of the City of Rosemount reviewed said
concept planed unit development, found that the lot width variances were warranted consistent with
the findings required in Section 12.2 of the Ordinance B, City of Rosemount Zoning Ordinance, and
has recommended approval subject to one (1) condition.
NOW, THEREFORE, BE IT RESOLVED,the City Council of the City of Rosemount hereby
approves the concept planned unit development, attached hereto as Exhibit"A", subject to:
1. Conformance with the requirements for PUD final development plan, preliminary plat
and rezoning in conformance with the City of Rosemount subdivision and zoning
ordinances.
Approved by the City Council of the City of Rosemount and ADOPTED this 16th day of April,
1996.
Cathy Busho, Mayor
ATTEST:
Susan M. Walsh, City Clerk
Motion by: Seconded by:
Voted in favor:
Voted against:
Member absent:
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CITY OF ROSEMOU NT 2875C145t"AeetWest
s, P.O.Box 510
. Everything's Coming Up Rosemount!! Rosemount,MN
55068-0510
Phone:612-423.4411
Fax:612-423-5203
April 16, 1996
Clint Hewit, Associate Vice President of Planning
University of Minnesota
340 Church Street S.E.
Minneapolis, Minnesota 55455
Dear Mr. Hewit:
Thank you very much for coming to Rosemount and presenting your ideas for the University of
Minnesota land in Rosemount. We appreciate you and all the University representatives allowing
our reactions and input into the process.
On behalf of the Mayor and City Council, we support your efforts in planning the future land uses
for this property. The long term vision for the property is critical to the City of Rosemount and
we would like to be an active part in working with the University to develop long range plans.
The inclusion of the City can be very beneficial in long range planning to help identify future land
uses, trends and infrastructure needs.
The information discussed on April 10, 1996 was a good beginning to long range planning for this
property. We look forward to future open discussion about the property and participating in
planning its future.
Sincerely,
Thomas D. Burt
City Administrator
cc. Mayor& City Council
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CITY OF ROSEMOUNT
DAKOTA COUNTY,MINNESOTA
RESOLUTION 1996-
A RESOLUTION APPROVING THE CONCEPT
PLANNED UNIT DEVELOPMENT
FOR BASIC BUILDERS,INC./HAWKINS PROPERTY
WHEREAS,the City of Rosemount has received an application from Basic Builders, Inc. for
approval of a concept planned unit development on 16.3 acres of land owned by John and Joan
Hawkins; and
WHEREAS, on April 9, 1996, the Planning Commission of the City of Rosemount reviewed said
concept planed unit development, found that the lot width variances were warranted consistent with
the findings required in Section 12.2 of the Ordinance B,City of Rosemount Zoning Ordinance, and
has recommended approval subject to one(1) condition.
NOW,THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby
approves the concept planned unit development subject to:
1. Conformance with the requirements for PUD final development plan, preliminary plat
`'`'`` and rezoning in conformance with the City of Rosemount subdivision and zoning
ordinances.
Approved by the City Council of the City of Rosemount and ADOPTED this 16th day of April,
1996.
Cathy Busho, Mayor
ATTEST:
Susan M. Walsh, City Clerk
•
Motion by: Seconded by:
Voted in favor:
Voted against:
r' �'i Member absent:
I
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. � fit
'� CITY OF ROSEMOUNT CITY HALL
.� 2875—145th Street West
r P.O.Box 510
•
Everything's Coming Up Rosemount!! Rosemount,MN
55068-0510
Phone:612.423-4411
Fax:612.423-5203
TO: Planning Commission
FROM: Rick Pearson, Assistant Planner
DATE: April 3, 1996
RE: Basic Builders Concept Planed Unit Development for the Hawkins property.
ATTACHMENTS: Location Map, Lot Concept, Letter of Application
7A. PUBLIC HEARING: Basic Builders Concept Residential Planned Unit Development
PROPOSAL
Mr. Jeff Nivala of Basic Builders is requesting concept approval of a residential planned unit
development (PUD). The property consists of approximately 16.3 acres of land currently owned
and occupied by Mr. John and Mrs. Joan Hawkins, 4173 145th Street West. The development
will align with the previously reviewed Shannon Meadows Addition on the north side of 145th
Street West and west of Shannon Parkway.
PLAT DESIGN
The plat consists of 17 lots including the Hawkins home site. Four lots will front on the north
side of an extension of 143rd Street West and back up to Country Hills First Addition, similar the
Hawkins parcel. Eight lots will front the south side of 143rd Street West on the north side of the
pond area and the remaining four will front on 145th Street West. The lots are generally eighty
feet wide but are excessively deep because of a decision against building any cul-de-sacs.
