HomeMy WebLinkAbout9.a. Request by Landco Investments of Rosemount for a Rezoning and Minor Amendment to the Rosewood Commons Planned Unit Development Agreement to Construct a Memory Care and Assisted Living Facility
EXECUTIVE SUMMARY
City Council Regular Meeting: June 21, 2022
AGENDA ITEM: Request by Landco Investments of
Rosemount for a Rezoning and Minor
Amendment to the Rosewood Commons
Planned Unit Development Agreement to
Construct a Memory Care and Assisted
Living Facility
AGENDA SECTION:
New Business
PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 9.a.
ATTACHMENTS: Ordinance; Resolution; Minor
Amendment to the PUD agreement;
Excerpt from the May 24, 2022 Planning
Commission Meeting Minutes; Site
Location; Rosewood Commons PUD
layout; Rezoning Exhibit; Site Plan; Utility
Plan; Landscape Plan; Photometric Plan;
Building Elevations and Architectural
Renderings; Engineer’s Memo dated
April 26, 2022.
APPROVED BY: LJM
RECOMMENDED ACTION:
1) Motion to adopt an Ordinance amending Ordinance B City of Rosemount Zoning
Ordinance to change the zoning of Lot 1, Block 1 Rosewood Commons from C4 PUD-
General Commercial Planned Unit Development to R4 PUD-High Density Residential
Planned Unit Development
2) Motion to adopt a resolution approving a Minor Amendment to the Rosewood
Commons Planned Unit Development Agreement, subject to conditions
SUMMARY
The City Council is being asked to consider a request by Landco Investments of Rosemount for approval
of a rezoning and site plan review for a site in the Rosewood Commons Planned Unit Development to
construct a 32-suite assisted living and memory care facility. The owner of the property had originally
received approval to construct a hotel on the site alongside six apartment and mixed-use buildings to the
east. The applicant is proposing to replace the hotel with the proposed assisted living and memory care
facility and eventually build the hotel further west on the site. Even though the specific site is designated in
the Comprehensive Plan for commercial uses, Section 11-10-6: Planned Unit Developments of the City
Code allows for the rezoning of the site from commercial to residential through the PUD process. With
the rezoning, the proposed building meets the site and building requirements of the R4-High Density
Residential zoning district. To memorialize the change and formalize its approval, the applicant is also
requesting approval of a minor amendment to the Rosewood Commons Planned Unit Development
Agreement. No additional deviations from the zoning ordinance are being requested with the minor
amendment. Minor amendments are reviewed and approved by the City Council in a single step, therefore
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the Planning Commission was not asked to take action to recommend approval of that request. The
Planning Commission approved the site plan review for the proposed facility at its meeting in May, and it
is recommending approval of the rezoning. Staff is recommending to the City Council approval of the
minor planned unit development.
Owner: Warren and Kathleen Israelson
Applicant: Landco Investments of Rosemount
Site Area in Acres: 1.67 acres
Total Dwelling Units: 32 private suites (20 Assisted Living/12 Memory Care)
Gross Density: 19.6 units/acre
Net Density: 19.6 units/acre
Comprehensive Plan Guiding: CC-Community Commercial and HDR-High Density
Residential
Current Zoning: C4 PUD-General Commercial Planned Unit Development
Requested Zoning: R4 PUD-High Density Residential PUD
Surrounding Land Uses
North: High Density Residential
East: High Density Residential
South: Community Commercial
West: High Density Residential/Community Commercial.
PLANNING COMMISSION ACTION
The Planning Commission reviewed this request and held a public hearing during its meeting on May 24,
2022. The Commission asked about a prior request for a similar facility that would have been located to
the southeast of the Rosewood Commons development at the intersection of County Road 42 and
Business Parkway. Staff confirmed their recollection but was unsure if this is the same applicant as the
one who originally hoped to build along 42. Staff reaffirmed the City’s goals of maintaining the land along
42 for true commercial uses.
The Commission encouraged the use of colors to create a cohesive feel throughout the Rosewood
Commons development. The Commission also asked about the timing of the proposed facility compared
to the construction of the apartments that have been approved just east of the site. Staff provided an
anticipated timeline in which roads within the development would be constructed and site grading would
occur simultaneously.
The applicant provided responses to the comments and questions of the Commission. The applicant is
amenable to providing some color to the elevations, and they provided an outline of the timing of the
project consistent with staff’s description. The Planning Commission voted unanimously to approve the
site plan and to recommend approval of the rezoning of the site.
BACKGROUND
The City Council approved the Rosewood Commons Planned Unit Development, Preliminary Plat, and
Site Plan for the first phase of development at its meeting in fall of 2020. Initially, the landowner had
proposed a memory care facility on a parcel adjacent to County Road 42 immediately east of Business
Parkway. Because the City has been intent on maintaining the commercial land use designation for
properties along County Road 42, the proposed memory care facility was removed from the original plan.
