HomeMy WebLinkAbout6.a. Stein
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: April 27, 2021
Tentative City Council Meeting: May 18, 2021
AGENDA ITEM: 21-12-SMP and 21-13-RZ Request by
Susan Stein for a Minor Subdivision and
Rezoning.
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 6.a.
ATTACHMENTS: Site Location; Site Aerial; Rezoning
Exhibit; Existing Conditions; Plat; Grading
and Drainage Plan; Engineer’s Memo
Dated April 20, 2021
APPROVED BY: AK
RECOMMENDED ACTION:
Motion to recommend the City Council adopt an ordinance rezoning the subject property
from AG Agricultural to RR Rural Residential;
Motion to recommend the City Council approve a Minor Subdivision for Dancing Waters
with the following conditions:
1) Conservation easements in a form acceptable to the City shall be recorded with the
final plat and cover the wetland and wetland buffers as identified on the plat and
associated drawings.
2) The removal of trees shall be minimized around each new building site.
3) A fee in lieu of park land dedication of $3,400 for Lot 2 shall be paid prior to the
issuance of a building permit for each lot.
4) The applicant shall pay the required storm water trunk area assessment of $3,772
per acre prior to recording the final plat. This assessment shall be based on
developable area (with further exclusions for wetlands and ponding areas per the
City’s fee schedule).
5) Incorporation of recommendations from the City Engineer in a review memorandum
dated April 20, 2021 relative to drainage, grading, easements, utilities, storm water
management, and other subjects covered in the review.
6) Outlot A is not a buildable lot, and it shall be combined with the adjacent parcel
located at 12282 Coffee Trail.
SUMMARY
The Planning Commission is being asked to consider a request by Susan Stein to subdivide an existing
18.37-acre parcel at 3820 120th Street West into three lots within a new subdivision; Dancing Waters. As
part of the subdivision request, the applicant is seeking to rezone the property from its current designation
of AG – Agriculture to RR – Rural Residential. The subdivision will create two new lots in addition to a
lot that will incorporate the existing house on the property. One of the lots will be platted as an
unbuildable outlot that shall be combined with an adjacent parcel located at 12282 Coffee Trail as a
condition of approval. Staff is recommending approval of both components of the request with the
conditions listed above.
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Property Owner/Applicant: Susan Stein
Location: 3820 120th Street West
Site Area in Acres: 18.37 Acres
Comprehensive Plan Designation RR – Rural Residential
Current Zoning: AG-Agriculture
Proposed Zoning: RR – Rural Residential
BACKGROUND
The subject property is located in the extreme northwestern portion of Rosemount roughly 1.3 miles west
of South Robert Trail along 120th Street. Rosemount’s boundary with the City of Eagan follows 120th
Street, with Lebanon Hills Regional Park located directly to the north. All of the surrounding property is
rural residential in nature, with a mixture of lots ranging in size from 2.5 to 14 acres. The applicant’s
parcel is one of several lots in this part of the City zoned AG – Agriculture on the City’s zoning map
although none meet the minimum density of one house per 40 acres required by ordinance. The entire
area is guided for Rural Residential development, which supports an overall density of one house per five
acres (and is consistent with the density of past developments in this part of the City).
The area to be subdivided includes one parcel that is 18.37 acres in size with 606 feet of frontage along
120th Street. Prior to 2003, the site was part of a larger grouping of four parcels owned by the estate of
Elizabeth Stein. In 2003, the City approved a consolidation of parcels that resulted in the creation of the
subject property as well as the neighboring parcel to the west that was subdivided in 2019. The house
currently located on the property was constructed in 1963 and is situated roughly 450 feet south of 120th
Street and is not visible from the road.
This request is similar to one reviewed by the Planning Commission in 2019 in which the land immediately
west of the subject parcel was rezoned from AG to RR and platted as a three-lot subdivision called Deer
Haven. There are two key differences between the request currently before the commission and the Deer
Haven plat approval. The first is that only one new buildable lot will be created. The applicant is
requesting an outlot be created from the southern portion of the subject parcel that, due to its outlot
status, will not be buildable and will be combined with a parcel to the south and slightly west. The second
key difference is that the new buildable lot in the northwest portion of the site will be accessed via its own
driveway. A shared driveway is not being proposed as it was in the Deer Haven plat.
