HomeMy WebLinkAbout4.b. Ardan Place FP
EXECUTIVE SUMMARY
Planning Commission Meeting Date: February 23, 2021
Tentative City Council Meeting Date: March 16, 2021
AGENDA ITEM: 21-04-FP Request by Tamarack Land
Development for Final Plat Approval of
Ardan Place.
AGENDA SECTION:
Consent
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 4.b.
ATTACHMENTS: Location Map; Preliminary Plat Area;
Final Plat; Cover Sheet, Site Survey,
Grading Plan, Storm Water Plan, Tree
Inventory, Tree Preservation Plan, Utility
Plan, Street Light and Signage Plan,
Landscape Plan, Engineer Review Memo
APPROVED BY: KL
RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final
Plat for Ardan Place subject to the following conditions:
1. Execution of a Subdivision Agreement.
2. Extension of the temporary cul-de-sac at western end of street running east and
west between Blocks 1 and 2 so it does not encroach into adjacent private lots.
3. The City Engineer must approve a final turn-around design for the southern terminus
of Ardroe Avenue at its intersection with the private street serving the townhouses
and future school site.
4. The final plat shall include all easements as requested by City.
5. Provision of $62,040 for landscaping surety.
6. Payment of $299,550 for Fee-In-Lieu of Park Dedication.
7. Completion of the private dog park with the phase two improvements.
8. Elimination of dedicated public street right-of-way for all streets providing access to
townhouses and inclusion of the private street within a separate outlot or combined
with an adjacent existing outlot.
9. Provision of drainage and utility easements over all utilities within private roads or
common open space areas.
10. Trail easements shall be provided to city over the multi-use trail.
11. Easements shall be provided over all temporary turn around areas within the
subdivision.
12. Finalization of all easements required with the school district, including the turn-
around area off of Ardroe Avenue and all easements needed for construction
grading and access.
13. Removal of the existing barb wire and snow fencing along the railroad right-of-way.
14. Adherence with conditions of preliminary plat and master development plan
approvals.
15. Compliance with all other conditions and standards within the City Engineer’s
Memorandum dated January 29, 2021.
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SUMMARY
Applicant: Tamarack Land Development (Developer/Applicant); D.R.
Horton, Inc. Minnesota (Builder)
Comp. Guide Plan Designation: LDR – Low Density Residential
Current Zoning: R1 PUD/R2 PUD – Low and Moderate Density Residential (Ardan
Place Planned Unit Development)
Gross Area: 25.4 Acres (Phase 1 including ROW); 52.2 Acres Overall
Net Area: 23.9 Acres
Lots/Units: 42 Single Family Lots/55 Townhouse Lots (97 Total Units)
Gross Density: 1.86 units/acre
Net (Met Council) Density: 4.06 units/acre
The Planning Commission is being asked to consider a request from Tamarack Land Development for
approval of a final plat for Ardan Place to allow development of 42 single-family and 55 townhouse lots.
The proposed plat represents the first of two eventual phases associated with the Ardan Place Planned
Unit Development (PUD) approved by the City last year. 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 Ardan Place Preliminary Plat and Master PUD Development Plan and
recommends approval of this application subject to the conditions detailed in the attachments and the
motion above.
BACKGROUND
In November of 2020, the City Council approved a preliminary plat, PUD master development plan with
rezoning, and zoning ordinance amendment for Ardan Place, which was comprised of 79 single-family lots
and 135 townhouse units on property located approximately one-quarter mile west of Akron Avenue and
along the south side of Bonaire Path. The subdivision will be situated between a new elementary school
site to the east, the Meadows of Bloomfield neighborhood to the west, and Union Pacific Railroad right-
of-way to the south. The applicant is proposing to final plat the overall subdivision in two phases divided
roughly in half from east to west starting on the eastern side next to the elementary school site. In
addition to the lots platted within the phase one area, the applicant will be dedicating right-of-way for the
internal and adjacent street system and platting two larger outlots (Outlots A and B) set aside for
development of phase two of Ardan Place.