On October 5, 2020, the City Council subsequently approved the proposed development plan.
The Rosewood Commons development area has seen continued interest from developers of the proposed
type of facility, while the market has not shown much interest in a hotel at this time. The subject parcel is
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a good fit for the proposed use because it is adjacent to the future apartment buildings which will contain
55-plus/senior housing units, and its quasi-commercial nature allows for a transition between the heavier
commercial uses to the west such as the future hotel. Because the Planned Unit Development area
contains both high density residential and commercial uses, the proposed rezoning is considered in
conformance with the comprehensive plan as the overall unit mix still falls within the anticipated range of
the original PUD as approved.
ISSUE ANALYSIS
Legal Authority . Site plan reviews and rezonings, are quasi-judicial decisions for the City meaning that 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 these applications meet the City’s established
requirements they must be approved. Staff review of each application is provided below.
Rezoning
The subject parcel is located within the Rosewood Commons Planned Unit Development. The original
anticipated use for the site was a hotel, which is a permitted use in the C4-General Commercial zoning
district (and is now planned for further west on the site). The applicant is proposing an assisted living
facility on the site, which is not a permitted use in the C4-General Commercial zoning district but is
permitted in the R4-High Density Residential zoning district.
Rosemount City Code Section 11-10-6: Planned Unit Developments allows for planned unit developments
with a mix of uses so long as the overall area of the planned unit development is designated for those uses
in the Comprehensive Plan. In this case, the comprehensive plan shows a mix of high density residential
and commercial uses. Further, that section of the code also requires that “each residential PUD or the
residential portion of each mixed-use PUD shall have a density within the range specified in the
comprehensive plan for the PUD site. The density of individual buildings or lots within a PUD may
exceed these standards, provided the density for the entire PUD does not exceed the permitted standards.”
In this case, rezoning the former hotel parcel to High Density Residential to accommodate the assisted
living and memory care facility will result in a gross residential density for the site of 21.33 units per acres
within the residential portion of the Rosewood Commons planned unit development, which falls within
the 12-30 units per acre range anticipated for high density residential uses in the comprehensive plan.
The developer of Rosewood Commons anticipates additional apartments to be constructed in the future
to the west of the subject area, and a comprehensive plan amendment would be required to accommodate
that additional residential density as there is no more land within the Rosewood Commons planned unit
development designated for residential uses in the comprehensive plan.
Minor Amendment to the Rosewood Commons Planned Unit Development.
The applicant is proposing an amendment to the planned unit development that would alter the
configuration of the building on the site and change the use from a hotel to a memory care and assisted
living facility. The applicant is not requesting any deviations from the standards of the R4 zoning district.
This amendment is to memorialize the change in layout and use for the subject parcel. Minor planned unit
development amendments are not reviewed by the Planning Commission, although the requested
amendment was summarized by staff during the Planning Commission meeting on May 24, 2022.
Site Layout
The subject parcel is rectangular in shape and positioned in a north/south orientation. The building is also
rectangular and positioned on the site along the parcel’s north/south axis. The main entrance to the
building will be located near the center of the eastern façade of the building with parking. The parking and
two access points will be located east of the building. A patio area will be located between the western
building façade and the western parcel boundary. The Rosewood Commons Planned Unit Development
has been designed to provide access to the various uses within the development via internal drive aisles.
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Therefore, the original approval allowed for minimal setbacks from most parcel boundaries not adjacent to
public rights of way. In the case of the proposed assisted living and memory care facility, all the building
setback requirements of the R4 zoning district are met while some surface parking and drive aisles have
been placed closer to the eastern property boundary.
The table on the following page compares the dimensional standards of the R4-High Density Residential
zoning district with the dimensions of the proposed development.
Building Performance Standards for the R4 – High Density Residential District
Standard Required Proposed
Minimum Lot Size 22,500 square feet 72,745 square feet
Front (East) 30 ft. 65.1 ft.
Side (South) 10 ft. 63 ft.
Side (North) 10 ft. 49 ft.
Rear (West) 10 ft. 30 ft.
Maximum Lot Coverage 75% 62.7%
Exterior Materials and Massing
The building will be a single story, well below the maximum building height for the High-Density
Residential zoning district, with a hipped roof featuring gables to create visual interest. The exterior walls
of the building are articulated to break up the long facades, and combination of brick, lap siding, and
shakes is used on the exterior. Exterior elevations are included in the attachments. The exterior materials
and massing meet the requirements of the R4 zoning district.
Access and Parking
Access into the site is made from the east and is provided by an internal drive being constructed by the
developer of Rosewood Commons. Entry into the site comes from two access points near the northeast
and southeast corners of the subject parcel. Along that internal drive are 19 angled parking stalls, which
are separate from the off-street parking provided by the applicant’s plans. Within the subject parcel the
applicant’s plans show 24 parking stalls. The zoning ordinance requires one stall per employee for nursing
homes, which is much lower than the number of stalls provided by the applicant’s plans.