One of the more unique aspects of this particular part of Rosemount is an abundance of lakes, wetlands,
and other water features. Four wetlands have been identified on the property of varying types, three of
which are open bodies of water that extend into neighboring parcels east and west of the site. Because
there are wetlands on the site, the applicant is required to submit a wetland delineation report identifying
individual wetlands, and any plat documents must include the boundaries of all verified wetlands. This
report has been submitted and has been reviewed by the local Technical Evaluation Panel (TEP).
The proposed subdivision will create three lots from the larger 18.37 parcel. The largest parcel of 11.86
acres will contain the existing home and access will come from the existing gravel driveway. The smallest
lot, at 2.53 acres, will be a buildable lot located in the northwest corner, and it will have 256 feet of
frontage along 120th Street. Access will be provided by a new private driveway. The third parcel is a 3.52-
acre outlot that will be landlocked and shall be combined with an existing parcel on Coffee Trail. The
proposed plat meets the requirements of the zoning ordinance as it relates to density and lot standards,
subject to the combination of the outlot with an existing lot.
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Plans submitted by the applicant depict the existing conditions on the site, the proposed lot lines and plat
boundaries, and a general location for building sites on the two vacant parcels. Prior to building on the
new parcel, the applicant will need to secure a building permit, at which time the City would review site
grading and tree removal plans. The applicant has conducted a perc test to get soil data for the siting of
the septic system on the new parcel.
ISSUE ANALYIS
Rezoning
The applicant has requested a zoning map amendment to change the zoning of the property from AG –
Agricultural to RR – Rural Residential. The proposed rezoning is consistent with the City’s future land use
map which guides the northwestern portion of Rosemount for rural residential land uses. Now that the
2040 Comprehensive Plan has been adopted by the City and approved by the Metropolitan Council, the
City will be updating the zoning map to bring it into conformance with the updated plan. As part of this
review, staff is proposing to examine existing parcels zoned AG that are under 20 acres in size to
determine if they should also be rezoned to rural residential to be consistent with the Comprehensive Plan.
Minor Subdivision
The applicant is proposing a minor subdivision which allows the City to waive some of the normal
subdivision application requirements and to combine the preliminary and final plat review into one action.
While the proposed plat does create one new buildable parcel, the resulting rural lots will not be served by
any new public improvements (roads or public sewer and water); therefore, many of the City’s standard
plat application materials are not necessary for this subdivision.
The proposed lots to be created will be 2.53, 3.52, and 11.86 acres in size, one of which will be platted as
an outlot and shall be combined with an adjacent parcel. In the future, any site improvements and permits
for home construction on the new buildable lot will need to comply with the City’s zoning regulations.
Wetlands/Conservation Easements
The most significant issue associated with the proposed plat is the location of several wetlands on the
property. The applicant has completed a wetland delineation report for the property as required by the
City and State, and all identified wetlands have been documented on the proposed subdivision. The
attached existing conditions exhibit, plat, and grading and drainage plan depict the wetlands as identified
by delineation report.
Under its wetland management plan, the City requires easements over each wetland in addition to buffer
areas around each wetland. Furthermore, each wetland is also classified for management and protection
based on the initial evaluation conducted by the City and verified prior to development. For the subject
property, the following classifications and associated buffers will apply based on the delineation report
(theses are also mapped on the submitted plat documents):
Wetland # Classification Buffer
1 Manage 1 50 ft.
2 Manage 1 50 ft.
Pond Manage 1 50 ft.
Unnamed Manage 2 30 ft.
