HomeMy WebLinkAbout4.c. Rosewood Commons Final Plat
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: March 29, 2022
Tentative City Council Meeting: April 19, 2022
AGENDA ITEM: Request by KJ Walk for Approval of a
Final Plat for Rosewood Commons.
22-12-FP
AGENDA SECTION:
Consent
PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 4.c.
ATTACHMENTS: Site Location; Preliminary Plat; Final Plat;
Site Plan; Landscaping Plan; Park and
Recreation Director’s memorandum dated
March 23, 2022; Engineer’s memorandum
dated March 3, 2022.
APPROVED BY: LJM
RECOMMENDED ACTION:
Motion to recommend the City Council approve the final plat for Rosewood Commons,
subject to the following conditions:
a. Execution of a subdivision agreement.
b. The applicant shall submit an updated final plat removing the two commercial
parcels south of the preliminary plat area.
c. Vacation of existing drainage and utility easements within the development area.
d. Adherence with conditions of the preliminary plat, final site and building plan, and
planned unit development approvals.
e. Provision of a landscaping surety equal to 110% of the cost of landscaping.
f. The landscaping plan shall be updated to replace ash trees with another species and
to provide landscaping within all parking lot islands.
g. Compliance with the conditions contained within the Park and Recreation Director’s
memorandum dated March 23, 2022.
h. Compliance with the conditions contained within the Engineer’s memorandum dated
March 3, 2022.
2
SUMMARY
The Planning Commission is being asked to review a request by KJ Walk for final plat approval of the
Rosewood Commons plat. This approval is the final step in the subdivision process and is necessary in
order for construction to begin on the 6 apartment buildings that received final site and building plan
approval in 2020 along with approval of a preliminary plat, a comprehensive plan amendment, and a
planned unit development with rezoning. The applicant has included 2 additional parcels to the south of
the preliminary plat area where future commercial buildings will be located, but because those parcels were
not included in the preliminary plat the final plat will need to be updated to remove those parcels. The
Planning Commission is required to hold a public hearing to review the proposed commercial parcels as
part of the preliminary and final plat process. Subject to that, staff finds the final plat consistent with the
preliminary plat and recommends approval of the request.
Property Owner: Warren and Kathleen Israelson,
Applicant: KJ Walk, Inc.
Location: Outlots D, E of Rosewood Estates – Northwest quadrant of 150th
Street West and Business Parkway
Site Area in Acres: 11.16 Acres (not including outlots reserved for future development)
Comprehensive Plan Designation CC-Community Commercial and HDR-High Density Residential
Current Zoning: C4/PUD and R4/PUD-High Density
Residential Units: 124
Gross Density (Res): 22.5 Units/Acre
Net Density (Res): 22.5 Units/Acre
Surrounding Land Uses: North: Multi-Family Residential
East: Single-Family Residential
South: Business Park
West: Commercial
BACKGROUND
The Planning Commission reviewed the preliminary plat, comprehensive plan amendment, planned unit
development with rezoning, and final site and building plan for the six proposed apartment buildings and a
hotel over the course of several meetings in 2020. In addition to the public hearing, the applicant met with
neighbors to revise and refine the plans for the apartments and associated landscaping prior to the
Planning Commission making a final recommendation for approval of the project. Subsequently, the City
Council took final action to approve the requests at its meeting on October 5, 2020.
The applicant has found a user for the parcel on which the hotel was proposed. If that user moves
forward with plans that are significantly different from those approved in 2020, the Planning Commission
will review the site plan and any required requests such as a rezoning or a planned unit development
amendment. At this time, that parcel is excluded from the site plans contained in the attachments.
ISSUE ANALYSIS
Legal Authority.
This application is a Quasi-Judicial action. The final plat application is quasi-judicial because the City has a
set of standards and requirements for reviewing this type of application that is described in detail below.
Generally, if the final plat meets the ordinance requirements it must be approved.
Land Use and Zoning .
