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HomeMy WebLinkAbout5.a. Country Hills 5th Addition Final PlatCITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION CITY COUNCIL MEETING DATE: October 15, 1991 AGENDA ITEM: Country Hills Fifth Addition AGENDA SECTION: Final Plat New Business PREPARED BY: AGENDA �/� M # 5 A Lisa Freese, Director of Planning ATTACHMENTS: Resolution, Development Agreement APP D Y: PC Reviews; Final Plat; Revised PUD/Prelim Plat The developer, U.S. Homes Corp., is requesting approval of ehe final plat for Country Hills Fifth Addition. The plat consists of 37 lots on the northern portion of the Country Hills PUD. There are 19 lots on the north side of the Fourth Addition and 18 lots on the south side of the Fourth Addition, which was approved by the City in July. The plat appears to be consistent with the preliminary plat and PUD (as revised). The Fifth Addition lot characteristics are consistent with. the PUD Agreement approved in 1986. All lots meet the required 10,000 square foot area and the 75 foot minimum lot width at the setback line. The developer has reserved Outlot B for future development with the property to the west. The developer has indicated that they plan to install the public utilities in the plat, but detailed plans and specifications need to be, approved by the City. Ron Wasmund, Public Works Director, indicates that the engineering details are not likely to affect the plat layout. There is one change in the plat, as submitted -- 133rd Street is shown as a dead-end street. Staff decided that it would be more appropriate to make this street a permanent cul-de-sac because of the topography to. the west. Less grading will be required if the street has a permanent cul-de-sac and the topography to the north is more suitable for developing a through street, when eventually developed. (See Drawing Printed 10/7/91). All park dedication requirements have been met. The Planning Commission reviewed and recommended approval of the final plat subject to: 1) detailed plans and specifications, 2) a maintenance easement to Outlot B through Country Hills Fourth Addition, and 3) an executed development contract. The developer will be submitting the revised drawings before the Council Meeting. RECOMMENDED ACTION: A motion to adopt A RESOLUTION APPROVING COUNTRY HILLS FIFTH ADDITION FINAL PLAT. COUNCIL ACTION: CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 1991- A RESOLUTION APPROVING COUNTRY HILLS FIFTH ADDITION FINAL PLAT WHEREAS, the City of Rosemount has approved the Country Hills Fifth Addition preliminary plat/Planned Unit Development plan; and WHEREAS, the Planning Commission of the City of Rosemount has recommended approval of Country Hills Fifth Addition final plat. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby approves the Country Hills Fifth Addition final plat, subject to: 1)approved engineering plans and specifications for public improvements and the required utility easements; 2)an easement to Outlot B through Country Hills Fourth Addition for maintenance access; and 3)an executed Subdivision Development Agreement for Country Hills Fifth Addition. ADOPTED this 15th day of October, 1991. Vernon J. Napper, Mayor ATTEST: Susan M. Walsh, City Clerk Motion by: Voted in favor• Voted against: Seconded by: DEVELOPMENT CONTRACT COUNTRY HILLS FIFTH ADDITION AGREEMENT dated day of , 1991, by and between the CITY OF ROSEMOUNT, a Minnesota municipal corporation, ("City"), and U.S. HOME CORPORATION, a Delaware corporation, (the "Developer"). 1. Request for Plat Approval. The Developer has asked the City to approve a plat of land to be known as COUNTRY HILLS FIFTH ADDITION (also referred to in this contract as the "plat"). The land is legally described as Outlots A and D, Country Hills Fourth Addition. 2. P.U.D. Approval. The City has approved the Country Hills Planned Unit Development in an agreement, dated July 22, 1986, Addendum I, dated June 2, 1987, and Addendum II, dated June 18, 1991. 3. Conditions of Plat Approval. The City hereby approves the plat on condition that (1) Engineering Plans and Specifications and the required utility easements be approved by the City Public Works Director (2) that the utility easement on the northwesterly lot line of Lot 1, Block 1 of Country Hills Fourth Addition be used as the maintenance access to Outlot B; and (3) the Subdivision Development Contract for Country Hills Fifth Addition be executed. 4. Phased Development. The City may refuse to approve final plats of subsequent additions of the plat if the Developer has breached this Contract and the breach has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. 5. Effect of Subdivision Approval. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan, except an amendment placing the plat in the current urban service area, or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law the City may require compliance with any amendments to the City's Comprehensive Guide Plan, official controls, platting or dedication requirements enacted after the date of this Contract. 6. Development Plans. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. With the exception of Plan A, the plans may be prepared, subject to City approval, after entering the Contract, but before commencement of any work in this plat. If the plans vary from the written terms of this Contract, the written terms shall control. The plans are: Plan A -- Plat Plan B -- Soil Erosion Control Plan and Schedule Plan C -- Drainage and Stormwater Runoff Plan Plan D -- Plans and Specifications for Public Improvements Plan E -- Grading Plan and House Pad Elevations Plan F -- Street Lights 7. Improvements. The Developer shall install or cause to be installed and pay' -for the following: A. Sanitary Sewer B. Water C. Storm Sewer D. Streets E. Concrete Curb and Gutter F. Boulevard Sod G. Street Lights H. Sidewalks and Trails I. Street Signs J. Setting of Lot and Block Monuments K. Surveying and Staking of work required to be performed by the Developer. L. Gas, Electric, Telephone Lines M. Cable Television, when available to the plat. The City shall reimburse the Developer for core facilities that the Developer installs at the difference between core and lateral costs as determined by the City Public Works Director and approved by the Utility Commission. The improvements shall be installed in accordance with City standards, ordinances and plans and specifications which have be prepared by a competent registered professional engineer furnished to the City and approved by the City 2 Public Works Director. The Developer shall obtain all necessary permits from the Metropolitan Waste Control Commission and other agencies before proceeding with construction. The Developer shall instruct its engineer to provide adequate field inspection personnel o ensure an acceptable level of quality control to the extent that the Developer's engineer will be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition the City will monitor the Developer's inspector regarding the construction work necessary to insure compliance with City standards. The Developer or his engineer shall schedule a preconstruction meeting at a mutually agreeable time at the City Council chambers with all the parties concerned, including City staff, to review the program for the construction work. Within thirty (30) days after the completion of the improvements and before the security is released, the Developer shall supply the City with a complete set of reproducible "Record Plan" drawings" S. Security. To guarantee compliance with the terms of this Agreement, payment of the costs of all public improvements and construction of all public improvements, the Developer shall furnish the City with a cash escrow or irrevocable letter of credit from a bank ("security") for $302,700. The amount of the letter of credit was calculated as follows: Engineering $ 45,800 Grading 65,000 Sanitary Sewer 50,900 Watermain 43,100 Storm Sewer 37,300 Street Construction 59,600 Survey Monuments 1,000 The bank and form of the letter of credit shall be subject to the approval of the City Administrator. The letter of credit shall be for a term ending December 31, 2001. In the alternative, the letter of credit may be for a one (1) year term provided it is automatically renewable for successive one year periods from the present or any future expiration dates with a final expiration date of December 31, 2001, unless sixty (60) days prior to an expiration date the bank notifies the City that it elects not to renew for an additional period. The letter of credit shall secure compliance with the terms of this Contract and all financial obligations of the Developer under it. The City may draw down on the letter of credit without notice upon receiving notice that the letter of credit will be allowed to lapse before December 31, 2001. In the event of a default under this Development Contract by the Developer, the City 3 shall furnish the Developer with written notice by certified mail of Developers default(s) under the terms of this Development Contract. If the Developer does not remove said default(s) within two (2) weeks of receiving notice, the City may draw on the letter of credit. With City approval the letter of credit may be reduced from time to time as financial obligations are paid and public improvements are completed to City's requirements. 9. Time of Performance. The Developer shall install all required improvements which will serve the Plat by September 1, 1992. The Developer may, however, request an extension of time to the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. 10. Grading Plan/site Grading. The Developer shall submit to the City a site grading and drainage plan for the entire plat acceptable to the City showing the grades and drainage for each lot prior to installation of the improvements. Site grading shall be completed by the Developer at its cost and approved by the City Public Works Director prior to the awarding of the contract by the City for installation of utilities. Developer shall furnish the City Public Works Director satisfactory proof of payment for the site grading work and shall submit a certificate of survey of the development to the City after site grading, with street and lot grades, prior to the awarding of the contract of installation of utilities. All improvements to the lots and the final grading shall comply with the grading plan as submitted and shall be the responsibility of the Developer. 11. License. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City during the installation of public improvements by the City. The license shall expire after the plat has been developed. 