All of the lots that back up to"Hawkin's Pond" extend into the pond area to eliminate the need
for an outlot that might end up being a maintenance responsibility for the City.
The width of the property does not allow eight lots with out minor lot width variances. The eight
lots effected will need variances ranging from 1.42 feet to 0.98 feet of lot width.
LOT LOT WIDTH WIDTH VARIANCE NEEDED
Lot 1, Block 2 78.58 feet 1.42 feet
Lot 2, Block 2 78.58 feet 1.42 feet
Lot 3, Block 2 78.58 feet 1.42 feet
Lot 4, Block 2 78.59 feet 1.41 feet
Lot 5, Block 2 78.71 feet 1.29 feet
Lot 6, Block 2 79.02 feet 0.98 feet
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Basic Builders Concept PUD
Reveiw
April 9, 1996 Planning Commission Reveiws
Page 2.
Lot 7, Block 2 78.96 feet 1.04 feet
Lot 8, Block 2 78.65 feet 1.35 feet.
Lot depths range from 380 feet to 400 feet(125 feet is the minimum requirement). From a
practical point of view, the lots have a minimum of 130 feet of lot depth that is not effected by the
easement for Hawkin's pond.
The remainder of the lots range from 80.01 to 82.43 lot widths and have depths from 279.66 to
568.09 feet. Approximately 265 feet of lots 9, 10, 11 and 12 are beyond the ponding easement.
The primary issue is whether to allow eight lots with approximately 1.4 foot(or less) lot width
variances or should only seven lots be approved with an average width of 89.8 feet(9.8 feet
wider than the minimum requirement).
Lot 12, Block 2 also contains a sizeable portion of the pond (approximately 1/3rd) as a result of
the property configuration and the location of the pond. Alternatives that have been explored and
eliminated include the expansion of lots 1-5, Block 2 to the southern property boundary as well as
defining the pond area as an outlot. An easement already exists to protect the storage capacity of
the pond so that there is no incentive for the City to acquire any property as an outlot.
The lack of intersections within the development means that all of the lots are"interior" lots with
no additional widths needed for corner front yards or double frontages.
STREET DESIGN
A westerly extension of 143rd Street West is the only public improvement that will provide access
into the interior of the development. A temporary cuI-de-sac will be required until the First
Baptist Church property is developed and through connections are possible. Ultimately, the street
is anticipated to continue westerly and align with a southerly extension of Dekalb Avenue.
PARKS AND OPEN SPACE
Considerable discussion occurred on a Staff level regarding the pros and cons of creating a trail
linkage to the pond area. The nearest parks with play apparatus for children are Connemara and
Twin Puddles Parks. However, the pond offers limited amenities and is very small, thus
presenting relatively little in recreational value for trails and other passive recreation or play
equipment. A loop around the pond is not possible at this time because of two lots that extend
into the pond storage area that are not connected to this development as well as the western edge
which belongs to the First Baptist Church. As a result, there will be no Staff recommendation in
support of a trail or other public facilities in this area.
•
Basic Builders Concept PUD Review
April 9, 1996 Planning Commission Reviews
Page 3.
Sidewalks will be recommended on the south side of 143rd Street West, aligning with the
previously required sidewalks in Shannon Meadows Addition..
FINDINGS
In approving the Concept Plan, the Planning Commission must find as follows and forward its
findings to the City Council.
1. The Plan provides sufficient useable open space and evidences a substantial preservation
of natural features to warrant the granting of variances through Planned Unit
Development.
The excessive lot depths associated with the ponding area as well as those that back up to
Country Hills First Addition create a pattern of lots that are twice or three times as large as the
minimum requirements for lot depth and area.
2. The Plan complies with the intent of the Comprehensive Guide Plan.
The Comprehensive Guide Plan Land Use Designation for the property is Urban Residential.
3. The proposed development will not be detrimental to surrounding properties.
The development proposal is consistent with the established pattern of surrounding single family
detached residential development.
4. The Plan is more creative and will provide a better living, working, or shopping
environment than is possible under strict ordinance requirements.
The plan provides a better living environment by preserving existing shelter-belt vegetation
wherever possible and allowing for a predominant pattern of desirable walk-out lots.