The construction plans for the subdivision have been prepared to follow the location of the two planned
development stages, adhering to the mass grading plan and street layout approved with the preliminary
plat. The phasing works well because it allows the connection between the single-family and townhouses
areas to be completed with the initial final plat and permits the storm water plan can be constructed in two
phases from east to west as well. Public utilities are available to serve the eastern half of the property
without a connection into existing systems serving the Meadows of Bloomfield neighborhood to the west.
The second project phase will include all necessary connections to loop the system into existing adjacent
developments.
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 it must be
approved.
Land Use and Zoning . The proposed 42-lot single family and 55-unit townhouse final plat is consistent
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with the current land use and zoning classifications (as amended last year with the preliminary plat). The
subject property is guided LDR – Low Density Residential and is now split between two zoning districts:
R-1PUD and R-2PUD, Low and Medium Density Residential Planned Unit Development. Both districts
are considered appropriate under the land use guidance, with the R-1 area covering the northern portion
of site and R-2 area following a private road south of the single-family lots. As a result of the City’s
previous approvals, the property is subject to the standards of the R-1 (single-family areas) and R-2
(townhouses) zoning districts as well as the standards for the entire subdivision documented the approved
PUD. Through the PUD process, the developer requested and was granted flexibility from certain
requirements of the zoning ordinance; the most notable deviations are listed below. All these items were
anticipated in the preliminary plat approval and were part of the initial PUD approval.
• Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area shall be 8,000 square feet
(10,500 square feet for corner lots).
• Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width shall be 65 feet (75 feet
for corner lots).
• Section 11-4-5 F. 4. R-1 Minimum Front Yard Setback: The minimum front yard setback shall
be 25 feet.
• Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: The minimum side yard setback shall be
7.5 feet.
• Section 11-6-3 E.10: The required tree replacement is 728 caliper inches (which is in addition to
the base zoning district landscaping requirement of one tree per lot).
• Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: The maximum lot coverage shall be 40% for
lots below 10,000 square feet and 30% for lots over 10,000 square feet.
The proposed final plan and final development plans follow the preliminary plat closely and will meet all
applicable zoning standards with the PUD exceptions noted above.
Impervious Surface Coverage
Since the preliminary plat approval, the developer has spent some time examining the potential impervious
surface coverage for each of the lots based on the typical home plans that will be offered within Ardan
Place. As a result of this review, the developer believes that several of their homes may be difficult to
construct under the lot coverage requirements of 30% or 40% as approved by the City. All home plans
will fit within the individual lots in terms of width, depth, setbacks, and other variables; however, once all
potential hard surfaces are considered (house pad, driveways, patios, and sidewalks), some lots will exceed
the maximum thresholds allowed in the PUD. The developer is asking that the City approve a standard
more consistent with the Caramore Crossing, Meadow Ridge, and Dunmore developments which allowed
a 35% to 45% impervious coverage maximum based on the size of the lot.
Staff has considered the request and is recommending approval of a lot coverage standard allowing a 35%
maximum lot coverage for lots larger than 10,000 square feet and 45% for lots smaller than 10,000 square
feet. Because this change would not alter the number of approved lots or the overall project density in any
manner, it is considered a minor PUD changes that could be approved by the City Council. This
recommendation is noted as a condition of plat approval and would be presented to the Council as part of
the Commission’s final plat review.
During this discussion staff has found some variability in hard surface coverage requirements for many of
the recent neighborhoods. A more standardized approach to new development may be warranted. Most of
these neighborhoods are single family and most likely should be held to the same standard, regardless of
developer. Another topic for further conversation is setting a minimum lot size for the small lot PUD’s.
Staff’s position has been that the developer is platting lots that accommodate their homes styles. After the
fact, developers come to the City requesting variations from the approved standards because not all their
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model homes fit on the smaller lots. The discussion needs to be had up front that the sizes meet their
needs, as part of the initial review and approvals.
