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HomeMy WebLinkAbout4.c. Emerald Isle Final Plat EXECUTIVE SUMMARY Planning Commission Regular Meeting: August 25, 2020 Tentative City Council Meeting: September 15, 2020 AGENDA ITEM: 20-40-FP Request by CNC Development IV, LLC for Final Plat Approval of Emerald Isle 1st Addition AGENDA SECTION: Consent PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 4.c. ATTACHMENTS: Location Map; Final Plat; Preliminary Plat Area; Landscape Plan; Parks and Recreation Memo dated February 18, 2020; Engineer Review Memo dated August 25, 2020 APPROVED BY: KL RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final Plat for Emerald Isle subject to the following conditions: 1. Execution of a Subdivision Agreement. 2. Drainage and utility easements with storm sewer infrastructure may contain fences but shall be required to include gates to provide truck access; shall prohibit sheds or other accessory structures; and shall prohibit landscaping that would impede drainage. 3. The final plat shall include all easements as requested by City. 4. Provision of $25,740 for landscaping surety. 5. Payment of $136,000 for Fee-In-Lieu of Park Dedication. 6. Compliance with the conditions and standards within the City Engineer’s Memorandum dated August 25, 2020. 7. The applicant shall receive approval from the Metropolitan Council for any connection to the Met Council sanitary interceptor line. SUMMARY The Planning Commission is being asked to consider a request from CNC Development IV, LLC, for approval of a Final Plat for Emerald Isle 1st Addition to allow development of 40 single family lots. This plat represents the first project phase of a multi-phase preliminary plat approved by the City in May, 2020. The final plat is necessary to facilitate subdivision of the subject property into individual residential lots, outlots, and public streets. Staff finds the application consistent with the Emerald Isle Preliminary Plat and recommends approval of this application subject to the conditions detailed in the attachments and the motion above. Applicant: CNC Development IV, LLC. Plat Acres: 70.07 Met Council Net Acres: 70.07 Residential Lots Created: 40 lots Gross Density: .57 Units/Acre (single family 40/70.07 acres) Net Density: .57 Units/Acre Comprehensive Plan Guiding: LDR-Low Density Residential, 2 Current Zoning: R1 PUD-Low Density Residential Planned Unit Development Surrounding Land Uses North: Low Density Residential East: Agriculture South: Public/Institutional West: Medium Density Residential BACKGROUND In May 2020, the City Council approved a preliminary plat, Planned Unit Development (PUD) master development plan with rezoning, and reguiding of a portion of the site to permit construction of 151 single family lots with a multi-family project to be approved in the future along the southern border. The current final plat is the first final plat of the project, starting north to south due to necessary infrastructure. The comprehensive plan amendment approval process through the Metropolitan Council was recently initiated as staff was waiting for final confirmation the project was moving forward. The Amendment is related to properties south of the current final plat area as this section of the site was already designated for low density residential development. ISSUE ANALYSIS Legal Authority . This application is a Quasi-Judicial action. The final plat application is Quasi-Judicial because the City has a set of standards and requirements for reviewing this type of application that is described in detail below. Generally, if the final plat meets the ordinance requirements and is consistent with the preliminary plat, it must be approved. Land Use and Zoning . The proposed 40-lot single family final plat is consistent with the current land use and zoning classifications. The subject property is guided LDR – Low Density Residential and zoned R-1PUD, Low Density Residential Planned Unit Development. As a result, the property is subject to all the standards of the R-1, Low Density Residential zoning districts as well as the standards for detached single family units contained in the approved PUD. While this development is subject to all of the conditions and development standards contained in the PUD, the most notable deviations from the requirements of the Low Density Residential zoning districts are provided below. All these items were anticipated in the preliminary plat approval and were part of the initial PUD approval. 1. Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area shall be 8,125 square feet for interior lots and corner lot minimum of 10,625 square feet. 2. Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width shall be 65 feet for interior lots and 85 for corner lots. 3. Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: The minimum side yard setback shall be 7.5 feet. 4. Section 11-4-5 F. 6. R-1 Minimum Rear Yard Setback: The minimum rear yard setback shall be 25 feet. 5. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: The maximum lot coverage shall be 30% for lots over 10,000 sf and 40% for lots under 10,000. Final Plat. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City 3 Code. This section of the Code outlines the two-step Preliminary and Final Plat process for land subdivision. In this case, the preliminary plat was approved in May 2020 consisting of 151 single family lots and various outlots. Streets & Access. The site will gain access form the extension of Addison Avenue into the site. Connemara Avenue will also come from the west, in the southern portion of the property. Water and Sanitary Sewer. Sanitary sewer is available to the site via the existing Metropolitan Council interceptor which currently traverses the site. A permit from the Metropolitan Council is required to access directly into the line. The elevation of the sewer must be deep enough to also serve the property to the east, should it develop in the future. Water service will be extended from the adjoining developed property. Development fees as detailed in the Engineer’s Memo dated July 28, 2020, are due with the final plat and subdivision agreement. Landscaping The landscaping plan previously provided shows one tree on the front yard of each interior lot and two trees on each corner lot as required by the City Code. Additional landscaping is shown in the area near the stormwater pond in the northwest portion of the plat area. The applicant is required to submit a letter of credit of $25,740 to ensure individual lot landscaping as well as the landscaping located in the common areas. Storm Water Management. The developer will be managing the stormwater on site with the use of retention and infiltration basins. There were issues previously identified with the submitted plans and final plans will be required prior to issuance of a grading permit. Since approval of the preliminary plat, the City and Dakota County have been talking to the applicant about expansion of the southern pond to permit regional ponding associated with the Akron Avenue signalization improvement project. The developer will receive credit for the additional regional ponding. A drainage and utility easement over the entirety of Outlot B will permit installation of the pond although that area is not final platted. Parks and Open Space. The Rosemount Parks and Recreation Department reviewed the plans for Emerald Isle and is recommending cash in-lieu of land to meet the park dedication requirement for the proposed development. The requirement for 40 single family units is $136,000 (40 x $3,400). The Parks and Recreation department is also recommended a trial along County Road 42 with the trail access provided with development of the southern apartments. Coordination should occur with connections to the Vermillion Highlands Greenway as well as the trail crossing just west of the development area within the old City Hall site. Sidewalks Sidewalks are provided throughout the development on at least one side of all streets, which is consistent with City policy. A sidewalk is shown on the north side of Connemara Trail and a bituminous trail will be constructed along the south side. This is consistent with the pedestrian facilities elsewhere along Connemara in this vicinity. Sidewalk connections are provided to the adjacent neighborhoods. One condition contained within the engineer’s memo and called out in the staff recommendation is that the sidewalk along the northern side of Addison Avenue (Street A) be continued to at least the intersection with Street C. CONCLUSION & RECOMMENDATION Staff recommends approval of the Final Plat for Emerald Isle creating 40 single family lots. This recommendation is based on the information submitted by the applicant, findings made in this report, and the conditions detailed in the attached memorandums. BEARINGS ARE BASED ON THE EAST LINE OF THE E 1/2 OF THE NE 1/4 OF SEC. 27, T. 115, R. 19 WHICH IS ASSUMED TO HAVE A BEARING OF N 00°24'42" E NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE REQUIRED LOCATION INDICATES A PLAT MONUMENT THAT WILL BE SET WITHIN ONE YEAR FROM THE RECORDING DATE OF THIS PLAT. SAID MONUMENTS SHALL BE 1/2 INCH x 14 INCH IRON PIPES MARKED BY R.L.S. NO. 47481. DENOTES FOUND 1/2 INCH IRON MONUMENT WITH CAP MARKED