HomeMy WebLinkAbout6.c. Doolin HeightsEXECUTIVE SUMMARY
Planning Commission Regular Meeting: April 14, 2020
Tentative City Council Meeting: May 5, 2020
AGENDA ITEM: Request by Builder Jones for Approval of
a Planned Unit Development Master
Development Plan with Rezoning,
Preliminary and Final Plats at 2316,
2318, 2322 Bonaire Path.
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 6.c.
ATTACHMENTS: Site Location; Overall Concept Plan;
Preliminary Plat; Final Plat; Existing
Conditions; Demolition Plan; Site Plan;
Grading and Drainage Plan; Utility Plan;
Landscape Plan; Tree Inventory;
Developer’s Narrative; Engineer’s Memo
Date April 14, 2020; Parks and
Recreation Memo Dated April 7, 2020.
APPROVED BY: KL
RECOMMENDED ACTION:
1.Motion to recommend the City Council approve the Preliminary and Final Plats for
Doolin Heights, subject to the following conditions:
a.Approval of a Planned Unit Development Master Development Plan with
Rezoning.
b.Execution of a subdivision agreement.
c.Conformance with all the requirements of the City Engineer as detailed in the
attached memorandum dated April 14, 2020.
d.Payment of $85,000 as cash-in-lieu of park dedication.
2.Motion to recommend the City Council approve the Planned Unit Development
Master Development Plan with Rezoning of the property from R1-Low Density
Residential to R1 PUD-Low Density Residential Planned Unit Development, subject
to the following conditions:
a.Execution of a Planned Unit Development Agreement
b.The front building elevation design shall include one of the following elements:
i.Three and a half (3.5) feet of brick or stone wainscoting, excluding
doors, windows or the wall behind the front porch;
ii.A front porch with railing that extends at least 30% of the width of the
front elevation, including the garage;
iii.A side entry garage;
iv.Or, no more than 70% lap siding, excluding doors and windows.
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c. A deviation from City Code Section 11-4-5 F.1. to reduce the lot minimum
area of 10,000 to 7,010 square feet.
d. A deviation from City Code Section 11-4-5 F.2. to reduce the minimum lot
width from eighty (80) feet to fifty-five (55) feet.
e. A deviation from City Code Section 11-4-5 F.5. to reduce the side yard
setback from ten (10) feet to seven and one half (7.5) feet except for the
following:
i. Areas where existence of larger drainage and utility easements require
additional setbacks.
ii. Lots adjacent to the eastern boundary of the development area must
meet the R1 side yard setback standard for the side of the property
adjacent to Biscayne Pointe North.
f. A deviation from City Code Section 11-4-5 F.9. to increase the maximum lot
coverage from thirty percent (30%) to forty-five percent (45%) for lots less
than 8,250 square feet; to forty percent (40%) for lots between 8,250 square
feet and 9,250 square feet in size and thirty-five percent (35%) for lots
between 9,250 square feet and 10,000 square feet.
g. Incorporation of the recommendations from the City Engineer in a review
memorandum dated April 14, 2020, relative to drainage, grading, street
design, easements, utilities, and the adjacent sidewalks.
h. The applicant shall inform buyers of lots adjacent to the temporary infiltration
basin of the temporary nature of that infrastructure.
i. Vacation of the private easement over stormwater infrastructure and public
right of way.
j. Subdivision monuments shall be subject to sign permits and ordinance
standards.
k. Two trees shall be provided on all corner lots.
l. The landscaping plan shall be updated to provide additional screening along
the eastern boundary of the development area.
m. The applicant is not required to meet the minimum tree replacement
requirements for this phase of development. The applicant shall work with
staff to identify opportunities to provide replacement trees in future phases of
development as depicted in the Concept Plan to account for the shortfall in
this initial development phase.
n. The applicant shall install snow fencing around trees to be maintained and
have staff review the grading limits and fence installation prior to issuance of
a grading permit. Grading should not occur within those trees’ drip lines. The
applicant shall walk the site with City staff prior to issuance of a grading
permit
o. Submittal of a landscaping surety in the amount of 110% of the cost of the
landscaping.
SUMMARY
The City received a request from Builder Jones to develop 25 residential lots on a site south of Bonaire
Path approximately one-half mile east of Highway 3. The site is situated between Harmony Village to the
west and Biscayne Pointe North to the east. The developer is requesting a rezoning of the site from R1-
Low Density Residential to R1 PUD-Low Density Residential Planned Unit Development to
accommodate lots similar to those seen in other new developments such as Meadow Ridge, Dunmore, and
Prestwick Place and also some relief from the tree replacement requirements of the Zoning Ordinance. In
exchange, staff is recommending that the lots immediately adjacent to the existing Biscayne Pointe North
3
neighborhood conform to the R1 zoning district side yard setbacks on their eastern side yard. In
discussions with the applicant, they are able to increase the width of those lots somewhat to better
transition from the existing development to the proposed Doolin Heights PUD standards. Additionally,
staff is recommending additional landscaping be installed along the eastern boundary to provide screening
from the existing development.
Owners: Marvin & Verene Fritz, Andrew & Micah Klotz, Daniel & Jena
Barbian
Residential Developers: Builder Jones
Preliminary Plat Acres: 21.15 Acres
Met Council Net Acres: 21.15 Acres
Residential Lots Created: 25
Gross Density: 1.17 Units/Acre
Net Density: 1.17 Units/Acre
Comprehensive Plan Guiding: LDR-Low Density Residential
Current Zoning: R1-Low Density Residential
Requested Zoning: R1 PUD-Low Density Residential Planned Unit Development
BACKGROUND
The development area is located south of Bonaire Path and encompasses 3 residential lots that are zoned
R1-Low Density Residential and currently served by private wells and septic systems. The site is
approximately ½ mile east of Highway 3/South Robert Trail. Biscayne Pointe North, to the east of the
development area, was approved in 2004 outside of the Planned Unit Development (PUD) process.
Therefore, the lots in that development are consistent with the standards of the R1-Low Density
Residential zoning district. Harmony Village is located immediately west of the site, with the Progressive
Rail line separating the two areas. Also, within the development area is an exception parcel that contains a
residence that, like the other parcels comprising the development area, is served by its own well and septic.
The applicant is requesting preliminary and final plat approval for the first phase of development.
Included with the application submittal is a concept plan showing how future development of the site
might occur. Preliminary and final plat approvals, as well as an amendment to the Planned Unit
Development Agreement for Doolin Heights to incorporate the future development areas into the overall
PUD, will be reviewed by the Planning Commission before those areas can be developed. The location of
the first phase of development was chosen because it is able to make use of existing street and utility
connections. Typically, initial phases of development would occur closest to major access points, in this
case at Bonaire Path. The exception parcel in the center of the development area is a major limiting factor
that precludes development occurring in the northernmost portion of the site where Bonaire Path can be
used as an access point. Additionally, outside of the immediate development area, sewer service will need
to be provided either from the south at Connemara and Biscayne or from existing sewer at Bacardi
Avenue and Bonaire Path. Extending sewer from Bacardi and Bonaire is likely to be economically
unfeasible for the developer, therefore staff is anticipating the developer to extend sewer service north
from Connemara and Biscayne. Development of the overall site as shown on the concept plan is
dependent on the provision of sewer service and the developer’s ability to negotiate a purchase agreement
of the exception parcel, therefore timing of further development is unclear.
Because the site is adjacent to a development that conforms with the zoning standards of the R1 district,
staff is recommending the lots abutting the eastern boundary of the development site conform to the R1
standards related to side yard setbacks and that additional landscaping be provided as screening between
4
the two developments. Additionally, the developer has indicated that this can be accomplished will update
the plans to increase the width of the lots abutting Biscayne Pointe North. In exchange, the applicant will
receive relief from the requirements of the tree preservation ordinance as it relates to tree replacement. If
approved, the remaining lots in the development may be developed based on standards contained in the
Planned Unit Development agreement. These standards are reviewed in detail below. Staff is
recommending approval of the requests, subject the conditions listed above.
ISSUE ANALYSIS
Legal Authority
Preliminary plat and rezoning requests are quasi-judicial decisions for the Planning Commission meaning that
the Planning Commission is acting as a judge to determine if the regulations within the Comprehensive Plan,
Zoning Ordinance and Subdivision Ordinance are being followed. The Planned Unit Development Master
Development Plan is a legislative decision because of the Code deviations being requested. Legislative
decisions give the Planning Commission more latitude, but consideration should be given to the PUD
standards of previously approved developments as well as adjacent developments such as Biscayne Pointe
North immediately to the east of the site. The recommended Doolin Heights PUD regulations are very
similar to those approved in other recent Rosemount subdivisions such as Prestwick, Meadow Ridge, and
Dunmore.
General Subdivision Design
The concept plan provided by the applicant shows the main access to the development will eventually
come from Bonaire Path. That access road connects to a loop road providing access to future
development south of the site, eventually providing a connection to Connemara Trail. A pipeline
easement runs east/west along the northern portion of the development, and the concept plan accounts
for that easement. Stormwater management will take place onsite in the northern portion of the
development. A cul-de-sac off the main loop road provides access to the lots in the northwest corner of
the development area. The overall development area features steep topography in places, and the
development pattern reflects this. Because there are a number of issues related to the assembly of parcels
and the provision of sewer service, it is possible the development that eventually occurs on the site differs
from the concept plan.
This development phase will be accessed from the east via existing streets in the Biscayne Pointe North
development that currently terminate in dead ends. A cul-de-sac will be constructed at the end of 136th
Street West, around which four lots will be developed. Birdsong Path will be extended to the West where
it will meet a T-intersection with a north-south street that will provide access to future development south
of the site and connect with a future access point to Bonaire Path to the north. From that street a cul-de-
sac will extend west near the southern boundary of the development area. Outlots for future phases of
development and temporary stormwater management are included on the final plat for the site.
Planned Unit Development Master Development Plan with Rezoning
The development area is currently zoned R1-Low Density Residential. The subdivision proposal is
inconsistent with the standard R1 zoning district standards but is generally consistent with recent single-
family neighborhoods such as Meadow Ridge and Dunmore. To facilitate the development while utilizing
the existing road connections and working with the steep topography on the site, the applicant is
requesting rezoning to R1 PUD-Low Density Residential Planned Unit Development. The deviations
from the R1 standards the applicant is requesting include a reduction in the minimum lot size from 10,000
square feet to 7,010 square feet, a reduction in the minimum lot width from 80 feet to 55 feet, and a
reduction in the side yard setback from 10 feet to 7.5 feet. While the applicant is requesting a minimum
lot size of 7,010 square feet, the average lot size will be 8,315 square feet. The applicant has not
specifically requested an increase to the maximum lot coverage, staff is recommending the maximum lot
coverage be increased from thirty percent (30%) to forty-five percent (45%) for lots less than 8,250 square
feet; to forty percent (40%) for lots between 8,250 square feet and 9,250 square feet in size and thirty-five
5
percent (35%) for lots between 9,250 square feet and 10,000 square feet. This is generally consistent with
the standards of other recent Planned Unit Developments. Lots over 10,000 square feet would have a
maximum lot coverage of 30%, the same as the R1 standard. Finally, the applicant is looking for relief
through the PUD process from the tree replacement requirements of the zoning ordinance due to the fact
the initial development area is heavily wooded. This is detailed in the Landscaping and Tree Preservation
section of this report.
The Planned Unit Development process allows the city to require higher standards in exchange for the
deviations from the zoning ordinance requested by the applicant. In this case, staff is recommending that,
in addition to meeting the R1 zoning standards on lots adjacent to Biscayne Pointe North, the applicant
install additional landscaping along the eastern development boundary to provide screening from the
existing residences. The applicant has indicated that they are agreeable to working with staff to meet this
condition. Below is a table showing a comparison of the lot requirements and standards of the R1 zoning
district and various PUDs.