3
The site is currently zoned R4 PUD-High Density Residential Planned Unit Development and C4 PUD-
General Commercial Planned Unit Development. The high density residential/apartment portion of the
development site is 5.5 acres in size, and the overall net density for this part of the sites is 22.5 units per
acre. This number falls well within the range of 12-40 units per acre allowed in the HDR land use
category. In terms of uses, The R4 zoning district specifies that a mixed-use project can be considered by
the City as a PUD, therefore, the addition of the ground-floor commercial units as part of the apartment
development is appropriate and allowed under the zoning requirements for the site.
Final Plat.
Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City Code. This
section of the Code outlines the two-step Preliminary and Final Plat process for land subdivision. In this
case, the preliminary plat was approved in October of 2020 consisting of 6 parcels that would contain the
proposed apartment buildings, while the common area would be placed within its own parcel. The
proposed final plat does away with that scheme and incorporates the common area into each parcel with
easements placed over the internal roadway system which will remain privately owned and maintained.
The building locations must be consistent with the final site and building plan approved in 2020, and they
will be reviewed through the building permit process. A seventh parcel located in the westerly portion of
the preliminary plat area remains unchanged.
The proposed final plat also includes new parcels to the south that were not included in the preliminary
plat and therefore must be removed from the final plat. Those parcels will need to receive preliminary and
final plat approval through a separate process. A condition of approval is the modification of the plat to
eliminate those parcels.
Utilities.
Sewer and water will extend into the site from the east along 149th Street West while an existing watermain
stub at the intersection of Brenner Court and Business Parkway will provide a secondary connection to the
site. Stormwater is managed by a pond located to the west of the preliminary plat area within the overall
Rosewood Commons development area and by regional ponding to the east. The City’s engineer has
reviewed the plans submitted by the applicant and provided comments in the attached engineer’s memo.
Landscaping .
The landscaping plan shows a total of 134 overstory trees for the apartments. This exceeds the code
requirements by ten trees. The landscape plan does indicate sixteen of the trees would be ash trees, which
raises concerns related to the emerald ash borer. Staff is including a condition of approval to update the
landscaping plan to replace the ash trees with another species and to include additional trees within the
parking lot island areas near the northern four apartment buildings.
Parks and Open Space.
Parks and recreation staff reviewed the plans for the proposed development, and because the City is not
looking to acquire parkland in this development it is recommending that the City collect cash-in-lieu of
land dedication. This amount totals $310,000 (124 high density units x $2,500). When applications are
submitted for the commercial parcel contained with this development phase, the Parks and Recreation
department will review that proposal individually. It is anticipated that the user may change to a residential
use, which would require a different calculation.
Sidewalks and Trails .
The proposed development plans depict sidewalks along both sides of all access drives. All proposed
4
buildings have been designed to mimic a downtown feel by moving them up to the edge of the sidewalk,
which is intended to promote walkability along these corridors. There are currently sidewalks on both
sides of Business Parkway and one side of 149th Street West, and the applicant’s site will tie into the
existing sidewalk system at each driveway entrance.
CONCLUSION AND RECOMMENDATION
Staff is recommending approval of the final plat based on the information provided by the applicant and
reviewed in this report, subject to the conditions listed in the recommended action.
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6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:Revision:
Original
Preliminary Plat
SHEET 2 of 6
Date: 8/7/2020
FILE PATH: G:\My Drive\Work Files\Rosemount Projects\Rosewood Center Apartments Hotel\Engineering\CAD\DWGs\RCE-Site Plan revised-1.dwg
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362
0 60 120 180
02/21/2020
Revised03/02/2020
ROSEMOUNT, MN
Revised05/06/2020
For Review
August 7, 2020
Revised08/07/2020
952
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6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:Revision:
Original
Cover
ROSEMOUNT, MN
SHEET 1 of 9
Date: 2/17/2022
FILE PATH: G:\My Drive\Work Files\Rosemount Projects\Rosewood Commons\Engineering\CAD\DWGs\ROSEWOOD COMMONS1-1.dwg
ROSEWOOD COMMONS
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362
Legend
Existing watermain
Proposed watermain
Existing sanitary
Proposed sanitary
Existing storm
Proposed storm
Existing hydrant
Proposed hydrant
Existing gate valve
Proposed gate valve
Existing manhole
Proposed manhole
Proposed catchbasin
Silt fence
Inlet protectors
Parking lot lights
Building Lights
Rip Rap
Drainage Arrow
Spot Elevation963.90
DEVELOPER/ENGINEER/BUILDER
KJ Walk, Inc.Luke Israelson
6001 Egan Drive, Ste 100 952.826.9068
Savage, MN 55378
Legal Description:
Outlot D, and Outlot E, Rosewood Estates,
Dakota County, Minnesota.