Pedestrian Circulation
The Rosewood Commons planned unit development includes sidewalks along the internal drives, within
the development a sidewalk extends along the entire parking area. Additional sidewalks provide access to
the building entrances at the northwest corner and south end of the building. The sidewalk extends
further to connect with the concrete patio at the rear of the building. At the building entrance, the
bituminous pavement is flush with the sidewalk surface to accommodate the residents of the facility.
RECOMMENDATION
The Planning Commission has reviewed and approved the site plan for the facility, subject to approval of
an amendment to the zoning map to change the zoning of the site from C4 PUD to R4 PUD. The
Commission and staff are recommending approval of the rezoning request and staff is recommending
approval of the Minor Amendment to the Rosewood Commons Planned Unit Development Agreement.
City of Rosemount
Ordinance No. B-282
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
Suite Living
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT, MINNESOTA, ORDAINS AS
FOLLOWS:
Section 1. Ordinance B, adopted September 19, 1989, entitled “City of Rosemount Zoning
Ordinance,” is hereby amended to rezone property from C4-PUD-General Commercial Planned Unit
Development to R4 PUD – High Density Residential Planned Unit Development that is located
within the Rosewood Commons Planned Unit Development legally described as follows:
Lot 1, Block 1, Rosewood Commons, Dakota County, Minnesota
Section 2. The Zoning Map of the City of Rosemount, referred to and described in said
Ordinance No. B as that certain map entitled “Zoning Map of the City of Rosemount,” shall not be
republished to show the aforesaid rezoning, but the Clerk shall appropriately mark the said zoning
map on file in the Clerk’s office for the purpose of indicating the rezoning hereinabove provided for
in this Ordinance and all of the notation references and other information shown thereon are hereby
incorporated by reference and made part of this Ordinance.
Section 3. This ordinance shall be effective immediately upon its passage and publication
according to law.
ENACTED AND ORDAINED into an Ordinance this 21st day of June, 2022.
CITY OF ROSEMOUNT
William H. Droste, Mayor
ATTEST:
Erin Fasbender, City Clerk
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2022 -
A RESOLUTION APPROVING A MINOR AMENDMENT TO THE ROSEWOOD
COMMONS PLANNED UNIT DEVELOPMENT AGREEMENT
WHEREAS, the Community Development Department of the City of Rosemount received a request
from LandCo Investments of Rosemount to amend the Rosewood Commons Planned Unit
Development Agreement to replace the development plan for the site of a proposed hotel with a
memory care and assisted living facility; and
WHEREAS, staff has prepared and recommends a Minor PUD Amendment with the new development
plan;
WHEREAS, on June 21st, 2022, the City Council of the City of Rosemount reviewed the application
and staff recommendation.
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby
approves the Minor Amendment to the Rosewood Commons Planned Unit Development Agreement
to replace the development plan for the site of a proposed hotel with a memory care and assisted
living facility.
ADOPTED this 21st day of June, 2022, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Erin Fasbender, City Clerk
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A MINOR AMENDMENT TO THE ROSEWOOD COMMONS PLANNED UNIT
DEVELOPMENT (PUD) AGREEMENT REPLACING THE SITE PLAN FOR A
PROPOSED HOTEL WITH THAT OF A MEMORY CARE AND ASSISTED LIVING
FACILITY
THIS DECLARATION made this 21st day of June, 2022, by and between LandCo
Investments of Rosemount (hereinafter referred to as the “Declarant”), and the CITY OF
ROSEMOUNT, a Minnesota municipal corporation (hereinafter referred to as the “City”);
WHEREAS, Declarant is the owner of the real property as described on Attachment One,
attached hereto and hereby made a part hereof (hereinafter collectively referred to as the “Subject
Property”); and
WHEREAS, the Subject Property is subject to a Planned Unit Development Agreement,
“Rosewood Commons Master Development Plan Planned Unit Development Agreement”, dated
______________, 20__ and recorded with the Dakota County Recorder as document number
________________ on _________, (hereinafter referred to as the “Planned Unit Development
Agreement”); and
WHEREAS, Declarant wishes to amend the Planned Unit Development Agreement as
hereinafter provided, which amendment has been approved and consented to by the City of
Rosemount, acting through its City Council, as evidenced by the duly authorized signatures of its
officers affixed hereto.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be,
held, transferred, sold, conveyed and occupied subject to the covenants, conditions, and
restrictions, hereinafter set forth.
1. The use and development of the Subject Property shall conform to the Planned Unit
Development Agreement except as shown on the plans shown on Attachment 2.
2. Except as modified by paragraph 1 of this Amendment, the Planned Unit Development
Agreement shall remain in full force and effect.
3. The obligations and restrictions of this Amendment run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the
City of Rosemount acting through its City Council. This Amendment may be amended
from time to time by a written amendment executed by the City and the owner or owners
of the lot or lots to be affected by said amendment.
