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HomeMy WebLinkAbout6. Master Transmission Rezoningt c S CITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION CITY COUNCIL MEETING DATE: January 21, 1992 AGENDA ITEM: AGENDA SECTION: Master Transmission Rezoning Public Hearing PREPARED BY: AGEND MM 6 Lisa Freese, Director of Planning G ATTACHMENTS; Ordinance, PC Packet, Mailing APP BY�s List, Hearing Notice �_ ell -1, v �1/ On December 3, 1991, the City Council initiated a rezoning petition for Master Transmission located at 14805 South Robert Trail. Originally Mr. McKinley, the owner of Master Transmission, petitioned the City to rezone his property from C-2, Community Commercial to C-3, Highway Service Commercial to enable him to expand his auto repair business which is non- conforming in the C-2 zoning district. The Council decided that .0-4, General Commercial, may be a more appropriate zoning district. After tabling action on Mr. McKinley's petition, the Council initiated a rezoning petition for C-4 zoning. A summary of current project status and an analysis of the rezoning request are provided in the attached Planning Commission review: dated January 12, 1992. At the January 14 regular meeting of the Planning Commission, the commission recommended unanimously (4-0) approval of the rezoning of this property from C-2 to C-4 because: 1) it is consistent with the existing uses; 2) it provides more opportunities for reuse than the C-3 zoning district; 3) it serves as a logical transition area between the Community Commercial District and the General Commercial district in the Comprehensive Plan; and 4) it is consistent with the function plan_ delineated in the McComb Commercial Study completed in 1990. 1 RECOMMENDED ACTION: A motion to adopt Ordinance No. B-17, AN ORDINANCE AMENDING ORDINANCE B, CITY OF ROSEMOUNT ZONING ORDINANCE. COUNCIL ACTION: CITY OF ROSEMOUNT ORDINANCE NO. B-17 AN ORDINANCE AMENDING ORDINANCE B CITY OF ROSEMOUNT ZONING ORDINANCE THE CITY COUNCIL OF THE CITY OF ROSEMOUNT, MINNESOTA ORDAINS AS FOLLOWS: SECTION 1. Ordinance No. B, adopted September 19, 1989, entitled "City of Rosemount Zoning Ordinance," is hereby amended to rezone from C-2 Community Commercial to C-4 General Commercial the following described property located within the City of Rosemount, Minnesota to -wit: Lot 2, Block 1- Evenson First Addition SECTION 2. The Zoning Map of the City of Rosemount referred to and described in said Ordinance No. B as that certain map entitled, "Zoning Map of the City of Rosemount," shall not be republished to show the aforesaid rezoning, but the Clerk shall appropriately mark the said zoning map on file in the Clerk's office for the purpose of indicating the rezoning hereinabove provided for in this Ordinance and all of the notation references and other information shown thereon are hereby incorporated by reference and made a part of this Ordinance. SECTION 3. This ordinance shall be effective immediately upon its passage and publication according to law. Enacted and ordained into an Ordinance this 4th day of February, 1992. CITY OF ROSEMOUNT E.B. McMenomy, Mayor ATTEST: Susan M. Walsh, City Clerk Published in the Farmineton Independent this day of . 1992. �iiy of (Rosemount PHONE (612) 423.4411 2675 - 145th Street West, Rosemount, Minnesota FAX (612) 423.5203 Mailing Address: P.O. Box 510, Rosemount, Minnesota 55068-0510 TO: Planning Commission FROM: Lisa J. Freese, Director of Planning DATE: January 12, 1992 SUBJ: January 14, 1992 Regular Meeting RevieVS ATTACHMENTS: CC REVIEWS & MINUTES BACKGROUND MATERIALS HEARING NOTICE AND MAILING LIST LOCATION MAP MAYOR Edward B. McMenomy COUNCILMEMBERS Shelia Wasson James (Red) Staats Harry Willcox Dennis Wippermarm ADMINISTRATOR Stephan Jilk S. MASTER TRANSMISSION REZONING PETITION RECOMMENDED MOTION: Motion to recommend approval of the rezoning from C-2, Community Commercial to C-4, General Commercial. NATURE OF REQUEST: Dave McKinley, owner of Master Transmission located at 14805 South Robert Trail, proposes to expand his Auto Service related business by adding a two bay service area on the site. The property is presently zoned C-2 Community Commercial and auto service businesses are not permitted in that Zoning District. Mr. McKinley's business is considered a legal nonconforming use because it was legally established prior to 1989 when the Zoning Ordinance was changed. Legal nonconforming uses are permitted to continue in the C-2 district, but the Ordinance prohibits them from expanding. Mr. McKinley originally requested that the property be rezoned to C-3 (Highway Service Commercial), a district which permits auto service business so that he could add a new building to his site. The Planning Commission reviewed this request at the November 24, 1991 Regular meeting and recommended that the City Council delay action on the rezoning petition until after the Downtown Plan is complete. The Planning Commission also recommended that if the City Council were to consider the rezoning prior to the completion of the Downtown Plan, that C-4, General Commercial be considered instead. It was the consensus of the Planning Commission that C-4 zoning was more consistent with thegverall land use pattern south of Lower 147th Street. At the December 3, 1991 City Council meeting, the City C( tabled action on the original C-3 petition and initiated rezoning to C-4 for this property. The City Council fell needed to be taken on Mr. McKinley's request prior to th( completion of the downtown plan. 6verylhtng���i 's omtng �osemouni�� `� e<rcMtl Darier 1 a action MASTER TRANSMISSION PAGE 2 SURROUNDING CONDITIONS: The property in question is located in a commercial area. The area to the north and on the west side of Trunk Highway 3 is zoned C-2, Community Commercial and designated as Community Commercial in the Comprehensive Plan. The types of busine ses located in this area include a snowmobile sales and servide shop, an autobody shop and a heating and plumbing contractor. These businesses are all legal non conforming in the C-2 zoning district. The vacant property to the immediate south along TH 3 and the intersection of County Road 42 is zoned residential. It s, however, designated as general Commercial in the Comprehe sive Plan. C mmercial development has been proposed for this roperty and previous Planning Commission decisions have been favo ably disposed to those projects. To date, however, no project for this vacant property has received final approval. On the east side of Trunk Highway 3 is Strese Oil. This property is zoned C-3, Highway Service Commercial. The property to the north of Strese oil is zoned C-2. All of this area is deignated as Community Commercial in the Comprehensive Plan. This com auto ori Group di adopted or City A fully west. The sit square of the for the lot. A portion ercial area was typified as "destination commerc al, nted" in the Retail Area Function Plan that the McComb for the EDA in 1990. This study, however, was mever s a plan or official policy by the Planning Commission ouncil. eveloped residential area abuts this property tolthe is an triangular shaped parcel of approximately