Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
5.d. Car Condo
EXECUTIVE SUMMARY Planning Commission Meeting Date: February 26, 2020 Tentative City Council Meeting Date: March 17, 2020 AGENDA ITEM: Case 20-17-CUP; 20-18-SP; 20-19-PP; 20- 20-PUD; 20-21-FP Rosemount Condominium Garages Conditional Use Permit, PUD Master Development Plan with Rezoning, Simple Plat (Combined Preliminary and Final Plat), and Site Plan Review (Final Development Plan) AGENDA SECTION: Public Hearing PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 5.d. ATTACHMENTS: Site Location Map; Project Narrative; Existing Conditions, Site Plan, Grading Plan, Utility Plan, Civil Details, Landscape Plan, Architectural Plans, Preliminary Plat, Final Plat, City Engineer Review Memo, Parks and Recreation Review Memo, Building Official Review Memo APPROVED BY: KL RECOMMENDED ACTION: Staff recommends the Planning Commission make the following motions: 1. Motion to recommend the City Council adopt an ordinance rezoning the property from BP Business Park to Business Park Planned Unit Development, BP-PUD 2. Motion to recommend the City Council approve a PUD Master Development Plan for a condominium garage facility on Lot 1, Block 1 of the subdivision, subject to the following conditions: a. Execution of a PUD Agreement. b. A deviation from City Code Section 11-4-15 (F.3) to allow the overall impervious coverage of the site to exceed 75%. c. A deviation from City Code Section 11-4-15 (G) to allow buildings that do no meet the City’s site and building design standards with regards to entry features and permitted materials. Building design shall be regulated under the PUD Agreement. d. A deviation from City Code Section 11-4-13 (D) to allow the facility to be open and available for use for 24 hours per day and not be completely enclosed by a combination of buildings and decorative fencing. e. The City will be able to access all manholes on the eastern portion of the 2 property to evaluate discharge into the public sanitary and storm sewer system from the site. f. Establishment of a private association that assumes responsibility for maintenance of all common areas and site elements, including but not limited to private access drives, parking areas, storm water retention ponds, landscaping, patios, and exterior building elements. g. Incorporation of recommendations from the City Engineer in a review memorandum dated February 20, 2020, relative to drainage, grading, easements, utilities, storm water management, and other subjects covered in the review. h. No parking will be allowed along the driveways providing access between buildings and the developer will be responsible for signage marking these areas following the recommendation of the Fire Marshall. i. Freestanding signage will be limited to one for the PUD area in the location identified on the site plan. j. Payment of all required area and connection charges consistent with the Engineering memo. k. The landscape plan shall be updated to bring the site closer to compliance with the City’s minimum landscape requirements for overstory trees. The applicant shall pay a fee in lieu of tree plantings for any trees short of the minimum requirement. l. A landscape letter of credit for 100% of the site landscaping is required. 3. Motion to recommend the City Council approve a simple plat of the Rosemount Car Club, subject to the following conditions: a. Incorporation of recommendations from the City Engineer in a review memorandum dated February 20, 2020, relative to drainage, grading, easements, utilities, storm water management, and other subjects covered in the review. b. Vacation of existing drainage and utility easements over Outlot A of the JJT Business Park subdivision. c. Payment of $36,465 in lieu of land dedication for Lot 1, Block 1 ($8,500 per acre x 4.29 acres). SUMMARY The Planning Commission is being asked to consider applications from Equitably Acquired Properties, Inc. to construct a three-building condominium garage facility on a portion of an existing outlot within the JJT Business Park. The proposed development will have direct access to the Boulder Court cul-de-sac and will be located immediately east of State Highway 3 and the Progressive Rail right-of-way along the highway. The applicant has applied for a Planned Unit Development (PUD) Master Development and Final Site Development Plan to allow three buildings to be constructed on the proposed new parcel with some minor flexibility from the City’s zoning requirements, a Conditional Use Permit (CUP) to allow construction of a self-service storage facility (the closest use to the proposed garage condos), and a Simple Plat to create a new lot for the development. Staff recommends approval of all components of the request subject to the conditions outlined above. 3 Applicant: Equitably Acquired Properties, Inc. (Lawrence Koland), 4813 Blaine Avenue, Inver Grove Heights, MN 55076 Property Owner: Jack Matasosky, JJT Financial LP, 21476 Grenada Avenue, Lakeville, MN 55044 Location: Outlot A, JJT Business Park 1st Addition (no assigned address), approximately ½ mile west of Biscayne Avenue and adjacent to Progressive Rail right-of-way. South of MRC, Inc. Area: 4.3 acres (Lot 1, Block 1 of propose plat); 35.34 Total Acres for subject property Comp. Guide Plan Design: BP – Business Park Current Zoning: BP – Business Park BACKGROUND The property under consideration is situated at the western edge of the Rosemount Business Park, at the end of Boulder Court and adjacent to the Progressive Rail right-of-way separating the subject property from State Highway 3/South Robert Trail. The business park was initially developed in the mid-1990’s, with the JJT Business Park First Addition following roughly 10 years later. The JJT business park project included the parcel on which the MRCI facility was constructed along with a larger Outlot extending along the railroad right-of-way on the west side of this subdivision. The applicant is now proposing to split the larger outlot within JJT Business Park into two parcels, one of which would contain the garage condominiums (4.3 acres) while the remainder would be platted back into an outlot of just over 31 acres in size. The subject property is currently vacant and used for agricultural purposes. There is a swale along the west side of the property that directs storm water runoff into a larger ponding area in the southern portion of the existing outlot. Equitably Acquired Properties is proposing to construct a car condominium garage complex on the 4.3 acre site as described in the attached project narrative. The concept behind the car condominiums is that an individual can purchase garage storage space within the facility while an association manages the common areas (including the exterior of each building) on the property. The proposed use functions like a self-service storage facility with a few exceptions: the individual units are much larger to accommodate the parking of automobiles and passenger trucks, the storage units are individually owned and purchased unfinished, and every owner can customize the interior to suit their needs. Generally, the users of the facility will be car collectors, automobile enthusiast, and others that have a specialized interest in cars and need additional space for their hobby and interests. All units would be accessed via an overhead door or side service door, and purchasers would have the option of combining two or more individual units to create a much larger interior space. The overall plan includes three separate buildings with a total of 76 individual condominium units and a total building footprint of 73,560 square feet. In addition to individual garage storage spaces, the site plan includes several common elements that will be shared among all the individual owners. The front portion of Building A – located furthest north on the site, will include a community clubhouse with tables, chairs, fireplace, restrooms, storage, a staging and prep area, and outdoor viewing deck. Outside the clubhouse, the applicant is proposing a plaza area for flexible space that can be used for seating, display of cars, grilling, or other outdoor activities. Access to the site is provided via a connection to the Boulder Court cul-de-sac, with a private interior road system granting access to the front of each unit. One screened trash enclosure is included in the plans near the southwest corner of Building A. The applicant intends to construct the project in three phases, starting with Building A and then moving south on the site. 4 The request includes several different components given the unique nature of the project. The PUD application will allow the applicant to move forward with multiple buildings on one parcel and includes requests for flexibility from some of the City’s BP – Business Park zoning district standards. The applicant includes detailed plans that can be used to act on both a Master Development Plan and Final Site Plan at the same time. Considering the proposed use as an automobile condominium facility, Staff believes that the use is most like a self-service storage use, which requires a Conditional Use Permit. The staff review and analysis refences the zoning standards for such uses in the following section. Finally, the applicant will need to replat the property since it was platted as an outlot with the JJT Business Park First Addition. The applicant has requested the vacation of an existing blanket drainage and utility easement over outlot A that will be replaced by interior and lot line easements meeting the requirements of the subdivision ordinance and City Engineering guidelines. The easement vacation will be brought to the Council with the other project components. ISSUE ANALYSIS Legal Authority. Planned unit development, conditional use permit, and subdivision requests are considered quasi-judicial actions. In such cases, the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance are being followed. Generally, if the application meets these requirements it must be approved. The applicable standards, along with staff findings related to each are provided below. Subdivision Request Standards for reviewing subdivision requests are outlined in Title 12 of the Rosemount City Code. This section of the Code details the two-step preliminary and final plat process for land subdivision. In this case, the applicant requests the City review the preliminary and final plats concurrently. Based on the findings below, staff recommends approval of the preliminary and final plats subject to the conditions outlined in the recommended action section above. The preliminary plat subdivides the existing 35.34 parcel into two new lots, including 4.3 acres for Lot 1, Block 1 and 34 acres for Outlot A. The proposed lot sizes (for the buildable lot in particular) are consistent with the City’s BP district requirements that specify a minimum lot area of one acre. The applicant’s parcel will have access to Boulder Court as originally planned within the JJT Business Park, while the larger outlot will be able to connect directly to Boulder Trail once it is replatted and developed at some point in the future. The plat does include all require easements along property lines in addition to a wider easement along the western property line to accommodate the existing drainage swale. A blanket drainage and utility easement are proposed for Outlot A and is appropriate due to continued use of the western side of the property for storm water conveyance and ponding. Land Use and Zoning . The subject property is guided BP – Business Park within the City’s future land use plan and is zoned BP – Business Park consistent with this land use category. The purpose statement for this land use category notes that the district is intended to develop businesses with larger number of employees, wages that support an entire family, and constructed of high quality buildings that provide both beauty and tax base to the community. The Business Park district regulations also prohibit outside storage with the majority of the business activities occurring entirely indoors. While the proposed use is not expected to generate large numbers of employees, it is allowed as a conditional use in the district and is expected the generate a fairly significant amount of tax revenue given the individual ownership and improvements within each of the units. The use will have no outside storage and will feature attractive buildings with an upgraded design, that while not strictly commercial in nature, will provide an attractive appearance within the business park. Although the site is located within a business park area, it is also located along one of the City’s major transportation corridors shared by the state highway and a major rail line and will be visible to the public. 