12. Erosion Control. Prior to site grading, and before any utility construction is commenced or building permits are issued, the erosion control plan, Plan B, shall be implemented, inspected and approved by the City. All areas disturbed by the excavation and backfilling operations shall be reseeded forthwith after the completion of the work in that area. Except as otherwise provided in the erosion control plan, seed shall be rye grass or other fast- growing seed suitable to the existing soil to provide a temporary ground cover as rapidly as possible. All seeded areas shall be mulched and disc anchored as necessary for seed retention. The parties recognize that time is of the essence in controlling 4 erosion. If the plat development does not comply with the erosion control plan and schedule or supplementary instructions received from the City, the City may take such action as it deems appropriate to control erosion. The City will endeavor to notify the Developer in advance of any proposed action, but failure of the City to do so will not affect the Developer's or City's rights or obligations hereunder. If the Developer does not reimburse the City for any cost the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay any costs. No development will be allowed and no building permits will be issued unless the plat is in full compliance with the erosion control requirements. 13. Planting and Seeding. Prior to the City allowing occupancy, the Developer shall plant one (1) two-inch caliper deciduous tree on each street frontage of each lot and the Developer shall also sod the boulevards, all at its own cost. 14. Clean LIR. The Developer shall clean dirt and debris from streets that has resulted from construction work by the Developer, its agents or assigns, within twenty-four (24) hours after notice by the City. 15. ownership of Improvements. Upon completion and City acceptance of the work and construction required by this Contract, the public improvements lying within public rights-of-way and easements shall become City property without further notice or action. 16. Warranty. The Developer warrants all work required to be performed by it against poor material and faulty workmanship for a period of two (2) years after its completion and acceptance by the City. All trees, grass and sod shall be warranted to be alive, of good quality and disease free for twelve (12) months after planting. The Developer shall post maintenance bonds or other security acceptable to the City to secure the warranties. 17. Responsibility for Costs. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat including, but not limited to, Soil and Water Conservation District charges, legal, planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. 61 B. The Developer shall hold the City and its officers and employees harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers and employees for all costs, damages or expenses which the City may pay or incur in consequence of such claims, including attorney's fees C. The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorney's fees. D. The Developer shall pay, in any event before any penalty i referred to in this Contract. Th Developer, U.S. Home Corporation, and effect even if the Developer plat, or any part of it. or cause to be paid when due, and s attached, all special assessments is is a personal obligation of the and shall continue in full force sells one or more lots, the entire E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. If the bills are not paid on time, the City may halt plat development work and construction including, but not limited to, the issuance of building permits for lots which the Developer may or may not have sold, until the bills are paid in full. Bills not paid within thirty (30) days shall accrue interest at the rate of nine percent (9%) per year. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as, but not limited to, sewer availability charges ("S.A.C."), City water connection charges, City sewer connection charges, City stormwater connection charges and building permit fees. G. The Developer shall pay all energy costs for street lights installed within the Country Hills Fifth Addition until seventy- five percent (75%) of the lots are occupied. After that, the City will assume the energy costs. 18. Building Permits. No building permits shall be issued until: A. The site grading has been completed and approved by the City. B. All curbing must be installed and backfilled, the first lift of bituminous must be in place and approved by the City. C. The City Public Works Director has certified that the timetable for construction of public improvements is compatible with private home construction. D. The Developer, in executing this Agreement, assumes all liability and costs for damage or delays, incurred by the City, in the construction of public improvements, caused by the Developer, its employees, contractors, subcontractors, materialmen or agents. No occupancy permits shall be issued until the public utilities referred to in paragraph 7 are in and approved by the City, unless otherwise authorized in writing by the City Public Works Director. 19. Developerls Default. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer is first given notice of the work in default, not less than 48 hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a court order for permission to enter the land. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part. 20. Miscellaneous. A. The Developer represents to the City that the plat complies with all city, county, metropolitan, state and federal laws and regulations including, but not limited to: subdivision ordinances, zoning ordinances and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City's demand, the Developer shall cease work until there is compliance. B. Third parties shall have no recourse against the City under this Contract. C. Breach of the terms of this Contract by the Developer shall be grounds for denial of building permits, including lots sold to third parties. D. If any portion, section, subsection, sentence, clause, paragraph or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. 7 E.- 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. No occupancy permit shall be issued until public improvements in paragraph 7 are in and approved by the City. F. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. 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 Contract shall not be a waiver or release. G. The Developer represents to the City to the best of its knowledge that the plat is not of "metropolitan significance" and that an environmental impact statement is not required. If the City or another governmental agency determines that such a review is needed, however, the Developer shall prepare it in compliance with legal requirements so issued from the agency. The Developer shall reimburse the City for all expenses, including staff time and attorney's fees, that the City incurs in assisting in the preparation of the review. H. This Contract shall run with the land and may be recorded against the title to the property. After the Developer has completed the work required of it under this Contract, at the Developer's request, the City will execute and deliver to the Developer a release. I. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to the City, 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 and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. J. The Developer may not assign this Contract without the written permission of the City Council. 21. Notices. 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: 8421 Wayzata Boulevard, Suite 300, Golden Valley, MN 55426. 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, Rosemount, MN 55068. Attention: City Administrator. IN WITNESS WHEREOF, the parties have hereunto set their hands the day and year first above written. CITY OF ROSEMOUNT BY: Vernon J. Napper, Mayor BY: Susan M. Walsh, City Clerk U.S. HOME CORPORATION BY: Its STATE OF MINNESOTA ) ss COUNTY OF DAKOTA ) The foregoing instrument was acknowledged before me this day of , 1991, by Vernon J. Napper, Mayor, and Susan M. Walsh, City Clerk, of the City of Rosemount, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. Notary Public STATE OF MINNESOTA ) ss COUNTY OF DAKOTA ) The foregoing instrument was acknowledged before me this day of , 1991, by , U.S. Home Corporation, a Delaware Corporation, on behalf of the partnership. Notary Public Q7 PHONE (612) 423-4411 FAX (612? 423-5203 TO: FROM: DATE: SUBJ: �iiy of (O?osemouni 2875 - 145th Street West, Rosemount, Minnesota MAYOR Mailing Address: Vernon Napper P. O. Box 510, Rosemount, Minnesota 55068-0510 COUNCILMEMBERS Sheila Klassen Planning Commission John Oxborough Harry Willcox Lisa J. Freese, Director of Planning Dennis Wippermann SeSeptember 19, 1991 ADMINISTRATOR P Stephan Jilk September 24, 1991 Regular Meeting Reviews ATTACHMENTS: FINAL PLAT REVISED PUD/PRELIMINARY PLAT Sa. NEW BUSINESS: COUNTRY HILLS FIFTH ADDITION - FINAL PLAT RECOMMENDED MOTION: Motion to table action until the next meeting to complete Departmental review, resolve design details and draft a development contract. DISCUSSION: On September 13, the developer submitted the Final Plat for Country Hills Fifth Addition to the Planning Department. The Plat consists of 37 lots on the northern portion of the Country Hills PUD. There are 19 lots on the north side on the Fourth Addition and 18 lots on the south side of the Fourth Addition which was approved by the City in July. The Plat appears to be consistent with the revised PUD. The Fifth Addition lot characteristics are consistent with the PUD Agreement approved in 1986. All lots meet the required 10,000 square foot area and the 75 foot minimum lot width at the setback line. The developer has indicated that they intend to install the utilities in the Plat, but no detailed plans and specifications have been approved by the City. Preliminary discussions regarding utilities indicate that some minor changes to the proposed plat may be necessary for sewers. City staff also has concern regarding the dead end street shown on the north end of the plat, 133rd street. Since the street dead ends into the Kelly Trust Property and there are no development plans for that property at this time, a permanent cul-de-sac appears necessary. The length of the cul-de-sac (834 feet) exceeds the maximum allowed in the subdivision regulations (700 feet). Other concerns may surface because the internal city departmental review of the plat has not been completed. Planning Staff recommends that the Planning Commission table action on the Final Plat until the next meeting to allow City staff time to complete the internal review, resolve outstanding design issues and draft a development/ contract. 