HomeMy WebLinkAbout5.a. Ardan Place
EXECUTIVE SUMMARY
Planning Commission Meeting Date: October 27, 2020
Tentative City Council Meeting Date: November 17, 2020
AGENDA ITEM: Request by Tamarack Land Development for
a Zoning Map Amendment, Preliminary Plat
and Planned Unit Development Master
Development Plan with Rezoning for Ardan
Place. (20-47-PUD, 20-48-RZ, & 20-49-PP)
AGENDA SECTION:
Public Hearing
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 5.a.
ATTACHMENTS: Site Location Map; Project Narrative; PUD
Master Development Plan and Preliminary
Plat Submittal: Existing Conditions,
Preliminary Plat, Sewer and Water Plans,
Street and Storm Sewer Plans, Grading Plan,
Storm Water Plans, Tree Inventory and
Preservation Plan, Landscape Plans; Phasing
Plan; Street 1 Easement Exhibit; Rendered
Home Plans: Single Family and Townhouse
Units; Townhouse Floor Plans City
Engineering Memo 10/22/20; Stormwater
Memo 10/16/20; Parks Director Memo
10/22/20;
APPROVED BY: KL
RECOMMENDED ACTION: Staff recommends the Planning Commission make the
following motions:
1. Motion to recommend the City Council approve a zoning map amendment to rezone
52.19 acres from AG – Agricultural to R1 PUD – Low Density Residential Planned
Unit Development and R2 PUD – Moderate Density Residential Planned Unit
Development.
2. Motion to recommend the City Council approve the Preliminary Plat for Ardan Place,
subject to conditions:
a. Approval of a Planned Unit Development master plan and rezoning the
subject property
b. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated October 22, 2020.
c. Conformance with all requirements of the Parks and Recreation Director as
detailed in the attached memorandum dated October 22, 2020.
d. Drainage and utility easements must be dedicated over all ponding areas as
required by the City Engineer.
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e. Conformance with all PUD Master Development Plan conditions pertaining to
preliminary plat revisions or approval a final plat.
3. Motion to recommend the City Council approve the Planned Unit Development
Master Development Plan with the Rezoning of the property from AG – Agricultural
to R1 PUD – Low Density Residential Planned Unit Development and R2 PUD –
Moderate Density Residential Planned Unit Development, subject to conditions:
a. The front elevation design of all residential buildings 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.
b. A deviation from City Code Section 11-4-5 F.1. to reduce the interior lot
minimum area of 10,000 to 8,000 square feet and corner lot minimum area
from 12,000 to 10,500 square feet.
c. A deviation from City Code Section 11-4-5 F.2. to reduce the minimum lot
width to fifty-five (65) feet for interior and seventy (75) feet for corner lots.
d. A deviation from City Code Section 11-4-5 F.4. to reduce the front yard
setback to twenty-five (25) feet.
e. A deviation from City Code Section 11-4-5 F.5. to reduce the side yard
setback to seven and one half (7.5) feet.
f. A deviation from City Code Section 11-4-5 F.9. to reduce the maximum lot
coverage to forty percent (40%) for lots less than 10,000 square feet and
thirty percent (30%) for lots over 10,000 square feet.
g. A deviation from City Code Section 11-4-5 F.6. to reduce the minimum rear
yard setback to 25 feet.
h. A deviation from City Code Section 11-6-3 E.10 to reduce the required tree
replacement for removed trees from 1,114 caliper inches to 670 caliper
inches.
i. The seed mix in the ponding areas is subject to further review and approval
as part of the landscape plan and must be approved prior to release of the
final plat.
j. Submission of a revised landscape plan that includes additional plantings or
the preservation of existing trees along the western property boundary. The
developer shall make a reasonable effort to preserve the existing heritage
tree near the southwest corner of townhouse building 29 through grading plan
revisions or changes to the alignment the townhouses in this area.
k. Trees installed on individual lots shall be planted in the front yard in a location
that does not interfere with curb stops or individual sewer or water
connections.
l. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated October 22, 2020.
m. Conformance with all requirements of the Parks and Recreation Director as
detailed in the attached memorandum dated October 22, 2020.
n. The developer shall be responsible for all development fees as estimated by
the City Engineer, including sanitary sewer trunk charges, water main trunk
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charges, and storm sewer trunk charges.
o. The final plat and construction plans shall incorporate all revisions to Street 1
(Ardroe Avenue) as required by the City Engineer, including but not limited to
adding a turn lane as necessary to accommodate turning movements through
the intersection with Bonaire Path, aligning the road to match the connection
to the north, proving access to the school district property that allows for safe
bus turning movements, and aligning the road so that a permanent or
temporary turn-around is not required.
p. The developer shall provide additional right-of-way or additional easements
across Lot 18, Block 1 as required by the City Engineer to accommodate the
final alignment of Street 1 (Ardroe Avenue).
q. All temporary and permanent easements for Street 1 (Ardroe Avenue) across
the adjacent Independent School District 196 property shall be dedicated with
the final plat for Ardan Place Phase I. The developer shall provide all
temporary construction easements necessary for construction of this street
from the adjoining property owner.
r. The developer shall enter into an agreement with Independent School District
196 concerning the shared costs of Street 1 (Ardroe Avenue), but will assume
all responsibility for the construction of the road as part a subdivision
agreement with the City.
s. A separate sign permit will be needed for any neighborhood identification
signs. All such signs shall conform to the City’s sign regulations.
t. Landscaping installed on City-owned outlots shall be subject to review and
approval by the City and shall not interfere with the operation and
maintenance of storm water infiltration areas.
u. Maintenance of all trees planted within City-owned outlots shall be the
responsibility of a private homeowner’s association; the applicant shall enter
into an agreement with the City concerning said maintenance.
v. A public access easement shall be provided over the mutli-purpose trail in the
southern portion of the subdivision.
w. If the City is not able to secure a trail access agreement with the
homeowner’s association to the west of Ardan Place, the trail plans shall be
revised to show a direct connection to Street 6 and not the adjacent property
as shown.
x. Inclusion of a sidewalk along Street 1 (Ardroe Avenue) from Bonaire Path
West to the start of the private townhouse street.
y. Parking shall be prohibited on all private streets serving townhouses outside
of the overflow parking stalls outside of driving lanes. No parking signs shall
be installed along the private streets.
z. The grading plans shall be revised for grading along Bonaire Path right of way
to permit future installation of a trail.
aa. The developer shall be allowed to grade across property lines to better match
existing grades and eliminate a retaining wall upon agreement and provision
of temporary construction easements with the adjoining property owner.
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SUMMARY
The Planning Commission is being asked to consider an application from Tamarack Land Development for
a Zoning Map Amendment, Preliminary Plat, and Planned Unit Development (PUD) Master Development
Plan with Rezoning for Ardan Place. The proposed residential subdivision would create 216 single-family
and townhouse lots on 52.19 acres of land located one quarter mile west of the intersection of Akron
Avenue and Bonaire Path West. A rezoning of the site is required because the property is currently zoned
for agricultural use. The property is owned by BVM Real Estate Investments, LLC (Bruce Minea), and was
originally part of a larger parcel that included land recently purchased by Independent School District 196
for a future school. The proposed project would include the construction of a shared road between the
future school and the development. The preliminary plat provides legal entitlement to a certain number of
lots, but actual developable lots would not be created until a final plat is approved. Staff is recommending
approval of the preliminary plat and associated requests.