5 The City’s zoning regulations include specific criteria for the granting of a conditional use permit along with a specific set of standards for self-service storage facilities. Staff finds that the conditional use permit criteria are met by the application; however, given the differences between the proposed use and a typical self- service storage facility, there are a few of the requirements that will be difficult for the applicant to meet. Specifically, the City limits the hours of operations for self-service storage uses and requires that the entire site be enclosed by a building or a decorative fence. Because the proposed garages will be owned individually, the applicant has indicated that it needs to provide 24-hour access to their users. Furthermore, since each condo owner is responsible for their own security, there is a reduced need for fencing or other protective measures around the property. Other users within the business park are not limited to specific hours of operation, and no other current user within the park has a large fenced area. Given the location and unique nature of the use, the applicant is requesting exceptions from these specific ordinance standards through the PUD process. Staff is supportive of the request. As part of the current application, the property would be rezoned from BP to BP-PUD, which will provide flexibility to create unified development site with shared amenities and improvements amongst each of the separate buildings. A relaxation of some of the BP district standards as noted below will also allow the buildings to make better use of the available space while recognizing the need for a different building design than an office or manufacturing facility. Planned Unit Development The purpose of a Planned Unit Development (PUD) is to allow flexibility from typical zoning performance standards to encourage higher quality development. This process involves an exchange in which the City eases certain performance standards in return for an enhanced development. Of the overall preliminary plat area, only the 4.3-acre parcel will be rezoned to PUD while the remaining outlot will keep the base BP zoning moving forward. The smaller site is eligible for consideration as a planned development because of its location next to a major transportation corridor (arterial highway and railroad). The PUD will allow for the use of shared site elements, including the private access and driveways, clubhouse area, and integrated storm water system that would otherwise need to be accommodated by each building. While the development complies with most of the BP – Business Park and self-service storage requirements, the applicant has requested some exceptions from these standards based on the unique nature of the business and site. The specific exceptions include the following: • Impervious Coverage. The zoning ordinance specifies a maximum imperious surface coverage of 75% and the site plan shows a coverage of 76.9%. Because the buildings are essentially a series or private garages that need direct access to a driveway and paved surface, the proposed development needs to incorporate more hard surfaces than a typical business park site. The applicant is proposing to mitigate the impact of the increased site coverage by installing porous pavers for the patio in front of Building A. Since the City Code does not specifically address pervious pavers, staff is recommending that the plans treat all hard surfaces, including the pavers, as impervious areas. 6 • Building Design. The applicant is proposing a building design that deviates from the City’s requirements for building materials and design in the BP district. The design exceptions requested would allow the buildings to vary from the BP architectural and design standards that require all building elevations to include brick, natural stone, specialty integral colored concrete block, or similar materials. The proposed look is somewhat more residential in character with the use of cementitious (lap) siding, brick base, asphalt shingles and liberal use of glass windows across all external elevations. Given the design restrictions associated with the numerous, large garage doors, the proposed design strikes a good balance between the self-service storage nature of the building and its location at the edge of a business park. • Hours of Operation. The City’s self-service storage facility ordinance limits hours of operation to 6:00 am to 11:00 pm. The applicant has requested 24-hour access for condominium owners. • Fencing and Screening. The City’s self-service storage ordinance requires the facility to entirely enclosed by a combination of buildings and decorative fencing. The proposed site plan does not include any fencing and the space between buildings will be open and accessible for vehicles to access the buildings. The zoning ordinance provides development standards for PUD’s and recognizes that the specifications and standards for streets, utilities, public facilities and subdivisions may be modified based upon the unique characteristics of the PUD. The City Council may therefore approve streets, utilities, public facilities and land subdivisions that are not in compliance with usual specifications or ordinance requirements if it finds that strict adherence to such standards or requirements is not required to meet the intent of the PUD ordinance or to protect the health, safety or welfare of the surrounding area or the city as a whole. The creation of a condominium garage complex and subdivision with the exceptions noted above will allow a unique project that would otherwise be difficult to accommodate on another site or in a different zoning district. The result is a development that furthers the City’s goals of promoting increased tax base and business activity within areas guided for Business Park. According to Section 11-10-6 C.1, the planning commission and city council shall base their recommendations and actions regarding the applicable PUD application on consideration of the items listed below. 1. Compatibility of the proposed plan with the PUD standards and the goals and policies of the comprehensive plan. Finding: The proposed use is consistent with the PUD standards and the goals and policies of the comprehensive plan. Generally, the comprehensive plan calls for new development within business park areas to promote expansion of the City’s tax base and creation of new jobs within the community. The proposed use will allow a type of development that provides a high-quality building expected to bring people into the community for shopping, leisure, and business activity. The subject site is in a transition area between one of the City’s primary transportation corridors and the Rosemount Business Park. 2. Effect of the proposed plan on the neighborhood in which it is to be located. Finding: The proposed development will have a positive effect on the surrounding neighborhood. The property is located within a transition area between South Robert Trail and the Rosemount Business Park. Uses to the east are comprised of light manufacturing, office, and other business uses that have no outside storage and limited truck loading facilities. The proposed development will be set back from Boulder Trail and much less visible than other properties in the area. The neighbors, as part of the formal planning review, have been contacted about the public hearing at the Planning Commission meeting. 7 3. Internal organization and adequacy of various uses or densities, circulation and parking facilities, public facilities, recreation areas, open spaces, screening and landscaping. Finding: the site’s organization and layout are designed to accommodate three buildings that will share one access to Boulder Court and use shared driveways between each building. The shared road and driveways will provide adequate maneuvering for vehicle and trucks entering and exiting individual garage units. Parking and landscaping have been designed to meet the City’s minimum requirements, or conditions of approval will bring the project into compliance with these standards. 4. Consistency with the standards of section 11-10-3 of this chapter pertaining to site and building plan review. Finding: The proposed development meets or exceeds the development standards for the BP district and self-service storage facility requirements except for the impervious coverage, building design standards, hours of operation, and fencing requirements. The overall building area, lot coverage, and expected traffic are all consistent with a typical business park development of the same size. These zoning requirements and staff’s finding for each are detailed the site plan review section below. 5. Such other factors as the planning commission or city council deems relevant. Based on the findings detailed above, staff recommends approval of the planned unit development. The Planning Commission and City Council may attach conditions to their actions as they determine necessary to better accomplish the purposes of a planned unit development. Streets & Access. The proposed condominium garages site will have direct access to Boulder Court in a location previously approved with the JJT Business Park subdivision. The individual garage units within the three buildings will be accessed via a private internal road and driveway system. In response to the initial review comments from the City’s Building Official/Fire Marshall, the applicant has made slight modifications to the site plan to provide an additional connection around the rear portion of Building C to provide full access to each building and has increased the minimum width of all driveways to 16 feet. All internal drive aisles are designed to meet the City’s minimum standards for a self-service storage facility. Staff is recommending that the narrower portions of the driveway be marked as no parking areas to ensure proper emergency access at all times. Because the development site connects to an existing public road, no further roads are necessary for the project to move forward. All of the northern half of the replatted outlot will have direct access to Boulder Trail, which will support development of this parcel in the future. Utilities The subject parcel is located with the City’s 2030 Metropolitan Urban Service Area and is required to connect to public services to support the proposed development. Public water and sanitary sewer services have been stubbed to the site with previous development projects, and no further extensions are required to serve the site 8 Parks and Open Space. The City’s subdivision ordinance requires all new developments (both residential and commercial) to dedicate a percentage