HomeMy WebLinkAbout4.b. Ardan Place
EXECUTIVE SUMMARY
Planning Commission Meeting Date: January 25, 2022
Tentative City Council Meeting Date: February 15, 2022
AGENDA ITEM: 22-01-FP Request by Tamarack Land
Development for Final Plat Approval of
Ardan Place Second Addition.
AGENDA SECTION:
Consent
PREPARED BY: Julia Hogan, Planner AGENDA NO. 4.b.
ATTACHMENTS: Location Map; Final Plat; Cover Sheet,
Site Survey, Grading Plan, Storm Water
Plan; Landscape Plan; Parks and
Recreation Director’s Memo; Engineer’s
Memo dated; Water Resources Review
Memo.
APPROVED BY: AK
RECOMMENDED ACTION:
Motion to recommend that the City Council approve the Final Plat for Ardan Place Second
Addition subject to the following conditions:
1. Execution of a Subdivision Agreement.
2. Adherence with conditions of the Preliminary Plat, Master Development Plan, and
Ardan Place Final Plat approvals.
3. Provision of $64,350 for Landscaping Surety.
4. Provision of $356,650 for Fee-in-Lieu of Park Dedication.
5. Applicant shall submit documentation showing the approval of the multi-purpose trail
connection with the Meadows of Bloomfield development before the start of
construction.
6. Compliance with the conditions and standards within the Park and Recreation
Director’s Memorandum dated January 11, 2022.
7. Compliance with all other conditions and standards within the City Engineer’s
Memorandum dated January 3, 2022.
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: 26.8 Acres (Phase 2 with ROW); 52.2 Acres Overall
Net Area: 24.81 Acres
Lots/Units: 37 Single Family Lots/81 Townhouse Lots (118 Total Units)
Gross Density: 2.26 units/acre
Net (Met Council) Density: 4.06 units/acre
2
The Planning Commission is being asked to consider a request from Tamarack Land Development for
approval of a final plat for Ardan Place Second Addition to allow development of 37 single-family and 81
townhouse lots. The proposed plat represents the second phase associated with the Ardan Place Planned
Unit development (PUD) approved by the City in 2020. Ardan Place First Addition was approved by the
City in March 2021. Staff finds the application consistent with the Ardan Place Preliminary Plat, Master
PUD Development Plan, and Ardan Place First Addition Final Plat and recommends approval of
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 136 townhouse units on property located approximately one-quarter mile west of Akron Avenue and
along the south side of Bonaire Path. The subdivision is 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 proposed to final plat the subdivision in two phases. Phase one, Ardan Place, is
the eastern portion of the property that is next to the proposed elementary school site. The second phase,
Ardan Place Second Addition, will be the remaining western portion of the property. During phase one
the applicant dedicated right-of-way for the internal and adjacent street system and platted two larger
outlots set aside for the development of phase two, Ardan Place Second Addition.
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. This phasing plan has worked well because it has allowed the connection between the single-family
and townhouse areas to be completed with the phase one of Ardan Place and as well as the storm water
plan being able to be constructed in two phases from the east with the initial final plat and then to the west
with Ardan Place Second Addition. Public utilities were available to serve the first phase of Ardan Place
without a connection into existing systems serving the Meadows of Bloomfield neighborhood to the west.
Ardan Place Second Addition will include all necessary connections to loop the system into the 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 37-lot single family and 81-unit townhouse final plat is consistent with the current land use
and zoning classifications (as amended in 2020 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.
• 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).
3
• 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 45% for
lots below 10,000 square feet and 35% for lots over 10,000 square feet.
After the PUD and Preliminary Plat were approved by the City, the developer came to the realization that
the typical home plans that would be offered within Ardan Place would not meet the original lot coverage
requirements of 30% and 40% that were approved originally. A minor PUD amendment was approved
with the Ardan Place Final Plat to change the lot coverage requirements to 35 % and 45%.
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. During the first phase of Ardan Place the final plat subdivided
unplatted land into 42 single family lots, 55 townhouse lots, two large outlots for future development,
dedicated right-of-way for all subdivision public roads and two outlots for storm water ponding and
common areas around individual townhomes. Ardan Place Second Addition final plat will subdivide the
two large outlots that were platted during the first phase of the project for future development into 37-
single family lots, 81 townhome lots and three outlots for storm water ponding and common areas around
individual townhomes. The City has also required that the street that runs through the townhome section
of the subdivision remain a private road and therefore it has been platted as a separate outlot on the Final
Plat. The two public streets that were constructed during the initial phase of Ardan Place will continue
west to serve the single-family homes in this Second Addition.
Water and Sanitary Sewer.
Public utilities that serve Ardan Place and will serve Ardan Place Second Addition 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 Ardan Place Second Addition 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 the approval of Ardan Place final plat in 2021 the applicant updated the tree preservation and
replacement plan to save a small number of trees on the western boundary of the property. Since the
western portion of the property was not a part of the first phase of the project, this was not shown in the
first final plat but was shown in the remaining project plans. Ardan Place Second Addition’s landscape
plan reflects off the landscape plan that was approved with the first phase. It shows the required increase
in caliper inches of replacement trees and as well as the required number of trees for development within
R-1 and R-2 zoning districts.