Applicant: Tamarack Land Development (Developer/Applicant); D.R.
Horton, Inc. Minnesota (Builder)
Location: South of Bonaire Path West, west of Akron Avenue and north of
the Union Pacific rail line (immediately west of a future elementary
school site)
Acres: 52.19 acres
Proposed Lots: 216 Lots (79 single-family, 137 townhouse units)
Gross Density: 4.1 Units/Acre
Wetlands/Arterial Road ROW: None
Net Density: 4.1 Units/Acre
Existing Comp Plan Designation: LDR – Low Density Residential
Existing Zoning: AG – Agricultural
Proposed Zoning R1 PUD/R2 PUD – Low and Moderate Density Residential
Planned Unit Development
BACKGROUND
Tamarack Land Development has entered into an agreement to purchase 52.19 acres from Bruce Minea with
the intent of developing the property into a residential subdivision with both single-family and townhouse
units. The applicant is working with D.R. Horton, Inc. who would be the homebuilder for both product
types being offered within the subdivision. The subject property is situated within a triangular area near the
intersection of Akron Avenue and Bonaire Path in the central part of Rosemount. It is within a rapidly
developing portion of the City, part of the 2030 Metropolitan Urban Service Area (MUSA), and surrounded
by the Bloomfield neighborhood to the west, Prestwick Place development to the south (across the railroad
right-of-way) and currently vacant parcels to the north and east. Within a short distance from the site are
the Bella Vista, Caramore Crossing, Meadow Ridge, and Greystone subdivisions.
The property has historically been used for agricultural activities, and therefore most of the site is an open
field with a relatively flat terrain and a gradual downward slope from the south to the north. There is a line
of overstory trees along both the eastern and western property lines that acted as a windbreak for the
agricultural field. The main access points into the property are planned at locations across from approved
roadway segments north of Bonaire Path, including the existing Autumn Path (which was constructed with
the adjacent Meadows of Bloomfield development) and planned extension of Ardroe Avenue. As noted
above, the site is adjacent to a 34.5 acre site purchased by Independent School District 196 for a future
elementary school. The eastern access road (Ardroe Avenue) will straddle the line between the two
properties, and the school district has indicated that it will be contributing toward the cost of this road
construction based on an agreement associated with its purchase of the property.
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The entire development site is presently guided for LDR – Low Density Residential (urban) land uses within
the City’s future land use plan; however, the property is still zoned AG – Agriculture and will need to be
rezoned as part of the application review process. The applicant is requesting a rezoning to R-1 Low
Density Residential for the single-family area and R-2 Moderate Density Residential for the townhouse area
concurrent with the subdivision review. In addition to the zoning map amendment, the developer is also
requesting approval of a PUD Master Development Plan for the site to allow development flexibility
consistent with development standards approved in other recently-approved single family residential
subdivisions in Rosemount. The proposed development standards generally follow the City’s R1 and R2
Residential zoning requirements with some exceptions, most notably for lot size and width, setbacks, and
impervious coverage requirements. The proposed PUD will also include some association-maintained
amenities, including trails, open space around townhouse units, and a proposed dog park that would not
typically be found in a standard residential subdivision.
Legal Authority
Preliminary plat and rezoning (map amendment) 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 in the City as
well as the PUD standards of the adjacent neighborhoods. The recommended Ardan Place PUD regulations
are very similar to those approved in the Caramore Crossing, Prestwick Place, Greystone, Meadow Ridge,
and other recent Rosemount subdivisions.
General Subdivision Design
The proposed subdivision is comprised of two different types of residential lots, with 79 single-family lots in
the northern portion of the site and 137 townhouse lots in the southern part of the subdivision, and a storm
water infiltration area and open space providing a buffer to the railroad right-of-way along the southern
property line. All lots would be accessed via two connections to Bonaire Path: one using the existing
Autumn Path street along the western property boundary with the Meadows of Bloomfield, and the other
along a new road (labeled “Street 1” on the plans) that will be shared with the school district property to the
east. The eastern road will align with Ardroe Avenue on the north side of Bonaire Path West. The internal
street system includes an east/west local access road through the single-family area with a loop through the
middle of the site, along with a longer private road through the southern part of the site connecting the
access roads along the eastern and western property boundaries. At staff’s request, the developer has
provided a public road connection linking the single-family and townhouse areas to provide an additional
point of access to the private roadway system. All roads providing access to the single-family homes will be
pubic, while all townhouse lots will access a private road.
Most of the open space for the project will be found along the southern boundary adjacent to the Union
Pacific rail line and will serve two purposes: 1) to provide space for storm water ponding and infiltration,
and 2) to provide a buffer from the railroad right-of-way and increase separation from railroad tracks to
private homes. At the direction of the Parks and Recreation department, there are no public parks planned
within this subdivision. The subject property will be served by either the Meadows of Bloomfield park to
the west or a potential shared park and recreation space associated with the future school to the east. The
developer is proposing a fairly extensive system of sidewalks and trails to serve the neighborhood, with
sidewalks along one side of each street and a multi-purpose trail running along the southern part of the site
between the southern row of townhouses and the storm water ponding system. The developer is also
proposing private recreation space in the form of a dog park in the extreme southeastern corner of the
property.
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The planned single-family lots are typical for an urban low-density development in Rosemount, with lots
that are generally 65 feet in width and around 10,000 square feet in area. As depicted on the house plans
submitted the typical home will be a single-story design, with a house building pad of around 50 feet in
width. For the townhouses, the developer is proposing a series of either three, four, or six unit attached
structures with direct access to the private street system. All townhouse units will include a two-car garage,
with common spaces located at various locations along the street for overflow and visitor parking.
There are no wetlands identified on the site, nor are there any utility or pipeline easements that would impact
the layout of roads and houses. The site is within one of the City’s well protection areas, and the developer
will need to work with the City to ensure that there is no infiltration of storm water occurring within this
zone. The wellhead protection zone does not otherwise prohibit the subdivision of lots and construction of
homes as shown in the plans. Due to its historic use as agricultural fields and farmland, there are no
significant trees in the central portion of the site, and all such trees are found in narrow bands along the
eastern and western property lines. The developer is proposing to remove most of these trees, and has
prepared a tree preservation and protection along with the other application materials.
Planned Unit Development Master Development Plan with Rezoning
The subject property is currently zoned AG Agricultural and in order to facilitate approval of a plat with
urban density parcels, the applicant has requested zoning of R1 PUD - Low Density Residential PUD for
the single-family lots and R2 PUD – Moderate Density PUD for the townhouse lots. The property is
currently guided for Low Density Residential land uses in the City’s Comprehensive Plan, and the R1 and R2
zoning districts are identified as appropriate zoning for this land use category. Up to six units may be
included in an attached building and still comply with the R2 district standards.
Consistent with the City’s PUD ordinance, the developer is requesting deviations from certain zoning
requirements. The deviations from the R-1 standards requested by the applicant include a reduction in the
minimum lot size from 10,000 square feet to 8,000 square feet; reduction in the minimum lot width from 80
feet to 65 feet, reduction in the front yard setback from 30 feet to 25 feet, and reduction in the side yard
setback from 10 feet to 7.5 feet. The developer has not specifically requested any variations from the
impervious coverage requirements of the zoning ordinance; however, based on the proposed lot sizes, staff
is recommending lot coverage PUD increases consistent with recently approved Emerald Isle project of 30%
or 40% depending on the lot size. The developer is also seeking a reduction in the rear yard setback to 25
feet, which will provide a little more flexibility for the single-family lots that abut common open space
behind the townhouse structures. The townhouse lots have been arranged to meet all City requirements,
including building setbacks. All proposed deviations are consistent with other recent and similar approvals
by the City.