et. The current structure is located on the nor reel towards the rear of the lot. The existing usiness is located along TH 3 on the north end o umber of vehicles appear to be stored on the rem f the lot. PROJECT UPDATE AND BACKGROUND: At the December 3 discussion at the City Council, it was recommended that the Economic Development Authority shoul examine the feasibility of assisting Mr. McKinley through Increment Financing. If feasible, the City Council thoug this assistance may provide an incentive for him to const addition to his existing building rather than build a sep building. Mr. McKinley as you will recall had decided to second building in order to avoid the fire suppression requireents on both the new and existing building and to 2,670 h end the ining Tax it that. -uct an irate build a limit MASTER TRANSMISSION PAGE 3 the building materials requirement to only the new struc Mr. McKinley has indicated that he does not want to expl possibility of EDA assistance at this time. City staff met with Mr. McKinley on January 6, 1992 to di his current constructions plans. At that meeting it was determined that if the total square footage of the existi building and the addition were under 5,000 square feet, t suppression system would not be required under city fire This classification rating assumes that no welding or for will be used in the structure. Mr. McKinley indicated th would probably be able to keep the floor area under 5,000 feet. Mr. McKinley would be required to bring the entire buildi (existing portion and new addition) up to the building ma requirements in the current zoning ordinance. In commerc zoning districts, commercial buildings that have exterior or curtain wall panels of finished steel, aluminum or fib are required to be faced with brick decorative block, woo stone, architectural concrete cast in place or precast co panels on 100 percent of the wall surfaces abutting a pub right-of-way or residential uses. Therefore, Mr. McKinle need to meet this requirement on the entire building. In the C-4 district, Mr. McKinley would also need to obta variance from the Planning Commission for the rear yard s for this addition. A 30' minimum setback is required whe abutting a residential zoning district. If the rezoning approved, the Planning Commission would also need to appr site plan prior to the issuance of a building permit by t As discussed in previous reviews, a Planned Unit Developm (PUD) would be required only if Mr. McKinley pursues the construction of a separate building rather than an additi the existing building. DISCUSSION• The proposed zoning district C-4 is consistent with the e use on this property and the surrounding commercial uses. in that area of transition between the downtown and the g commercial area. Historically, the policy direction has maintain this area as part of the downtown. Recent studi however, indicate that this historical policy direction i shifting and that this area is more suited for General Co uses. While it would provide a greater level of comfort Planning Commission and City Council to have a completed the e fire ode. hes t he square g erials al f inish xglass crete is would n a .tback s ive a .e City. i;r-. sting It is eral en to rcial the MASTER TRANSMISSION PAGE 4 plan supporting this rezoning, it seems likely that the dwntown plan will confirm that this area is outside the central b siness district area and that general commercial usesareapprop iate at this location. Therefore, Planning Staff recommends approval of the rezo ing of this property from C-2 to C-4 because: 1) it is consiste t with the existing uses; 2) it provides more opportunities for euse than the C-3 zoning district; 3) it serves as a logical transition area between the Community Commercial District and the General Commercial district in the Comprehensive Plan; an 4) it is consistent with the function plan in the McComb Commer ial Study completed in 1990. Council was of the consensus that C-4 zoning would be t appropriate zoning for the Master Transmission property and that the Economic Development Authority should exam the feasibility of assisting Mr. McKinley with public improvements required to meet the building and zoning code requirements for his proposal. Mr. McKinley advised he would be willing to meet with city 4taff. MOTION by Klassen to postpone action on C-3 rezoning petition and to initiate a zoning change to C-4 by the Planning Commission. SECOND by Napper. Ayes: Napper, Oxborough, Klassen, Willcox, Wippermann. Nays: 0. MOTION by Napper to request the Economic Development Aul work with Mr. Mckinley with regards to possible economic development assistance. SECOND by Oxborough. Ayes: 03 Klassen, Willcox, Wippermann, Napper. Nays: 0. 3 rity to rough, ROSEMOUNT CITY PROCEEDINGS REGULAR MEETING DECEMBER 3, 1991 Carey Perket, for USPCI, reiterated Mr. Jackson's request to continue the public hearing advising the company needs to further review permitting requirements by Dakota Countyt Minnesota Pollution Control Agency and the City. MOTION to recess the public hearing to January 7, 1992. SECOND by Klassen. Ayes: 'Klassen, Willcox, Wippermann, Napper, Ocborough. Nays: 0. MOTION by Napper to postpone action until completion of :he public hearing. SECOND by Oxborough. Ayes: Willcox, Wippermainj Napper, Oxborough, Klassen. Nays: 0. Mayor Napper opened the public hearing to consider a reqaest to rezone property located at 14805 South Robert Trail from C-2 Community Commercial to C-3 Highway Service Commercial. Director of Planning Lisa Freese advised petitioner Dave McKinley, owner of Master Transmission, requested a rezoning to allow him to expand his auto service related business by adding a two bay service area in a separate building on the site. Director Freese reported on the Planning Commission unanimously recommending the petition for C-3 zoning be denied. The Planning commissLon further recommended that the City Council not consider a rezonings in this area until after the downtown developmant plan is complete; however, if a decision to rezone is made by the City Council, that C-4 General Commercial be considered as a nore appropriate zoning district. See Clerk's File 1991-40. Dave McKinley stated he has been trying to reach an agreement with the City on his expansion project for approximately two years, and that he should have been advised when the new Zoning Ordinance was adopted in 1989. NOTION by Napper to close the public hearing. SECOND b Willcox. Ayes: l: Wippermann, Napper, Oxborough, Klassen, Oxborough. Nay 0. Council was of the consensus that C-4 zoning would be t appropriate zoning for the Master Transmission property and that the Economic Development Authority should exam the feasibility of assisting Mr. McKinley with public improvements required to meet the building and zoning code requirements for his proposal. Mr. McKinley advised he would be willing to meet with city 4taff. MOTION by Klassen to postpone action on C-3 rezoning petition and to initiate a zoning change to C-4 by the Planning Commission. SECOND by Napper. Ayes: Napper, Oxborough, Klassen, Willcox, Wippermann. Nays: 0. MOTION by Napper to request the Economic Development Aul work with Mr. Mckinley with regards to possible economic development assistance. SECOND by Oxborough. Ayes: 03 Klassen, Willcox, Wippermann, Napper. Nays: 0. 