Final Plat. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City
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 November of 2020 consisting of 215 single-
family and townhouse lots and various outlots. The Ardan Place final plat will subdivide the existing
unplatted land into 42 single-family lots, 55 townhouse lots, two large outlots that will be further platted
into residential lots in the future, dedicated right-of-way for all subdivision pubic roads, and two outlots
for storm water ponding and common areas around individual townhomes. Please note that the final plat
indicates that the townhouse street would be dedicated as public right-of-way; however, the City has
required that this road remain private and therefore it should be platted as a separate outlot or combined
with one of the adjoining outlots surrounding the townhouses.
Streets & Access. The overall plans for the subdivision include access to Bonaire Path West from the
existing Autumn Path connection at the west side of the preliminary plat area and via a new extension of
Ardroe Avenue from the east side. The final plat will therefore include construction of the eastern access
and extension of Ardroe Avenue in addition to the interior roads servicing the eastern single-family and
townhouse areas. All streets providing access to single-family lots will be public, while all townhouses will
front onto a private street system. The final plat area does include a connection between the private and
public street sections in the middle portion of the subdivision, and this street segment should also be
private and outside of a dedicated right-of-way. Since the preliminary plat approval, the plans have been
updated to accurately align with the configuration of Ardroe Avenue presently under construction on the
north side of Bonaire Path West. The two public streets that will continue west into the phase two plat
area will be constructed with temporary cul-de-sacs at western edge of the final plat area. A condition of
approval notes that the cul-de-sacs should be kept out of the any private buildable lot area.
Water and Sanitary Sewer. Public utilities serving the subdivision will connect into the sanitary sewer
and water lines currently located within the Bonaire Path West right-of-way. These services will follow the
dedicated public street or private alignments and will be stubbed for further extensions to the west with
the second addition. A small portion of the phase two sewer line will connect into the existing
infrastructure in the Meadows of Bloomfield development, while the water lines will be looped into this
adjacent system and back out to Bonaire Path from Autumn Path. Drainage and utility easements must be
provided on the plat for those lines that run underneath the private townhouse roads.
Landscaping and Berming . Prior to preliminary plat approval by the City Council, the applicant
updated the tree preservation and replacement plan to save an existing heritage tree (defined by tree type
and size) and some other significant trees along the western property boundary. In order to accommodate
reduced grading and disturbance in this area, some of the townhouses have been reconfigured to provide
more room along the lot line. These changes are reflected in the updated overall project plans for the
subdivision, but are outside of the area included in the final plat (this area will be further reviewed when
the second project phase moves forward). In addition to saving a small number of existing trees, the
applicant was also required to increase the overall amount of caliper inches being replaced within the
project. The landscape plan has been updated to address the preliminary plat conditions and now includes
729 caliper inches of replacement trees (an increase of roughly 50 caliper inches from the previous plans).
Along with this modest increase in replacement trees, the landscape plan continues to provide the required
number of trees for development within an R-1 and R-2 zoning district based on the number of overall
buildable lots with the subdivision.
Overall the first subdivision phase includes 188 trees (just under half of the trees planned for the entire
subdivision) comprised of a mix trees on individual lots and replacement trees within common open space
areas. At $300 per tree based on the City fee schedule the required landscaping security totals $62,040
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(188 trees plus 10%).
Storm Water Management. The proposed storm water management system consists of catch basis,
storm water pipe, and infiltration and retention basins located along the southern property line and will be
constructed in two stages following final plat boundary running through the middle of the property. The
western-most storm water retention basin will be sized to meet the storm water requirements for the final
plat area; however, once the next phase is constructed it will be reduced in size as more infiltration and
retention areas are constructed within phase two. The reduction in area will allow the developer to regrade
a part of this area to accommodate the planned dog park. The City Engineer has reviewed the surface
water management plans for the site and has noted several minor modifications and updates that will need
to be addressed by the developer in the attached review letter.