Category Standard R-1
Zoning Doolin Heights Meadow Ridge Dunmore
Min. Lot Size 10,000 sq. ft. 7,010 sq. ft. 7,800 sq. ft. 7,000 Sq. Ft.
Min. Lot Width 80 ft. 55 ft. 65 ft. 60 ft.
Min. Front Yard Setback 30 ft. 25 ft. 25 ft. 20-25 ft.
Min. Side Yard Setback 10 ft. 7.5 ft.* 7.5 ft. 7.5 ft
Max. Lot Coverage 30% 30% to 45% 30% to 45% 30% - 45%
*Lots adjacent to Biscayne Pointe North must meet the R1 standard for setbacks on their eastern side yards.
Phasing and Preliminary Plat
This request represents the first phase of development within Doolin Heights. This development area was
chosen because access will be made via extensions of existing streets that currently dead end at the western
boundary of Biscayne Pointe North. Additionally, the lots within this development area are able to be
served by existing sewer and water connections within those rights of way. A sewer extension, either from
Bacardi Avenue or from Connemara trail, are needed to serve the subsequent phases of development in
order to avoid installing a lift station within the future development area. Staff anticipates that connection
will ultimately come from Connemara Trail as an extension of the sewer from Bacardi Avenue is likely
economically unfeasible. The applicant has provided a concept plan showing how future development
might occur, including within the exception parcel in the center of the development.
Street and Sidewalk System
The preliminary plat area contains two cul-de-sacs, both of which meet the requirements of the City Code
as they relate to length and number of lots that can be served by a cul-de-sac. An extension of the existing
sidewalk along Birdsong Path is shown on the plans, and a sidewalk is also provided on the eastern side of
Bengal Street. This is consistent with the placement of sidewalks in other developments in the eastern
portion of the City. No sidewalk will be constructed along Bengal Court.
The overall concept shows a connection to Bonaire Path that will be the main access to the development.
The concept also shows connections to future development south of the site that will eventually create an
additional connection between Connemara Trail and Bonaire Path.
Parks
The City of Rosemount Parks and Recreation department has reviewed the proposed development. Staff
anticipates this development will be served by Meadows Park, approximately .25 miles east of the
development area. The park is accessible from the development via sidewalks or trails along both Bonaire
Path and Connemara Trail. The Parks and Recreation staff is recommending cash-in-lieu of land
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dedication for this subdivision in the amount of $85,000 (25 units x $3,400).
Landscaping and Tree Preservation
The applicant has provided a landscaping plan for the phase 1 development area within Doolin Heights. A
combination of deciduous and coniferous trees is shown along the rear lots abutting future development
areas as well as along the boundary of the exception parcel. Additional screening is provided along either
side of the temporary infiltration basin. Staff is recommending that additional screening be included along
the eastern boundary where the site abuts Biscayne Pointe North. Typically, the City does not require
buffering between like development, particularly single family residential. However, because the applicant
is unable to fully achieve the typical R-1 zoning standard lot immediately adjacent to the Biscayne Point
North neighborhood, a request for additional buffer landscaping is requested. Finally, the landscaping plan
provides a brief narrative stating that one tree will be provided in the front yard of each lot. The Zoning
Ordinance requires two trees on corner lots, and a condition of approval is included that reiterates this
requirement.
The applicant also conducted a tree inventory identifying how many caliper inches of significant and
heritage trees will be removed in the process of developing the site. Developers are permitted to remove
25% of the caliper inches of trees on the site before replacement is required. Any amount of trees
removed above that 25% threshold must be replaced at with .5 inches for every inch of significant trees
removed and 1 inch for every inch of heritage trees removed. The table below shows how the
replacement requirement was calculated.
The landscape plan shows a total of 172.5 caliper inches of trees being provided as replacement on the
landscape plan. It is unlikely that the developer will be able to meet the full replacement requirement, and
they have asked for relief through the PUD process. Staff agrees with the developer that the heavily
wooded nature of the development area, particularly in this first phase, presents challenges in meeting the
replacement requirement. In exchange, staff is recommending that the lots along the eastern boundary of
the development area be enlarged to come closer to the R1 zoning standards, particularly in width which
will allow the required R-1 zoning setback and also permit installation of enhanced screening. The
applicant will also have the ability to install additional replacement trees in subsequent development
phases, so staff will work with the developer to keep a tally of how many replacement inches have been
provided as development moves forward throughout the remainder of Doolin Heights. However, given
the number of trees identified for replacement, staff knows the project will not be able to meet the whole
ordinance requirement.
One of the reasons for the PUD is the maintenance of some of the topography and existing trees more
central to the development area. The applicant has indicated that they are working to save that interior
space which will reduce the amount of tree removal and preserve an attractive tree stand. In recognition of
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trying to maintain that space, the City notes that there is a trade off by keeping the hillside, which also
reduces overall development density. Staff believes the reduction in ultimate tree replacement is a
reasonable request in recognition of the subdivision layout and reduced density. Staff is recommending a
condition of approval related to the protection of trees not identified for removal to ensure that grading
doesn’t occur in areas that would damage the root systems of those trees and jeopardize their survival.
Stormwater Management
The applicant intends to use a temporary stormwater infiltration basin to serve this initial phase of
development in Doolin Heights. Permanent stormwater management facilities will be constructed in future
phases of development. The temporary basin will be located immediately north of this phase of
development, and a condition included in the attached Engineer’s Memo requires the applicant to notify
buyers of lots that back up to the basin be informed of its temporary nature.
Utilities
Municipal water and sewer service to the site will come from existing stubs at Birdsong Path and 136th
Street West. Initially, the applicant had proposed constructing a lift station to provide sanitary service to
parts of development that are unable to be served by gravity sewer. Staff worked with the applicant to
identify options that would allow sewer service to come from existing lines at Bacardi and Bonaire Path or
south of the site at Connemara Trail. As development moves forward staff is hopeful that a lift station
will not be needed due to the fact service can be provided via the extensions described above.
CONCLUSION AND RECOMMENDATION
Staff is recommending approval of this request based on the information submitted by the applicant and
reviewed in this report. Staff’s recommendation is subject to the conditions listed above in the
recommended action.
Bonaire Path W
est
136th St W
Birdsong
Path
25 Single Family Lots
(Width Varies - 55’ Wide Minimum)
Ghost Platting Shows Possible
Future Development Pattern
Ghost Platting Shows Possible
Future Development Pattern
Outlot
Outlot
Outlots
Additional ROW
Taken for Road
Potential Connection to
Future Development
Pipeline Easement
(50’ Proposed)
MARCH 18, 2020
4510
6
STC
949.
1
2
4512
9
STC
947.
9
2
4519
9
STC
952.
8
1
STORM SEWER TABLE
STRUCT.
CB-2
CB-3
CB-4
CB-5
CB-6
CB-7
CB-8
CB-9
RIM
952.66
952.67
952.29
952.28
952.27
952.28
952.55
952.69
INV.
948.42
948.67
948.60
948.60
948.37
948.26
947.96
947.91
947.68
947.56
947.05
946.69
943.99
DIRECTION
18"RCP SE
S
15"RCP N
12"RCP SE
12"RCP NW
12"RCP N
18"RCP NW
18"RCP SE
18"RCP NW
24"RCP SE
36"RCP N
INACCESSIBLE S
36"RCP SW
SUMP
INACCESSIBLE NW,N
STORM SEWER TABLE
STRUCT.
CB-10
CB-11
CB-12
CB-13
CB-14
CB-15
STMH-1
STMH-16
RIM
955.54
955.42
963.07
963.10
972.59
972.27
954.67
943.32
INV.
950.92
950.74
950.34
950.34
959.27
968.84
967.29
969.53
969.22
938.67
937.89
932.12
DIRECTION
S
24"RCP N
24"RCP S
24"RCP NW
12"RCP
18"RCP S
SUMP
18"RCP N
15"RCP S
NW
30"RCP N
N, S
N
SCALE IN FEET
0 80 160
DESCRIPTION OF PROPERTY SURVEYED
02/25/20 CITY SUBMITTAL
GENERAL NOTES
SURVEYOR:
Loucks
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55330
763-424-5505
1.Prepared February 25, 2020.
2.The address, if disclosed in documents provided to or obtained by the surveyor, or
observed while conducting the fieldwork is 2316 Bonaire Path West & 2318 Bonaire Path
West.
3.The bearings for this survey are based on the east line of the W 1/2, SW 1/4, Sec 21, Twp
115, Rng 19, Dakota County, Minnesota having a bearing of North 0°11'11"West.
4.Benchmark: MnDOT 1921 U - In Rosemount, 1.8 miles north along Trunk Hwy 3 from the
junction of Trunk Hwy 3 and C.R. 42, at Trunk Hwy 3 milepoint 34.25, 76.2 feet east of
Trunk Hwy 3 fog line of turn lane, 73.2 feet south of Bonaire Path, 1.5 feet west of a
witness post.
Elevation = 969.14 feet (NGVD 29)
Site Benchmark: Top nut of hydrant located at the west end of 136th Street, as shown
hereon.
Elevation = 993.10 feet (NGVD 29)
5.This property is contained in Flood Insurance Rate Map, Community Panel No.
27037C0115E, and is a non-printed panel (no special flood hazard areas).
6.The field work was completed on February 4, 2020.
OWNER/DEVELOPER:
Builder Jones
10519 - 165th Street West
Lakeville, MN 55044
952-378-4122
Current Zoning: R1 (Low Density Residential)
Any zoning classification, setback requirements, height and floor space area restrictions, and
parking requirements, shown hereon, was researched to the best of our ability and is open to
interpretation. Per the City of Rosemount Zoning Map and City Code, on February 25, 2020,
information for the subject property is as follows:
Current Setbacks:
Front 30 feet
Side 10 feet
Rear 30 feet
Proposed Zoning: R1 (PUD)
Proposed Setbacks:
Front 25 feet
Side 7.5 feet
Rear 30 feet
ZONING INFORMATION
Areas
Total Property Area = 901,557 +/- square feet or 20.70 +/- acres
Right of Way Dedication Area = 112,393 +/- square feet or 2.58 +/- acres
Net Property Area = 789,164 +/- square feet or 18.12 +/- acres
SITE DATA
LOUCKS
W:\2019\19703\CADD DATA\SURVEY\_dwg Sheet Files\19703-PRE PLATPlotted: 03 /18 / 2020 8:58 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
DOOLIN
HEIGHTS
ROSEMOUNT, MINNESOTA
BUILDER JONES
ROB ELDRIDGE
10519 165TH STREET WEST
LAKEVILLE, MN 55044
P:952-378-4122
02/25/20
03/18/20 REVISED SITE PLAN
Preliminary Plat
1 of 1
SPOT ELEVATION
SIGN
POWER POLE
CATCH BASIN
CONTOUR
CONCRETE CURB
STORM SEWER
SANITARY SEWER
BARBED WIRE FENCE
UNDERGROUND ELECTRIC
CONCRETE
SATELLITE DISH
ELECTRIC TRANSFORMER
TELEPHONE PEDESTAL
ELECTRIC METER
GAS METER
UNDERGROUND TELEPHONE
UNDERGROUND GAS
SANITARY SEWER SERVICE
WATER SERVICE
GUY WIRE
CULVERT
RAILROAD TRACKS
OVERHEAD UTILITY
ROOF DRAIN
ELECTRIC OUTLET
FLARED END SECTION
TOP OF CURB
AIR CONDITIONING UNIT
TOP NUT HYDRANT
CHAIN LINK FENCE
SPLIT RAIL FENCE
RETAINING WALL
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
MAPPED WATERMAIN
SURVEY LEGEND
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
Steven F. Hough - PLS
54850
(Per Schedule C of Commitment for Title Insurance issued by Trademark Title Services, Inc., File No. 20-0200, effective date January 15,
2020)
That part of Government Lot 2 and the West Half of the Southwest Quarter of Section 21, Township 115, Range 19, Dakota County,
Minnesota, described as follows:
Commencing at the Southeast corner of said West Half of the Southwest Quarter; thence North 0 degrees 11 minutes 11 seconds West
(assumed bearing) along the East line thereof a distance of 1753.82 feet to the point of beginning of the land to be described; thence
continuing North 0 degrees 11 minutes 11 seconds West along said East line a distance of 900.00 feet to the centerline of 135th Street
West; thence Northwesterly to said centerline along a non-tangential curve concave to the Northeast having a radius of 433.55 feet a
central angle of 8 degrees 32 minutes 38 seconds and a chord bearing of North 63 degrees 42 minutes 54 seconds West for a distance of
64.65 feet; thence North 59 degrees 26 minutes 36 seconds West along said centerline, tangent to the last described curve, a distance of
295.35 feet; thence South 2 degrees 12 minutes 43 seconds West a distance of 1016.23 feet; thence South 79 degrees 52 minutes 34
seconds East a distance of 360.00 feet to the point of beginning. Subject to Easements of record, according to the United States
Government Survey thereof and situate in Dakota County, Minnesota.