The City requires that all wetlands and buffer areas be covered by a drainage and utility easement on a plat,
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and the City will also require a separate conservation easement over these areas as well. The attached plat
and site plans depict the boundaries of the wetlands as described in the delineation report along with
drainage and utility easements up to the required buffer line. The City does allow for buffer averaging
around individual wetlands in instances where is not possible or feasible to maintain a uniform buffer
distance around the entire wetland. Because the existing driveway extends through two of the required
buffers, the applicant is proposing to move this buffer elsewhere on the property to maintain an average
around the affected wetlands. Also, the building pad for the proposed house on the new buildable lot
encroaches into the required 30’ structural setback from the wetland buffer area and additional land for
mitigation is provided elsewhere around that wetland. The impacted and mitigated buffer areas are shown
as the cross-hatched areas on the site plan.
Lot Standards
The site is proposed to be rezoned to the RR – Rural Residential zoning district, which allows lots with a
minimum size of 2.5 acres if platted, and a maximum overall density of one house per five acres. All three
lots will meet this minimum lot size standard, and the overall proposed density of two houses on 18.37
acres (one house per 9.185 acres) will meet the density standard. The lot areas listed below are exclusive of
the 33’ of right of way dedicated on the plat. While a general concept plan for the location of new house
has been provided, the City will be able to determine compliance with all other setback and dimensional
standards at the time a building permit is submitted for that lot. The noted building pad location does not
appear to conflict with any required setbacks.
Lot Standards
Lot Area Lot Width Maximum Density
RR – Rural Residential 2.5 Acres 200 feet 1 unit/5 Acres
Current Proposed
Lot Area Lot Width Lot Area Lot Width
Lot 1, Block 1
18.37 acres 606.97
11.86 350.99
Lot 2, Block 1 2.53 acres 255.98
Outlot A 3.52 acres n/a
Grading, Storm Water Management, and Tree Preservation
With only one new buildable, rural lot within the proposed subdivision, and no public road construction,
the City has not required an overall grading, erosion control, or storm water management plan for the
project. Instead, the building permit for the new buildable lot much be accompanied by a custom lot
grading plan that demonstrates compliance with the City’s grading and erosion control standards.
Likewise, the City has not required an overall tree protection and replacement plan and will instead
evaluate tree impacts with the specific grading plan for the new buildable lot. The City does allow for tree
removal of up to 25% of the trees on a development site without a requirement for replacement, and given
the large size of the property, the applicant will not come close to exceeding this number. In order to
preserve the rural character of the area, removal of tress on the new building sites should be kept to the
minimum necessary to construct the house and driveway.
Development Fees
Although many of the City’s standard development fees will not apply to the proposed subdivision
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because it will not be served by public water and sewer service, there are two development fees that will
apply as follows:
• Fee in Lieu of Park Land Dedication - $3,400 per each new lot.
• Surface Water Trunk Area Assessment for the Lebanon Hills Subwatershed Area - $3,772 per acre.
Please note that the City has applied the storm water fee to the developed portion of any subdivision and
excluded outlots and future development areas from the calculation. Because the outlot is only temporary
and will be combined with another parcel, it should be included in the calculation. Additionally, this
calculation excludes wetlands and buffer areas as those are undevelopable.
RECOMMENDATION
Staff recommends approval of a Rezoning, and Minor Subdivision request for the Dancing Waters plat
with conditions. This recommendation for approval is based on the information provided to the Planning
Commission.