3 rity to rough, EXECUTIVE SUMMARY FOR ACTION CITY COUNCIL MEETING DATE: December 3, 1991 AGENDA ITEM: Master Transmission AGENDA SECTION: mission to rezone the property at 14805 South Robert Trail from Rezoning Petition PUBLIC HEART G PREPARED BY: AGENDAM Lisa Freese, Director of Planning ITE ATTACHMENTS: PC Review; Petition; Hearing APPROVED BY: Notice; Mailing List A 2_0!7 Dave McKinley, owner of Master Transmission located at 14805 S Trail, proposes to expand his Auto Service related business by bay service area in a separate building on the site. The prop presently zoned C-2 Community Commercial and auto service busi not permitted in that zoning district. Mr. McKinley's busines considered a legal nonconforming use because it was legally es prior to 1989 when the Zoning Ordinance was changed. Legal no uses are permitted to continue in the C-2 district, but the Or prohibits them from expanding. Therefore, Mr. McKinley is req the property be rezoned to C-3 (Highway Service Commercial), a which permits auto service business so that he can add the bui site. The Planning Commission reviewed this petition at their Regu1, November 19, 1991. The Commission discussed the issues in th, Planning Commission Review. There was considerable concern a: impact that this decision may have on the Downtown Plan proce presented to the Commission a copy of the "Retail Area Functi the McComb Group which supports destination commercial auto o development in this general area of downtown. This study, ho, never adopted as a plan or official policy by the Planning Co City Council. The Planning Commission also expressed concern appropriateness of the C-3 zoning district which only allows sales and service uses. The Planning Commission unanimously that the rezoning petition for C-3 zoning be denied. In addi Commission recommended that the City Council not consider any this area until after the downtown development plan is comple if a decision to rezone is made by the City Council that C-4, Commercial, be considered as a more appropriate zoning distri If the City Council wishes to consider C-4 zoning for this p would.be necessary to hold a new hearing and republish the n iuth Robert adding a two :rty is iesses are is :ablished iconforming esting that district ding to his Meeting on attached ut the Staff Plan" by er, was ssion or out the o repair, ommended n, the zonings in However, erty it fication. RECOMMENDED ACTION: A motion to deny the petition by Master Trans- mission to rezone the property at 14805 South Robert Trail from C-2, Community Commercial, to C-3, Highway service commercial. COUNCIL ACTION: PHONE (612) 423-4411 FAX (612) 423-5203 TO: FROM: DATE: SUBJ: Gii� (Rosemount osemouni 2875 • 145th Street West, Rosemount. Minnesota Mailing Address: P. O. Box 510. Rosemount, Minnesota 5506&0510 Planning Commission Lisa J. Freese, Director of Planning November 24, 1991 November 26, 1991 Regular Meeting Reviews ATTACHMENTS: REZONING PETITION BACKGROUND MATERIALS LOCATION MAP 5b. MASTER TRANSMISSION REZONING PETITION RECOMMENDED MOTION: delay action on the completed. MAYOR Vernon Napper COUNCILMEMBERS Sheila Klassen John Oxborough Harry Willcox Dennis Wippermann ADMINISTRATOR Stephan Jilk Motion to recommend that the City C uncil rezoning petition until the Downtown Plan is N&TURE OF REQUEST: Dave McKinley, owner of Master Transmission located at 1 805 South Robert Trail, proposes to expand his Auto Service related business by adding a two bay service area on the site. rhe property is presently zoned C-2 Community Commercial and auto service businesses are not permitted in that Zoning District. Mr. Mckinley's business is considered a legal nonconforming use because it was legally established prior to 1989 when the Zoning Ordinance was changed. Legal nonconforming uses are permitted to continue in the C-2 district, but the Ordinance prohibits them from expanding. Therefore, Mr. Mckinley is requesting that the property be rezoned to C-3 (Highway Service Commercial), a district which permits auto service business so that he can add a new building to his site. BACKGROUND: Based on discussion with previous Planning staff and an analysis of the previous zoning ordinance; prior to 1989, the C zoning district did not specifically regulate auto related use (repair shops and sales facilities). When the present zoning ordinance was adopted, there was an effort to clarify the ordinance by modifying the language of the C-2 district to prohibit uto related types of uses. A new zoning district, C-3 Highway Service Commercial, was also added at that time. The C-3 district is designed as a highly specialized district that provides auto related services to passing motorists. T is district is located in highly visible areas. Existing -3 zones are scattered along Trunk Highway �n3/%and in South Rose Park. Uses (Svery1111-ngs (Pominq `UJ6 gosemouvilY MASTER TRANSMISSION PAGE 2 that are permitted in the C-3 district include car repair and sales, eating establishments, hotels and motels, car wash s, service gas stations and commercial outdoor recreation. Based on my research and according to Dean Johnson's recollection, there was knowledge of the effect that the would have on a number of existing businesses in the dow area, such as Master Transmission. It was also intended Housing and Redevelopment Authority would undertake a mo detailed development study of the downtown and within th these issues were to be examined more closely. That stu never done. Discussion held on the Comprehensive Guide Plan update h addressed where commercial land uses are appropriate but specifically addressed what type of commercial is approp the downtown. In part, Planning Staff and Consultants r from that level of detail because the Economic Developme Authority had indicated they planned to initiate a Downt That plan is now underway with the first workshop being November 23. Meanwhile, Mr. McKinley has been caught in a rather unfo: circumstance. Approximately three years ago, he began to the feasibility of adding onto his existing business. H: original plans were to construct a two bay addition onto existing building. After discussion with Building Inspe, staff about fire suppression requirements, Mr. Mckinley to add a second building to his site rather that add on existing building. This would allow him to avoid the fi suppression requirements. In addition, he would not be to bring the existing building up to the building materi requirements in the Zoning Ordinance. only the new buil would need to meet this requirement. Both of these excl result in considerable upfront savings on the project an have made it feasible for Mr. McKinley to proceed with h construction plans. Basically in order for the project to proceed, a rezoni required. If approved, Mr. McKinley will need to do a Unit Development (because there will be multiple build'i site) and have a site plan approved prior to obtaining permit. DISCUSSION: Master Transmission is within the area generally considf