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Home My WebLink About4.a. The Morrison E X E C U T I V E S U M M A R Y Planning Commission Meeting: January 14, 2020 Tentative City Council Meeting: February 04, 2020 AGENDA ITEMS: 20-01-PUD, 20-02-FDP, 20-03-PP, 20- 04-FP, Request by Ron Clark Construction for Planned Unit Development Master Development and Final Site and Building Plan, Preliminary Plat, and Final Plat Approval to Construct a 124-unit Apartment Building on the Rosemount Plaza and Shenanigan’s Sites. AGENDA SECTION: Public Hearing PREPARED BY: Anthony Nemcek, Planner & Kim Lindquist, Community Development Director AGENDA NO. 4.a. ATTACHMENTS: Site Location; Site Plan; Existing Conditions; Preliminary Plat; Final Plat; Grading and Utility Plans; Landscaping Plan; Architectural Site and Building Plans; Shadow Study; Site Lighting Plan, Traffic Analysis; Project Narrative; Fire Marshal’s Memo dated January, 7, 2020; City Engineer’s Memo dated January 14, 2020; Document Links APPROVED BY: KL RECOMMENDED ACTION: Motion to recommend the City Council Approve the Request by Ron Clark Construction for Planned Unit Development Master Development and Final Site and Building Plan, subject to the following conditions: 1. A deviation from Section 11-4-11F. DT Minimum Lot Requirements and Standards increasing the maximum building height from 45 feet to 48 feet. 2. A deviation from Section 11-4-11B DT Permitted Uses reducing the required setback from South Robert Trail for first-floor residential units from 150 feet to 33.5 feet. 3. A deviation from 11-4-11G.3. DT Permitted Materials allowing less than 60% stone or brick on the north, west, and south elevations. 4. The applicant shall update the east elevation to include at least 75% brick or stone. 5. Compliance with the requirements of the City Engineer’s Memorandum dated January 14, 2020. 6. Compliance with the requirements within the Fire Marshall’s memora ndum dated January 7, 2020. 7. Applicant shall work with staff to ensure full compliance with Code requirements related to site lighting within the northern portion of the site. 8. Execution of an encroachment agreement for the retaining wall located near the northern portion of the site located within the proposed drainage and utility easement. 2 9. A public access easement shall be dedicated over the trail along the rear of the property. 10. The trail along the rear property line will be installed and maintained by the property owner. 11. The apartment pool will be closed at 10:00 pm until 7:00am. 12. The applicant will work with the five single family residential property owners to the west regarding installation of fencing, landscape locations, and undergrounding of overhead power lines. 13. The applicant shall submit a demolition and construction plan for City review and approval prior to work commencing. 14. The applicant shall submit exterior materials samples and colors for final city review and approval. 15. The applicant shall receive final site and building plan approval for the proposed commercial building prior to issuance of any building permits. Motion to recommend the City Council Approve the Preliminary Plat and Final Plat for The Morrison, subject to the following conditions: 1. Compliance with the City Engineer’s Memorandum dated January 14, 2020. 2. A public access easement shall be dedicated over the trail along the rear of the property. 3. The trail along the rear property line will be owned and maintained by the developer. 4. Ten (10) foot wide perimeter drainage and utility easement shall be dedicated around the entire site except where the building foundation is located. 5. Payment of $100,000 for fee-in-lieu of park dedication 6. Applicant shall provide a landscaping surety in the amount of $11,550. SUMMARY The Planning Commission is being asked to review a request by Ron Clark Construction for Preliminary and Final Plats, and a Planned Unit Development Master Development Plan to redevelop the site containing Rosemount Plaza Shopping Center and Shenanigan’s with a 124-unit apartment building and future commercial building. The preliminary and final plats will consolidate the many smaller parcels encompassing the site into a single parcel. The applicant is requesting deviations from the Zoning Ordinance standards related to maximum building height, minimum setback from South Robert Trail for dwelling units located on the first floor, and exterior building materials. Staff is recommending approval of the request. Surrounding Land Uses: North: Commercial East: Commercial and Multi-family residential South: Commercial West: Single-family residential Existing Zoning District: DT-Downtown (permits Commercial and Multi-family residential) Proposed Zoning District: DT PUD: Downtown Planned Unit Development Comprehensive Plan Desg. DT Downtown Required Setbacks: N/A (The Downtown zoning district requires a 10’ buffer yard when a site is adjacent to a residential district) Proposed Setbacks: Front: 32.6 Feet (structure) 4.9’ (parking) Side (North): 22 Feet (structure) 0’ (parking) Side (South): 9.9 Feet Rear: 20.2 Feet 3 Maximum Height: 45 Feet Proposed Height: 48 Feet (46.5’ average height) BACKGROUND Most of the project site was developed as a shopping center in 1962, which represented a major boost in retail space for a growing community at the far fringes of the Twin Cities metropolitan area. The concept of multiple commercial tenants under one roof was a relatively new concept at the time, and the shopping center proved to be a viable shopping venue serving primarily Rosemount residents over the next 20-25 years. As both the City of Rosemount and its neighboring communities experienced rapid growth through the 1980’s and 1990’s, the retail landscape changed dramatically, rendering small, local shopping malls obsolete in the face of competition from big-box retailers, megamalls, and lifestyle centers (many of which were built within an easy commuting distance from Rosemount and along the Highway 42 corridor within the City). Over the last couple of decades, there has been minimal economic investment in the shopping center leaving the current building dilapidated and very difficult (and likely impossible) to bring up to modern construction standards. In 2004, The City of Rosemount adopted the Development Framework for Downtown Rosemount. The City updated the Framework in 2017 taking into account redevelopment that took place since the Framework’s 2004 adoption. One of the main areas identified in the Framework for redevelopment is referred to as Core Block West, which is bounded by 145th Street West to the north, South Robert Trail to the east, Lower 147th Street West to the south, and Cameo Avenue to the west. The redevelopment concept for Core Block West contains a mix of high-density residential and commercial uses, with surface parking provided to serve the site. The redevelopment concept for this block specifically identifies the Rosemount Plaza shopping center and Shenanigans for redevelopment. A number of key elements of the Framework’s redevelopment concept for Core Block West are shown in the plans submitted by the applicant. These include coordinating access and shared parking, alignment of the primary access point with 146th Street, providing a buffer between the residential uses west of the site and commercial development along South Robert Trail, and finally enhancing the streetscape through improved landscaping and pedestrian spaces. At the time the Framework was updated, the City also solicited a market study to better understand the housing needs that could be met by the redevelopment of parts of downtown. The market study conducted by Maxfield Research projected that there would be demand for 139 market rate rental units between 2016-2021, and that the strongest sources of demand for new rental housing will likely be young singles and couples without children in their late-20s to mid-30s. Mid-age households who want to sell their single-family homes and have more freedom for leisure pursuits could also account for a portion of the demand for new rental housing. In addition to a specific need for multi-family housing within the Downtown, the market study also identified Downtown Rosemount as a viable location for locally-owned convenience- and neighborhood- oriented retailers, restaurants, and specialty retail. The introduction of new residents into downtown will help drive demand to induce development of commercial uses, such as those listed above. NEIGHBORHOOD MEETING ISSUES The project development team held a community meeting on January 8, 2020, to introduce the project and receive feedback from the public. The meeting consisted of two presentations and open house periods, one for downtown businesses and residents and one for general public. Neighbors and businesses in the Downtown had specific questions related to the development project, such as grading and site lighting, while feedback received from the community at large focused mainly on the traffic impacts. Some attendees in both meetings expressed concern that more commercial was not included in the project. 