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The following chart compares the proposed PUD lot standards for Ardan Place with three recent
subdivisions approved by the City:
* 30% for lots > 10,000 sf; 40% for lots < 10,000
Home Designs
The applicant has submitted architectural renderings of the various single-family homes that are proposed
for the subdivision, all of which will be either a one-story or modified one-story design with a three-car
garage. The applicant has also submitted a rendering of the proposed townhouse units along with a typical
floor plan for these buildings. The townhouses will all be two-story structures with a two-car garage facing
the private street in front of each building. Both types of housing are shown with stone or brick covering a
portion of the front-facing façade. In order to memorialize the use of brick or stone materials in each
building (and in exchange for the proposed reductions from R1 district standards), staff is proposing that all
front elevation designs for the homes includes one of four design features:
• A minimum of three and a half (3.5) feet of brick or stone wainscoting, excluding doors, windows or
the wall behind the front porch;
• A front porch with railing that extends at least 30% of the width of the front elevation, including the
garage;
• A side entry garage;
• No more than 70% lap siding, excluding doors and windows.
These same standards, or a similar variation of these standards, have been used in all recent residential PUD
developments in the City and have been applied to all homes built in these subdivisions to date.
Preliminary Plat.
The proposed preliminary plat would subdivide the 52.19-acre property into 79 single family lots and 137
townhouse lots for a total of 216 new housing units. The plat also includes several outlots that will include
the common townhouse areas, the storm water management system, and the proposed private dog park.
The private streets providing access to the townhouse units are also depicted within a separate outlot. The
outlot containing the storm water infiltration area (Outlot F) will be dedicated to the City for long-term
maintenance of this facility. The multi-use trail will cut across the townhouse common area and tie into
the private street system at various locations along the road. The preliminary plat includes proposed
drainage and utility easements over the individual lots consistent with the City’s subdivision standards, but
will need to be updated to address the City’s requirements for easements over the larger storm water
ponding outlots.
Comparison of Lot Requirements and Standards
Category Current R-1
Standards
Greystone
Proposed Prestwick
13th Addition
Emerald Isle Ardan Place
Min. Lot Area (sq. ft.) 10,000 (Interior)
12,000 (Corner)
8,600
10,400
8,600
10,200
8,125
10,625
8,000
10,500
Min. Lot Width 80 ft. (Interior)
95 ft. (Corner) 60 ft. 65 ft. 65 ft.
85 ft.
65 ft.
75 ft.
Min. Front Yard Setback 30 ft. 25 ft. 25 ft. 25 ft. 25 ft.
Min. Side Yard Setback 10 ft. 7.5 ft. 7.5 ft. 7.5 ft. 7.5 ft.
Min. Rear Yard Setback 30 ft. 30 ft. 30 ft. 25 ft. 20 ft.
Max. Impervious Surface 30% 30%, 35%, 40% 35%, 40% 30%, 40% 30%, 40%, *
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The plat includes the dedication of several new public street segments serving the single-family area, and
all but one will need new names assigned by the City (the street along the eastern property line lines up
with the existing Ardroe Avenue to the north). No additional right-of-way dedications are needed for
Bonaire Path. The internal streets are all designed to meet current City requirements for a 60-foot right-
of-way and constructed street width of 32 feet, with the exception of the small street segment connecting
the single-family and townhouse neighborhoods. Because this road is only accessed by the townhouse
units, staff is not opposed to the narrower right-of-way in this location; however, the road should be
marked for no parking.
One of the issues that will need to be addressed by the applicant concerns the platting and construction of
the eastern access road across a portion of the school district property. When the school district
purchased the property a few years ago, one of the clauses in the purchase agreement noted that the school
district would provide the required easements for the road construction and that it would contribute its
fair share towards the cost of the improvements over its land (if development occurred on the subject
parcel before a school was constructed). Staff recently met with the developer and representatives from
the school district to confirm that both parties would be cooperating on the construction of the eastern
access road. In addition to a final agreement concerning the road construction and cost sharing between
the parties, access easements and temporary construction easements will also be needed over the school
district property.
Street System
The proposed plat depicts the construction of several new streets to serve the proposed lots that will
connect into two access points along Bonaire Path West. Along the western property boundary, a new
public street and private street will connect into the existing Autumn Path, while on the opposite side of the
plat a similar configuration of streets will tie into a new extension of Ardroe Avenue. In both cases, the
north/south access roads run for a short distance into the property before leaving the site or turning into
one of the private drives. The railroad right-of-way prohibits any further connections to the south. For the
road that will be shared with the school district, the City would like to further study the needed
improvements to ensure proper functioning of this road as the sole access for the future elementary school.
Of particular concern will be the proper alignment of the road as it heads into the school property and the
potential need for turn lanes to handle the expected traffic at peaks times before and after the school day.
The City Engineer has performed an initial review of the roadway network in his attached memorandum;
however, further review is needed before the road design may be finalized. The street construction plans
should be updated to the satisfaction of the City Engineer.
As the developer updates the plans for the school connection, there are two specific issues that will also
need to be addressed: 1) the school is asking that any connection into its property occur at a 90 degree angle
to provide a safe intersection for buses, and 2) the City is recommending that the road be kept as straight as
possible along the property line and that the school access road connect at an intersection (instead of the
curve as shown). The City’s recommendation is intended to avoid the need for a temporary or permanent
turn-around at the end of this street; the public road will cease after the intersection for the two parcels.
After further review of the Ardreo Avenue plans on the north side of Bonaire Path, the developer of
Caramore Crossing found a conflict with the location of an electrical transmission pole close to the planned
intersection of the two streets. The conflict can be avoided by moving the road five feet further to the west
within the existing right-of-way. The City is generally supportive of the shift, but will need to further analyze
how this should be aligned with the extension into Ardan Place. In discussions with the School there was
also conversation about have two lanes out of the at the Bonaire Path intersection due to stacking of buses.
It is anticipated the stacking will occur due to left turn movements. The additional lane will also impact the
alignment with Ardreo to the north and further conversation will be needed to get the best alignment
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possible. There is some ability to shift the plat somewhat since there are corner lots next to the new road, or
provision of a wider easement or both to address the condition. Staff has drafted a condition of approval
that will require a final alignment and (and any related easements or right-of-way) to be approved by the City
Engineer.
All streets have been designed to meet the City’s minimum for right-of-way width and street width in both
the public and private portions of these roadways. The private streets should not be allowed to have any on-
street parking and should be marked as such. For the townhouse area, the developer has provided the
required 0.5 parking stalls per unit of overflow parking at various points along the private road. Like the
streets serving the townhouses, these parking spaces will be privately owned and maintained by a
homeowners’ association.