downtown and currently there is no plan in place to guic development decisions for the downtown, Since there is full t the study was s not to in ained Plan. d on tunate examine s his .tion Decided :o the equired is ing .s ions thus s will be .anned fs on a building -ed the i plan MASTER TRANSMISSION PAGE 3 process underway both the city and the property owner would be at risk if any premature decisions are made regarding this rezoning petition. The historical policies that affect this property appear to be in conflict. If a decision were made to rezone the property and later through the planning process the city decided to take an alternative policy direction, any investment vade by the owner based on this decision would be jeopardized. Planning staff recommends that action on the petition be delayed until the Downtown Plan is complete and encourages the C'ty Council to proceed with the Plan as soon as possible. �Tty of (Rosemount PHONE (612) 423-4411 2875 -145th Street West, Rosemount, Minnesota FAX (612) 423-5203 Mailing Address: P. O. Box 510, Rosemount, Minnesota 55068-0510 J TO: LISA FREESE, PLANNING DIRECTOR FROM: TRACIE PECHONICK, E.D. SPECIALIST DATE: JANUARY 31 1992 SUBJ: MASTER TRANSMISSION - Dave McKinley MAYOR Vernon Napper COUNCILMEMBERS Sheila Klassen John Oxborough Harry, Willcox Dennis Wippermann ADMINISTRATOR Stephan Jilk As directed by the Rosemount Planning Commission, EDA .staff contacted Mr. Dave McKinley in regard to the proposed expansion of his business called Master Transmission. The EDA staff was. requested to contact Mr. McKinley to determine if there might not be some form of financial assistance available to help Mr.' McKinley with the expansion of said business. I contacted Mr. McKinley by telephone approximately two weeks ago. I explained my purpose for calling him and asked for information that would allow EDA staff to determine the feasibility, of using tax increment financing funds to assist the proposed Master Transmission expansion, He informed meat that time thathe would prefer that I talk to his wife Sue who is also involved in said business. She was not available to talk to me at that time so he recommended that I allow him to provide her with a message to contact me at her convenience as Master Transmission has been very busy as of late. Not having been contacted by Mrs. McKinley, I again called Master Transmission yesterday. Mrs. McKinley was not in, but I!dd talk to Mr. McKinley. I once again explained my purpose for contacting him. This time he informed me that while he is still interested in going through with the proposed expansion, he is not interested in any assistance from the EDA/City. I inquired as to why he felt this way and he simply repeated that he didn't want to get involved in any projects with the local government. I told him to think about it before making a hurried decision and assured him that simply providing us with some numbers would not lock him into doing an entire project with us. He agreed to think it over and said he would contact me if he comes up with any questions and/or if he decides to provide us with the numbers we requested. cc: Stephan Jilk, City Administrator Project File (Sverylhivcgs (90vntnq (Up gosemounlY 90,00x.. ecwea aur City of Rosemount NO: REZONING PETITION Date: 9/210/91 Applicant: MASTER TRANSMISSION, INC. Phone: 612/423-4221 Address: 14805 SOUTH ROBERT TRAIL STATUS OF APPLICANT: Xx Owner Buyer Lessee OTHER: LOCATION: Lot 23Q Block 01 , Addition EVENSON 1ST ADDITION Street Address: 14805 South Robert Trail Metes & Bounds Description Attached: Survey or Plot Plan Attached: Presently Zoned: C2 Proposed Zoning: Q REASON FOR REQUEST: 1. After being aoproved for the building expansion, we notified the city of a go- ahead. and then were told the zoning had been change) without us of them bein 2, aware of it. This is the second building project we have proposed and being a,t.);)roved for. Due to the fire suppression laws changing, conforming to the size 3. of the 'ouilding, we had to propose a second building. This also was; approved. After being ii business for 10 years in this location, we feel the need to expand to serve the community. Signature of Applicant Application reeeived by: ?4W -W -f- Date: Fee: $ - 50 How Paid: G Date: Planning Commission Action: Date: s ,,, G'i sf t ,,, h C, w. rG h G h Sti v G Etter ip . r o , J P COMMERCIAL LAND USE PLAN Objectives 1. To meet the convenience shopping needs of Rosemount residents. 2. To facilitate growth, expansion. redevelopment and rehabiil- tation of downtown Rosemount as the community shopping center. 3. To maintain and build upon downtown Rosemount as the shopping, cultural and historical focus of the community. Plan Elements (Centers) Five types of commercial developments will be required to serve Rosemount residents based on projected population growth, popula- tion characteristics and existing and future development patterns. Four of them are termed "centers" reflecting an integrated design concept. Each of these relates to a different geographic consti- tuency and a different level of service based on convenience and shopping goods and services needs. The fifth commercial type, General Commercial. is one that accommodates retail shops that normally do not lend themselves to a collective design. The cri- teria found in Table I should be carefully adhered to in all deci- sions regarding commercial rezonings. Community Center As growthcontinues in Rosemount, the retail function of downtown will need to change or business will be lost in ever greater amounts to centers beyond the City. It cannot compete with or become a regional shopping center due to existing physical and market limitations. _It's function, then, is to satisfy the retail goods and services needs of the entire Rosemount community. Downtown is intended to continue to be the center for civic actt- vity in Rosemount while serving as the dominant retail center of the community. More titan any other center type, it is intended that the downtown be planned and designed in -a manner which empha- sizes pedestrian circulation and coordinated parking. An open or enclosed pedestrian environment is desirable as a means to knit the retail center into a unified whole. Downtown is intended to 12 "PIC, vk be a relatively more diversified center catering to governmental services, medical and dental clinics, general and professional offices, public service facilities, financial institutions. high- density residential developments, cultural and entertainment faci- lities and a full range of retail shops including general merchandise, clothing, hardware, variety stores, shoe stores, restaurants and commercial recreation facilities. Because it is an existing center, parking improvements, redevelop- ment and rehabilitation efforts are intended to be a public/ private effort. Nelghborhood Center Neighborhood centers are highly specialized retail centers which provide a sub -area of the community (one or two neighborhoods) with day-to-day convenience retail shopping goods and services within easy walking and biking distance of neighborhood residences. These contain smaller shops that