4 The developer is proposing a mixed-use development with the residential component and retail component in separate buildings in order to construct the housing to attract the residents who will ultimately be patrons of retail in the Downtown. Presently, the several of the retail buildings within Downtown, especially the existing on-site mall, are charging rents significantly below market. This is not an economically sustainable model for new construction. The introduction of additional residents into the Downtown will continue to increase the demand for convenient commercial into the Downtown. On page 22 of the Downtown Market Study conducted by Maxfield Research & Consulting, it is stated: “The expanding population and household base in and around Downtown Rosemount will generate a growing need for commercial goods and services, stimulating demand for new commercial space in the area. Conversely, an expanding base of retail and entertainment establishments in the area supports the potential for additional residential development.” The developer at the meeting indicated they would not place retail on the first floor of the building as it is less economically viable for the project. They noted that the current rents at the Waterford Commons are under the market rate which is also borne out in the Market Study which projects that “new construction of retail space would rent for approximately $25.00/square foot, on average, in 20016, which is substantially higher than the rents currently being quoted in Downtown Rosemount ($7.14 to $14.50/square foot at Rosemount Plaza and $18.00/square foot at the Waterford Commons).” The applicant is more comfortable that the inclusion of retail in the project as a separate building will permit reasonable rents that do not require the residential portion of the project to “subsidize” the commercial. The developer acknowledged that City, elected officials and staff, indicated that bringing more retail into the Downtown was a high priority, but the developer would not have been interested in redeveloping Rosemount Plaza and Shenanigan’s if the project was required to incorporate a retail component into the apartment building. Rosemount Plaza has been on the market for over two years and there have been no other proposals for the site. There were two inquiries about the project, both for residential development. Other communities that have required retail space within residential buildings in their attempts to create an urban core have seen mixed success at attracting the retailers versus other types of commercial uses. In talking to a few neighboring communities, Lakeville and Burnsville, they indicated more service uses than retailers. Additionally, both of those communities planned for a mix of residential and commercial into their downtown. Although Burnsville has a significant amount of commercial square footage in the Heart of the City project, they also have over 800 residential units that have been approved with several hundred constructed. St Louis Park in their Excelsior on Grand redevelopment project also included high density residential into the area rather than relying solely on commercial development. Traditional downtowns have a mix of uses. The goal is to increase activity into the area, aiding existing commercial and enticing more into the Downtown. The redevelopment being proposed delineates 4-5,000 square feet for commercial. Given the size of the structure, it is anticipated that three or four tenants will occupy this space when constructed. The other significant concern expressed by attendees at the meeting is that the project would generate too much traffic for Highway 3 to handle or that it was too difficult to get onto Highway 3, especially during rush hour. The traffic study for the proposal illustrates that the current proposal will generate less traffic than the existing uses on a daily basis and also has a reduced traffic generation in the PM Peak and is comparable in the AM Peak. Introduction of an all commercial development on the site would further increase the amount of traffic generated from the site. MARKET STUDY As part of the Downtown Framework update the City commissioned a market study conducted by 5 Maxfield Research & Consulting for the Downtown area. The study is voluminous and can be accessed through the City’s website. However, there are several take-aways from the Study. Currently, 50% of the land within the Downtown, 36.5 acres is used for some type of commercial use. Presently, prior to the project, 20% of the Downtown land area is dedicated to apartment and condominium uses. After the project 16.1 acres in the Downtown will be dedicated to commercial and 9.5 acres to apartment and condominium uses. The Study estimates that approximately 10% of specialty commercial and 20% of neighborhood commercial demand for the entire market area (the market area being the City of Rosemount and the eastern ½ of Apple Valley) may be capturable in the Downtown market. The Downtown market is typically the area contained within the Downtown Framework but also references the commercial at Hwy 3 and County Road 42. The total square footage commercial square footage, as calculated above would be 58,625 square feet. Eight percent of capturable demand would be contained in the existing project. It is also anticipated that some of the existing Downtown single-family homes will redevelop into commercial structures given the resulting lot sizes and location. There are commercial opportunities at the northeast corner of Hwy 3 and County Road 42. The Study also indicates that the Downtown has market demand for approximately 255 units, including market rate rental, for sale multi-family and additional senior housing. The market rate rental would provide more customers for the existing and future business Downtown and along County Road 42. ISSUE Site Layout The site of the proposed apartment building is located on the 2.7 acres that currently contain the Rosemount Plaza shopping center and Shenanigans. In addition to the main, rectangular portion of the site, additional access is provided from 145th Street West to the north. The apartment building will be positioned toward the western side of the site, with the western side of the building articulated in a way avoids a singular wall face abutting the homes located west of the site. Access to the underground garage containing 127 parking stalls will be from the northern side of the building. Originally, the applicant proposed placing the entrance to the garage at the southern portion of the building. By shifting the garage entrance location, it is believed that most of the ingress and egress by residents will occur at 145th Street West. This traffic pattern allows residents better access to a signalized intersection if accessing Hwy 3. In addition to the access from 145th Street West, the site will also be accessed from South Robert Trail via a one-way, entrance-only driveway at the northeast corner of the site and a two-way driveway south of that. The southern access will be aligned with 146th Street, improving roadway safety and geometrics. The number and total width of accesses onto South Robert Trail will be reduced following full redevelopment of the site. The apartment building will feature a number of amenities for residents including a swimming pool, a rooftop deck, and an outdoor dog run. The swimming pool will be located at the southwest corner, while the dog run will be located at the north end of the building near the entrance to the underground parking. The rooftop deck will be located on the fourth floor, interior to the building overlooking the pool. No portion of the roof deck will face the adjacent single family homes. At the northeast corner of the site, near the location of the one-way entrance drive, will be a commercial building of approximately 4,000-5,000 square feet. The applicant has provided two concepts, one showing a possible drive-through configuration and another with an outdoor patio. The current commercial building will remain until the existing tenants’ leases expire. The developer is required to obtain City final site and building plan approval prior to installation of the new commercial building. It is anticipated that the building will be constructed in 2022 or 2023. While the building is positioned toward the western site boundary, the southernmost section of the 6 building extends eastward toward South Robert Trail. The Downtown zoning district has a setback requirement for apartment buildings; the applicant is seeking a waiver through the PUD process. The standard is that no residential units can be located on the first floor within one hundred fifty feet of South Robert Trail. Because Rosemount is a third-ring suburb and visitors to the Downtown will most likely be arriving by automobile, the City has had difficulty attracting developers to incorporate retail into the residential building. In fact, the City has been working to redevelop this site for several years and has had difficulty attracting interest from the development community. It is recognized that Waterford Commons has approximately 9,200 square feet of commercial fronting Robert Trail South, with a total of 13,000 square feet of non-residential on the first floor. The Waterford has been successful, having low residential vacancy rates, but there was greater difficulty in filling and maintaining tenants in the commercial storefronts. There are presently three spaces vacant. Staff is supportive of the site plan which divides the residential and commercial uses into two separate buildings. The commercial building will be located along South Robert Trail, meeting the intent of the ordinance to have buildings along the roadway. The southern section of the residential building is 33.5’ from the roadway and affords some landscaping along the Hwy 3 sidewalk. Approximately 1/3 of the lot width along Hwy 3 will be structure rather than surface parking. The configuration of the lot, and the location of the property makes moving the residential structure along Hwy 3 problematic. Dissimilar to the Waterford project, there are residents to the west, meaning they either face a building or parking lot. Given the location of access points, shifting the building east, would negate the ability to use 145th street access meaning all traffic would use Hwy 3 for ingress and egress. The developer has also indicated they would not construct the building with internal first level commercial as it is economically infeasible and would require the housing to subsidize the commercial rents, leading to higher costs for users and the owner. The only part of the building that will not meet the 150’ setback for residential units on the first floor is the southern wing of the building. The main part of the structure, which comprises 75% of the building facing South Robert Trail, is located at least 150’ feet from South Robert Trail. The southeastern most portion of the apartment building will be set back 33.5’ from South Robert Trail. For reference, the Cambrian Commons development located one block south of the site received approval for residential units to be located within 18’ of South Robert Trail with no commercial component on the site. Unit Mix The applicant has provided information regarding the unit mix for the proposed market-rate rental apartment building. The