HomeMy WebLinkAbout7.b. Certified Dental Ceramics Request to Vacate an Existing Drainage and Utility EasementEXECUTIVE SUMMARY
City Council Meeting Date: March 15, 2016
AGENDA ITEM: Case 16-04-V Certified Dental Ceramics
Request to Vacate an Existing Drainage
and Utility Easement
AGENDA SECTION:
Public Hearing
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO.
7.b.
ATTACHMENTS: Easement Vacation Sketch, Resolution,
Location Map, 2/23/2016 Planning
Commission Minutes and Staff Report
APPROVED BY:
ddj
RECOMMENDED ACTION: Motion to adopt a resolution approving vacation of a
portion of the drainage and utility easements over Lot 3, Block 1 of South Rose Park
3rd Addition.
SUMMARY
The City Council is being asked to consider a request to vacate a portion of an existing drainage and
utility easement over Lot 3, Block 1 of South Rose Park 3rd Addition. The application to vacate this
easement was submitted in conjunction with a request for site plan approval to allow construction of a
3,000 square foot dental services office on a vacant lot within the South Rose Park 3rd Addition. The
Planning Commission approved the site plan at its February 23rd meeting with a condition that the
City Council approve the easement vacation. The staff report and supporting documentation
concerning the site plan review are attached for informational purposes only. By ordinance, the
Planning Commission is the approval authority for site plans and therefore no planning action is
required by the Council. However, by Statute, easement vacations require a public hearing and
approval by the Council. Staff recommends approval of the easement vacation based on the findings
outlined in the City Engineer’s memo dated February 17, 2016.
The subject parcel was platted with a larger drainage and utility easement that covered a triangular
area in the southwestern portion of the site. In reviewing the storm water system for this area, staff
is not aware of any specific reason for this larger easement. The easement on this and an adjacent
parcel covers a low area along Carrousel Way, and it was likely included in the plat to ensure there
was adequate room to accommodate storm water runoff from these two sites. With the submission
of a detailed drainage and storm water management plan for the site, the City Engineer has found
that the applicant will comply with City storm water requirements and that the easement is no longer
necessary. Please note that the required 10 foot drainage and utility easement along property lines
will still be retained by the City. Staff is recommending the easement be vacated in order to allow
the construction of the project.
RECOMMENDATION
Open the public hearing and take testimony. Motion to adopt the resolution.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2016-
A RESOLUTION APPROVING THE VACATION OF A PORTION OF THE
DRAINAGE AND UTILITY EASEMENT OVER LOT 3, BLOCK 1
SOUTH ROSE PARK 3RD ADDITION
WHEREAS, the Community Development Department of the City of Rosemount received an
application from TJEI Investments, LLC, 13537 Atwater Court (Applicant), requesting vacation of a
portion of the drainage and utility easement for the property legally described as:
Lot 3, Block 1, South Rose Park 3rd Addition, Dakota County, Minnesota.
WHEREAS, on February 5, 1991, the City of Rosemount approved the Final Plat for South Rose
Park 3rd Addition including drainage and utility easements over the southwestern portion of Lot 3
Block 1; and
WHEREAS, the Applicant has submitted a site plan for the property that meets the City’s drainage,
erosion control, and storm water requirements without using said drainage and utility easements; and
WHEREAS, the Engineering Department reviewed this proposal in a memo dated February 17,
2016 and found it acceptable; and
WHEREAS, the City Council held a public hearing to review this proposal on March 15, 2016; and
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves vacation of a portion of the drainage and utility easement over Lot 3, Block 1, South Rose
Park 3rd Addition legally described as:
That part of the existing drainage and utility easement, as created and dedicated over Lot 3,
Block 1 on the plat of SOUTH ROSE PARK 3RD ADDITION, Dakota County, Minnesota,
lying southwesterly of the following described line:
Commencing at the southwest corner of said Lot 3; thence South 89 degrees 46 minutes 41
seconds East, assumed bearing, along the southerly line of said Lot 3, a distance of 50.00 feet;
thence easterly and northeasterly 20.00 feet along a tangential curve concave to the north
having a radius of 149.00 feet and a central angle 07 degrees 41 minutes 27 seconds to the point
of beginning of the line to be described; thence North 26 degrees 22 minutes 44 seconds West,
156.19 feet to the west line of said Lot 3, and said line there terminating.