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarant have hereunto set their hands and seals as of the day and year first
above written.
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DECLARANT
LandCo Investments of Rosemount
By
Its
By
Its
STATE OF MINNESOTA )
) ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this ___ day of _________, 2022,
by _____________________ and _________________, the _________________ and
______________________, for and on behalf of LandCo Investments of Rosemount, a
____________________, by and on behalf of said _______________________.
_______________________________
Notary Public
This Amendment is approved and consented to by the City Council of the City of Rosemount.
CITY OF ROSEMOUNT
By:
William H. Droste, Mayor
And by:
Erin Fasbender, City Clerk
STATE OF MINNESOTA )
) ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this ___ day of ___________, 2022,
by William H. Droste and Erin Fasbender, the Mayor and City Clerk, respectively, for and on behalf
of the City of Rosemount, a Minnesota corporation, by and on behalf of said corporation.
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Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
City of Rosemount
2875 145th Street West
Rosemount, MN 55068
651-423-4411
EXCERPT FROM THE MAY 24, 2022 PLANNING COMMISSION MEETING MINUTES
5.b. Request by Landco Investments of Rosemount for a Rezoning and Site Plan Review Approval to Construct a
Memory Care and Assisted Living Facility. (22-36-SP, 22-37-RZ)
Senior Planner Nemcek gave a presentation and summary of the staff report for the Planning Commission.
Commissioner Rivera inquired about the location of the facility. Nemcek stated that it’ll be located where the original
plan had the hotel, and the hotel will move further west on the property.
Commissioner Thiagarajan questioned if some color could be added to the exterior gray and maybe add a few features to
tie in the surrounding existing buildings.
Commissioner Rivera inquired if the developers are the same for the projects. Nemcek stated that the overall site is the
same developer, the builders of the apartments and assisted living facility are different. The proposed project is
anticipated to start first.
The public hearing opened at 8:02 pm.
Public Comments:
Jeremy Larson, 1824 Buerkle Road, Landco Investments of Rosemount, Applicant, stated that the exterior color can
absolutely be adjusted. Grading on the site will start at the same time that the roads will be constructed.
MOTION by Kenninger to close the public hearing.
Second by Reed.
Ayes: 6. Nays: 0. Motion Passes.
The public hearing closed at 8:05 pm.
Additional Comments: None.
MOTION by Thiagarajan to recommend the City Council approve a rezoning of the subject parcel from C4
PUD-General Commercial Planned Unit Development to R4 PUD-High Density Residential Planned Unit
Development.
Second by Marlow.
Ayes: 6. Nays: 0. Motion Passes.
MOTION by Hebert to approve the site plan to allow Landco Investments of Rosemount to construct a 32-
unit assisted living and memory care facility on Lot 1, Block 1, Rosewood Commons, subject to the following
conditions:
a. Approval of a Minor Amendment to the Rosewood Commons Planned Unit Development
Agreement.
b. The applicant shall update the landscape plan to provide a total of 25 trees.
c. Site signage shall require a separate sign permit and meet the requirement of signs in the R4 zoning
district.
d. The maximum height for pole-mounted lighting is 20”.
