HomeMy WebLinkAbout6.b. Pineridge Hillside
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: August 23, 2022
Tentative City Council Meeting: September 20, 2022
AGENDA ITEM: 22-63-SP, 22-64-CUP, 22-65-PUD
Request by Pineridge Hillside for
approval of a Site Plan Review (Final
Development Plan), Conditional Use
Permit, and a Planned Unit Development
Master Development Plan to construct a
three-building condominium garage
facility.
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 6.b.
ATTACHMENTS: Site Location; Site Plan; Grading Plan;
Utility Plan; Emergency Vehicle Plan;
Landscape Plan; Architectural
Renderings; Engineer’s Memo dated
August 12, 2022; Fire Marshal’s Memo
Dated August 8, 2022.
APPROVED BY: AK
RECOMMENDED ACTION: Staff recommends the Planning Commission make the
following motions:
1. Motion to recommend the City Council approve a PUD Master Development Plan
with rezoning of the site from BP-Business Park to BP PUD-Business Park Planned
Unit Development for a condominium garage facility on Lot 1, Block 1, Rosemount
Car Club, 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 sanitary sewer angle points and stubs to the building need to be
completed at a manhole for maintenance purposes.
f. The City will be able to access all manholes on the eastern portion of the
property to evaluate discharge into the public sanitary and storm sewer
system from the site.
g. Individual units shall be numbered and signed accordingly.
h. 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,
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landscaping, patios, and exterior building elements.
i. Incorporation of recommendations from the City Engineer in a review
memorandum dated August 12, 2022, relative to drainage, grading,
easements, utilities, storm water management, and other subjects covered in
the review.
j. 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.
k. Freestanding signage will be limited to one for the PUD area in the location
identified on the site plan.
l. No overnight stays are permitted on the site, and any uses other than the
storage of vehicles must conform to the permitted uses listed in the BP-
Business Park district use standards.
m. Payment of all required area and connection charges consistent with the
Engineering memo.
n. The landscape plan shall be updated to bring the site closer to compliance
with the City’s minimum landscape requirements for overstory trees. Any
remaining shortfall shall be accounted for in the PUD agreement.
o. A landscape letter of credit for 110% of the site landscaping is required.
2. Motion to recommend the City Council approve a Conditional Use Permit for a self-
service storage facility to allow the construction of a 67-unit car condominium garage
facility.
3. Motion to recommend the City Council approve the Final Site and Building Plan for
a condominium garage facility.
SUMMARY
The Planning Commission is being asked to consider applications from Pineridge Hillside to construct a
three-building condominium garage facility on a parcel in the Rosemount 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. This project is similar to a
proposal to develop the site that was approved in 2020 but never moved forward. The main difference is
that the anticipated uses for the individual units are not as focused on automobile enthusiasts, and the
applicant expects owners of the units to use them for a wider variety of uses such as small businesses that
are too large for a home occupation but too small to require a standalone facility. The applicant has applied
for a Planned Unit Development (PUD) 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). Staff recommends approval of all components of the request subject to the
conditions outlined above.
Applicant: Pineridge Hillside
Property Owner: JJT Financial LP
Location: 15195 Boulder Ct.
Area: 4.3 acres
Comp. Guide Plan Design: BP – Business Park
Current Zoning: BP – Business Park
BACKGROUND
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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 subject parcel is immediately north of Seefried’s
development, the future location of The Home Depot’s distribution center. 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 On-Time Service Pros (formerly MRCI) is
located. The JJT Business Park included a larger Outlot extending along the railroad right-of-way on the
west side of this subdivision that was split into two parcels to accommodate The Home Depot. 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.
Pineridge Hillside is proposing to construct a condominium garage complex on the 4.3-acre site as
described in the attached project narrative. The concept behind the 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 or storage of goods and materials, the storage units are individually owned and purchased
unfinished, and every owner can customize the interior to suit their needs. The original plan for the site
would have seen the units marketed toward car collectors, automobile enthusiast, and others that have a
specialized interest in cars and need additional space for their hobby and interests. The current applicant
anticipates some of the units to be used in that manner, although they are leaving the option open for the
use of the units for small businesses that would likely be sole-proprietorships too large to operate from a
home. 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 67 individual condominium units and a total building
footprint of 75,375 square feet. There are no common elements such as the club room or plaza included
in the original proposal.