EXCEPT the West 10.00 feet and the South 10.00 feet of said Lot 3.
Said vacated area contains ±3,082 sq. ft.
RESOLUTION 2016 -
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ADOPTED this 15th day of March, 2016 by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Clarissa Hadler, City Clerk
Motion by:__________________________Second by:_________________________________
Voted in favor:_________________________________________________________________
Voted against:__________________________________________________________________
Member absent:_________________________________________________________________
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Excerpt from the February 23, 2016 Planning Commission Minutes
5.b. Request by Certified Dental Ceramics for a Site Plan Review to construct a single-story 3,000 sq. ft. dental services
facility. (16-03-SP, 16-04-V)
Senior Planner Klatt summarized the staff report for the Planning Commission.
Chair Miller inquired about the need for a landscaping escrow. Lindquist stated it is to ensure landscaping is completed and
maintained. Landscaping will be reviewed the first year and ensure nothing is dead, if plants are dead they will need to be replaced
and stay alive for a year in order to receive the full escrow back. Staff will release a portion of the escrow after the site review.
Commissioner Forester inquired about the impervious area, if and when the addition were to happen, would they still meet the
ordinance requirement. Klatt stated they would still be under 50% coverage.
Commissioner VanderWiel confirmed that the Planning Commission is just looking at an approval for a site plan and the item
would not go to Council. Lindquist confirmed that is correct.
The public hearing was opened at 7:06 pm.
Richard Lavel, the architect was on hand to answer any questions.
Commissioner Henrie inquired how many employees would work at this office. Mr. Lavel stated there would be about 12
employees. This is a family business that already operates in Rosemount and wants to stay in Rosemount. Upon expansion it is
estimated that there could be up to 20 employees.
Commissioner VanderWiel inquired about the use of the building as it is zoned community commercial, and how the
manufacturing is complies with those standards. Mr. Lavel stated that there are three stations where the manufacturing is done; the
rest of the space is for milling and refining of the product. Staff indicated that the property functions more like a medical office use
or a service use.
Public comments: None
MOTION by Forester to close the public hearing.
Second by Freeman.
Ayes: 6. Nays: 0. Motion Passes.
The public hearing was closed at 7:10 pm.
Additional Comments:
Commissioner Henrie inquired about the parking and if it would be adequate if structure was expanded. Klatt stated that parking
would be added to the south side of the southern parking lot.
Motion by Kenninger to approve the site plan and building design review for Certified Dental Ceramics to allow the construction
of a 3,000 square foot dental services office building on Lot 3, Block 1 of South Rose Park 3rd Addition, subject to the following
conditions:
1. Submission of a landscape security equal to one hundred and ten percent (110%) of the total cost of the plantings.
2. City Council approval of a request to vacate an existing drainage and utility easement on the property.
3. Submission of a lighting and photometric plan conforming to ordinance requirements prior to the issuance of a building
permit.
4. Conformance with all conditions of the City Engineer as outlined in the memo dated February 17, 2016 prior to issuance
of a building permit.
5. Final tree plantings near the entrance driveway are subject to review and approval by the City to ensure adequate visibility
is maintained along Carrousel Way.
6. Approval of a sign permit for the proposed freestanding monument sign. Final location must be approved by the City to
ensure proper sight visibility along Carrousel Way is maintained from the driveway entrance.
7. Approval of the materials used for the trash enclosure by the City. Said materials must be similar to those used on the
principal building
Second by Henrie.
Ayes: 6. Nays: 0.
E X E C U T I V E S U M M A R Y
Planning Commission Meeting Date: February 23, 2016
Tentative City Council Meeting Date: March 15, 2016
AGENDA ITEM: Case 16-03-SP Certified Dental Ceramics
Site Plan Approval to Allow Construction of
a 3,000 Square Foot Dental Services Office
AGENDA SECTION:
Public Hearing
PREPARED BY: Kyle Klatt, Senior Planner
AGENDA NO.
5.b.
ATTACHMENTS: Location Map, Architectural Site Plan,
Building Elevations, Grading and Erosion
Control Plan, Site and Utility Plan, Detail
Sheets (2), Landscape Plan (2), City
Engineer Report.