ROSEMOUNT
MINNESOTA
4/22/2021
T:\Project\CommDev\Zoning\ZoningAmendments\ZoningAmendments.aprx I:\GIS\Map_Library\CommDev\Zoning\Amendments
Proposed Zoning Amendment
Dakota County, Maxar Dakota County, Maxar, Microsoft
Residential:
RR - Rural Residential
Other:
AG - Agricultural
Existing Proposed
PRELIMINARY PLAT : DANCING WA TERS
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.> .-,' ,' ...-···--··--... , i �; / ,'..-<// _..-j • ,'N i \ \ • '\. • .._ •• .- ,• .I',-,' /I ,•/ ,' ,• ,••·• ; I .,,. ,.• •• I I y/ / I' .• ,-,• • , .. 1 ......._ feet; thence South 71 degrees 06 minutes 39 sec onds ·\ \ \ � ··-. ·······-··· , .. ..- / ..-,,. / 1 ,.: / / _. / 1 .,.,. __ ,.... •• --. \ 1 1/ /. 1 ,.-,/ ...- _ _.,_. 1 s:: East 960.35 feet to a point on the east line of said \ \ ... \·-.::··,.�·-�·�-::::;.·-;:.::.���:�:::-,<::./;,/_,./ ,...-····· .. •·· ..... • .. /·,,-·// ,' ///.,.�..,..--··.::�-:::::=-···�·-.\ ) 1;11_/,.(:11:,1;..-_,>-,·�__,.·:...-::;•</0 N co f'-J 0 (/)
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"' West half of t he Nor t heast Quarter 1437.58 feet south , ·· ·· ·-. ,_"" , .. ,. / , .. SHED , 1 , •• •• ,· \ • , , , , , , , ,, , � -,& \ •·•. ··-.... ·· •-······· ..,...-_.-·· .• •· / 1 ,' .-,l ,.-· ..,.. • .-,.--\/ r 1 • ..-· , • ..-,,·· • ...-·-··-,, , l ! /JI : /: 1 / ,,.. ,l ,.,. .· / .-of the point of begin ning; thence north on said east line O \ •••, ·-•• _ ---••••••••• ---·· .•·· • ..-· / _,_,. ,.-· _., .-· •• �/ 1 ,/ ,.- _,. •• -· \ i ; ; , ; ///, / _. ,, /. / // � to the point of begin ning and th ere term inating, all \ ·---....... ____ ...... ---�--///_// ,./ / ,/ / I ,' l / ./ .. / _, l i I //,/lj//////.//d • t th G t S th f \ . .-/ ,' ,' , ,' ,•• ..... --··--.. --•• I / ,' ,' ,' ,' r \ / / ,' l I , ,' ,' l I / / / ,' •• I accor 1ng o e overn men urvey ereo .1 1 .---•--••••• -·····-----// / / / / /. • •••• --·-····· 1 , l l ; / 1 ., , .: ; // 1 / l : /, /,. / // / "' z \ \ \ // / I l / ,,/ ........ .,' ,' i l ! l ,'I ///,/I ./ �/,'//l .//· /EXC EPT that part described as fo llows: C ommenci ng at , \ \ 1 ! , · .. _ / / , 1 1 , i i , <'if I l ,. 1 J' I ', ',. i 1 'I , the north east corner of said West half of Govern ment 1 \ w ·\...\ \ \ ·· ·· // ' f r i I • ?i /,. ,l /c5 ,ll'•l,l1 : · 1 ,.:: 1 \ \ \ � ' : '.. \, .. ······-./ ,...,,. ----.,. ,' i f I f � .,1 /.///;;5,.</1'/:1 //,,. l: .,' Lot 1 and ru nning thence west along the north line \ 1 \ ,,., ··• ...... 1 / ', ···.._>·--.... ...-/ / ----, f i ' { ,_1 / / ;/ ,f// l/o/// ;_'I /:;:: 0, I') t0,-.:.....N +tI