Grading . The grading plans adhere to the overall grading plans approved with the Ardan Place
preliminary plat. As noted in the preceding section, an area for the private dog park will be regraded with
the next project phase and with the construction of additional storm water ponding areas further to the
west. In order to construct the new extension of Ardroe Avenue, which crosses into the adjacent school
district site, the applicant will need to secure easements from the school district for the road and related
grading adjacent to the road. Draft easements have been submitted with the final plat and will need to be
finalized prior to release of the plat for recording.
Parks and Open Space. Parks and Recreation staff reviewed the plans for final plat of Ardan Place and
found them to be consistent with the preliminary approval. The City is not planning on any public parks
within the subdivision area, and staff is recommending that the City collect cash in-lieu of land for the 97
units. This amount totals $299,550 (42 single family units at $3400 per unit and 55 townhouse units at
$2,850). The proposed dog park is a private open space amenity for the neighborhood and will not be
controlled or maintained by the City in any manner. The dog park will be constructed with the second
phase of the project.
Sidewalks, Trails, and Pathways . Consistent with the City’s policies for sidewalks in new subdivisions,
the construction plans depict sidewalks along one side of all public streets, including the addition of a
sidewalk along Ardroe Avenue connecting the townhouse area to Bonaire Path West. The plans also
include a larger, multi-purpose bituminous trail along the southern edge of the townhouse area that will
connect back to the sidewalk system at the eastern edge of the subdivision and along the private street
connecting the townhouse and single-family areas. This middle trail connection will also provide direct
access to the planned dog park for properties further to the north. Staff is still working to determine
whether the bituminous trill will be able to connect into the Meadows of Bloomfield development, and
this issue will need to be addressed before the second addition is considered by the City.
Engineering Comments. The Project Engineer has reviewed the proposed Ardan Place final plat and
has provided comments in the Engineer’s Memo dated January 29, 2021. Notable comments include: the
developer will need to pay for the required area charges as specified in the City’s fee schedule, some
existing street, drainage, and utility easements will need to be vacated before the plat can be recorded,
expanded easements will be needed over certain lots, and the construction plans will need to be updated to
address modifications requested by the City Engineer. Development fees as detailed in the Engineer’s
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Memo are due with the final plat and subdivision agreement.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the Final Plat for Ardan Place creating 42 single-family lots and 55
townhouse 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.
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 122465789101156789101413112324252627282931230DOGPARK12246578910115678910141311232425262728293123019-050
09/29/2020
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
1 1
SITE PLAN EXHIBIT
DRAINAGE AND UTILITY EASEMENTS:
LEGEND
N12/10/2020
WENCKASSOCIATESARDAN PLACE
S0°05'15"E 2036.74N0°00'02"W 1407.66N67°08'10"E 1437.54L=879.86 R=11459.00 Δ=4°23'58"CH=879.65 CHB=S87°34'31"EN85°22'32"W 319.43L=130.68 R=2865.00Δ=2°36'48"AUTUMN PATHOUTLOT ABONAIRE PATH W (COUNTY ROAD 38)INSET AINSET BΔΔΔΔΔOUTLOT BΔWENCKASSOCIATESLEGEND ARDAN PLACE
N0°00'02"W 438.46OUTLOT BINSET BBLOCK 3BLOCK 2BLOCK 1BLOCK
4
STREET NAME1234 567891234567891012345678123456789101112131415ΔΔSTREET NAMESTREET NAME
STREET NAMEΔSTREET
NAMEΔΔWENCKASSOCIATESLEGEND ARDAN PLACEINSET A
STREET NAMESTREET NAME1231234561234561234561234566543211234561234561234123456OUTLOT CINSET AOUTLOT DΔ567891011121314WENCKASSOCIATESLEGEND ARDAN PLACE
1
COVER SHEET
N
GOVERNING SPECIFICATIONS:
PROJECT DIRECTORY
LEGEND
19-050
01/26/2021
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
8
2 OF 10
FUTUREDOGPARK1224101156789101413112324312F U T U R E F U T U R EF U T U R EF U T U R E3
GRADING PLAN
LEGEND
N19-050
01/26/2021
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
8
BONAIRE PATH W (COUNTY ROAD 38)FUTUREDOGPARK1241156789101413112324312F U T U R E F U T U R EF U T U R E4
LEGEND
NSTORM WATER POLLUTION
PREVENTION PLAN
PROJECT DIRECTORY
19-050
01/26/2021
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
8
5
REPLACEMENT CALCS
TREE INVENTORY
&19-050
01/26/2021
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
8
UNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)FUTUREDOGPARK12411567891014131123312F U T U R E F U T U R EF U T U R E19-050
01/26/2021
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
86
TREE PRESERVATION PLAN N
AUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)FUTUREDOGPARK122465789101156789101413112324252627282931230F U T U R E F U T U R EF U T U R EF U T U R EF U T U R E19-050
01/26/2021
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
223
COMPOSITE UTILITY PLAN
LEGEND
N”
”””“”
“”
“”
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BONAIRE PATH W (COUNTY ROAD 38)FUTUREDOGPARK1241156789101413112324312F U T U R E F U T U R EF U T U R E19-050
01/26/2021
ARDAN PLACE
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC.