e. Conformance with the requirements contained in the Engineer’s memo dated April 26, 2022.
Second by Marlow.
Ayes: 6. Nays: 0. Motion Passes.
3536383937434140421 2 3 48'RESTAURANTRESTAURANT
RETAIL/RESTAURANT
RETAIL
RETAIL 40 UNIT APARTMENTS40 UNIT APARTMENTS8'RETAIL 8'8'8'8'8'1
8" PVC @ 0.40%952954954956952956952956956MH2
T=57.15
I=35.33
MH1
T=52.30
I=33.73
EX-MH6030
T=49.23
I=32.77
MH2
T=56.6
I=34.74
MH2
T=55.75
I=36.61
TEMP FIRE HYDRANT
TEMP FIRE HYDRANT
8'960
958
6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:Revision:
Original
Preliminary Utilities
SHEET 4 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
Figure 3: Existing Zoning Designations
S ROBERT TRL (STH 3)BURMA AVEBUSINESS PKY148TH ST WBOXWOODPATH
BUSINESSPKWYBOYSENBERRY CT
B L U E B E R R Y C T
BRENNER CT BOSTONCIRBOISE CIRL 147TH CT W
149TH ST W
Proposed Change :
C4 PUD to R4 PUD
Figure 4: Proposed Zoning Designations
MXD: T:\Project\CommDev\LandUse\ProposedChanges\RosewoodEstates\RosewoodEstatesZoning.mxd PDF: I:\GIS\M ap_Library\Comm Dev\LandUse
Pro po sed Z on ing Am endment
PUDZoning Residential:
R1 - Low Density Residential
R4 - High Density Residential
Commercial:
DT - Downtown District
C3 - Highway Service Commercial
C4 - General CommercialIndustrial:
BP - Business Park
150TH ST (CSAH 42)150TH ST (CSAH 42)
5/20/2022
0 540270 Feet
1214BUSINESS PARKWAY
35363837
1 13176 76
1311
3RETAIL8'111241524.0024.0024.0024.0028.00
28.00
28.00
20 UNIT APARTMENT BLDGWITH COMMERCIALFFE=953.520 UNIT APARTMENT BLDGWITH COMMERCIALFFE=957.576.00140.83 68.50
40.5931.97110100GREEN SPACELP56.056.556.48" WATERMAIN8" PVC @ 0.40%956MH2T=56.6TEMP FIRE HYDRANTTEMP FIRE HYDRANT911111121350.851.452.152.653.053.254.354.154.711010087
VALLEY GUTTERUSE PED RAMP TOTRANSITION FROMB618VALLEY GUTTERUSE PED RAMP TOTRANSITION FROMB618 TO B41856.055.3MH1MH3T=957.02I=945.2515161748" STANDSTEAMER EXHAUST HOOD8931306030710DISPOSECLEAN TBLE 41560HAND SINK 3 COMP SINK6'-0" SHELF 29(2) 7' SHELVES 23REFRIGERATOR 7531FREEZER 7531MOP SINK415601213MOP BUCKETFD11TRASH1 PAN COLD WELL3 PAN HOT WELL 30601AICEFDFDVEG SINKUNDERCTR REF 30601A30601ADRAWERDRAWERCOFFEEDRAWER1B1B343318222425212328193031629520202032FDICE/WATER
NO
PARKING
ACCESSIBLEPARKINGSPACE, INCL.SIGNAGE,STRIPINGAND RAMPSCONC. SIDEWALK, TYP.CONC. DRIVE AISLE, TYP.10' PARKING SETBACK30' BUILDING SETBACKTRASH ENCLOSURETERMINATE CURB ANDGUTTER @ FUTURE CURBALL IMPROVEMENTSEXTERIOR TO THE SUITELIVING PROJECT PROPERTYLINES TO BE CONSTRUCTEDBY OTHERS. COORD. W/KJWALK INC. PLANSB612 CURB AND GUTTER, TYP.THICKENEDEDGESIDEWALKWITH BIT.PVMT FLUSHWITH WALKSURFACECONC. PATIOB612 CURB ANDGUTTER, TYP.CONC.SIDEWALK9.3'4.3'24.0'R25.0'R12.0'R5.0'R
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'R15.0'30.0'63.0'65.0'7.0'25.0'20.0'25.0'10.0'TERMINATE B612 CURB INTOTHICKENED EDGE SIDEWALKWITH BITUMINOUS PAVEMENTFLUSH WITH WALKWAY10.0'CONSTRUCTION LIMITSCONSTRUCTION LIMITS3' CURB TAPER, TYP.CONC. SIDEWALK PER CITYSTANDARDS, TYP.CONC. SIDEWALK PER CITYSTANDARDS, TYP.7.9'8.1'8.0'5.0'3' CURBTAPER, TYP.PED RAMP TO BE COMPLETEDBY OTHERSPED RAMP TO BECOMPLETED BY OTHERSCURB, PAVEMENT, ANDSTRIPING TO BE COMPLETEDBY OTHERSGRADES OF CURB AREASSUMED PER PLANS BYKJWALK, COORD. WITHSUBDIVISION CONTRACTORFOR FINAL GRADES PRIOR TOSIDEWALK CONSTRUCTIONCivil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060ROSEMOUNT MEMORY CARE
150TH ST W & BUSINESS PKWY, ROSEMOUNT, MN 55068
1824 BUERKLE RD, WHITE BEAR LAKE, MN 55110
HAMPTON COMPANIES, LLC.