Abstract Property
(Per Schedule C of Commitment for Title Insurance issued by Trademark Title Services, Inc., File No. 20-0402, effective date January 30,
2020)
That part of Government Lot 2 and the West Half of the Southwest Quarter (W 1/2 of SW 1/4) of Section Twenty one (21), Township One
Hundred Fifteen (115), Range Nineteen (19), Dakota County, Minnesota described as follows:
Commencing at the Southeast corner of said West Half of the Southwest Quarter (W 1/2 of SW 1/4); thence North 0 degrees 11 minutes
11 seconds West (assumed bearing) along the East line thereof a distance of 1753.82 feet; thence continuing North 0 degrees 11 minutes
11 seconds West along said East line a distance of 900.00 feet to the centerline of 135th Street West; thence Northwesterly on said
centerline along a non-tangential curve concave to the Northeast having a radius of 433.65 feet, a central angle of 8 degrees 32 minutes
38 seconds and a chord bearing of North 63 degrees 42 minutes 54 seconds West for a distance of 64.55 feet; thence North 59 degrees
26 minutes 36 seconds West along said centerline, tangent to the last described curve a distance of 295.35 feet to the actual point of
beginning, thence continuing North 59 degrees 26 minutes 36 seconds West along said centerline, a distance of 171.78 feet; thence along
said centerline on a tangential curve concave to the Northeast, having a radius of 1174.50 feet and a central angle of 12 degrees 09
minutes 00 seconds for a distance of 249.06 feet; thence North 47 degrees 17 minutes 36 seconds West along said centerline a distance
of 197.50 feet to the centerline of Biscayne Avenue; thence South 16 degrees 15 minutes 18 seconds West along said centerline a
distance of 442.16 feet; thence Southwesterly on said centerline along a tangential curve concave to the Northwest, having a radius of
1454.44 feet and a central angle of 6 degrees 17 minutes 48 seconds for a distance of 159.84 feet; thence South 72 degrees 23 minutes
03 seconds East a distance of 685.58 feet; thence North 2 degrees 12 minutes 43 seconds East a distance of 413.35 feet to the point of
beginning and there terminating; according to the Government Survey thereof.
Abstract Property
(Per Schedule C of Commitment for Title Insurance issued by Trademark Title Services, Inc., File No. 20-0943, effective date February
25, 2020)
That part of the West Half of the Southwest Quarter of Section 21, Township 115, Range 19, Dakota County, Minnesota, described as follows:
Commencing at the Southeast corner of said West Half of the Southwest Quarter; thence North 0 degrees 11 minutes 11 seconds West
(assumed bearing) along the East line thereof a distance of 1753.82 feet; thence North 79 degrees 52 minutes 34 seconds West a distance
of 360.00 feet to the point of beginning of the land to be described; thence North 2 degrees 12 minutes 43 seconds East a distance of
302.88 feet; thence North 75 degrees 39 minutes 05 seconds West a distance of 795.45 feet to the centerline of Biscayne Avenue; thence
South 22 degrees 33 minutes 06 seconds West along said centerline a distance of 367.20 feet; thence South 79 degrees 52 minutes 34
seconds East a distance of 914.00 feet to the point of beginning.
Subject to easements of record.
Abstract Property
SURVEYORS CERTIFICATION
I Steven F. Hough do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the
State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on
this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as
defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this Plat; and all public ways are
shown and labeled on this plat.
Dated this ________ day of _________________________, 20______.
______________________________________________
Steven F. Hough, Licensed Land Surveyor,
Minnesota License No. 54850
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by Steven F. Hough.
___________________________________________________________________________________________
Signature Printed Name, Notary
Notary Public, Hennepin County, Minnesota
My Commission Expires January 31, 2025
CITY PLANNING COMMISSION OF ROSEMOUNT, MINNESOTA
Approved by the planning commission of the city of Rosemount, Minnesota, this _______ day of _________________________, 20______.
By: ___________________________________________
Chair
CITY COUNCIL OF ROSEMOUNT, MINNESOTA
This plat was approved by the City Council of the city of Rosemount, Minnesota, this _______ day of _________________________, 20______ and hereby
certifies compliance with all requirements as set forth in Minnesota Statutes, Section 505.03, Subd.2.
By: ___________________________________________By: ____________________________________________
Mayor Clerk
DAKOTA COUNTY SURVEYOR, MINNESOTA
I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this _______ day of
_________________________, 20______.
By: ___________________________________________
Todd Tollefson, Dakota County Surveyor
DAKOTA COUNTY DEPARTMENT OF PROPERTY TAXATION AND RECORDS, MINNESOTA
Pursuant to Minnesota Statutes, Section 505.021 Subd. 9, taxes payable in the year 20______ on the land hereinbefore described have been paid. Also,
pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfer has been entered on this _______ day of
_________________________, 20______.
By: ___________________________________________
Amy A. Koethe, Department of Property Taxation and Records
DAKOTA COUNTY RECORDER, MINNESOTA
I hereby certify that this plat of DOOLIN HEIGHTS was filed in the Office of the County Recorder for public record this _______ day of
_________________________, 20______, at ______ o'clock _____.M. as Document No. ____________________.
By: ___________________________________________
Amy A. Koethe, County Recorder
SHEET 1 OF 3 SHEETS
KNOW ALL PERSONS BY THESE PRESENTS: That Builder Jones LLC, a Minnesota limited liability company, fee owner of the following described
property situated in the County of Dakota, State of Minnesota, to wit:
That part of Government Lot 2 and the West Half of the Southwest Quarter of Section 21, Township 115, Range 19, Dakota County, Minnesota,
described as follows:
Commencing at the Southeast corner of said West Half of the Southwest Quarter; thence North 0 degrees 11 minutes 11 seconds West
(assumed bearing) along the East line thereof a distance of 1753.82 feet to the point of beginning of the land to be described; thence
continuing North 0 degrees 11 minutes 11 seconds West along said East line a distance of 900.00 feet to the centerline of 135th Street West;
thence Northwesterly to said centerline along a non-tangential curve concave to the Northeast having a radius of 433.55 feet a central angle of
8 degrees 32 minutes 38 seconds and a chord bearing of North 63 degrees 42 minutes 54 seconds West for a distance of 64.65 feet; thence
North 59 degrees 26 minutes 36 seconds West along said centerline, tangent to the last described curve, a distance of 295.35 feet; thence
South 2 degrees 12 minutes 43 seconds West a distance of 1016.23 feet; thence South 79 degrees 52 minutes 34 seconds East a distance of
360.00 feet to the point of beginning. Subject to Easements of record, according to the United States Government Survey thereof and situate
in Dakota County, Minnesota.
AND
That part of Government Lot 2 and the West Half of the Southwest Quarter (W 1/2 of SW 1/4) of Section Twenty one (21), Township One Hundred
Fifteen (115), Range Nineteen (19), Dakota County, Minnesota described as follows:
Commencing at the Southeast comer of said West Half of the Southwest Quarter (W 1/2 of SW 1/4); thence North 0 degrees 11 minutes 11
seconds West (assumed bearing) along the East line thereof a distance of 1753.82 feet; thence continuing North 0 degrees 11 minutes 11
seconds West along said East line a distance of 900.00 feet to the centerline of 135th Street West; thence Northwesterly on said centerline
along a non-tangential curve concave to the Northeast having a radius of 433.65 feet, a central angle of 8 degrees 32 minutes 38 seconds and
a chord bearing of North 63 degrees 42 minutes 54 seconds West for a distance of 64.55 feet; thence North 59 degrees 26 minutes 36
seconds West along said centerline, tangent to the last described curve a distance of 295.35 feet to the actual point of beginning, thence
continuing North 59 degrees 26 minutes 36 seconds West along said centerline, a distance of 171.78 feet; thence along said centerline on a
tangential curve concave to the Northeast, having a radius of 1174.50 feet and a central angle of 12 degrees 09 minutes 00 seconds for a
distance of 249.06 feet; thence North 47 degrees 17 minutes 36 seconds West along said centerline a distance of 197.50 feet to the centerline
of Biscayne Avenue; thence South 16 degrees 15 minutes 18 seconds West along said centerline a distance of 442.16 feet; thence
Southwesterly on said centerline along a tangential curve concave to the Northwest, having a radius of 1454.44 feet and a central angle of 6
degrees 17 minutes 48 seconds for a distance of 159.84 feet; thence South 72 degrees 23 minutes 03 seconds East a distance of 685.58 feet;
thence North 2 degrees 12 minutes 43 seconds East a distance of 413.35 feet to the point of beginning and there terminating; according to
the Government Survey thereof.
AND
That part of the West Half of the Southwest Quarter of Section 21, Township 115, Range 19, Dakota County, Minnesota, described as follows:
Commencing at the Southeast corner of said West Half of the Southwest Quarter; thence North 0 degrees 11 minutes 11 seconds West
(assumed bearing) along the East line thereof a distance of 1753.82 feet; thence North 79 degrees 52 minutes 34 seconds West a distance of
360.00 feet to the point of beginning of the land to be described; thence North 2 degrees 12 minutes 43 seconds East a distance of 302.88
feet; thence North 75 degrees 39 minutes 05 seconds West a distance of 795.45 feet to the centerline of Biscayne Avenue; thence South 22
degrees 33 minutes 06 seconds West along said centerline a distance of 367.20 feet; thence South 79 degrees 52 minutes 34 seconds East a
distance of 914.00 feet to the point of beginning.
Has caused the same to be surveyed and platted as DOOLIN HEIGHTS, and does hereby dedicate to the public for public use the public way(s), and
does also dedicate the drainage and utility easements as created by this plat.
In witness whereof said Builder Jones LLC, a Minnesota limited liabilty company, has caused these presents to be signed by its proper officer this
_______ day of _________________________, 20______.
BUILDER JONES
___________________________________________________________________________________________
Signature Printed Name, Title
STATE OF ______________________
COUNTY OF ____________________
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by ________________________, as
____________________ of Builder Jones LLC, a Minnesota limited liabilty company, on behalf of the company.
___________________________________________________________________________________________
Signature Printed Name, Notary
Notary Public, _______________________ County, ______________________
My Commission Expires _________________________
LOUCKS
SHEET 2 OF 3 SHEETS
BEING 5 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED AND ADJOINING LOT LINES, AND
BEING 10 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, AND ADJOINING RIGHT-OF-WAY
LINES, AS SHOWN ON THE PLAT.