Trails
The subject property is not located within any planned regional trail corridor, but the developer is proposing
a local multi-purpose trail serving the neighborhood that runs east to west in the southern portion of the
property. The trail as depicted in the development plans extends to the site boundaries, but would stop
short of connecting into the existing private trail system roughly 150 feet away in the Meadows of
Bloomfield development. Staff has been supportive of an east west trail through the project site, but the
private nature of the facility presents several issues that will need to be addressed as the project moves
forward:
• Staff is recommending that the trail be privately owned and maintained, but with an easement that
allows for public access.
• As currently shown, the trail dead-ends at the boundary with the Meadows of Bloomfield
subdivision. The trail should either connect into the existing Meadows of Bloomfield trail system or
should be routed into the furthest western extension of private “Street 6” within Ardan Place.
• An agreement with the Meadows of Bloomfield association would be needed in order to tie into this
existing private trail system. Staff would like to see the connection made, but understands it may not
be possible without the cooperation of the adjoining neighborhood.
• The developer will likely need to identify and mark those areas within the subdivision that are private
and not available for use by the public, including the planned dog park and common open space
areas.
Ultimately, the southern trail will provide a good connection to the elementary school property and potential
recreation space adjacent to the school. From a regional perspective, there is a trail further to the west
within the Bonaire Path West right-of-way, but none that have been constructed on this road west of
Bacardi Avenue. Because this is a major collector road for the City and there are parks and a school planned
near the Akron Avenue intersection, staff would like to ensure that new subdivisions in this area do not
preclude the City from ever constructing a trail along Bonaire Path in this part of the City. Similar to the
City’s review of the subdivision north of the project site, staff has drafted a condition that requires the
developer to grade the property adjacent to and within the Bonaire Path right-of-way in a manner that allows
for the future construction of a trail within the right-of-way.
Sidewalks are planned along one side of each street within the subdivision with the exception of the eastern
access road and Ardroe Avenue extension along the shared boundary with the school district. Staff is
recommending that the developer be required to install a sidewalk along this road up to its intersection with
the private townhouse street.
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Wetlands
No wetlands have been identified within the subdivision area, and none are depicted in the City’s Wetland
Inventory map for the area.
Tree Preservation
The majority of the site is currently or was formerly used for agriculture uses and therefore does not have a
large number of significant trees except along the eastern and western property boundaries. The developer
has prepared a tree inventory for the site, and ultimately counted a total of 292 trees on the site, of which
roughly half are considered significant and subject to the tree preservation standards of the zoning
ordinance. The vast majority of the trees surveys are Box Elder and Siberian Elms, which are generally not
considered high quality trees from a landscape perspective (but still provide a dense screen from the adjacent
properties). The plan shows all of the existing trees being removed to allow for grading up to the property
lines, and therefore the developer is required to replace the trees under the formula specified in the
ordinance. As calculated by the applicant, there are 3,075 caliper inches of significant tree counted on the
property, the City Code allows 25% of the trees to be removed without replacement, and of the remaining
2.157, the developer is required to replace them are a .5 to 1 ratio. The result is that the developer is
required to replace the removed trees with 1,114 caliper inches of new tree.
The proposed landscape plan includes the developer’s calculations for tree removal and mitigation in
addition to the standard landscape plantings for a residential subdivision. In this case, the developer is
asking to plant trees that are larger than the minimum required in the landscape ordinance (3” caliper versus
2” caliper) and to receive credit for this additional size when calculating the mitigation requirement. Using
this methodology, the applicant will be providing 670 caliper inches of replacement trees, which is still short
of the 1,114 caliper inches required for mitigation and would require an additional PUD exception from the
City’s standard zoning requirements. Staff is generally supportive of the request for reduced mitigation of
trees lost based on: 1) that most of the existing trees on the site are either softwoods, non-native, or not
considered preferred species for new plantings, and 2) that the development plans do not leave a significant
amount of space that could be used for additional trees due to grading, storm water ponding, or other
conflicts.
In exchange for granting flexibility from the required mitigation for tree removal, staff is asking that the
applicant consider revisions to the development and grading plans to save some of the existing vegetation
along the western property boundary. In particular, there is a planned small open area behind townhouse
units 27 and 28 that could retain some of the existing trees along the property line with modest changes to
the grading plan. Additionally, the only Heritage Tree (defined as a healthy hardwood deciduous tree
measuring equal to or greater than 27" in diameter) found on the site, a 35” Bur Oak, is located near the
southwestern corner of townhouse building 29 near this same area. Staff is encouraging the developer to
consider a slight shift in the location of the townhouses and grading in this area to try to preserve the highest
quality trees in this area. Any trees preserved would help reduce the overall exceptions required from the
tree preservation and protection ordinance.
Landscape and Berming
Landscaping for the subdivision will be predominately trees planted on individual lots with additional trees
planted along the Bonaire Path West, Autumn Path, and “Street 1” rights-of-way and planted in various
locations within open spaces around the townhouses. The applicant has provided detailed landscape plans
along with the other preliminary construction documents and an accounting of the City’s minimum
requirements for landscaping. The City Code requires one tree per lot/frontage in residential subdivisions,
which in this case results in 225 street trees (216 lots plus 9 corner lots). This number is slightly different
than the 218 shown in the plan, which should be adjusted accordingly. Overall, the plan does show at least
one tree in front of every lot (or two on corner lots) and trees spaced at 50 feet along the street in front of
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townhouse units in compliance with the landscape ordinance. Any discrepancies in the numbers as
reported on the landscape plan have been considered in the preceding section.
Overall the landscape plan conforms to the minimum requirements for plantings along the street, and
provides additional vegetation (all of which is required for mitigation) in common areas and along the
major streets adjacent to the project area. Staff would like to see some additional plantings along the
western property boundary to replace some of the vegetation lost in these areas due to grading (or as
noted above, to preserve some existing vegetation in certain areas). Staff is further requesting a final
landscape plan be approved to ensure actual placement does not impact future maintenance and access to
stormwater improvements.
All proposed trees will need to be installed after the lots are developed and final grade has been
established. Trees will be required to be installed in locations that do not interfere with curb stops or
individual sewer or water connections.
Parks and Open Space
The Parks and Recreation Director reviewed the Caramore Crossing Plans and has provided review
comments in the attached memorandum. A few of the more important considerations from the
memorandum are as follows:
• The grading plan should be review and revised as necessary to allow for a future trail within the
Bonaire Path right-of-way with the understanding that any future trail construction will be the
responsibility of the City.
• Because the City is not looking to acquire park land in this development, the parks dedication for
this development would be cash in-lieu of land. The cash dedication for 79 low density units at
$3,400 per units would be $268,600 and 137 medium density units at $2,850 per unit would be
390,450 for a total of $659,050.
Staff is recommending compliance with the Parks Director’s memorandum as a condition of approval.
Utilities
The proposed subdivision will be served by existing public water services presently located within the
Bonaire Path or Autumn Path rights-of-way and by a recently completed sewer main installed across the
southern portion of the adjacent school district property. Because the majority of the site will need to be
served through this adjacent sewer, the applicant is proposing to phase construction of the subdivision
starting in the east and working westward across the site. The City Engineer does note that the applicant
should be able to serve a small portion of the site from an existing sewer connection in the southwest
corner of the property, which will reduce the overall depths of the system needed to serve this area. The
City Engineer will need to complete a review of final construction plans for the utilities prior to the City’s
release of a final for recording.