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21488............04/26/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RL, MD, EHRL, RB..............COPYRIGHT CIVIL SITE GROUP INC.cP
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N59612ROBERT A. LATTALICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.04/26/22REVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLAN............SITE AREA TABLE:SITE LAYOUT NOTES:SITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGS(IF APPLICABLE)CITY OF ROSEMOUNT SITE SPECIFIC NOTES:SIGN AND POST ASSEMBLY (IF APPLICABLE).SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLY01" = 30'-0"30'-0"15'-0"N1.RESERVED FOR CITY SPECIFIC NOTES.Know what'sbelow.before you dig.CallRPROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT (IF APPLICABLE).SEE GEOTECHNICAL REPORT FOR AGGREGATE BASE& WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT (IFAPPLICABLE). SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & WEAR COURSE DEPTH, SEEDETAIL.CONSTRUCTION LIMITSTOPERVIOUS PAVEMENT (IF APPLICABLE) - CONCRETEPAVER PERVIOUS SYSTEM. INCLUDE ALL BASEMATERIAL AND APPURTENANCES AS SPECIFIED PERMANUFACTURER SPECIFICATIONS & INSTRUCTIONS.MAKE: BELGARD, OR EQUIVILANTMODEL: AQUASTONE, OR EQUIVILANTCOLOR: T.B.D. - PROVIDE SAMPLES, SHOP DRAWINGS & PRODUCT DATA REQUIRED PRIORTO CONSTRUCTION.SPECIALTY PAVEMENT (IF APPLICABLE) - PROVIDE BIDFOR THE FOLLOWING OPTIONS, INCLUDE VARIATIONSOF BASE MATERIAL AND OTHER NECESSARYCOMPONENTS.1. STAMPED & COLORED CONCRETE2. CONCRETE PAVERSMAKERS, COLORS, MODELS, & PATTERN TO BEINCLUDED IN SHOP DRAWING SUBMITTAL PRIOR TOCONSTRUCTION.ACCESSIBILITY ARROW (IF APPLICABLE) DO NOTPAINT.OPERATIONAL NOTES:SNOW REMOVALALL SNOW SHALL BE STORED ON-SITE OUTSIDEPARKING LOT. WHEN FULL, REMOVAL CO.SHALL REMOVE EXCESS OF-SITETRASH REMOVAL:TRASH SHALL BE PLACED IN EXTERIOR TRASHAREA AND REMOVED BY COMMERCIAL CO.WEEKLY.DELIVERIES:DELIVERIES SHALL OCCUR AT THE FRONTDOOR VIA STANDARD COMMERCIAL DELIVERYVEHICLES (UPS, FED-EX, USPS).1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR ORREPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.2.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION,INCLUDING BUT NOT LIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS,UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR IS RESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THESITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TO LOCATIONAL ADJUSTMENTS SHALLBE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THEENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR APPROVAL.3.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY ANDSTREET OPENING PERMIT.4.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OFSITE IMPROVEMENT MATERIALS.5.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS & ELEVATIONS OF THE BUILDING AND STAKEFOR REVIEW AND APPROVAL BY THE OWNERS REPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.6.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATEAND SHALL BE STAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPEARCHITECT.7.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION.LOCATION OF BUILDING IS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.8.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THEENGINEER/LANDSCAPE ARCHITECT PRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCHAS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDINGPADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TO REJECT INSTALLED MATERIALS NOTPREVIOUSLY APPROVED.9.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A.REQUIREMENTS-SEE DETAIL.10.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OFTRAFFIC. WIDTH OF CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESSOTHERWISE NOTED OR REQUIRED BY ADA OR LOCAL GOVERNING BODIES.11.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.12.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.13.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITEIMPROVEMENTS.14.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.15.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.16.ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.17.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.18.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE.SEE LANDSCAPE DOCUMENTS.CONCRETE PAVEMENT (IF APPLICABLE) ASSPECIFIED (PAD OR WALK) SEE GEOTECHNICALREPORT FOR AGGREGATE BASE & CONCRETEDEPTHS, WITHIN ROW SEE CITY DETAIL, WITHINPRIVATE PROPERTY SEE CSG DETAIL
1214BUSINESS PARKWAY952 96235363837
1 13176 76
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3RETAIL8'111241524.0024.0024.0024.0028.00
28.00
28.00
20 UNIT APARTMENT BLDGWITH COMMERCIALFFE=953.520 UNIT APARTMENT BLDGWITH COMMERCIALFFE=957.576.00140.83 68.50
40.5931.97110100GREEN SPACEHP57.5LP56.056.556.48" WATERMAIN8" PVC @ 0.40%954
952956
9
5
6MH2T=56.6TEMP FIRE HYDRANTTEMP FIRE HYDRANT9111111213956960954956
50.851.452.152.653.053.254.354.154.711095410087
VALLEY GUTTERUSE PED RAMP TOTRANSITION FROMB618VALLEY GUTTERUSE PED RAMP TOTRANSITION FROMB618 TO B41856.055.3958958956
958
15161748" STANDSTEAMER EXHAUST HOOD8931306030710DISPOSECLEAN TBLE 41560HAND SINK 3 COMP SINK6'-0" SHELF 29(2) 7' SHELVES 23REFRIGERATOR 7531FREEZER 7531MOP SINK415601213MOP BUCKETFD11TRASH1 PAN COLD WELL3 PAN HOT WELL 30601AICEFDFDVEG SINKUNDERCTR REF 30601A30601ADRAWERDRAWERCOFFEEDRAWER1B1B343318222425212328193031629520202032FDICE/WATER
NO
PARKING CONSTRUCTION LIMITSCONSTRUCTION LIMITS4 - SS4 - HG24 - SH26 - AB23 - LDN4 - SH26 - AB23 - LDN3 - SH22 - CA22 - AB21 - SS3 - HG22 - SS2 - SS2 - CA22 - CA22 - SS2 - SS5 - AB26 - LDN22 - TT1 - AN1 - AN7 - PT3 - SH5 - BV4 - PSG3 - EKREVISION SUMMARYDATEDESCRIPTIONL1.0LANDSCAPE PLAN............Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060ROSEMOUNT MEMORY CARE
150TH ST W & BUSINESS PKWY, ROSEMOUNT, MN 55068
1824 BUERKLE RD, WHITE BEAR LAKE, MN 55110
HAMPTON COMPANIES, LLC.