R.L.S. NO. 47481 DENOTES DAKOTA COUNTY CAST IRON MONUMENT KNOW ALL PERSONS BY THESE PRESENTS: That CNC DEVELOPMENT IV, LLC, a Minnesota limited liability company, owner of the following described property: The East half (E1/2) of the Northeast Quarter (NE 1/4) of Section 27, Township 115 North, Range 19 West, Dakota County, Minnesota, excepting therefrom the following described parcel: The Southwest Quarter of the Southeast Quarter of the Northeast Quarter (SW1/4 of SE1/4 of NE1/4) of Section 27, Township 115 North, Range 19 West, Dakota County, Minnesota Has caused the same to be surveyed and platted as EMERALD ISLE and does hereby dedicate to the public for public use the public ways and the drainage and utility easements as created on this plat. In witness whereof said CNC DEVELOPMENT IV, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of , 20 . CNC DEVELOPMENT IV, LLC By: its STATE OF COUNTY OF This instrument was acknowledged before me on day of , 20 , by the of CNC DEVELOPMENT IV, LLC, a Minnesota limited liability company, on behalf of the company. County, Printed Name My commission expires I Marcus F. Hampton 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 ______________________________________________________________ Marcus F. Hampton, Licensed Land Surveyor, Minnesota License No. 47481 STATE OF MINNESOTA COUNTY OF This instrument was acknowledged before me on this day of , 20 , by Marcus F. Hampton. County, Printed Name My commission expires January 31, 20 CITY PLANNING COMMISSION, CITY OF ROSEMOUNT, MINNESOTA Approved by Planning Commission of the City of Rosemount, Minnesota this day of , 20 By: Chair CITY COUNCIL, CITY OF ROSEMOUNT, MINNESOTA This plat of EMERALD ISLE was approved and accepted by the City Council of the City of Rosemount, Minnesota at a regular meeting thereof held this day of , 20 , and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. By: Mayor Clerk DAKOTA COUNTY SURVEYOR, COUNTY OF DAKOTA, STATE OF 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 B. Tollefson, Dakota County Surveyor COUNTY BOARD, COUNTY OF DAKOTA, STATE OF MINNESOTA We do hereby certify that on the _____ day of _______________, 20___, the Board of Commissioners of Dakota County, Minnesota, approved this plat of EMERALD ISLE and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2, and pursuant to the Dakota County Contiguous Plat Ordinance. By: ___________________________________ Attest: ___________________________________ Chair, Dakota County Board Dakota County Treasurer - Auditor DAKOTA COUNTY DEPARTMENT OF PROPERTY TAXATION AND RECORDS, COUNTY OF DAKOTA, STATE OF 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 entered this day of , 20 . By: Amy A. Koethe, Director, Department Of Property Taxation and Records COUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTA I hereby certify that this plat of EMERALD ISLE was filed in the office of the County Recorder for public record on this day of , 20 , at o'clock . M. and was duly filed in Book of Plats, Page , as Document Number . By: Amy A. Koethe, County Recorder DENOTES RESTRICTED ACCESS TO DAKOTA COUNTY PER THE DAKOTA COUNTY CONTIGUOUS PLAT ORDINANCE VICINITY MAP BEARINGS ARE BASED ON THE EAST LINE OF THE E 1/2 OF THE NE 1/4 OF SEC. 27, T. 115, R. 19 WHICH IS ASSUMED TO HAVE A BEARING OF N 00°24'42" E NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE REQUIRED LOCATION INDICATES A PLAT MONUMENT THAT WILL BE SET WITHIN ONE YEAR FROM THE RECORDING DATE OF THIS PLAT. SAID MONUMENTS SHALL BE 1/2 INCH x 14 INCH IRON PIPES MARKED BY R.L.S. NO. 47481. DRAINAGE AND UTILITY EASEMENTS BEING 5 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, ADJOINING LOT LINES, AND BEING 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, ADJOINING RIGHT OF WAY LINES, AS SHOWN ON THE PLAT. DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: MEMORANDUM To: Kim Lindquist, Community Development Director Kyle Klatt, Senior Planner Anthony Nemcek, Planner From: Dan Schultz, Parks and Recreation Director Date: February 18, 2020 Subject: Emerald Isle - CNC Development Master PUD and Preliminary Plat The Parks and Recreation Department recently reviewed the plans for the Emerald Isle development. After reviewing the plans, the Parks and Recreation Department staff has the following comments: Local Trails and Sidewalks The trail and sidewalk amenities appear to be designed in a manner that works toward the City’s goal of having a well-connected community. The proposed trail and sidewalk system is designed to match up to the existing/proposed system. Staff does recommend that accommodations are made for a trail to be added