APPROVED BY:
K. L
RECOMMENDED ACTION: Motion to approve the site plan and building design
review for Certified Dental Ceramics to allow the construction of a 3,000 square foot
dental services office building on Lot 3, Block 1 of South Rose Park 3rd Addition,
subject to the following conditions:
1. Submission of a landscape security equal to one hundred and ten percent
(110%) of the total cost of the plantings.
2. City Council approval of a request to vacate an existing drainage and utility
easement on the property.
3. Submission of a lighting and photometric plan conforming to ordinance
requirements prior to the issuance of a building permit.
4. Conformance with all conditions of the City Engineer as outlined in the memo
dated February 17, 2016 prior to issuance of a building permit.
5. Final tree plantings near the entrance driveway are subject to review and
approval by the City to ensure adequate visibility is maintained along Carrousel
Way.
6. Approval of a sign permit for the proposed freestanding monument sign. Final
location must be approved by the City to ensure proper sight visibility along
Carrousel Way is maintained from the driveway entrance.
7. Approval of the materials used for the trash enclosure by the C ity. Said
materials must be similar to those used on the principal building.
SUMMARY
The Planning Commission is being asked to conduct a site plan and building design review to allow
the construction of a 3,000 square foot dental services office on a vacant lot with the South Rose Park
3rd Addition. The subject property is located within the commercial area south of County Road 42
and between South Robert Trail and Chippendale Avenue. Other nearby commercial uses include the
Marcus Rosemount Theater, Dakota Dog Training Academy, ISD 916 Offices, and Chroust Family
Dentistry. The proposed building will be occupied by Certified Dental Ceramics, which is a business
that manufactures and provides dental implants and crowns to dental clinics. Staff is recommending
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approval of the request subject to the conditions of approval listed in this report.
BACKGROUND
Applicant & Property Owner(s): TJEI Investments LLC/Jacqui Buyck
Location: Lot 3, Block 1 of South Rose Park 3rd Addition (South of
Dakota Dog Training and west of the Marcus Rosemount
Theater)
Area in Acres: 0.87 Acres (37,885 square feet)
Comp. Guide Plan Designation: CC – Community Commercial
Current Zoning: C4 – General Commercial
The subject site was originally platted as part of the South Rose Park Addition (and subsequent replat)
in 1979, which included all of the commercial property described above. There have been other
divisions of land to create smaller lots since the original subdivision was approved by the City, and the
applicant’s property is one of two parcels currently vacant. The parcel is surrounded by other
commercial activities in the area (and the other vacant parcel) all of which are also guided and zoned
for commercial uses.
The proposed use of the site is a 3,000 square foot medical/dental office building that will be accessed
via a new driveway off of Carrousel Way. The site plan also illustrates a 2,000 square foot potential
expansion as well as parking for 24 parking stalls (with 8 additional “proof of parking” stalls that could
be constructed in the future if needed). As noted on the attached site plans, the subject parcel was
platted with a larger drainage and utility easement over the southern portion of the site. In reviewing
the storm water system for this area, staff is not aware of any specific reason for this larger easement.
It is recommended that the easement be vacated in order to allow the site plan to move forward as
presented. City Council approval of a request to vacate this easement is one of the conditions being
recommended by Staff.
The tenant for the building, Certified Dental Ceramics, provides dental implants and crowns for dental
clinics. These items are made at their facility and couriered to various practitioners as needed. The
business is split between meeting with customers on site to provide custom color and matching and
smile design (approximately 25%) and working from molds sent to them by dentists from off site
(approximately 75% of their work). This use is considered “professional services and offices,
including dental and medical clinics” under the City’s zoning regulations and is a permitted use in the
C4 – Community Commercial Zoning District.
In addition to the general site plan, the applicant has submitted architectural drawings of the proposed
building, an erosion and sediment control plan, landscape plan, and other details concerning the site as
required by the Zoning Ordinance. The next section of this report includes staff’s analysis of zoning
requirements. Additionally, staff has received a written report from the City’s Project Engineer with
most of his comments focused on storm water plan details that will need to be addressed by the
applicant.