DRAINAGE AND UTILITY EASEMENTS ARE
SHOWN THUS: (NOT TO SCALE)
BEARINGS ARE BASED ON THE WEST LINE OF
W 1/2, SW 1/2, SEC 21, TWP 115, RNG 19
HAVING A BEARING OF NORTH 0°11'11" WEST.
DENOTES FOUND 1/2 INCH IRON OPEN
MONUMENT, UNLESS OTHERWISE SHOWN
DENOTES FOUND ALUMINUM DISC
DENOTES 1/2 INCH X 14 INCH IRON
MONUMENT SET, MARKED "LS 54850"
SCALE IN FEET
0 80
N
1 INCH = 80 FEET
SHH INSET
SKHHW RI SKHHWV
LOUCKS
SECTION 21, TOWNSHIP 115, RANGE 19,
DAKOTA COUNTY, MINNESOTA
SITE
VICINITY MAP
N
NOT TO SCALE
LOUCKS
SHEET 3 OF 3 SHEETS
BEING 5 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED AND ADJOINING LOT LINES, AND
BEING 10 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, AND ADJOINING RIGHT-OF-WAY
LINES, AS SHOWN ON THE PLAT.
DRAINAGE AND UTILITY EASEMENTS ARE
SHOWN THUS: (NOT TO SCALE)
BEARINGS ARE BASED ON THE WEST LINE OF
W 1/2, SW 1/2, SEC 21, TWP 115, RNG 19
HAVING A BEARING OF NORTH 0°11'11" WEST.
DENOTES FOUND 1/2 INCH IRON OPEN
MONUMENT, UNLESS OTHERWISE SHOWN
DENOTES FOUND ANOKA COUNTY
CAST IRON MONUMENT
DENOTES 1/2 INCH X 14 INCH IRON
MONUMENT SET, MARKED "LS 54850"
SCALE IN FEET
0 30
N
1 INCH = 30 FEET
INSET
4512
9
STC
947.
9
2
4519
9
STC
952.
8
1
GAS B
GAS1 B
GAS
GAS2 B
GAS2
GAS1
GAS
GAS
GAS1
GAS2
GAS2 E GAS1
GAS
GAS
GAS1
GAS1 E
GAS E
GAS3 B
GAS3
GAS3 E
GAS B
GAS
GAS E J40522
GAS
GAS
GAS
GAS
GAS E
GAS B
GAS2 B
GAS1 B
GAS
GAS2
GAS2
GAS1
GAS
GAS
GAS1
GAS2
GAS2 E
GAS1 E
GAS E
LOUCKS
W:\2019\19703\CADD DATA\CIVIL\_dwg Sheet Files\C19703 C1-1 Existing ConditionsPlotted: 03 /18 / 2020 5:9 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
DOOLIN
HEIGHTS
ROSEMOUNT, MINNESOTA
BUILDER JONES
ROB ELDRIDGE
10519 165TH STREET WEST
LAKEVILLE, MN 55044
P:952-378-4122
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE PLAN
LANDSCAPE DETAILS
L2-1 - L2-2 TREE PRESERVATION PLAN
C1-1 EXISTING CONDITIONS
PRELI
MI
N
A
R
Y
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Todd W. McLouth - PE
20383
Project Lead
Drawn By
Checked By
Loucks Project No.19703
TWM
ZHW
TWM
03/18/20
02/25/20
03/18/20 REVISED SITE PLAN
L1-2
C1-2 DEMOLITION PLAN
N
EXISTING
CONDITIONS
C1-1
SCALE IN FEET
0 60 120
SURVEY LEGEND
SPOT ELEVATION
GATE VALVE
SIGN
LIGHT POLE
SANITARY MANHOLE
POWER POLE
WATER MANHOLE
HYDRANT
STORM MANHOLE
CATCH BASIN
CONTOUR
CONCRETE CURB
STORM SEWER
SANITARY SEWER
UNDERGROUND CABLE TV
UNDERGROUND FIBER OPTIC
CHAIN LINK FENCE
WATERMAIN
POST FENCE
UNDERGROUND ELECTRIC
CONCRETE
A/C UNIT
CABLE TV PEDESTAL
ELECTRIC TRANSFORMER
TELEPHONE PEDESTAL
UTILITY PEDESTAL
ELECTRIC MANHOLE
TELEPHONE MANHOLE
UTILITY MANHOLE
ELECTRIC METER
GAS METER
HAND HOLE
UNDERGROUND TELEPHONE
UNDERGROUND GAS
UNDERGROUND UTILITY
SANITARY SEWER SERVICE
WATER SERVICE
YARD LIGHT
GUY WIRE
CULVERT
TRAFFIC SIGNAL
RAILROAD TRACKS
GAS VALVE
MAILBOX
FLAG POLE
GUARDPOST
ELM
BUCKEYE
DEAD TREE
CATULPA
BASSWOOD
BUSH
BIRCH
BOXELDER
APPLE
MISC FRUIT
HACKBERRY
HICKORY
IRONWOOD
LOCUST
OAK
PALM
PINE
POPLAR
SPRUCE
CEDAR
COTTONWOOD
MAPLE
TREE (GEN)
WALNUT
WILLOW
EL
BU
DE
CA
BA
BS
BI
BO
AP
AS
FR
FI
HA
HI
IR
LO
OA
PA
PI
PO
SP
CE
CO
MA
TR
WA
WI
CONIFEROUS TREE
DECIDUOUS TREE
OVERHEAD UTILITY
UNDERGROUND TRAFFIC
DRAIN TILE
FORCE MAIN
WOOD FENCE
ASH
FIR
LINDENLI
MONITORING WELL
POST INDICATOR VALVE
SOIL BORING
PAVERS
TOP OF CURB
TOP OF WALL
TC
TW
ELEV @ THRESHOLDTHSD
GUARDRAIL
RETAINING WALL
ROOF DRAINRD
ELECTRIC OUTLETEO
FIRE CONNECTIONFC
BITUMINOUS
4512
9
STC
947.
9
2
4519
9
STC
952.
8
1
REMOVE EX. ELECTRICAL LINE
REMOVE EX. GAS LINE
REMOVE EX.
TELEPHONE
LINE
REMOVE EX. BUILDINGS
REMOVE EX. BUILDINGS
REMOVE EX. BUILDING
REMOVE EX. GRAVEL DRIVE
REMOVE EX.
GAS &
ELECTRIC
METERS
REMOVE EX.
ELECTRIC
OUTLET
REMOVE EX.
BITUMINOUS
DRIVEWAY
REMOVE EX.
SEPTIC TANK,
ABANDON
SEPTIC FIELD
REMOVE EX. BUILDING
REMOVE EX. FENCE
REMOVE EX. FENCE
REMOVE
EX. GAS
METER
REMOVE EX. AIR
CONDITIONER UNIT
REMOVE EX. AIR
CONDITIONER UNIT
REMOVE EX.
SATELLITE DISH
REMOVE &
SALVAGE EX.
HYDRANT
REMOVE EX. BUILDING
REMOVE EX.
SEPTIC TANK,
ABANDON
SEPTIC FIELD
REMOVE EX. POWER POLE
COORDINATE WITH
UTILITY COMPANY
ABANDON
EXISTING WELL
LOUCKS
W:\2019\19703\CADD DATA\CIVIL\_dwg Sheet Files\C19703 C1-2 Demo Site PrepPlotted: 03 /18 / 2020 5:19 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
DOOLIN
HEIGHTS
ROSEMOUNT, MINNESOTA
BUILDER JONES
ROB ELDRIDGE
10519 165TH STREET WEST
LAKEVILLE, MN 55044
P:952-378-4122
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE PLAN
LANDSCAPE DETAILS
L2-1 - L2-2 TREE PRESERVATION PLAN
C1-1 EXISTING CONDITIONS
PRELI
MI
N
A
R
Y
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Todd W. McLouth - PE
20383
Project Lead
Drawn By
Checked By
Loucks Project No.19703
TWM
ZHW
TWM
03/18/20
02/25/20
03/18/20 REVISED SITE PLAN
L1-2
C1-2 DEMOLITION PLAN
N
DEMOLITION /
SITE
PREPARATION
PLAN
C1-2SCALE IN FEET
0 60 120
DEMOLITION LEGEND
REMOVE EXISTING BUILDINGS
REMOVE EXISTING CURB & GUTTER, RETAINING WALLS, WOOD FENCE,
BILLBOARDS, ETC.
REMOVE EXISTING MANHOLES, POWER POLES, LIGHT POLES,
BOLLARDS, PARKING METERS, SIGNS, ETC.
REMOVE EXISTING CONCRETE PAVING, SIDEWALKS, ISLANDS, ETC.
REMOVE EXISTING TREES
REMOVE EXISTING UTILITIES
REMOVE EXISTING BITUMINOUS PAVING
REMOVE EXISTING PAVEMENT MARKINGS
DEMOLITION NOTES
1.CONTRACTOR SHALL REMOVE AND/OR RELOCATE EXISTING PRIVATE UTILITIES
AS NECESSARY. CONTRACTOR TO COORDINATE ACTIVITIES WITH UTILITY
COMPANIES.
2.CONTRACTOR SHALL PROTECT SURFACE AND SUBSURFACE FEATURES NOT
NOTED FOR REMOVAL.
3.CLEAR AND GRUB AND REMOVE ALL TREES, VEGETATION AND SITE DEBRIS
PRIOR TO GRADING. TOPSOIL SHALL BE STOCKPILED ON-SITE AND ALL OTHER
REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. ALL CLEARING
AND GRUBBING AND REMOVALS SHALL BE PERFORMED PER THE CONTRACT
SPECIFICATIONS. EROSION CONTROL MEASURES SHALL BE IMMEDIATELY
ESTABLISHED UPON REMOVAL. SEE THE STORMWATER POLLUTION
PREVENTION PLAN (SWPPP).
4.CONTRACTOR SHALL REMOVE ALL SITE SURFACE FEATURES WITHIN REMOVAL
LIMITS UNLESS OTHERWISE NOTED.
5.CONTRACTOR TO SCHEDULE PRE-CONSTRUCTION MEETING WITH POWER
UTILITY OWNER(S) TO DISCUSS DISCONNECTS/RELOCATIONS.
TEMPORARY INFILTRATION BASIN
NWL=DRY
HWL=961.3
BTM=956.0
136TH ST.
1
2+00.
7
1
0+00
1+00
0+00
0+77.470+00
1+
0
0
2+003+004+005+006+007+007+84.03-0+
0
0
1+00
2+00
2+78.64
2
3
4
GF 979.0
FB
LO 979.0
BSMT 97
1
.
0
GF 980.0
FB
LO 980.0
BSMT 97
2
.
0
GF 980.
5
FB
LO 980
.
5
BSMT 9
7
2
.
5
G
F
9
8
1
.
5
FB
L
O
9
8
1
.
5
BS
M
T
9
7
3
.
5
GF 982.5FBLO 982.5BSMT 974.5GF 980.0FBLO 980.0BSMT 972.0GF 978.0FBLO 978.0BSMT 970.0GF 977.0FBLO 977.0BSMT 969.0GF 982.0FBLO 982.0BSMT 974.0GF 982.0FBLO 982.0BSMT 974.0GF 981
.
5
FB
LO 981
.
5
BSMT 9
7
3
.
5
GF 98
1
.
0
FBLO
LO 97
7
.