The second subdivision phase includes 195 comprised of a mix of trees on individual lots and replacement
4
trees within common open space areas. At $300 per tree based on the City fee schedule the required
landscaping security totals $64,350 (195 trees plus 10%). The first phase of Ardan Place included 188 trees,
which was just under half of the trees planned for the entire subdivision.
P arks and Open Space.
Parks and Recreation staff reviewed the plans for the final plat of Ardan Place Second Addition and found
them to be consistent with the preliminary and first phase final plat 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 118 units. This amount totals $356,650 (37 single family units at $3,400 per unit and 81
townhouse units at $2,850). The proposed dog park that will be constructed in this phase of the project is
a private open space amenity for the neighborhood and will not be controlled or maintained by the City in
any manner.
Sidewalks, Trails, and Pathways .
The first phase of Ardan place that was approved by the City was consistent with the City’s policies for
sidewalks in new subdivisions. The construction plans depicted sidewalks along on 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 included 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 trail
connection will also provide direct access to the planned dog park that will be completed in this second
phase for properties further north. During the first phase of Ardan Place there was talk about extending
the multi-purpose trail to the west to connect into the Meadow of Bloomfield development during the
second phase of the project. After discussion among staff, it was concluded that the applicant would have
to obtain approval from the neighboring development to be able to make that connection. The applicant
would have to submit documentation to the City of the approval between Ardan Place and the Meadows
of Bloomfield before construction of the connection.
Engineering Comments.
The Project Engineer has reviewed the proposed Ardan Place Second Addition Final Plat and has
provided comments in the Engineer’s Memo dated January 7, 2022. Notable Comments include: the
developer will need to pay for the required area charges as specified in the City’s fee schedule, some
drainage and utility easements will need to be vacated before the plat can be recorded, a permanent trail
easement within Outlot B, street labeled Rosemount Way must be changed to Rosecommon Way, and
construction plans will need to be updated to address modification requested by the City Engineer.
Development fees as detailed in the Engineer’s Memo are due with the final plat and subdivision
agreement.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the Final Plat for Ardan Place Second Addition creating 37 single-family
lots and 81 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.
Ardan Place Second Addition Location
Site
ARDAN PLACE SECOND ADDITION
S0°05'15"E 1421.34N67°08'10"E 898.29CH=188.68L=190.12R=445.00Δ=24°28'44"CHB=N12°09'08"EN0°05'14"W 379.20CH=86.52L=86.52 R=2815.00Δ=1°45'40"CHB=N86°15'22"WS85°22'32"E 319.43 S0°05'14"E177.70S2°08'36"W60.04S0°06'22"E125.42S87°44'59"W11.76S6°17'49"E139.20S2°41'33"E60.12S5°53'07"E170.70S84°32'20"W73.17S5°18'15"E74.20S27°41'03"E146.35S57°56'16"W192.78S32°03'44"E49.93N58°30'27"E3.00S32°03
'44"E143.07L=53.47 R=82.00Δ=37°21'29"S15°35'59"E58.09CH=69.27L=69.39 R=342.44Δ=11°36'39"CHB=N69°05'01"ES26°03'31"E