of the overall subdivision area for public park purposes. The City may also elect to accept a fee in lieu of land dedication when development occurs in an area that is not planned for any public parks. In this case, the Parks and Recreation Director has reviewed the proposed subdivision and is recommending that the City request a fee in lieu of land dedication for the project. The required dedication is 10% of the land area, and the City’s fee schedule identifies the required cash in lieu of land at $8,500 per acre. The total cash in lieu of land dedication required for the Lot 1, Block 1 is $36,465 ($8,500 per acre x 4.29 acres). The outlot is not a buildable lot and will not pay a park dedication fee until it is replatted. Sidewalks, Trails and Pathway. The City has adopted a Pedestrian and Bicycle Master Plan, which identifies a proposed multipurpose trail along Biscayne Avenue. The City has also previously constructed a public sidewalk along the north and west sides of Boulder Trail, which is expected to continue further south as development progresses within the business park. No sidewalk has been planned or constructed along Boulder Court, the majority of which fronts a vacant, future building site along this road. There are no possible connections further to the west because of the rail line that runs along the property boundary. Pedestrian Circulation: The site plan provides for interior pedestrian circulation around the clubhouse portion of Building A; all other access will occur directly from the drive aisles in front of each garage unit. The use is not expected to generate a large amount of traffic, and there will be no truck loading docks or other significant barriers to pedestrian movement around the site. Pedestrians will be able to access the regional trail connection along Biscayne Avenue via the sidewalk along Boulder Trail Storm Water Management Because the proposed development site was platted within an earlier subdivision the storm water management plan is to tie into the existing system to a large extent. All storm water will therefore be directed to an existing swale along the west side of the property that will then flow south into a larger regional pond previously constructed on Outlot A. There is a narrow swale along the south part of the site, and the City Engineer is still working with the applicant’s engineer to determine whether or not there will be infiltration occurring in this area. Avoiding or mitigating infiltration in this area is critical because a portion of the subject parcel is located with in the City’s emergency response area for the well along Boulder Trail within the business park. The City Engineer’s review memorandum includes other general concerns about the storm water management plan, which will need to be updated to comply with all City rules and regulations. Other Engineering Comments. The Engineering department has reviewed the PUD development plans, and engineering comments are detailed in the attached memo dated February 20, 2020. Because the proposed development is a new project within a new subdivision, the applicant will need to pay all applicable area and connection charges related the public utility connections for the building. Please note that the Engineer’s comments are based on the original plan submission. The applicant has since submitted updated plans to provide full access around each building, and this has led to a modest change to some of the driving lanes around Buildings A and C. The revised plans will be subject to final review and approval by the City Engineer and will need to address all comments from the review memorandum. 9 Site Plan Review As noted above, the planned unit development application includes a request for approval of a final site development plan and site plan review in conjunction with the Conditional Use Permit. The purpose of a site plan review is to evaluate each project as it relates to the performance and site design standards of the zoning ordinance. The applicable site plan review standards and staff’s findings for each are detailed below. This review focuses on all final site plan and details submitted for all three buildings, recognizing that they will be built out in phases starting with Building A. Future buildings (B and C) will not require further City review if they are consistent with the plans approved with the PUD request. Land Use and Zoning . The subject property is guided BP Business Park and is currently zoned BP - Business Park consistent with this designation. The BP standards are used for the review sections that follow. Lot and Building Standards. The proposed site design for garage condominium buildings is consistent with the lot and building performance standards for the BP Business Park District with the exceptions noted above. These standards are detailed in the table below. Please note that the required setbacks for this lot include an increased side yard setback because it is adjacent to a railroad. Lot and Building Performance Standards for the BP – Business Park District Standard Required Proposed Front Setback (East) 30 ft. 102 ft. (cul-de-sac) Side Setback (North) 10 ft. 26 ft. Side Setback (East/South) 10 ft. 38/46 ft. Rear Setback (West) 40 ft. (30 ft. buffer) 40 ft. Minimum Lot Size 1 acre 4.29 acres Minimum Lot Width 120 ft. 160 ft. (at building line) Minimum Lot Depth None 720 ft. Maximum Lot Coverage 75% maximum 76.9% Residential Buffer Yard N/A N/A Building Height 50 ft. 35 ft. (roof peak) The required setbacks for parking areas are 20 feet for the front yard and 10 feet for the side and rear yards in the BP zoning district. Considering the additional 10 feet required from a railroad right-of-way the project meets these standards as well. Buffer Area. The zoning ordinance requires increased setbacks and/or buffer yards to provide additional buffering between uses under two circumstances: 1) along a side or rear property line abutting any non- commercial or non-industrial use or district, and 2) when abutting a higher classification roadway or a railroad within the City. The first set of circumstances does not apply to the subject property because the applicant’s parcel abuts another Business Park property. The second situation does apply to the applicant’s property because of its location next to the Progressive Rail line. The increased setback from the railroad right-of-way is included in the above chart. 10 Exterior Building Materials. The exterior building materials to be used in the proposed condominium buildings is the most significant departure requested from the City’s BP district standards. The zoning standards require “360 degrees” architecture for this district, which means that all sides of the building need to comply with the building materials, colors, and design elements required under the code. For a typical manufacturing or warehousing facility this requirement would be met with materials like precast concrete wall with decorative elements or a brick/natural stone exterior. Because the proposed development is essentially a series of garage doors on all long sides of each building, the required materials would cover a much smaller portion of the building and would not have the same impact. The applicant is instead proposing a more residential design with high quality building materials around each of the large garage doors, including cementitious lap siding, brick base wainscoting, asphalt shingle roof, aluminum entry area, and wood railing and deck. The building also uses a large amount of glass in windows on all sides of the building and the “storefront” clubhouse area. While some these materials (the lap siding in particular) do not fall under the list of those permitted in the BP district, the overall design is more appropriate for the style of buildings proposes and will still match the quality of the surrounding business park properties. The subject property also acts as a buffer to the commercial properties west of the rail line, and the proposed design acts as an appropriate transition between these two areas. Architectural Appearance & Building Massing . Similar to the discussion concerning building materials, the proposed architectural design for the garage condominiums addresses the need to plan around a series of large garage door openings. The overall length of each building ranges from 232 feet to 357 feet, and the architectural plans indicate that this mass will be broken-up with a varied roof line that is staggered between a higher and lower elevation. The roof is also a gable design, which will step the max height of the roof back from the side elevation while providing a more residential feel for the site. Building A includes a common gathering area and will be further set aside from the rest of the building with a more open arrangement of windows and entryway. This building will also include a wood deck with trellis providing additional space for outside seating and recreation. The overall plans also include some smaller decorative elements such as a series of cupolas at the roof ridge and a brick chimney for the clubhouse fireplace. As designed, the other elements of the proposed building meet or exceed the architectural appearance and building massing requirements of the BP – Business Park district. Off-Street Parking . The site meets or exceeds the off-street parking requirements for the BP Business Park district in accordance with the analysis performed by the project architects in consultation with City staff and upon review of the City’s off-street parking ordinance. The following chart documents the minimum parking standards required under the City Code: Use Parking Required Minimum Spaces Self Service Storage 1 stall per 6,000 sq. ft. of storage area 12 Total 12 The proposed site plan depicts 12 total stalls on the site, meeting the minimum requirements of the zoning ordinance. Three will be located in front of Building A and the common area, while the remaining stalls will be situated west of this building and along the southwest corner of Building B. The proposed landscaping within and around the parking areas is sufficient to meet the minimum requirements under the zoning ordinance. 