applicant is proposing 124 units within the four floors of the building. The majority of the units will be one bedroom (42 units, or 34%). An additional ten units will be one-bedroom plus a den. Thirty-three, or 27%, of the units will be studios. Thirty-six units will be comprised of two- bedroom apartments, and the building will contain 3 three-bedroom units. The breakdown is shown in the table below. Unit Mix Studio 33 27% 1 Bedroom & 1 Bedroom + Den 52 42% 2 Bedroom 36 29% 3 Bedroom 3 2% Exterior Materials and Massing The applicant provided architectural plans, including elevations, that indicate that the proposed building meets many of the Downtown zoning district requirements, particularly as it relates to massing and variety of materials. The elevations show that four different exterior materials will be used, consistent with the code requirements. A combination of brick and stone are used to a varying degree on the different facades, most predominantly the eastern façade facing South Robert Trail and also the portions of the 7 façade that project to the west. Additionally, cement fiber paneling and cement fiber lap siding are used on all of the facades, with heavier use of that material on the west façade to provide a better transition to the residential neighborhood adjacent to the site. While the use of at least four different materials meets the building standard, the amount of brick and stone falls below the 75% threshold for facades facing the right of way and 60% for other facades. The east elevation is the only side of the building facing a public right of way, and the plans show that elevation contains 69% brick and stone. The north and south elevations feature 45% and 55% brick and stone, respectively. Those elevations do show those materials used on the portions of the building that are more visible from public view. Finally, the western elevation contains 24% brick and stone, but those materials are placed on the parts of the building that project toward the west. The majority of the exterior surfaces visible from the residential neighborhood is cement fiber lap siding in an effort to provide a more residential appearance. Staff reviewed the exterior materials in other recent multi-family developments downtown, Waterford Commons and Cambrian Commons, and found that while those buildings do feature at least 75% brick or stone on the elevations that face South Robert Trail, the other sides of the buildings do not meet the 75% minimum on other sides facing public rights of way. On sides not facing public right of way, the percentage of stone and brick do not meet the 60% minimum. The buildings follow a hierarchy where more visible areas have the higher quality materials and the amount of lap siding or cement board increases as the sides are further removed from Hwy 3. In the case of Cambrian Commons the amount of lap siding increases until much of the back side, west and south are primarily lap siding, which is more consistent with the adjoining residential neighborhood. The Waterford has significantly more siding in the interior elevations around their pool and along the east façade. The ordinance does not allow the flexibility that has been occurring through the approval process for these residential structures. It may be appropriate to discuss the exterior materials standards to consider the different materials available in the market and the development pattern of the surrounding area. The exterior material standards are the same for residential and commercial uses so all future development would benefit from the discussion. Staff is supportive of the exterior materials as shown on the north, west, and south elevations since the most visible portions of those walls feature predominantly brick or stone. The portions of the façades that are recessed or face away from public view contain more of the cement fiber materials. Staff is recommending that the applicant update their plans so the eastern elevation contains at least 75% brick or stone, which is consistent with the DT zoning district. The building is designed with articulation and vertical elements that extend to the roofline to break up the mass of the structure. The building features two wings that project to the west, and balconies are placed within the courtyard and area overlooking the pool to avoid balconies directly facing the homes to the west of the site. There are windows on the west side of the building but no balconies. No walls extend greater than 100’ in length without featuring some degree of articulation, and the longer expanses still contain vertical mixing of surface materials to visually break up the wall. The proposed building will be taller than the one it is replacing. When the developer met with residents directly west of the redevelopment site, the residents expressed concern over how the new building will reduce the amount of sunlight reaching their property. The developer submitted a shadow study with the application materials, which is included in the attachments. The study shows the shadow cast by the proposed building at different times of day on the summer and winter solstices and the equinox. The point at which the shadow will be longest is in the morning on the winter solstice. At that time, the northern three properties directly west of the site will be shaded, and by noon only the rearmost portion of the northern two properties will be within the building’s shadow. Because the site is to the east of the homes, there will be no impact on sun exposure in the afternoon and evening. 8 The view seen by the adjacent residents is currently a solid brick wall with dilapidated ADA ramp and the alley along the rear of the building. Following redevelopment of the site, the elevation facing the residents will feature 4’ of rock-faced block below the stone and lap siding on the two wings of the building that extend toward the west. A landscaped area featuring a trail and landscaping along the property boundary comprised of a combination of shrubbery, coniferous trees, and ornamental trees to provide screening and privacy will be in the buffer area between the building and the residences. The developer will also be working with residents that have indicated they would like a fence installed along their property line to provide further privacy from the adjacent property. The applicant is requesting a deviation from the zoning ordinance standard for maximum building height, which is 45’. The City Code defines building height as the distance from finished grade to the top of the highest roof beams. The height of the building when measured from the first floor is 42.5’. Because of the topography of the site, the grade is on average 4’ below level one. This results in an average building height of 46.5’ from grade. Because the height is measured to the top of the highest roof beam, the structure will appear slightly taller when taking into account the parapets and other architectural elements required by the Code to break up the roofline. The maximum building height where the grade is more than 4’ below level one is 48’. At the lowest point of the entrance to the garage, which is below grade, the height is 53’. Staff would not typically use this measurement for building height since the underground garage must be accessed. It would be possible to reduce the building height by raising the ground level, so less of the basement level is showing. Due to the location of the site, property grades are set by the surrounding sites. Raising the site would have negative impacts on the adjacent parcels, particularly the residents to the west, who receive site drainage in the current condition. Staff is supportive of the height deviation because the finished grade is highest on the side facing South Robert Trail, and the building generally falls within the requirements of the Code where it faces public view. Modifying site grades to reduce the calculated building height, bringing the site into compliance, would negatively impact surrounding property owners and is undesirable. The proposed building height is generally consistent with other multi-family buildings approved since 2000. For example, Bard’s Crossing features a building height of 48’, the height of Waterford Commons is 45’ along Burma Avenue and Lower 147th Street, and the three-story Wachter Lake Condo on Chippendale Avenue is 41’ tall from the finished grade. Landscaping The applicant provided landscape plans that show the proposed development will meet the requirements of the City Code related to landscaping. Unique to the Downtown zoning district, the City Code does not require a specific number of trees be planted based on the overall site size. The landscaping requirement for the site is comprised of two aspects: screening the site from adjacent residential uses and landscaping requirements specific to parking lots. The landscaping plan shows that the proposed redevelopment project will meet those two standards. The applicant has provided additional landscaping in the form of four trees and 15 shrubs in the small green space located in the southeast corner of the site, adjacent to the Hwy 3 sidewalk. This is one of the few open spaces that will exist adjacent to the Hwy 3 sidewalk. Presently the sidewalk is not very inviting due to the hardscape surrounding the sidewalk and the amount of traffic on Hwy 3. It will be interesting to assess whether the increase of green space will make the sidewalk more inviting and increase foot traffic. That is one of the goals of the Downtown Framework. The existing site contains approximately 1% green space, or pervious surface. Following completion of the project, 15% of the site will feature green space, which is a substantial improvement over the current conditions and the upgraded landscaping along South Robert Trail will help frame the street. 