along County Road 42 in the future. Parks Dedication The parks dedication requirement for 151 single family units is either 6.04 acres of land, cash in-lieu of land or a combination of the two. Staff is recommending that the City collect cash in-lieu of land for the single-family development that is currently being processed. The cash dedication for 151 units would be $513,400 (151 x $3,400 per unit). Please let me know if you have any questions about this memo. MEMORANDUM To: Anthony Nemcek, Planner CC: Kim Lindquist, Community Development Director Stacy Bodsberg, Planning & Personnel Secretary Brian Erickson, Director of Public Works/City Engineer From: Stephanie Smith, Assistant City Engineer Date: August 25, 2020 Subject: Emerald Isle Final Plat - Engineering Review SUBMITTAL: The plans for Emerald Isle have been prepared by James R. Hill, Inc. Engineering review comments were generated from the following preliminary documents included in the submittal: ▫ Final Plat (dated 8/10/2020) ▫ Existing Conditions Survey (dated 8/12/2020) ▫ Erosion and Sediment Control Plan (dated 8/12/2020) ▫ Grading Plan (dated 8/12/2020) ▫ Street and Utility Plan (dated 8/12/2020) ▫ Stormwater Report (dated 8/12/2020) ▫ Phasing Plan (dated 1/13/2020) 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.  Sanitary Sewer Trunk Charge: $1075/acre  Watermain Trunk Charge: $6500/acre  Storm Sewer Trunk Charge: $6865/acre 2. Plans shall be signed by an engineer licensed in the state of Minnesota. 3. Outlot A and B shall be covered by drainage and utility easement. 4. Outlot A shall be dedicated to the City. 5. As the review of the construction plans is ongoing, the developer shall incorporate future comments on the construction plans from the Engineering staff in order to comply with Rosemount Engineering Guidelines and Standard Specifications. STREET AND SIDEWALK This addition of Emerald Isle consists of internal, local streets that connect to the existing Addison Avenue stub at the eastern property line. 5-foot sidewalks are on one side of the streets throughout the development. 6. Street slopes and profile drawings shall be reviewed with the construction plans for consistency with the Engineering Guidelines. 7. Lot 50, Block 1 shall have the driveway constructed on the west side of the property to allow the occupant vehicles to turn around on the dead-end street. 8. Type-three barricades with “Future Thru Street” signage shall be at the end of 142nd Street and Aspen Avenue. 9. Temporary cul-de-sac shall be constructed at the end of Aspen Avenue. Temporary roadway easement shall be granted on Outlot B for the cul-de-sac. 10. MnDOT standard detail plates for ADA pedestrian ramps shall be included in the plan set. 11. Street signage and lighting plan shall be submitted for review. 12. Addison Avenue typical street section shall match the existing section. WATER AND SANITARY SEWER 13. Sanitary sewer shall be stubbed to the eastern property line at an elevation to provide service to future development. 14. The applicant proposes two connections to the Metropolitan Council’s interceptor sewer line. Applicant must obtain permits for these connections. Staff recommends one connection. 15. Sanitary sewer connections shall be core-drilled. 16. Staff recommends using a 0.50% slope for 8” sanitary sewer to ensure that construction minimums are met. 17. Applicant’s engineer shall work with staff to reduce the number of sanitary manhole structures. 18. Lots 1-3, Block 4 shall be serviced from sanitary sewer from the south rather than tying- in to the north line on Addison Avenue. This would also eliminate SSMH-2. 19. Watermain under Connemara Trail shall be 12” diameter. 20. All watermain shall be ductile iron pipe. 21. Number and locations of valve shall be adjusted to meet Engineering Guidelines. 22. Connections to active mains shall be wet taps. 23. As-built are not available for the utility connections to the Prestwick Place 17th development. Applicant’s engineer shall verify locations in the field. STORMWATER The applicant proposes to meet the City’s stormwater requirements by constructing retention and infiltration basins on their site. 24. Applicant proposes a swale and stormwater pipe within the Metropolitan Council easement. Applicant shall obtain applicable permits for this work. 25. Access routes to ponds and yard catchbasins shall meet Engineer Guidelines and be shown on the plans. 26. Upon completion of the infiltration basin, the applicant’s engineer shall submit infiltrometer testing to certify the functionality of the basin as modeled. 