Civil Engineering Land Planning
224
SIGNAGE & STREET LIGHT PLAN
LEGEND
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F U T U R E
F U T U R E
F U T U R EAUTUMN PATHUNIO
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2OFARDAN PLACE 1ST ADDITION
ROSEMOUNT, MINNESOTA
TAMARACK LAND DEVELOPMENT, LLC1-26-2021
JLT\TLM
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
1-26-2021
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 PLAN
01-PLAN-120203-SHEET-LAND
JLT\TLM
c
2OFARDAN PLACE
ROSEMOUNT, MINNESOTA
TAMARACK LAND DEVELOPMENT, LLC1-26-2021
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
1-26-2021
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
K:\016934-000\Admin\Docs\Arden Place Phase One Constrution Plan Memo - DRAFT.docx
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: Tim Hanson, WSB Engineering Consultant
Stephanie Smith, Assistant City Engineer
Date: January 29, 2021
Re: Ardan Place, Phase One Construction Plan – Engineering Review
SUBMITTAL:
The final plat and construction plans for Ardan Place have been submitted, they 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
following plat documents included in the submittal consisting of:
▪ Final Plat
▪ ALTA/NPSPS Land Title Survey dated 2/17/2020
▪ Grading, Drainage, & Erosion Control Plans dated 1/26/2021
▪ Sanitary Sewer and Watermain Plans dated 1/26/2021
▪ Street and Storm Sewer Plans dated 1/26/2021
▪ Storm Water Pollution Prevention Plan dated 1/26/2021
▪ Tree Preservation Plan dated 1/26/2021
▪ Storm Water Management Plan dated 9/29/2020
GENERAL COMMENTS – FINAL PLAT:
1. The development Fees are indicated below based on the 2021 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. The existing Street, Drainage and Utility Easements within Ardan Place must be vacated
with the platting of the final plat.
3. Doc. 2442129 (Item #11)
4. Doc2433691 (Item #10)
5. The ponding area and access portion of Outlot D shall be dedicated to the City.
6. The bike trail shall have a permanent trail easement place over its alignment.
7. The easement width between block 7 and block 8 and between block 13 and 14 is not
adequate for maintenance of the storm sewer pipe that extends between the blocks.
8. The D & U easement along the west lot line of Lot 1, Block 1 must be identified a s “10”.
9. The additional easement width at the corner of Lot 7, Block 1 is not shown on the
construction plans.
10. Label “INSET B".
11. Provide temporary street easements for the temporary turnarounds.
Anthony Nemcek
10/16/2020
Page 2
K:\016934-000\Admin\Docs\Arden Place Phase One Constrution Plan Memo - DRAFT.docx
12. The barb wire fence and plastic snow fence along the Union Pacific Railroad must be
removed.
SANITARY SEWER AND WATERMAIN
13. Sheet 3, Note 3, Sanitary Sewer & Watermain - Hydrants have an 8.5 foot bury.
14. Sheet 3, Add a note indicating service saddles for water services shall be installed on all
corporation stops.