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 review a Final Site Plan in place of a Master development plan.
Considering the proposed use as a garage condominium facility, Staff believes that the use is most like a
self-service storage use, which requires a Conditional Use Permit. Any uses within the individual units
must fall within those uses listed in the BP district use regulations. The applicant has also requested the
vacation of portions of the existing drainage and utility easement located along the western boundary of
the parcel. Easement vacations are not the purview of the Planning Commission; therefore this request
will be reviewed by the City Council when it considers the other requests related to this project.
ISSUE ANALYSIS
Legal Authority. Planned unit developments, site plan reviews, and conditional use permit 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.
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
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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.
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. 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. While the
City Code requires a minimum area of ten acres for PUDs, the 4.3 acre 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 requested include the following:
• Impervious Coverage. The zoning ordinance specifies a maximum imperious surface coverage of 75%
and the site plan shows a coverage of 78.5%. 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.
• 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
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similar materials. The proposed look is somewhat more residential in character with the use of
cementitious (lap) siding, brick base, and glass windows on the most visible 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.
• Landscaping. The applicant has submitted a landscaping plan that falls short of the minimum
plantings required. While staff is generally supportive of a reduction due to the fact there is
additional impervious required by the type of use proposed, and also that the stormwater
infrastructure reduces the amount of open space that can contain plantings, staff is recommending
that the applicant submit an updated landscape plan that includes some additional foundation and
overstory trees to bring the site closer to compliance with the Code.
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 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.
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The neighbors, as part of the formal planning review, have been contacted about the public hearing at the Planning
Commission meeting.
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 further 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 original JJT Business Park subdivision. The individual garage units within the three
buildings will be accessed via a private internal road and driveway system. 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 (identified in the plans as no parking allowed) 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.
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
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
recommended that the City receive a fee in lieu of land dedication for the project. The required dedication
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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 owner of the site had requested that the park dedication fee that is normally collected
with a subdivision be deferred until the site was developed. This request was approved by the City
Council as part of the plat approval. Therefore, the park dedication fee is required prior to the issuance of
any building or grading permit.
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:
All access to the individual units 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
One storm sewer system is proposed for the site. The primary storm sewer line extends along the west side
of the plat extending from the southwest corner northeast to the northwest corner of the lot. This storm
sewer extension has three storm sewer runs extending from it to the east collection runoff from the access
isles and along the north side of the lot. The primary storm sewer run also collects runoff from the lot to
the north and must connect to the existing storm sewer in the northwest corner of the site. The storm
sewer extension along the west property line will be publicly maintained, the storm sewer runs into the site
will be privately maintained.
Other Engineering Comments.
Because the trunk area charges were deferred by the property owner when the site was platted, those
charges must be paid prior to the issuance of any building or grading permits. A surface water
management plan is currently under review, and any comments arising from the review will need to be
incorporated into the plans. The City’s engineer has submitted a review memo containing comments that
must be addressed as development proceeds.
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 two phases starting with Building 1 and necessary sitework. Future buildings
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(2 and 3) 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 rear 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. 30 ft. (cul-de-sac)
Side Setback (North) 10 ft. 10 ft.
Side Setback (East/South) 10 ft. 35/46 ft.
Rear Setback (West) 40 ft. (30 ft. buffer) 21.1 ft.
Maximum Lot Coverage 75% maximum 78.5%
Residential Buffer Yard N/A N/A
Building Height 50 ft. 32 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. Staff is supportive of the reduction in required buffer area due to the
positioning of the buildings perpendicular to the western parcel boundary and the fact that the proposed
use is lower intensity than other uses in the Business Park district.
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
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portion of the building and would not have the same impact.
The materials the applicant is proposing include fiber cement lap siding and brick wainscoting on the
gabled walls which will be the most visible from the public rights of way. Metal panel awnings over the
windows will also provide interest to those sides of the buildings. The walls containing the garage doors
will feature various types of architectural metal paneling in shades of gray.
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 300 feet to 375 feet, and the architectural plans indicate that this mass
will be broken-up with a varied use of colors and materials. 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.
The overall plans also include some smaller decorative elements such as awnings over the doors and
windows.