Site Plan and Design Review
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. Site plan approval is required for all commercial,
industrial, institutional and multi-family development projects. In this case, the applicant is
proposing to construct a 3,000 square foot commercial building (with future expansion area) that is
subject to the site plan review process.
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Site plan applications are approved by the Planning Commission and considered a Quasi-Judicial
action. As such, the City has a set of standards and requirements for review. Generally, if a site plan
application meets the ordinance requirements it must be approved. These standards are outlined in
Section 11-4-14 (General Commercial District) and 11-10-3 (Site and Building Plan Review). While
the Planning Commission is the final authority for approval of site plans, because an easement
vacation is necessary to move the project forward, the Council will also review the plan for
concurrence of the Commission’s recommendation.
Land Use & Zoning. The subject property is guided for Community Commercial uses in
accordance with the 2030 Future Land Use Plan, which is intended to provide retail, professional
offices, and personal services that serve the daily and weekly needs of the residents of Rosemount.
The present zoning of the property as C4 – General Commercial is consistent with the land use
designation, and the proposed dental services use is consistent with the land use plan and is
compatible with the other commercial uses in the vicinity.
Lot and Building Standards. As proposed, the subject property is consistent with the C4 –
Community Commercial lot and building standards. The subject property is an existing lot of record
and exceeds the minimum lot requirements. In addition, the proposed building exceeds all setback
requirements. The lot and building standards for the C4 district are detailed in the table below.
Building Performance Standards for the C4 – Community Commercial District
Standard Required Proposed
Minimum Lot Size 20,000 square feet 37,897 square feet
Front (South) 30 ft. 94 ft.
Side (East) 10 ft. 70 ft.
Side (West) 10 ft. 33 ft.
Rear (North) 10 ft. 60 ft. (15 ft. future add.)
Maximum Lot Coverage 75% 46.5% (with future add.)
Exterior Building Materials. The C-4 General Commercial building materials standards require
the building to be at least 90% masonry. The standards require that the non-glass portion of the
building be at least 50% brick and the remaining non-glass portions be at least 40% textured
masonry block. The building elevation plans indicate that the upper 3/4ths of the exterior walls will
be face brick while the lower 1/4th will be a stone veneer. Since all of the building materials except
the windows and various trim elements (fascia board and entry vestibule) will be masonry, the
building exterior complies with the City’s design standards. The building is not wide enough that any
additional architectural elements related to building massing are required.
Access & Parking. The Zoning Ordinance requires that new uses provide a certain number of
parking stalls based on the parking schedule found in Section 11-6-1 of the City Code. Because of
the unique activity taking place in the proposed building, Staff is suggesting that the general office
requirements be applied to this site instead of the “medical/dental offices and clinics” category. The
site employs technicians to make the crowns and approximately 25% of the customers come to the
site for evaluation. Most of the work comes directly from the dentists, who make the molds and
conducts the fitting at their offices. Using the general office requirements, the applicant is required
to provide a minimum of 5 stalls per 1,000 square feet of gross floor area, which would result in
providing a minimum of 15 parking stalls (25 at full build out). The site plan provides for 24
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parking stalls and therefore exceeds the minimum required under the code. Should the applicant
move forward with building expansion plans in the future, the City will be able to revisit the parking
situation at that time. There are also 8 proof of parking stalls should the site experience a parking
problem.
Landscaping. The City’s landscape ordinance (Section 11-6-3) requires that new developments
include a minimum amount of landscaping, which includes a minimum number of trees based on
the size of the site and exterior dimensions of the building. These requirements, and the amount
provided on the landscape plan, are as follows:
Trees Requirement: 1 tree per 3,000 square feet of land area
Trees Required/Provided 13/19
Foundation Plantings Requirement: 1 per 10 feet of building perimeter
Foundation Plants Required: 24/63
All of the trees meet the City’s requirements for at least 75% deciduous trees on the site, with a mix
of Maple, Oak, Birch, and Pine. Various other ornamental trees and shrubs will be used for
landscape islands, foundation plantings, and screening of the parking lot. From a staff perspective,
it appears that the applicant has prepared a landscape plan that provides a good mix of plants that
will provide screening of parking and storage areas and will break up any larger expanses of
pavement, walls, and similar elements from the public roadway. The applicant has demonstrated
that the required amount of interior parking lot landscaping (10% of the total parking lot area) will
be provided, which includes a larger planting bed separating the two parking areas east and south of
the building. A landscape letter of credit for 110% of the site landscaping is required.