SUMMARY
The proposed plat design provides minimal street improvements for access to the thirteen interior
lots. This is viewed as an efficiency from a maintenance, replacement and snow plowing
perspective. Cul-de-sacs were considered early in the process but were eliminated after the
construction costs verses the number of lots being created was examined. The east-west 143rd
street alignment is also considered mandatory for ultimate management of traffic flow.
The slight southerly deviation of the proposed 143rd Street West will create the opportunity to
save as many shelterbelt trees as possible and maintain the original character of the Hawkin's
home site.
RECOMMENDATION
MOTION to recommend approval of the proposed residential planned unit development concept
to the City Council subject to:
1. The Planning Commission must find that the lot width variances are warranted consistent
with the findings required in Section 12.2 of the Ordinance B, City of Rosemount zoning
ordinance.
2. Conformance with the requirements for PUD final development plan, preliminary plat and
rezoning in conformance with the City of Rosemount subdivision and zoning ordinances.
MEMO
TO: RICK PEARSON, ASSISTANT PLANNER
FROM: BUD OSMUNDSON, CITY ENGINEER/PUBLIC WORKS DIRECTOR
DATE: APRIL 5,
1996
RE: P. W./ENGINEERING COMMENTS ON: HAWKINS/BASIC BUILDERS PLAT
The Hawkins/Basic Builders proposed plat for the John Hawkins property is very basic
and should be simple from a Public Works and Engineering standpoint. The street
along 143rd will be extended westerly from Shannon Meadows, which really couldn't
be completed in any other fashion. The four lots that will front 145th Street pose a
minor change from City policies of fronting houses on "Collector" streets. However,
if a cul-de-sac was constructed off of 145th Street it would eliminate three accesses
but would create further maintenance issues with the cul-de-sac. We will require that
the developer provide turnarounds on each of the four lots facing 145th Street.
The utilities, except for the sanitary sewer, are again very straight forward. Water
will be provided off an extension in 143rd Street and from a 6" extension already
provided for the four lots on 145th Street. The storm sewer for 143rd Street will be
outletted into Hawkins Pond.
Sanitary sewer for the four lots on 145th Street are provided services by the trunk
sewer in the rear yard areas. The twelve northerly lots fronting 143rd Street are a
separate issue. Depending on grading, they can either be serviced by lowering the
sanitary sewer in the Shannon Meadows Addition, which this developer would be
responsible for, and which may not be deep enough to provide service to all lots
depending on the grading. An alternate way of providing sanitary sewer maybe to
come from the Hawkins Pond Lift Station and the west side. The developer will be
required to provide further engineering details or sign a petition for a Chapter 429 or
Public Improvement project to complete the streets and utilities for the plat.
uilders, Inc.
14450 South Robert Traci, Rosemount, MN 55068•Phone(612)423-3114•Fax(612)423-7202
March 13, 1996
City of Rosemount
P.O. Box 510
2875 145th Street West
Rosemount, MN 55068
RE: Application For Planned Unit Development (PUD)
Dear Mayor, City Council, Commission Members & Staff:
Basic Builders, Inc. respectfully requests Concept Plan review
and approval for a Planned Unit Development (PUD) for 16.28
acres +- of agricultural property to R-1 Single Family Detached
Residential.
The property is located next to the proposed Shannon Meadows,
north of 145th Street, south of Country Hills and east of vacant
land owned by the First Baptist Church.
The concept plan proposes a 17 single family lot subdivision
with one of the lots being platted with an existing home and
detached garage.
Basic Builders, Inc. objective is to develop 16 large single
family lots that will preserve a lot of open space to take
advantage of the views of the countryside and Hawkins Pond. It
is our intention to construct single family homes that will
range in price from $150, 000 to $250,000. We intend to work with
the City in providing improvements to the property through a
public improvement project.
The development would begin as soon as all approvals are met and
143rd street is constructed to the subject property line as a
result of the Shannon Meadows Subdivision.
We look forward to working with everyone involved at the City of
Rosemount and intend to develop a premiere development that
everyone can be proud of.
Sincerely,
(i)fi W44*°‘
Jeff W. Nivala
President
CITY O F RO S E M O U N T 2875—145th Street West
■/ r
P.O.Box 510
Everything's Coming Up Rosemount!! Rosemount,MN
55068-0510
Phone 612-423-4411
• Fax:612-423.5203
Planning Commission
dpi
RE a AR MEETING MINUTES -APRIL 9, 1996
Pursuant to due call and notice -reof, a Regular Meeting of the Planning Co ion was duly
held on Tuesday, April 9, 1996 at •-30 p.m. Chairperson William Droste calk. e meeting to order
with members Mark DeBettignies, J. Tentinger, Patrick McDermott and •.l Shoe-Corrigan
• present. Also in attendance was Senio 'tanner Andrew Mack, Assist. • 'tanner Rick Pearson,
Engineer Doug Litterer and Intern Dean' otter.