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 13
Total 13
The proposed site plan depicts 13 total stalls on the site, meeting the minimum requirements of the zoning
ordinance. These will be located throughout the site while the applicant anticipates most owners of unit
will park in front of their individual units. Space has been allocated to allow for such parking while
maintaining sufficient space for emergency vehicles to maneuver throughout the site.
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 19 trees or 59 less than the minimum required and 53
foundation/shrub plantings or 192 fewer 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 planting 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 through the PUD process.
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Landscaping Requirement Comparison
Type Size Standard Required Proposed Status
Trees 187,290 1 tree /3,000 sq. ft.
(+25%) 78 19 Short
Foundation
Plantings 2,450 1 planting/10 linear
feet of building 245 53 Short
Signage.
No signage was indicated on the plans provided. Typically, signage is reviewed though the standard
permitting process, and therefore a condition of approval is the requirement that any signage installed on
the site must receive a sign permit.
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.
No common trash enclosure is proposed. All waste receptacles will be contained within the individual
units with owners contracting with trash haulers for removal. The amount of trash generated by the use is
anticipated to be relatively low compared to other uses.
CONCLUSION & RECOMMENDATION
Staff recommends approval of a Site Plan Review, Conditional Use Permit, and a PUD Final Development
Plan Rezoning the site from BP – Business Park to BP –Business Park/PUD concerning a three-building
condominium garage facility subject to conditions of approval outlined in the recommended action section
above.
GRAPHIC SCALE( IN FEET )1 IN = 30 FTwww.ggg.to1665-867-Fax 5071666-867-Ph. 507PLANNINGSURVEYINGENGINEERINGChatfield, MN 5592314070 Hwy 52 S.E.
GRAPHIC SCALE( IN FEET )1 IN = 30 FT1060.00www.ggg.to1665-867-Fax 5071666-867-Ph. 507PLANNINGSURVEYINGENGINEERINGChatfield, MN 5592314070 Hwy 52 S.E.
GRAPHIC SCALE( IN FEET )1 IN = 30 FTwww.ggg.to1665-867-Fax 5071666-867-Ph. 507PLANNINGSURVEYINGENGINEERINGChatfield, MN 5592314070 Hwy 52 S.E.
GRAPHIC SCALE( IN FEET )1 IN = 30 FTwww.ggg.to1665-867-Fax 5071666-867-Ph. 507PLANNINGSURVEYINGENGINEERINGChatfield, MN 5592314070 Hwy 52 S.E.
GRAPHIC SCALE( IN FEET )1 IN = 30 FTwww.ggg.to1665-867-Fax 5071666-867-Ph. 507PLANNINGSURVEYINGENGINEERINGChatfield, MN 5592314070 Hwy 52 S.E.
K:\021075-000\Admin\Docs\2022.08.04 Submittal\2022.08.04 - 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: August 12, 2022
Re: Rosemount Flexspace Condominiums
Site Plan Review
Grading Plan Review
Emergency Vehicle Plan Review
WSB File Number 021075-000
SUBMITTAL:
LS Black Constructors has submitted a site plan for the development of a lot in JJT Business
Park 1st Addition. The lot is addressed 15195 Boulder Court. The plans submitted were prepared
by G-Cubed of Chatfield, MN. Review comments were generated from the Site Plan Submittal not
dated, received on 07.26.2022. The submittal included the following:
▪ Site Plan
▪ Grading Plan
▪ Emergency Vehicle Plan
EXISTING CONDITIONS
Rosemount Flexspace Condominiums is located north of Project Osprey, east of the Canadian
Pacific rail line and south of Rosemount Place LLC. The parent parcel consists of land previously
utilized for agricultural purposes and has sat vacant for several years. Rosemount Flexspace
Condominiums is 4.298 acres in size.
SITE PLAN
The proposed site plan identifies the development of 67 condominium units within 3 buildings.
Each unit accessing the common drive area by a walk-in door and an overhead vehicle access
door. The site plan identifies 13 parking stalls that are not located in front of a garage door.
Rosemount Flexspace Condominiums extends from the circle of Boulder Court with a 24-foot-
wide driveway. The driveway extends to two access isles which extend along the east, south and
northerly area of the project. A third access isle extends between the two. The three access
isles provide access to the proposed condominiums and good circulation of the site provided
exterior parking is limited to the one stall in front of the garage doors.