Signage. The applicant is asking to install a freestanding monument sign near the proposed access
driveway along Carrousel Way. The applicant will need to secure a separate sign permit to install the
sign, at which time additional details will be provided. Because the sign will be located close to the
driveway entrance and along a curve in Carrousel Way, staff is recommending as a condition of
approval the applicant maintain proper visibility from the site entrance.
Exterior Lighting. The applicant’s plans depict light standards along the eastern and southern edge
of the parking area. The proposed height and fixture type will meet the City’s lighting standards;
however, staff is requesting that the applicant also provide a photometric plan to demonstrate full
compliance with the code.
Trash Enclosure. The applicant’s plans depict a trash enclosure on the northern portion of the site
and at the edge of the parking area. As required under Section 5-1-3 of the City Code, the material
used for the enclosure must be similar to the principal building. Because there are no specific details
concerning the type of materials to be used for the enclosure, staff is recommending a condition of
approval that the applicant submit this information prior to the issuance of a building permit for the
site.
Engineering. Detailed grading, erosion control, and storm water management plans have been
submitted with the application, and these plans, along with the proposed connections to existing
City utilities within Carrousel Way, have been reviewed by the City’s Project Engineer. The
Engineer’s comments and recommendations are included in a February 17, 2016 memorandum
(attached), and include specific recommendations concerning the planned utility connections and
storm water management plan. The bulk of these comments address the need for minor
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modifications to the plans, which must be addressed by the applicant prior to the issuance of a
building permit for the site. In general, the City Engineer has found that the plans are in
conformance with the City’s storm water management regulations, and that the proposed on site
infiltration area will meet current requirements with the requested modifications.
Lot Development Fees. The City has adopted a fee schedule that includes various access charges
that apply any development of the subject property. The applicant will be required to pay these fees
at the time at the time a building permit is issued; these fees include the following:
Met Council Sewer Availability Charge: $2,485 per SAC unit as determined by MCES (Met
Council Environmental Services)
City Sanitary Sewer Availability Charge: $1,200 per SAC unit
City Water Availability Charge: Based on size of meter, ranging from $9,800 to $44,150
Storm Water Connection Charge: $2,270 per acre ($1,975 for 0.87 acres)
RECOMMENDATION
Staff recommends approval the site plan for Certified Dental Ceramics to allow the construction of
a 3,000 square foot dental services office building on Lot 3, Block 1 of South Rose Park 3rd
Addition. This recommendation is based on the plan submitted by the applicant, the findings made
in this report and the conditions outlined in the Recommended Actions section above.
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26 JAN 2016
RJL
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15045
SITE INFORMATION
TOTAL AREA OF SITE = 37,897 SF
IMPERVIOUS AREA = 15,642 SF (41.28%)
BUILDING INFORMATION:
BUILDING SIZE: 3,015 SF
FUTURE ADDITION: 2,025 SF
PARKING REQUIREMENTS:
3,000 SF @ 5 CARS PER 1,000 = 15 CARS
TOTAL PARKING PROVIDED = 24 CARS
FUTURE PARKING = 8 CARS
PROJECT LOCATION1
10' - 2 9/16"
19' - 9 27/32"
2' - 8"
13' - 4 31/32"
9' - 6"
19' - 9 27/32"
2' - 8"
Date
Drawn By
Checked By
Project Number
Issued Date
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15045
1/8" = 1'-0"1
SOUTH ELEVATION
1/8" = 1'-0"2
EAST ELEVATION
1/8" = 1'-0"3
WEST ELEVATION
1/8" = 1'-0"4
NORTH ELEVATION
EXTERIOR MATERIALS LEGEND
ROOF: ARCHITECTURAL SHINGLES
FASCIA BOARD: ALUMINUM / STEEL FASCIA - COLOR TO MATCH EITHER ENTRY TRIM OR WINDOW TRIM
TOP OF ENTRY TRIM / COLUMNS: HARDI FIBER CEMENT BOARD
WALL FIELD: BELDEN FACE BRICK #8601 OR BROWN FAMILY