Engineering Comments
The City Engineer has provided a review memorandum for the subdivision, and the majority of the
comments pertain to modifications needed to bring the public improvements and grading plans into
conformance with City requirements. There are several locations throughout the project area where
additional or expanded easements will be necessary to cover the planned infrastructure (including storm
water catch basins and storm water pipes). In general, the planned streets and sewer and water
infrastructure have been found to meet City requirements or will require modifications to bring them into
conformance.
12
Compliance with the City Engineer’s memorandum is included as a condition of approval.
Final Plat.
The current application does not include a final plat. The developer has indicated that the project will be
divided into at least three project stages, and they will need to prepare a final plat for the first phase for
approval at a later date by the Planning Commission and Council.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the requested Zoning Map Amendment and the Preliminary Plat and Planned
Unit Development (PUD) Master Development Plan with Rezoning from AG – Agricultural Residential to
R1 – Low Density Residential PUD and R2 – Moderate Density Residential PUD for Ardan Place with the
conditions listed. This recommendation is based on the information submitted by the applicant, findings
made in this report and the conditions detailed in the attached memorandums.
Location Map - Ardan Place
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
1 27
COVER SHEET
N
GOVERNING SPECIFICATIONS:
PROJECT DIRECTORY
LEGEND
2 OF 27
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
3 27
PLAN NOTES
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AILSBURY AVENUEAUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)L=130.68 R=2865.00
Δ=2°36'48"N85°22'32"W 319.43L=879.86R=11459.00Δ=4°23'58"N0°05'15"W 2039.49
N67°07'26"E
1437
.67
N0°00'02"W 1407.20DOGPARK 122465789101113141516171819202223242526272829321123019-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
4 27
PRELIMINARY PLAT
OVERALL
DRAINAGE AND UTILITY EASEMENTS:
LEGEND
N
AUTUMN PATHBONAIRE PATH W (COUN
T
Y
R
O
A
D
3
8
)
L=130.68 R=2865.00
Δ=2°36'48"
N85°22'32"W 319.43
L=879.86 R=11459.00
Δ=4°23'58"N0°00'02"W 1407.201
2
6
5
7
17
18
3
30
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
5 27
PRELIMINARY PLAT-NORTH
N
UNIO
N
P
A
C
I
F
I
C
R
A
I
L
R
O
A
DN0°05'15"W 2039.49N67°0
7'
2
6
"
E
1
4
3
7.
6
7 N0°00'02"W 1407.20DOG
PARK
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19
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2324
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19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
6 27
PRELIMINARY PLAT-SOUTH
N
AILSBURY AVENUEAUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)L=130.68 R=2865.00
Δ=2°36'48"N85°22'32"W 319.43L=879.86R=11459.00Δ=4°23'58"N0°05'15"W 2039.49
N67°07'26"E
1437
.67
N0°00'02"W 1407.20DOGPARK 122465789101113141516171819202223242526272829321123019-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
7 27
PRELIMINARY SANITARY SEWER &
WATERMAIN PLAN-OVERALL
LEGEND
N
AUTUMN PATHBONAIRE PATH W (COUN
T
Y
R
O
A
D
3
8
)
1
2
6
5
7
17
18
3
30
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
8 27
PRELIMINARY SANITARY SEWER &
WATERMAIN PLAN-NORTH
N
DOG
PARK
2
4
7
8
9
10
11
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15
16
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19
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22
2324
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27
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29
3
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19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
9 27
PRELIMINARY SANITARY SEWER &
WATERMAIN PLAN-SOUTH
N
AILSBURY AVENUEAUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)DOGPARK122465789101113141516171819202223242526272829321123019-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
10 27
PRELIMINARY STREET & STORM
SEWER PLAN
LEGEND
N
AUTUMN PATHBONAIRE PATH W (COUN
T
Y
R
O
A
D
3
8
)
1
2
6
5
7
17
18
3
30
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
11 27
PRELIMINARY STREET & STORM
SEWER PLAN-NORTH
N
UNIO
N
P
A
C
I
F
I
C
R
A
I
L
R
O
A
D
DOG
PARK
2
48
9
10
11
13
14
15
16
17
19
20
22
2324
25
26
27
28
29
3
21
12
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
12 27
PRELIMINARY STREET & STORM
SEWER PLAN-SOUTH
N
AILSBURY AVENUEAUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)DOGPARK122465789101113141516171819202223242526272829321123019-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
13 27
PRELIMINARY GRADING PLAN
OVERALL
LEGEND
N
1
2
2
4
6
5
7
8
9
15
16
17
18
29
3
30
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
14 27
PRELIMINARY GRADING
PLAN-NORTH
N
DOG
PARK
2
48
9
10
11
13
14
15
16
17
19
20
22
2324
25
26
27
28
29
3
21
12
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
15 27
PRELIMINARY GRADING
PLAN-SOUTH
N
AILSBURY AVENUEAUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)DOGPARK122465789101113141516171819202223242526272829321123019-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
16 27
LEGEND
NPRELIMINARY STORM WATER
POLLUTION PREVENTION PLAN
OVERALL
PROJECT DIRECTORY
AUTUMN PATHBONAIRE PATH W (COUN
T
Y
R
O
A
D
3
8
)
1
2
4
6
5
7
8
17
18
3
30
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
17 27
N
PRELIMINARY STORM WATER
POLLUTION PREVENTION PLAN
NORTH
DOG
PARK
2
48
9
10
11
13
14
15
16
19
20
22
2324
25
26
27
28
29
21
12
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
18 27
PRELIMINARY STORM WATER
POLLUTION PREVENTION PLAN
SOUTH
N
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
19 27
TREE REPLACEMENT CALCS
TREE INVENTORY TABLE
&
AILSBURY AVENUEAUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)N0°00'02"W 1407.20DOGPARK 122465789101113141516171819202223242526272829321123019-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
20 27
PRELIMINARY TREE
PRESERVATION PLAN-OVERALL N
AUTUMN PATHBONAIRE PATH W (COUN
T
Y
R
O
A
D
3
8
)N0°00'02"W 1407.201
2
2
4
6
5
7
8
16
17
18
29
3
30
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
21 27
PRELIMINARY TREE
PRESERVATION PLAN-NORTH
N
UNIO
N PACI
F
I
C
R
A
I
L
R
O
A
D
DOG
PARK
2
48
9
10
11
13
14
15
16
19
20
22
2324
25
26
27
28
29
21
12
19-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
22 27
PRELIMINARY TREE
PRESERVATION PLAN-SOUTH
N
AUTUMN PATHUNIO
N
P
A
C
I
F
I
C
R
A
I
L
R
O
A
D
BONAIRE PATH W (COUN
T
Y
R
O
A
D
3
8
)
DOG
PARK
1
2
2
4
6
5
7
8
9
10
11
13
14
15
16
17
18
19
20
22
2324
25
26
27
28
29
3
21
12
30
c
2OFARDAN PLACE
ROSEMOUNT, MINNESOTA
TAMARACK LAND DEVELOPMENT, LLC9-29-2020
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
10-15-2020
I hereby certify that this plan 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 44763
Jennifer L. Thompson L1LANDSCAPE PLAN10-15-2020
c
2OFARDAN PLACE
ROSEMOUNT, MINNESOTA
TAMARACK LAND DEVELOPMENT, LLC9-29-2020
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
9-29-2020
I hereby certify that this plan 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 44763
Jennifer L. Thompson L2LANDSCAPE PLAN
AILSBURY AVENUEAUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)L=130.68 R=2865.00
Δ=2°36'48"N85°22'32"W 319.43L=879.86R=11459.00Δ=4°23'58"N0°05'15"W 2039.49
N67°07'26"E
1437
.67
N0°00'02"W 1407.20DOGPARK 1
2
2
4
6
5
78
9
10
11
12
13
14
15
16 17
18
19
20
21
22
23
24
25
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27 28
3
DOGPARK1
2
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78
9
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11
12
13
14
15
16 17
18
19
20
21
22
23
24
25
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3
19-050
04/282020
ROSEMOUNT PROPERTY
..