15. Sheet 5, The sanitary sewer run between MH1 and MH2 needs to be in bold line weight.
16. Sheet 5, The data for the existing MH is cut off.
17. Sheet 5, This sheet does not have the centerline stationing indicated.
18. Sheet 5, The” SEE DETAIL A” for the sewer run between MH1 and MH2 overwrites a
platting leader line. The platting information can be removed from these sheets.
19. Sheet 5, The 12” X 8” Tee at station 0+18 will have to be a 12” X 12” Tee with two 8”
Reducers.
20. All watermain sheets – the valve placements will be reviewed by Rosemount Utilities.
21. Number and locates of valves shall meet City of Rosemount Engineering Guidelines.
22. The bar scale on the construction sheets is not accurate. It should be 1” = 100’
23. The notes for sanitary sewer service extension indicates the elevation is at 10 feet past
the property line. Rosemount’s detail indicates the elevation is at 9 foot past the property
line. Please correct/clarify.
24. Sheet 6,7,8 & 9, There are several riser lengths or location issues on these sheets.
Sewer services need 2’ separation from the storm sewer, minimum.
25. Sheet 6, There are a couple of locations along the watermain alignment where it appears
a 11 ¼ or 22 ½ degree bend should be noted. Please review.
26. Sheet 6, Add hydrant at the intersection of Street 3 and Street 4.
27. Sheet 6, Move the hydrant on Ardore Avenue to the intersection with Street 3.
28. Sheet 7, 9, do the sanitary sewer stubs (3) need a manhole shown in the future for
staking and reference?
29. Sheet 7, Locate the hydrant on the lot line of Lots 4 & 5.
30. Sheet 8, The hydrant between the future lot lines in the temporary cul-de-sac could be
moved one lot to the west.
31. Sheet 8, In addition to the note show the watermain lowered to 958.30 as it passes under
the storm sewer at station 12+22.
32. Sheet 9, The sanitary invert for the west leg out of MH9 does not have a 0.1 drop
indicated.
33. Sheet 9, Add a hydrant at the intersection of Street 4 and Street 3.
34. Sheet 10, The line weight for the watermain is not bold.
35. Sheet 11, The storm sewer at station 0+88 is not at the low point of the street profile.
36. Sheet 11, Ardore Avenue street alignment needs to be offset to avoid a electric pole on
the north with its future extension. Was this completed.
37. Sheet 11, Provide a typical section for Ardore Avenue.
38. Sheet 11, A pedestrian access ramp is required on the east side of Ardore Avenue
across from the pedestrian ramp on Street 3.
39. Several sheets and storm sewer runs, Storm sewer depth at structures in the street
section need to be in excess of 3.5 feet in depth to minimize frost heaving of the street.
40. Several sheets and storm sewer leads, Show sanitary sewer and water service depth
where the storm sewer crosses.
41. Sheet 12, Place structure STMH 2 in the curb line.
42. Sheet 12, The storm sewer at station 1+81 is not at the low point of the street profile.
43. Sheet 12, The storm sewer run between structures CBMH 6 and CBMH 9 is Detail E on
sheet 17.
Anthony Nemcek
10/16/2020
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44. Sheet 12, The storm sewer run between structures CBMH 12 & CB 5 is Detail H on sheet
17, please label.
45. Sheet 12, Move STMH 3 to be 10 feet from the sanitary sewer line.
46. Sheet 12, The Centerline – Centerline data in the plan view and profile view are not the
same.
47. Sheet 12, The horizontal curve of Street 3 is below a 30 MPH radius, approximately 22
MPH.
48. Sheet 12, Extend the length of the vertical curve at station 9+00 to 120 feet or more.
49. Sheet 13, The profile on Detail A is duplicated on sheet 12 for the portion east of CBMH
23.
50. Sheet 13, Placed structure STMH 9 in the curb line.
51. Sheet 14, Label the storm sewer run between CBMH 13A and CBMH 16A. DETAIL E,
SHEET 17.