9 One of the lot requirements within the DT-Downtown zoning district is that sites adjacent to residential districts provide a 10’ buffer yard that shall be landscaped, or otherwise screened, to a level of 50% opacity at least three feet in height. The landscape plan shows a combination of ornamental trees and shrubs within the buffer yard along the western site boundary that meets the requirements of the zoning ordinance. The developer has also indicated they would place a fence on the rear lot line if desired by the neighbors. Several of the neighbors have a fence and they can keep theirs if desired. The developer will work with individual owners to address their interests. The City Code also requires a certain level of landscaping for parking lots. Specifically, at least 10% of a parking lot must be landscaped, one landscaped island is required per 6,000 square feet of parking area, and the parking lot shall be screened to at least 50% opacity. The total parking area is 30,816 square feet, which means a total of 3,081.6 square feet must be landscaped and 5.1 landscaped islands must be included in the parking lot. A parking island must be 8.5 feet wide and as long as an adjacent parking stall or 153 square feet (8.5’ x 18’). Based on this calculation, a total of 780.3 square feet of islands or peninsulas are required. The plan also shows a total of 13 trees, which exceeds the code requirement of 12.32 trees (1 tree per 250sf of required landscaped area). Screening of the parking lot is provided by a combination of deciduous trees and shrubs. Standard Requirement Provided 10% of parking lot must be landscaped 3,081.6 square feet 4,278 square feet One island/6,000 square feet of vehicle use area 5.1 islands or 780.3 square feet 1,181sf of islands 1 tree per 250sf of required landscaped area 3,081.6sf/250sf or 12.32 trees 13 trees Finally, while fences are not normally reviewed as a part of the landscaping plan, the developer has provided information regarding the fence that will be constructed around the pool area. In an effort to maintain privacy and minimize impacts to the adjacent residents, the lower four feet of the 5’ fence will be a privacy fence with the top foot comprised of a decorative finish. Access and Parking The site will contain three access points. One from 145th Street West to the north and two from South Robert Trail along the eastern site boundary. Currently, there are three access points along South Robert Trail, with the third being shared with Pellicci Ace Hardware along the southern site boundary. That driveway will be reduced in width and will only serve the hardware store when the project is completed. The two other access points along South Robert Trail will be reduced in width from a total of 82.7 feet to fifty (50) feet. This reduction is accomplished by having the north entrance designated as one-way only. Almost every project in Rosemount raises the concern over traffic impacts on Hwy 3 attributable to the development. To aid in assessing the traffic generation of the proposed project, a traffic study was completed and submitted with the application. The developer used the Institute of Traffic Engineers (ITE) estimate for traffic generation, which is the industry standard. The existing uses on the site of retail, auto repair, and bar/restaurant are estimated to generate 2,734 weekday trips. The proposed apartment building and future retail use are anticipated to generate 841 weekday trips, which is less than one third the number of trips generated by the existing uses. The actual reduction in trips generated by the site is likely less dramatic since the businesses located on the site have irregular hours and from a commercial-use standpoint are not seeing their full potential. That being said, the redevelopment should result in a reduction in traffic to and from the site. The developer at the neighborhood meeting also indicated they anticipate that some of the renters will use the bus for work, work from home, or have irregular hours which would also reduce the amount of traffic generated during peak hours. 10 In an effort to encourage a pedestrian-friendly, walkable downtown, a feature of the DT-Downtown zoning district is that there is no minimum off-street parking requirements except for apartment buildings, which must provide one stall of underground or structured parking per dwelling unit. The underground parking garage will contain 127 parking stalls, thus meeting the parking requirement for apartments within the DT-Downtown zoning district. The applicant is proposing 202 total parking stalls for the 124-unit development, or a ratio of 1.63 stalls per unit. Over two-thirds of the units in the building will be studios, one-bedrooms, and one-bedroom plus dens, and therefore require fewer parking stalls than the remaining 31% of the units. However, the surface parking will be shared with a future commercial building along South Robert Trail at the northeast corner of the site. As mentioned, the zoning ordinance does not contain a minimum parking standard for commercial uses. Taking into account a parking ratio of 4.5 cars per 1,000 sf of retail, which is typical for a downtown location, the overall stall per dwelling unit ratio would be 1.5 stalls per unit. A parking ratio of 1.5 stalls per unit is more than one parking space per bed when taking into account the unit mix. Staff has had several discussions with the applicant about their actual level of parking usage (1.25-1.3 vehicles per unit) in which the developer has indicated that they have been seeing a steady decline in overall parking demand for apartments that the own or the management company manages. Taking all of this information into account, staff is comfortable with the amount of parking stalls provided in the plans. Below are examples of the parking provided by different developments in and around downtown. Rosewood Crossing Unit Mix 1 Bedroom 140 63% 2 Bedroom 84 37% Garage 113 Spaces Surface 337 Spaces Total 450 Spaces Parking Ratio for Apartment Complex 2 Spaces/Unit and 1.46 Spaces/Bed Cambrian Commons Unit Mix 1 Bedroom 33 55% 2 Bedroom 27 45% Underground 58 Spaces Surface 24 Spaces Total 82 Spaces Parking Ratio for Apartment Building 1.36 Spaces/Unit and .94 Spaces/Bed Waterford Commons Unit Mix 1 Bedroom 51 47.2% 2 Bedroom 43 39.8% 3 Bedroom 14 13.0% 11 Underground 124 Spaces 146th Street Lot 28 Spaces Burma Ave Lot 42 Spaces Total 194 Spaces Estimated Office/Retail Need @ 1 stall/200sf -65 Spaces Parking available for apartments 129 Spaces Parking Ratio for Apartment building 1.19 Spaces/Unit and .72 Spaces/Bed *The 12 spaces in the Upper 147th Street West parking lot are reserved for the potential redevelopment of the three businesses on South Robert Trail per the purchase agreement with the property owner of those three businesses The City Code does not include standards for how snow removal operations take place, but because of the site’s downtown location and the fact that parking minimums are relaxed in the DT-Downtown zoning district, staff has discussed the issue of snow removal and storage with the developer. The developer intends to store a small amount of snow within the green space at the southeast corner of the site. To maintain as many parking spaces as possible, most of the snow will be removed and hauled off site. Pedestrian Circulation The developer will be installing new sidewalks along South Robert Trail in the locations of the existing vehicular access points that will be removed with the project. Currently, pedestrians walking along South Robert Trail traverse between a heavily travelled roadway and a surface parking lot. The pedestrian experience along South Robert Trail will be enhanced by the installation of new landscaping along the eastern site boundary. Sidewalks surrounding both the apartment building and future commercial building are also shown on the plans. The plans depict a 5’ sidewalk to the front of the apartment building from both 145th Street West and South Robert Trail. The sidewalk along South Robert Trail will remain 10’ in width, and a 6’ wide bituminous trail will provide pedestrian access around the entire building. Pavement markings will delineate pedestrian crossings within the parking lot across the driveway into the underground parking garage and between the building and the future commercial building. The developer will install and maintain the trail but is dedicating a public access easement over the entire trail so adjoining residents can traverse through the site to the Downtown area. The trail, along with a $100,000 payment is required in lieu of park dedication The segment of the trail that runs along the southern property boundary is shown at grade to the Pellicci Ace Hardware parking lot. This condition is not consistent with the City Code requirement that pedestrian walkways feature a 6” curb to separate them from vehicular traffic. Staff is supportive of the design for this segment of walkway as it will allow vehicles parking along the north side of the hardware store to achieve the necessary turning radii to utilize the existing parking stalls located in that portion of the hardware store site. Mechanical Equipment and Trash Enclosure Each unit will have its own HVAC system, minimizing the need for roof mounted mechanical equipment. Staff has included a condition stating that any mechanical equipment located on the roof must be placed in such a way as to minimize the impacts of noise on the residential neighborhood to the west and shall be placed in such a way that they are screened by the parapet walls. Trash enclosures will be located within the underground garage in two different areas. The dumpsters will be wheeled out to be emptied by garbage trucks at the entrance to the underground garage. 