11 Landscaping . Based on staff’s review of the site, the applicant’s landscape plan falls short of the minimum landscape requirements outlined in Section 11-6-3 of the City Code for overstory trees. A detailed comparison of the required and proposed landscaping for this site is provided in the table below. All sites in the BP zoning district are required to provide a minimum of 1 tree per 3,000 square feet of land area and foundation plantings equal to 1 per 10 linear feet of building perimeter. Additionally, the self- service storage requirements state that the applicant must provide 1.25 times the required minimum for over story tree plantings above the base zoning requirement for these uses. The applicant’s landscape plan shows 27 trees or 51 less than the minimum required and 351 foundation/shrub plantings or 119 more than required. The applicant has pointed out that a large portion of the green space on the site is used for drainage swales, and that plating trees in these areas is not encouraged. Because so much of the open space is devoted to drainage, the applicant does not believe it is possible to plant the required number of trees on the property. Staff would like to see the landscape plan include some additional trees to bring it closer to the City’s requirement and is proposing a condition of approval that the applicant work with staff to identify additional planting areas on the site. Any shortage could be addressed with a fee in lieu of tree placement or allow the planting of replacement trees in public areas. Staff would also like to see the larger landscape materials focused around the end of the drive aisles on the west and eastern sides of the property to maximize screening of the garage doors and larger pavement areas. Landscaping Requirement Comparison Type Size Standard Required Proposed Status Trees 187,290 1 tree /3,000 sq. ft. (+25%) 78 18 Short Foundation Plantings 2322 1 planting/10 linear feet of building 232 351 Exceeds Signage. The PUD plans show a freestanding sign for the complex at the entrance from Boulder Court. A sign permit will be required from the City before the installation of any building signs. Exterior Lighting . The applicant’s narrative states that exterior lighting will consist of wall-mounted, LED downlighting to provide accent, identification, and illumination for added security. There are no pole fixtures planned in any of the driveways or parking areas. Trash Enclosure . The site plan includes one trash enclosure just off the southwest corner of Building A. The applicant has provided an architectural drawing for the enclosure that meets the City’s minimum design standards. CONCLUSION & RECOMMENDATION Staff recommends approval of the Rosemount Car Club Preliminary Plat, Conditional Use Permit, PUD Master Development Plan, Final Development Plan, and Rezoning from BP – Business Park to BP – Business Park/PUD and a Site Plan Review concerning a three-building condominium garage facility to be constructed on a portion of an existing outlot with the JJT Business Park subject to conditions of approval outlined in the recommended action section above. P:\PROJECTS\2016\16041\2 - DESIGN\CITY REVIEW (SITE, CUP)\VARIANCE SUBMITTAL\PROJECT VARIANCE NARRATIVE.DOCX 7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431 - 4433 January 28, 2020 Project Narrative: Rosemount Condominium Garages . The Rosemount Condominium Garages is a three-building complex to meet the needs of auto enthusiasts, dreamers, collectors, and hobbyists. This use is a hybrid use because the owner is creating highly customizable spaces that bridge the gap between storage and hobby. The Rosemount Condo Garages is not just a self-storage facility but also a place for friends and families to share and gather. While this is a new use to the City of Rosemount, it is a growing interest for residents as shown by the success of several similar facilities around the metropolitan area. The development is located of the end of Boulder Court in the JJT Business Park subdivision. The submittal is for Planned Unit Development, Conditional Use Permit and Site Plan approval review to address the needs of the buildings and site. Additionally, this submittal also includes Preliminary and Final Platting to define the proposed lot subdivided off the current Outlot A at this industrial subdivision. Due to the unique use that is somewhat different than self-storage, it was felt that a PUD designation would be the best fit to allow for the unique variations and upgraded image as compared to a traditional self-storage facility outlined in the city code for this zone. Since these condo units are purchased by individual owners for personal vehicles, the buildings are designed as a mixture of residential and commercial style. The exterior building aesthetics is deliberately not designed like the typical utilitarian, self-storage facility with static rectangular masses with garage door openings. Instead our project is comprised of dynamic buildings that look more like mixed-use condominiums. To achieve that aesthetic, we are using cupolas, stepped the gabled roofs, brick wainscot, articulated and modulated the facades, and differentiated colors and finishes. All finishes are low-maintenance finishes including brick, pre- finished cement board siding and trim, glass and attractive architectural grade shingles. The site materials will be comprised of bituminous, concrete curbs, pervious pavers, and attractive landscaping. The property is in a transitional area adjacent to Highway 3 (South Robert Trail) and just south of County Road 42. Along the west side is also railroad tracks. The area is planned for business park and zoned as a BP Highway Commercial zone. The proposed self-storage building use is a Conditional Use within this zone category. While the condo garage auto club use is a low intensity use, it typically provides a higher property valuation per acre than other uses that would be allowed in this zone. The project will include three buildings, labeled building A, B, and C, and a trash enclosure. Building A and half of Buildings B and C will be completed in Phase 1 of the construction. The remainder of Buildings B and C will be completed in Phase 2 of the construction after the first P:\PROJECTS\2016\16041\2 - DESIGN\CITY REVIEW (SITE, CUP)\VARIANCE SUBMITTAL\PROJECT VARIANCE NARRATIVE.DOCX phase reaches a sufficient threshold of sold units. Each wood-framed building will be fire sprinklered and initially built out as shell buildings. As units are sold, the interior partitions will be built out. Individual units will be 640 square feet to 1,000 square feet with the option to combine multiple units to create larger units. Each condo will also be roughed-in for a restroom and have the option to add a loft space. Each condo unit will be individually owned for the building interior with the exterior buildings and overall site being under an Owners Association (HOA) and managed by a professional management company. The HOA document will prohibit business operations on site and no overnight stays will be permitted at the condo garages. The Club House is a place for community complete with tables, chairs, fireplace, restrooms, storage, staging/prep area, and outdoor viewing deck. The Club House will provide an opportunity for owners to relax, heat their own appetizers, grill outside, or cater-in while visiting with their neighbors. The plaza, made of pervious pavers, will have outdoor seating and be used from time to time for car display. Again, this area is an amenity for the owner and not a business operation and, as noted for the units, there will be no overnight stays allowed. The owner’s association will maintain the Club House through the oversight of the management company. Therefore, this project is requesting approval of a Conditional Use Permit for this condominium garage and community clubhouse based on flexibility provided under the Planned Unit Development format to best address the unique differences between this condominium garage use and the zoning ordinance self-storage use requirements. The following items outline some of the key CUP and PUD attributes of this project. 1) All storage will be maintained in the storage spaces. There will be no outdoor storage of any products, equipment or other material. There may be an occasional licensed, operable recreation vehicle as permitted. 2) No chain-link, barbed wire or wood privacy fencing will be used. This facility is different from a self-storage facility and does not require a perimeter fence for security. 3) More than half of the storage space openings are internally oriented away from public streets and adjoining properties. This facility is different from a self-storage facility in appearance and aesthetic and the condo garage openings, faced with brick, wood trim and lap siding are more presentable to the public visually. 4) While there will be no plantings around the garage door openings, green space, planting clusters are strategically designed. Again, our design aesthetic is so different, the garage door openings do not require as much softening or screening from the public. 5) We are proposing plantings as shown on the landscape plan. All landscaped areas will be irrigated with an underground system. To keep the swales functional, we have not planted in those areas along the west and south perimeter. But everywhere else possible we have planted – at the ends of the buildings along the north lot line, the east lot line and the plaza. P:\PROJECTS\2016\16041\2 - DESIGN\CITY REVIEW (SITE, CUP)\VARIANCE SUBMITTAL\PROJECT VARIANCE NARRATIVE.DOCX 6) There will be no accessory caretaker residence. The condo units are not individual rental units like typical self-storage. The condo units are privately-owned, and the owner’s will be responsible for the security/ alarming of their own unit. The owner’s association will secure the Club House under lock and key. Should there be any neighborly issues, there will be a property management company that will help mitigate resolutions. Exterior lighting will consist of wall-mounted, LED, down- lighting and provide accent, identification, and illumination for added security. 7) The aesthetic is very different from the self-service storage facility. Exterior wall surfaces will include brick, cementitious siding, wood trim, and glass. Each owner will determine their interior wall surfaces with the basic interior wall surface being drywall over wood framing. 8) There will be no hours of operation, since there is no business being operated at this facility. Since these are privately owned condo garages the intention is not to limit their time of use. We expect that their use would mostly be during the daylight and evening hours. Owners would visit their condo garage a couple times a week. We have no concern about the occasional early morning or late-night visit. These are privately owned units, so our intention is not to limit the time of Owner’s use, however, there will be no overnight stays permitted. 9) Site access will comply with the fire marshal’s requirements which include fire apparatus turnaround radii. The buildings are fire sprinkled with a centralized riser room behind the Club House. 10) All internal driveways have minimum widths of twenty feet, except for a one-way drive that provide access to the plaza and the north side of building A. Otherwise, the narrowest proposed driveways are twenty-four feet. 11) Vehicle turnaround of 45 feet minimum turning radius is provided at internal driveways exceeding 150’ in dead-end length. As noted earlier, the buildings are fire sprinkled for added safety. 12) Common parking space is available at one space per six thousand square feet of storage area. We are providing 12 common parking stalls as a result. 13) The exterior buildings, driveways, open space and landscaping, front, side and rear yards will be maintained and repaired or replaced in conformance with the approved plans by the property owner so as not to cause blighting or general deterioration. 14) Storage units are to be sold individually and an owner’s association (HOA) will assume the responsibilities of overall site management. The owner’s association will be governed by a declaration of covenants that are approved by the City of Rosemount and recorded at Dakota County. The open space and common areas shall be maintained and cared for by the developer of the self-storage facility until the owner’s association is formed. The owner’s association will be responsible for the care and maintenance of all open space and common areas of the self-storage facility and also for the maintenance and appearance of the exterior of each unit. The owners' association will levy charges to each owner for the maintenance cost, operating costs and improvement costs for the open or green space, and for the P:\PROJECTS\2016\16041\2 - DESIGN\CITY REVIEW (SITE, CUP)\VARIANCE SUBMITTAL\PROJECT VARIANCE NARRATIVE.DOCX common and privately owned parking and paved areas beyond each storage unit. In addition, the owners' association will assume the responsibility to maintain the exterior of the building(s) and also in an acceptable condition which is compatible with adjoining properties. The owners' association will cause blighted individually owned units or areas within the facility to be repaired, restored and maintained as necessary to an acceptable standard for the area. 15) In the event that the developer or owner of the self-storage facility is unable to organize the property owners into an association for the maintenance of the open space and individually owned storage units after twelve (12) months from the completion of the construction, the council will call for a public hearing of all persons so concerned and ask for the creation of such an association. If no association is formed or if the association ceases to function any time after it is formed, the council will order such maintenance work and restoration of the area and then will assess such costs, together with a reasonable supervision charge, to the owners in the self- storage facility or the individual owner receiving the individual benefit. 