02/17/2022
SHEET INDEX
1 Cover
2 Grading, Erosion Control
3 SWPPP PLAN
4-5 Sanitary Sewer and Watermain Plan
6-7 Storm Sewer Plan
8 Landscape Plan
9 Details
For Review
February 17, 2022
Rosewood Commons
Use and Parking Requirements
USE UNITS /
AREA
PARKING
STANDARD
REQUIRED
PARKING
Apartment & Retail 124 units 2 per unit 248
Retail 14200 Sq Ft 5 per 1000 71
Open Space / Park 0
Total Required 319
Provided Below Ground (Apartments)124
Provided Above Ground 249
Total Provided 373
Surface materials for the streets/parking, sidewalks
and driveways will be a combination of blacktop,
concrete and stamped concrete.
0 60 120 180
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Phone: 952.226.3200 Web: www.kjwalk.com
Date:Revision:
Grading, Erosion Control &
Landscape Plan
SHEET 8 of 9
Date: 2/17/2022
FILE PATH: G:\My Drive\Work Files\Rosemount Projects\Rosewood Commons\Engineering\CAD\DWGs\ROSEWOOD COMMONS1-1.dwg
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362
ROSEMOUNT, MN
1/3 TREEHEIGHTROOT CROWN AT
FINISH GRADE,
OR 1-2" ABOVE GRADE
FINISH GRADE
TILLED OR BROKEN UP
SOIL MIN 12" DEEP
2" SETTLED LAYER OF MULCH
2X WIDTH OF ROOTBALL
SCALE: NOT TO SCALE
TREE PLANTING 1/3 TREEHEIGHTROOT CROWN AT
FINISH GRADE,
OR 1-2" ABOVE GRADE
FINISH GRADE
TILLED OR BROKEN UP
SOIL MIN 12" DEEP
2" SETTLED LAYER OF MULCH
2X WIDTH OF ROOTBALL
SCALE: NOT TO SCALE
TREE PLANTING
ROOT CROWN AT
FINISH GRADE,
OR 1-2" ABOVE GRADE
FINISH GRADE
TILLED OR BROKEN UP
SOIL MIN 12" DEEP
2" SETTLED LAYER OF MULCH
2X WIDTH OF ROOTBALL
SCALE: NOT TO SCALE
TYP. SHRUB PLANTING
COLORADO BLUE SPRUCE
LEGEND
ASH
LINDEN
MAPLE
A
L
M
NOTES:
* CONIFEROUS TREES STAGGERED WITH 15'
SPACING
* DECIDUOUS TREES-20' SPACING
* SHRUBS TO BE PLANTED IN FRONT OF ALL BLDGS
* THERE ARE NO SIGNIFICANT TREES ON SITE
Landscape Planting
Common Name Botanical Name Size
Colorado Blue Spruce Pice a pungens 8'75
Autumn Blaze Maple Acre Freemanii 'Jeffsred'2.5"33
Ash Fraxinus 2.5"20
Linden Tilia 2.5"18
Total Trees 146
Shrubs 372
St. John's Wort, Low Grow Sumac, Tor Spirea, Hyperion Daylily,
Dwarf Lilac, Or similar
Total 518
Required Trees
Apartments = 1 per Unit(124 Units)124
Total 124
SHRUB
FEATHER REED GRASS OR SIMILAR
0 50 100 150
Original02/17/2022
For Review
February 17, 2022
MEMORANDUM
To: Adam Kienberger, Community Development Director
Anthony Nemcek, Senior Planner
Julia Hogan, Planner
From: Dan Schultz, Parks and Recreation Director
Date: March 23, 2022
Subject: Rosewood Commons Final Plat
The Parks and Recreation Department recently reviewed the plans for the Rosemount Commons
final plat and has the following comments:
Parks Dedication
Because the City is not looking to acquire parkland in this development, the parks dedication for this
development would be cash in-lieu of land. The cash dedication for 124 high density units @ $2,500
per units would be $310,000.