WALL BASE / COLUMN BASE: ELDORADO STONE VENEER – ASHLAR OR SIMILAR BUFF COLORED STONE
WINDOWS: ANDERSEN 400 SERIES; EXTERIOR COLOR - SANDTONE FINISH
ENTRY VESTIBULE: ALUMINUM STOREFRONT FRAMING – CLEAR FINISH
GLASS: 1” INSULATED, CLEAR LOW-E
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CERTIFIED DENTAL
CERAMICS
XXXXX Carrousel Way
Rosemount, MN DENTAL LABORATORY
Rosemount, MN
f:\jobs\5801 - 5820\5802 - rosemount - jacqui buyck dental office\cad\engineering\5802gr.dwgSave Date:01/25/16
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
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III
MEMORANDUM
DATE: February 17, 2016
TO: Kyle Klatt, Planner
CC: Kim Lindquist, Community Development Director
Anthony Nemcek, Planner
Patrick Wrase, Director of Public Works/City Engineer
Amy Roudebush, Planning and Personnel Secretary
FROM: Mitch Hatcher, Project Engineer
RE: Carrousel Way Dental Office Engineering Review
SUBMITTAL:
Site plans prepared by Carlson McCain are dated January 26, 2016.
Engineering review comments were generated from the following documents included in the
submittal:
Site plans prepared by (6 sheets) including:
o Title Sheet
o Elevations
o Existing Conditions
o Site, Grading, Drainage, Utility, and Erosion Control Plan
o Details
Drainage And Utility Easement Vacation
Stormwater HydroCAD Calculations
DEVELOPMENT FEES:
1. Sewer, water, and storm sewer connection charges are required based on the City’s fee list at
the time of development.
2. The developer will be responsible for plan review fees.
SITE PLAN AND UTILITY COMMENTS:
1. Prior to connection to the sewer and water services, the city must be contacted a minimum
of 48 hours in advance of construction for inspection.
2. Proposed impervious areas listed on pages SP-001 and C2 do not match. Revise value to be
consistent in the plans, as well as in the HydroCAD model.
3. Labels on sheet C2 should be adjusted for clarity of the label text and to clearly show all site
grading details.
4. Raingarden detail on Sheet C4 should show maximum side slope as 4:1 (Horizontal: Vertical)
5. The developer should coordinate with private utility companies. If relocation is necessary, it
should be the responsibility of the developer to work directly with the private utility
companies.
6. Sight lines shall be kept clear for the entrance/exit and Carrousel Way.
STORMWATER COMMENTS:
7. Make the two EOF labels more legible on plan sheet C2.
8. Include spot elevations and slopes through the EOF channel until reaching the existing back
of curb on Carrousel Way.
9. Pervious Curve Numbers (CN) for existing and proposed conditions for this site should be
consistent. Existing pervious CN is listed as 49 (50-75% Grass cover, Fair, HSG A) and
proposed is listed as 39 (>75% Grass cover, Good, HSG A). NRCS Soils Map (See attached
Figure 1) indicates predominately Hydrologic Soils Group (HSG) B soils in the area.
Recommend developer adjusts HydroCAD Model pervious curve numbers for both existing
and prosed conditions to a more representative value - between 61 and 69 (>75% Grass
cover, Good, HSG B or 50-75% Grass cover, Fair, HSG B).
10. Minimum pipe size is 15”.
11. Include comment in plan notes that “Any connection to exiting manholes or CB shall be
core drilled or the opening cut out with a concrete saw. No jack hammering or breaking the
structure with a sledge hammer or mallet is permitted.”
12. Regional Storage for the runoff from this site has been accounted for in the City’s SWMP in
Regional Basin WA-2443 (Wachter Pond).
13. Hydraulic Report and HydroCAD Model Comments:
a. Max allowable infiltration rate in accordance with City Engineering Guidelines for
HSG B Soils is 0.15 in/hr. Different infiltration rates will be considered (up to a
maximum of 3.0 in/hour) by the City Engineer on a site-by-site basis based on
percolation tests or other pertinent information conducted by a professional soil
scientist or Professional Engineer.
b. Discarded infiltration volume should not be included in the Hydraulic model for the
purposes of establishing the 100-yr, 24-hr storm event HWLs.
c. Discharge Volume Table below summarizes information providers in the
development HydroCAD report. This should be included in the hydraulic report.