16) The council may require that the declaration of covenants include provisions to meet the minimum requirements of this section or to satisfy conditions of city approval, may be enforced by the city, and may not be amended or released without city council approval. Thank you for your consideration of this project. This Developer is excited to be bringing this upscale auto club condominium garages to Rosemount and the future condo owners from the region. I look forward to continuing to work with staff on the review and presenting to Planning Commission and City Council. Sincerely, Quinn S. Hutson, AIA, LEED AP Reg. No: 21234 Principal CNH Architects, Inc. be g58.LEGAL DESCRIPTION OF PROPERTY: 956 A o N N C H O R D BEARING MANHOLE SEWER MATCH LINE N T.C.-957.64 That pat of the Northwest I o o N 420 56 33 E UP 5 A INV.-934.40 SEE CONTINUATION AT LOWER LEFT Quarter of Section 32, IL_ z z 6,s I ICI T W Township115, Range 19, O ° 5 24 53 47 95 U L_ Dakota County, Minnesota, ft w 75Q Q 9Q ROSEMOUNT lying Easterly of the Easterly z Lc) 1-U U' 9 N N PORT A right-of--wayline of the CO c O N 256.37 - CO g o AUTHORITY N^ I sue, PAHL FAMILY 34 0321oD020ARTNERSHIPChicago, Milwaukee, St. Paul U W W LL Pv` g SANITA Y SEWER ° ` V and Pac fic Railroad.W ` 75 E -o o T BENCHMARK-TOP NUT 9565+ M\hh01L 6.54 O n = a w LLJ HYDRANT ELEV.=960.76 b - 956 54 co W 9 6 5a° Q z f xg5 Cn And LL C) N o c J o T. B. ° \\\ a 6 z Q s W N z v J B. 3\ 9s z W gyp w R I'I 00 Q l 9 p\\ \\ N l 9 xg59 O g5,06 7 77 LL TRANSFORMER oOutlotAROSEMOUNTo S 0002004 WfLLIOCNzrnOgy06s\/ D IJ R n 9 I Lv ° N - I AND CABLE BOX \ P \ c: \ _ e S:F• , BUSINESSPARK SECOND z z LL („ w o o o MOUNT I g 1 95 ADDITION, Dakota Count T5 w CITY OF ROSE 5°a' 9 f f O LJ/ -0 L 7 U ? O 6 _ I 9 6 6 r 9 6\ \ I Z 1 12 -.3 x°j //y 0 //gdg'°0'1 011 h h50 y LL 00 N I 1 6 , a 6 96 5 9 WEBB PROPERTIES LLC 34-0321 0-0301 5 Minnesota, according to the LLI o W6A65 9y656 g66 +96 , xgI SANITARY SEWER 55 °a°3 A, w c ; ogz 133 7, + 1 1 II 34-64552-010-01 ING MANHOLE 5 95 y i 59 z w , S14'' arecordedplatthereof.J Z I I G B n\ oUILDT.C. = 957.59 M 95' NITA Y STUB n 1p 7 ( I I I I op9 EXISTIN INV. = 935.59 1 1 1.00 Q.=93.89 ti 1 Q= Lv U, I I I I I I I I I III I 1 e6 h 0 9 I 6P 5 \ f'34.4 J NI !y I 1 I I I 1 1 6 5T w,, 19 yg. LL LL 1 5 h 5 \ 7-- And Z tAST LINE OF THE NORTHWEST 59g5g. l 5 9y ° a?x I w 9J 9 O 56. w I n es 99 O x 9 95 3 1 0 0 1 x ry 9 f cr I 56 e° ee g> o z A A Q g'92 \ I II \ ,I$ I I I , 9 3, o 9 1\ab I 5o e5 26, 1 0 o In 6 9 ARTER OF SEC. 32-T115-R19 ry 9 OIIII \ 6 J+(I ry 9 e9 95 5 i' 95 y3.1 \ z O I y I Ib'1,µ19 5'L)1UJ9ro9rO5 k,' /111 ,1 j V That pat of the Southwest I6Q yd. 5.9 - - III 1 2 6` j I I T IIN-i fi-----_ / 96 `° I , e ' q 19 5960,E 1 SEM UN \ \ 5a N \ 1 96, m A S i Quarter of the Northeast 62, N z A 0 Q Q J I I 'STING CUII V€R' + 5 rn I CE 5 elOU O ILL. W 1 S 9 9` p90 FA 99 _-, I r---- J O 1 O _ 03QuarterofSection32wjjk`V.-ft575-7 4 \ 6 9 gITU R L_L A9 9 ° 9 ' S OV O 3---W____ ROSEMOUNTT z L PORT A HORIT z o 0CIiFJ59.61 o-----+g5 34 2 \ o Q 1 1 1 5g.g0--9 9--5 _-95g y5.y9 _ 5 A6 58'9 xg5. 1Township115Range19o /I I 6A N ry. 9 7 - g5g 9, 64 -\01 9gfs9ry95,E t W 6 N.- N89 26 1 E 77.17-------I / - 1 6y x9 r 2'- z_ + 9 e' 5n \ N v' 0 \`/ Dakota County, Minnesota 5;a 4,_- a Q ----- _yf f 9 0 1 A e r}r- N 95 ry, ae?° \a 9 A695M18. c 0 0,5 56 \\ 5 -iNbEFINIT NANTS F _ 5 O describe as follows: QQ 8 9 x 9ry f 1 6,S,S---_- t + -------_-d-. 91g g FEf C37 HIGHWAY EASEMENT Beginning at the Northwest PER DOC. N0. 43 192 I 119 616n 2 I corner f said Southwest I 5, I 10.9 y • 3 956 quarter f the Northeast 00 L w O L( I I I I CI ;A6y Quarter; thence north 89 30 EooT WIDE c I Vile x96 degrees 26 minutes 13 EASEMENT PER 00 g6ryA 9 1 55, 6 og DOC. N0.423014 z I m 9---- 96 961 x 55 60. 59 95 g ' 9 x956. g5 LLI I t WEST /LhNE OF TIFF QUARTER J I I g6 90' g0 9y,. 96ry 1 +°j 9 6, 13 seconds East, assumed 0 40 9 I I " 9 OF THE NORTH-EAST OUARTER-eF-SEC. 32JTf 15-R p9____ bearing long the North line I 6 56. 0 SOS of said 'Southwest Quarter of LLI n b J k5 S.B. 1 96 1 6 x° 9 5 g5g N ZONED BP-2 f\\ 900 the Northeast Quarter v-, nn ' A2 ' 9593 z Ln Q g6 I I- 11 I' I 6/ x96 0 A q61 5 95 M 569 6 161,1284.80 feet; thence south II 6 µµµrrr+++iw9 65 \ n 9`L g6\' F9699 6A lx9 1 95$ - I g 0 00 degrees 20 minutes 03 O W cg % 62 S TARY STUB x 6 5 x 9°2 a z seconds West 120.00 feet; z yry9\ ,/ V.-93$89 96 I x g59k \ g58' 959 I x9 w N LL S''/' p FIELD VEf`, gy,i 05 1 59 I LL V Othencesouth89degrees2607 = o o aF y H.A. 1 g62A \ \ \ xg6 g9 9 Ary 959 i xg" g e minutes 13 seconds West 2i' 1544.83 eet; thence south 44 q 6 a /! R/ 901°°x9y9 l g58,, 9 x o L ° BENCHMARK-TOP NUT 5 EFL T\ 95degrees53minutes08C O 5 6 I 5gHYDRANTELEV.=964.22 9 F 6 6 9 a9 z N z 5 9 r ry P.P. c \I i A y 9 F9 61' iD g5 AOsecondsWest862.95 feet; z a iV 6 6, x9 NO BUILDINGS 9 O o Q 9602 I( NF\_ 9 0U6 I N 1 96\ 95`' 0•t 5,. thence South 00 degrees 20 gA OA 0 6 ` A \ `\\_ `/ g 961 g5 x95 05 9596 05 x9 +9 U Q minutes 04 seconds West 9 9 g' 6 q0 F --2,a` A9 34-03210-0t9 35 al g56° 9, o cwn u 956y 124.53 feet; thence South 89 n /' i `\ 6A/\ / Oq N 696 95 5 LLI Q degrees 26 minutes 14 y9 §" f' 60. <./ ^Rq/, 00 \ 9 2 l 99g8 xg5g 1 95a' g5' a'4 _ Q 1 P-P,. 6ry x90 Ory'I \ 6,} 9 1 i x95 \ seconds West 134.50 feet, to A. 9 5 0 xg6 9 g5 p cnl 5A Lw 0x the Wes line of said 56" 9 09 L qy9 BUIL 6 0 zi\ \o 7 96ry ry i i W A x9 l\'l. JI xg62. LC S'16 g56' NO 59. e. , _ G A 9 O` 1 96\ 9 g5 6 //5 // 5 xSouthwetQuarteroftheH.A.2 8' 9 95 95 Northeast Quarter; thence c 9s y; \ `\\ V 3 y , S.B. 4 g6,9A o ~ 959y1 ZONED BP-1 H.A. 3 36 i cry x955? 5 North 0 degrees 20 minutes FR/ 5 9z,b r-- 4-03 Y0-010-35 03 seconds East 850.00 feet, Rq/LW C. LLJ along S Id West line, to the 4/N 6' Y LVAIUK-AND 4 _ U S U v5may\ Q CONTROLLJLBLDG. gpointofbeginning. CO L\ 6 e9 \Jl 0y2 O +g6 LL I 665 95 0 i g58fb -" CF OF s605 'ss 5 \ a \ J ry59 LL NORTH 3o O LL I 588ry ( 9 9 ILI O 95g3 x9 \ J a?A I t\ 1 Z AI ' p0e P.P. 6ry g595 96".LLJ Q Q 9 A SCALE IN FEET M002003W x 06 05 g5 x95 q5 s9 9 1 gSS00 0 100 200 300 C 9 6 120 00 V 6\ \+96 6 62 9 5 g62` g59 i ---__-- 0/ r95A5'T tea°- 6ry 50 150 3 °'ram i' /// g6T'k 96 \ y.95 35 W W 4 DENOTES IRON MONUMENT FOUND SC F//I/ 95 o - DENOTES IRON MONUMENT J Q 0 - DENOTES COUNTY SECTION MONUMENT OROSFRT/F/C o\ V \ y 6.s 961 q5 6 Oti 9- 55?9 i' +g562 R T v ; v o v 95 Z I BEARINGS ARE ASSUMED DATUM G G E r..-'' ELEVATIONS ARE CITY DATUM Mn/Q T\ F 16`S P.P. , o `` 0 56 y 6 \ 4J i i S'' / xg56y6 S i 0/0 q /\ i 1 F pFR x96ry L L - 91 4 _ S.B. 5 g56 p2 x 95 NOTES jam Ell 9 1 \ + 63 \ \\ \x962. o' / 6// 955A PFR 1) BENCHMARK - TOP NUT HYDRANT AT THE 9 g5 J NORTHEAST CORNER OF PROPERTY Z 00 ELEVATION = 964.22 9` Ao 9 1' I 95 65/955? ry g55° - k'' Q/' 4 C0 LEGEND 2) UTILITIES SHOWN ARE APPROXIMATE LOCATION 6 ,\\\ 9 6 A 9 ry-_ --------x \\\ a !.$/ J 98 \\\` 2 I I ' I / q5 / I 00 // C 1 CALL GOPHER STATE ONE CALL AT (651) 454-0002 6 A x96 i/ g55, 95 LO HYD. HYDRANT l 9 ' ry 59 PERK. 3 O FOR ALL UTILITY GAS AND ELECTRICAL LINE I 00 C.B. CATCH BASIN LOCATIONS PRIOR TO EXCAVATION. P.P. POWER POLEp xg55.63g ho 3) PROPERTY ZONED BP-1 (BUSINESS PARK ONE DISTRICT) gtij q 96A Y,g I A \ O ST. MH STORM MANHOLE AND BP-2 (BUSINESS PARK TWO DISTRICT) G P. 3S(\R 0 a\-I 3?5 / / / / ,a a0 - x9A SAN. MH SANITARY MANHOLE 4) BUILDING SETBACKS FOR BP-1 ZONED PROPERTY 032 0\ ND gA \` 2 5 5 A 6ROB - \ A 05 b1 x9A WATER VALVE a) FRONT YARD = 30 FEET 31 5 ` 6 6 xg56 I i g,, i PE 05 5, 44/16,/E b) REAR YARD = 30 FEET VICINITY MAP f P 9 ry x 1 RAIL IN x9 ? /-\` v56°, 9/6? 6 67.5 r EXISTING L L E c) SIDE YARD = 30 FEET NO SCALE a _ ` Ne 24" C.M.P. CULVERT x9A 12"W WATER MAIN LINE S\ P. A 56, IN\4-1aUT 938.5 50 9 tINV. IN=939.4 BUILDING SETBACKS FOR BP-2 ZONED PROPERTY C.S.A.H. NO. 42 5 ` 955'` ' ` 99 I 9A9 18"ST STORM SEWER LINE a) FRONT YARD = 30 FEET L;,N 4° A t4 4\ E \ 1`\\ 8"S SANITARY SEWER LINE b) REAR YARD_ 10 FEET 16 66 Itc) SIDE YARD - 10 FEET L _ SITE OHE OVERHEAD ELECTRICAL LINE BUILDING SETBACKS FOR SPECIAL CONDITIONS A 95& 9So y, O t A6' S 35°4 4 16 E r T 953 ---- EXISTING CONTOUR O-W _ F I x xg' 2 b) CTS.AEHH N0.42RR 0 W =6705FFEET OSFpH EXISTING SPOT ELEVATION ry 5 95 P.P2AT 631.83 , g c) BOULDER AVENUE = 40 FEET 3 NO 9 A5\ 95 il\\ _ a9AI d) RAILROAD R-O-W = 30 FEET 4\ 03 q 955. 2 _ 6A + oN \\F I LLJ S 5 NO WETLANDS EXIST ON SITE. 010 3 0 A 6) PROPERTY IS NOT LOCATED IN FLOOD ZONES. 00 N CITY OF ROSEMOUNT 9 7) EXISTING USE OF PROPERTY IS AGRICULTURAL. S M l 34-03210-03015 o. Gfi 8) PROPERTY AREAS PARCEL 34-03210-010-35 = 1,900,857 SQ. FT. (43.64 ACRES)Z A PARCEL 34-04552-010-00 = 47,049 SQ. FT. (1.08 ACRES) C.S.A.H. NO. 46 MATCH LINE PARCEL 34-03210-03015 = 435,605 SQ. FT. (10.00 ACRES) SEC. 32, T115, RANGE 19 J\ TOTAL = 2,383,511 SQ. FT. (54.72 ACRES) DAKOTA COUNTY, MINNESOTA REVISIONS PROJ. NO:205017.21 1 hereby certify that this plan, specification, or report was prepared by me PREPARED FOR: or under my direct supervision and that I am a duly licensed Professional J A C O B S O N3-06-06 CHANGES PER CITY COMMENTS DRAWN: KDM Engineer and Land Surveyor under the laws of the State of Minnesota. SHEET N0.5-09-06 CHANGES PER MNDOT AND CITY CHECKED: GDJ ENGINEERS SURVEYORS APPRO Development,, Inc. J J T BUSINESS PARK SCALE: AS SHOWN Signature: License No: 21476 Grenada Avenue TOPOGRAPHIC SURVEY FIRST ADDITION C _ 1FIELDBOOK: A 21029 HERON WAY Lakeville, MN 55044 Print Name:Date: TEL. (952) 469-4328 LAKEVILLE, MN 55044 FAX (952) 469-4624 DATE: 2-23-05 205017c6asb 11171 I i I i o. BENCHMARK-TOP NUT r HYDRANT ELEV.=960.76 T. B. IB. TRANSFORMER I- V CQNCRETE CURB to AND CABLE BOX s : AyND GUTTER O Alf1TV T79T SILT FENCE Y 03 Q I \ i i I II II I EXISTING BUILDING IIIII l ua n I a I I 9 I"IrTn I I ill 1 6 J ) , , a h I I 9s SILT FENICE I"IC A I Im v OF1TV_STTITr- 9 F 'Vf`__ ill IIIIIN r---=\ i,9696h' III I( TAI I FENRIP-RAP IIII I I igl v B17UMIN PARK SILT FENCE,, FLARED- CLASS III IIIIIIi INSTLL SILTS FE1 1 E s ___ SURFACE --------_-,__ I T I t LMINOU ys I \ 959---- z c u I BITl1 T U) / 8 I I I I II I I N g58 J s S i 1``\- L\ U I N 0 9 ITS-00 1T 9 s Z..W ANTS vEL E TRA cE N> i' a _., 95 I >> 21"ST 21"ST 'T I REMOVE EXISTING FIELD N DRIVE AND CULVERT. RAIN GARDEN INFILTRATION BASIN GRADE FOR POSITIVE SEE DETAIL SHEET C-7 V s OUTLET ELEV.= 960.50 R DRAINAGE IN C.S.A.H.I I g6 s s 95.4`6T/1RE BOULDER AVE, I BOTTOM = 957.00 y A t 991 A AND UTILITIES NO. 42 DITCH FROM g5 12 C.Y. OF ,I I I I N i' V A N - O9 v WEST TO EAST MATCHING 75 II I i v 956 EXISTING CULVERT SLOPE. S.B. 1 LASS III RIP-RAP 1 FLARED END BLEND GRADING WITH I CITY CONTRACT) OVERFLOW FROM PROPOSED I i 50 s3 9 5° 5 5g.MOUND BASIN SLOPERAINGARDENTOTHESOUTH. I I 9 1i J TEMPORARY STORM BASIN TO PROVIDE PROPER o, C. I OUTLET ELE V.00953.00 COVER OVER PIPE JZ H.A. 1 S,$ 5 (CITY CONTRACT) END OF RAIL 9 I H.W.L. 954.I)0 rn T 9p BENCHMARK-TOP NUT V A Y L 9 C.Y. OF j HYDRANT ELEV.=964.22 P.P. CLASS III RIP-RAP Ui @ FLARED -END CITY CONTRACT) V p of 10 / 959 POND BAFFLED SKI MER g5a B M I 95a' WITH 7" ORIFICE IN BAFFLE, 45 L.F. OF 12 R.C.P. INLET PIP CCU -5.6 v SLOPE AND,,100 L.F. OFE18" R.C.P. 695999 H.A.2 OUTLET PIPE 4.6°Jo StOPE. 