0
BSMT
9
7
3
.
0
GF 98
0
.
5
FBW
O
LO 97
2
.
5
BSMT
9
7
2
.
5
GF 98
0
.
0
FBWO
LO 97
2
.
0
BSMT
9
7
2
.
0
GF 9
7
9
.
0
FBW
O
LO 9
7
1
.
0
BSM
T
9
7
1
.
0
GF 992.5FBWOLO 984.5BSMT 984.5GF 992.0FBWOLO 984.0BSMT 984.0GF 992.0
FBWO
LO 984.
0
BSMT 98
4
.
0
GF 991.0
FBWO
LO 983.0
BSMT 983.0GF 975.5FBWOLO 967.5BSMT 967.51
2
3 4
5
6
7
8
9
10
11
1
23
4
5
6
7 8
9
10
11
1 GF 97
4
.
0
FBW
O
LO 9
6
7
.
5
BSMT
9
6
7
.
5
FF 97
5
.
5
GF 973.5
FBWO
LO 968.0
BSMT 968.0
FF 976.0
GF 9
7
3
.
5
FB
LO 9
7
3
.
5
BSMT
9
6
7
.
5
FF 97
5
.
5
GF 972.0
SELO
LO 972.0
BSMT 968
.
0
GF 974.0
FB
LO 974.0
BSMT 968.0
FF 976.0
1
2
FOREBAY
BIRDS
O
N
G
P
A
T
H
BENGA
L
C
O
U
R
T BENGAL STREET32'
F-F
60'
ROW
R25'R25'R25'R
2
5
'
(2) TYPE III BARRICADES
EXISTING GRAVEL
DRIVEWAY TO REMAIN
CONNECT TO
EXISTING
CONCRETE
SIDEWALK
CONNECT TO EXISTING
CONCRETE CURB & GUTTER
(2) TYPE III BARRICADES
CONNECT TO EXISTING
CONCRETE CURB & GUTTERR25'
R25'R25'R25'
R
4
5
'
R45'
30'
20'
20'
30'
LOUCKS
W:\2019\19703\CADD DATA\CIVIL\_dwg Sheet Files\C19703 C2-1 Site PlanPlotted: 03 /18 / 2020 5:10 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
DOOLIN
HEIGHTS
ROSEMOUNT, MINNESOTA
BUILDER JONES
ROB ELDRIDGE
10519 165TH STREET WEST
LAKEVILLE, MN 55044
P:952-378-4122
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE PLAN
LANDSCAPE DETAILS
L2-1 - L2-2 TREE PRESERVATION PLAN
C1-1 EXISTING CONDITIONS
PRELI
MI
N
A
R
Y
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Todd W. McLouth - PE
20383
Project Lead
Drawn By
Checked By
Loucks Project No.19703
TWM
ZHW
TWM
03/18/20
02/25/20
03/18/20 REVISED SITE PLAN
L1-2
C1-2 DEMOLITION PLAN
N
SITE PLAN
C2-1
73
SCALE IN FEET
0 40 80
1.MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO COMMENCING
ANY GRADING, EXCAVATION OR UNDERGROUND WORK.
2.THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC
FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THE CONTRACTOR SHALL NOTIFY THE
ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLANS.
3.THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT
PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLE
FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASE OF THIS
PROJECT.
4.THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH
AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF
TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEER PRIOR TO
PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF
TRANSPORTATION STANDARDS.
5.IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL BE SOLELY
AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND
PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND
NOT BE LIMITED TO NORMAL WORKING HOURS.
6.THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTORS
PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTORS SAFETY
MEASURES IN, OR NEAR THE CONSTRUCTION SITE.
7.BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL EROSION AND SEDIMENTATION CONTROL
MEASURES IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS, BEST MANAGEMENT PRACTICES, STATE AND
LOCAL REQUIREMENTS AND THE DETAILS SHOWN ON THE DETAIL SHEET(S) OF THE PROJECT PLANS.
8.ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE CONTRACTOR.
9.ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE CONSTRUCTED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITS AND
NOTIFICATIONS AS REQUIRED.
10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL TRAFFIC
CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THE
MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) AND THE CITY. THIS SHALL INCLUDE
ALL SIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC
AT ALL TIMES.
11.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED GRADES WHERE DISTURBED
AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY OWNERS. STRUCTURES BEING RESET TO PAVED AREAS
MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING.
GENERAL NOTES
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TEMPORARY INFILTRATION BASIN
NWL=DRY
HWL=961.3
BTM=956.0
136TH ST.
1
2+00.
7
1
0+00
1+00
0+00
0+77.470+00
1+
0
0
2+003+004+005+006+007+007+84.03-0+
0
0
1+00
2+00
2+78.64
LP 972.03
970.12
973.0
0 971.46973.48974.52975.57978.06976.
0
0
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3
978.47
979.44
989.22
989.952
3
4
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4
4
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LO 984.
0
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4
.
0
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FBWO
LO 983.0
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2
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5
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9
10
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4
5
6
7 8
9
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9
6
7
.
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5
.
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FF 976.0
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.
5
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5
.
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.
0
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LO 974.0
BSMT 968.0
FF 976.0
1
2
984.1
991.1
990.8
990.5
9
9
0
.
2
989.8989.6984.2977.5976.5
975.5
974.9 974.3977.5978.0980.3972.39
7
0
.
6970.4972.9974.5
975.1
976.1
978.8
985.9984.7984.1977.7
977.2
9
7
8
.
6
9
7
9
.
8
983.2983.4980.2980.6980.2 979.8979.1978.3977.5
976.3
975.1
974.5 973.4971.7972.0970.39
7
2
.
3
4.4%
4.
1
%4.9%2.9%8.3%
9.3
%
8.
8
%
7.
7%9.1%6.3%9.2%6.6%8.1%7.5%5.2%5.7%4.5%3.9%4.0%
4.3
%
4.4%4.1%2.6%4.9%4.0%FOREBAY 960956958962962964966968960956958962962960
960
956
958
958
960
970
958
962
962
964
966
968
972
974
970964966968972974980990978982984986988992980
982
984
962.0
EOF
959.0
974.6974.4
979.0
9
7
5
.
0
975.0973.59
6
8
.
5
963.8962.5963.2959.1
958.0
972.0
EOF
984.6
984.1
983.1
983.5
8
8
8
8 88888888884
4
4
4
4
4
4
9
7
6
9
7
8
990980
9
7
8 97297497
0
970
972BIRDS
O
N
G
P
A
T
H
BENGA
L
C
O
U
R
T BENGAL STREETGRADING LIMITS
LOUCKS
W:\2019\19703\CADD DATA\CIVIL\_dwg Sheet Files\C19703 C3-1 Grading PlanPlotted: 03 /18 / 2020 5:10 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
DOOLIN
HEIGHTS
ROSEMOUNT, MINNESOTA
BUILDER JONES
ROB ELDRIDGE
10519 165TH STREET WEST
LAKEVILLE, MN 55044
P:952-378-4122
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE PLAN
LANDSCAPE DETAILS
L2-1 - L2-2 TREE PRESERVATION PLAN
C1-1 EXISTING CONDITIONS
PRELI
MI
N
A
R
Y
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Todd W. McLouth - PE
20383
Project Lead
Drawn By
Checked By
Loucks Project No.19703
TWM
ZHW
TWM
03/18/20
02/25/20
03/18/20 REVISED SITE PLAN
L1-2
C1-2 DEMOLITION PLAN
N
GRADING &
DRAINAGE
PLAN
C3-1
SCALE IN FEET
0 40 80
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
Gopher State One Call
SEE STORMWATER POLLUTION PREVENTION PLAN FOR SOIL STABILIZATION INFORMATION.
EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE ESTABLISHED AROUND THE ENTIRE SITE PERIMETER AND IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS,
BEST MANAGEMENT PRACTICES, CITY REQUIREMENTS AND THE DETAILS SHOWN ON THE CIVIL DETAILS SHEETS OF THESE PLANS.
ALL CURB SPOT ELEVATIONS ARE TO GUTTER LINE-UNLESS NOTED OTHERWISE.
1.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2.CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS SHALL BE SUMPED 0.10 FEET. RIM ELEVATIONS SHOWN ON
PLANS DO NOT REFLECT SUMPED ELEVATIONS.
3.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF PREMIUM TOP SOIL AND SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED
BY THE CONTRACTOR UNTIL VEGETATION IS ESTABLISHED. VERIFY WITH LANDSCAPE PLAN.
4.REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW (REPORT NO. XX), DATED XX AS PREPARED BY XX FOR AN EXISTING SUBSURFACE SITE CONDITION
ANALYSIS AND CONSTRUCTION RECOMMENDATIONS.
5.STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS, OR AS DIRECTED
BY CITY. A REGULAR SWEEPING SCHEDULE MUST BE ESTABLISHED.
6.DUST MUST BE ADEQUATELY CONTROLLED.
7.SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
8.SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION.
9.SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
10.A STREET SWEEPER MUST BE AVAILABLE WITHIN 3 HOURS UPON NOTICE FROM THE CITY THAT THE STREETS NEED TO BE SWEPT.
11.THE CONTRACTOR ALONG WITH THE OWNER SHALL OBTAIN ALL NECESSARY PERMITS AND APPROVALS FROM GOVERNING AUTHORITIES, INCLUDING ANY CITY PERMITS
AND THE NPDES PERMIT FROM THE MPCA.
12.INSTALL EROSION CONTROL AND TREE PROTECTION MEASURES BEFORE BEGINNING SITE GRADING ACTIVITIES. SOME EROSION CONTROLS SUCH AS BALE CHECKS AND
TEMPORARY SILT PONDS MAY BE INSTALLED AS GRADING OCCURS IN SPECIFIC AREAS. MAINTAIN EROSION CONTROLS THROUGHOUT THE GRADING PROCESS AND
REMOVE WHEN TURF HAS BEEN ESTABLISHED.
13.THE CONTRACTOR SHALL ADHERE TO ALL REQUIREMENTS OF THE MPCA NPDES PERMIT. THE AREA TO BE DISTURBED SHALL BE MINIMIZED AND TURF SHALL BE ESTABLISHED
WITHIN THE TIME REQUIRED.
14.GRADES SHOWN ARE FINISHED GRADES.
15.FINAL GRADING TOLERANCES ARE +/-0.1 FEET TO FINISH GRADES.
GRADING & DRAINAGE NOTES
GRADING, DRAINAGE & EROSION CONTROL SPECIFICATIONS
TEMPORARY INFILTRATION BASIN
NWL=DRY
HWL=961.3
BTM=956.0
136TH ST.
1
2+00.
7
1
0+00
1+00
0+00
0+77.470+00
1+
0
0
2+003+004+005+006+007+007+84.03-0+
0
0
1+00
2+00
2+78.64
LP
2
3
4
444444444444
4
4
4
4
4
4 4 4
GF 979.0
FB
LO 979.0
BSMT 97
1
.
0
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FB
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2
.
0
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5
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7
2
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5
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F
9
8
1
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5
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9
8
1
.
5
BS
M
T
9
7
3
.
5
GF 982.5FBLO 982.5BSMT 974.5GF 980.0FBLO 980.0BSMT 972.0GF 978.0FBLO 978.0BSMT 970.0GF 977.0FBLO 977.0BSMT 969.0GF 982.0FBLO 982.0BSMT 974.0GF 982.0FBLO 982.0BSMT 974.0GF 981
.
5
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.
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2
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7
1
.
0
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T
9
7
1
.
0
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FBWO
LO 984.
0
BSMT 98
4
.