279
.85
CH=200.87L=200.87 R=11509.00Δ=1°00'00"CHB=S85°52'32"E
L=50.33 R=138.00Δ=20°53'44"INSET A SEE SHEET 3 OF 4INSET B SEE SHEET 4 OF 4LEGEND ARDAN PLACE SECOND ADDITION
S0°05'15"E 254.42 CH=188.68L=190.12 R=445.00Δ=24°28'44"CHB=N12°09'08"E N0°05'14"W 379.20 CH=86.52L=86.52R=2815.00Δ=1°45'40"CHB=N86°15'22"WS85°22'32"E 319.43S0°05'14"E 177.70S2°08'36"W
60.04
S0°06'22"E
125.42S87°44'59"W11.76S6°17'49"E 139.20S2°41'33"E60.12S5°53'07"E 170.70S84°32'20"W73.17S5°18'15"E8.89CH=200.87L=200.87R=11509.00Δ=1°00'00"CHB=S85°52'32"EINSET B SEE SHEET 4 OF 451223456181234567891234567891011121314151646123412341234123456136TH STREET WESTROSEMONT WAYOUTLOT A
OUTLOT BOUTLOT CǻǻǻǻǻǻǻǻǻǻLEGEND ARDAN PLACE SECOND ADDITION
S0°05'15"E 1166.92N67°08'10"E 898.29S5°18'15"E65.31S27°41'03"E 146.35S57°56'16"W 192.78S32°03'44"E49.93N58°30'27"E3.00S32°03'44"E143.07L=53.47 R=82.00Δ=37°21'29"S15°35'59"E58.09CH=69.27L=69.39 R=342.44Δ=11°36'39"CHB=N69°05'01"ES26°03'31"E
279
.85L=50.33 R=138.00Δ=20°53'44"INSET A SEE SHEET 3 OF 4 319201817222121OUTLOT A321778910111213141516123123456123456123456123456123456123456123456654321123456123456OUTLOT AROSEMONT WAYOUTLOT COUTLOT BOUTLOT DǻLEGEND ARDAN PLACE SECOND ADDITION
1
2
4
5
6
7
8
9
10
14
13
11
12
3
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
191
COVER SHEET
N
GOVERNING SPECIFICATIONS:
PROJECT DIRECTORY
LEGEND
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 1407.20 1245678910141311123ADRAN PLACEARDAN PLACEADRAN PLACE2
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
19 NEXISTING CONDITIONS
AUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)1245678910141311123DOGPARK2546789101112131415161718123ADRAN PLACEARDAN PLACEADRAN PLACE21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
193
COMPOSITE UTILITY PLAN
LEGEND
N”
”
”
”
“
”
“”
“”
”
AUTUMN PATHBONAIRE PATH W (COUNTY ROAD 38)256113DOGPARK2546789101112131415161718123ADRAN PLACEARDAN PLACE21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
194
SIGNAGE & STREET LIGHT PLAN
LEGEND
N
AUTUMN PATHL=130.68 R=2865.00
Δ=2°36'48"
4
1
2
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
195
SANITARY SEWER & WATERMAIN
136TH STREET W
LEGEND
N
136TH STREET WSEE SHEET 7
528923ARDAN PLACE21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
196
SANITARY SEWER & WATERMAIN
ROSECOMMON WAY
LEGEND
NROSECOMMON WAYSEE SHEET
7
25467815161718221-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
197
SANITARY SEWER & WATERMAIN
KAYLEMORE WAY
LEGEND
N
KAYLEMORE WAY SEE SHEET
8
DETAIL A
SEE SHEET 8
UNION PACIFIC RAILROAD11DOGPARK278910111213151621-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
198
SANITARY SEWER & WATERMAIN
KAYLEMORE WAY
LEGEND
N
KAYLEMORE WAYSEE SHEET 7SEE SHEET
9
SEE SHEET 7
5
9
10
1112
13
14
15
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
199
SANITARY SEWER & WATERMAIN
VICTORIA MEADOWS COURT
LEGEND
N
VICTORIA MEADOWS COURT
SEE
S
H
E
E
T
7
SEE
S
H
E
ET 8
AUTUMN PATHBONAIRE PATH W (COUN
T
Y
R
O
A
D
3
8
)
1
2
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
1910
STREET & STORM SEWER PLAN
136TH STREET W
LEGEND
N
136TH STREET W
DETAIL A
DETAIL B
DETAIL D
DETAIL C
223ARDAN PLACE21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
1911
STREET & STORM SEWER PLAN
ROSECOMMON WAY
LEGEND
NROSECOMMON WAY
DETAIL A
254678161718221-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
1912
STREET & STORM SEWER PLAN
KAYLEMORE WAY
LEGEND
NKAYLEMORE WAY
DETAIL A
DETAIL B
DETAIL C