27. Applicant’s engineer shall work to reduce the number of storm structures. The City’s stormwater consultant reviewed the submittal and their comments are listed below. The full memorandum is attached. 28. Modify the 100-year HWL and 10-day HWL listed in the plans for Pond 101P to match the HydroCAD output. 29. Block 3, Lots 1 and A14 low opening are lower than the low point in the road. 30. Please indicate reasoning behind not installing proposed storm sewer toward basin 101P and instead grading a ditch that will be filled in. 31. There is currently no plan to complete the grading of basin 101P. Please indicate reasoning behind not constructing the infiltration basin. 32. CB-112 and CB-111 should be moved to be along lot lines and not within a driveway. Please include driveway locations. 33. Infiltration area listed on the plans does not match the stormwater narrative nor the total area shown. Modify the stormwater narrative 101P provided infiltration surface area to match the plans (the ‘note’ acreage matches the plans but the provided infiltration zone does not match). The following comments apply to the stormwater of the full development, not only this phase: 34. No operation and maintenance plan was included with this submittal 35. Coordination with the county will be required to route drainage from county ROW to NURP basin. The outlet control structure will be permitted to discharge at a rate that matches existing discharge rates. 36. Currently County ROW is not be routed to pond 107P. Please see attached for proposed grading map. Remove berm along 42 and connect NURP pond to expand into grading. 37. Connect County flared end section basin 107P. Current drainage plan shows flared end section discharges to existing ditch and bypasses the proposed basin. 38. The impervious quantification varies between the proposed drainage area map and the proposed HydroCAD model for 1030S. 1.624 acres is shown on the plans and 1.897 is given in HydroCAD. 39. Regional Outlet control structure will be required for basin 107P and 101P. Utilize Rosemount Skimmer Structure Standard Detail (SD-11). 40. Please include drainage of proposed right of way for Street 20 in drainage to 103P. The centerline looks to be included in plans, but not its drainage. i. Please include more information on the centerline for Street 20. What is currently shown does not match the PUD plans and we cannot verify the drainage area shown for this area. 41. The pond notes describing the OLE and HWL for Ponds 101P, 102P, and 103P vary between the grading plan and the utility plan. Modify for consistency. 42. HydroCAD outlet pipe differs in length and size for 103P. The plan shows a 170 foot 15” RCP while HydroCAD shows a 170 foot 18” RCP. 43. The outlet invert on the detail for Pond 101P is inconsistent with the plans and HydroCAD. 44. Modify the 10-day HWL listed in the plans for Pond 102P, 103P, and 107P to match the HydroCAD output. 45. Provide a designated EOF section for 107P. 46. From the grading plan, drainage area 1080S and 42S would drain to pond 107P in the proposed condition. Update model to reflect this, or revise grading to propose ditch drainage going to Besser property. 47. Storm sewer pipe runs must not exceed 300 feet. Revise CBMH-403 to CBMH-402 48. Include proposed storm sewer for draining 1070S to verify drainage area of 107P. 49. Please verify if the submittal needs permits for creation of ponding on top of a gas line and over easement at 107P, and 103P. 50. Provide a minimum of 1 foot of freeboard from the basin HWL and the basement floor elevation. The following buildings are not in compliance. 1. Block 4, Lots 1, 2 51. Provide a minimum of 1.5 feet of freeboard from the Emergency Overflow Route and the Low Opening. The following buildings are not in compliance: Block 4 lot 44, Block 6 Lots 1 52. Block 5 Lot 8-9 low openings are lower than the low point in the road. 53. Utility easements will be verified once storm sewer profiles are provided. Should you have any questions or comments regarding the items listed above, please contact me at 651-322-2015. Attached: WSB Memorandum RE: Emerald Isle – Courteau Property Plan Review dated August 20, 2020 K:\015413-000\Admin\Docs\08202020 Review\015413-000-Emerald_Isle-08202020.