0
GF 991.0
FBWO
LO 983.0
BSMT 983.0GF 975.5FBWOLO 967.5BSMT 967.51
2
3 4
5
6
7
8
9
10
11
1
23
4
5
6
7 8
9
10
11
1 GF 97
4
.
0
FBW
O
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6
7
.
5
BSMT
9
6
7
.
5
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5
.
5
GF 973.5
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LO 968.0
BSMT 968.0
FF 976.0
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7
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7
3
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9
6
7
.
5
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5
.
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.
0
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LO 974.0
BSMT 968.0
FF 976.0
1
2
44FOREBAY
8
8
8
8 88888888884
4
4
4
4
4
4
BIRDS
O
N
G
P
A
T
H
BENGA
L
C
O
U
R
T BENGAL STREET4444444444444
4
44444444444444444444444444444 444
444444444444
CONNECT TO EXISTING
SANITARY STUB
INV=960.12-W
INV=960.12-E
8" DIP WM
8" DIP WM
MH 1
RIM=990.04
INV=960.45-W
INV=960.45-E
MH 6
RIM=979.85
INV=967.85-E
MH 2
RIM=978.54
INV=961.64-N
INV=961.64-E
MH 3
RIM=976.00
INV=961.93-NE
INV=961.93-W
INV=961.93-S
MH 4
RIM=973.00
INV=963.07-E
INV=963.07-SW MH 5
RIM=970.36
INV=963.67-W150 LF
8
"
P
V
C
@ 0.40
%284 LF 8" PVC@ 0.40%72 LF 8" PVC@ 0.40%296 LF 8"
P
V
C
@ 0.40%
83 LF 8" PVC
@ 0.40%
307 LF
8
"
P
V
C
@ 1.93
%
CBMH 104
RIM= 976.17
INV=971.16 (15") NE
CBMH 103
RIM= 975.32
INV= 970.95 (15") SW
INV=970.95 (15") NE
CB 108
RIM= 974.30
INV=970.01 (15") NW
CBMH 107
RIM= 973.94
INV= 968.93 (15") SE
INV=968.93 (15") NW
CBMH 102
RIM= 973.94
INV= 968.74 (15") SW
INV= 968.74 (15") SE
INV=968.74 (15") NE
CBMH 101
RIM= 972.87
INV= 964.40 (15") SW
INV= 964.40 (15") E
INV=964.40 (15") N
CB 106
RIM= 969.81
INV=965.19 (15") S
CBMH 105
RIM= 969.81
INV= 965.08 (15") N
INV=965.08 (15") W
FES 100
INV= 961.80 (15") S
60 LF 15"
@ 0.35%
143 LF 15"
@ 1.55%
87 LF 15"
@ 5.00%96 LF 15"@ 2.70%32 LF 15"
@ 0.35%
136 LF 15"
@ 0.50%
1
3
5
L
F
1
5
"
@
0
.
8
0%
32 LF 15"
@ 0.60%
LOUCKS
W:\2019\19703\CADD DATA\CIVIL\_dwg Sheet Files\C19703 C4-1 Utility PlanPlotted: 03 /18 / 2020 5:12 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
DOOLIN
HEIGHTS
ROSEMOUNT, MINNESOTA
BUILDER JONES
ROB ELDRIDGE
10519 165TH STREET WEST
LAKEVILLE, MN 55044
P:952-378-4122
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE PLAN
LANDSCAPE DETAILS
L2-1 - L2-2 TREE PRESERVATION PLAN
C1-1 EXISTING CONDITIONS
PRELI
MI
N
A
R
Y
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Todd W. McLouth - PE
20383
Project Lead
Drawn By
Checked By
Loucks Project No.19703
TWM
ZHW
TWM
03/18/20
02/25/20
03/18/20 REVISED SITE PLAN
L1-2
C1-2 DEMOLITION PLAN
N OVERALL
UTILITY PLAN
C4-1
UTILITY STRUCTURE SCHEDULE
STRUCTURE NO.CASTING MANHOLE SIZE
CBMH 102
CBMH 103
CB 104
CBMH 105
48"
48"
CBMH 101
CBMH 107
CB 108
CB 106
2' X 3'
24"
R-3067-V
R-3067-V
R-3067-V
R-3067-V
R-3067-V
R-3067-V
R-3067-V
R-4342
SCALE IN FEET
0 40 80
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND INSTALLED PER THE REQUIREMENTS OF THE
SPECIFICATIONS,THE MINNESOTA PLUMBING CODE, THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.
2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL COMPACTION SHALL BE PERFORMED PER THE
REQUIREMENTS OF THE CEAM SPECIFICATION AND THE GEOTECHNICAL REPORT.
3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE
CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT
LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC UTILITIES.
4.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FOR ALL UTILITES UNLESS
OTHERWISE NOTED.
5.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH MAY BE REQUIRED TO MAINTAIN A
MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID
CONFLICTS WITH SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND SANITARY SEWER LINES SHALL
BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE ATTAINED.
6.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
7.PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP 6" & 8" DIAMETER
SANITARY SEWER PVC SDR 35, SDR 26, & SCH 40 4" & 8" DIAMETER
STORM SEWER RCP 15" DIAMETER
12. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN CASTINGS WITHIN PAVED AREAS 0.16 FEET
OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON THE UTILITY PLAN.
13.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL TRAFFIC CONTROL SHALL BE PROVIDED
BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL
DEVICES (MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC
STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF
THE CITY.
14.THE CITY SHALL OPERATE ALL GATE VALVES.
15.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE PROPOSED INVERT ELEVATIONS AND
INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN INVERT FOR THE NEW SEWER LINE.
16.PIPE LENGTHS SHOWN ON THE PLAN DO NOT INCLUDE THE APRON SECTION.
17.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 7.5 FEET OF COVER TO TOP PIPE. FITTINGS SHALL BE COMPACT TYPE. PIPE AND
FITTINGS SHALL HAVE A CEMENT MORTAR LINING. CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOINT
UTILITY NOTES
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
Gopher State One Call
48"
2' X 3'
48"
48"
DECIDUOUS TREES QTY COMMON NAME BOTANICAL NAME CONT SIZE
12 IMPERIAL HONEYLOCUST Gleditsia triacanthos `Impcole` TM B & B 2.5"Cal
6 SWAMP WHITE OAK Quercus bicolor B & B 2.5"Cal
EVERGREEN TREES QTY COMMON NAME BOTANICAL NAME CONT SIZE
18 AUSTRIAN PINE
FULL FORM
Pinus nigra B & B 6` HGT
33 BLACK HILLS SPRUCE
FULL FORM
Picea glauca `Densata`B & B 6` HGT
PLANT SCHEDULE
OUTLOT
TEMPORARY INFILTRATION BASIN
NWL=DRY
HWL=961.3
BTM=956.0
-1+000+00
0+77.47-0+
0
0
1+00
2+00
2+78.64 44444444
4
4
4 4 4FOREBAY 960956958962962964966968960956958962962960
960
956
958
958
960
970
958
962
962
964
966
968
972974
970964966968972974980990978982984986988992980
982
984
8
8
8 8888884
4
4
4
4
9
7
6
9
7
8
990980978 97297497
0
970
9724444444
4
444444444444444444
4444444
TREE PROTECTION FENCE
TREE PROTECTION FENCE
TREE PROTECTION FENCE
LOUCKS
W:\2019\19703\CADD DATA\LANDSCAPE\_dwg Sheet Files\L1-1 LANDSCAPE PLANPlotted: 03 /18 / 2020 3:47 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
DOOLIN
HEIGHTS
ROSEMOUNT, MINNESOTA
BUILDER JONES
ROB ELDRIDGE
10519 165TH STREET WEST
LAKEVILLE, MN 55044
P:952-378-4122
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE PLAN
LANDSCAPE DETAILS
L2-1 - L2-2 TREE PRESERVATION PLAN
C1-1 EXISTING CONDITIONS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Douglas D. Loken - LA
45591
Project Lead
Drawn By
Checked By
Loucks Project No.19703
TWM
DDL
DDL
03/18/20
PRELI
MI
N
A
R
Y
02/25/20
03/18/20 REVISED SITE PLAN
L1-2
C1-2 DEMOLITION PLAN
FRONT YARD TREE SELECTIONS
SEEDING NOTES:
1. THE INFILTRATION BASIN IS TO BE SEEDED WITH DRY/SWALE POND SEED MIX - MNDOT MIX #33-262.
2. REMAINDER OF THE SITE TO BE SEEDED NATIVE SHORT GRASS SEED MIX - MNDOT MIX 35-221.
1 TREE IS TO BE PLANTED TO THE FRONT YARD OF EACH LOT. DUE TO THE VARIATIONS OF
BUILDING FOOTPRINTS, UTILITY STUBS, AND DRIVEWAY LOCATIONS, THE FINAL TREE
LOCATION SHOULD BE FIELD FIT.
IRRIGATION/WATERING NOTES:
FOR ESTABLISHMENT OF PLANTINGS, THE CONTRACTOR IS TO REGULARLY WATER NEWLY INSTALLED PLANTINGS
DURING PROJECT CONSTRUCTION. CONTRACTOR TO PROVIDE OWNER WITH WATERING RECOMMENDATIONS FOR
THE 1 YEAR WARRANTY PERIOD.
DRY SWALE/POND MIXTURE: MNDOT 34-181 SEED MIXTURE
RATE: 44 LBS/ACRE MULCH: STRAW
Gopher State One Call
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
MNDOT PRAIRIE MIXTURE: MNDOT 35-221 SEED MIXTURE (OR EQUAL)
RATE: 36.5 LBS/ACRE MULCH: STRAW
LANDSCAPE
PLAN
L1-1
LANDSCAPE REQUIREMENS:
THIS PROJECT IS A P.U.D. BUT IS FOLLOWING THE R-1 ZONING ORDINANCE GUIDELINES. EACH LOT IS TO RECIEVE 1
TREE IN THE FRONT YARD. TREE TO BE INSTALLED BY BUILDER UPON COMPLETION OF FINISH GRADE OF TOPSOIL.
PROPOSED TREES ARE NOT SHOWN ON THIS LANDSCAPE PLAN AND ARE NOT INCLUDED IN THE TABLE ABOVE.
TREE PRESERVATION REPLACEMENT TREES ARE SHOWN ON THIS PLAN AND INCLUDED IN THE PLANT SCHEDULE
ABOVE.
NUMBER OF CALIPER INCHES TO REPLACE =1,460 CAL. INCHES
NUMBER OF CALIPER INCHES PROPOSED =172.5 CAL. INCHES
NOTE: DEVELOPER TO COORDINATE WITH THE CITY OF ROSEMOUNT FOR REMAINING INCHES.
SEEDING LEGEND
SCALE IN FEET
0 60 120
N
TREE PROTECTION FENCE
PROJECT
SITE
TREE PROTECTION FENCE
TREE PROTECTION FENCE
LOUCKS
W:\2019\19703\CADD DATA\LANDSCAPE\_dwg Sheet Files\L2-1 TREE PRESERVATION PLANPlotted: 03 /18 / 2020 3:30 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
DOOLIN
HEIGHTS
ROSEMOUNT, MINNESOTA
BUILDER JONES
ROB ELDRIDGE
10519 165TH STREET WEST
LAKEVILLE, MN 55044
P:952-378-4122
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE PLAN
LANDSCAPE DETAILS
L2-1 - L2-2 TREE PRESERVATION PLAN
C1-1 EXISTING CONDITIONS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Douglas D. Loken - LA
45591
Project Lead
Drawn By
Checked By
Loucks Project No.19703
TWM
DDL
DDL
03/18/20
PRELI
MI
N
A
R
Y
02/25/20
03/18/20 REVISED SITE PLAN
L1-2
C1-2 DEMOLITION PLAN
TREE
PRESERVATION
PLAN
L2-1
SCALE IN FEET
0 60 120
N TREE INVENTORY NOTES:
THE EXISTING TREES SHOWN ON THIS PLAN WERE
SURVEYED BY TREE BIZ.