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning– 1 1
CONCEPT PLAN N
EASEMENT EXHIBIT
AT FRONT ONLY1/2"=1'-0"TYPICAL WDW & DOOR TRIM3 1/2" TRIM
TYPICAL WDW TRIM5" TRIM3 1/2" TRIM5" TRIM5" TRIMAT FRONT W/ SHUTTERS1/2"=1'-0"5" TRIMThese plans, and the concept thereofor used without written consent. And may not be reproducedare the exclusive property of D.R. Horton Inc.,COPYRIGHT D.R. HORTON, INC. 2018C1.0XDRAWN: 1-14-2019-AW2600 ROW HOMESPC#739:2-3-2020-LLFRONT STOOP FOUND:1-2-2020-LLFRAMEWALK:2-20-2020-LLFRONT ELEVATION3/16"=1'-0"REFSIDING LEGENDALAP SIDING "B"LAP SIDING "A"PRODUCTCBD5" TRIM - VINYL LINEALEBOARD & BATTENN/AFSHAKE SIDINGG6-1/2" BEAD BOARD6-UNIT BUILDINGADDRESS NUMBERXXXXXSTEEL PANEL OVERHEAD DOORSTEEL PANEL OVERHEAD DOORADDRESS NUMBER4:12 PITCHXXXXX4:12 PITCH4:12 PITCHXXXXXSTEEL PANEL OVERHEAD DOORXXXXXADDRESS NUMBERSTEEL PANEL OVERHEAD DOORADDRESS NUMBER4:12 PITCHCLBETWEEN UNITS4'-0"4'-0"FIRE-TREATEDPLYWOODFIRE-TREATEDPLYWOODCLBETWEEN UNITS4'-0"4'-0"FIRE-TREATEDPLYWOODFIRE-TREATEDPLYWOODEAAAAAA6:12 PITCH4:12 PITCHFLASE CORNER
CLBETWEEN UNITS4'-0"4'-0"FIRE-TREATEDPLYWOODFIRE-TREATEDPLYWOODCLBETWEEN UNITS4'-0"FIRE-TREATEDPLYWOODFIRE-TREATEDPLYWOODSTEEL PANEL OVERHEAD DOORADDRESS NUMBERXXXXXAAAAADDRESS NUMBERXXXXXSTEEL PANEL OVERHEAD DOOR4:12 PITCHA6:12 PITCH4'-0"A4'-0"FIRE-TREATEDPLYWOODFIRE-TREATEDPLYWOODCLBETWEEN UNITS6:12 PITCH4'-0"FLASE CORNER AT ALL GABLES, OROSB SHEATHINGWHEREVER SHAKES& BOARD-N-BATTENMATERIAL IS USEDEFLASE CORNEREXCELSIORFAIRMONT
FAIRMONTFAIRMONTFAIRMONTEXCELSIORSOFFIT LIGHTS6:12 PITCHFYPONBKT7x12x4(TYPICAL)128AT ALL GABLES, OROSB SHEATHINGWHEREVER SHAKES& BOARD-N-BATTENMATERIAL IS USEDFD8'-0"6:12 PITCH6:12 PITCHAT ALL GABLES, OROSB SHEATHINGWHEREVER SHAKES& BOARD-N-BATTENMATERIAL IS USEDFYPONBKT7x12x4(TYPICAL)128AT ALL GABLES, OROSB SHEATHINGWHEREVER SHAKES& BOARD-N-BATTENMATERIAL IS USEDFD8'-0"4:12 PITCH8'-0"A4'-0"4'-0"FIREPLY - 4'-0" FROM CENTERLINE FIREPLY - 4'-0" FROM CENTERLINE 6:124:1215' RIDGE VENT16' RIDGE VENT4'-0"FIREPLY - 4'-0" FROM CENTERLINE
FIREPLY - 4'-0" FROM CENTERLINE 4'-0"4'-0"FIREPLY - 4'-0" FROM CENTERLINE
FIREPLY - 4'-0" FROM CENTERLINE 4'-0"FIREPLY - 4'-0" FROM CENTERLINE 4:124:124:128:128:126:126:126:126' RIDGE VENT
16' RIDGE VENT16' RIDGE VENT16'-0"4:124'-0"6:126:126:124:124'-0"FIREPLY - 4'-0" FROM CENTERLINE 4:126:1216' RIDGE VENT6:124:126:126:124:1215' RIDGE VENT4:128:128:126' RIDGE VENT16'-0"6:126:122610 ELEV. F2615 ELEV. G2615 ELEV. H2615 ELEV. G2615 ELEV. J2610 ELEV. K2W 3020 FXR.O. 72 1/8" X 24"180 S.F. STONE = 18.0%
6'-1" WALL
6'-0" CABINET 2'-0"3'-6" TOP6'-2 1/2"6'-4"DWSINK18" MFD FLOOR TRUSSESINSTALL PER MFRS SPECSKIT.HD-FLRUP17RCOVEREDENTRY1/2BHD-FLR26'-0"15'-0"11'-0"8'-0"15'-5"8'-1"
42'-0"6'-0"26'-0"4'-9"21'-3"23'-6"6"4'-0"4'-0 1/2"12'-8 1/2"10'-6"
13'-0"8'-10"5'-1"DWSINK18" MFD FLOOR TRUSSESINSTALL PER MFRS SPECSGARAGEKIT.HD-FLRGREATROOMCPT.UP17RFOYERHD-FLRCOVEREDENTRY1/2BHD-FLR26'-0"15'-0"11'-0"23'-0"19'-0"26'-0"4'-9"21'-3"6"4'-0"4'-0 1/2"12'-8 1/2"10'-6"13'-0"4'-0 1/2"2'-8 1/2"2'-8"4'-2"3'-2"5'-1"1ST FLOOR PLAN1/4"=1'-0"1ST FLOOR PLAN1/4"=1'-0"3040 SHSUBFLOOR TO43 1/2" FROM TOP OFSET KITCHEN WINDOWSRGH.OPG. OF WINDOW7'-6"7'-6"4'-10"6'-2"4'-0"4'-0"7'-6"7'-6"4'-10"6'-2"4'-0"4'-0"3050-3 SH6-0 x 6-8 SGDA/CA/C6-0 x 6-8 SGD3040 SHSUBFLOOR TO43 1/2" FROM TOP OFSET KITCHEN WINDOWSRGH.OPG. OF WINDOWSLOPE TO DOORS4" CONC FLOOR494 SQ. FT.TYPICAL 2x6 GARAGE WALLSGARAGESLOPE TO DOORS4" CONC FLOOR494 SQ. FT.TYPICAL 2x6 GARAGE WALLS16x7 OVERHEAD DOOR16x7 OVERHEAD DOORON ALL WALLS & CEILINGGYPSUM BOARDNOTE: ON ALL WALLS & CEILINGGYPSUM BOARDNOTE: 2-42-83-02-42-42-83-0786 SQ. FT.LIVING AREA INC. STAIRSNOTE:9'-1 1/8" PLATE HEIGHT TYPICALWDW SIZES GIVEN IN FEET AND INCHES (WIDTH x HEIGHT)TYP. FIRST FLOOR WINDOW HEAD HEIGHT AT 8'-0" U.N.O.BEAM & HEADER SIZES TO BE VERIFIED BY SUPPLIER/MFRThese plans, and the concept thereofor used without written consent. And may not be reproducedare the exclusive property of D.R. Horton Inc.,COPYRIGHT D.R. HORTON, INC. 2018C4.0X42" HIGH HALF WALLW/ WOOD TOP42" HIGH HALF WALLW/ WOOD TOPPED.PED.OVERHANG TOP
TREATED 2x10's16" ON CENTER
DRAWN: 1-14-2019-AW2600 ROW HOMESFRAMEWALK:2-20-2020-LLPC#767,771,772,776:4-23-20-LLCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITSCLBETWEEN UNITS10'-8"10'-7"10'-8"10'-7"MUDROOMHD-FLRMUDROOMHD-FLR42'-0"6'-0"7'-0"55'-0"2'-4"11'-0"5'-8"19'-0"4'-0"2020-2 FX3050 SH3050 SH3-2x10 BEAM8'-0"15'-5"8'-1"23'-6"8x8 "REALWOOD"COLUMNDROPPED HDRDROPPED BEAMDROPPED BEAMDROPPED HDRDINING RMCPT.CPTHD-FLRCPTHD-FLRFOYERHD-FLRCPTHD-FLRCPTHD-FLRGREATROOMCPT.DININGCPT.3050-3 SHTREATED 2x10's
16" ON CENTER
3-2x10 BEAM8'-0"2-03'-9"WINDOW & DOOR SCHEDULE-2610CALL-OUTU-FACTORROUGH OPENINGLOCATIONSHGC#3-0 DOOR0.3138 1/4" X 83 1/4FOYER0.2310.3136 1/4" X 60 1/4"0.313050 SH2FOYERGREAT ROOM10.3147 5/8" X 24"0.32020-2 FXDINING RM3050-3 SH0.31108" X 60 1/4"0.31110.3172 1/8" X 81"0.326068 SGDDINING RM2-42-02-04'-0 1/2"2'-8 1/2"2'-8"3'-9"0.3136 1/4" X 48"0.313040 SH1KITCHENGASMETER