do not compete with the downtown but instead serve a unique and distinctive neigh- borhood function. When confronted with a request, and undecided about whether such use is of neighborhood or larger magnitude, the first test is how large a geographic area it serves; the second is whether it or something similar is listed in the toning ordinance as a permitted neighborhood commercial use. Typical uses include a small food market (12,000 sq. ft. maximum) drug store, barber shop, beauty shop, appliance shop, small laundry and/or a dry cleaning shop. Typical adjacent uses include small medical, den- tal andprofessionaloffices. churches and day care and nursery facilities. With the exception of the grocery store, individual shops do not exceed 6,000 square feet in area. Convenience Centers Convenience centers are very small and provide a very small area of the community with convenience shopping needs. They are generally free-standing centers but might also be expected to be located in transitional areas adjacent to other centers. Typical uses include a superette and gas station with self service. 1 00 Y Y t e O Y w C 22 Cp1 Y Q w r H W •• C r w B r 4 r Y A r > c C r Y OL W V r V 060 •• r r ✓ Y Y r 1p r r m IV C .2 Y S A U W r S O i C 7 Y w V r c ✓ • ■ O le w 41 41 0 r O 1 Y C w O Y > q V Y V w C i • r s Ye •rro m >. Ymm e M. w w V r .. r r Y Y✓ 7 Y 5 C w V. • 4 W L .•i 1 C C • Y •+w 'O C.V. O m C a+ a. V Vb.w Y. t Y w Y w O • C W Y D Y 0• V V Y• 4 O ! V V q V W O ■ V a > w r Y r Y Q Y V U • Y• O 1+ Y IV* V 7 4 r• Qma ✓ r r 'C • W w • f Y Y� r r f ✓ .'i a •y C Y ✓ C S C• w Sca • Y O r q. r > w O O✓■! O r✓ O t Y Y r. C O �• Cc 7 Y 6tl w C Q e e V W w A i O Q u W r . V . . a C C 7 r V■ w! VV@ S .R. r O. w W O •. Y G Y C Vgg ! V q Y 8 t C e so w Y• O Y O. r 0 0 0 Y a r 4 7 C O w e s O qr ! O i1 w > ! 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Y 7✓ -.0Y✓ Y r Q O p O ++ • p O - s Y C V • . r S • f .+ C > tl 60 Y �+ r O. 6. V �+ U ! .+ V p r w V■ .+ V q✓> v • 6 r w r• • . r✓ m r ! V w �'1 • w Y V S O 'Q O 4 Q Y U 'a C a C O O C Y Y Yr CV r- C Y r Y> • V Y S Y 4 r S V V 1 S Y C V . ""' Y V w S •. <✓ N ri 0 W w w U w C V 6 C 60 61 C w 41 a C Y S Y Y l Y r w. C g Y i S♦ !•'+ O w V 1� 'O w j. ✓ 60 q U ! Y G7 3 F S t+ •r 0. /� N /'�. V nla. t 1990 LAND USE PLAN EM UNT MINNESOTA 7.................N.. ..N / • GI LEGEND •� 1990 URBAN SERV. AREA RH HIGH DENSITY RESIDENTIAL ...P/1 PUBLIC & 'INSTITUTIONAL RR RURAL AG AGRICULTURAL TIAL POS PRESERVATION OPEN SPACE ■man MISSISSIPPI RIVER CRITICAL GI GENERAL INDUSTRIAL AREA IP INDUSTRIAL PARK MAJOR STREETS CC COMMUNITY (CBD) -- COMMERCIAL HC HIGHWAY COMMERCIAL UNDESIGNATED: MEDIUM GC GENERAL COMMERCIAL DENSITY RESIDENTIAL CNC CONVENIENCE COMMERCIAL SECTION 6.10 C-2 COMMUNITY COMMERCIAL DISTRICT A. Purpose And Intent This District correlates only with Downtown Rosemount which is intended to serve the entire cite. The downtown area is intended to be a diversified commercial center which offers the full range of comparison goods, sales and services, cultural and civic, entertainment, financial and offices and public uses. Because the downtown is an area of relatively higher intensity development and consists of buildings and uses which pre -date zoning regulations, the City is intended to play a role in the provision of parking and related public improvements. Thus, normal yard, parking and lot requirements do not apply within this District. B. Uses Permitted By Right 1. Accessory ARartments. 2. Professional and Business Offices. 3. All Retail Goods and Service Establishments conducted within structures but excluding automobile and equipment sales, services and repair establishments; truckstops; drive- thru restaurants; gasoline and fuel sales; car washes; and commercial outdoor recreational uses. 4. Custom Manufacturing not to exceed a gross floor area of 2,000 square feet with at least 1/13 of said space to be used for retail sales and display purposes. 5. Outdoor Disglav of Merchandise for direct sale, rental or lease provided said merchandise consists only of finished products and not disassembled merchandise parts or junk; except that new products which are customarily sold unassembled and are intended for consumer purchase and assembly are permitted to be displayed. 6. Video Arcades subject to the following restrictions: a. Any arcade with fifteen (15) or more machines shall have an adult supervisor on duty during all hours of operation. b. No arcade shall be operated within 500 feet of a school, church or residence unless it is an integral part of a shopping center and does not have an entrance except from within the shopping center. C. Uses Permitted By PUD Commercial developments involving multiple parcels, structuresor uses shall be required to use the PUD procedure. Refer to Section 12 for PUD' requirements. SECTION 6.11 C-3 HIGHWAY SERVICE COMMERCIAL DISTRICT' A. Purpose And Intent This is a highly specialized district which is located in high vehicular traffic zones with high visibility. It is primarily intended to satisfy the needs of passing motorists. B. Uses Permitted By RL -ht 1. Automobile Eouivment Sales and Repair Shotes including transmission, body, paint,! muffler, engine, glass, battery and tire sales and services. 2. Easing Establishments including truck -stops and drive -ups. 3. Hotels and Motels and accessory uses. 4. Car «'ashes including drive-thru and conveyor types subject to the special restrictions established for Self -Service Gasoline Stations in the C-1 District. Refer to Section 6.9' B1. 20 Full-Ser-6ce Gasoline and Fuel Stations subject to the special restriictions established for Self -Service Stations in the C-1 District. Refer to Section 6.9 Bl. 6. Outdoor Disl2lav of Merchandise subject to the special restrictions established for the I) C-2 District. Refer to Section 6.10 B5. 7. Recreation. Commercial -Outdoor provided all improvements conform to setback requirements for principal buildings in the district and no facilities are closer than fifty (50) feet to an "R" District boundary. C. uses Permitted By PUD Commercial developments involving multiple parcels, structures or uses shall be required to use the PUD procedure. Refer to Seaion 12 for PUD requirements. SECTION 6.1-1 C.4 GENERAL COMMERCIAL DISTRICT A. Purpose And Intent This district is intended to accommodate a broad range of retail goods and services which serve the entire community. Though not exclusively, businesses in this district are relatively freestanding and tend to occupy independent building sites. They depend on good accessibility, high visibility and relatively large .volumes of traffic and are therefore found along major streets. B. Uses Permitted By Right 1. Accessory Anartments. 2. Agricultural ImWement Sales and Services. 3. Automobile Eauinment Sales Ind ReRa_ir Shons. 4. Automobile and RV Sales Service and Rental. S. Business Schools. 6. Business Services and Repairs including office supplies and equipment. 7. Clubs and Lodges -Private. 8. Commercial Recreation -Indoor: bowling alleys, pool halls, racquetball and tennis courts and roller rinks. 9. Communications Services including radio and TV broadcasting stations and studios but excluding towers. 