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21488............04/26/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RL, MD, EHRL, RB..............COPYRIGHT CIVIL SITE GROUP INC.cP
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NLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.25821Robert L. Binder04/26/22LANDSCAPE NOTES:01" = 30'-0"30'-0"15'-0"NKnow what'sbelow.before you dig.CallRPROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED EVERGREEN TREE SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED CANOPY TREE SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIESAND PLANTING SIZESDECORATIVE BOULDERS (ROUNDED & BLOCK STYLE), 18"-30" DIA.LEGENDMULCH SCHEDULEAREAMULCH TYPEEDGINGFABRICREMARKSTREE RINGS4" DEPTH, SHREDDED CEDARYESNOSEE DETAIL SHT. L1.1PLANTING BEDS4" DEPTH, SHREDDED CEDARYESNOMAINT. STRIP AT BUILDING FOUNDATIONNANANADOG PARK MULCH4" DEPTH, SHREDDED WOOD, SEEREMARKSYESYESORGANIC MULCH SPECIFICALLY FOR USEIN DOG PARKS. SHALL KNIT TOGETHERTO FORM MATTED, ACCESSIBLESURFACE, SHALL BE TREATED WITHANTI-MICROBIAL AGENT.NATIVE SEED AREASNANANANOTE: COORDINATE ALL MULCH AND PLANTING BED MATERIAL PRIOR TO INSTALLATION, PROVIDE SAMPLES AND SHOP DRAWINGS/PHOTOS/DATA SHEETS OF ALLMATERIALSEDGING - SHALL BE COMMERCIAL GRADE, 4" DEPTH ALUMINUM,BLACK OR DARK GREEN IN COLOR, INCLUDE ALL CONNECTORS,STAKES, & ALL APPURTENANCES PER MANUF. INSTALL PER MANUF.INSTRUC./SPECS.1.WHERE SHOWN, SHRUB & PERENNIAL BEDS SHALL BE MULCHED - SEE SCHEDULE BELOW2.ALL TREES SHALL BE MULCHED TO OUTER EDGE OF SAUCER OR TO EDGE OF PLANTING BED, IF APPLICABLE. ALL MULCHSHALL BE KEPT WITHIN A MINIMUM OF 2" FROM TREE TRUNK. SEE MULCH SCHEDULE BELOW.3.IF SHOWN ON PLAN, RANDOM SIZED LIMESTONE BOULDERS COLOR AND SIZE TO COMPLIMENT NEW LANDSCAPING.OWNER TO APPROVE BOULDER SAMPLES PRIOR TO INSTALLATION.4.PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OFHARDY STOCK, FREE FROM DISEASE, DAMAGE AND DISFIGURATION. CONTRACTOR IS RESPONSIBLE FOR MAINTAININGPLUMPNESS OF PLANT MATERIAL FOR DURATION OF ACCEPTANCE PERIOD.5.UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND THEQUANTITY SHOWN ON THE PLAN, THE SCHEDULE SHALL GOVERN AND CONTRACTOR SHALL RECONCILE BETWEEN THETWO BEFORE INSTALLATION.6.CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE DURATION OFTHE CONTRACT. LANDSCAPE MATERIALS PART OF THE CONTRACT SHALL BE WARRANTED FOR ONE (1) FULL GROWINGSEASONS FROM SUBSTANTIAL COMPLETION DATE.7.ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE MIN. 6" LAYER TOPSOIL AND SOD AS SPECIFIEDUNLESS OTHERWISE NOTED ON THE DRAWINGS.8.COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING FIXTURES, DOORSAND WINDOWS. CONTRACTOR SHALL STAKE IN THE FIELD FINAL LOCATION OF TREES AND SHRUBS FOR REVIEW ANDAPPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.9.ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE.10.REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S ACTIVITIES.11.SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE CONTRACTOR'SACTIVITIES.12.PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLY PROGRAMMABLE ANDCAPABLE OF ALTERNATE DATE WATERING. THE SYSTEM SHALL PROVIDE HEAD TO HEAD OR DRIP COVERAGE AND BECAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PER WEEK. SYSTEM SHALL EXTEND INTO THE PUBLICRIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF CURB.13.CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INLCUDING PRICING FROM OWNER, PRIORTO INSTALLATION.SEE SHEET L1.1 FOR PLANTING SCHEDULE
REVISION SUMMARYDATEDESCRIPTIONLT1.0PHOTOMETRIC PLAN............