4 H.A. 3 F.E. INLET INV. _ 7 ORIFICE INV. _ 8.ee v 60; OUTLET INV. = J4$Pr coNTROLBLDG. 59$9 OUTLET INV.rVR ANo i F.E. I OP SILT FENCE ob LINEN BASINN62959 4 L.F. CLAYUF 96° AND INSTALL POND, OW N SKIMMER BELOW N.W.L.0OF R18 a 0% SLOPELAND ET PIPE F. 8„PIPOF1R.C.P.RCP OUTLET E 200 v INSTALLNSTAIIg6II9691T4"TTFiTr 3,-_ 7g, w_, 0.3 SLOPE WITH S.Y.OF NORTH HECK C PERMANENT TURF NE DAM FLARED END SECTIONS. REINFORCEMENT MAT R E T NOTES PP J F.E. INLET INV. = 943.68 NORTH AMERICAN GREEN P300 kINLETINV. AP PROVED EQUALOUTLETINV. - fr6e 1.) UTILITIES SHOWN ARE APPROXIMATE LOCATION, CALL GOPHER SCALE IN FEET STATE ONE CALL AT 651-454-0002 PRIOR TO EXCAVATION. 96j, P. 95`` 959? 0C.Y. LOW F.E. OUTLET INV s S OVER E1COFELEV. S.B. 6 0 100 200 300 s a2.) BENCHMARK - TOP NUT HYDRANT AT THE NORTHEAST CORNER OF PROPERTY CLASS III RIP-RAID ELEVATION = 964.22 P.P. \ ° , aF°CCU FLARED 9 s s F IA D ,END 50 150 SECONDARY BENCHMARK - TOP NUT HYDRANT AT EXISTING BOULDER AVENUE H 95e l CHECK HECK DAM CUL-DE-SAC ELEVATION = 960.76 DAM rn ,955 3.) ALL DISTURBED AREAS SHALL HAVE SEED MIXTURE NO. 50A PLACED 9 BEARINGS ARE ASSUMED DATUM OJ ssa e 5 2aATTHERATEOF75POUNDSPERACRE. MULCH SHALL BE PLACED o r' r 9 ELEVATIONS ARE CITY DATUM z s\ k j CHECK 0 g5 S paATATARGETRATEOF2TONSPERACREANDDISKANCHORED. o bo. AM P 4.) CONSTRUCT TEMPORARY ROCK CONSTRUCTION ENTRANCES BASIN SLOPEATPROPOSEDLOCATIONSSHOWNPERSHEETC-3. MOUND 171BO TO PROVIDE PROPER- h 9 PEPS 9 5. RE-VEGETATE SITE WITHIN 48 HOURS OF FINAL GRADING.AWm a5'° OVER OVER PIPE W W. p.. S I C 6.) CURB AND GUTTER TO BE B618-PER CITY CONTRACT. av S p5 a 85 C.Y. OF CLASS I II RIP AP FROM NEW 7.) INSTALL SILT PROTECTION FENCE AS SHOWN. P 9S FLAREDREND FTO BOTTOM NF j NUjRP BgSIN OF POND. AUGMENT 8. ALL STREET AND UTILITY WORK MUST CONFORM TO THE CITY R is s e IN L. 1946.0 95 ' 95 XISTING RIP-RAP -TO\ E OF ROSEMOUNT GENERAL SPECIFICATIONS. TURF REINFORCEMENT H PEFC. 2 AVOID EROSION. LEGEND y, P ON SLOPES TO 4' DEPTH s ti 9 ga I I 9. PROPOSED SLOPES SHALL BE 4: 1 OR LESS. STAKE TO TOPSOIL W.L. /- 951_, ss TLET 'ELE 9148., HYD. HYDRANT 3 5' P.P. 0.5' DISHED1 1 `INSTALL 500 S.Y. OF gss, , , , C.B. CATCH BASIN 10.) PROTECT PONDING AND INFILTRATION SWALE AREAS FROM OTHER SITE GRADING MAX. 4 0 4 MAX. PERMANENT TURF P.P. POWER POLE WITH SILT FENCE. ALL INFILTRATION SWALES AND BASINS SHALL BE KEPT REINFORCEMENT MAT; P. S' ST. MH STORM MANHOLE WITH NATIVE, SANDY SOILS AND NO COMPACTION DONE ON THEM. ALL NORTH AMERICAN GREEN P300 OR APPROVED EQUAL a '; PONDING AREAS ABOVE THE N.W.L. SHALL BE KEPT WITH NATIVE, SANDY SAN. MH SANITARY MANHOLE SOILS AND NO COMPACTION DONE ON THEM. NO MORE THAN 10%' MIXED OR VARIES GEOTEXTILE FABRICGRANULARBEDDING 953_\,,,WATER VALVE A SINGLE 4" TOPSOIL LAYER SHALL BE PLACED IN THESE AREAS FOR SEEDING 6"MIN. MOUND BASIN SLOPE RAIL LINE AND TURF ESTABLISHMENT. RIP- RAP CHECK DAM TO PROVIDE PROPER COVER OVER PIPES 12"W WATER MAIN LINE 11.) NO WETLANDS EXIST ON SITE.NOT TO SCALE 10: 1 SLOPE POND 18"ST STORM SEWER LINE IAI("`TAI IE 10 C.Y. OF12.) PROPERTY IS NOT LOCATED IN FLOOD ZONES. 8 S SANITARY SEWER LINE 1 1 \ \\ \ \\\\ CLASS III RIP-RAP @ FLARED END OHE OVERHEAD ELECTRICAL LINE 13.) EXISTING USE OF PROPERTY IS AGRICULTURAL. PORTIONS OF OUTLOT A ARE TO REMAIN AS AGRICULTURAL CROPLAND. 953 ---- EXISTING CONTOUR r T"' ' SItT FENCE1"I C"TAI I 8 C.Y. OF FINAL ROAD AND UTILITY DESIGN TO BE COMPLETED BY CITY OF ROSEMOUNT953PROPOSEDCONTOUR14.) STOCKPILES SHALL BE LOCATED ON SITE PER CONTRACTORS DISCRETION. ALL 17.)CLASS III RIP-RAP STOCKPILE AREAS MUST HAVE EROSION CONTROL SILT FENCE INSTALLED AT ENGINEERING DEPARTMENT. ROUGH GRADING FOR ROAD CONSTR ' CTION TO SILT PROTECTION FENCE THEIR PERIMETERS. BE DONE ACCORDING TO THIS PLAN-TO SUBGRADE HOLD DOWN 11.5"). FLARED END 15.) SEE SHEET C-7 FOR POND SKIMMER AND BERM DETAILS.4-28-06 REVISION EAST TEMPORARY STORM BASIN TO BE INSTALLED BY CITY CONTRACT. D WITH16.) MAINTENANCE ACCESS ROUTES TO BE CONSTRUCTED FROM THE TOP OF 18.) ALL UTILITY CONSTRUCTION IN PUBLIC ROADWAYS AND ASSOCIATRACT. BANK TO THE N.W.L. OF REGIONAL NURP POND AND INFILTRATION BASIN ALL NURP AND INFILTRATION BASIN SKIMMERS AND ASSOCIATED STORMATSOUTHWESTCORNEROFSITE. MAINTENANCE ACCESS ROUTES TO BE SEWER PIPING TO BE INSTALLED PER THESE PLANATDEWITIT -THAW-8 PE. REVISIONS PROJ. NO:205017.21 1 hereby certify that this plan, specification, or report was prepared by me JACOBSON PREPARED FOR: 3-13-06 CHANGES PER CITY COMMENTS or under my direct supervision and that I am a duly licensed Professional DRAWN: PCG Engineer under the laws of the State of Minnesota. SHEET NO.3-31-06 CHANGES PER CITY COMMENTS 5-09-06 CHANGES PER MNDOT - NURP BASIN OUTLET CHECKED: SWL ENGINEERS SURVEYORS APPRO Development, Inc. OVERALL GRADING, DRAINAGE JJT BUSINESS PARK SCALE: AS SHOWN Signature: License No: 21476 Grenada Avenue AND EROSION CONTROL PLAN FIRST ADDITION C - 6 FIELD BOOK: A 21029 HERON WAY Lakeville, MN 55044 Print Name:Date: TEL. (952) 469-4328 LAKEVILLE, MN 55044 FAX (952) 469-4624 DATE: 2-23-05 205017c6asb 11171 Hwy 42/ 150th St. W Boulder Ct.County Rd. 3Project Site Boulder Ave Business Pkwy Location Map Community Clubhouse Riser/ Util. 10' - 0"10' - 0"28' - 0"207' - 0"25' - 0" Building A -Phase 1 Property Line Building SetbackProperty LineProperty LineRear SetbackProperty Line Side Setback S ide S etbackP roperty LineParking SetbackProperty LineBuilding SetbackMonument Sign Plaza (18)46' - 0"80' - 0"48' - 0"80' - 0"48' - 0"80' - 0"24' - 1 1/4" 4' - 0" 365' - 0"30' - 0" 357' - 0"4' - 0" 332' - 0"10' - 0"8' - 0"28' - 0"Side Setback Trash HC(3) 9' x 20' (7) 9' x 20' 1 0 ' - 0 " A117 A118 A115 A116 A113 A114 A111 A112 A109 A110 A107 A108 A105 A106 A103 A104 A101 A102 B127 B128 B125 B126 B123 B124 B121 B122 B119 B120 B117 B118 B115 B116 B113 B114 B111 B112 B109 B110 B107 B108 B105 B106 B103 B104 B101 B102 C129 C130 C127 C128 C125 C126 C123 C124 C121 C122 C119 C120 C117 C118 C115 C116 C113 C114 C111 C112 C109 C110 C107 C108 C105 C106 C101 C102 C103 C104 Deck above (2) 9' x 20' Building C -Phase 3 (30) Building B -Phase 2 (28)10' - 0"8' - 0"28' - 0"80' - 0"48' - 0"80' - 0"48' - 0"30' - 0"18' - 0"80' - 0"28' - 0"43' - 0"16' - 0"12' - 0"36' - 0"R 20' - 0"R 2 0 ' - 0 " R 2 0' - 0 " Hydrant A Hydrant B Hydrant C 24' - 0" 1 2 3 4 5 6 7 8 9 10 11 12 13 14 A B C D E F G H J K L A B C D E F G H J K L © COPYRIGHT BY CNH ARCHITECTS, INC.7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431-44332 3 4 5 6 7 8 9 10 11 12 13 141 CNH NO.: REVISIONS: DATE:C:\REVIT (local files)\REVIT 2019\19039 - Rosemount Condominium Garages_atsai47WSB.rvt2/20/2020 7:55:17 AMCS01Site PlanRosemount CondominiumGaragesRosemount, MN19039 2/20/2020 Building Areas Total Footprint Building A Building B Building C Common Area 18,560 SF 26,560 SF 28,560 SF 2,000 SF 16,560 SF 26,560 SF 28,560 SF 5,520 SF 8,854 SF 9,520 SF Condo Area Loft (optional) Total 73,680 SF 2,000 SF 75,680 SF 23,894 SF 1" = 30'-0"CS01 A1 Schematic Site Plan Zoning Requirement Summary Property Zone:C-3 Highway Commercial District Conditional uses:Self-service storage facilities Proposed uses: Condominium garages with community clubhouse Building setbacks:Required Provided Front –30 feet 30 feet Side –10 feet 10 feet Rear –10 feet 10 feet Parking setbacks:Required Provided Front –20 feet 20 feet Side –10 feet 10 feet Rear –10 feet 10 feet Parking stall size (at curb & facing): Required Provided Full (90°) –8.5’x19’9’x20’ Off-street Parking Quantities: Required Parking: Self-service storage 73,680 GSF x 1 stall/6,000 GSF = 12 stalls required Parking proposed: 12 parking stalls Lot size:4.298 acres (187,251.65 SF) Building or impervious surface coverage: Required Provided 75% max.75.19% 140,438.74 SF 140,806.69 SF 76.90% including plaza 144,001.40 SF Building height:Required Provided Principal 35 feet max.35 feet average (gabled roofs) Accessory 25 feet max. 7 feet (trash enclosure) Plaza area:3,194.71 SF QB UJ (3) CC TO(5) JS(6) FOUNDATION PLANTING E(8),S(8), HT(8),SH(8) DS(8) JS(9) DS(3) DS(5) AM(4) DS(6) AM(11) AM(4) DS(3) DS(8) TO(5) DS(8) DS(8) TO(5) DS(8) DS(8) TO(5) DS(8) DS(8) FOUNDATION PLANTING E(40) FOUNDATION PLANTING E(40) FOUNDATION PLANTING E(40) FOUNDATION PLANTING E(40) JS(5) AM(4) AM(4) DS(6) JS(3) DS(3) AM(5) AM(4) AM(4) JS(3) JS(5) DS(3) DS(3) AM(8) JS(5) DS(3) AM(9) PG (21) QB REVISIONS:Landscape Plan L-1COMM:Rosemount CondominiumGaragesRosemount, MNHANSEN THORP PELLINEN OLSON,Inc.7510 Market Place Drive Eden Prairie, MN 55344952-829-0700 952-829-7806 faxEngineering SurveyingLandscape ArchitectureDATE: 19039 2/21/2020 LEGEND DECIDUOUS OVERSTORY TREE SCALE IN FEET 0 30 60 90 LANDSCAPE NOTES: 1.LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR FINISHED GRADING AND POSITIVE SURFACE DRAINAGE IN ALL LANDSCAPE AREAS. 2.ALL PLANT MATERIALS ARE TO CONFORM WITH STATE AND LOCAL CONSTRUCTION STANDARDS & THE CURRENT ADDITION OF THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS. ALL PLANT MATERIALS ARE TO BE HEALTHY, HARDY STOCK, AND FREE FROM ANY DISEASES, DAMAGE, AND DISFIGURATION. 3.QUANTITIES OF PLANTS LISTED ON THE PLAN ARE TO GOVERN ANY DISCREPANCY BETWEEN THE QUANTITIES SHOWN ON THE PLANT SCHEDULE AND PLAN. PLACE PLANTS IN PROPER SPACING FOLLOWING LAYOUT FIGURES. 4.MAINTAIN (30) INCHES CLEARANCE AROUND PARKING STALLS TO ALLOW OVERHANG OF PARKED CARS. 5.APPLY FOUR (4) INCH DEPTH OF SHREDDED HARDWOOD BARK MULCH IN FOUR (4) FOOT DIAMETER RING AROUND ALL TREES IN TURF AREA. 6.APPLY PRE-EMERGENT TO MULCH IN PLANTING AREAS TO PROHIBIT WEED GROWTH, APPLICATION RATE TO BE PER MANUFACTURER'S RECOMMENDATIONS. IF WEEDS APPEAR IN TREATED AREAS DURING THE FIRST YEAR, LANDSCAPE CONTRACTOR TO REMOVE ALL WEEDS AT NO ADDITIONAL COST. 7.PLANTING SOIL FOR LANDSCAPED AREAS SHALL BE MINIMUM SIX (6) INCHES IN DEPTH. PLANTING SOIL SHALL BE WELL-GRADED SOIL, FRIABLE AND FERTILE, FREE OF HARDPACK SUBSOIL, STONES AND NOXIOUS WEEDS, AND HAVE A PH BETWEEN 6.5 AND 7.5. PLANTING SOIL TO BE A MIXTURE OF SELECTED TOPSOIL BORROW (MNDOT 3877 TYPE B) PEAT MOSS OR COMPOSTED YARD WASTE AND FERTILIZER, MIXING PROPORTIONS SHALL BE ACCORDING TO LOOSE VOLUME RATIO AND HAVE A COMPOSITE ORGANIC CONTENT AT NO LESS THAN 15% AND NO GREATER THAN 20%. FERTILIZER SHALL BE SLOW RELEASE COMMERCIAL FERTILIZER AND ADDED IN SUFFICIENT QUANTITY TO PROVIDE 0.05 POUND OF TOTAL NITROGEN PER CUBIC YARD OF PLANTING SOIL. 8.FOLLOW LANDSCAPE DETAILS FOR ALL INSTALLATION, UNLESS OTHERWISE NOTED. 9.LANDSCAPE CONTRACTOR TO MAINTAIN PLANTS AND SOD IN HEALTHY CONDITION THROUGHOUT ONE YEAR WARRANT PERIOD. THE WARRANTY PERIOD SHALL BEGIN UPON INSPECTION AND ACCEPTANCE BY CITY STAFF. 