Assistant Planner Pearson stated that there -re no additio•. or corrections to the agenda.
•
MOTION by Droste to approve the March 26, 9 • egular Planning Commission Meeting
Minutes as presented. Seconded by Tentinger. - : DeBettignies, Tentinger, Droste, Shoe-
Corrigan and McDermott.Nays: 0.
•
Olt it • • • ri . Mai rrth I 'In
Senior Planner Mack introduce• , 's item mentioning that the arming Commission held a
worksession on March 12, 19'• to discuss the 3 growth options enarios. He updated that the
Metropolitan Council is in e process of conducting meetings on :s topic and will render a
decision on Growth Sc- arios by the end of June 1996. Mr. Mack sta.-d that, although a hybrid of
the 3 scenarios will • •st likely be approved, Staff's concern is that the oncentrated growth" option
will be implement- •. This translates into the MUSA line not being extend=• which would have a big
impact on the . It was mentioned that after the Metropolitan Council m•h es its decision on this
issue, the C.- will be required to update the Comprehensive Guide Plan cons• ent with the
Metropol. . Council's decision.
The 'ommissioners and Staff discussed the viability of the Metropolitan Council's o► ions,
tr. sportation needs in the future, the revitalization of Minneapolis/St. Paul and other •pics related
o growth in the region.
' •tic Hearin. - Ba is Builde a 'n 'r i a e - I nce•t R•vie
Chairperson Droste opened the public hearing scheduled at this time to hear public testimony
regarding the concept planned unit development application of Basic Builders, Inc. The recording
secretary has placed the Affidavit of Publication and Affidavits of Mailing& Posting of Public
Hearing Notice on file with the City.
Assistant Planner Pearson stated that the applicant, Basic Builders, is proposing 17 single family lots
on 16.3 acres of land currently owned by John and Joan Hawkins. This property is located west of
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Regular Planning Commission Meeting Proceedings
April 9,1996
Page 2
Shannon Meadows and north of 145th Street. Mr. Pearson stated that the proposed lots are
excessively deep lots with a majority of the lot lines extending into the pond. Therefore, all the land
is privately owned. He mentioned that the proposed density of this land is 1.8 dwelling units per acre
(without including the pond area). Mr. Pearson stated that 8 of the proposed lots will require a lot
width variance ranging from 1.42 feet to 0.98 feet. Staff feels that the variances are justified because
of the proposed lower density than the surrounding areas and lot depths exceed the minimum
standard. Finally,Mr. Pearson mentioned that Staff is not recommending any parks or trails with the
development as the pond is relatively small.
Staff and the Commissioners discussed runoff concerns in relation to Hawkins Pond and the future of
143rd Street.
Jeff Nivala of Basic Builders replied, in response to Commission Shoe-Corrigan's concern, that a
house with a 3-car garage could easily be built on the 8 reduced width lots and still meet setbacks.
Mr. Nivala also mentioned that he has no objection to sidewalks being constructed along 143rd
Street to align with the sidewalks being constructed in Shannon Meadows.
John Hawkins, owner, stated that the pond on the property has been located there for approximately
8 years and that during that time there has never been a problem with the pond holding run-off. He
mentioned that all the lots will be very nice and that there are many trees on the property and most, if
not all, will be saved.
There being no further comments from the audience, MOTION by DeBettignies to close the public
hearing. Seconded by Tentinger. Ayes: Tentinger, Droste, Shoe-Corrigan, McDermott and
DeBettignies.Nays: 0.
Member Shoe-Corrigan expressed her concern that allowing the variances would not be beneficial to
this development as the houses would be too close together and only the garages would be seen from
the street. She requested that the developer remove one of the lots. She felt that minimum standards
are there for a purpose and should be met.
A lengthy discussion occurred regarding the lot widths during which Commissioner Tentinger
requested that the owner/developer attempt to get the current owners abutting 145th Street and
proposed Lot 12 to buy a portion of Lot 12 so that the panhandle is removed. During this discussion,
the Commissioners concurred that they were in favor of turnaround driveways on Lots 9, 10, 11 and
12.