CITY SUBMITTALN O T F O RCONSTRUCTIONDRAWN BY:CHECKED BY:REVISIONS:PROJECT #:cCOPYRIGHT 2022DATE:RRROSA ARCHITECTURAL GROUPSHEET1084 Sterling StreetSt. Paul, MN 55119tel: 651-739-7988fax: 651-739-3165RosaArchitecturalGroupInc.PREPARED BY ME OR UNDER MY DIRECT SPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:PREPARED BY ME OR UNDER MY DIRECTSPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULYLICENSED ARCHITECT UNDER THELAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:22216APR. 4, 2022JLPROPOSEDA4.1COLORELEVATIONSA4.113/32" = 1'-0" (ON 24x36 SHEET)PROPOSED FRONT ELEVATIONA4.123/32" = 1'-0" (ON 24x36 SHEET)PROPOSED SIDE ELEVATIONA4.133/32" = 1'-0" (ON 24x36 SHEET)PROPOSED SIDE ELEVATIONA4.143/32" = 1'-0" (ON 24x36 SHEET)PROPOSED REAR ELEVATIONA4.153/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.A4.163/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.A4.173/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.A4.183/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.150th St. W & Business PkwySuite LivingRosemount, MN 55068of RosemountRUSSELL R ROSA180394/4/2022
K:\020371-000\Admin\Docs\2022.04.26 - Preliminary Site Plan 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: April 26, 2022
Re: Suite Living Preliminary Plans
WSB File Number 020371-000
City Project Number
SUBMITTAL:
Hampton Companies, LLC. has submitted preliminary construction plans for the development of
lot 6, Block 1, Rosewood Commons, which is located north of County Road 42, east of Canadian
Pacific Railroad and west of Business Parkway. The plans submitted were prepared by Civil Site
Group. Review comments were generated from preliminary construction plan submittal dated
04.26.2022. The submittal included the following:
▪ Cover Sheet
▪ Site Survey
▪ Removal Plans
▪ Site Plan
▪ Grading Plan
▪ Utility Plan
▪ Details
▪ Landscape Plan
▪ SWPP Plan
SITE SURVEY
Lot 6, Block 1, Rosewood Commons is located in the interior portion of the Rosewood commons
Plat, north and adjacent to the private drive of 149th Street. The lot is also adjacent to the
westside of the north-south private street that extends north from 149th Street. Access to the lot
is provided by two driveway connections along the north-south private street. These driveways
were identified in the development plans for Rosewood Commons.
The site survey identifies an existing 60-foot-wide drainage and utility easement extending into lot
6. It does not appear that this easement is currently utilized as no public utilities or ponding are
located within the easement area. This easement must be vacated as it extends into the
proposed building.
REMOVAL PLAN
The current site does not have any improvements on the lot nor is it forested.
SITE PLAN
Anthony Nemcek
April 27, 2022
Page 2
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Access to the lot extends from the north-south private drive into the sites parking lot which has 24
parking stalls. A 5-foot concrete sidewalk extends around the south, east, north and a portion of
the west side of the building, the sidewalk is 7-foot wide adjacent to the parking lot. The sidewalk
provides exterior access to a patio area on the west side of the building and to an emergency exit
on the south side of the building. An 8-foot-wide sidewalk extends around the outer perimeter of
the lot which is for the publics use within the Rosewood Commons development.
GRADING AND DRAINAGE
The single lot has its runoff extend away from the building in each direction. Runoff to the east
flows to the east side of the parking lot where it is collected in a storm sewer system. The north
and south sides of the building has their runoff flow to t he private streets proposed along each
side of the lot and is collected by storm sewer proposed with Rosewood Commons. The western
side of the building has its runoff flow to the west. There are no existing or proposed
improvements, (at this time) to the west of the building so this runoff will flow to an open area.
Future improvements identify a parking lot being constructed adjacent to the west of the building.
The storm sewer system provided for this parking lot will have to have capacity for the run off
extending from lot 6. A maintenance agreement will be needed for the off-site storm sewer
systems which collect runoff from this site.
There is one low point in the parking lot. The Emergency overflow for the low point is along the
curb line of the parking lot, however it is only 1.07 feet below the lowest floor of the building. The
site plan needs to be adjusted to increase the height of the building above the emergency
overflow to 1.5 feet.
SANITARY SEWER AND WATERMAIN – UTILITY PLAN
The proposed 6-inch sanitary sewer that serves the building extends from an eight-inch sanitary
sewer line within the north-south private street. The proposed 6-inch watermain extends from an
8-inch watermain within the same street.
STORM SEWER
Storm sewer is proposed along the easterly curb line of the parking lot. The storm sewer flows
south connecting to a storm sewer system proposed with Rosewood Commons. The last
manhole structure prior to its connection with the Rosewood Commons storm sewer needs to
have a 3-foot sump.
Storm sewer design and layout will be reviewed with the Surface Water Management submittal.
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.
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.