Please let know if you have any questions about this memo.
K:\019979-000\Admin\Docs\2022.02.17 Submittal Review\2022.03.03 - Preliminary Plat Review.docx
Memorandum
To: Anthony Nemcek, Senior Planner
CC: Stacy Bodsberg, Planning & Personnel Secretary
Brian Erickson, City Engineer
From: Tim Hanson PE, WSB Engineering Consultant
Date: March 3, 2022
Re: Rosewood Commons Preliminary Plans
WSB File Number 019979-000
City Project Number
SUBMITTAL:
KJ Walk Inc. has submitted a preliminary plat, final plat and construction plans for the
development of a portion of Outlots D & E, Rosewood Estates which is located north of County
Road 42, east of Canadian Pacific Railroad and west of Business Parkway. The plans submitted
were prepared by KJ Walk. Review comments were generated from Preliminary Plan submittal,
dated 02.17.2022. The submittal included the following:
▪ Cover Sheet
▪ Grading, Erosion Control
▪ SWPPP Plan
▪ Sanitary Sewer and Watermain Plan
▪ Storm Sewer Plan
▪ Landscape Plan
▪ Details
▪ Final Plat
PRELIMINARY PLAT
Rosewood Commons extends 149th Street east from Business Parkway as a private street 300
feet providing for the development of two commercial lots adjacent to the south of the street and
extends a private street to the north. The intersecting private street extends north to the northern
extent of the plat providing access to six apartment buildings . This street is intersected by a third
private street extending from Business Parkway at its mid-point. The private streets provide the
direct access to the proposed apartment buildings.
The 149th Street extension scales to be 28 feet wide within a 55-foot-wide easement located on
lots 8 and 9 of the proposed plat. An eight-foot concrete walk is identified along the south
easement line and a six-foot concrete walk is identified adjacent to the north side of the street. A
second private street extending north scales to be 24-feet wide, back of curb to back of curb, with
diagonal or straight in parking along both side of the private street. An eight-foot concrete
sidewalk is identified along the east side of the street. A third private street extends from
Business Parkway mid-block north of Brenner Court. This street is 28 feet wide, back of curb to
Anthony Nemcek
March 8, 2022
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back of curb, and has parallel parking on the south side of the street for the first block and on
both sides on the second block.
The north end of the north to south private street has a twenty-stall parking lot extending to the
east of the street and a twenty-stall parking lot extending to the west. The parking lots scale to be
60 feet wide with bumper overhang for all parking stalls. Access and egress from the parking lot
is provided by the north-south private street.
Access and egress for all lots is provided by the private street system which is located within
platted lots. Each lot with a private street requires an easement agreement with the other lots
allowing access and egress across the parcel. These parcels also require a maintenance
agreement for street maintenance (pavement) and storm sewer.
1. The lot numbers identified on the final plat do not match the lot numbers on the
construction plans.
2. Some of the proposed storm sewer is located within drainage and utility easements.
Since the streets are private, the storm sewer will also be maintained privately, which
eliminates the need for an easement over the storm sewer.
3. Access and egress cross easements are required for the platted lots.
4. The preliminary plans do not identify the proposed pavement section for the streets
and parking lots.
5. To make the proposed parallel parking stall usable, a temporary turnaround is
needed at the west end of the northerly east-west private street.
6. The intersecting street widths (or driveways) to 149th street extended are narrow.
The development Fees are indicated below based on the 2022 Schedule of Rates and Fees.