MOTION by DeBettignies to recommend approval of the proposed residential planned unit
development concept to the City Council subject to:
1. The Planning Commission found that the lot width variances were warranted
consistent with the findings required in Section 12.2 of the Ordinance B, City of
Rosemount Zoning Ordinance.
2. Conformance with the requirements for PUD final development plan, preliminary plat
and rezoning in conformance with the City of Rosemount subdivision and zoning
ordinances.
• Regular Planning Commission Meeting Proceedings
April 9,1996
Page 3
Seconded by Tentinger. Ayes: Droste, McDermott, DeBettignies and Tentinger. Nays: Shoe-
Corrigan. Motion passes 4-1.
C • '.erson Droste opened the public hearing scheduled at this time to hear public t, timony
regal.. •: the zoning text amendment application of John and Joyce Remkus.
Assistant P : er Pearson related the background of this application and state. at this item was
previously co .inued from the March 26, 1996, Planning Commission meet : so that Staff could
prepare a draft endment. Mr. Pearson then reviewed the proposed draft endment stating that
accessory structu would be allowed based on an incremental system • oportionate to land area
and that all referenc to Akron Avenue as a City division line had bee' removed.
John Remkus, the applic. t, commented that, after reviewing the • oposed amendment, he felt
penalized for owning too ch land. He stated that it was not f.'. that a 2.5 acre parcel was allowed
1,000 sq. ft. of accessory bu, •ings and a 10 acre parcel was o i y allowed 3,000 sq. ft. of accessory
buildings. Mr.Remkus reco ended he be allowed 5,000 s,. ft. in accessory structures with a limit
of 2,500 sq. ft. per building. Thi- would eliminate Staffi s • ncern that someone could build a 5,000
sq. ft. building on their property. . Remkus then exp a ed the uses for the proposed accessory
structures, i.e. storing of hay and f. • g equipment, orses and storing of automobiles and parts.
Finally, he mentioned that the propose• building w' Id not be visible from the road and stressed that
he really needs 5,000 sq. ft. of accessory •uildin!..
As there were no further comments from th- : dience, MOTION by Tentinger to close the public
hearing. Seconded by Shoe-Corrigan. Ay- : S ,e-Corrigan, McDermott, DeBettignies, Tentinger
and Droste. Nays: 0.
Staff responded to the Commission'. request if a van,ce would be feasible in this matter to which
Staff responded that a hardship w,uld be difficult to fin, • this matter.
Assistant Planner Pearson re ked that if the Commission considering allowing more than
3,000 sq. ft. of accessory s ctures that they consider includin_ enhanced standards for any buildings
constructed over this 3,011 sq. ft. limit. He mentioned that Staff . t that allowing over 3,000 sq. ft.
of accessory structure as not the intent for a rural residential use.
The Commission •' cussed at length the 3,000 sq. ft. limit and whether it ,as appropriate to extend
this limit. The C. 'ssion requested that Staff check with other cities in the area to see what their
policy is regal., ng accessory structures.
The Co • ission then discussed the possibility of continuing this matter until the n- meeting to
allow S ff time to research this issue. Mr. Remkus stated that he was not opposed to e ntinuing this
matt- and extending the 60 day deadline for a decision to be made in this matter.
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{ n RO ACK SUBDI ON \
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
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RESOLUTION 1996-
A RESOLUTION APPROVING THE CONCEPT
PLANNED UNIT DEVELOPMENT
FOR BASIC BUILDERS, INC./HAWKINS PROPERTY
WHEREAS,the City of Rosemount has received an application from Basic Builders, Inc. for
approval of a concept planned unit development on 16.3 acres of land owned by John and Joan
Hawkins; and
WHEREAS, on April 9, 1996, the Planning Commission of the City of Rosemount reviewed said
concept planed unit development, found that the lot width variances were warranted consistent with
the findings required in Section 12.2 of the Ordinance B, City of Rosemount Zoning Ordinance, and
has recommended approval subject to one (1) condition.
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby
approves the concept planned unit development, attached hereto as Exhibit"A", subject to:
1. Conformance with the requirements for PUD final development plan, preliminary plat
and rezoning in conformance with the City of Rosemount subdivision and zoning
ordinances.
Approved by the City Council of the City of Rosemount and ADOPTED this 16th day of April,
1996.
Cathy Busho, Mayor
ATTEST:
Susan M. Walsh, City Clerk
Motion by: Seconded by:
Voted in favor:
Voted against:
Member absent:
i :::..i i os '"!r.. ..
EXHIBIT A
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