TREES THAT HAD A 'FAIR' CONDITION ARE NOT INCLUDED
IN THE SITE DATA CHART CALCULATIONS FOR TREE
REPLACEMENT. ONLY TREES WITH A 'GOOD' CONDITION
ARE INCLUDED IN THE CALCULTIONS FOR TREE
REPLACEMENT.
SEE SHEET L2-2 FOR ADDITIONAL TREE INFORMATION.
3800
TREE LEGEND:
TREE TO REMAIN
TREE TO BE REMOVED
3800
TREE CLEARING NOTES:
THIS PLAN ONLY DISPLAYS TREES OVER 6" DBH.
CONTRACTOR TO REMOVE TREES SHOWN ON THIS PLAN.
CONTRACTOR TO ALSO REMOVE ALL TREES/BRUSH/ROOTS
WITHIN THE GRADING LIMITS THAT ARE NOT SHOWN ON
THIS PLAN. SEE CIVIL PLANS AND SPECIFICATIONS FOR
TREE/BRUSH/ROOT REMOVAL AND DISPOSAL.
CONTRACTOR TO CALL THE CIVIL ENGINEER OR LANDSCAPE
ARCHITECT IF THERE ARE QUESTIONS TO WHICH
TREES/BRUSH TO REMOVE. TREES NOT INTENDED FOR
REMOVAL WILL BE REPLACED PER CITY CODE AT NO
EXPENSE TO THE OWNER.
LOUCKS
W:\2019\19703\CADD DATA\LANDSCAPE\_dwg Sheet Files\L2-1 TREE PRESERVATION PLANPlotted: 03 /18 / 2020 2:47 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
DOOLIN
HEIGHTS
ROSEMOUNT, MINNESOTA
BUILDER JONES
ROB ELDRIDGE
10519 165TH STREET WEST
LAKEVILLE, MN 55044
P:952-378-4122
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE PLAN
LANDSCAPE DETAILS
L2-1 - L2-2 TREE PRESERVATION PLAN
C1-1 EXISTING CONDITIONS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Douglas D. Loken - LA
45591
Project Lead
Drawn By
Checked By
Loucks Project No.19703
TWM
DDL
DDL
03/18/20
PRELI
MI
N
A
R
Y
02/25/20
03/18/20 REVISED SITE PLAN
L1-2
C1-2 DEMOLITION PLAN
TREE
PRESERVATION
PLAN
L2-2
March 18, 2020
Kyle Klatt, Planner
City of Rosemount
2875 145th Street W.
Rosemount, MN 55068
RE: Preliminary Plat Submittal for DOOLIN HEIGHTS Development
Dear MR. Klatt and Planning Commissioners/City Council Members:
On behalf of the Applicant/Developer, Steve Jones of Builder Jones, Loucks is submitting the attached
Preliminary Plat documents for DOOLIN HEIGHTS, a new single family residential subdivision. We offer
the following comments regarding this submittal:
Preliminary Plat:
The existing site currently has three single family residential dwellings on three separate parcels:
2316, 2318 and 2322 Bonaire Path. 2316 and 2322 Bonaire Path are the only parcels that are
shown for development as part of Phase 1 at this time. 2318 Bonaire Path includes several gas
lines that bisect the property, therefore will be developed as part of Phase 2. One other parcel
(2320 Bonaire Path) is adjacent to this plat and included in a future concept site plan and will
most likely be developed as part of Phase 2.
The proposed Preliminary Plat of Phase 1 includes a total of 25 new single family lots. The
remainder of the site is platted with Outlots. Outlot C is designed for 2 future lots when 2320
develops. The existing access to 2320 Bonaire Path is preserved in Phase 1.
Existing Conditions:
The existing site is restricted to development due to the lack of sanitary sewer service. The
existing sanitary sewer located in 136th Street is only deep enough to serve the proposed 25
lots. It is not deep enough to serve the future phase 2 area. Alternative sanitary sewer is
currently being reviewed for phase 2. Also, parcel 2320 is still privately owned and not secured
for development at this time.
Rezoning:
The current zoning is R1-Low Density Residential. The applicant is requesting rezoning to a R1
Residential PUD. The proposed rezoning is consistent with the land use plan and compatible
with the zoning of adjacent properties.
Development Data & Proposed Setbacks:
The development has been laid out to accommodate the land terrain and the extension of
Birdsong Path and 136th Street. The proposed dimensional requirements are requested:
Lot Standards Existing R1 Proposed R1- PUD
Size 10,000 7,021 Min. 8,994 Avg.
Width @ SB 80’ 55’ Min. 68.8’ Avg.
Side SB 10’ 7.5’
Rear SB 30’ 30’
20’ – lots 3 & 4, block 2.
Front SB 30’ 25’
House Pad 50x60 50x60 to 40x50
Wetlands:
There are no delineated wetlands on the site.
Housing Style & Quality
The proposed homes are intended to appeal to a wide range of buyers that desire a
maintenance free living arrangement. While not age-restricted, we anticipate the development
will be popular with young families with children and the 55+ community as they look to
downsize from larger lots in the community. The anticipated sales price of the homes is
between $425k and $650k depending on desired style, square footage and options.
Vehicle Access & Circulation:
A 32’ wide public street (Bengal St.) is shown to loop within the DOOLIN HEIGHTS
development. This loop road provides direct access to Bonaire Path without the need for traffic
to enter the BISCAYNE POINT development to the east. Birdsong Path will be extended to
connect to Bengal St. A cul-de-sac is shown on the west end of 136th Street to prevent traffic
from entering the neighborhood in the BISCAYNE POINT development.
Stormwater Management:
The DOOLIN HEIGHTS development has been designed to efficiently address stormwater
management concerns. All of the street runoff is collected by storm sewer and treated by an
infiltration basin. The infiltration basin is temporary until phase 2 is developed. Phase 2 will
then provide the final stormwater treatment ponds. All stormwater areas will be designed per
the city’s stormwater regulations and requirements.
Landscaping:
Each lot is required to have one (1) tree planted upon home construction. Additional trees are
shown scattered throughout the site to accommodate tree mitigation. Tree species were
chosen both for their compatibility with the surrounding trees and aesthetic qualities.
Existing Tree Cover:
Trees are preserved where possible, but significant grading is necessary to develop this site.
We request the City review the tree preservation policy to reduce the number of replacement
trees required for this development.
We look forward to your comments on the proposed plans. Please let us know if there is other
information you need from the development team.
Sincerely
Loucks
Todd McLouth, PE
Associate Engineer
CC: Builder Jones
MEMORANDU M
To: Anthony Nemcek, Planner
CC: Kim Lindquist, Community Development Director
Brian Erickson, Director of Public Works/City Engineer
Stacy Bodsberg, Planning and Personnel Secretary
From: Stephanie Smith, Assistant City Engineer
Date: April 14, 2020
Subject: Doolin Heights Preliminary/Final Plat- Engineering Review
SUBMITTAL:
The plans for Doolin Heights have been prepared by Loucks, dated March 18th, 2020.
Engineering review comments were generated from the following documents included in the
submittal:
▫ Concept Plan for the Surrounding
Parcels
▫ Preliminary and Final Plat
▫ Grading Plan
▫ Site Plan
▫ Stormwater Management Plan,
SWPPP Plan and Notes
▫ Utility Plan
▫ Landscaping Plan
GENERAL COMMENTS:
1. The development fees below are estimated based on the current Schedule of Rates and
Fees. These fees are due with the final plat and subdivision agreement.
GIS Fees: $60/unit
Sanitary Sewer Trunk Charge: $1075/acre
Watermain Trunk Charge: $6500/acre
Storm Sewer Trunk Charge: $6865/ net developable acre
2. Plans must be signed by an engineer registered in the state of Minnesota.
3. Show septic and well locations on all existing parcels.
4. Construction plans shall follow City of Rosemount Engineering Guidelines.
RIGHT OF WAY AND EASEMENTS:
The plat consists of re-platting three existing parcels into 25 lots of Doolin Heights. Right-of-
way will be dedicated for the local streets that will serve the new lots. Drainage and Utility
(D&U) easements will be dedicated around the perimeter of the lots, over the stormwater BMPs
and the outlots for future development.
5. The applicant shall vacate the existing ingress/egress easement south of the gravel
driveway and over the storm features prior to recording the plat.
6. The gas line easement shall be shown on the plans along with the size of pipelines and
contact information for the gas company.
7. The applicant shall dedicate the Biscayne Ave right-of-way as per county mapping with
this plat. It is anticipated this right-of-way may be vacated in a future phase.
8. Signage for buffer areas around the infiltration basin shall be installed by the developer
prior to sale of properties, and an extended maintenance warranty shall be required to
ensure establishment of the naturally vegetated areas.
9. Utility pipes are proposed along side and back lot lines of Lots 1-2, 7-8 and 10-11, Block
1. D&U easements along these lines shall prohibit the construction of structures such as
sheds to ensure that access can be provided for storm sewer maintenance. Fences are
allowed but shall not restrict drainage and are required to include gates for truck access
over the drainage and utility easement. Also, landscaping that will block access should
be prohibited.
10. Trees are not allowed to be planted within D&U easements, over the proposed storm
sewer, or within a pond access location. Trees located on individual properties shall not
be planted near the sanitary sewer and water service lines.
11. Blanket D&U easements shall be dedicated over the outlots.
12. The width of drainage and utility easements over all public utilities shall be verified
during final design.
STREET AND SIDEWALK
The proposed development connects to two existing stub streets that are part of the Biscayne
Point development. 136th Street W will end in a cul-de-sac bubble. Birdsong Path will be
extended to intersect with a new, north-south through street. An additional cul-de-sac will
extend to the west of the site.
13. Street slopes, including high points and low points shall be shown on plan view. Slopes
shall meet requirements from the City of Rosemount Engineering Guidelines.
14. Driveway of Lot 11, Block 1 shall be reversed to provide space for the homeowner’s
vehicle to pull out and turn onto the street.
15. Pedestrian curb ramps shall be installed on all sidewalks in accordance with MnDOT
standard detail plates.
16. Type-three barricades shall be placed at dead end streets with “future thru-street”
signage.
17. The applicant shall submit a signage plan for review.
18. A street lighting plan shall be submitted for review and must comply with City standards.
Street light requirements are detailed below:
at all public street intersections
at the end of all cul-de-sacs
at regularly spaced intervals (not to exceed 500’) on alternating sides of the street
at all instances where the road configuration warrants extra illumination as
determined by City Engineering Staff
WATER AND SANITARY SEWER
19. Water services must be revised to connect to the watermain. Residential services shall
not be connected to hydrant services.
20. Watermain and sanitary sewer will be revised during final design. Typical revisions will
include number and placement of hydrants, gate valves and manholes.
STORMWATER
The applicant proposes a pond and infiltration basin behind the lots north of Birdsong Path for
stormwater management. The applicant has discussed with City staff that the pond and
infiltration basin are intended to be temporary and would be relocated with future additions.
21. Applicant shall disclose the temporary nature of the stormwater features to homebuyers,
especially for lots adjacent to the pond and basin.
22. Lots 5-7, Block 1 have back-to -front yard drainage. Spot elevations and drainage arrows
shall be added to prevent grading that would direct stormwater at the house pads.
23. Lots 2 and 3, Block 1 and Lot 1, Block 3 have the entire back yard at a slope. Generally,
homeowners expect to have some amoun t of flat area in their back yard. Staff
recommends revising grading to provide a flat area.