12 Signs No freestanding signs have been proposed with this application. Signs will be reviewed and approved administratively per the zoning ordinance and Downtown design guidelines. All signage will need to be identical in style and will need to be approved administratively before the first sign permit is approved. Site Lighting The proposal shows lighting provided by pole-mounted LED units that are no greater than 20’ in height as specified in the zoning ordinance. A wall mounted united is depicted on the plans above the entrance to the underground parking garage. Recessed lights are used beneath the awning at the main entrance. Additional site lighting is provided for the pool area, which will be turned off outside regular pool hours. Bollards 3’ in height will provide lighting along the bituminous trail along the rear of the building. The applicant has provided a photometric plan that indicates the level of lighting on the site will meet the requirements of the zoning ordinance of no more than .5 lumens at residential property lines. The photometric plan appears to indicate that the lighting at the northern extension of the site will exceed the maximum of 1.0 lumen at nonresidential property lines. A condition of approval is included that the applicant shall work with staff to adjust the lighting plan to bring that portion of the site into compliance. Utilities and Stormwater Management The site is served by the existing sanitary trunk line located in 145th Street West. Water is provided by the existing trunk located in South Robert Trail. No modifications to the existing trunk lines are proposed with the redevelopment project. Existing sewer lines internal to the site will be maintained and lined or replaced if needed. Currently, much of the stormwater from the western portion of the site is not collected in the storm sewer, and it is instead allowed to collect on the residential properties west of the site. With the proposed redevelopment, all building stormwater will be collected from the roof and surface lots and moved to trunk storm sewers at the north and southeast of the site, thereby decreasing the impacts of stormwater runoff onto adjacent properties. Stormwater from the 20’ west buffer will continue to sheet drain as in the current condition. However, this would result in a significant reduction in surface run-off as compared to the existing condition. No on-site storage is proposed with this redevelopment project. A memo by the City’s engineering staff dated January 14, 2020, is included in the attachments. CONCLUSION AND RECOMMENDATION Based on the information provided by the applicant and reviewed in this report, staff is recommending approval of the Preliminary and Final Plat and the Planned Unit Development Master Development Plan and Final Site and Building Plan to allow Ron Clark Construction to build a 124-unit apartment building called The Morrison on the Rosemount Plaza and Shenanigan’s sites, subject to the conditions listed above. 2140 County Rd 42 West, Burnsville, MN 55337 | 952-898-5600 | www.ChaseRE.com January 6, 2020 City of Rosemount RE: Downtown Rosemount - Ron Clark Apartment Building - PUD Proposal Dear Council and Planning Staff: I received the attached letter regarding the proposed PUD and Apartment Building from the office of Ron Clark Construction and Design. As a developer, owner and contractor in downtown Rosemount properties: Waterford Commons and Rosemount Senior Living at Steeple Center, I wish to express my comments and concerns of this proposal. I am welcoming of further improvements to downtown Rosemount as long as they are complimentary, meet the principles of good urban design, and have the right vision for the City’s long-term planning goals. When designing our Waterford Commons property, a great deal of attention was put on a walkable streetscape, 3-story massing, mixed-use storefronts and architecture that looked like a collection of various buildings built together over time; having varieties of brick, stone and details facing S Robert Trail. The 3-story Rosemount Senior Living project was also a design challenge with how to tastefully build next to the iconic Church. Both projects have the buildings meeting the street with minimal setbacks and proper boulevard landscaping. This is essential for downtowns. Buildings are to be built up to the sidewalks to create walkable streetscapes and storefronts we wish to have in a mixed-use downtown community. The proposed site plan does not have the building face the street. Rather, a parking lot and small retail building faces S Robert Trail. Less than 100ft away; 145th Street is an important intersection, where adjacent buildings should be built to the sidewalk, anchoring this downtown corner. I am not sure what the applicant’s deviations/variances from zoning are going to include. At this point, I do have the following questions/concerns: • Is this all the information there is? Are there building elevations? • Why a 4-Story building? Waterford Commons, Cambrian Commons, Rosemount Senior were all required to limit the height to 3 and were not allowed to build 4 stories. A 3-story project would achieve a better parking ratio underground and would need so less parking stalls out front of the building which is the biggest deterrent of this site plan. • Robert Street Frontage; Waterford Commons, Cam brian Commons and Rosemount Senior were required to have the building front on Robert Street and required to put the parking in the rear. I don’t know of any City that would allow Parking facing the main commercial Street. 2140 County Rd 42 West, Burnsville, MN 55337 | 952-898-5600 | www.ChaseRE.com • Is the retail building a place holder for the developer to get approval? W hat assurances does Rosemount have that it will be built? How about including retail into the main building. It is disappointing that we would tear down restaurant and retail space only to get more apartments. We believe the building should face Robert and have retail space also facing Robert. • Parking ratio; I don’t have enough information on the handout although I do know that Waterford Commons needs at least 1.75 per parking spaces per Apartment. What is the current Parking ratio? • Is this proposal for Market Rate Apartments or does it have Income restricted apartments? Andy Chase President, Owner Chase Real Estate, Stonebridge, Waterford Commons 145TH ST W 146TH ST W 0.9 Acres 1.8 Acres Dakota County GIS Downtown Document Path: T:\Project\CommDev\Downtown\Downtown.mxd PDF: I:\GIS\Map_Library\CommDev\Downtown\Downtown10162017.pdf 0 70 14035 Feet 3/8/2018 Retail Building Concepts 36" RCP10" PVC12" DIP8" RCP8" PVC6" PVC8" PVC 8" PVC 15" RCP 15" RCP110.1232.4 110.0232.6 59.9129.860.1 130.0One Story Block/Brick BuildingAddress: 14555 S Robert TrailFoundation Area: 7,790 Sq. Ft.One Story Brick BuildingAddress: 14605 S Robert TrailFoundation Area: 5,297 Sq. Ft.8" DIP 8" DIP 50.021.044.347.4 45.03.8 49.164.1 1610115131313[B] Wood Ramp[B] WoodPlatformWoodFence [B] WoodPlatformChain LinkFenceRetaining WallChain LinkFenceConcreteRetaining WallMetalFenceWoodFenceWood Fence27" RCPOne Story Block/Brick BuildingAddress: 14555 S Robert TrailFoundation Area: 25,581 Sq. Ft.One Story Block BuildingOne Story Brick BuildingOne Story Stucco BuildingOne Story Brick BuildingGarageGarage [A] Building Corner 0.7' +/-East of Property Line[A] Building Corner 0.9' +/-East of Property LineBuilding Cornerat Property LineBuilding Corner 0.1' E& 0.1 S of Property CornerBuilding Corner 0.2' E& 2.4' N of Property Corner[16] San. Sewer Easementper Book 64 of M.R., Page 297(W 75' of the N 4' Lot 49)[19] Parking EasementPer Book 284 of Deeds, Page 191[19] Ingress/Egress EasementPer Book 284 of Deeds, Page 191[12] Ingress/Egress Easement perBook 160 of Deeds, Page 554[20] Driveway Easement Per Book 160 of Deeds, Page 554 [13] Pedestrian Walkway/Parking Easement perDoc. No. 305950[14] Util. EasementPer Doc. No. 738332[14] Util. EasementPer Doc. No. 738332[15] Ingress/Egress Easement forDelivery and Maintenance Vehicles perBook 284 of Deeds, Page 194PID: 340370033010Address: 2990 145th St WOwner: SMAPP LLCPID: 340370035010Address: 3020 145th St WOwner: Dakota CentralRealty LTDPID: 340370039020Address: 3050 145th St WOwner: Ehlen LTD PTNSHPPID: 340380004010Address: 14540 Cameo AveOwner: Richard N & Karleen O SiebenPID: 340380003010Address: 14560 Cameo AveOwner: Scott A & Laura J FrenchPID: 340380002010Address: 14580 Cameo AveOwner: James A &Peggy M SpadaforePID: 340380002021Address: 14590 Cameo AveOwner: Jill GilliesPID: 340380001011Address: 14600 Cameo AveOwner: Renee C Stevenson PID: 340370061051Address: 14635 Robert Trail SOwner: Terry InvestmentsPID: 340370032010Address: 2978 145th St WOwner: Rosemount Cornerstone Inc.PID: 340370032020Address: 14525 Robert Trail SOwner: DA & E Aquisition LLCS89°24'30"W 299.48S00°38'51"W 358.50 N89°24'30"E 137.50S00°38'51"W 150.00 N89°24'30"E55.00N00°38'51"E 150.00N89°24'30"E 106.95N00°39'11"E 358.50 West Line of Lots 47, 48,and 61, AUDITOR'SSUBDIVISION NO. 1(As Monumented)North Line of Lot 61, AUDITOR'SSUBDIVISION NO. 1North Line of South 52.5 feet of Lot 54,AUDITOR'S SUBDIVISION NO. 1South Line of the North 193.5 feet ofLot 61, AUDITOR'S SUBDIVISION NO. 1East Line of the SW 1/4 Sec. 29, Twp. 115, Rng. 19 North Line of the SW 1/4Sec. 29, Twp. 115, Rng. 19North Lineof Lot 54Found 1/2 InchOpen Iron PipeFound 1/2 InchIron Pipe w/CapNo. 8625(Plat=110.00)(Plat=300.00)East Line of AUDITOR'S SUBDIVISION NO. 1 LOT 1BLOCK 1VICINITY MAPPROJECTPROJECT NO.19336COPYRIGHT 2019 CIVIL SITE GROUP INC.cREVISION SUMMARYDATEDESCRIPTIONV1.1PRELIMINARY PLAT............N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LAND SURVEYOR UNDER THELAWS OF THE STATE OF MINNESOTA.12-12-2019CLIENT Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060QA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BYS. WeisdorfC. JohnsonR. Synstelien.PRELIMINARY PLAT GENERAL NOTESLEGAL DESCRIPTION:Lots 34, 47, 48, 49, 51, 52, 53, 54, that part of Lot 55 lying north of the south 52.5 feet thereof, and the north193.5 feet of Lot 61, all in AUDITOR'S SUBDIVISION NO. 1.ANDLot 50, AUDTIOR'S SUBDIVISION NO. 1, Rosemount.(Torrens Property)DATE OF PREPARATION:12-12-2019APPLICANT:Ron Clark ConstructionMike Roebuck952-947-30227500 West 78th StreetEdina, MN 55439BENCHMARKS:Elevations are based on the NGVD 29 Datum. Site Benchmark is the top of nut of fire hydrant located in front of14605 S Robert Trail. Elevation=972.53PROPOSED ZONING:P.U.D. (Planned Unit DevelopmentAREAS:Lot 1, Block 1 = 115,582 +/- square feet or 2.653 +/- acres.FLOOD ZONE:This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance RateMap, Community Panel No. 27037C0210E, effective date of December 2, 2011.