▪ Sanitary Sewer Trunk Charge: $1,075/acre
▪ Watermain Trunk Charge: $6,500/acre
▪ Storm Sewer Trunk Charge: $6,865/acre
GRADING AND DRAINAGE
The southern two thirds of the area being final platted has its runoff directed to the south within
the private street. Drainage along the street is identified between the parking stall and the drive
lane. The surface runoff is collected by catchbasins located on the north side of 149th Street
extension. The commercial sites south of 149th have their runoff collected by storm sewer within
each lot. Both storm sewer systems outlet to an existing trunk storm that extends west to east
along the centerline of 149th street extension. The runoff is conveyed east by the existing trunk
storm sewer to an existing NURP pond and infiltration area located north of 149th Street.
The northern third of the site has its runoff flow to the north and west. Runoff is collected by tw o
storm sewer systems that extend along the north and western sides of the site. The two storm
sewers connect in the northwest corner of the proposed site and discharge to an existing ponding
area located along the western boundary of the site.
7. Surface drainage extends for lengthy runs given the extent of impervious surface
area. Additional catchbasins along the private streets is recommended.
8. Surface drainage extends along a bituminous valley between the drive lane and the
parking stalls. Bituminous pavement within the drainage way will deteriorate faster
due to the continual presence of water.
9. An emergency overflow elevation and location is required from the northerly parking
lots.
10. An emergency overflow elevation and location is required from lot 5.
Anthony Nemcek
March 8, 2022
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11. A catchbasin along each curb line is required along 149th street extension prior to
runoff discharging to Business Parkway.
SANITARY SEWER AND WATERMAIN – UTILITY PLAN
The proposed sanitary sewer system extends from an existing eight-inch sanitary manhole
located east of Business Parkway within 149th street extension. An eight-inch sanitary sewer is
proposed to be extended west within 149th to the westerly plat boundary. A lateral sewer
extension extends south to serve the two commercial lots and a lateral sewer extension extends
north to provide service to the proposed apartment buildings.
Future sanitary sewer extension to the west will be along the 149th street alignment.
Eight-inch watermain is extended from an existing stub located in the 149 th street alignment. The
watermain is extended to the westerly plat boundary of 149th street. Proposed watermain
extends along the same alignments as the sanitary sewer. A second watermain connection
extends from an existing stub at the Brenner Court intersection with Business Boulevard. This
watermain extension connects to the proposed watermain serving the apartment buildings.
12. Provide a looped watermain system by extending an eight-inch watermain east to
Business Parkway from the north end of the proposed watermain.
13. Place a valve on the proposed watermain between lots 2 & 4. (As indicated on the
final plat.)
14. Place a hydrant off the proposed watermain between lots 2 & 4.
15. Extend the watermain and place a hydrant south of the south parking lot curb line in
lot 4.
16. The west end of the proposed watermain within 149th street must be terminated with
a hydrant.
STORM SEWER
Storm sewer design and layout will be reviewed with the Surface Water Management submittal.
The following comments are in addition to the comments from the surface water management
review.
17. Provide additional storm sewer inlet capacity.
18. Remove the existing pipe and drain tile at CB 5308 which will not be utilized.
19. Replace Ex CB (9) with a new structure.
20. Extend riprap to the pond bottom at the storm sewer outfall.
21. CB 3-12 will not be constructible with the proposed elevation of the storm sewer from
CB 3-7.
22. Existing CB13 will need the top section reconstructed.
23. CB 1-5 must be a sump structure with a 3 foot sump.
24. The proposed storm sewer will be privately maintained.
SURFACE WATER MANAGEMENT
The proposed Surface Water Management plan for the preliminary plat is currently being
reviewed. Comments included in the Surface Water Management review shall be incorporated in
the project design.
LANDSCAPE PLAN
The Landscape plan was reviewed for conflicts with infrastructure. Tree plantings should allow
space for access and maintenance of proposed infrastructure.
Anthony Nemcek
March 8, 2022
Page 4
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General
Infrastructure design shall be completed in accordance with the City of Rosemount’s Engineering
Guidelines and Standards. Infrastructure construction shall be completed in accordance with the
latest edition of the City’s General Specifications and Standard Detail Plates for Street and Utility
Construction.