Anthony Nemcek
August 15, 2022
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The development Fees are indicated below based on the 2022 Schedule of Rates and Fees.
The lot is subject to these fees provided they were not collected with the initial platting of
the lot.
▪ Sanitary Sewer Trunk Charge: $1,075/acre
▪ Watermain Trunk Charge: $6,500/acre
▪ Storm Sewer Trunk Charge: $6,865/acre
GRADING AND DRAINAGE
The proposed grading plan directs runoff away from each building to the center access isle or
away from the building to the adjacent green space/lot line. The west side of the site identifies
filling of an existing swale/ponding area which receives runoff from the parcel to the north. The
filling of the swale is proposed to be replaced with a storm sewer system extending along the
west property line from the northwest corner to the southeast corner.
Runoff from the site is conveyed west to the proposed storm sewer along the westerly property
line and into remnants of the existing drainage swale. The access isle along the east property
line is proposed to be curbed, directing drainage to the central access isle where it is collected by
a storm sewer inlet. The east lot line will maintain its current drainage pattern which is to the
south.
1. The filling of the drainageway and ponding area will have to be accounted for by existing
ponding off-site. A storm water management plan for the site is required.
2. The proposed storm sewer along the west property line must be sized to adequately
convey runoff from the north. This storm sewer system will have to be public as it serves
two private properties.
3. The emergency overflow locations and elevations for the west side drainageway need to
be identified and placed on the plan.
4. An access and egress route to the storm sewer must be identified and placed within an
easement for public maintenance of the storm sewer along the west property line.
SANITARY SEWER AND WATERMAIN – UTILITY PLAN
Sanitary sewer service to Rosemount Flexspace is provided by an existing 6-inch sewer service
extending from the Boulder Court Cul-de-sac at the driveway location. The sanitary sewer is
proposed to be extended into the site and then south along the east lot line extending service
stubs to the two southerly buildings. The site plan does not identify sewer service extending to
the northern building. The sanitary sewer angle points and possibly the stubs to the building
need to be completed at a manhole for maintenance purposes.
There is an existing eight-inch watermain stub located at the driveway for Rosemount Flexspace.
This watermain stub will be extended into the site to the southeast corner and to the west side.
Domestic and fire flows will be obtained from the watermain extension.
5. Location of hydrants and valves will be detail reviewed with the construction plans.
STORM SEWER
One storm sewer system is proposed for the site. The primary storm sewer line extends along
the west side of the plat extending from the southwest corner northeast to the northwest corner of
the lot. This storm sewer extension has three storm sewer runs extending from it to the east
collection runoff from the access isles and along the north side of the lot. The primary storm
sewer run also collects runoff from the lot to the north and must connect to the existing storm
sewer in the northwest corner of the site. The storm sewer extension along the west property line
Anthony Nemcek
August 15, 2022
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will be publicly maintained, the storm sewer runs into the site will be privately maintained. Storm
sewer design and layout will be reviewed with the Surface Water Management plan submittal.
6. Detail review of the storm sewer system and design will be completed with the
construction plans for the site.
SURFACE WATER MANAGEMENT
The proposed Surface Water Management plan for the preliminary plat is under reviewed.
Comments included in the Surface Water Management plan review shall be incorporated in the
project design.
LANDSCAPE PLAN
A Landscape plan was not submitted for review. Landscaping needs to be located so it does not
conflict 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.
MEMORANDUM
To: Anthony Nemcek, Senior Planner
Adam Kienberger, Community Development Director
From: Rick Chase, Fire Marshal
Date: August 8, 2022
Subject: Pineridge Hillside, Rosemount Condominium Garages
The following comments are provided based on the 2020 Minnesota State Fire
Code and site plan dated 7-26-2022.
• Hydrants spacing required in accordance with the Minnesota State Fire
Code. Additional hydrants will be required.
• Fire apparatus access roads in accordance with the Minnesota State Fire
Code minimum width 20’.
• Add turn radius for fire apparatus Commander to site plan. Contact Fire
Marshal for dimensions.
• No parking fire lane signage will be required.
• Trash/dumpster location required to be a minimum of 5’ from any
structure including overhangs.
• All access service doors around building required to be numbered.
Sincerely,
Rick Chase
Fire Marshal