________________________________________________________Rory L. Synstelien Minnesota License No. 44565rory@civilsitegroup.comPRELIMINARY PLAT: THE MORRISONN60153001530SCALE IN FEETOVERHEAD UTILITIESFIBER OPTIC SANITARY SEWERSTORM SEWERTELEPHONE LINECABLE LINE WATERMAINELECTRIC LINEGASMAINCHAINLINK FENCELINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTFOUND JUDICIAL LANDMARKSET IRON MONUMENTFLARED END SECTIONLinetype & Symbol Legend POWER POLEUTILITY MANHOLECONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE GUY WIRECONIFEROUS TREEDECIDUOUS TREESURFACEWOODEN FENCELINEGUARDRAILROOF DRAINRosemount Mixed-Use 14555-14605 Robert Trail S, Rosemount, Dakota County, MN 55068 7500 W 78th St, Edina, MN 55439 Ron Clark Construction S89°24'30"W 299.48S00°38'51"W 358.50 N89°24'30"E 137.50S00°38'51"W 150.00 N89°24'30"E55.00N00°38'51"E 150.00N89°24'30"E 106.95N00°39'11"E 358.50 West Line of Lots 47, 48,and 61, AUDITOR'SSUBDIVISION NO. 1(As Monumented)North Line of Lot 61, AUDITOR'SSUBDIVISION NO. 1North Line of South 52.5 feet of Lot 54,AUDITOR'S SUBDIVISION NO. 1South Line of the North 193.5 feet ofLot 61, AUDITOR'S SUBDIVISION NO. 1East Line of the SW 1/4 Sec. 29, Twp. 115, Rng. 19 North Line of the SW 1/4Sec. 29, Twp. 115, Rng. 19North Lineof Lot 54Found 1/2 InchOpen Iron PipeFound 1/2 InchIron Pipe w/CapNo. 8625(Plat=110.00)(Plat=300.00)East Line of AUDITOR'S SUBDIVISION NO. 1 LOT 1BLOCK 1THE MORRISONKNOW ALL PERSONS BY THESE PRESENTS: That The Morrison Partners, LLC, a Minnesota limited liability company, fee owner of the following described property situated in the County of Dakota,State of Minnesota, to wit:Lots 34, 47, 48, 49, 51, 52, 53, 54, that part of Lot 55 lying north of the south 52.5 feet thereof, and the north 193.5 feet of Lot 61, all in AUDITOR'S SUBDIVISION NO. 1.ANDLot 50, AUDTIOR'S SUBDIVISION NO. 1, Rosemount.(Torrens Property)Has caused the same to be surveyed and platted as THE MORRISON and does hereby dedicate to the public, for public use, the public way and the drainage and utility easements as created by this plat..In witness whereof said The Morrison Partners, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officerthis day of , 20.THE MORRISON PARTNERS, LLCBy: ItsSTATE OF , COUNTY OF The forgoing instrument was acknowledged before me this day of , 20,By:, of The Morrison Partners, LLC, a Minnesota limited liability company, on behalf of said limited liability company. My Commission Expires:Notary Public, Signature Notary Printed NameNotary Public County,SURVEYORS CERTIFICATEI Rory L. Sysntelien, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correctrepresentation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within oneyear; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of the surveyor's certification are shown and labeled on this plat; and all publicways are shown and labeled on this plat.Dated this day of , 20.Rory L. Synstelien, Land SurveyorMinnesota License No. 44565STATE OF MINNESOTA, COUNTY OF This instrument was acknowledged before me this day of , 20, by Rory L. Synstelien, a Licensed Land Surveyor. My Commission Expires:Notary Public, Signature Notary Printed NameNotary Public County,CITY COUNCIL OF ROSEMOUNT, COUNTY OF DAKOTA, STATE OF MINNESOTAThis plat was approved by the City Council of Rosemount, Minnesota at a regular meeting thereof held this day of , 20,and hereby certifies compliance with all the requirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2.By:, Mayor By: , City ClerkCOUNTY SURVEYOR, COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approvedthis day of , 20.By Todd B. Tollefson, Dakota County SurveyorDEPARTMENT OF PROPERTY TAXATION AND RECORDS, COUNTY OF DAKOTA, STATE OF MINNESOTAPursuant to Minnesota Statutes, Section 505.021, Subdivision 9, taxes payable in the year on real estate hereinbefore described, have been paid.Also pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfers entered on this day of , 20 .By Amy A. Koethe, DirectorCOUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that this plat of THE MORRISON was filed in the office of the County Recorder for public record on this day of , 20 ,at o'clockM. and was duly filed in Bookof Plats, Page, asDocument Number .By Amy A. Koethe, County RecorderREGISTRAR OF TITLES, COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that this plat of THE MORRISON was filed in the office of the Registrar of Titles for public record on this day of , 20 ,at o'clockM. and was duly filed in Bookof Plats, Page, asDocument Number .By Amy A. Koethe, Registrar of TitlesNBearings are based on the east line ofAUDITOR'S SUBDIVISION NO. 1having an assumed bearing of S 00°38'51" W.Denotes a Found Iron Monument (Type as shown on plat)Denotes a 1/2 inch by 14 inch Rebar Marked "RLS 44565"Denotes A Record Dimension per AUDITOR'S SUBDIVISION NO. 1 (Plat =)60153001530SCALE IN FEETBeing 5 feet in width when adjoining lot lines, unless otherwiseindicated, and 5 feet in width when adjoining right of way linesunless otherwise indicated, as shown on the plat.DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:NOT TO SCALE5 555 kaas wilson architects DEVELOPER CONTRACTOR ARCHITECT Kaas Wilson Architects The Morrison - Rosemount MNCover Sheet SD_000 12/16/19 19064 The Morrison -Rosemount MN 12/16/19 #19064 The Morrison Partners, LLC Ron Clark Construction Unit Net Area Name Area Count Total Net Area Unit A1 708 ft² 38 26,928 ft² Unit A2 691 ft² 4 2,764 ft² Unit B1 898 ft² 7 6,291 ft² Unit B2 813 ft² 3 2,438 ft² Unit C1 1,118 ft² 4 4,471 ft² Unit C2 1,108 ft² 12 13,301 ft² Unit C3 1,101 ft² 16 17,613 ft² Unit C4 929 ft² 4 3,715 ft² Unit D1 1,347 ft² 3 4,042 ft² Unit S1 523 ft² 12 6,276 ft² Unit S2 523 ft² 4 2,090 ft² Unit S3 603 ft² 12 7,231 ft² Unit S4 651 ft² 1 651 ft² Unit S5 512 ft² 4 2,049 ft² Grand total: 124 124 99,860 ft² UNIT MIX - GROSS SF Name Count Unit Type Area Unit A1 38 1 BR 784 ft² Unit A2 4 1 BR 752 ft² Unit B1 7 1+Den 965 ft² Unit B2 3 1+Den 876 ft² Unit C1 4 2 BR 1,193 ft² Unit C2 12 2 BR 1,185 ft² Unit C3 16 2 BR 1,171 ft² Unit C4 4 2 BR 1,003 ft² Unit D1 3 3BR/2BA 1,435 ft² Unit S1 12 Studio 576 ft² Unit S2 4 Studio 576 ft² Unit S3 12 Studio 659 ft² Unit S4 1 Studio 709 ft² Unit S5 4 Studio 564 ft² Grand total: 124 124 Total Gross Area Level Area Level 4 34,303 ft² Level 3 34,303 ft² Level 2 34,303 ft² Level 1 34,295 ft² Level -1 44,343 ft² Grand total 181,546 ft² Parking Schedule Type Count Level -1 127 Level 1 77 204 Level 1 Parking Count Includes the 16 stalls to the north Drawing Index Sheet Number Sheet Name Original Issue Date SD_000 Cover Sheet 12/16/19 C0.0 TITLE SHEET 12/16/19 C1.0 REMOVALS PLAN 12/16/19 C2.0 SITE PLAN 12/16/19 C2.1 SITE PLAN - INTERIM CONDITION 12/16/19 C3.0 GRADING PLAN 12/16/19 C4.0 UTILITY PLAN 12/16/19 C5.0 CIVIL DETAILS 12/16/19 C5.1 CIVIL DETAILS 12/16/19 C5.2 CIVIL DETAILS 12/16/19 L1.0 LANDSCAPE PLAN 12/16/19 L1.1 LANDSCAPE PLAN NOTES & DETAILS 12/16/19 SW1.0 SWPPP - EXISTING CONDITIONS 12/16/19 SW1.1 SWPPP - PROPOSED CONDITIONS 12/16/19 SW1.2 SWPPP - DETAILS 12/16/19 SW1.3 SWPPP - NARRATIVE 12/16/19 SW1.4 SWPPP - ATTACHMENTS 12/16/19 SW1.5 SWPPP - ATTACHMENTS 12/16/19 V0.1 SITE SURVEY 12/16/19 SD_100 Architectural Site Plan 12/16/19 SD_300 Garage 12/16/19 SD_310 Level 1 12/16/19 SD_320 Level 2 12/16/19 SD_330 Level 3 12/16/19 SD_340 Level 4 12/16/19 SD_500 Exterior Elevations 12/16/19 SD_600 Exterior Perspectives 12/16/19 SD_700 Shadow Study 12/16/19 kaas wilson architects The Morrison - Rosemount MNArchitectural Site Plan SD_100 12/16/19 19064 1/32" = 1'-0"1 Architectural Site Plan 41,754 ft² Garage Garage Entrance 238 ft² MechEXHAUST Person door POOL ABOVE EXHAUSTPLAZA 122 ft² Pool Equipment 105 ft² Pool Chemical 209 ft² Stair 287 ft² Trash SD_500 1 SD_500 2 SD_500 3 SD_5005 222 ft² Trash 209 ft² Stair 329 ft² Bike Storage CHARGING STATION CHARGING STATION CHARGING STATION CHARGING STATION 124 ft² Dog Wash 327 ft² Maintenance CHARGING STATION LINE OF EXTERIOR WALL ABOVE 58 Storage Units 54 Wall-Mounted Bike Racks 51 50 49 29 48 3047 46 45 44 43 42 41 52 53 54 55 56 57 58 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 10 9 109 110 111 114 115 116 117 118 119 124 125 99 98 97 96 95 94 86 64 65 67 68 123 90 59 60 122 91 121 92 120 93 113112 100101102103 108107 6 2 3 4 5 1 31 32 33 66 82818079787776757473 11 126 8 7 35 36 37 40 38 127 878988 85 84 39 636261 28 34 69 70 71 72 83 104105106 kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNGarage SD_300 12/16/19 19064 1/16" = 1'-0"1 Level -1 Parking Schedule Type Count Level -1 127 Level 1 77 204 1,185 ft² Unit C2 RETAIL POOL 18'X40' 784 ft² Unit A1 PLNTR.PLNTR.PLNTR.PLNTR.784 ft² Unit A1 Stair 576 ft² Unit S1 1,171 ft² Unit C3 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3 576 ft² Unit S1 Stair 1,171 ft² Unit C3 752 ft² Unit A2 441 ft² Storage 127 ft² Rest. 111 ft² Mech. 99 ft² Janitor 127 ft² Trash 963 ft² Fitness 284 ft² Group Fitness SD_500 1 1,193 ft² Unit C1 SD_500 2 SD_500 3 SD_5005 Guardrail @ 40" Retaining Wall Corridor1,047 ft² Community Room 226 ft² Core Outdoor Fitness Dog Run 784 ft² Unit A1 784 ft² Unit A1 576 ft² Unit S2 576 ft² Unit S1 Stair 784 ft² Unit A1 784 ft² Unit A1 784 ft² Unit A1 1,003 ft² Unit C4 784 ft² Unit A1 1,185 ft² Unit C2 1,185 ft² Unit C2 Corridor 659 ft² Unit S3 709 ft² Unit S4 659 ft² Unit S3 965 ft² Unit B1 112 ft² Trash 780 ft² Lobby 780 ft² Offices 659 ft² Unit S3 564 ft² Unit S5 Bag Toss kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNLevel 1 SD_310 12/16/19 19064 1/16" = 1'-0"1 Level 1 1,185 ft² Unit C2 795 ft² Mech/Elec 784 ft² Unit A1 784 ft² Unit A1 Stair Stair 576 ft² Unit S1 1,171 ft² Unit C3 1,171 ft² Unit C3 576 ft² Unit S1 Schema 1 Legend 1 BR 1+Den 2 BR 3BR/2BA Cirrculation Common Studio 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3Stair 752 ft² Unit A2 99 ft² Janitor 112 ft² Trash 441 ft² Storage 127 ft² Core 111 ft² Mech. 226 ft² Core 127 ft² Trash SD_500 1 1,193 ft² Unit C1 SD_500 2 SD_500 3 SD_5005 784 ft² Unit A1 784 ft² Unit A1 576 ft² Unit S2 1,435 ft² Unit D1 965 ft² Unit B1 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 1,003 ft² Unit C4 1,185 ft² Unit C2 1,185 ft² Unit C2 784 ft² Unit A1 784 ft² Unit A1 876 ft² Unit B2 659 ft² Unit S3 965 ft² Unit B1 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 564 ft² Unit S5 kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNLevel 2 SD_320 12/16/19 19064 1/16" = 1'-0"1 Level 2 1,185 ft² Unit C2 795 ft² Core 784 ft² Unit A1 784 ft² Unit A1 Stair 576 ft² Unit S1 1,171 ft² Unit C3 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3Stair 752 ft² Unit A2 441 ft² Storage 127 ft² Core 111 ft² Mech. 99 ft² Janitor 112 ft² Trash 226 ft² Core 127 