t hereof a d i stance of 6 18.28 feet t o the poi nt of \ ', \0 :,,: .. �• ·,.__ / ,' ,' i \ i //!,J////</////i ,begi nni ng of t he land t o be descri bed; t hence con tinuing '\ \ \. 0r IRON PIPE ,,· ........ ',,'···--........ --···· ,-' ___ ,' i \ .////;/,1////// /I west along sai d north l i ne 450.00 feet; t hence sou t h / 'i \\ .. Z 314 INCH \t '•... ',,-' :i \ '--··· ,,.-·//41,l////,l/,! ,tj''and paral lel to t he west l i ne of said Govern men t Lot 1 1 RLS 8625 · ··, ', _ ................ --·· ............... ,
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' \ //j✓i /l//1 /,1 ii.-,' and said North east Quarter a distance of 296.48 feet; ' r \ ---·····• •• ...._ •••••• -----................. 1 \ ·, ••• ..-_..-;.-1
1/,.-/,:,//./,.-/11 I ••, • • -•• -•• I .•_,..••/I ••/ '/ thence westerl y parallel with the north line of said West , \...../ 1,.,.,1 •,. '·-••• -··:...-,,.,.,, -- ---'\1 1 \ _,,. .. ..-·,,:·· .,/,.-_,.-_,,._., 1//11 ..-. 1 half of the Nort heast Quart er a d i s t ance of 2 42.07 feet ' \ 0 \ ·,... . ... ---............ -.. ·--·--.• , '"' , ·• .. --u·· '/-'/'.•· '//.-/i '
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to the west line of said West half of said North east \ \ ··-... .._ f.( \. _ _. / _ • .---··· ·-·· ·--\,1 'j1 : \ ./�/;,:;'.�/:::,,i;./-;::.-�-;{�,' Quart er; thence sou t herly along said west l i ne 830.6 0 \ , ··
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......,,. ft /··i / --·-· -··-··-··-··-··�--, \ /, ,1 ,.-/n///.•;;·· ' West half of the North east Quarter 388.70 feet; thence \ \ \ \. /-:!l··--······� ....... ··.,... . .--····,...·/ ll J J ,' /�/:,;:��-::�.;::.�:-;:-;-:."�'south easterl y 321 .43 feet along a line wh ose terminus is \ \ \ 1v .,... .. ·-··-·· ,,. ... -··· / .1<·/,.I /J ,' / 1//�::.�:.;·�,-::?,<.-::,·· \ ' •• ...... ,' // .. ,. ., J ,•,•/,'//,•1 ,•,,,· a point on the east l i ne of sai d West half of t he \.,,' / ,. ... ... / ,-, ,. .-,, , 1 1 ,.,..,, •. •.· ,•, II) c'i-
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Nort heast Quart er d i s t ant 1 437.58 feet sou t h of the \ '\ f\ / / /.,· '': / /.! _../ /1,·✓,/ (,'_,,.:/�;?�;:'.);:/-;· ....... EDGE OF WATE Rnortheast corner of sai d West half of Govern men t Lot 1;\ \. \ \ ··• ... \ WETLA�D DELINEA TION LI NE --/./ / .f / / ,' l,1
_,./1 /,'.,:::-://l ,' t hence north 1228.47 feet to t he poi nt of beginn i ng.\ ' -. ·, \, 1 1 I · ' /,' /' 1 .,,,,.,.,. •• ' \ .. \ I \" \i ,:: / I 11/t/f/,'//; •, •,, \
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OR 17.92 ACRES
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- -xxx- -DENOTES EXISTING CONTOUR r -r '" -1 - 11 -1 - r - ,.. '"
eu, DEN OTES UTILITY POLE
--OHw-DEN OTES OVER HEAD UTILITY WI RES
-··-··-··-DEN OTES WETLAND BOUNDARY
DEN OTES WETLAND SETBACK
DEN OTES ADJU STED WETLAND SETBACK
DEN OTES STREAM BED
TO POGRAPHY FROM DNR. FOR PRELIMINARY PLAT ON LY (NOT FOR CONSTRUCTION).
BASI S OF BEARIN GS: DAKOTA CO UNTY COOR DIN ATE SYSTEM NAO 83 (1 986 ADJU STMENT).