52. Sheet 14, Placed structure STMH 4 in the curb line.
53. Sheet 15, Label spot curb elevations of the parking bay.
54. Sheet 15, The storm sewer at station 2+00 is not at the low point of the street profile.
55. Sheet 15, Placed structure STMH 1 in the curb line.
56. Sheet 15, Bulkhead the storm sewer stub to the north on Street 4.
57. Sheet 15, Label the storm sewer run between CBMH 6 and CBMH 9. DETAIL G, SHEET
17.
58. Sheet 15, Label the storm sewer run between CBMH 10 and CB 4. DETAIL F, SHEET
17.
59. Sheet 16, Label the storm sewer run between CBMH 2 and CB 1. DETAIL A, SHEET 17.
60. Sheet 16, Provide a profile for the storm sewer run between the ponds. FES 2 – FES 3.
61. Sheet 16, Show the length of rip rap required to extend it to the bottom of the pond
graphically.
62. Sheet 16. Label spot curb elevations of the parking bays.
63. Sheet 16, The storm sewer at station 18+16 is not at the low point of the street profile.
64. Sheet 16, Placed structure STMH 5 in the curb line.
65. Sheet 16, , Label the storm sewer run between CBMH 17 and CB 10. DETAIL G, SHEET
17.
66. Sheet 17, It would be nice to cross reference each profile with the plan sheet it is located.
67. Sheet 17, As previously noted, Show sanitary sewer and watermain locations at
crossings.
68. Sheet 18, The contours have a bold line weight and a standard line weight, make them all
standard.
69. Sheet 20, The weir wall in the pond outlet control structure has a single horizontal line
that makes it appear there should be an aperture. Remove the line.
70. Sheet 22, The typical section details are washed out and blurry.
71. Provide a typical section for the private streets.
STREETS AND SIDEWALKS
Ardan Place consists of four local residential streets and two private streets. Access extends
from Bonaire Path on a local street (Adore Avenue) that will also provide access to the school
property to the east. A local street and a private street extend from Adore Avenue along the
plat’s east boundary. These two streets extend west into the plat completing a loop within the
plat.. Two local streets extend from the public street, terminating with temporary cul-de-sacs in
the central portion of the posed plat.
72. Ardore Avenue extending from Bonaire Path is shared by the adjacent property to the
east, property owned by the Independent School District 196 (ISD 196). The School
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District must grant an easement for the easterly portion of this street connection and
acknowledge that this access will provide appropriate access for their site.
73. Coordinate southern end of Ardore Avenue with ISD 196 to provide a T-intersection
allowing for bus turning movements into ISD 196 property.
74. Provide a 50 foot long street (pavement section) at the easterly terminus of Ardore
Avenue for snow plow turnaround.
75. Stub streets shall be terminated with type 3 barricades (two at each terminus) with
“Future thru Street” sign attached.
76. The temporary turnarounds are located on a portion of the platted lots and or boulevard
of the platted lot, please move the temporary turn around off of the final platted area.
77. Grading east of Ardore Avenue will extend beyond the proposed easement area.
LANDSCAPE PLAN
1. Sheet L1, Tree planting south of lot 3, block 4 is over the storm sewer line, 4 trees.
2. Sheet L1, Tree planting between block 7 and block 8 is too close to the storm sewer run.
3. Sheet L1, Tree planting between block 13 and block 14 is too close to the storm sewer
run.
INFILTRATION BASINS
78. Access to ponds and rear yard catchbasins should meet Engineering Guidelines and be
shown on the plans.
79. Upon completion of the infiltration basin, the applicants Engineer shall complete
infiltration testing and certify the functionality of the basin as needed.
The city’s storm water consultant is reviewing the submittal, their comments on the plans and the
Ardan Place Stormwater Management Report will be submitted shortly.
