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Home My WebLink About6.q. Request by US Home, LLC, for Approval of the Talamore 2nd Addition Final Plat EXECUTIVE SUMMARY City Council Regular Meeting: July 19, 2022 AGENDA ITEM: Request by US Home, LLC, for Approval of the Talamore 2nd Addition Final Plat AGENDA SECTION: Consent PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 6.q. ATTACHMENTS: Resolution; Site Location; Preliminary Plat; Final Plat; Grading Plan; Utility Plan; Landscaping Plan; Engineer’s Memo dated June 17, 2022; Parks and Recreation Director’s memo dated June 22, 2022 APPROVED BY: LJM RECOMMENDED ACTION: Motion to adopt a resolution approving the Final Plat for Talamore 2nd Addition, subject to conditions SUMMARY The City Council is being asked to consider a request by U.S. Home, LLC (dba Lennar) for final plat approval of the first subdivision of Talamore into buildable lots. The final plat will create 52 single family and 36 townhome lots. The single-family parcels are a mix of traditional and smaller lot parcels. Additionally, the plat includes right of way dedication for the continued eastward extension of Connemara Trail. The Planning Commission and staff are recommending approval of the final plat, subject to the conditions listed in the attached resolution. Applicant: U.S. Home, LLC (dba Lennar) Location: North of County Road 42 and .5 miles east of Akron Avenue. Gross Area: 64.248 Acres Net Area: 29.329 Proposed Lots: 88 lots (52 single family lots and 36 townhomes) Net Density: 3.0 Units/Acre Existing Comp Plan Designation: LDR - Low Density Residential and MDR - Medium Density Residential Existing Zoning: R1-PUD: Low Density Residential Planned Unit Development and R3-PUD: Medium Density Residential Planned Unit Development PLANNING COMMISSION ACTION The Planning Commission reviewed this request and voted unanimously to recommend approval of the final plat as part of the consent agenda at its regular meeting on June 28, 2022. BACKGROUND The City Council reviewed and approved the proposed development, the name of which was not final at that time, in December of 2021. In order for the applicant to acquire the property, Talamore’s 1st Addition was essentially a lot split. Talamore 2nd Addition is the first subdivision of the development area into buildable lots. 2 Talamore is a mixed residential development containing a combination of 139 traditional and smaller lot single family homes as well as 86 townhomes. The townhomes are located near the southeast portion of the development along the extension of Connemara Trail, which is essentially the southern boundary of the site. The Talamore development also contains land for a public park. The Planning Commission and staff find the proposed final plat consistent with the preliminary plat approved by Council and are recommending approval. ISSUE ANALYSIS Legal Authority 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 subject property is guided LDR-Low Density Residential and MDR-Medium Density Residential, and it is zoned R1 PUD – Low Density Residential Planned Unit Development and R3 PUD – Medium Density Residential Planned Unit Development. Therefore, the subject property is subject to all the standards of the R1-Low Density Residential and R3 – Medium Density Residential as well as the standards contained within the PUD. The Talamore PUD contained several deviations from the base standards of the two zoning districts including the following: 1. Section 11-2-15 F. Single Family Detached Dwelling Garage Requirements: The home designs do not need to include an option for a third garage stall. 2. Section 11-2-8 A. Single Family Attached Dwellings and Townhome Requirements and Standards: The maximum number of units per building adjacent to single-family districts from 4 to 6. 3. Section 11-4-5 F. 1. R -1 Minimum Lot Area: Reduce the minimum lot area from 10,000 to 5,842 square feet. 4. Section 11-4-5 F. 2. R-1 Minimum Lot Width: Reduce the minimum lot width to forty-five (45) feet. 5. Section 11-4-5 F. 4. R-1 Minimum Front Yard Setback: Reduce the front yard setback to twenty-five (25) feet. 6. Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: Reduce the side yard setback to seven and one half (7.5) feet. 7. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: Increase the maximum lot coverage to forty- five percent (45%) for lots less than 9,750 square feet in area and thirty five percent (35%) for lots more than 9,750 square feet in area. The following table shows a comparison of the standards contained within the City Code with those of the Talamore Planned Unit Development Agreement. Comparison of Lot Requirements and Standards Category Standard R-1 Zoning Talamore Min. Lot Size 10,000 sq. ft. 5,842 sq. ft. Min. Lot Width 80 ft. 45 ft. Min. Front Yard Setback 30 ft. 25 ft. Min. Side Yard Setback 10 ft. 7.5 ft. Min. Rear Yard Setback 30 ft. 30 ft. Max. Lot Coverage 30% 35% to 45% Final Plat 3 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 Dunmore Farms (now Talamore) Preliminary Plat was approved on December 21, 2021 consisting of 139 single-family lots and 86 townhomes. The current application proposes to plat 52 single- family lots and 36 townhome lots for the first true phase of Talamore as well as various outlots. Staff finds the Final Plat is consistent with the Preliminary Plat and meets the requirements of the Zoning Ordinance. Parks and Open Space The Rosemount Parks and Recreation Department reviewed the proposed Final Plat and is recommending