ft² Trash SD_500 1 1,193 ft² Unit C1 SD_500 2 SD_500 3 SD_5005 Schema 1 Legend 1 BR 1+Den 2 BR 3BR/2BA Cirrculation Common Studio 784 ft² Unit A1 784 ft² Unit A1 576 ft² Unit S2 1,435 ft² Unit D1 965 ft² Unit B1 Stair 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 1,003 ft² Unit C4 1,185 ft² Unit C2 1,185 ft² Unit C2 784 ft² Unit A1 784 ft² Unit A1 876 ft² Unit B2 659 ft² Unit S3 965 ft² Unit B1 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 564 ft² Unit S5 kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNLevel 3 SD_330 12/16/19 19064 1/16" = 1'-0"1 Level 3 1,185 ft² Unit C2 784 ft² Unit A1 784 ft² Unit A1 Stair 576 ft² Unit S1 1,171 ft² Unit C3 1,171 ft² Unit C3 576 ft² Unit S1 1,171 ft² Unit C3Stair 752 ft² Unit A2 Schema 1 Legend 1 BR 1+Den 2 BR 3BR/2BA Cirrculation Common Studio 441 ft² Storage 127 ft² Rest. 111 ft² Mech. 99 ft² Janitor 112 ft² Trash 226 ft² Core 127 ft² Trash SD_500 1 1,193 ft² Unit C1 724 ft² Sky Bar 540 ft² Roof Deck SD_500 2 SD_500 3 SD_5005 784 ft² Unit A1 784 ft² Unit A1 576 ft² Unit S2 965 ft² Unit B1 1,171 ft² Unit C3 1,435 ft² Unit D1 Stair 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 1,003 ft² Unit C4 1,185 ft² Unit C2 1,185 ft² Unit C2 784 ft² Unit A1 784 ft² Unit A1 876 ft² Unit B2 659 ft² Unit S3 965 ft² Unit B1 659 ft² Unit S3 784 ft² Unit A1 784 ft² Unit A1 564 ft² Unit S5 1/16" = 1'-0"1 Level 4 kaas wilson architects SCALE - 1/16" = 1'-0" The Morrison - Rosemount MNLevel 4 SD_340 12/16/19 19064 Level 1 100'-0" Level 2 110'-7 7/8" Level -1 88'-8" Level 3 121'-3 3/4" Level 4 131'-11 5/8" Truss Brg. 141'-0 3/4" CEMENT FIBER PANEL BRICK MANUFACTURED STONE VENEER CEMENT FIBER LAP SIDING ROCKFACE CMU ALUMINUM BALCONY Level 1 100'-0" Level 2 110'-7 7/8" Level 3 121'-3 3/4" Level 4 131'-11 5/8" Truss Brg. 141'-0 3/4" CEMENT FIBER LAP SIDING CEMENT FIBER PANEL SIDING MANUFACTURED STONE VENEER ALUMINUM BALCONY BRICK ROCKFACE CMU Level 1 100'-0" Level 2 110'-7 7/8" Level 3 121'-3 3/4" Level 4 131'-11 5/8" Truss Brg. 141'-0 3/4" CEMENT FIBER LAP SIDING CEMENT FIBER PANEL SIDING MANUFACTURED STONE VENEER BRICK ROCKFACE CMU Level 1 100'-0" Level 2 110'-7 7/8" Level -1 88'-8" Level 3 121'-3 3/4" Level 4 131'-11 5/8" Truss Brg. 141'-0 3/4" MANUFACTURED STONE VENEER CEMENT FIBER LAP SIDING CEMENT FIBER PANEL SIDING BRICK ROCKFACE CMU kaas wilson architects The Morrison - Rosemount MNExterior Elevations SD_500 12/16/19 19064 1/16" = 1'-0"1 East Elevation 1/16" = 1'-0"2 South Elevation 1/16" = 1'-0"3 West Elevation 1/16" = 1'-0"5 North Elevation EAST ELEVATION MATERIALS % BRICK/STONE/GLASS: 75% CFB: 25% WEST ELEVATION MATERIALS % BRICK/STONE/GLASS: 46% CFB: 54% SOUTH ELEVATION MATERIALS % BRICK/STONE/GLASS: 69% CFB: 31% NORTH ELEVATION MATERIALS % BRICK/STONE/GLASS: 64% CFB: 36% kaas wilson architects The Morrison - Rosemount MNExterior Perspectives SD_600 12/16/19 19064 kaas wilson architects The Morrison - Rosemount MNShadow Study SD_700 12/16/19 19064 1/64" = 1'-0"1 Winter Solstice - 9 AM 1/64" = 1'-0"2 Winter Solstice - Noon 1/64" = 1'-0"3 Winter Solstice - 5 PM 1/64" = 1'-0"6 Equinox - 5 PM 1/64" = 1'-0"5 Equinox - Noon 1/64" = 1'-0"4 Equinox - 9 AM 1/64" = 1'-0"9 Summer Solstice - 5 PM 1/64" = 1'-0"8 Summer Solstice - Noon 1/64" = 1'-0"7 Summer Solstice - 9 AM Technical Memo Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming Toll Free 800-472-2232 Web wenck.com - To: Michael Roebuck, Ron Clark Construction From: Ed Terhaar, P.E. Date: December 19, 2019 Subject: Traffic Forecast Information for Proposed Apartment and Retail Development in Rosemount, MN I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. __________________________________ DATE: December 19, 2019 Edward F. Terhaar License No. 24441 Purpose and Background This memorandum presents traffic forecast information for the proposed apartment and retail development located in the southwest quadrant of the S. Robert Trail (TH 3)/W. 145th Street W. intersection in Rosemount. Trip generation information for the proposed project and existing uses are presented in this memo. Existing Conditions The project site currently contains a 7,790 square foot auto repair building, a 37,581 square foot retail building, and a 10,594 square foot bar/restaurant. All of these uses will be removed as part of the project. Under existing conditions the site has two access points on S. Robert Trail and one access on W. 145th Street. Proposed Development Characteristics The proposed project consists of constructing a new apartment building and a separate retail building in the southwest quadrant of the S. Robert Trail (TH 3)/W. 145th Street W. intersection. For purpose of this study, the apartment building has 124 dwelling units and the retail building has 4,400 square feet of space. The site includes 198 parking spaces. Under future conditions the site will have two access points on S. Robert Trail and one access on W. 145th Street. The northern most access on S. Robert Trail will operate as one- way westbound only. The other two access points will accommodate two -way traffic. Michael Roebuck Ron Clark Construction December 19, 2019 2 Trip Generation Weekday a.m. and p.m. peak hour trip generation for the existing uses and the proposed development were calculated based on data presented in the tenth edition of Trip Generation, published by the Institute of Transportation Engineers (ITE). The resultant trip generation estimates are shown in Table 1. Table 1 Trip Generation for Existing Uses and Proposed Project Land Use (ITE Land Use Code) Size Weekday AM Peak Hour Weekday PM Peak Hour Weekday Daily In Out Total In Out Total Total Existing Uses Auto Repair (943) 7,790 SF 11 4 15 7 11 18 127 Retail (820) 37,581 SF 22 13 35 69 74 143 1419 Bar/Restaurant (932) 10,594 SF 0 0 0 64 39 103 1188 Totals 33 17 50 140 124 264 2734 Proposed Uses Apartments (221) 124 DU 12 33 45 33 22 55 675 Retail (820) 4,400 SF 2 2 4 8 9 17 166 Totals 14 35 49 41 31 72 841 Notes: The existing bar/restaurant opens at 10 a.m. and is assumed to generate minimal trips during the a.m. peak hour. SF=square feet, DU=dwelling unit As shown, the number of trips generated during the a.m. peak hour by the proposed project is similar to the existing uses and less than one third of the existing uses during the p.m. peak hour and on a daily basis. Conclusions The proposed project generates less than one third the number of trips generated by the existing uses during the p.m. peak hour and on a daily basis and a similar number during the a.m. peak hour. Replacing the existing uses with the proposed project will reduce the traffic impact on the surrounding street system. MEMORANDUM Tel: 612.879.6000 1301 American Blvd E. Suite 100, Bloomington, MN 55425 www.kaaswilson.com Page 1 of 2 Date: December 16, 2019 Attention: Kim Lindquist - Community Development Director Kyle Klatt – Senior Planner Re: The Morrison Mixed-Use Development The Morrison Mixed-Use Development is a Plan Unit Development proposal that includes a 124-Unit apartment building located at the intersection of South Robert Trail and 146th Street West, where the Rosemount Plaza and Shenanigans Pub currently sit. In addition to the apartment building, the multi- phased project will incorporate a future retail development to replace the exiting retail space currently occupied by Medi-Car and Chill Salon. The proposed apartment building is 4 stories with an underground parking garage, and includes amenities such as a large Club Room, Fitness, Sky lounge, Outdoor Pool and Recreation Areas, Rooftop Deck, and on-site property management offices. Building materials include a mix of brick and stone integrated with cement fiberboard siding. The mix of materials on the proposed apartment building is intended to maintain consistency with the brick and stone prevalent in the downtown district, while allowing a transition to a more residential aesthetic on the facades facing the single-family homes. Dark windows and dark aluminum decks provide accent to the naturally toned color palette. The proposed project is a planned unit development (PUD) located in the downtown development district. The purpose of the district is to encourage a viable downtown area and includes the proposed uses which are retail sales and multifamily housing. The proposed apartment building would support the districts intent of encouraging a viable downtown area by providing housing opportunities in the downtown area and thereby, increasing the number of people and overall in the downtown. The retail component would also support the goals of the downtown with a new storefront for commercial activity. The project is being applied for as a Planned Unit Development, however it aims to meet the downtown district standards with the following notes: • The building shall have dwelling units on level one (1) within 150 feet of the Trunk Highway 3. However, the large majority of the building is set back 150, and the future retail component of the development supports the intent of keeping the street level activated with commercial uses. • The Average building height from level 1 is 43’-10” which is less than the 45’-0” maximum. The main entry bump-out is the only area on the building that exceeds 45’-0” in height measured from level 1. • The main building façade facing the right of way has 75% class A materials which includes face brick, cultured stone, and glazing. In order to create a more residential aesthetic on the facades facing the single-family neighborhood, the exterior materials transition to a higher percentage of cement fiberboard lap siding and the use of stone is more prevalent. Refer to exterior elevations for material percentages. Tel: 612.879.6000 1301 American Blvd E, Bloomington, MN 55425 www.kaaswilson.com Page 2 of 2 • The proposed project is an assemblage of 13 properties with a combined Gross Area of 115,582 sf or 2.66 acres. • Zoning District Statistics: o The current zoning of the property is Downtown District (DT), the proposed zoning is Downtown District (DT)/Planned Unit Development (PUD). o The current use of the property is a combination of retail, office and service-related businesses. The proposed use is Multi-Family Housing. o The 124-unit building has 127 underground (structured) parking stalls which is meeting the district