10. Construction Materials Sales includine lumber yards and building supply stores. 11. Dav Care Centers Nursery and Montessori Schools. 12. Eatine and Drinking Establishments including drive -ups and taverns. 13. Entertainment Facilities: night clubs, theaters, movie theaters. 14. Financial Institutions and Banks. 15. Food and Beverage Retail Sales. 16. Funeral Homes and Mortuaries. 17. Health Care Facilities: hospitals, nursing homes and extended care facilities. 18. Health Spas and Reducing, Salons. 19. Home Furnishings Stores. 20. Hotels and Motels. 21. Laundry Establishments. 22. Offices Business and Professional. 23. Printing and DunlicatinS€ hoes. 24. Repair Services including bicycles, furniture, appliances, shoes, etk. 21 25. Wholesale Businesses and Su,l!21y Centers. 26. Animal Sales and Services including pet hospitals, pet shops, kennels and veterinary clinics provided they have no outdoor runs. 27. Gasoline Stations and Car Washes including drive-thru and conveyor types, subject to the special restrictions established for the C-1 District. Refer to Section 6.9 Bl. 28. Commercial Recreation -Outdoor subject to the special restrictions for the C-3 District. Refer to Section 6.11 B7. 29. Outdoor Dis2lav of Merchandise subject to the following restrictions: a. The sale is conducted by the owner or lessee of the premises or with his or her written permission, b. The sale is no longer in duration than two (2) days, c. The goods are those customarily sold within that structure in the C-4 District, and d. The merchandise and vehicle do not occupy the required parking area of the principal use. 30. Video Arcades subject to the following; a. Any arcade with fifteen (15) or more machines shall have an adult supervisor on, the premises during all hours of operation. b. No arcade shall be operated within 500 feet of a school, church or residence. C. Uses Permitted by PUD Commercial developments involving multiple parcels, structures; or uses shall be required to use the PUD procedure. Refer to Section 12 for PUD requirements. SECTION 6.13 IP INDUSTRIAL PARK DISTRICT A. Purpose And Intent This district is intended to accommodate new, modern, high t performance, light industrial uses which are planned as a unit and include an internal; circulation system. This district is located within the MUSA and is intended to be served; - —" by the public utility systems. Uses shall be conducted completely within structures: excepted as provided for herein. B. Uses Permitted By Right 1. Business and Professional Offices. 2. Manufacturing.. Custom. 3. Manufacturing Warehousing Wholesaling Distribution Processing Packaging Assemble Compounding and Accessory Uses. 4. Machine and Repair Shops. 5. Television and Radio Studios. 6. Testin€ and Research Laboratories. Outdoor Storage of materials, supplies and finished or semi -finished products provided! such storage shall be completely screened from view from public streets and adjacent) properties by a wall or fence. S. Support Commercial Uses provided they are located within the same structure as the' principal use, and are incidental to the principal use, and do not have an entrance except from within the principal building. C. Lases Permitted By PUD Industrial Developments involing multiple parcels, structures or uses shall be required to use the PUD procedure. MEMORANDUM TO: City of Rosemount FROM: McComb Group, Ltd. RE: RETAIL AREA FUNCTIONAL PLAN DATE: November 12, 1990 This memorandum recommends a functional plan for Rosemount's downtown area that is consistent with previous analysis than deter- mined: 1. The trade area for retail and service establishments located in downtown Rosemount, and 2. The amount of additional retail space that !can be supported by households within those areas over the next ten years. This phase of the analysis examines the relationships between retail and service businesses in Rosemount and recommends a functional plan for these activities that is consistent with Rose - mount's current development patterns and the locational criteria of the various types of businesses. Functional Retail Plan Rosemount is a freestanding community that is changing tola suburb by virtue of expanding metropolitan development. This change presents both opportunities and special problems that are unique to Rosemount. As has been indicated by the previous analysis, Rosemount's retail and commercial potential is limited; by the existing MUSA line, heavy industrial development to the east, and the University of Minnesota Research Center. As a result, population growth will occur in the western part of the city and will limit the demand for retail and commercial space. By 1995, supportable additional retail space in Rosemount is estimated at about 35,000 square feet, with an additional 34,000 square feet by the year 2000. This presents the City. with an opportunity to strengthen retailing in downtown Rosemount and provide locations that are consistent with the locationalcriteria for these types of businesses and reinforce the traditional role of downtown. The traditional Rosemount downtown area is centered along;Highway 3 and focuses on the intersection with 145th Street. This is the "100 percent" corner in downtown Rosemount. Current uses in this area are generally reflective of central business district activity and it serves as the central location for convenience retail, service, financial and government activities in Rosemount. Automobile -oriented and strip -type development has generally located in peripheral locations along Highway 3 south of Lower 147th Street and County Road 42. Past activities of both the private and public sectors have, for the most part, created this logical separation of uses. Proper location of these commercial activities can reinforce and enhance the retailing activities in downtown Rosemount. On the other hand, an inconsistent development pattern of these types of uses can weaken the destination character of Rosemount and hinder its retail growth. The recommended functional plan for downtown Rosemount is shown on Map 1 and contains three primary retail and service land use designations: 1. CBD Core includes uses such as convenience retail, shopping goods retail, and sit-down restaurants, as well as business services, professional services, personal services, financial institutions and other traditional downtown activities. Examples of types of stores are shown below: Food Drug Liquor Hardware Variety Store Clothing, Accessories Furniture Appliances Music Barber/Beauty Salon Dry Cleaner Flower Shop Sporting Goods Video Gifts Pet Store Restaurants Film Processing Specialty Retail Financial Post Office Office Uses Other Services Shoe Repair Key Shop Government Churches Education 2. Professional/Business -Services, including many of the services indicated above but expanded to include service businesses that have locational criteria that do not require high visibility, and other types of businesses that provide their services off -premise. These uses include: 2 Map 1 Retail Area Functional Plan Naw some- jC VomaJ .Iso BD CBD G N N pCBD a • s CBD N.1. {l•Is- NSI • N � N m v IM a CL Co. Rd. 42 DC DC A KEY CBD CBD Care PBS Profess,ionai/Business Services DC Destination Commercial Auto Oriented G Government —,.I Bank/Savings & Financial Real Estate Accountants Medical/Dental Legal Insurance Loan Office Uses Barber/Beauty Salon' Veterinarian Travel Agent Other Services Optometrists Print Shop 3.. Auto -Oriented Destination Commercial includes benefit from drive-by traffic and are businesses to be unrelated to other shopping trips. -These benefit from arterial access and visibility. typical of this group include: Fast Food Auto Supplies Auto Repair Auto Dealers Used Cars Equipment Rental Heating &Plumbing uses that that tend businesses Businesses Ag Services Service Station Convenience Store Day Care Building Materials Other Destination and Auto Oriented Uses The functional plan contained in Map 1 focuses the traditional central business district activities around the 100 percent corner. Professional and business services are concentrated south of 145th Street along Burma Avenue and west of the railroad tracks. Auto - oriented destination commercial flanks both sides of Highway 3 south of Lower 147th Street. These land use patterns are consis- tent with locational critera for these types of uses. Physical Plan Many of the buildings' locations and uses in downtown Riosemount support the functional retail plan, while some others do not. This section contains suggestions for development and redevelopment to accomodate the various uses in downtown Rosemount that are consistent with the functional plan. The objective is to reinforce downtown uses by emphasizing corner buildings, and to also provide store and business locations that are attractive to retailers and other businesses. These suggestions are shown on Map 2 and described below: o 100 Percent Corner The intersection of State Highway 3 and West 145th Street should be reinforced as the 100 percent corner of ',downtown Rosemount. The existing buildings on three corners of this intersection (northwest, southwest and southeast) reinforce this concept. 4 Map 2 Suggested Development Concepts uo tea u Toch" / (� DAKOTA COUNTY RD. NO. 42 A N The service station on the northeast corner is a convenience use and serves a necessary purpose. However, in the future there may be an opportunity to develop a building that is more consistent with 100 percent corner concepts, framing the intersection by providing parking to the side and rear similar to South Robert Square. The Geraghty building on the south aet corner gives character to the downtown and reinforces the traditional character of Rosemount. However, to adequately utilize this building, it may be necessary to expand the ground floor portion to provide more usable area, and to create more convenient parking to support the building. o Rosemount Mall Block Rosemount Mall provides the most significant challenge to downtown in terms of accommodating retail use. This block is the logical location for many convenience shopping uses that can be accommodated in downtown Rosemount. Tom's Super Value and the hardware store reinforce this use. However, the mix of structures on this block creates chaotic land use and poor visibility for retail spaces. The buildings occupied by Shenanigan's and Crown Auto block visibility for the Rosemount Mall. Rosemount Mall is a split-level building with ground floor portions at the north and south ends and a split-level portion in the middle. Retail space at the north end of the building is blocked by Crown Auto and the split-level portion of the building is not functional in today's marketienviron- ment. The service station at the south end of this block could remain until such time as a more consistent use for that site occurs. Suggested changes that will improve the retail potential of this area include the following: 1. The split-level portion of the Rosemount Mall could be demolished and reconstructed with a ground floor retail tenant area. 2. The area between Tom's Super Value and Rosemount Mall should be filled with a retail building and a new facade erected along the full length of the building to give it a unified look with a design that is characteristic of Rosemount architecture. a 3. The buildings housing Shenanigan's, Crown Auto, and possibly the dentist should bedemolishedand,,the tenants relocated. Shenanigan's could be a restaurant tenant in a redeveloped mall. This would also, provide an opportunity for Shenanigan's to separate its on sale and off sale operations. Crown Auto could be relocated to the south along Highway 3. This would create a contiguous retail mall anchored by a grocery store and hardware store, and provide additional space for other retail tenants. This solution would create a shopping center building that fits the criteria of retailers in terms of having good visibility and parking in front of the stores and would provide convenient parking for the Geraghty building. As an alternative, the Rosemount Mall could be demolishedInd a new building with these characteristics developed on the site. o Block A This area should be redeveloped to provide buildings close to the street with parking between or behind the buildings to reinforce the downtown character of Rosemount. o Blocks B and C The best use for these blocks is freestanding destination - type businesses as described above. However, the' shallow depth of these parcels dictates that parking will be provided to some degree in front but in most cases to the :sides of these buildings. o Block D This corner parcel enjoys high visibility from both Highway 3 and County Road 42. However, development potentiat of this parcel is limited by access constraints. There is a'need for an additional entrance/exit on County Road 42 to provide adequate ingress and egress to this parcel. Uses on this site should be those consistent with the high visibility and automobile orientation of the property. These concepts for physical development of the downtown area provide Rosemount with a conceptual framework for use in evaluating the location, type of buildings, and uses to be developed in the future within the downtown area. These concepts support the functional plan and are consistent with contemporary retail locational criteria. 7 These concepts, if implemented, will require some businesses to move and provide the opportunity for others to expand and capital ize on the growing retail demand that will exist in the future. Many of the businesses in Rosemount could benefit from new and/or better locations and facilities. This plan provides the. -.oppor- tunity to begin discussions with building owners and businesses to create a downtown area that works .better for both. public and private interests. 