land be dedicated for a public park within the Final Plat. The dedication requirement of 3.16 acres for the Final Plat exceeds the amount of land needed for the park (1.58 acres), therefore the remainder of the dedication shall be in the form of cash-in-lieu of land in the amount of $139,700. The Rosemount Parks and Recreation Director has provided a memo, which is attached, containing a breakdown of how that amount was calculated. Landscaping Talamore 2nd Addition contains 137 trees placed along the street in front of the single-family lots and townhomes. Additional trees will be planted within the common areas of the townhome neighborhood. A landscape surety in the amount of 110% of the cost of the trees to be planted is required by the City Code. That amounts to $45,210 (137 x $300 plus 10%), and provision of the surety is listed as a condition of approval in the recommended action. Engineering Street and utility access into the site will come from Emerald Isle to the west of the Talamore Development. Connemara Trail is not proposed to be constructed as part of this addition, although the right of way for it will be dedicated on the plat. The utility plan for the site is consistent with the City’s sewer and water plan. The Assistant City Engineer has reviewed the proposed Final Plat and provided the attached Engineer’s memo dated June 17, 2022. RECOMMENDATION The Rosemount Planning Commission and staff find that the proposed Talamore 2nd Addition Final Plat is consistent with the Preliminary Plat approved for this development and is recommending approval of the request. CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2022-XX A RESOLUTION APPROVING THE FINAL PLAT FOR TALAMORE 2nd Addition WHEREAS, U.S. Home, LLC, 16305 36th Avenue North, Suite 400, Plymouth, MN, (Applicant) has submitted an application to the City of Rosemount for a Plat concerning property legally described as follows: Outlot A, Talamore, Dakota County, Minnesota WHEREAS, on June 28, 2022, the Planning Commission of the City of Rosemount reviewed the Final Plat for Talamore 2nd Addition; and WHEREAS, on June 28, 2022, the Planning Commission recommended approval of the Final Plat for Talamore 2nd Addition, subject to conditions; and WHEREAS, on July 19, 2022, the City Council of the City of Rosemount reviewed the Planning Commission’s recommendations and the Final Plat for Talamore 2nd Addition. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby approves the Final Plat for Talamore 2nd Addition, subject to the following conditions: a. Execution of a Subdivision Agreement. b. Adherence with conditions of the Preliminary Plat and Master Development Plan approvals. c. Compliance with the conditions and standards within the City Engineer’s Memorandum dated June 17, 2022. d. Drainage and utility easements with storm sewer infrastructure, except ponding or infiltration areas, may contain fences, but shall be required to include gates to provide truck access; shall prohibit sheds or other accessory structures; and shall prohibit landscaping that would impede drainage. e. Compliance with the conditions and standards within the Park and Recreation Director’s Memorandum dated June 22, 2022. f. Payment of all applicable fees including GIS, Park Dedication and other fees identified in the current fee schedule. g. Provision of $45,210 for Landscaping Surety. h. Provision of $139,700 for Fee-in-Lieu of Park Dedication. i. Outlot B shall be deeded to the City for a public park. Incorporation of any easements necessary to accommodate drainage, ponding, streets and utilities. ADOPTED this 19th day of July 2022, by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: 2 ___________________________________ Erin Fasbender, City Clerk Sheet 1 of 3 SheetsTALAMORE 2ND ADDITIONCITY COUNCIL, CITY OF ROSEMOUNT, STATE OF MINNESOTAThis plat was approved by the City Council of Rosemount, Minnesota, this day of , 20 , and hereby certifiescompliance with all requirements as set forth in Minnesota Statutes, Section 505.03. Subd. 2. Mayor ClerkCOUNTY SURVEYOR, COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this day of , 20 .Todd B. TollefsonDakota County SurveyorBOARD OF COUNTY COMMISSIONERS. COUNTY OF DAKOTA, STATE OF MINNESOTAWe do hereby certify that on the day of , 20 the Board of Commissioners of Dakota County, Minnesotaapproved this plat of TALAMORE 2ND ADDITION and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2 and pursuant to the DakotaCounty Contiguous Plat Ordinance.Attest Chair, County BoardCounty Treasurer-AuditorDEPARTMENT OF PROPERTY TAXATION AND RECORDS, COUNTY OF DAKOTA, STATE OF MINNESOTAPursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20 on the land hereinbefore described have been paid. Also, pursuant to MinnesotaStatutes, Section 272.12, there are no delinquent taxes and transfer entered this day of , 20 . , DirectorAmy A. Koethe, Department of Property Taxation and RecordsCOUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTADocument Number I hereby certify that this plat of TALAMORE 2ND ADDITION was filed in the office of the County Recorder for public record on this day of ,20 , at o'clock .M., and was duly filed in Book of Plats, Page , as DocumentNumber .Amy A. Koethe, County RecorderKNOW ALL PERSONS BY THESE PRESENTS: That U.S. Home, LLC, a Delaware limited liability company, owner of the following described property:Outlot A, TALAMORE, according to the recorded plat thereof, Dakota County, MinnesotaHas caused the same to be surveyed and platted as TALAMORE 2ND ADDITION and does hereby donate and dedicate to the public for public use the public ways andthe drainage and utility easements as created by this plat.In witness whereof said U.S. Home, LLC, a Delaware limited liability company, has caused these presents to be signed by its proper officers this day of, 20 .U.S. HOME, LLCBy Jonathan Aune, Division Vice PresidentSTATE OF COUNTY OF This instrument was acknowledged before me on , by Jonathan Aune, Division Vice President of U.S.Home, LLC, a Delaware limited liability company, on behalf of the company.