standards. Surface Parking has an additional 77 stalls for a total of 204 stalls for the project. o Between the retail and the apartment, the building lot coverage is approximately 34% which meets the 90% Requirement o We have a 20’-0” buffer between the Apartment building and the property line which exceeds the 10’-0” Requirement. This area will contain a walking path and landscaping. The project schedule aims to complete the design phase within the first few months of the year, with the hope of breaking ground in the summer of 2020. The 14-16 month long construction timeline leads to a projected opening in the Fall of 2021. MEMORANDUM To: Anthony Nemcek, Planner Kim Lindquist, Community Development Director From: Rick Chase, Building Official/Fire Marshal Date: January 7, 2020 Subject: The Morrison PUD 2001 The following comments are provided based on the 2015 Minnesota State Fire Code and civil plans dated 12-16-2019. • Additional fire hydrants will be required in accordance with 507.5.1 & 507.5.1.1. it appears two additional hydrants are required. • Aerial fire apparatus access minimum of 26’ in width front elevation. • Fire apparatus access in accordance with the Minnesota State Fire Code minimum width 20’ south side of structure. • No parking fire lane signage will be required main entrance area. • Premise identification is required in plain view of the right of way. • Installation of a knox box is required. • Add turn radius for ladder truck to site plan. Sincerely, Rick Chase Building Official/Fire Marshal MEMORANDUM To: Anthony Nemcek, Planner CC: Kim Lindquist, Community Development Director Stacy Bodsberg, Planning & Personnel Secretary Brian Erickson, Director of Public Works/City Engineer From: Stephanie Smith, Assistant City Engineer Date: January 14, 2020 Subject: The Morrison Preliminary and Final Plat - Engineering Review SUBMITTAL: The following review comments were generated from the following The Morrison submittal documents prepared by Civil Site Group, Braun Intertec and Wenck:  Final Plat  Civil plans (dated 12/16/2019) comprised of the following: ▫ Existing Conditions Survey ▫ Removal Plan ▫ Site Plan ▫ Grading Plan ▫ Utility Plan ▫ SWPPP  Stormwater Management Report (dated 12/16/2019)  Geotechnical Report (dated 11/20/2019)  Traffic Memo (dated 12/19/2019) EASEMENTS: 1. The final plat shows a 5-foot perimeter drainage and utility easement around the property. This shall be revised to have a 10-foot drainage and utility easement along the front and rear lot lines. 2. Trail access easement is required over the bituminous walkway on the west and south sides of the apartment building. DRIVEWAY AND PARKING LOTS: The applicant is proposing to reduce the number of accesses on Trunk Highway 3. The proposed accesses to the site are an entrance onto Trunk Highway 3 aligned with 146th Street West, an in-only access on Trunk Highway 3 north of the proposed commercial building, and an access onto 145th Street West. The applicant submitted a traffic memo that used the ITE Trip Generation Manual to compare traffic generation of the existing site uses to the proposed site uses. This comparison resulted in a net reduction of traffic by more than two thirds. Staff will note that this conclusion is not based on traffic counts, and the existing usages on the site are likely under the assumed trip generation. The two thirds reduction from the memo is what would be expected in a highest use of the existing buildings. 3. The applicant shall obtain a MnDOT permit for their work within the Trunk Highway 3 right-of-way. 4. The maximum driveway grade is 10%. The driveway to the underground parking shall be revised to meet this requirement. 5. Applicant shall provide a turning movement for a single-unit truck entering the underground parking. 6. Staff recommends the loading zone shall meet parallel parking standard of an 8-foot wide stall rather than the 6-foot wide aisle shown in the plans. 7. Civil plans do not show a landscaped island at the main entrance, while the architectural plans and rendering do show an island. Applicant shall revise plans to be consistent. 8. The 45-degree parking north of the commercial building is longer than required. Applicant may reduce this. 9. Street lights on Trunk Highway 3 that are impacted by the construction shall be removed and replaced in coordination with the electrical utility. SIDEWALKS: 10. Sidewalk and bituminous walkway internal to the site shall be owned and maintained by the property owner. 11. The sidewalk along Trunk Highway 3 shall be owned by the City, but it shall be maintained for snow by the property owner. 12. Applicant shall install pedestrian ramps as required by ADA and per the MnDOT standard detail plates. 13. Applicant shall provide more details on pavement markings and how the parking and pedestrian movements will function on the southeast corner of the apartment building where the bituminous walkway is level with the parking surface of Ace Hardware. WATER & SANITARY UTILITIES: The applicant proposes to connect to City water existing under Trunk Highway 3 and sanitary sewer that runs north-south at the center of the site. The applicant is removing the portion of the sanitary line that will no longer be needed. The existing sanitary pipe is vitrified clay pipe and is over 60 years old. The pipe will be replaced or lined dependent on further investigation of the pipe condition. 14. Water utilities internal to the site shall be privately owned and maintained. 15. Applicant shall abandon unused water services on their site. 16. Abandoned water services shall be removed to the main. 17. Existing hydrant near the Shenanigans building shall be removed and replaced with a new hydrant, rather than salvaging the existing. 18. The watermain shall be located within the roadway to minimize future impacts to boulevard trees in the proposed landscaping plan. 19. Sanitary sewer shall be publicly owned and maintained. 20. Applicant has noted use of PVC-SDR 26 for sanitary sewer lines. As the depth of the lines is less than 18 feet, applicant may use PVC-SDR 35. 21. Watermain and Sanitary Sewer will be revised during final design. Typical revisions will include number and placement of hydrants, gate valves and manholes. RETAINING WALLS: The proposed plan calls for two retaining walls. The wall along the northern-most parking area is approximately 170 feet long and a height of 1.5 feet. The wall along the underground parking driveway is approximately 100 feet long and a height of 6 feet. 22. The grading plan shall be revised to show the top and bottom wall elevations for the wall along the underground parking driveway. 23. The plans shall specify the retaining wall material. 24. The retaining wall along the northern-most parking area is located within the perimeter drainage and utility easement. An encroachment agreement is required for the wall to be built in this location. 25. Retaining walls exceeding 4 feet in height shall require a plan prepared by a licensed structural engineer submitted for review and approval by the Building Official for a wall permit. GRADING AND DRAINAGE 26. The developer is required to obtain a grading permit from the City prior to construction grading activity. 27. The survey shall be revised to show first floor elevations for nearby structures. 28. Flow arrows shall be added to the grading plan. 29. Emergency Overflow (EOF) routes shall be shown for all low points. High points shall be shown along EOF routes with directional flow arrows. 30. 2% minimum slope is required for stormwater flow. Applicant shall revise grades along the gutter line north of the proposed commercial building. STORMWATER MANAGEMENT: WSB Engineering reviewed The Morrison stormwater and SWPPP submittal on behalf of the City. The full memorandum, dated January 8, 2020, is included as an attachment. Their comments are summarized below: 31. Application will be required to show proof of NPDES permit coverage prior to start of construction. 32. No detail for the retaining wall by the entrance into the apartment building is provided. See Engineering Guidelines for further details on retaining wall requirements. 33. Construction entrance may be needed off 145th street or signed no construction traffic. 34. Add inlet protection for CB 32. 35. Label emergency overflow routes/points on grading plan. 36. There is a 0.61 foot separation between the low point and the garage door. Please show percent slope of driveway and entrance to garage. 37. Casting types were not called out in the plans. 38. Please provide utility crossing for where the storm crosses the sanitary sewer and watermain. 39. MnDOT drainage permit may be required for connection from CBMH 11 into EX. CB in TH 3. Existing Gas and electric in vicinity of the EX. CB in TH 3 should be assessed for conflict. 40. Narrative “Volume Reduction and Water Quality (City of Rosemount)” is incorrect. The City’s Volume control and Water Quality Requirement is to retain and infiltration the 100- year 24hr storm event. Redevelopment shall meet this requirement to the maximum extent practical (CSWMP 5.3.8). Volume Control and Water Quality Requirements are being met in the existing City regional stormwater pond (EP-578). 41. The difference in impervious between existing and proposed conflicts with each other. HydroCAD reports 16,596 sf difference, while the plans callout 14,778 sf. Please update HydroCAD to match the plan sheet. 42. Delineation map is incorrect. PR1A should not include drainage area DA 3, and DA 3A. 43. Rate increases will need to be assessed after updates are made to the stormwater management plan. 44. Clearly delineate offsite discharge points in the narrative and on Ex and Proposed drainage area maps. 45. Existing conditions map appears to show flow east into the MnDOT ROW. Any increases in discharge rate into the MnDOT ROW may require a MnDOT drainage permit. Should you have any questions or comments regarding the items listed above, please contact me at 651-322-2015. Development Framework for Downtown Rosemount https://www.ci.rosemount.mn.us/DocumentCenter/View/2862/DOWNTOWN-DEVELOPMENT- FRAMEWORK?bidId= Downtown Market Study https://www.ci.rosemount.mn.us/DocumentCenter/View/17/Downtown-Rosemount-marketing-analysis--- 2016?bidId=