24. Grading shall be revised to have a maximum grade of 4:1.
25. Infiltrometer testing to verify the infiltration rate shall be required prior to public
acceptance of the infiltration basin.
26. Soil amendment is required in basins where the infiltration rate is higher than 8.3 inches
per hour.
WSB Engineering reviewed the Doolin Heights grading and stormwater management plan on
behalf of the City. The recommended conditions of approval are in th e attached memo dated
April 2, 2020 and have been summarized below:
27. Conceptual drainage of the entire site is requested to understand the western side of the
site that is not currently in the plans.
28. An NPDES permit was not included with the submittal, but this submittal did have a
SWPPP and an erosion control plan.
29. No so il borings were included with this submittal.
30. No operation and maintenance plan was included in this submittal.
31. Include a scale for existing and proposed drainage maps.
32. No HWL or NWL are established with the modeling, remove exfiltration from model.
33. The results of HydroCAD are invalid due to forebay and infiltration area modeled
separately. Only use one node for the total storage area to reduce the oscillations.
34. No outflow should be proposed for the 2/10/100 year. Only the 10-day snowmelt
condition is allowed 0.05 cfs per acre draining to the pond.
35. 4P and 5P currently drain to 1687 which is downstream of proposed site. This area can
use offsite ponding to drain to 1687. Future drainage can also utilize existing storm
sewer along western side of 4P and 5P.
36. EOF shown for low point at 0+60 is 972.0 but the nearby garage at lot 6 is at 972, please
revise.
37. EOF shown for low point at 0+60 is not the ultimate low point. The stormwater would
ultimately flow towards the forebay area, since this is below a 972.
38. Emergency overflow for pond is not stabilized with riprap or a turf reinforcement mat.
Please indicate where the drainage would go downstream of the infiltration basin.
39. The SWPPP states only 8 acres of disturbed area, however the Hydrocad modeling
shows 10 acres disturbed.
40. The SWPPP states 4.0 acres of impervious but the HydroCAD modeling only shown
3.64 acres.
41. No maintenance access was provided for the infiltration basin. Maintenance access must
have 8% maximum grade, 2% cross slope, and a Minimum width of 10’, and a
turnaround.
42. The grading plan should show grading in the northwestern side of site to verify that all
drainage area is going to basin 1575.
43. City preferred to have a 0.1’ drop across all manholes.
44. Provide utility crossings and profiles.
45. Reduce velocity to be below 15 ft/s for CBMH102-CBMH101.
46. Catch basin drainage map doesn’t include offsite drainage, as indicated in the proposed
drainage map.
47. Include a scale for catch basin drainage map.
48. Please include sump as pretreatment at last catch basin before the forebay.
49. The difference in impervious between SWPPP and HydroCAD do not match.
50. Exfiltration should be removed as a type of outlet in the HydroCAD model.
51. Please move pipe from CB108 to CBMH107 to be in center of easement.
52. A NURP basin is required in Rosemount, and is 4’ in depth, current plans show a basin
of 1’ depth.
53. An outlet control structure is required on all basins for Rosemount, see standard plates
for more information.
54.Both 4P and 5P drain offsite to the south, and increase rates in the proposed condition
for the 2/10/100 year storm events. The total flow should be reduced or match current
offsite conditions.
55.8P now drains offsite to existing storm sewer, which did not plan for the additional
drainage. The city would request to tie 8P to CB 108.
Should you have any questions or comments regarding the items listed above, please contact me
at 651-322-2015.
Attached: WSB Doolin Heights Plan Review Memo, 4/2/2020
K:\015688-000\Admin\Docs\20200402\Doolin Heights Stormwater Review_04022020.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Stephanie Smith, City of Rosemount
From: Bill Alms, PE
Laura Cummings, EIT
Date: April 2, 2020
Re: Doolin Heights Plan Review
WSB Project No. 015688-000
I have reviewed the documents provided by Loucks on 3.24.2020 for Doolin Heights
Development just west of 136th St W and south of Bonaire Path West. Documents reviewed
include:
• Doolin Heights City Submittal - Dated 3.18.20
• Stormwater Management Plan- Dated 3.18.20
• DA-PrePlat - Dated 3.18.20
• Doolin Heights Preliminary Plat Narrative- Dated 3.18.20
Applicant should provide responses to each comment. I offer the following comments below.
Grading, Drainage, and Erosion Control Comments:
1. General
a. Conceptual drainage of the entire site is requested to understand the western
side of the site that is not currently in the plans.
b. An NPDES permit was not included with the submittal, but this submittal did have
a SWPPP and an erosion control plan.
c. No soil borings were included with this submittal.
2. Ponds and Wetlands
a. No operation and maintenance plan was included in this submitted.
b. Include a scale for existing and proposed drainage maps.
c. No HWL or NWL are established with the modeling, remove exfiltration from
model.
d. The results of HydroCAD are invalid due to forebay and infiltration area modeled
separately. Only use one node for the total storage area to reduce the
oscillations.
e. No outflow should be proposed for the 2/10/100 year. Only the 10-day snowmelt
condition is allowed 0.05 cfs per acre draining to the pond.
f. 4P and 5P currently drain to 1687 which is downstream of proposed site. This
area can use offsite ponding to drain to 1687. Future drainage can also utilize
existing storm sewer along western side of 4P and 5P.
3. Emergency Overflow Routes:
a. EOF shown for low point at 0+60 is 972.0 but the nearby garage at lot 6 is at 972,
please revise.
Stephanie Smith
4/02/2020
Page 2
K:\015688-000\Admin\Docs\20200402\Doolin Heights Stormwater Review_04022020.docx
b. EOF shown for low point at 0+60 is not the ultimate low point. The stormwater
would ultimately flow towards the forebay area, since this is below a 972.
c. Emergency overflow for pond is not stabilized with riprap or a turf reinforcement
mat. Please indicate where the drainage would go downstream of the infiltration
basin.
4. Retaining Walls:
a. Not Applicable.
5. Erosion Control:
a. The SWPPP states only 8 acres of disturbed area, however the Hydrocad
modeling shows 10 acres disturbed.
b. The SWPPP states 4.0 acres of impervious but the HydroCAD modeling only
shown 3.64 acres.
6. Grading:
a. No maintenance access was provided for the infiltration basin. Maintenance
access must have 8% maximum grade, 2% cross slope, and a Minimum width of
10’, and a turnaround.
b. The grading plan should show grading in the northwestern side of site to verify
that all drainage area is going to 1575, see picture below.
Stormwater Management Plan:
1. General Storm Sewer Design
a. City preferred to have a 0.1’ drop across all manholes.
b. Provide utility crossings and profiles.
c. Reduce velocity to be below 15 ft/s for CBMH102-CBMH101.
d. Catch basin drainage map doesn’t include offsite drainage, as indicated in the
proposed drainage map.
e. Include a scale for catch basin drainage map.
f. Please include sump as pretreatment at last catch basin before the forebay.
2. Water Quantity
a. A NURP basin is required in Rosemount, and is 4’ in depth, current plans show a
basin of 1’ depth.
b. An outlet control structure is required on all basins for Rosemount, see standard
plates for more information.
c. Both 4P and 5P drain offsite to the south, and increase rates in the proposed
condition for the 2/10/100 year storm events. The total flow should be reduced or
match current offsite conditions.
d. 8P now drains offsite to existing storm sewer, which did not plan for the
additional drainage, see below. The city would request to tie 8P to CB 108.
Stephanie Smith
4/02/2020
Page 3
K:\015688-000\Admin\Docs\20200402\Doolin Heights Stormwater Review_04022020.docx
3. Rate/Volume Control
a. The difference in impervious between SWPPP and HydroCAD do not match.
4. Freeboard
a. This will be reviewed once soil borings are given.
5. Water Quality
a. Exfiltration should be removed as a type of outlet in the HydroCAD model.
6. Easements
c. Please move pipe from CB108 to CBMH107 to be in center of easement .
MEMORANDUM
To: Kim Lindquist, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
From: Dan Schultz, Parks and Recreation Director
Date: April 7, 2020
Subject: Doolin Heights Preliminary and Final Plat
The Parks and Recreation Department recently reviewed the preliminary and final plats for the
Doolin Heights Project phase 1. After reviewing the plans, the Parks and Recreation Department
staff has the following comments:
PARKS DEDICATION
The parks dedication requirement for the 25 units in the 1st phase is to be cash in lieu of land. The
cash in lieu of land dedication for 25 units is $85,000 (25 units x $3,400 per unit). The cash
dedication is to be paid prior to, or at the time of execution of the final plat.
Please let me know if you have any questions about this memo.
From:lois.muellner@gmail.com
To:Nemcek, Anthony
Subject:Public Hearing Notice, April 14, 2020
Date:Friday, April 10, 2020 10:25:23 AM
City Council Chambers
2875 145th St West
Rosemount, MN 55058
Re: Public Hearing Notice,
April 14, 2020
Dear City Planning Commission,
My name is Lois Muellner and I am the homeowner of 2320 Bonaire Path West, Rosemount.
I have been a resident of Rosemount for 50 years and a homeowner at this address for over 25
years.
Builder Jones contacted me through my agent in February 2020 and indicated that they had
contracts with two of my neighbors. They indicated they would like to include my parcel now
as it would be less expensive to develop it now verses at a later date and before the land
around me takes away from the reason I purchased this property.
I had my agent send the response that I agreed to be included with the initial development
upon a purchase agreement. I feel it would only make sense if they purchase my home with
the others for this overall development.
As the homeowner of the property in the middle of said Development Planning Hearing
Notice, I am writing to you to express my concerns about the planned development around my
property being called Doolin Heights by Builders Jones.
The proposed development for this hearing will demolish existing structures and trees at 2316,
2318, 2322 Bonaire Path West.
I am concerned of the building of such development for the following reasons:
• INCREASED TRAFFIC
Bonaire Path West at this Easement driveway has already had major traffic concerns in
regards to higher volumes of cars, higher speeds and also major accidents and even deaths.
Increased traffic flow and congestion coming from this development causes a higher risk for
safety of drivers and pedestrians along Bonaire Path West.
Retrieving our mail is currently very dangerous. Often on a daily basis we have to dodge cars
from both directions as they race past us as we cross Bonaire Path to retrieve our mail. Cars
traveling from the East come around the curve and often times I have to run behind the
mailbox to dodge the oncoming vehicle. On many occasions we have notified the police
department to make them aware of this.
My 7 year old Granddaughter lives with me and rides the school bus. She is picked up and
dropped off at the easement driveway and I am also concerned for her safety.
• DRIVEWAY EASEMENT
Currently I have a legal driveway easement that is used by all four of these properties.
Including our use, this driveway is used for my granddaughter to walk home when the school
bus drops her off and by garbage and delivery trucks. This needs to remain during this process
and Builder Jones will need to maintain this.
• ASSESSMENT
I am concerned with any assessments that may occur and also with Sewer and water
assessments that could cause hardships on my limited income.
• INCREASED TAXES
This is also a concern as a hardship on my limited income.
•TREE REMOVAL AND DESTRUCTION
Currently this area is beautiful with mature oak, pine, maple and a variety of other kinds of
trees. They provide the privacy and the beauty that is so desirable. It takes so long for these
trees to mature to provide this. With this development it will take that privacy and beauty
away.
• LOUD NOISE DURING CONSTRUCTION
I feel it would only make sense that Builder Jones purchase my home with the others for this
development but until a purchase agreement is made, please consider my concerns and do
what you can to protect mine and my families safety concerns and the other concerns I have.
Sincerely,
Lois Muellner
Sent from my iPhone