10.FOR EROSION AND SEDIMENT CONTROL, REFER TO CIVIL PLANS PLANT SCHEDULE: DECIDUOUS SHRUB CONIFEROUS OVERSTORY TREE CONIFEROUS SHRUB ORNAMENTAL TREE FOUNDATION PLANTING SYM COMMON NAME LATIN NAME QTY SIZE NOTES EVERGREEN TREES + SHRUBS TO PYRAMIDAL ARBORVITAE THUJA OCCIDENTALIS 'PYRAMIDAL'20 6' BB PG BLACK HILLS SPRUCE PICEA GLAUCA 'DENSATA'21 6' BB JS ARCADIA JUNIPER JUNIPERUS SABINA 'ARCADIA'33 #5 Cont. DECIDUOUS TREES QB SWAMP WHITE OAK QUERCUS BICOLOR 2 2" BB UJ ACCOLADE ELM ULMUS JAPONICA X WILSONIANA 'MORTON'3 2" BB CC NORTHERN TREE REDBUD CERCIS CANADENSIS 1 5' BB CLUMP DECIDUOUS SHRUBS AM AUTUMN MAGIC CHOKEBERRY ARONIA MELANOCARPA 'AUTUMN MAGIC'49 #5 Cont. DS BUTTERFLY BUSH HONEYSUCKLE DIERVILLA SESSILIFOLIA 'BUTTERFLY'97 #5 Cont. PERENNIALS + ORNAMENTAL GRASSES E PURPLE EMPEROR CONEFLOWER ECHINACEA 'PURPLE EMPEROR'88 #1 Cont.July - Aug SN MAY NIGHT SALVIA SALVIA NEMOROSA 'MAY NIGHT'8 #1 Cont.June - July S AUTUMN JOY SEDUM SEDUM x 'AUTUMN JOY'8 #1 Cont. SH PRAIRIE DROPSEED SPOROBOLUS HETEROLEPIS 48 #1 Cont. PRELIMINARY - NOT FOR CONSTRUCTION 35' - 0" Cementitious siding Cupola with weathervane Wood trim Aluminum storefront Wood cornice Brick Bollard Aluminum storefront Chimney, brick Wood trellis Wood railing Brick Brick Cementitious siding Gabled roof with asphalt shingles Cupola Wood trim Garage door Glass Bollard Stepped roof Wood trim, painted 35' - 0" Wood trellis Wood railing Aluminum storefront Cementitious siding Brick base Cupola with weather vane Chimney, brick 35' - 0"Cupola with weathervane Chimney, brick Gabled roof, asphalt shingle Wood trellis Wood railing Brick base Cementitious siding Aluminum storefront Aluminum storefront Cupola Gabled roof, asphalt shingle Wood trim Cementitious siding Brick Garage door Glass Bollard Wood trellis 35' - 0"Cupola Cementitious siding Glass Brick 1 2 3 4 5 6 7 8 9 10 11 12 13 14 A B C D E F G H J K L A B C D E F G H J K L COPYRIGHT BY CNH ARCHITECTS, INC. 7300 WEST 147TH STREET SUITE 504 APPLEVALLEY, MN 55124-7580 (952) 431-44332 3 45 6 7 8 9 10 11 12 13 141 CNH NO.:REVISIONS: DATE:C:\REVIT (local files)\REVIT 2019\ 19039 - Rosemount Condominium Garages_atsai47WSB. rvt1/24/2020 10:21:09 AMCS02Exterior Elevations -Building ARosemount CondominiumGaragesRosemount, MN19039 1/28/2020 3/32" = 1'-0" CS02 A1 Schematic Building A East Exterior Elevation 3/32" = 1'-0"CS02 H1 Schematic Building A North Exterior Elevation 3/32" = 1'-0" CS02 D1 Schematic Building A South Exterior Elevation 3/ 32" = 1'-0"CS02 A8 Schematic Building A/Typical Side Elevation Wall 2,599 SF 100%Siding 2,374 SF 91%Brick 225 35' - 0"35' - 0" 35' - 0"Cupola Gabled roof, asphalt shingle Wood trim Garage door Brick Cementitious siding Bollard Glass 35' - 0"Cupola Gabled roof, asphalt shingle Wood trim Garage door Brick Cementitious siding Bollard Glass 1 2 3 4 5 6 7 8 9 10 11 12 13 14 A B C D E F G H J K L A B C D E F G H J K L COPYRIGHT BY CNH ARCHITECTS, INC. 7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN55124- 7580 ( 952) 431-44332 3 4 5 67 8 9 10 11 12 13 141 CNH NO.:REVISIONS:DATE:C:\REVIT ( local files)\REVIT 2019\19039 - Rosemount Condominium Garages_ atsai47WSB.rvt1/24/2020 10: 21:13 AMCS03Exterior Elevations -Building B and CRosemount CondominiumGaragesRosemount, MN19039 1/28/2020 3/ 32" = 1'-0"CS03 G1 Schematic Building B North/ 6' - 11" Metal coping Cementitious siding Brick Metal gate Metal coping Cementitious siding Brick 6' - 11" Metal coping Cementitious siding Brick 6' - 11" Metal gate Metal coping Cementitious siding Brick 6' - 11"1 2 3 4 5 6 7 8 9 10 11 12 13 14 A B C D E F G H J K L A B C D E F G H J K L COPYRIGHT BY CNH ARCHITECTS, INC. 7300 WEST 147TH STREET SUITE 504 APPLEVALLEY, MN 55124-7580 (952) 431-44332 3 45 6 7 8 9 10 11 12 13 141 CNHNO.: REVISIONS:DATE:C:\REVIT (local files)\ REVIT 2019\19039 - RosemountCondominium Garages_atsai47WSB.rvt1/24/2020 10: 21:13 AMCS04Exterior Elevations -Trash EnclosureRosemount CondominiumGaragesRosemount, MN19039 1/28/2020 1/2" = 1'-0" CS04 A8 Trash Enclosure East Exterior Elevation 1/ 2" = 1'-0"CS04 E1 Trash Enclosure North Exterior Elevation 1/2" = 1'-0"CS04 A1 Trash Enclosure South Exterior Elevation 1/2" = 1'- 0"CS04 E8 Trash Enclosure West Exterior Elevation Wall 39 SF 100% Preliminary Plat of. ROSEMOUNT CAR CLUB I I Owner: 1', /,, < ` MANKATO REHABILITATION CENTER, INC. 8" sP,uce p LEGEND NOTES 7 30" o ' 951V7516" s MH a Owner: <,,, ,.,Bearings shown are based on the plat of]IT BUSINESS PARK FIRST ADDITION.48 P'°n To 0.84 MH PROTO LABS, INC. - 4_ Iron Monument Found 00 —< I Inv. 950.31 ToP 960.03 6., 6,, R=7O. 2$ 30\ nv. 949.81 s o Iron Monument Set96 Utilities shown are from information furnished by the City of Rosemount 1 and respective utility companies in response to Gopher State One Call Ticket a, S—Sanitary Sewer No. 200270245 and are verified where possible. STl // r l VVV Storm SealerD` I 1 1 s j ' r w Watermain Contact Gopher State One Call for utility locations before any construction shall begin. Phone 651-454-0002. S p HYd Hydrant Area: 1,539,702 square feet (35.35 acres). 290I o 1 , MHO Manhole Existing Zoning: BP (Business Park). 0 Flared End 6 Co Inv. Invert Elevation CtI C Communications Pedestal111//Owner: w 0 5 JHG, LLC Concrete Surface 4' I Lr)t_:1 ON Bituminous Surface VCbcOCN o , S89017'15"W /i/ /l N81 1 . 15"E 137.48109.78 44 ___ _ UTILITY STATEMENTJ959958959— g5,g5a 9 h The underground utilities shown have been located from field survey information Aj -b and existing drawings. The surveyor makes no guarantee that the underground utilities shown comprise all such utilities in the area, either in service or abandoned. V The surveyor further does not warrant that the underground utilities shown are in the exact location indicated, although he does certify that they are shown as yJ accurately as possible from information available. The surveyor has not physically located the underground utilities. NO to r o + Q U 42 Owner: go COUNTY ROAD N0. NORDVIK PROPERTIES, LLC Q Lt I i I i 1 151Sj VQ L i j W CARROUSEL BOTRAIDLER j Owner: CITY OF ROSEMOUNT I L0 11 J 11j,Sv`1 5 m J 1 0f 160TH STREET MINNESOTA EDUCATION TRUST v sQvPa , O\j P Vicinity Map 0 50 100 200 300VO 12 EN Section 32, Township 115, Range 22r O11,352/ PSEM No Scale Scale In Feet PN aP NP'L1J 1 OWNER I IN JJT Financial LP 21476 Grenada Avenue Lakeville, Minnesota 55337 Phone: 952-469-2171 Attention: Jack Matasosky Pr) Ly_ DEVELOPER L 1 PROPERTY DESCRIPTION o Owner:Equitably Acquired Properties, Inc. PAHL FAMILY LIMITED PARTNERSHIP 4813 Blaine Avenue Outlot A, ]IT BUSINESS PARK FIRST ADDITION, Dakota County, Minnesota. Inver Grove Heights, Minnesota 55076 Phone: 651-338-8785 Attention: Larry Koland rye ILI ARCHITECT CNH Architects o0 CNH West 14 Street I hereby certify that this preliminary plat was prepared by me or under my direction and that I Suite 504 am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Apple Valley, Minnesota 55124 Dated this 17th day of January, 2020 Phone: 952-997-4583 6+Attention: Quinn Hutson RENDER & ASSOCIATES, INC. 11 D 6 N ° 8o SURVEYORIENGINEER N35D4463.83 6I Rehder & Associates, Inc. Gary C. Huber, Land Surveyor 3440 Federal Drive Minnesota License No. 22036 Suite 110 o S89027'46"W 1177.48 Eagan, Minnesota 55122 Phone: 651-452-5051 Attention: Ben Ford Owner: Owner: PAHL FAMILY LIMITED PARTNERSHIP PAHL FAMILY LIMITED PARTNERSHIP Rehder and Associates, Inc. V) CIVIL ENGINEERS AND LAND SURVEYORS 3440 Federal Drive • Suite 110 • Eagan, Minnesota • Phone (651) 452-5051 JOB: 204-0508. 157 COUNTY ROAD NO. 42 ROSEMOUNT CAR CLUBQ 151Sj c ° KNOW ALL PERSONS BY THESE PRESENTS: That ]IT Financial LP, a Minnesota limited partnership, fee owner of the following described property: F. BOULDER i Outlot A ]IT BUSINESS PARK FIRST ADDITION according to the recorded plat thereof, Dakota Count Minnesota.CARROUSEL TRAIL r ,— 9 P Y, w WAY 1/4 The South line of Outlot A, JJT BUSINESS PARK W NW o° Jj FIRST ADDITION has a bearing of S89027'46"W• Has caused the same to be surveyed and platted as ROSEMOUNT CAR CLUB and does hereby dedicate to the public for public use CoZ Q S85°48'45"EDenotesfoundironmonumentmarkedbyC — _ _ _ _ — — — 384.94 0„' , ' ", the drainage and utility easements as created by this plat. w N Minnesota License No. 41349 unless N S, }7 $ 3 1 v otherwise noted.o o' JJ--0.0 Qe Q W o Denotes 1/2 inch by 14 inch iron monument set N / Ut rd na I R 2$ \In witness whereof said ]IT Financial LP, a Minnesota limited partnership, has caused these resents to be signed b its proper Zo N Q and marked by Minnesota License No. 22036. tyFde d 10- :' CB=S30 04 E officer this day of 2020. p p p g Y p p J Oh ent' 8g$ m o—Denotes right of access dedicated to the State C- Colo S 5 of Minnesota per JJT BUSINESS PARK FIRST a s pQ ADDITION. F c, c r 1 JJT Financial LP 043LO6 160TH STREET l I t J ^+ 1 5 r / Jack D. Matasosky, General Partner Vicinity Map L.OcK I LO LO r- V Section 32, Township 115, Range 22 No Scale 0n0 , / N I N 0o State of Minnesota m W County of I N This instrument was acknowledged before me on 2020 by Jack D. Matasosky, General Partner of]IT O Financial LP, a Minnesota limited partnership, on behalf of the partnership. N72°5627"E a`a a I ° n0 / N33° 22.40 O` o I J 531.g9833"E 1 -'I N89°17'15"ES891715WII N89017'15"E 524.9 , — — — — — Signature 109.78--- z - - - - - - - - - - - -137.48 Printed 100 772.20No h Notary Public, County, Minnesota IryQj' My Commission Expires Q 00 G h I Gary C. Huber 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 correct representation of the boundary survey; that all mathematical wQ) data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set y ` c0 p within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the oN date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. a + h 0 50 100 200 300 r Dated this day of 2020. Scale in Feet 4 U Gary C. Huber, Licensed Land Surveyor 80 Minnesota License No. 22036 L` Ll; r r STATE OF MINNESOTA O COUNTY OF DAKOTA L/ This instrument was acknowledged before me on 2020, by Gary C. Huber. Signature Printed r- i F _ Notary Public, County, Minnesota My Commission Expires PLANNING COMMISSION, CITY OF ROSEMOUNT, COUNTY OF DAKOTA, STATE OF MINNESOTA P o JET PAL OF Ov'1 01 Approved by the Planning Commission of the City of Rosemount, Minnesota, this day of 2020. O o M N By Chair 0\31 PNp v CITY COUNCIL, CITY OF ROSEMOUNT, COUNTY OF DAKOTA, STATE OF MINNESOTA o C O pZNPGE This plat was approved by the City Council of Rosemount, Minnesota, this day of 2020 and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2. By Mayor By Clerk COUNTY SURVEYOR COUNTY OF DAKOTA STATE OF MINNESOTA i I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this day of 2020. Todd B. Tollefson, Dakota County Surveyor O L_J J _J DEPARTMENT OF PROPERTY TAXATION AND RECORDS, COUNTY OF DAKOTA, STATE OF MINNESOTA i Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 2020 on the land hereinbefore described have been paid. Also, pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfer entered this day of 2020. 700 Amy A. Koethe Director Department of Property Taxation and Records 044' 6 COUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTA' 16„W 05 80 N35 44 61 5 I hereby certify that this plat of ROSEMOUNT CAR CLUB was filed in the office of the County Recorder for public record on this63.83 day of 2020 at o'clock M., and was duly filed in Book of Plats, Pagei1 as Document Number S89027'46"W 1177.48 C) o NY (0 o Amy A. Koethe County Recorder v Rehder and Associates, Inc . MEMORANDUM To: Kyle Klatt, Senior 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: February 26, 2020 Subject: Rosemount Car Club Preliminary Plat - Engineering Review SUBMITTAL The plans for Emerald Isle have been prepared by James R. Hill, Inc. Engineering review comments were generated from the following preliminary documents included in the submittal: ▫ Existing Conditions Survey (dated 12/13/2019) ▫ Erosion and Sediment Control Plan (dated 1/28/2020) ▫ Grading Plan (dated 1/28/2020) ▫ Site Plan (dated 1/28/2020) ▫ Utility Plan (dated 1/28/2020) ▫ Stormwater Report (dated 1/27/2020) GENERAL COMMENTS 1. The development fees below are estimated based on the current Schedule of Rates and Fees. These fees are due with the final plat and subdivision agreement. Sanitary Sewer Trunk Charge: $1075/acre Watermain Trunk Charge: $6500/acre Storm Sewer Trunk Charge: $6865/acre 2. Plans shall be signed by an engineer licensed in the state of Minnesota. 3. Applicant shall submit a recent existing conditions survey signed by a land surveyor licensed in the state of Minnesota. 4. The blanket drainage and utility easement over Outlot A, JJT Park 1st Addition shall be vacated. 5. Permits are required for work in the right-of-way and drainage and utility easements. 