DETAIL DSEE SHEET
1
3
SEE SHEET 13
UNION PACIFIC RAILROAD11DOGPARK267891011121314151621-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
1913
STREET & STORM SEWER PLAN
KAYLEMORE WAY
LEGEND
NKAYLEMORE WAY
DETAIL A
DETAIL B
SEE SHEET 14SEE SHEET 12
9
10
12
13
14
15
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
1914
STREET & STORM SEWER PLAN
KAYLEMORE WAY
LEGEND
N
VICTORIA MEADOWS COURT
DETAIL A
DETAIL B
DETAIL CSEE SHEET 13SEE SHEET 12
AILSBURY AVENUEAUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)12456781311123DOGPARK2546789101112131415161718123ADRAN PLACEARDAN PLACEADRAN PLACE15
LEGEND
NSTORM WATER POLLUTION
PREVENTION PLAN
PROJECT DIRECTORY
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
19
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
1916
SWPPP NOTES
DETAILS
”
”
””
”
””
””
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
1917
DETAILS
””
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
1918
DETAILS
21-025
12/01/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
1919
DETAILS
HOUSEPAD HOLD DOWNS
SPILT ENTRY WALKOUTS (SEWO)
SPILT ENTRY (SE)
TYPICAL STREET SECTIONS
INSET B
SIDEWALK SECTION
INSET C
TRAIL SECTION
STORM SEWER DESIGN
ARDAN PLACE 2nd ADDITION
DECEMBER 4, 2021
CES PROJECT NO. 21-025
MPC
10
0.013 Concrete
LENGTH "C" OF NEW "I"RUNOFF SLOPE PIPE
UPSTRM DWNSTRM (FEET)INCR.TOTAL TO INLET IN PIPE INCREASE "C"(IN/HR)(CFS)(%)DIA. (IN)Q (CFS)V (FT/SEC)RIM INVERT RIM INVERT
CB 1 CBMH 2 178 1.13 1.13 10 1.0 0.33 0.33 6.1 2.27 0.33 15 3.71 3.02 954.50 951.50 958.00 950.91
CBMH 2 CBMH 1 107 0.29 1.42 10.9 0.6 0.33 0.33 5.8 2.72 0.35 15 3.82 3.11 958.00 950.81 957.34 950.44
CBMH 1 CBMH 1A 47 0.38 1.8 11.5 0.3 0.46 0.36 5.8 3.73 0.34 15 3.76 3.07 957.34 950.34 957.70 950.18
CBMH 1A FES 189 0.54 2.34 11.7 0.8 0.43 0.37 5.8 5.1 0.4 18 6.64 3.76 957.70 950.00 949.24
CB 2 CBMH 3 96 0.75 0.75 10 0.5 0.33 0.33 6.1 1.51 0.33 15 3.71 3.02 954.00 951.00 954.20 950.68
CBMH 3 STMH 1 113 0.08 0.83 10.6 0.6 0.33 0.33 6 1.64 0.33 15 3.71 3.02 954.20 950.58 955.50 950.21
STMH 1 FES 130 0 0.83 11.3 0.5 0.00 0.33 5.8 1.59 0.57 15 4.87 3.97 955.50 950.11 949.37
CB 8 CBMH 10 168 1.5 1.5 10 0.9 0.33 0.33 6.1 3.02 0.33 15 3.71 3.02 962.5 959.50 964 958.95
CBMH 10 CBMH 9 170 0.73 2.23 10.9 0.8 0.33 0.33 5.8 4.27 0.5 15 4.56 3.72 964.00 958.85 961.00 958.00
CBMH9 CBMH 8 303 0.99 3.22 11.7 0.9 0.33 0.33 5.7 6.06 1.04 15 6.58 5.37 961.00 957.90 957.80 954.75
CBMH 8 CBMH 6A 95 0.8 4.02 12.8 0.4 0.33 0.33 5.4 7.16 0.47 18 7.20 4.07 957.80 954.56 958.53 954.11
CBMH 6A CBMH 5A 46 0.29 4.31 13.2 0.2 0.45 0.34 5.4 7.87 0.61 18 8.20 4.64 958.53 954.01 958.83 953.73
CB 14 CBMH 7A 28 0.27 0.27 10 0.1 0.53 0.53 6.1 0.87 0.35 15 3.82 3.11 963.64 960.64 963.65 960.54
CBMH 7A CBMH 7 171 0.01 0.28 10.1 0.5 0.53 0.53 6.1 0.91 1.1 15 6.77 5.52 963.65 960.44 961.76 958.56
CB 7 CBMH 7 32 0.58 0.58 10 0.1 0.44 0.44 6.1 1.56 1.19 15 7.04 5.74 961.94 958.94 961.76 958.56
CB 6 CBMH 7 93 0.3 0.3 10 0.5 0.33 0.33 6.1 0.60 0.35 15 3.82 3.11 961.5 958.89 961.76 958.56
CBMH 7 CBMH 6 157 0.27 1.43 10.5 0.4 0.45 0.44 5.9 3.71 1.87 15 8.83 7.20 961.76 958.46 959.60 955.52
CB 5 CBMH 6 60 0.27 0.27 10 0.1 0.33 0.33 6.1 0.54 1.63 15 8.24 6.72 959.50 956.5 959.60 955.52
CBMH 6 CBMH 5A 38 0.26 1.96 10.9 0.1 0.47 0.43 5.8 4.89 3.92 15 12.78 10.42 959.60 955.42 958.83 953.93
DESIGNED BY:
YEAR STORM:
MANNINGS "N":
DOWNSTREAM STRUCT.STRUCTURE NO.AREA (ACRES)TIME OF CONC. DESIGN VALUES UPSTREAM STRUCT.