6vertylkings eomzng (Up gosemounil! City of (Rosemount PHONE (612) 423-4411 2875 - 145th Street West, Rosemount. Minnesota MAYOR FAX (612) 423-5203 Mailing Address: Vernon Napper P. O. Box 510, Rosemount, Minnesota 55068-0510 COUNCILMEMBERS TO: Planning Commission Sheila Klassen John Oxborough FROM: Lisa J. Freese, Director of Planning .Harry Willcox Dennis Wippermann DATE: October 3 1991 � ADMINISTRATOR Stephan Jilk SUBJ: October 8, 1991 Regular Meeting Reviews ATTACHMENTS: PC REVIEW 9/24/91 LETTER FROM CITY ENGINEERING CONSULTANT FINAL PLAT REVISED PUD/PRELIMINARY PLAT 4b. OLD BUSINESS: COUNTRY HILLS FIFTH ADDITION - FINAL PLAT RECOMMENDED MOTION: Motion to recommend approval of the 'final plat for Country Hills 5th Addition subject to an executed Development Agreement. DISCUSSION: Due to scheduling problems, the cul-de-sac issue (see 9/42 review) that was identified still hasn't be resolved with the developer. A meeting has been scheduled for Monday and we anticipate that a decision will be made on the cul-de-sac. While it is Public Works preference to have a permanent cul-de- sac, I have concerns with making this a permanent cul-de-sac. It will result in a very irregular street pattern for the property to the north and west when it is developed. Hopefully at our meeting with the developer on Monday we will be able to find a solution that satisfies both Departments' concerns. Attached is a copy of the comments from Mr. Osmundson, the City's Engineering Consultant for your review. Mr. Osmundson has suggested that if a temporary cul-de-sac is constructed that an escrow account be set up to cover the costs of future restoration and that the affected lots be tagged so that perspective buyers are aware of the temporary nature of the cul-de-sac. In discussions with Mr. Osmundson, it was also suggested that all of the properties on 133rd Street be tagged so that perspective buyers know of the temporary nature of the cul-de-sac. At Tuesday night's meeting I anticipate that most of the outstanding issues will be resolved so that the Planning Commission can make a recommendation on the final plat and forward it on to City Council. 6veryikings Coming (Up gosemouni11 460 ung Orr Schelen OAUS)OL Mayeron & Associates, Inc. 2021 East Hennepin Avenue Minneapolis, MN 55413 612-331-8660 FAX 331-3806 Engineers October 3, 1991 Architects Planners Surveyors Mr. Ron Wasmund Public Works Director City of Rosemount 2875 145th Street West Rosemount, MN 55068 Re: Country Hills 5th Addition Final Grading and Erosion Control Plan City of Rosemount, Minnesota OSM Project No. 1783.05 Dear Mr. Wasmund: We have completed the review of the above referenced plan and have the following comments: 1. A temporary cul-de-sac should be constructed at the west end of 133rd Street to provide an acceptable turn around area for maintenance and emergency vehicles. In addition, the City should require verbage in the Development Agreement to establish an escrow account to provide the necessary funding for future reconstruction of this temporary cul-de-sac. Also, the affected lots shall be tagged in some manner so that the prospective lot buyers are aware of the temporary nature of the cul-de-sac. 2. The plans submitted shows grading on the west end of 133rd Street outside of the Country Hills 5th Addition plat. Slope easements will be required from the adjacent property if this grading is necessary. 3. The finished grade elevation on Lot 1, Block 1 is shown as 960.00 and the finished grade elevation on the adjacent lot (Lot 2, Block 1) is shown as 956.0. It appears that the finished grade on Lot 1 could be lowered to better fit the grade on Lot 2. This`same situation also exists on Lots 1 and 2, Block 2. 4. The sideyard grade on Lots 3 through 8, Block 2 and on Lots 1 through 6, Block 3 are shown at a 2:1 slope. The maximum slope should be 3:1 as shown in the typical detail on Sheet 2 of the plan set. The preferred slope in this area would be 4:1. Equal Opportunity Employer Mr. Ron Wasmund October 3, 1991 Page 2 5. The contour line representing an elevation of 952 located in the backyard of Lot 2, Block 2 is drawn incorrectly. 6. We are unable to ascertain the intent of Outlot B. 7. Drainage calculations and drainage area maps for the entire plat plus any areas contributing_ runoff to the plat s4guld be submitted for the 10 year critical rainfall event. These calculations may provide the answers we have for the following two items: A. The storm sewer shown along the north property line of Lot 8, Block 3 does not appear to be necessary. B. In the future, the proposed catch basin located at the southeast corner of Lot 11, Block 3 may become a maintenance problem. It appears that the majority of the backyard drainage from the lots in Block 3 on the south side of Dahlia Court could be directed between the houses and would thus drain onto the street. In doing this, the catch basin located on the southeast corner of Lot 11, Block 3 would not be necessary. Please call me if you have any questions regarding this letter. Respectfully, ORR-SCHELEN-MAYERON & ASSOCIATES, INC. 44 w�)Io��- Bud Osmundson, P.E. Project Manager/Associate /cmw 1003-cor.rw c: Lisa Freese, Director of Planning, City of Rosemount Brian Bourassa, OSM 0 SCNOOI/DANK Pot PLRTT CL)MTR.y tftt,5 F, L) t -sem PUD fames R. Hill, (� I�G 7N04PSON LAND DEYELOP�tENT COUNTRY HILL DIVISION Of Y.5. MOYL COR►ORATION -_ PLANNERS / ENGINEERS /SURVEYORS aae t. NIOMRAY � . ■NTE ST. ROSEMOUNT. MN