6. The developer is required to obtain a grading permit from the City prior to construction grading activity if earthwork on site is greater than 50 cubic yards. SITE COMMENTS The site will have one driveway access on Boulder Court’s cul-de-sac bubble. One retaining wall is proposed on the southwest portion of the site between the drive aisle and the infiltration ditch. It is approximately 3.5 feet tall and 516 feet long. 7. The driveway entrance onto Boulder Court shall be constructed in accordance with City of Rosemount Standard Detail Plate ST-6. 8. Retaining walls shall be located outside drainage and utility easements. WATER AND SANITARY SEWER Applicant has proposed using the existing utility stubs to the property from Boulder Court. 9. Water and sanitary sewer constructed with this project shall be privately owned and maintained. 10. Applicant shall include language about not dumping chemicals into sanitary or storm sewer in their association by-laws along with consequences for violation. 11. City shall be given access to monitor the manholes located on the site to check for illegal discharge into the sewer systems. If violations occur, staff can require the condo association to install an oil separation system. STORMWATER This site has an existing stormwater public storm swale along the west and south side of the car condo property that connects to a basin on Outlot A. All stormwater pipe and catchbasins on the property would be private. The drainage swales are public improvements as they cross property lines and are intended to provide service for multiple parcels. The applicant proposes to change the shape of the swale on their property and convert a portion of the swale to pipe conveyance. This would include tying the private system of the property to the north (MRCI) into their private system. 12. Staff recommends obtaining an agreement with the property owner to the north (MRCI) for the storm connection of the two private systems. 13. Use RCP as the material for all pipe conveying water from the property to the north. 14. Stormwater features and pipe on this site shall be privately owned and maintained. 15. The applicant shall enter into a Stormwater Management Agreement with the City to be recorded against the property. The agreement shall detail the applicant’s inspection and maintenance responsibilities for their stormwater BMPs. 16. Upon completion of the infiltration basin, the applicant’s engineer shall submit infiltrometer testing to certify the functionality of the swales as modeled. The City’s stormwater consultant reviewed the submittal and their comments are listed below. The full memorandum is attached. Water quality, rate and volume control are provided via downstream regional infiltration swales and basins. Basins were designed considering 85% impervious for the parcel. The proposed site contains 75% impervious. 17. Obtain and provide documentation of NPDES permit. 18. Submit signed plans. 19. Call out maintenance access routes to the infiltration swales (8% maximum grade, 2% cross slope, 10’ minimum width). 20. Show HWL for Ditch on Plan set. 21. Modify the EOF elevations and the finished floor elevations to provide a 1-foot separation. 22. Provide a retaining wall detail for the proposed wall along the south portion of the site. 23. Submit a SWPPP narrative. 24. Add a BMP to the erosion control plan to protect the infiltration swale area. 25. Provide pipe invert elevations at the proposed utility crossings to ensure adequate spacing. 26. Submit a catch basin drainage area map. 27. Submit storm sewer spreadsheet/calculations. 28. Eastern segment of the ditch is inside the ERA of the City’s DWSMA. Connect all storm sewer together and discharge into the ditch in the SW corner of the site. 29. Add City of Rosemount standard details for a manhole and a catch basin including casting types. 30. City encourages utilizing city standard 15” minimum pipe size and RCP under pavement. 31. Include snowmelt in the stormwater modeling calculations in addition to the 2-, 10-, and 100-year storm events. 32. Submit an updated stormwater management report with a revised drainage area map for the proposed site layout in addition to the drainage area map provided in the 2006 calculations. Include offsite drainage on the north edge of the parcel. Stormwater management plan will need to be updated to show compliance with current design standards utilizing Atlas-14 rainfall. 33. The proposed site reduces the available storage in the existing infiltration swale. Model the changes to ensure the rate control and water quality requirements are met. 34. Provide updated Geotechnical Report. • No groundwater present in the 2005 borings but should obtain updated information. • Ensure 4 feet between groundwater elevations and low floor elevation. • Ensure 2 feet between historic high groundwater elevations and low floor elevation. 35. Provide updated Stormwater modeling for the infiltration swales based on the new grading. • Label the infiltration swale NWL on the plan set. • Label the infiltration swale snow melt event HWL on the plan set. • Label the infiltration swale 100-year HWL on the plan set. • Ensure a 2-foot separation between the 100-year HWL and the low floor elevation. • Ensure a 3-foot separation between the 100-year HWL and the building opening. 36. Provide pretreatment for the stormwater runoff prior to discharging into the infiltration swales. 37. Label the easements on the drainage plan sheet. Should you have any questions or comments regarding the items listed above, please contact me at 651-322-2015. Attached: WSB Memorandum RE: Rosemount Professional Building Plan Review dated February 7, 2020 G:\2020\Planning Cases\20-17-CUP Equitably Acquired Properties (Rosemount Car Club) Conditional Use Permit\20200219_WSB_Rosemount Car Club Stormwater Review Memo.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum To: Stephanie Smith, City of Rosemount From: Bill Alms, PE Laura Kivisto, EIT Date: February 14, 2020 Re: Rosemount Car Club Plan Review WSB Project No. 015411-000 I have reviewed the documents provided by Rehder and Associates on February 4, 2020 for the Rosemount Car Club. Documents reviewed include: • Soils Report • Project Narrative: Rosemount Condominium Garages • Existing Conditions Plan Set • Civil Plan Set • Landscape Plan • Architectural Plan • Preliminary Plat • Final Plat • 2006 Jacobson Stormwater Calculations • Stormwater Management Report • Conditional Use Permit Application • Easement Vacation Application • Final Plat Application • Planned Unit Development Master Development Plan Application • Preliminary Plat Application • Official Receipts • Rosemount Car Club Vacation Sketch • Site Plan Review Application Applicant should provide responses to each comment. I offer the following comments below. Grading, Drainage, and Erosion Control Comments: 1. General a. Obtain and provide documentation of NPDES permit. b. Submit signed plans. c. Call out maintenance access routes to the infiltration swales (8% maximum grade, 2% cross slope, 10’ minimum width). 2. Ponds and Wetlands a. Show HWL for Ditch on Plan set. 3. Emergency Overflow Routes: a. Modify the EOF elevations and the finished floor elevations to provide a 1-foot separation. Stephanie Smith 2/14/2020 Page 2 G:\2020\Planning Cases\20-17-CUP Equitably Acquired Properties (Rosemount Car Club) Conditional Use Permit\20200219_WSB_Rosemount Car Club Stormwater Review Memo.docx 4. Retaining Walls: a. Provide a retaining wall detail for the proposed wall along the south portion of the site. 5. Erosion Control: a. More than one acre of disturbance. Submit a SWPPP narrative. b. Add a BMP to the erosion control plan to protect the infiltration swale area. 6. Grading: a. Provide pipe invert elevations at the proposed utility crossings to ensure adequate spacing. Stormwater Management Plan: 1. General Storm Sewer Design a. Submit a catch basin drainage area map. b. Submit storm sewer spreadsheet/calculations. c. Eastern segment of the ditch is inside the ERA of the City’s DWSMA. Connect all storm sewer together and discharge into the ditch in the SW corner of the site. d. Add City of Rosemount standard details for a manhole and a catch basin including casting types. e. City encourages utilizing city standard 15” minimum pipe size and RCP under pavement. 2. Water Quantity a. Include snowmelt in the stormwater modeling calculations in addition to the 2-, 10-, and 100-year storm events. b. Submit an updated stormwater management report with a revised drainage area map for the proposed site layout in addition to the drainage area map provided in the 2006 calculations. Include offsite drainage on the north edge of the parcel. Stormwater management plan will need to be updated to show compliance with current design standards utilizing Atlas-14 rainfall. c. The proposed site reduces the available storage in the existing infiltration swale. Model the changes to ensure the rate control and water quality requirements are met. 3. Rate/Volume Control a. Provided via downstream regional infiltration swales and basins. b. Basins were designed considering 85% impervious for the parcel. The proposed site contains 75% impervious. 4. Freeboard a. Provide updated Geotechnical Report. i. No groundwater present in the 2005 borings but should obtain updated information. ii. Ensure 4 feet between groundwater elevations and low floor elevation. iii. Ensure 2 feet between historic high groundwater elevations and low floor elevation. b. Provide updated Stormwater modeling for the infiltration swales based on the new grading. i. Label the infiltration swale NWL on the plan set. ii. Label the infiltration swale snow melt event HWL on the plan set. Stephanie Smith 2/14/2020 Page 3 G:\2020\Planning Cases\20-17-CUP Equitably Acquired Properties (Rosemount Car Club) Conditional Use Permit\20200219_WSB_Rosemount Car Club Stormwater Review Memo.docx iii. Label the infiltration swale 100-year HWL on the plan set. iv. Ensure a 2-foot separation between the 100-year HWL and the low floor elevation. v. Ensure a 3-foot separation between the 100-year HWL and the building opening. 5. Water Quality a. Provided via downstream regional infiltration swales and basins. b. Basins were designed considering 85% impervious for the parcel. The proposed site contains 75% impervious. c. Provide pretreatment for the stormwater runoff prior to discharging into the infiltration swales. 6. Easements a. Label the easement on the drainage plan sheet. MEMORANDUM To: Kim Lindquist, Community Development Director Kyle Klatt, Senior Planner Anthony Nemcek, Planner From: Dan Schultz, Parks and Recreation Director Date: February 18, 2020 Subject: Equitability Acquired Properties The Parks and Recreation Department recently reviewed the plans for the Equitability Acquired Properties development. After reviewing the plans, the Parks and Recreation Department staff has the following comments: Parks Dedication The parks dedication requirement for Business Park Development is either a 10% of the total property land dedication, a cash dedication or combination of the two. Staff is recommending that the City collect cash in-lieu of land for the development that is currently being processed. The cash dedication for the 4.29 acre development $36,465 (4.29 acres x $8,500 per acre). Please let me know if you have any questions about this memo. MEMORANDUM To: Kyle Klatt, Senior Planner Kim Lindquist, Community Development Director From: Rick Chase, Building Official/Fire Marshal Date: February 13, 2020 Subject: Rosemount Car Club The following comments are provided based on the 2015 Minnesota State Fire Code. The review includes plan page CS01 dated 2-13-2020. • No parking fire lane signage required. • Premise identification required on each unit service door. • Installation of Knox box required. Sincerely, Rick Chase Building Official/Fire Marshal