STORM SEWER DESIGN
ARDAN PLACE 2nd ADDITION
DECEMBER 4, 2021
CES PROJECT NO. 21-025
MPC
10
0.013 Concrete
LENGTH "C" OF NEW "I"RUNOFF SLOPE PIPE
UPSTRM DWNSTRM (FEET)INCR.TOTAL TO INLET IN PIPE INCREASE "C"(IN/HR)(CFS)(%)DIA. (IN)Q (CFS)V (FT/SEC)RIM INVERT RIM INVERT
CBMH 5A CBMH 5 205 0.01 6.28 13.2 0.5 0.47 0.37 5.4 12.55 0.9 21 15.02 6.25 958.83 953.53 954.69 951.69
CB 4 CBMH 5 45 0.61 0.61 10 0.45 0.45 6.1 1.67 0.35 15 3.82 3.11 955.05 952.07 954.69 951.91
CB3 CBMH 5 27 0.1 0.1 10 0.33 0.33 6.1 0.20 0.35 15 3.82 3.11 954.5 952.00 954.69 951.91
CBMH 5 CBMH4 118 0.32 7.31 13.7 0.3 0.55 0.38 5.3 14.72 0.9 21 15.02 6.25 954.69 951.59 953.66 950.53
CB 3A CBMH 4 27 0.36 0.36 10 0.56 0.56 6.1 1.23 0.35 15 3.82 3.11 953.66 950.82 953.66 950.73
CBMH 4 STMH 2 111 0.59 8.26 14 0.3 0.50 0.40 5.2 17.18 0.58 24 17.22 5.48 953.66 950.33 954.5 949.69
STMH 2 FES 82 8.26 14.3 0.40 5.2 17.18 0.7 24 18.91 6.02 954.5 949.59 949.02
CB 10 CBMH 12 34 0.6 0.6 10 0.1 0.47 0.47 6.1 1.72 0.59 15 4.96 4.04 969.03 966.02 968.96 965.82
CBMH 12 EXIST 36 0.66 1.26 10.1 0.43 0.45 6.1 3.45 2.33 15 9.85 8.03 968.96 965.72 964.88
CB 12 CBMH 13 33 0.33 0.33 10 0.2 0.47 0.47 6.1 0.95 0.35 15 3.82 3.11 969.97 967.17 969.97 967.05
CBMH 13 EXIST 72 0.36 0.69 10.2 0.49 0.48 6.1 2.02 0.35 15 3.82 3.11 969.97 966.95 969.36 966.70
CB 13 EXIST 59 0.84 0.84 10 0.33 0.33 6.1 1.69 0.85 15 5.95 4.85 968.00 965.00 967.35 964.50
CB 11 EXIST 133 0.66 0.66 10 0.33 0.33 6.1 1.33 0.67 15 5.28 4.31 968.00 965.00 967.50 964.11
CB 9 CBMH 11 33 0.73 0.73 10 0.2 0.42 0.42 6.1 1.87 0.45 15 4.33 3.53 964.14 961.14 964.14 960.99
CBMH 11 CBMH 11A 192 0.41 1.14 10.2 0.5 0.52 0.46 6.1 3.17 1.6 15 8.16 6.66 964.14 960.89 961.24 957.82
CBMH 11A EXIST 156 0.38 1.52 10.7 0.4 0.47 0.46 5.9 4.12 1.41 15 7.66 6.25 961.24 957.72 955.52
UPSTREAM STRUCT.DOWNSTREAM STRUCT.
DESIGNED BY:
YEAR STORM:
MANNINGS "N":
STRUCTURE NO.AREA (ACRES)TIME OF CONC. DESIGN VALUES
STORM SEWER DRAINAGE AREA DATA
ARDAN PLACE 2ND ADDITION
NOVEMBER 10, 2021
CES PROJECT NO. 21-025
STRUCTURE PERV."C"SLOPE Tc "I"Q
NUMBER ACRE SQ FT ACRE SQ FT AREA (%)(MIN)(IN/HR)(CFS)
CB 1 1.13 49387 0.00 1.13 0.33 10 6.1 2.28
CB 2 0.75 32676 0.00 0.75 0.33 10 6.1 1.51
CB 3 0.10 4178 0.00 0.10 0.33 10 6.1 0.19
CB 3A 0.36 15662 0.15 6686 0.21 0.56 0.00
CB 4 0.61 26434 0.13 5852 0.47 0.45 10 6.1 1.66
CB 5 0.27 11934 0.00 0.27 0.33 10 6.1 0.55
CB 6 0.30 12962 0.00 0.30 0.33 10 6.1 0.60
CB 7 0.58 25149 0.12 5040 0.46 0.44 10 6.1 1.54
CB 8 1.50 65457 0.00 1.50 0.33 10 6.1 3.02
CB 9 0.73 31759 0.12 5100 0.61 0.42 10 6.1 1.85
CB 10 0.60 26351 0.16 6820 0.45 0.47 10 6.1 1.72
CB 11 0.66 28619 0.00 0.66 0.33 10 6.1 1.32
CB 12 0.33 14462 0.09 3740 0.25 0.47 10 6.1 0.95
CB 13 0.84 36671 0.00 0.84 0.33 10 6.1 1.69
CB 14 0.27 11740 0.10 4420 0.17 0.53 10 6.1 0.87
0.00
CBMH 1A 0.54 23364 0.10 4200 0.44 0.43 10 6.1 1.39
CBMH 1 0.38 16617 0.10 4200 0.29 0.46 10 6.1 1.08
CBMH 2 0.29 12479 0.00 0.29 0.33 10 6.1 0.58
CBMH 3 0.08 3612 0 0.08 0.33 10 6.1 0.17
CBMH 4 0.59 25507 0.19 8190 0.40 0.50 10 6.1 1.79
CBMH 5 0.32 13931 0.13 5880 0.18 0.55 10 6.1 1.08
CBMH 5A 0.01 436 0.01 426 0.00 0.85 10 6.1 0.05
CBMH 6 0.26 11183 0.07 2870 0.19 0.47 10 6.1 0.73
CBMH 6A 0.29 12560 0.07 2870 0.22 0.45 10 6.1 0.79
CBMH 7 0.27 11922 0.06 2688 0.21 0.45 10 6.1 0.75
CBMH 7A 0.01 436 0.01 436 0.00 0.86 10 6.1 0.05
CBMH 8 0.80 34794 0.00 0.80 0.33 10 6.1 1.61
CBMH 9 0.99 43130 0.00 0.99 0.33 10 6.1 1.99
CBMH 10 0.73 31953 0.00 0.73 0.33 10 6.1 1.48
CBMH 11 0.41 18035 0.15 6600 0.26 0.52 10 6.1 1.32
CBMH 11A 0.38 16678 0.10 4400 0.28 0.47 10 6.1 1.10
CBMH 12 0.66 28567 0.12 5270 0.53 0.43 10 6.1 1.71
CBMH 13 0.36 15508 0.11 4620 0.25 0.49 10 6.1 1.06
TOTAL AREA STREET AREA
AUTUMN PATHUNION
PACIFIC