(Signature)(Name Printed)Notary Public, My Commission Expires I, Mathew J. Welinski, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State ofMinnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that allmonuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.Dated this day of , 20 .Mathew J. Welinski, Licensed Land SurveyorMinnesota License No. 53596STATE OF MINNESOTACOUNTY OF This instrument was acknowledged before me on by Mathew J. Welinski, Land Surveyor, Minnesota LicenseNo. 53596(Signature)(Name Printed)Notary Public, My Commission Expires 87654321123456123456789123456789101112131415161718192021221234567123456781234567891011121314151617OUTLOT AOUTLOT B153327∆∆∆24621OUTLOT COUTLOT COUTLOT DN00°23'01"E 1953.94S89°38'23"E 978.27 N00°24'27"E 643.58S00°21'37"W 2595.49N89°46'06"W 1324.07North line of the W 1/2of the NW 1/4 of Sec. 26East line of the W 1/2 ofthe NW 1/4 of Sec. 26West line of the W 1/2 ofthe NW 1/4 of Sec. 26South line of the W 1/2of the NW 1/4 of Sec. 26NW Cor of the W 1/2 of theNW 1/4 of Sec. 26, Twp. 115, Rge. 19Fd. Dakota CountyCast Iron MonumentSW Cor of the W 1/2 of theNW 1/4 of Sec. 26, Twp. 115, Rge. 19Fd. Dakota CountyCast Iron MonumentFd. LS #4748130 ft R/W & Easement forElectric Transmission Lineper Doc No. 57392430303020 ft Easement for Utility & Drainagepurposes per Doc No. 204713620202035 ft Easement for SanitarySewer per Doc No. 406580201520152015650.00650.00334.40346.44N58°08'47"W 164.96 N89°38'23"W 166.52S00°13'54"W 223.73N89°46'06"W194.91 S89°46'06"E107.85N89°46'06"W 233.33S81°26'46"W105.27N89°38'23"W105.77 ∆=0°33'53"R=2030.00L=20.01CB=S01°05'13"ES34°27 '12 " E60.00N35 ° 50 '5 9 "W 15 0 .92N61°41'18"E70.61N4 0 ° 1 5 ' 5 9 "W 1 2 2 . 1 3 S68 ° 1 3 ' 4 4 " E 93.9 1∆=1°32'20"R=320.00L=8.59CB=S55°42'02"WN89°16'49"W 73.17 N00°21'37"E31.00N89°38'23"W 530.74S89°38'23"E 136.14 S89°38'23"E 60.00 ∆=3°25'26"R=970.00L=57.96∆=3°56'05"R=1030.00L=70.73CB=S02°04'20"WCB=S02°19'40"WS00°21'37"W102.00S89°38'23"E 196.29S89°38'23"E 135.00 S00°21'37"W3.25722.13448.00S89°53'38"E 345.0060 13733137170INSET A(SEE SHEET 3 OF 3 SHEETS)S89°46'06"E1324.07 OUTLOT D100.00644.52100.00S89°38'23"E 1323.31 S89°38'23"E 345.00 CONNEMARA TRAIL100 10033West line of Outlot A,TALAMOREEast line of Outlot A,TALAMORENorth line of Outlot A,TALAMORE South line of Outlot A, TALAMORE S28°04'42"E 233.4591011121314152016171819OUTLOT DN47°07'39"E 139.36N68°10'45"E73.17N89°38'23"W 265.99 1070.84422.09361.006N89°46'06"W141.63 N04°33'24"W92.82∆=2°50'19"R=1970.00L=97.6060.01134.90 939335Drainage &Utility Easement0100200300Sheet 2 of 3 SheetsTALAMORE 2ND ADDITIONNE Cor of the NW 1/4 ofSec. 26, Twp. 115, Rge. 19Fd. Dakota CountyCast Iron MonumentSET 1/2" BY 14" IRON PIPE WITH CAP #53596FOUND MONUMENT AS NOTED ON PLATTHE NORTH LINE OF OUTLOT A, TALAMORE, IS$6680('72%($51 :SCALE IN FEETSCALE: 1 INCH = 100 FEET(NOT TO SCALE)CITY OF ROSEMOUNTSECTION 26, TOWNSHIP 115, RANGE 19VICINITY MAPSITE145TH STREET EBLAINE AVENUE DENOTES RESTRICTED ACCESS TO DAKOTA COUNTYPER DOCUMENT NO. ∆ 87654321123456123456789123456789101112131415161718192021221234567123456781234567891011121314151617OUTLOT B15332724621∆=13°09'54"R=300.00L=68.93N77°11'43"E 121.32∆=13°09'53"R=600.00L=137.86S89°38'23"E 155.80N89°38'23"W1.0976.3245.00N12°48'17"W58.75∆=13°09'53"R=300.00L=68.93S00°21'37"W 423.49 30.0030.0030.0430.04N89°38'23"W 137.59∆=45°35'53"R=250.00L=198.96 N 4 4 ° 4 5 ' 4 4 " E 4 3 . 5 1 ∆=1 0 ° 4 7 ' 0 5 " R= 3 5 0 . 0 0 L= 6 5 . 8 8 30.0030.00S89°38'23"E 615.0430.00150.00 ∆=2°57'34"R=2000.00L=103.30∆=4°08'24"R=1000.00L=72.26S00°21'37"W 280.31 ∆=8°40'39"R=1000.00L=151.45∆=13°46'12"R=1000.00L=240.33∆=5°05'32" R=1000.00 L=88.88 197.3072.77 10.2430.0030.01∆=6°56'07"L=121.04∆=6°50'05" L=119.2930.0030.00S00°21'37"W 722.13 303030303030 303030303030303030 30 303030 30 30 30 30303030143RD STREET EAST1.09∆=12°20'05"L=58.13∆=0°49'48"L=3.9144.3558.5418.43∆=2°41'59"L=29.68∆=5°14'05"L=57.56∆=4°16'54"L=47.08∆=0°56'56"L=10.4346.5779.03∆=2°58'22"L=50.33∆=2°24'37"L=85.4072.3357.0047.0057.0047.5757.7047.0058.77722.13S00°21'37"W 163.77S00°21'37"W 152.80S00°21'37"W 148.41S00°21'37"W 145.51S00°21'37"W 137.78S00°21'37"W 135.35S00°21'37"W 135.39∆=13°09'54"L=75.8246.3228.75∆=13°09'53"L=62.045.8647.0057.0047.0057.0047.0057.0047.0057.0057.00 47.00 57.00 47.00 57.00 47.00 57.00 47.00 76.13S89°38'23"E 135.00S89°38'23"E 135.00S89°38'23"E 135.00S89°38'23"E 135.00S89°38'23"E 135.00S89°38'23"E 135.00S89°38'23"E 135.00S89°38'23"E 135.00S89°38'23"E 135.00N89°38'23"W 105.77S81°26'46"W 105.27N89°46'06"W 233.3328.75∆=6°23'50"L=36.85∆=6°46'03"L=38.9817.1146.0056.0046.0056.0046.0056.0046.0056.00∆=1°09'27"L=20.81∆=2°05'16"L=35.35∆=2°43'07" L=46.02 ∆=3°18'33" L=56.02 ∆=2°43'31"L=46.14∆=2°55'45"L=49.59∆=0°22'59"L=6.88∆=2°34'42"L=46.35∆=3°07'25"L=56.15∆=2°33'35" L=46.02 ∆=0°01'59"L=0.5955.41 46.00 56.00 82.66 125.80∆=0°21'20"L=3.54∆=12°48'33"L=127.4315.0082.6656.0046.0056.0046.0056.0846.0656.0846.0056.0046.0056.00 S89°38'23"E 128.65S89°38'23"E 126.81S89°38'23"E 127.20S89°38'23"E 127.66S89°38'23"E 128.04S89°38'23"E 130.97S89°38'23"E 133.37S89°38'23"E 136.29S89°38'23"E 136.29S89°38'23"E 140.27S89°38'23"E 141.59S89°38'23"E 140.25S89°38'23"E 136.72S89°38'23"E 132.41S89°38'23"E 129.16S89°38'23"E 128.01S89°38'23"E 127.34S89°38'23"E 127.80S89°38'23"E 128.19S89°38'23"E 128.65S89°38'23"E 136.29S00°21'37"W 102.00S89°38'23"E 136.14S00°06'53"E 286.66S02°37'45"E 158.22S00°21'37"W 102.00 S89°46'06"E 107.85S04°33'24"E 92.82∆=2°50'19"L=97.60∆=0°06'17"L=3.60∆=3°25'49"L=61.67∆=0°42'35"L=12.7652.44125.10 85.0022.59∆=18°50'09"L=72.32∆=21°14 '42 "L=81.58 ∆ = 5 ° 3 1 ' 0 2 " L= 2 1 . 