ELEC.METER2'-0"4'-0"3'-0"3'-6"2-0DECK ABOVEDECK ABOVE2615 INTERIOR UNIT2610 END UNITFAIRMONTEXCELSIORBOLLARD1'-4"GAS METERSOFFIT FORGAS LINE6'-3" TOP
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8"42" HIGH HALF WALLW/ WOOD TOP42" HIGH HALF WALLW/ WOOD TOPFIRE RATED GYP BDON RETURN WALLSFIRE RATED GYP BDON RETURN WALLS3'-3 7/8"
3'-3 7/8"
(1) SHELF4-0(1) SHELF4-0SUBFLOORSUBFLOORW.S.
W.S.
ROOF TRUSSESINSTALL PER MFRS SPECS ROOF TRUSSESINSTALL PER MFRS SPECS
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INSTALL PER MFRS SPECS
ROOF TRUSSES
INSTALL PER MFRS SPECS
G:\2020\Planning Cases\20-47-PUD Ardan Place Planned Unit Dev MDP\20201022 Arden Place Preliminary Plat Memo.docx
Memorandum
To: Kyle Klatt, Senior Planner
CC: Kim Lindquist, Community Development Director
Stacy Bodsberg, Planning & Personnel Secretary
Brian Erickson, Director of Public Works/City Engineer
From: Tim Hanson, WSB Engineering Consultant
Stephanie Smith, Assistant City Engineer
Date: October 22, 2020
Re: Ardan Place Preliminary Plat – Engineering Review
SUBMITTAL:
The Preliminary Plat plans were prepared by Campion Engineering Services, Inc of Maple Plain,
MN. The developer of the site is Tamarack Land Development, LLC. Engineering review
comments were generated from the preliminary plat documents included in the submittal
consisting of:
§Preliminary Plat dated 9/29/2020
§ALTA/NPSPS Land Title Survey dated 2/17/2020
§Preliminary Grading Plans dated 9/29/2020
§Preliminary Sanitary Sewer and Watermain Plans dated 9/29/2020
§Preliminary Street and Storm Sewer Plan dated 9/29/2020
§Preliminary Storm Water Pollution Prevention Plan dated 9/29/2020
§Preliminary Tree Preservation Plan dated 9/29/2020
§Storm Water Management Plan dated 9/29/2020
GENERAL COMMENTS – PRELIMINARY PLAT:
1.The development Fees are indicated below based on the 2020 Schedule of Rates and
Fees. These fees are due with the final plat and subdivision agreement.
§Sanitary Sewer Trunk Charge: $1025/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 F shall be covered by drainage and utility easement and shall be dedicated to the
City.
4.Outlots A, B, C, D and E shall be covered by drainage and utility easements.
5. Outlot E shall have access easement dedicated for access to Outlot F.
6.Outlot E shall have a trail easement placed under the trail alignment.
7.Outlots E and F to be combined into one outlot.
8.Outlot D is overwritten by D & U easement.
9.Adjust Block 11 so the catchbasin along the private street is not located within the
driveway. ( Or revise centerline grades to move the low point.)
10.There is a leader line located on Lot 7, Block 3 that is not defined.
SANITARY SEWER AND WATERMAIN
Anthony Nemcek
10/16/2020
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11.Recommend utilizing 0.50% slope as a minimum to ensure that construction minimums
are met. Sanitary sewer runs with the lowest flows must be considered.
12. Recommend utilizing the existing sanitary sewer located along the west plat line, north of
street 6 to serve street 6 and the north end of street 5. Sanitary sewer depths will be 4-5
feet shallower. Existing structure at the property line has an invert elevation of 946.00.
13.Number and locates of valves shall meet City of Rosemount Engineering Guidelines.
14.All watermain shall be ductile iron pipe.
STREETS AND SIDEWALKS
Ardan Place consists of three local residential streets and a private street. The streets extend
from Bonaire Path and Autumn Path. A local street and a private street extend from Autumn Path
along the plat’s west boundary. These two streets extend east to a proposed local street that
extends from Bonaire Path. A third local street loops through the central area of the proposed
plat.
15.Street 1 extending from Bonaire Path is shared by the adjacent property to the east,
property owned by the Independent School District 196 (ISD 196). The property must
grant an easement for the easterly portion of this street connection and acknowledge that
this access will provide appropriate access for their site.
16.Coordinate southern end of street 1 with ISD 196 to provide a T-intersection allowing for
bus turning movements into ISD 196 property.
17.Street 1 at Bonaire Path shall be a three lane section providing a left turn lane.
18.The existing curb cut along Autumn Path near the Street 5 intersection shall be removed
and replaced with B618 curb and gutter.
19.Adjust location of existing STMH at Street 5 intersection to align with Autumn Path curb
and gutter.
20.Stub streets shall be terminated with type 3 barricades with “Future thru Street” sign
attached.