00 I SCALE IN FEET 30 60 120 2-40 1_1 __ 1 __ �1 -SCALE: 1 INCH -60 FEET
I-· ' I f \ I I-· '" I '
STREET WE ST
MN 55068
3820 120TH
RO S EMOUNT,
aient MS. SUE STEIN 31120 120TH SlNEET \\EST ROSEMOUNT, MN 55068 PHONE: 612-868-0250
Design by JF Drawn by JK
LAKE AND LAND SURVEYING, INC. Survey book Na. LAND BVRYEl'IMJ/CIYIL IDJQIND:flfNG 1200 CEIITHE POilffll CURVE, STE 275 IIIOOJOTA HEIGH'IS, 1111 55120 PHONE (651) 716-6211 E-IIAlli Dffl:NGPAIQOST.Nl!'l S.A.P.number 2019.297
Origin al date 3-19-20
Revisions .bnalhan L arnd "" 3-19-20 -.. "' 16464 Page title E�STING COODITIONS
Sheet number of
K:\017022-000\Admin\Docs\Dancing Waters\Dancing Waters Pre & Final Plat Memo.docx
Memorandum
To: Kyle Klatt, Planner
CC: Stacy Bodsberg, Planning & Personnel Secretary
Brian Erickson, Director of Public Works/City Engineer
From: Tim Hanson PE, WSB Engineering Consultant
Date: April 20, 2021
Re: Dancing Waters
Preliminary Plat Review
Final Plat Review
Grading and Drainage Plan Review
WSB File No 017022-000
SUBMITTAL:
The Preliminary Plat, Final Plat and Grading and Drainage plans for Dancing Waters Addition
have been submitted. They were prepared by Lake and Land Surveying, Inc. of Mendota Heights
for Ms. Sue Stein, the landowner of the parcel to be subdivided. Engineering review comments
were generated from the following plat documents dated 03-19-2021, consisting of:
▪ Preliminary Plat – Existing conditions
▪ Final Plat
▪ Grading & Drainage Plan
GENERAL COMMENTS – FINAL PLAT:
The Dancing Waters plat is located on the south side of 120th Avenue about 1.25 miles west of
TH 3 and .25 miles east of the end of the road. The parcel is located in a rural residential area
that does not have public utilities. The parent parcel has an existing house and outbuildings
located in the central area of the parcel. The parcel contains a portion of two wetlands and has a
third wetland that is located entirely within the parcel. The proposed plat creates a residential lot
in the northwest corner of the parent parcel and an Outlot on the southern end.
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: Not Applicable
▪ Watermain Trunk Charge: Not Applicable
▪ Storm Sewer Trunk Charge: $3,772/ net developable acre
2. An easement over the storm sewer pipe located between the two wetlands is
recommended.
Kyle Klatt
April 20, 2021
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GRADING AND EROSION CONTOL
Proposed grading is very limited consisting of a house pad site on the proposed lot and its
driveway. The house pad area identifies grading 6 feet off the top of a slope to create a walkout
lot and shaping a driveway along the east side of the lot. The proposed driveway is fairly steep
with grades that appear to be in excess of 10 percent. The proposed house grading impacts the
top of a slope which is within the buffer area of the adjacent wetland. The plans identify mitigation
locations for these wetland buffer impacts. Wetland buffer area and buffer mitigation areas are
located within drainage and utility easements on the final plat.
1. The proposed grading plan mis-identifies contours for the driveway.
2. The existing culvert between the wetland to the west and the wetland to the east must be
reconstructed utilizing Reinforced Concrete Pipe and placed within a drainage and utility
easement.
3. A low point exists in the northwest corner of 2, the proposed lot, which does not have an
outlet. This low point will receive runoff from ½ of the proposed house, the proposed
driveway and 120th Street. Positive drainage needs to be provided for this area.
4. The grading plan does not identify a driveway culvert under the proposed driveway or the
existing driveway. Culverts will be required for both driveways. These culverts can be
part of an outlet for the low area to the west.
5. Show the easement lines from the final plat on the grading and drainage plan.
ACCESS AND EGRESS
Access and Egress from the existing and proposed lot is identified to be by private
driveways to each lot. The driveways extend onto 120th Street. There should be good
sight lines and distances onto 120th Street at the driveway locations. The existing
driveway has an aggregate surface.
SANITARY SEWER AND WATERMAIN
Public sanitary sewer is not available to this area, requiring private sanitary sewer septic systems.
The grading plan identifies a primary and secondary septic field for the proposed lot. The
identified well location is within 100 feet of the proposed septic system drain fie ld. The drain field
location may need to be modified if a shallow well is constructed. The septic system for the
existing house should be shown on the plan.