1 8 4 3 . 5 1 85.0054.86S28°04'42"E 233.45N89°46'06"W 141.63N89°46'06"W 139.35N89°46'06"W 139.86S00°21'37"W 125.29 S18°28'32"E 120.06S28°04'42"E 232.16S28°04'42"E 282.38S00°09'17"E 130.40 S89°46'06"E60.01S34°27'12"E60.00∆=5°27'21"L=92.3742.77 91.1516.44∆=10°01'23"L=48.98∆=13°05'36"L=63.99∆=13°05 '36 "L=63.99∆=9 ° 2 3 ' 1 7 " L= 4 5 . 8 8 2 4 . 6 6 1 8 . 8 586.7689.79N00°21'37"E 135.00 N09°39'47"W 141.43N22°45'23"W 141.43N35°50'59"W 135.00N35°50'59"W 134.30N35°50'59"W 150.92N89°38'23"W 176.55N73°47'25"E96.10N56°51 '48 "E95.58N4 7 ° 1 4 ' 5 5 " E 7 0 . 5 1 N61°41 '18 "E70.61N89°38'23"W 116.00N89°38'23"W 116.00S89°38'23"E 116.00N89°38'23"W 116.00N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 S00°21'37"W 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 33.0025.0025.0033.0033.0025.0025.0033.0033.0025.0025.0033.0033.0025.0025.0033.00252.40S68°13'44"E 93.91N59°12 '53 "E 150 .35 S00°21'37"W 107.00 N40°15'59"W 122.13N89°16'49"W73.17333.95∆=5°18'56"L=95.55∆=3°13'18"L=54.54120.00N89°38'23"W 590.74524.58∆=5°06'54" L=91.95 ∆=1°40'07"L=28.2533.0025.0025.0025.0025.0033.0033.0025.0025.0025.0025.0033.0033.0025.0025.0025.0025.0033.0033.0025.0025.0025.0025.0033.0033.0025.0025.0033.0033.0025.0025.0033.00N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 N00°21'37"E 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00S89°38'23"E60.00∆=3°56'05" R=1030.00 L=70.73 ∆=3°25'26" R=970.00 L=57.96 S89°38'23"E7.74S34°51'26"E20.81S49°01'15"E23.04S89°38'23"E7.00S89°38'23"E28.59S37°42'35"E 38.1110 121210 20202020303030303022.5824.9027.7030.011.09∆=3°08'45"L=18.121010101010101010101010101032.13 77.4110 10 Drainage & Utility Easementover all of Lot 21, Block 6Drainage & Utility Easementover all of Lot 17, Block 710 10101 0 10 1 0131.10118.19124.29135.20N86°32'21"W60.09Drainage& UtilityEasementDrainage& UtilityEasementDrainage& UtilityEasementDrainage& UtilityEasementDrainage &Utility EasementDrainage &Utility EasementDrainage &Utility EasementDrainage &Utility EasementDrainage &Utility EasementDrainage &Utility EasementDrainage& UtilityEasementDrainage& UtilityEasementDrainage& UtilityEasement65.2065.20 ∆=1 0 ° 1 0 ' 0 1 " L= 6 7 . 4 3 ∆=0°37'03"L=4.1032.8974.97101015 15 ∆=9 ° 1 4 ' 4 5 " L= 5 1 . 6 4 ∆=1°32'20"R=320.00L=8.5991011121314152016171819621585.0430.00N00°21'37"E 150.0030.0030.00530.74149.00 S00°21'37"W31.00N89°38'23"W 205.99N00°23'01"E 422.09 N68°10'45"E73.17N4 7 ° 0 7 ' 3 9 " E 1 3 9 . 3 6S89°38'23"E 166.00S89°38'23"E 166.00N89°38'23"W 166.00N89°38'23"W 166.00N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.00 N00°21'37"E 75.00 S00°21'37"W 75.0033.0025.0025.0025.0025.0033.0033.0025.0025.0025.0025.0033.0033.0025.0025.0025.0025.0033.0033.0025.0025.0025.0025.0033.00S54°08'09"E22.38S00°25'19"W 54.00S38°52'02"W28.11Easement forSanitary Sewer perDoc No. 406580Drainage&UtilityEasement∆=0°33'53"R=2030.00L=20.01050100150Sheet 3 of 3 SheetsTALAMORE 2ND ADDITIONSET 1/2" BY 14" IRON PIPE WITH CAP #53596FOUND MONUMENT AS NOTED ON PLATTHE NORTH LINE OF THE WEST HALF OF THENORTHWEST QUARTER OF SECTION 25,TOWNSHIP 115, RANGE 19SCALE IN FEETSCALE: 1 INCH = 50 FEETBEING 5 FEET IN WIDTH, UNLESS OTHERWISE INDICATED,AND ADJOINING LOT LINES, AND 10 FEET IN WIDTH ANDADJOINING RIGHT-OF-WAY LINES AS SHOWN ON THE PLATDRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:(NOT TO SCALE)10 10 55INSET A(FROM SHEET 2 OF 3 SHEETS) 9209209309409189189229229249269289329349369369369389429449469 1 0 92091 2 912912914916 918 920930940912912914914916916918922924926928932934936938942944946 940950938942944946948936940 936938942944946 930922924926928932934936143RD ST EASTSCSSX X X X X X X X X X XPOHPOHPOHPOHPOHPOHPOHPOH POH POH POH POH POH POH POH POH POH POH POH POHSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSANSANSANSANSANSANSANSTOSTOSTOSTOSANSANSANSANS SSSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN11121387654321456101112910111234876543123456121234567891234567891415161718192021226 7 8 9 10 11 12 13 14012345 0123450123 4 56789111213141516012 3STREET 01 STREET 01STREET 02STREET 04STREET 04STREET 05143RD ST ESTREET 08 112345671234567891011121314OUTLOT AOUTLOT BOUTLOT C2A144A5A53326PRVT 030122216A6A7893A43 45115,654 sfSANSANSANSANSANSANSANSANSAN36" RCP SAN27" RCP SAN24" RCP SAN24" RCP SANWATWATWATSANSANSSSSSF SF SF SF SF SF SF SF SF SFSF SF SF SF SF SF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFPOST-SFPOST-SF POST-SF POST-SFPOST-SFPOST-SFPOST-SFPOST-SFPOST-SFPOST-SFPOST-SFPOST-SFPOST-SFPOST-SFPOST-SFPOST-SFPOST-SF POST-SF1.4 0 %4.93%4.93%5.0 0%LP 12+38.79ELEV 921.539 3 9 .8 0 9 3 8 .4 0 9 3 7 .0 0 933.83 928.90 9 2 4 .19 9 21.7 4 9 2 2 .0 5 925.12 1.2 3 %2.24%2.24%937.149 3 8 .3 7940.11942.35944.59946.79 2.00%4.84%2.00%2.00%4.84%LP 11+67.00ELEV 936.05HP 12+91.80ELEV 937.43936.74936.22937.41934.93930.10926.683.50%3 .50 % 3.50 %2.00%HP 2+36.71ELEV 931.70925.45928.14931.37930.705.00%2.50%1. 0 0 %5.00%1.00%2.50%HP 3+60.68ELEV 938.36934.90935.90936.909 3 7 . 9 0 9 3 8 . 