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, WSB Laura Cummings, WSB Date: August 20, 2020 Re: Emerald Isle – Courteau Property Plan Review WSB Project No. R-015413-000 We have reviewed the documents provided by James R. Hill, Inc. and CALYX Design Group on 08/12/20 for the Emerald Isle – Courteau Property Plan development. Documents Reviewed include: • Stormwater Management Narrative and Summary for The Courteau Site – dated 8-11- 2020 • Emerald Isle Final Plans– dated 8-12-2020 • Emerald Isle Preliminary Site Development Plans – dated 4-14-2020 Based on our review of the plan we offer the following comments for your consideration. Specific Phase 1 Comments Grading Plan Comments: a. Modify the 100-year HWL and 10-day HWL listed in the plans for Pond 101P to match the HydroCAD output. b. Block 3 Lots 1 and A14 low opening are lower than the low point in the road. c. Please indicate reasoning behind not installing proposed storm sewer toward basin 101P and instead grading a ditch that will be filled in. d. There is currently no plan to complete the grading of basin 101P. Please indicate reasoning behind not constructing the infiltration basin. Storm Sewer Comments: a. CB-112 and CB-111 should be moved to be along lot lines and not within a driveway. Please include driveway locations. Infiltration Comments: a. Infiltration area listed on the plans does not match the stormwater narrative nor the total area shown. i. Modify the stormwater narrative 101P provided infiltration surface area to match the plans (the ‘note’ acreage matches the plans but the provided infiltration zone does not match). Outstanding General Comments Grading, Drainage, and Erosion Control Comments: 2. General: a. No operation and maintenance plan was included with this submittal. 3. Basins: Ms. Stephanie Smith August 20, 2020 Page 2 K:\015413-000\Admin\Docs\08202020 Review\015413-000-Emerald_Isle-08202020.docx a. Coordination with the county will be required to route drainage from county ROW to NURP basin. The outlet control structure will be permitted to discharge at a rate that matches existing discharge rates. b. Currently County ROW is not be routed to pond 107P. Please see attached for proposed grading map. Remove berm along 42 and connect NURP pond to expand into grading. c. Connect County flared end section basin 107P. Current drainage plan shows flared end section discharges to existing ditch and bypasses the proposed basin. d. The impervious quantification varies between the proposed drainage area map and the proposed HydroCAD model for 1030S. 1.624 acres is shown on the plans and 1.897 is given in HydroCAD. e. Regional Outlet control structure will be required for basin 107P and 101P. i. Utilize Rosemount Skimmer Structure Standard Detail (SD-11). f. Please include drainage of proposed right of way for Street 20 in drainage to 103P. The centerline looks to be included in plans, but not its drainage. i. Please include more information on the centerline for Street 20. What is currently shown does not match the PUD plans and we cannot verify the drainage area shown for this area. g. The pond notes describing the OLE and HWL for Ponds 101P, 102P, and 103P vary between the grading plan and the utility plan. Modify for consistency. h. HydroCAD outlet pipe differs in length and size for 103P. The plan shows a 170 foot 15” RCP while HydroCAD shows a 170 foot 18” RCP. i. The outlet invert on the detail for Pond 101P is inconsistent with the plans and HydroCAD. j. Modify the 10-day HWL listed in the plans for Pond 102P, 103P, and 107P to match the HydroCAD output. 4. Emergency Overflow Routes: a. Provide a designated EOF section for 107P. 5. Retaining Walls: a. Not applicable. 6. Erosion Control: a. No comments. 7. Grading: a. From the grading plan, drainage area 1080S and 42S would drain to pond 107P in the proposed condition. Update model to reflect this, or revise grading to propose ditch drainage going to Beser property. Stormwater Management Plan: 8. General Storm Sewer Design: a. Storm sewer pipe runs must not exceed 300 feet. i. The following pipe runs are not in compliance. 1. CBMH 403-402 b. Include proposed storm sewer for draining 1070S to verify drainage area of 107P. 9. Water Quality: a. No comments. 10. Rate Control: Ms. Stephanie Smith August 20, 2020 Page 3 K:\015413-000\Admin\Docs\08202020 Review\015413-000-Emerald_Isle-08202020.docx a. Please verify if the submittal needs permits for creation of ponding on top of a gas line and over easement at 107P, and 103P. 11. Freeboard: a. Provide a minimum of 1 foot of freeboard from the basin HWL and the basement floor elevation. i. The following buildings are not in compliance. 1. Block 4, Lots 1, 2 b. Provide a minimum of 1.5 feet of freeboard from the Emergency Overflow Route and the Low Opening. i. The following buildings are not in compliance. 1. Block 4 lot 44 2. Block 6 Lots 1 c. Block 5 Lot 8-9 low openings are lower than the low point in the road. 12. Wetlands: a. No wetlands are shown on the plans. 13. Easements: a. Utility easements will be verified once storm sewer profiles are provided.