8 CITY OF ROSEMOUNT Public Notice Master Transmission 14805 South Robert Trail Rezoning Petition TO WHOM IT MAY CONCERN: NOTICE IS HEREBY GIVEN, the City Council of the City of Rosemount will hold a public hearing on Tuesday, January 21, 1992 in the Council Chambers of the City Hall, 2875 145th Street West, beginning at 8:00 p.m, or as soon thereafter as possible. The purpose of this hearing is to consider a request to rezone property located at 14805 South Robert Trail and legally described as Lot 1, Block 3, Evenson First Addition, from C-2 Community Commercial to C-4 General Commercial, to permit construction of a structure that would expand a current legal non -conforming property use. A rezoning from C-2 to C-4 would cause the current auto service related use of property to be in conformance with the ordinance and an expansion of that business could be permitted, subject to the other requirements of the Ordinance. Persons wishing to speak on this issue are invited to attend this meeting on Tuesday, January 21, 1992 at 8:00 .P.m. Dated this 7th day of January, 1992. Susan M. Walsh, City Clerk! City of Rosemount Dakota County, Minnesota AFFIDAVIT OF MAILED & POSTED HEARING NOTICE MASTER TRANSMISSION - 14805 SOUTH ROBERT TRAIL REZONING PETITION STATE OF MINNESOTA j COUNTY OF DAKOTA ) ss CITY OF ROSEMOUNT Susan M. Walsh, being first duly sworn, deposes and ';says: I am a United States citizen and the duly qualified'Clerk of the City of Rosemount, Minnesota. On January 9, 1992 acting on behalf of the said City, I posted at the City Hall, 2875 145th Street West, and deposited in the United States Post Office, Rosemount, Minnesota, a copy of the attached notice of a publics hearing for consideration of a petition to rezone the property located at 14805 South Robert Trail from C-2 Community Commercial to C-4 General Commercial, enclosed in sealed envelopes, with postage thereon fully prepaid, addressed to the persons listed on the attached listings at the addresses listed with their names. Susan M. Walsh City Clerk City of Rosemount Dakota County, Minnesota Subscribed and sworn to before me this day of 1992. Notary Public MASTER TRANSMISSION - REZONING PETITION MAILING LIST EVENSON FIRST ADDITION 1. John F. & Margie M. Ryan 34-24850-010-01 3465 143rd Street West Rosemount, MN 55068-4090 2. David Lawson 3424850-020-01 14785 South Robert Trail Rosemount, Mn 55068-3127 3. David McKinley 34-24850-030-01 14805 South Robert Trail Rosemount, Mn 55068-3108 MARIAN TERRACES 4. Leo Lund 34-47450-660-00 Gary Thorson 8900 Penn Avenue South #101 Bloomington, MN 55431-2099 MARIAN TERRACE REPLAT S. Wayne H. & Helen Lucking 34-47400-050-00 14755 Cambrian Avenue Rosemount, Mn 55068-4429 6. Francis J. & Madonna Goggin 34-47400-060-00 14765 Cambrian Avenue P.O. Box 243 Rosemount, Mn 55068-0243 7. Ervin & Donna Hanks 34-47400-070-00 14775 Cambrian Avenue Rosemount, Mn 55068-4429 8. Thomas & Maralyn Buckley 34-47400-080-00 14785 Cambrian Avenue Rosemount, Mn 55068-4429 9. Wayne H. & Bernice E. Claussen 34-47400-090-00 14795 Cambrian Avenue Rosemount, Mn 55068-4429 10. Donald & Doreen Thull 34-47400-100-00 14805 Cambrian Avenue Rosemount, Mn 55068-4445 11. John & Lorraine Degiovanni 34.47400-110-00 14815 Cambrian Avenue Rosemount, MN 55068-4445 12. Leroy & Ruby Getting 34-47400-120-00 14825 Cambrian Avenue Rosemount, MN 55068-4445 13. Joseph J. & Dorothy A. Akin 34-47400-130-00 14835 Cambrian Avenue Rosemount, MN 55068-4445 14. Jerome Fluegel 34-47400-140-00 14830 Cambrian Avenue 34-47400-150-00 Rosemount, MN 55068-4446 15. Virgil D. & Gladys Hestness 34-47400-160-00 14820 Cambrian Avenue Rosemount, MN 55068-4446 16. Ronald J. & Margery Pankratz 34-47400-170-00 14810 Cambrian Avenue Rosemount, MN 55068-4446 17. Ronald J. & Deborah A. Russell 34-47400-180-00 14800 Cambrian Avenue Rosemount, MN 55068-4446 18. Bernard F. & Alice C. Murphy 34-47400-190-00 14790 Cambrian Avenue Rosemount, MN 55068-4404 19. Mary A. Fleming 34-47400-200-00 14780 Cambrian Avenue Rosemount, MN 550684404 20. Richard W. & Anna T. Klatt 34-47400-210-00 14770 Cambrian Avenue Rosemount, MN 55068-4404 21. Kevin I. & Julie A. Kuzma 34-47400-220-00 14760 Cambrian Avenue Rosemount, MN 55068-4404 22. William M. Matuska 34-47400-230-00 14750 Cambrian Avenue Rosemount, MN 55068-4404 MARIAN TERRACE REPLAT 2ND ADDITION 23. Donald L & Josephine Lewis 34-47401-030-02 14770 Camera Lane Rosemount, MN 55068-4406 24. Wayne E. & Roxanne Swanson 34-47401-040-02 14780 Camero Lane Rosemount, MN 55068-4406 25. Donna D. Smith 34-47401-050-02 14790 Camero Lane Rosemount, MN 55068-4406 26. Julia M. Kelly 34-474014060-02 14800 Camero Lane Rosemount, MN 55068.4440 27. Ouincy D. & Sarah M. Moore 34-47401-070-02 14810 Camero Lane Rosemount, MN 55068-4440 28. James M. & Quanah Bonrud 34-47401-080-02 14820 Camero Lane Rosemount, MN 55068-4440 29. David W. & Susan L Lloyd 34-47401-090-02 14830 Camero Lane Rosemount, MN 55068-4440 AUDITOR'S SUBDIVISION NO. 27 30. Marquette National Bank Box 520 D Nelson Minneapolis, MN 55480 31. Walter W. & Olga A. Strese 14810 South Robert Trail Rosemount, MN 55068-3109 32. Milwaukee Land Co. 547 Jackson Blvd W - Suite 1510 c/o CMC Real Est Corp. - Box 6205 Chicago, IL 6068046205 AUDITORS SUBDIVISION NO. 27 33. Chicago Rock Island & Pacific RR 74520 La Salle Station Chicago, ILL 60606 34-03700-020-62 34-03700-030-62 34-03700-010-65 34-03800-010-15 JOHN F & MARGIE M RYAN DAVID LAWSON 3465 143RD ST W 14785 S ROBERT TR ROSEMOUNT MN 55068-4090 ROSEMOUNT MN 55068-3127 LEO LUND WAYNE H & HELEN LUCKING GARY THORSON 14755 CAMBRIAN AV 8900 PENN AV S #101 ROSEMOUNT MN 55068-4429 BLOOMINGTON MN 55431-2099 ERVIN & DONNA HANKS THOMAS & MARALYN BUCKLEY 14775 CAMBRIAN AV 14785 CAMBRIAN AV ROSEMOUNT MN 55068-4429 ROSEMOUNT MN 55068-4429 DONALD & DOREEN THULL JOHN & LORRAINE DEGIOVANNI 14805 CAMBRIAN AV 14815 CAMBRIAN AV ROSEMOUNT MN 55068-4445 ROSEMOUNT MN 55068-4445 JOSEPH J & DOROTHY A AKIN JEROME FLUEGEL 14835 CAMBRIAN AV 14830 CAMBRIAN AV ROSEMOUNT MN 55066-4445 ROSEMOUNT MN 55068-4446 RONALD J & MARGERY PANKRATZ RONALD J & DEBORAH A RUSSELL 14810 CAMBRIAN AV 14800 CAMBRIAN AV ROSEMOUNT MN 55068-4446 ROSEMOUNT MN 55068-4446 MARY A FLEMING RICHARD W & ANNA T KLATT 1780 CAMBRIAN AV 14770 CAMBRIAN AV ROSEMOUNT MN 55068-4404 ROSEMOUNT MN 55068-4404 WILLIAM M MATUSKA DONALD L & JOSEPHINE LEWIS 14750 CAMBRIAN AV 14770 CAMERO LN ROSEMOUNT MN 55068.4404 ROSEMOUNT MN 55068-4406 DONNA D SMITH JULIA M KELLY 14790 CAMERO LN 14800 CAMERO LN ROSEMOUNT MN 55068-4406 ROSEMOUNT MN 55068-4440 JAMES M & QUANAH BONRUD DAVID W & SUSAN L LLOYD 14820 CAMERO LN 14830 CAMERO LN ROSEMOUNT MN 55068-4440 ROSEMOUNT MN 55068-4440 OLGA A STRESE CMC REAL EST CORP 14810 S ROBERT TR 547 JACKSON BLVD W STE 1510 ROSEMOUNT MN 55068-3109 CHICAGO IL 60680-6205 DAVID MCKINLEY 14805 S ROBERT TR ROSEMOUNT MN 55068-3108 FRANCIS J & MADONNA GOGGIN 14765 CAMBRIAN AV P 0 BOX 243 ROSEMOUNT MN 55068-0243 WAYNE & BERNICE CLAUSSEN 14795 CAMBRIAN AV ROSEMOUNT MN 55068-4429 LEROY & RUBY GETTING 14825 CAMBRIAN AV ROSEMOUNT MN 55068-4445 VIRGIL & GLADYS HESTNESS 14820 CAMBRIAN AV ROSEMOUNT MN 55068-4446 BERNARD R & ALICE C MURPHY 14790 CAMBRIAN AV ROSEMOUNT MN 55068-4404 KEVIN I & JULIE A KUZNIA 14760 CAMBRIAN AV ROSEMOUNT MN 55068-4404 WAYNE E & ROXANNE SWANSON 14780 CAMERO LN ROSEMOUNT MN 55068-4406 QUINCY D & SARAH M MOORE 14810 CAMERO LN ROSEMOUNT MN 55068-4440 MARQUETTE NATIONAL BANK BOX 520 Di NELSON MINNEAPOLIS MN 55480 ROSEMOUNT MN 55068 CHICAGO ROCK IS & PACIFIC RR 74520 LA SIALLE STATION CHICAGO IL 60606 4=00 'MIF t N Y 1,' / 1r All VACATED 14 / 4Q 4%6 (� 47 46fo / ! 56 =� S 58 58 u TREE? ,,A .I RRk EPARK 4 f r I �