1 0 935.12930.14925.42922.64920.14940.51940.51941.51HP 3+48.64 ELEV 944.10 940.61940.78941.78942.78943.78943.71942.0322.226.53 0 . 6 22.023.738.240.142.042.344.346.148.048.05.0 0%5.00%5 .0 0 %LP 4+24.28ELEV 919.56924.98923.27 919.70920.9920.320.2 11.6 937.0 SOG G G G G G G G G GGGGGGGGG G G G G G G G G G GGGGGGGGG G G G G G G G G GGGGGGGGGGGGGGGGG G G GGGGGGGG G G G G G 948.3940.1LO943.3948.1SOG 947.0SOG947.3939.1LO942.3 946.0937.8LO941.0945.8SOG 944.7SOG945.0936.8LO940.0 943.9935.7LO938.9943.9SOG 942.9SOG 941.6SOG 940.8SOG 941.0932.8WO932.8941.1932.9WO932.9941.5933.3LO936.5943.2935.0LO938.2 942.4 SOG 941.7 SOG 940.9 SOG 940.3 SOG 939.5 SOG 938.9 SOG 934.9 SOG 932.1 SOG(1) 932.8 945.1936.9WO936.9945.1936.9WO936.9943.0934.8WO934.8943.0934.8WO934.8942.5934.3LO937.5942.5934.3LO937.5942.5934.3LO937.5938.1931.2R(2)939.4939.1930.9R939.7931.5R939.9931.7LO934.9 9 4 0 .4932.2 LO 935 .4940.4 9 3 2 . 2 LO 9 3 5 . 4 938.5930.3LO933.5933.3925.8R(1)934.0933.8925.6R933.8925.6R933.8925.6R933 . 7 925 . 5 R 933.4 925.2 LO 928.4 930.7 922.5 LO 925.7 923.1914.9WO914.9924.7916.5WO916.5926.6918.4WO918.4928.9920.7WO920.7933.0924.8WO924.8935.8927.6WO927.6939.9931.7WO931.7939.0930.8WO930.8938.0929.8LO933.0940.2932.0WO932.0929.7921.5LO924.7931.4923.2LO926.4933.6925.4LO928.6936.3928.1WO928.1938.0929.8WO929.8939.3931.1WO931.1939.3931.1WO931.1938.9930.7WO930.7928.4 921.5 R(2) 929.7 925.9 919.7 R(3) 927.9 924.5 SOG 924.8 SOG 926.6 SOG 924.6 SOG 926.3 SOG 928.9 922.0 LO(2) 925.2 929.4 921.2 LO 924.4 940.2932.0WO932.0938.6930.4WO930.4 922.8 914.6 R 921.9 SOG 923.1 SOG 923.6 915.4 R 926.9 918.7 R 927.9 919.7 LO 922.9 9.0% 3.3% 8.5% 8.6% 3.5%4.7%6.1%6.5%6.3%6.5%7.9%8.6%7.8%7.1%6.0%6.6%6.1%6.5%6.7%8.5%6.0%7.7%8.5%6.8%6.4%6.5%7.1%7.1%8.4%7.6%8.8%8.6%7.8%8.1%8.1%8.7%8.8%8.0%8.6%8.6%7.7%6.7%5.0%5.3%6.0%8.4%8.1%8.7% 9.1% 7.4% 8.5%8.6%7.1%6.1%5.6%8.0%8.8%6.8% 6.0 %6.0%6.5%6.0%9.4%7.3% 7.3% 8.2% 8.1% 7.9%7.8%6.6%7.9% 7.4%5.6%8.2%6.5%8.3%7.9%7.2%8.5%4.8%3.0%4.0%2.0%2.2%2.0%2.0%2.1%2 . 4%2.0%2.0%2.0%2.0%2.0% 2.0%3.5%6.3%2.2%3.0%4.4%3.0%2.1%2.6%4.3%2.1%3.3%3.5%7.1%32.947.144.841.440.143.739.346.042.437.836.540.938.840.238.034.134.136.039.427.925.326.938.837.428.436.222.022.031.328.924.925.323.022.136.938.841.742.740.540.947.345.046.339.637.344.036.7 37.838.425.537.926.825.629.731.932.232.332.331.6 22.1 23.7 25.5 28.3 29.735.337.638.437.536.5 37.437.837.035.332.630.428.230.3 26.423.120.819.626.642.844.340.940.041.330.0EOF31.318.820.623.2EOF32.0EOF32.034.8 30.0 31.2 31.236.1EOF41.941.2EOF22.0EOF37.536.538.933.8EOF32.024.423.823.925.627.827.329.030.330.329.922.122.521.326.819.917.615.714.124.927.632.933.033.033.032.734.634.634.138.938.338.639.840.641.942.943.744.846.047.147.742.541.540.239.238.137.435.732.132.032.034.136.238.138.739.540.140.941.636.736.736.734.034.036.136.1EOF36.6EOF17.024.024.623.721.621.621.621.6 27.428.5 26.222.519.020.920.120.522.536.6 31.731.5 12.9 14.2 15.5 16.8 18.017.619.447.821.021.021.021.023.625.824.023.727.128.932.230.030.931.229.622.022.826.142.244.142.544.544.2 43.7 43.3 41.6 41.4 41.9 36.3 38.1 34.1 34.3 35.3 36.7 38.539.433.333.330.232.030.538.7EOF21.431.232.032.134.336.637.638.639.6EOF45.344.3EOF39.345.393094 0 9229 2 2 92492492692692892893293493693 8 940 938942944946 942942920930 918922924926928932934936936938938930 9 2 6 928932934936936 910 920906908912914916918 922 920916918 910902904906908920 912914916 918 912 912 914 914 916 916 918 91894093293493693894224.026.1938934930 924924928 928940940942944944946946948 942942940936938932930924926928932 9229 2 8928938940938932934936938 92033.2EOF32.022.123.323.125.5EOF22.147.646.544.243.442.441.140.345.243.542.540.939.137.741.941.240.439.839.038.436.540.641.040.542.743.244.545.546.839.239.933.232.924.2 22.637.538.539.439.725.424.024.326.128.435.833.130.9 24.132.521.620.420.120.1 EOF20.1EOF20.316.615.217.118.818.0EOF32.032.834.432.337.538.838.4 29.2 29.292 0920 92 2 92492638.132.227.422.621.4TW 19.6BW 18.6TW 20.5BW 16.0TW 20.5BW 19.5TW 20.2BW 16.018.018.018.018.018.018.015.815.615.615.814.214.014.914.912.212.212.221.421.414.714.714.714.714.7EOF33.438.22.0%31.7 3.5% 6.6%2.6%2.1%2.0%2.0%2.4% 4.0%4.7%3.8%2.0%2.0%2.0% 2.0% 5.4% 2.1% 4.2%POND 2.1PNWL914.5EOF PIPE920.5EOF922.0100YR HWL920.510DAY HWL920.7NWL910.5EOF PIPE916.0EOF RIPRAP917.0100YR HWL916.010DAY HWL916.2INFILT. BASINBOT910.5AREA0.62 ACNURP CELLBOT902.0NWL910.5WET VOL2.26 AFINFILT. BASINBOT914.5AREA0.55 ACNURP CELLBOT906.0NWL914.5WET VOL1.80 AFPROTECT EXISTING MCES MHS (TYP.)PROTECT EXISTINGMCES MHS (TYP.)PROTECT EXISTINGMCES MHS (TYP.)PROTECT EXISTING POWER POLES (TYP.)INLET PROTECTION (TYP.)FUTURE CITY PARK(BY OTHERS)SILT FENCE (TYP.)POND MAINTENANCE ACCESS8% MAX, 2% CROSS, 10' WIDE (TYP.)POND MAINTENANCE ACCESS8% MAX, 2% CROSS, 10' WIDE (TYP.)MAINTENANCE BENCH10' WIDE @ 10:1(TYP.)MAINTENANCE BENCH10' WIDE @ 10:1(TYP.)CB-274RE=944.30IE=940.30CBMH-273RE=941.20IE=937.08CB-269RE=940.85IE=936.70CBMH-268RE=940.64IE=936.38CB-262BRE=940.92IE=936.77CBMH-262ARE=940.92IE=936.46CB-135RE=939.99IE=935.84CBMH-266ARE=938.70IE=934.03STMH-267RE=936.87IE=930.73CBMH-272RE=936.10IE=931.99CBMH-266RE=936.50IE=932.44CBMH-270RE=935.83IE=931.37CB-271RE=935.83IE=931.68CB-260RE=936.65IE=932.50CBMH-259RE=936.65IE=932.19CB-264RE=929.73IE=925.58CBMH-263RE=929.43IE=924.89CBMH-226RE=930.50IE=925.61CBMH-265RE=930.00IE=925.92CBMH-257RE=927.32IE=922.62CB-258RE=927.08IE=922.93STMH-256RE=925.78IE=921.24CBMH-227RE=930.50IE=926.03CB-228RE=930.50IE=926.50CBMH-221RE=935.80IE=931.27CB-222RE=935.74IE=931.59CBMH-220RE=936.97IE=930.87CB-208RE=925.68IE=921.53CBMH-218RE=932.93IE=923.76OCS-2.1RE=922.00IE=914.50 (N)IE=914.00 (E)1' SUMP=913.00CBMH-224RE=930.00IE=925.01CB-252RE=921.22IE=917.07CBMH-251RE=921.22IE=915.97CBMH-223RE=930.50IE=924.46CBMH-214RE=927.85IE=915.72CBMH-215RE=927.85IE=915.84STMH-250ARE=921.60IE=914.67CONNECT TO EX. STORMIE=921.00CBMH-205RE=920.10IE=916.57CBMH-206RE=919.25IE=915.02STMH-202RE=920.00IE=911.480' SUMP=911.48STMH-201RE=920.00IE=910.65CBMH-216RE=921.35IE=917.10CB-217RE=921.35IE=917.20CBMH-203RE=918.50IE=912.27OCS-2RE=916.00IE=910.50 (NW)IE=910.50 (SE)1' SUMP=909.5033" FES-250IE=914.5042" FES-200IE=910.5015" FES-280IE=914.5024" FES-290IE=910.4027" FES-204IE=909.0024" FES-291IE=907.00204 LF - 15" RCP CL5 @ 3.20%97 LF - 15" RCP CL5 @ 0.50%204 LF - 15" RCP CL5 @ 2.50%38 LF - 15" RCP CL5 @ 0.50%128 LF - 15" RCP CL5 @ 0.50%32 LF - 15" RCP CL5 @ 1.00%218 LF - 15" RCP CL5 @ 1.50%188 LF - 15" RCP CL 5 @ 3.00%32 LF - 15" RCP CL5 @ 1.00%144 LF - 18" RCP CL 5 @ 2.40%307 LF - 15" RCP CL5 @ 1.20%31 LF - 15" RCP CL5 @ 1.00%224 LF - 15" RCP CL5 @ 4.00%31 LF - 15" RCP CL5 @ 1.00%31 LF - 15" RCP CL5 @ 2.50%181 LF - 21" RCP CL4 @ 2.30%31 LF - 15" RCP CL5 @ 0.33%191 LF - 30" RCP CL3 @ 0.57%253 LF - 15" RCP CL 5 @ 2.80%21 LF - 15" RCP CL5 @ 1.00%172 LF - 15" RCP CL5 @ 3.60%150 LF - 15" RCP CL5 @ 0.31%144 LF - 15" RCP CL 5 @ 0.29%122 LF - 15" RCP CL 5 @ 0.33%123 LF - 15" RCP CL5 @ 0.33%122 L F - 18 " RCP C L 5 @ 0 .45%32 LF - 15" RCP CL5 @ 1.00%1 8 9 L F - 1 5 " RC P C L 5 @ 0 . 3 3%31 LF - 15" RCP CL5 @ 0.33%199 LF - 15" RCP CL5 @ 0.33%31 LF - 24" RCP CL3 @ 0.40%10 LF - 18" RCP CL5 @ 0.85%128 LF - 24" RCP CL3 @ 0.40%83 LF - 42" RCP CL3 @ 0.18%119 LF - 30" RCP CL 3 @ 0.39%131 LF - 15" RCP CL5 @ 2.00%99 LF - 27" RCP CL3 @ -5.58%433 LF - 27" RCP CL3 @ 0.40%31 LF - 15" RCP CL5 @ 1.00%155 LF - 18" RCP CL5 @ 0.45%211 LF - 33" RCP CL 3 @ 0.39%89 LF - 15" RCP CL5 @ 2.00%124 LF - 15" RCP CL5 @ 1.00%8 LF - 15" RCP CL 5@ 1.00%57 LF - 24" RCP CL3 @ -6.11%49 LF - 24" RCP CL3 @ 0.20%79 LF - 15" RCP CL5 @ 0.80%67 LF - 33" RCP CL3 @ 0.25%161 LF - 15" RCP CL5 @ 2.00%158 LF - 15" RCP CL5 @ 1.00%31 LF - 15" RCP CL5 @ 1.00%PROTECT EXISTING POWER POLES (TYP.)PROTECT EXISTING POWER POLES (TYP.)INLET PROTECTION (TYP.)TEMP GRADINGEASEMENT40'CB-225RE=932.90IE=928.90166 LF - 15" RCP CL5 @ 2.23%45 LF - 15" RCP CL5 @ 1.00%83 LF - 30" RCP CL 3 @ 0.39%87 LF - 18" RCP CL5 @ 0.85%35 LF - 15" RCP CL5 @ 2.79%EXTENT OF LIGHTWEIGHT FILL.REFER TO SHEET 7 FOR MCES PROFILE.SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0033415.00\DWG\CIVIL\GRADING\0033415S-GDF.DWG 124PROJECT NUMBER: 0033415.00ROSEMOUNT, MINNESOTA05/04/22CTYJHBCTY© 2022 Westwood Professional Services, Inc.TALAMOREGRADING, DRAINAGE,AND EROSION CONTROLPLANS16305 36TH AVENUE NORTH, SUITE 600PLYMOUTH, MINNESOTA 55446TALAMOREXX/XX/XX4335805/04/22JOHN BENDERLENNAR CORPORATIONCONSTRUCTION PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com50'10' OR 5'0'50'100'150'1" = 50'.......... 930940932934936938942 942944944 946946 940934936938942944946 930940928932934936938942940 950950942944944946946948948942942944944946946XXXXXXXXXXXXXXXXXX XPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHSTOSTOSTO 541234456789123456789101112456789101234561112131415161718191516171819202122232425262728290 1 2 3 4 5 6 7 8 345678910 1112131415161 7 18 19 012345CONNEMARA TRAILSTREET 01 CONNEMARA TRAILSTREET 01STREET 02STREET 02STREET 03STREET 03PRVT 0112345678910111213141516171819201234567891011121314151617181920212223242526272829303132333412345678910111213141516151413121110987665432117OUTLOT C5310A67012PRVT 02 0 1 2 PRVT 0301222110A9A7A7A35358A16STSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF1.00%1.00%1.00%3.00%3.00%1.00%1.00%2.00%1.00%2.00%LP 14+68.78ELEV 940.02HP 16+62.50ELEV 941.40LP 19+62.50ELEV 936.90HP 20+85.00ELEV 937.56LP 27+00.00ELEV 930.64940.09940.96941.21939.01937.21937.01937.54936.26934.45933.26932.26931.26930.64931.26932.261.26%1.26 % 1.40 % 1.4 0 %HP 3+97.11ELEV 942.24???938.82 940.08 941.34 9 42.23 9 41.2 0 9 3 9 .8 0 9 3 8 .4 0 9 3 7 .0 0 1.26%2.24%1.18%1.26% 2.00%LP 15+26.74ELEV 935.68HP 5+55.46ELEV 947.28940.11942.35944.59946.79946.97945.71944.46943.20941.94940.69939.43938.17936.92935.76936.239 3 7.41 938.59 939.77 1.00%2.00%937.88939.76940.881.00%1.00%939.97937.96 938.96 939.96 1.00%1.00%1.00%LP 0+50.00ELEV 940.20940.51940.51941.511.68%1.00%HP 3+48.64 ELEV 944.10 940.61940.78941.78942.78943.78943.71942.033 0 . 642.042.344.346.148.048.048.048.048.048.046.046.034.130.348.0GGGGGGGGG G G G G G G G G G GGGGGGGGGGGGG GG G G G G G G G G GGGGG943.7SOG944.2SOG944.9SOG945.5SOG946.0SOG946.3SOG946.6SOG946.6SOG947.1SOG 947.7SOG 948.4SOG 943.8SOG944.7SOG946.0SOG944.0SOG948.9SOG948.5940.3LO943.5 948.8940.6LO943.8 948.8940.6LO943.8 948.3940.1LO943.3948.7SOG 948.1SOG 947.0SOG947.3939.1LO942.3 946.0937.8LO941.0945.8SOG 944.7SOG945.0936.8LO940.0 943.9935.7LO938.9943.9SOG 943.2935.0LO938.2 943.9 SOG 944.2 SOG 943.2 SOG 942.4 SOG 941.7 SOG 940.9 SOG 940.3 SOG 939.5 SOG 938.9 SOG 940.7SOG940.7SOG938.5SOG940.7SOG938.5SOG938.5SOG938.5SOG938.5SOG938.5SOG938.5SOG938.5SOG938.5SOG938.5SOG938.5SOG940.8SOG940.8SOG940.8SOG944.1935.9LO939.1944.1935.9LO939.1944.1935.9LO939.1945.6937.4LO940.6945.6937.4LO940.6945.6937.4LO940.6944.6936.4LO939.6944.6936.4LO939.6945.1936.9WO936.9945.1936.9WO936.9943.0934.8WO934.8943.0934.8WO934.8942.5SOG942.5SOG942.5SOG942.5934.3LO937.5942.5934.3LO937.5942.5934.3LO937.5938.1931.2R(2)939.4939.1930.9R939.7931.5R934.9933.8925.6R933.8925.6R942.2SOG942.2SOG942.2SOG941.8 SOG 940.1 SOG 940.1 SOG 940.8 SOG 940.8 SOG 9.6% 3.2% 9.1% 2.5% 9.5% 2.6%2.5% 9.4% 2.6% 9.0% 9.0% 5.5% 8.6% 3.1% 7.7% 4.2% 9.0% 3.3% 8.5% 8.6% 3.5%3.5% 8.6% 2.9% 9.7%3.4%6.9%7.4% 7.0%7.3%7.1%5.4%5.3%7.7%6.8%6.7%6.6%5.3%5.3%5.1%5.3%5.0%4.7%6.1%6.5%6.3%6.5%7.9%5.2%4.2%4.5%6.0%6.6%6.1%6.5%6.7%8.5%5.9%7.2%7.3%6.8%6.4%6.5%7.1%7.1%8.4%7.4% 8.5% 6.0 %6.0%6.9%8.4%3.0% 3.4% 9.3%9.1%5.6%7.6%2.6%6.7%2.0%4.2% 2.3% 2.2% 6.9% 3.4% 6.4% 2.0%2.1%3.1%2.3%2.0%2.0%5.0%3.7%2.1%2.2%2.0%2.0%2.1%2 . 