G:\2021\Planning Cases\21-04-FP Tamarack Land - Ardan Place LLC Final Plat\Ardan Place - Minea Property Rosemount Stormwater Management Review -
02012021.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Brian Erickson, City of Rosemount
From: Bill Alms, PE
Laura Kivisto, EIT
Date: February 1, 2021
Re: Ardan Place, Minea Property Plan Review
WSB Project No. 016934-000
We have completed a secondary review of the documents provided by Campion Engineering
Services on January 26, 2021 for the Ardan Place, Minea Property in Rosemount, MN.
Documents reviewed include:
• 19-050 Ardan Place 11x17.pdf, prepared by Campion Engineering Services, 1/26/2021
• 19-050 Ardan Place GRADING 11x17.pdf, prepared by Campion Engineering Services,
1/26/2021
• 20-0113 Geo Bundle – Final.pdf, prepared by Haugo Geotechnical Services, 3/18/2020
• 20-0113 Minea Infiltration Letter-Final.pdf, prepared by Haugo Geotechnical Services,
3/4/2019
• 210119_Ardan Place Stormwater Management Report.pdf, prepared by Civil Methods,
Inc., 1/19/2021
• ARDAN PLACE STORM SEWER DESIGN.pdf, prepared by Campion Engineering
Services, 1/13/2021
Applicant should provide responses to each comment. We offer the following comments below
(greyed out comments have been addressed, comments in red are new to this review, and
comments in standard text still apply).
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.
f. The proposed dog park is located within the infiltration basin on the grading plan,
but outside the infiltration basin on the proposed drainage area map. Clarify the
location.
Stephanie Smith
02/01/2021
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i. Multi-use green space is considered acceptable, but fence locations and
other components must be reviewed to reduce maintenance issues with
the expected high water levels in the basin.
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.
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.
i. How will the stormwater management for the future phase of the
development tie into the Phase 1 system?
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
complete. Please indicate on plans.
e. Ensure all proposed and existing catch basins that receive drainage are marked
with inlet protection. In particular, consider CB-7. 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
Stephanie Smith
02/01/2021
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a. All storm sewer shall be designed to accommodate the 10-year rainfall event.
Please submit rational calculations.
i. Ensure pipe slopes and lengths match between the rational calculations
and the plans. Several pipes were found that do not match (i.e. CBMH
20 – STMH 8, CB 11 – CBMH 19, STMH 4 – CBMH 14, CBMH 16A –
CBMH 16, CBMH 7 – STMH 1, CBMH 5 – CBMH 4).
ii. CBMH 16A – CBMH 16 is under capacity according to the 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 (CBMH-1).
h. Provide call out or note to storm sewer sheets to reference sheet piling detail on
flared end sections 24-inches or larger.
i. Modify the low point roadway catch basin placement so the catch basins are
located at the low points shown on the roadway profiles.
j. Pond flared end sections shall be installed with half the pipe diameter below the
NWL elevation unless directed otherwise by the City Engineer. As currently
designed, the FES invert into the NURP basin is too low and should be raised to
meet requirements.
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.
i. An outlet control structure and a stub must be installed from the
proposed regional basin 1620 to the property line, consistent with the
CSWMP routing map and the snip below.
Stephanie Smith
02/01/2021
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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 (north side of site).
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 the NURP basin.
f. The 3.8 acres of adjacent site runoff to the NURP basin is not included in the
HydroCAD model (states in stormwater management report that the offsite runoff
enters the NURP pond). Please modify the HydroCAD calculations to include the
offsite drainage.
g. Modify the drainage area to the proposed NURP basin to include the future
development areas that will be connected into the system via storm sewer at the
north end of the site.
8. Flooding Concerns
a. The berm is not shown to extend all the way around the perimeter of the NURP
basin meaning that the 10-day snowmelt high water level will exceed the pond
depth and flow to the east or potentially over the railroad tracks. Extend the
contours on the plan sheet on the east and south sides of the site to determine
any potential flooding impacts. Ensure that 100-year high water levels are not
increasing within the railroad right of way along the south boarder of the site.
i. In conjunction, model the capacity of the outlet pipe to convey the 10-day
snowmelt event downstream.