21.Identify how the easterly edge of Street 1 is constructed. Grading east of street 1 will
extend beyond the proposed easement area.
22.The retaining wall located adjacent to the easterly plat line should be located in outlot F.
Do not place the wall area in a drainage and utility easement.
23.A sidewalk easement must be placed under the proposed sidewalk that extends from
street 5 to street 3.
24.The trail call out in outlot E overwrites Pond 1 depth.
25.Provide a typical section for the private streets.
INFILTRATION BASINS
26.Access to ponds and rear yard catchbasins should meet Engineering Guidelines and be
shown on the plans.
27.Upon completion of the infiltration basin, the applicants Engineer shall complete
infiltration testing and certify the functionality of the basin as needed.
28.Storm sewer outlets to ponds shall be limited to one discharge pipe.
The city’s storm water review consultant reviewed the submitted and their comments on the
proposed preliminary plans and the Ardan Place Stormwater Management Report. The full
memorandum is attached.
G:\2020\Planning Cases\20-47-PUD Ardan Place Planned Unit Dev MDP\Ardan Place - Minea Property Rosemount Stormwater Management Review -
10222020.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 Kivisto, EIT
Date: October 16, 2020
Re: Ardan Place, Minea Property Plan Review
WSB Project No. 016934-000
I have reviewed the documents provided by Campion Engineering Services on September 29,
2020 for the Ardan Place, Minea Property in Rosemount, MN. Documents reviewed include:
• 19-050 Ardan Place 11x17.pdf, prepared by Campion Engineering Services
• 200928_Ardan Place Stormwater Management Report.pdf, prepared by Civil Methods
• 8536-0001 ease1 9-29-20.pdf, prepared by Wenck
Applicant should provide responses to each comment. I offer the following comments below.
Grading, Drainage, and Erosion Control Comments:
1. General
a. Show the lowest opening elevation of the proposed homes.
b. Please provide a detail to clarify the house elevations. It was assumed that G
stands for garage floor and LL stands for lower level or basement elevation.
c. Label the driveway slopes.
d. Show or define access routes for maintenance purposes to all inlets, outlets and
manholes. The drainage and utility easements allow for access to the stormwater
infrastructure over most of the site, but please provide clarity regarding the
drainage and utility easement and access to the stormwater infrastructure on the
south end of the site.
e. Plans shall be signed by a licensed Professional Engineer.
2. Ponds and Wetlands
a. Please reference the Surface Water Management Plan pond number (1620) on
the plan sheets.
b. The 100-year HWL and 100-year snowmelt elevations differ by 0.1 between
HydroCAD and the plans for the NURP basin and infiltration basin. Modify values
to match.
c. The NW I indicates a wetland to the east of the site that appears to be near the
proposed roadway in the northeast corner of the site. Please show the wetland
on the map and indicate that an adequate buffer distance is provided.
d. NURP basins will be required to be lined. Please add a comment or detail to the
plans indicating this.
Stephanie Smith
10/16/2020
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e. Request Ponds 1 and 2 be consolidated in the SW corner of the site and push
the infiltration basin east. This will allow more efficient treatment and
consolidation of maintenance of the NURP basins.
3. Emergency Overflow Routes:
a. Label all rear yard and street low point EOFs.
4. Retaining Walls:
a. No comments.
5. Erosion Control:
a. An NPDES Permit is required. Please provide.
b. Please provide a complete and accurate SWPPP including a narrative that
complies with and includes all components of the NPDES permit.
c. Provide an operations and maintenance plan for the stormwater system which
identifies who is responsible for long-term maintenance.
d. Where 10 or more acres drain to a common location, permittees must provide a
temporary sediment basin that provides live storage for a calculated volume of
runoff from a 2-year 24-hour storm from each acre drained to the basin.
Temporary basins may be converted to permanent basins after construction is
com plete. Please indicate on plans.
e. Ensure all proposed and existing catch basins that receive drainage are marked
with inlet protection. In particular, consider CB 1 and the existing catch basins
immediately outside of the work area.
f. Include information about how the site will be stabilized.
6. Grading:
a. Minimum slopes of 2% are allowed. There are several site locations that do not
meet minimum grade requirements, in particular, the dog park.
b. Show the limits of grading. In some cases, the proposed grades extend beyond
the property boundary.
Stormwater Management Plan:
1. General Storm Sewer Design
a. All storm sewer shall be designed to accommodate the 10-year rainfall event.
Please submit rational calculations.
b. The minimum storm sewer diameter shall be 15”. Currently, the storm sewer pipe
from CB 1 to Ex. CB on the corner of Bonaire Path and Autumn Path is proposed
to be a 12” RCP.
c. Junction manholes should be designed to limit the hydraulic head increase by
matching flow lines (0.1-foot drop across the structure for incoming and outgoing
pipes of the same diameter and matching crowns for pipes with different
diameters where feasible).
d. Indicate quantity and size of riprap at the FES outlets.
e. Insert the City of Rosemount Standard Detail SD 11, Trash Guard for Storm
Sewer Aprons, into the plans.
f. Indicate the casting type for the yard drains.
g. 3-foot sump catch basins or manholes are required within the street just prior to
discharging to a waterbody.
Stephanie Smith
10/16/2020
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h. Provide Call out or note to strom sewer sheets to reference sheet piling detail on
flared end sections 24-inches or larger.
2.Water Quantity
a.Per past comments provided to the developer, provisions must be provided such
as a regional outlet control structure to connect the overflows from the site to the
east as shown in the City SWMP.
3.Volume Control
a.The NPDES permit indicates that infiltration is prohibited if the field measured
infiltration rate is above 8.3 inches per hour. Field tested infiltration rate is about
30 inches per hour, but it is noted that soils will be amended to slow the
infiltration rate to below 8.3 inches per hour. Please document this in the
stormwater management report.
4. Freeboard
a.Please provide 1.5 feet of freeboard between the EOF of the low lying rear yard
drainage areas and the low opening of the homes.
5.Water Quality
a.No comments.
6. Easements
a.No comments.
7.Modeling
a.Recommend using a minimum time of concentration value of 7 minutes.
b.Revise the area of Existing Subcatchment 3 to match between the HydroCAD
model and area summary table.
c.The proposed HydroCAD model labels shall match the proposed drainage area
map.
d.Modify the slope of the primary outlet pipe from the SW NURP Pond (Pond 2) in
HydroCAD to match the detail shown on Plan Sheet 25.
e.Because the HWL exceeds the RIM elevation of the OCS, include the horizontal
opening in the HydroCAD calculations for both NURP basins.
MEMORANDUM
To: Kim Lindquist, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
From: Dan Schultz, Parks and Recreation Director
Date: October 22, 2020
Subject: Ardan Place Development
The Parks and Recreation Department recently reviewed the plans for the Ardan Place
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 similar to other
recent developments with having a sidewalk on one side of public neighborhood roads. Staff is
recommending that the developer grade the northern portion of the property to allow for a future
trail along Bonaire Path and that they add a sidewalk to the west side of the east entrance road into
the development.
Parks Dedication
Because the City is not looking to acquire park land in this development, the parks dedication for
this development would be cash in-lieu of land. The cash dedication for 79 low density units @
$3,400 per units would be $268,600 and 137 medium density units @ $2,850 per unit would be
390,450 for a total of $659,050.
Please let me know if you have any questions about this memo.