1. The existing septic system must be reviewed and brought into compliance if it is
determined to be out of compliance. The sanitary sewer septic systems will be reviewed
by City Building Department Staff.
Public water service is not available to this area. A private well is required to provide water to the
proposed lot. The proposed well location for lot 2 is identified on the grading plan, as noted
above, depending on the depth of the well, its location maybe too close to the easterly end of the
sanitary sewer drain field location.
1. The existing well to the existing house must be shown on the grading plan.
Kyle Klatt
April 20, 2021
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SURFACE WATER MANAGEMENT
The plans for Dancing Waters has been reviewed for surface water management, erosion and
sediment control and for storm sewer pipe sizing. This review is attached.
.
1. Plat approval is subject to the comments of the Surface Water Management Review.
\\wsbgvfiles01\projects\017611-000\Admin\Docs\Dancing Waters - 120th Street Lot Split Review\017611-000 Dancing Waters Stormwater Review 20210420.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
Kendra Fallon, PE
Date: April 20, 2021
Re: Dancing Waters Plan Review
WSB Project No. 017611-000
I have reviewed the documents provided by Lake and Land Surveying, Inc. on 4/15/2021.
Documents reviewed include:
· Perc test – Sue Stein property
· Preliminary Plat Sht 1 (3-25-20) Existing Conditions
· Preliminary Plat Sht 2 (3-25-20) Final Plat for City
· Preliminary Plat Sht 3 (3-25-20) Final Plat for City
· Preliminary Plat Sht 4 (3-25-20) Grading Plan
Applicant should provide responses to each comment. I offer the following comments below.
Grading, Drainage, and Erosion Control Comments:
1. General
a. Further in the memo it is noted that the existing driveway culvert be replaced with
a 15” RCP culvert. Based on the OHWL for the adjacent wetlands this work will
likely require a Work in Public Waters Permit from the MnDNR. It is
recommended the City and WSB help with preparation and/or submittal of the
permit application on behalf of the developer once the culvert design has been
updated.
2. Ponds and Wetlands
a. The Ordinary High Water Levels (OHWL) for the adjacent wetlands should be
noted on the existing plan and grading plans. Note that the OHWL elevations
listed on the attached plan sheet are in the NGVD 29 datum.
b. Areas noted for wetland mitigation on the plans should be updated to state
‘wetland buffer mitigation’ instead for clarity.
3. Emergency Overflow Routes:
a. The emergency overflow location and elevation for the low area adjacent to 120th
Street should be noted on the plans.
4. Retaining Walls:
a. Not applicable.
5. Erosion Control:
a. There are currently no erosion control measures shown on the grading plans.
Erosion control measures such as silt fence, bioroll, and/or rock construction
entrances should be shown on the plans.
Brian Erickson
4/20/21
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6. Grading:
a. Applicant should confirm the elevation noted along the proposed driveway as
they all are currently called out at 944.
b. There is an existing low point adjacent to 120th Street just north of the proposed
building. Applicant should note how this will be drained.
Stormwater Management Plan:
1. General Storm Sewer Design
a. The existing PVC culvert under the driveway should be replaced with a 15” RCP
culvert.
i. It is recommended the eastern invert of the culvert be set at 929.92 to
maintain the adjacent wetland’s hydrology and the culvert be constructed
with a 0.50% slope.
2. Water Quantity
a. No comments.
3. Rate/Volume Control
a. Rate control and volume control is provided by the adjacent regional wetlands.
4. Freeboard
a. No comments.
5. Water Quality
a. Water quality is not required based on the minimal amount of new impervious
and minimal disturbance being proposed.
i. Runoff from the proposed new impervious will be pretreated by the
vegetated buffer prior to reaching the adjacent wetland.
6. Easements
a. A 20-foot drainage and utility easement centered over the driveway culvert
should be provided and shown on the plans.
b. Show all proposed drainage and utility easement lines on the grading plan.