4%2.0%2.0%2.0%2.0%2.0%2.0%1.5%4.8%8.5%2.1%2.4%3.3%2.0%3.5%6.3%2.2%3.0%4.4%2.1%2.1%2.6%4.3%3.3%8.0%8.0%39.335.532.944.042.2 47.146.146.747.444.841.443.746.737.7 46.038.542.439.0 40.242.7 40.841.737.7 40.644.8 42.443.441.8 41.640.937.644.5 45.141.645.438.840.241.242.738.039.438.838.637.438.241.641.742.740.947.347.545.046.347.842.343.7 46.843.0 44.041.236.7 32.344.345.5 36.137.340.238.440.138.337.837.936.336.236.337.241.943.343.744.643.842.342.844.340.940.041.340.041.338.7EOF40.842.534.333.8EOF37.0EOF38.1EOF37.639.441.239.838.9EOF32.0EOF32.034.8 31.2 31.2EOF41.941.2HP46.9EOF45.543.638.9EOF41.5EOF37.5EOF39.436.532.933.033.033.034.634.138.938.338.642.943.744.846.047.147.747.947.446.746.145.645.845.545.244.744.143.442.943.043.243.945.242.743.043.042.541.540.239.238.137.438.138.739.540.140.941.642.443.143.439.939.939.937.737.737.737.737.737.737.737.737.737.737.740.040.040.038.338.338.339.839.839.838.838.841.441.441.441.741.741.736.736.736.734.034.036.136.1EOF37.042.136.6 31.731.547.848.348.038.038.442.239.339.340.240.241.243.544.144.142.536.836.939.538.539.139.544.544.2 43.7 43.3 41.6 41.4 41.9 36.3 38.1 34.1 34.3 35.3 36.7 42.2 42.643.0 44.3 44.1 43.439.4 38.9 39.9 38.9 38.538.1 39.4 39.941.0 38.1 38.4 33.337.6 33.337.8 37.1 35.6 35.436.8 37.9 37.3 40.5 38.2 38.0 36.9 36.9 37.937.3 36.2 36.4 36.7 37.0 40.0 39.830.539.139.338.739.038.341.140.841.9 40.0 39.940.7 41.2 41.3 41.740.039.437.2EOF36.136.637.638.640.839.639.940.841.545.535.938.1EOF45.3EOF43.844.3EOF39.347.745.3940 932 9329329349 3 6 938932930940926928932934936938942 93092692893293493693893092893294 0940 93693893 8 942942 94 0 9 4 0 9369369 3 8938942 942944944946946 942942940932934936938942940932934936938938942944944946946948942940 942942944940 942 944 944944 946 934938938938938940 940 942940 942 93693693893894094294294294294093693835.935.7EOF32.042.1EOF37.043.143.744.445.045.545.846.146.146.647.247.947.646.544.243.442.443.844.746.146.445.243.542.540.944.243.543.343.442.941.941.240.439.839.038.442.743.244.545.546.839.233.232.2EOF33.438.22.0%31.72.6%2.1%2.0%2.0%2.4% 4.0%SILT FENCE (TYP.)PROTECT EXISTING POWER POLES (TYP.)ROCK CONSTRUCTION ENTRANCE (TYP.)SILT FENCE (TYP.)INLET PROTECTION (TYP.)INLET PROTECTION (TYP.)FUTURE CITY PARK(BY OTHERS)CONNEMARA TRAIL GRADING BY CONTRACTORTEMP GRADING EASEMENTCB-274RE=944.30IE=940.30CB-105RE=943.60IE=939.60CBMH-104ARE=942.10IE=938.20CB-119RE=942.86IE=938.71CBMH-118RE=942.70IE=938.37CBMH-273RE=941.20IE=937.08CBMH-262RE=941.12IE=936.25CB-269RE=940.85IE=936.70CBMH-103RE=940.82IE=934.43CBMH-261RE=940.96IE=936.08CBMH-268RE=940.64IE=936.38CB-262BRE=940.92IE=936.77CBMH-262ARE=940.92IE=936.46CB-117RE=940.74IE=936.59CBMH-116RE=940.74IE=936.28CB-135RE=939.99IE=935.84CBMH-134RE=939.99IE=935.63CB-133RE=939.74IE=935.60CBMH-132RE=939.74IE=935.29STMH-115RE=939.99IE=926.93STMH-130RE=938.97IE=932.87CBMH-104RE=938.90IE=935.00CBMH-266ARE=938.70IE=934.03CB-266BRE=938.70IE=934.70CB-129RE=937.94IE=933.79CBMH-128RE=937.94IE=931.86CBMH-113RE=937.96IE=926.46CB-114RE=937.96IE=933.71CBMH-121RE=936.71IE=928.83CBMH-120RE=937.30IE=927.85CBMH-111RE=937.76IE=929.41CB-131RE=937.20IE=933.20CBMH-100ARE=937.32IE=912.223' SUMP=909.22CBMH-127RE=937.25IE=931.49CBMH-106RE=937.02IE=920.58STMH-126RE=936.58IE=931.11CBMH-101RE=936.38IE=920.25CB-102RE=936.38IE=932.23CBMH-266RE=936.50IE=932.44CB-112RE=935.50IE=931.50CB-125RE=935.37IE=931.22CBMH-124RE=935.37IE=930.19CB-260RE=936.65IE=932.50CBMH-259RE=936.65IE=932.19CB-123RE=933.80IE=929.80CBMH-122RE=934.30IE=929.21CB-108RE=933.26IE=929.11CBMH-107RE=933.26IE=922.21CBMH-226RE=930.50IE=925.61CB-110ARE=930.12IE=925.97CBMH-110RE=930.12IE=925.89CBMH-109RE=930.12IE=925.06CBMH-227RE=930.50IE=926.03CB-228RE=930.50IE=926.50OCS-1RE=922.00204 LF - 15" RCP CL5 @ 0.33%31 LF - 15" RCP CL5 @ 1.00%34 LF - 15" RCP CL5 @ 1.00%191 LF - 15" RCP CL 5 @ 1.30%158 LF - 30" RCP CL 3 @ 0.30%52 LF - 15" RCP CL5 @ 1.20%350 LF - 18" RCP CL 5 @ 0.70%52 LF - 15" RCP CL5 @ 1.00%280 LF - 24" RCP CL 3 @ 0.30%108 LF - 36" RCP CL 3 @ 0.30%52 LF - 15" RCP CL5 @ 1.00%149 LF - 42" RCP CL132 LF - 15" RCP CL5 @ 1.58%32 LF - 15" RCP CL5 @ 1.00%33 LF - 15" RCP CL5 @ 0.50%307 LF - 15" RCP CL5 @ 1.20%31 LF - 15" RCP CL5 @ 1.00%140 LF - 15" RCP CL5 @ 1.00%114 LF - 15" RCP CL5 @ 0.50%213 LF - 15" RCP CL 5 @ 0.50%21 LF - 15" RCP CL5 @ 1.00%54 LF - 15" RCP CL5 @ 0.50%15 LF - 15" RCP CL5 @ 1.00%114 LF - 15" RCP CL5 @ 0.33%180 LF - 15" RCP CL5 @ 0.33%81 LF - 15" RCP CL5 @ 1.00%31 LF - 15" RCP CL5 @ 1.00%31 LF - 15" RCP CL5 @ 1.00%179 LF - 21" RCP CL 4 @ 0.65%70 LF - 18" RCP CL5 @ 0.55%150 LF - 15" RCP CL5 @ 0.31%144 LF - 15" RCP CL 5 @ 0.29%122 LF - 15" RCP CL 5 @ 0.33%93 LF - 15" RCP CL5 @ 0.35%63 LF - 15" RCP CL5 @ 0.50%98 LF - 15" RCP CL5 @ 3.60%31 LF - 15" RCP CL5 @ 1.00%67 LF - 18" RCP CL5 @ 0.55%130 LF - 18" RCP CL5 @ 0.55%8 LF - 15" RCP CL 5@ 1.00%239 LF - 27" RCP CL 3 @ 0.30%51 LF - 15" RCP CL5 @ 0.35%80 LF - 15" RCP CL5 @ 1.00%123 LF - 15" RCP CL5 @ 2.60%161 LF - 15" RCP CL5 @ 2.00%158 LF - 15" RCP CL5 @ 1.00%108 LF - 36" RCP CL3 @ 0.30%83 LF - 30" RCP CL3 @ 0.30%31 LF - 15" RCP CL5 @ 1.00%31 LF - 15" RCP CL5 @ 1.00%43 LF - 15" RCP CL5 @ 0.50%FUTURE TRUNK STORM SEWER (BY OTHERS)PROTECT EXISTING POWER POLES (TYP.)PROTECT EXISTING POWER POLES (TYP.)40'51.6' 55.9'40'CB-225RE=932.90IE=928.90166 