RAILROADBONAIRE PATH W (COUNTY ROAD 38)25611123DOGPARK2546789101112131415161718123ADRAN PLACEARDAN PLACE3
GRADING PLAN
LEGEND
N21-025
10/15/2021
ARDAN PLACE SECOND ADDITION
TAMARACK LAND DEVELOPMENT, LLC
ROSEMOUNT, MN
N CAMPION
ENGINEERING
SERVICES, INC
CLYLO EQJLQHHULQJ LDQG PODQQLQJ
10
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
5
6
7
8
9
10
14
13
11
2324
25
26
27
28
29
3
12
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
11-5-2020
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
11-5-2020
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
M E M O R A N D U M
To: Adam Kienberger, Community Development Director
Anthony Nemcek, Senior Planner
Julia Hogan, Planner
From: Dan Schultz, Parks and Recreation Director
Date: January 11, 2022
Subject: Ardan Place Development 2nd Addition Memo
The Parks and Recreation Department recently reviewed the plans for the Ardan Place 2nd Addition
and has the following comments:
Parks Dedication
Because the City is not looking to acquire park land in this development, the parks dedication for
this 2nd phase of development would be cash in-lieu of land. The cash dedication for 37 low density
units @ $3,400 per units would be $125,800 and 81 medium density units @ $2,850 per unit would
be $230,850 for a total of $356,650.
Please let me know if you have any questions about this memo.
K:\016934-000\Admin\Docs\2nd Addition\2022.01.04 - Arden Place 2nd Constrution Plan Memo -.docx
Memorandum
To: Anthony Nemcek, Planner
CC: Brian Erickson, City Engineer
Stacy Bodsberg, Planning & Personnel Secretary
From: Tim Hanson, WSB Engineering Consultant
Date: January 7, 2022
Re: Ardan Place 2nd Addition - Construction Plan – Engineering Review
SUBMITTAL:
The final plat and construction plans for Ardan Place 2nd Addition 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 11/19/2021
▪ Sanitary Sewer and Watermain Plans dated 12/01/2021
▪ Street and Storm Sewer Plans dated 12/01/2021
▪ Storm Water Pollution Prevention Plan dated 12/012021
GENERAL COMMENTS – FINAL PLAT:
1. The development Fees are indicated below based on the Current Schedule of Rates and
Fees. These fees are due with the final plat and subdivision agreement.
▪ Sanitary Sewer Trunk Charge: $1075/acre
▪ Watermain Trunk Charge: $6500/acre
▪ Storm Sewer Trunk Charge: $6865/acre
2. The existing Drainage and Utility Easements within Outlot A, Ardan Place must be vacated
with the platting of the 2nd Addition.
3. The ponding area and access portion of Outlot D shall be dedicated to the City.
4. The bike trail within Outlot D must have a permanent trail easement place over its
alignment.
5. The street labeled Rosemount Way must be changed to Rosecommon Way.
6. Vacate temporary street easements for the temporary turnarounds constructed with the
first phase.
SANITARY SEWER AND WATERMAIN
7. Sheet 5, The curb stop elevation on lot 1, block 1 does not appear to be consistent with
the grading plan. It appears the curb stop elevation should be +/- 971.8.
8. Sheet 5, The curb stop elevation on lot 5, block 2 does not appear to be consistent with
the grading plan. It appears the curb stop elevation should be +/- 971.6.
9. Sheet 5, Lots 6, 7, 8, Block 1 appear to indicate the curb stop to be about 0.5 feet different
than the grading plan. Please review these lots also.
Anthony Nemcek
1/7/2022
Page 2
K:\016934-000\Admin\Docs\2nd Addition\2022.01.04 - Arden Place 2nd Constrution Plan Memo -.docx
10. Sheet 5, The watermain elevation from 1+00 to 3+20 appears to be in conflict with the
extension of sanitary sewer services and the ability to have 18 inches of separation.
11. Sheet 5, The curb stop location for Lot 8, Block 1 is adjacent to the driveway. Provide 5 to
10 feet of separation between the curb stop and edge of driveway.