Discharge
Volume
Summary
Sub-catchment
Area
2-yr/24-hr
(2.79”)
10-yr/24-hr
(4.15”)
100-yr/24-hr
(7.43”)
Existing
Condition
1S (CN=49) 0 ac-ft 0.02 ac-ft 0.12 ac-ft
2S (CN=49) 0 ac-ft 0.00 ac-ft 0.01 ac-ft
Total Offsite 0 ac-ft 0.02 ac-ft 0.13 ac-ft
Proposed
Condition
1S (CN=64) 0.02 ac-ft 0.07 ac-ft 0.21 ac-ft
Pond Outflow 0 ac-ft 0.00 ac-ft 0.15 ac-ft
2S (CN=44) 0 ac-ft 0.01 ac-ft 0.02 ac-ft
Total Offsite 0 ac-ft 0.01 ac-ft 0.17 ac-ft
Difference between
Existing and Proposed 0 ac-ft - 0.01 ac-ft + 0.04 ac-ft
14. Rate Control Comments:
a. Minimizing increases in peak runoff rates from the 2, 10, and 100-yr, 24-hr storm
events should be achieved to the extent practicable.
b. The storm sewer laterals and CBs adjacent to the proposed development appear to
be sized adequately to handle the 10-yr, 24-hr design storm event for the
approximately 700 ft of Carrousel Way that directly drains to it and the adjacent
property in an undeveloped condition (~7.5 acres total drainage area).
c. Based on the existing developed condition (64% impervious) the 15” and 18”
existing storm sewer appear to be under sized by 2 pipe sizes.
d. Bypass flow from the Carrousel Way Storm Sewer continues down Carrousel Way to
Chippendale Ave and 154th Street Low Point.
e. The proposed runoff rate for the 100-year rainfall event is greater than the existing
runoff rate, as shown in the HydroCAD model but should be re-assessed after
requested changes outlined in this memo have been made.
Discharge
Rate
Summary
Sub-catchment
Area
2-yr/24-hr
(2.79”)
10-yr/24-hr
(4.15”)
100-yr/24-hr
(7.43”)
Existing
Condition
1S (CN=49) 0 cfs 0.2 cfs 1.9 cfs
2S (CN=49) 0 cfs 0 cfs 0.2 cfs
Total Offsite 0 cfs 0.2 cfs 2.0 cfs
Proposed
Condition
1S (CN=64) 0.2 cfs 1.0 cfs 3.3 cfs
Pond Outflow 0 cfs 0.1 cfs 2.9 cfs
2S (CN=44) 0 cfs 0 cfs 0.2 cfs
Total Offsite 0 cfs 0.1 cfs 3.1 cfs
Difference between
Existing and Proposed 0 cfs - 0.1 cfs + 1.0 cfs
15. Some method of pretreatment should be provided between the curb cut and the rain garden
infiltration basin. A Rain Guardian Turret pretreatment device available through the Anoka
conservation district or approved equal should be added.
http://www.rainguardian.biz/images/Handouts/RAIN_GUARDIAN_TURRET_1'_TYPI
CAL_DETAIL_11X17.pdf
16. Provide calculations in the hydraulic report to demonstrate that the raingarden will draw
down from the outlet pipe to the surface of the rain garden within 48 hrs based upon
infiltration rates as defined in the City’s Engineering guidelines (0.15 in/hr).
17. The stormwater calculations and HydroCAD model will need to be updated and resubmitted
for further review to address the comments of this memo.
GENERAL COMMENTS:
18. The owner/contractor is required to ensure that erosion and sediment control is in
conformance with the Minnesota Pollution Control Agency’s Best Management Practices.
Compliance with the requirements of the NPDES permit is the responsibility of the
owner/contractor. Documentation of permit acquisition shall be forwarded to the City
prior to issuance of a building permit.
19. Record drawings (paper and electronic formats) of the site that meet the standards set forth
in the Engineering Guidelines shall be submitted to the City prior to issuance of a Certificate
of Occupancy.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.