12. Sheet 5, There is an existing raw water line hydrant adjacent to Autumn Path at the
southerly radius point of 136th Street. Please show th is hydrant.
13. Sheet 5, The riser notes for each service are overwritten by the pipe or manhole line, See
if the notes can be located where they are more legible.
14. Sheet 6, The curb stop on Lot 21, Block 2 is fairly close to the driveway. Provide
additional separation if possible.
15. Sheet 6, The riser information for Lot 21, Block 2 is should be 1’ + 4’R* to clear the water
main by 18 inches.
16. Sheet 6, The existing temporary hydrant at the end o the watermain on R osecommon Way
appears as bold line weight.
17. Sheet 6, The curb stop on Lot 3, Block 3 is fairly close to the driveway. Provide additional
separation if possible.
18. Sheet 6, The rear yard easement line on lot 3, block 3 for the storm sewer is not shown as
it is on the final plat. (The final plat is shown correctly).
19. Sheet 7, The irrigation sleeves need to be shown in the profile at proposed depth.
20. Sheet 7, The graphic length of the sewer riser to Lot 2 block 5 is not shown correctly.
21. Sheet 7, The separation between the storm sewer and sewer service should be 4 feet or
more if possible. Lots 1, 2, 3, 4, & 5, Block 18 should have 3-foot risers at the main.
22. Sheet 7, & 8, The note identifying service information for the location of the sanitary sewer
states “Sewer Service at 9’ past property line”. The plan view shows the sewer service at
the property line, (water service also). The note and the plan need to be consistent.
23. Sheet 7, There should not be a riser at the main for Lot 1, Block 8 to clear under the
watermain with proper separation.
24. Sheet 7, The sewer services to these lots appear to be quite flat based on the proposed
end of pipe elevations indicated for the lot. The lots are Lot 2, 3, 4, 5, 6, Block 8 and Lots
4, 5, 6, Block 16.
25. Sheet 7 & 8, Review the riser lengths on the water main side to verify 18 inches of
separation at the crossing point. All service risers to Block 10 lots should be lowered 1
foot.
26. Sheet 8, The length of pipe and grade between existing MH 9 and proposed MH 6 is not in
BOLD type.
27. Sheet 8, The length of pipe and grade for the existing pipe extending to existing MH 9 is in
BOLD type, please show as existing.
28. Sheet 8, The proposed service extension to Lot 6, Block 11 must be extended from the
proposed facilities for the 2nd Addition. The water service must extend from watermain
west of main line valve.
29. Sheet 9, The Hydrant at the west end of Victoria Meadows Court should be moved to the
north side of the street to allow for snow storage at the end of the street. The proposed
light pole can be moved to the east side of the parking area.
30. Sheet 9, The storm sewer crossing of the sanitary sewer must be insulated.
STORM SEWER
31. Sheet 3, Note 5 of the storm sewer notes, delete first sentence, the City does not require 2
foot sumps in every street catchbasin.
32. Sheet 10, When connecting to the existing storm sewer structures, core drill the existing
structure.
33. Sheet 10, Detail the radius curb elevations at the Autumn Path intersection.
Anthony Nemcek
1/7/2022
Page 3
K:\016934-000\Admin\Docs\2nd Addition\2022.01.04 - Arden Place 2nd Constrution Plan Memo -.docx
34. Sheet 10, The proposed storm sewer extensions from the existing catchbasins will require
bituminous trail removal and replacement.
35. Sheet 11, The rear yard easement line on lot 3, block 3 does not match the final plat.
(noted previously with the sanitary sewer review.)
36. Sheet 11, Remove the note referencing the connection to the sanitary sewer.
37. Sheet 12, There are overwritten data in the south west corner of the northerly parking
area.
38. Sheet 12, Removal of the existing radii and stub street must include the rec onstruction of
the bituminous trail from the south of the existing stub intersection to the proposed
intersection.
39. Sheet 13, The rear yard easement on lot 22, block 2 is not shown as it is on the plat. The
final plat shows the easement correctly.
40. Sheet 13, FES 2 is partially flooded at the NWL of the pond. This condition extends back
to CBMH 1A, a sump structure. The FES must be raised so CBMH 1A can be properly
maintained.
41. Sheet 13, The bituminous trail requires a horizontal alignment and vertical profile. The
minimum radius for the trail is 100 feet.
42. Sheet 13, A pedestrian curb ramp is needed at the trail connection to Kaylemore Way.
43. Sheet 14, Verify the manhole size for CBMH 5. This structure might not be buildable.
44. Sheet 14, Verify the manhole size for CBMH 4.
45. Sheet 14, The finished grade identified in the profile view for CBMH 4 to CBMH 5 is shown
below the pipe.
46. Sheet 14, There is hatching extending from Victoria Meadows Court that is not identified
as to what it is or identified with a construction detail.
47. Storm sewer structures must have the type of structure identified for the location. ie.
Design G, Design H,
DETAILS
48. Sheet 17, Note 2 for the INFILTRATION BASIN NOTES states the target rate is 8 in/hr.
This needs to be coordinated with the Surface Water Management Report.
49. Sheet 18, Rosemount Standard Plate SD-4 needs to be included in the plan set.
TYPICAL SECTION
50. Sheet 19, The Trail Section inset states “6 SELECT GANULAR BORROW this should be
6” CLASS 5 AGGREGATE.
51. Sheet 19, The TYPICAL STREET SECTION shown is for the 1st Addition. The street
names indicated and street widths need to be updated.
LANDSCAPE PLAN
Was not detail reviewed at this time.
INFILTRATION BASINS
52. Access routes to ponds and rear yard catchbasins must meet Engineering Guidelines and
be shown on the plans.
53. Upon completion of the infiltration basin, the applicants Engineer shall complete infiltration
testing and certify the functionality of the basin as needed.
Anthony Nemcek
1/7/2022
Page 4
K:\016934-000\Admin\Docs\2nd Addition\2022.01.04 - Arden Place 2nd Constrution Plan Memo -.docx
The water resources review is completed by the City’s storm water management consultant.
Their comments on the plans and the Ardan Place Stormwater Management Report is submitted
on a separate memo.
Attached is the Water Resources Review.
K:\016934-000\Admin\Docs\Stormwater Management Review_01032022\Ardan Place - Minea Property Rosemount Stormwater Management Review -
01032022.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Brian Erickson, City Engineer
Jane Byron, Storm Water Specialist
From: Bill Alms, PE
Laura Pietila, EIT
Date: January 3, 2022
Re: Ardan Place 2nd Addition, Minea Property Plan Review
WSB Project No. 016934-000
We have reviewed the documents for the second addition of Ardan Place provided by Campion
Engineering Services on December 29, 2021. Documents reviewed include:
• ARDAN PLACE 2nd STORM SEWER DESIGN.pdf
• ARDAN PLACE 2ND CONST. PLANS 11X17.pdf
Applicant should provide responses to each comment. We offer the following comments below.
Greyed out comments have been addressed and comments new to this review are in red.
Grading, Drainage, and Erosion Control Comments:
1. General
a. Show or define access routes for maintenance purposes to Pond 2 and the
infiltration basin.
2. Ponds and Wetlands
a. The 100-year HWL and 10-day snowmelt elevations differ between HydroCAD
and the plans for the NURP basin and infiltration basin. Modify v alues to match.
b. Ensure pretreatment is provided by installing sump structures on the last road
accessible storm sewer structure prior to discharging into the pond.
i. Add a sump to structure STMH-1.
c. Refine the outlet control structure detail for Pond 2 to include the weir elevation
(as modeled in HydroCAD) and the inlet pipe elevation and size.
d. Call out rip rap on the plans at the storm sewer discharge points.
e. Modify the infiltration basin notes to state that the soil in the upper 12-inches to
18-inches of the basin shall be amended with MnDOT Grade 2 compost or biotic
media (not topsoil) due to higher pollutant retention capability and more uniform
media with less fine particles.
f. Modify the outlet control structure in the SE corner of the site to comply with the
City design guidelines.
3. Emergency Overflow Routes
a. Label the street low point EOF.
b. Label the rear yard low point EOFs for Block 2 near Rosecommon Way and
Block 3.
01/03/2022
Page 2
K:\016934-000\Admin\Docs\Stormwater Management Review_01032022\Ardan Place - Minea Property Rosemount Stormwater Management Review -
01032022.docx
c. Ensure all low opening elevations are 1.5-feet above the EOF elevation (see
grading plan review for list of homes to revise).
i. Phase 1 home on Block 3
ii. Block 16, Lot 1
Stormwater Management Plan:
1. General Storm Sewer Design
a. All storm sewer shall be designed to accommodate the 10-year rainfall event.
Please submit a utility plan, rational calculations, and an associated storm sewer
drainage area map.
i. Modify CBMH 4 area in the storm sewer calculations to match the
drainage area map.
2. Water Quantity
a. Per past comments provided to the developer, all site drainage shall be routed to
a regional outlet control structure that connects overflows from the site to the
east as shown in the City SWMP. Please show the equalizer pipe between the
Phase 2 and Phase 1 infiltration basins (as mentioned in HydroCAD) that will
facilitate drainage to the east for the Phase 2 portion of the site.
3. Modeling
a. Modify the primary outlet pipe from Pond 2 to match the plans and outlet control
structure detail.
b. Include the OCS grate and EOF between Pond 2 and the infiltration basin in the
model because the 10-day snowmelt flow utilizes those outlets.
SWPPP:
1. Erosion Control Plan
a. Call out inlet protection on all catch basins along Autumn Path and Bonaire Path.
i. Add inlet protection near the rock entrances on the right hand side of the
roadways.
ii. Show inlet protection on the inlet south on Autumn Path.
b. Show where to install the silt fence around the basins post grading. The leader
should point to silt fence.