LF - 15" RCP CL5 @ 2.23%57 LF - 15" RCP CL5 @ 1.00%SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0033415.00\DWG\CIVIL\GRADING\0033415S-GDF.DWG 125PROJECT NUMBER: 0033415.00ROSEMOUNT, MINNESOTA05/04/22CTYJHBCTY© 2022 Westwood Professional Services, Inc.TALAMOREGRADING, DRAINAGE,AND EROSION CONTROLPLANS16305 36TH AVENUE NORTH, SUITE 600PLYMOUTH, MINNESOTA 55446TALAMOREXX/XX/XX4335805/04/22JOHN BENDERLENNAR CORPORATIONCONSTRUCTION PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com50'10' OR 5'0'50'100'150'1" = 50'.......... SAN SAN SAN SAN S36" RCP SAN 27" RCP SAN 24" RCP SAN 24" RCP SANWATWATWATWATWATWATWATWATWATWATWATWATWATWAT WATSAN SECTI O N 2 6, T O W N S HI P 1 1 5, R A N G E 1 9 145TH STREET EAST 143RD ST EAST EMHSTSCSSSSSSS W HH HHTTXXXXXXXXXXPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOH POH POH POHPOHPOHPOH POH POH POH POH POH POH POH POH POH POH POH POH POH POH POH POHSTOSTOSTOSTOSTOSTOSTOSANSANSANSTOSTOSTOSANSANSANSANSSSSANSANSANSANSANSANSANSANSANSAN GA S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1712345678910111213876543211234561011121314151234567891011123487 6 54 3 1 2 3 4 5 6 1 212 3 4 5 6 7 8 9 1 2 3 4 5 6 7 8 9 10 11 12 123 4 5 6 7 8 9 10 1 2 3 4 5 6 11 12 13 14 15 16 17 18 19 202122 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 01234567891011121314151617012345678 9 10 11 12 13 14 15 16 1718190 1 2 3 4 5 0 1 23456 7 8 99101112131415160120123 CONNEMARA TRAIL STREET 01CONNEMARA TRAILSTREET 01STREET 01STREET 01STREET 02 STREET 02STREET 02STREET 03 STREET 03 PRVT 01 STREET 04 STREET 04STREET 05143RD ST E STREET 06 STREET 06STREET 06A STREET 07STREET 081 123 4 5 6 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 151617181920 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 171819202122232425262728293031323334 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1514131211109876654321 17 OUTLOT A OUTLOT B OUTLOT C OUTLOT D 1A 1A2A2A3A144A 4A5A 5 3 3 2 10A 6 7 12 1 0 1 2 PRVT 02012PRVT 03 0 1 2 FUTURE CITY PARK 2 21 10A 9A 6A6A 7A 7A 35 35 8A 16 7 8 93A4012345678910 11 12 13012345115,654 sfPOND 2.1PNWL 914.5EOF PIPE 920.5EOF922.0100YR HWL 920.510DAY HWL 920.7 POND 2PNWL 910.5EOF PIPE 916.0EOF RIPRAP 917.0100YR HWL 916.010DAY HWL 916.2 REGIONAL BASIN 3073 PRIOR TO FUTURE COMM. DEV. NWL 912.0 EOF PIPE 921.8 100YR HWL 921.1 NURP CELL BOT 902.0 NWL 912.0 WET VOL 4.66 AF INFILT. BASIN BOT 912.0 AREA 1.52 AC INFILT. BASINBOT910.5AREA0.62 ACNURP CELLBOT 902.0NWL910.5WET VOL 2.26 AFINFILT. BASINBOT914.5AREA0.55 AC NURP CELLBOT 906.0NWL914.5WET VOL 1.80 AF REGIONAL BASIN 3073 POST FUTURE COMM. DEV. 100YR HWL 921.8 10DAY HWL 922.0SS S S ST CB-274CBMH-273CBMH-262CBMH-261CB-262BCBMH-262ACB-269CBMH-268CB-135CBMH-134CB-133CBMH-132CBMH-266ASTMH-219STMH-267CBMH-220CB-260CBMH-259CBMH-266CBMH-272CBMH-270CB-271CBMH-221CB-222CB-225CBMH-218CBMH-223CBMH-227CB-228CBMH-226CBMH-224CBMH-265CB-264CBMH-263CBMH-257CB-258STMH-256OCS-2.1STMH-250ACB-252CBMH-251CBMH-203FES-250FES-204MH-18MH-17MH-7 DROPMH-8MH-6MH-5MH-4MH-13MH-3MH-2 DROPMH-11MH-1MH-12MH-14MH-15MH-16CB-266BMH-19FES-290OCS-2FES-291FES-150OCS-1FES-300LIMITS OF PHASE 1 DEVELOPMENTPOND ACCESS PER CITY STANDARDSPOND ACCESS PER CITY STANDARDSFUTURE POND ACCESS PER CITY STANDARDSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0033415.00\DWG\CIVIL\UTILITY\0033415S-OAF.DWG 222PROJECT NUMBER: 0033415.00ROSEMOUNT, MINNESOTAXX/XX/XXCTYJHBCTY© 2022 Westwood Professional Services, Inc.TALAMOREOVERALL16305 36TH AVENUE NORTH, SUITE 600PLYMOUTH, MINNESOTA 55446TALAMOREXX/XX/XX43358XX/XX/XXJOHN BENDERLENNAR CORPORATIONCONSTRUCTION PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com100'20' OR 10'0'100'200'300'1" = 100'..........SANEXISTINGPROPOSEDWATWATOVERALL UTILITY LEGEND1.THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION ANDNOTIFY THE OWNER OF ANY DIFFERENCES.2.UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES AND TESTING SHALLCONFORM TO THE 2013 ED. OF THE "STANDARD UTILITIES SPECIFICATIONS FOR WATER MAINAND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION BYTHE CITY ENGINEERING ASSOCIATION OF MINN." AND TO THE "STANDARD SPECIFICATION FORHIGHWAY CONSTRUCTION" MINN. DEPT. OF TRANS., AUGUST 31, 2016 INCLUDING THECURRENT ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURESAS OUTLINED BY THE LOCAL AGENCY.3.THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THEPROPERTY LIMITS.4.VERIFY EXISTING INVERT LOCATION & ELEVATION PRIOR TO BEGINNING CONSTRUCTION.5.THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL" FOR FOR UTILITY LOCATIONSPRIOR TO UTILITY INSTALLATION.GENERAL UTILITY NOTESSDTSANITARY SEWERSTORM SEWERWATER MAINHYDRANTDRAIN TILEFUTURESTORM SEWER CASTING SCHEDULEStructureCasting TypeNumberTypeDia.1OCS60"SEE DETAIL2OCS60"SEE DETAIL2.1OCS60"SEE DETAIL132CBMH48"R-3067-V133CB2'x 3'R-3067-V134CBMH48"R-3067-VB135CB2'x 3'R-3067-VB150FES15"-203CBMH60"R-4342204FES27"-218CBMH60"R-3067-V219STMH48"R-1642B220CBMH48"R-3067-V221CBMH48"R-3067-V222CB48"R-3067-V223CBMH48"R-4342224CBMH60"R-4342225CB27"R-4342226CBMH48"R-4342227CBMH48"R-4342228CB27"R-4342250FES33"w/TRASHGUARD250ASTMH72"R-1642B251CBMH72"R-3067-VB252CB48"R-3067-VB256STMH60"R-1642B257CBMH60"R-3067-V258CB2'x 3'R-3067-V259CBMH48"R-3067-V260CB2'x 3'R-3067-V261CBMH48"R-3067-V262CBMH48"R-3067-V262ACBMH48"R-3067-V262BCB2'x 3'R-3067-V263CBMH48"R-3067-V264CB2'x 3'R-3067-V265CBMH48"R-4342266CBMH48"R-4342266ACBMH48"R-4342266BCB27"R-4342267STMH48"R-1642B268CBMH48"R-3067-V269CB2'x 3'R-3067-V270CBMH48"R-3067-V271CBMH48"R-3067-V272CBMH48"R-4342273CBMH48"R-4342274CB27"R-4342290FES24"w/TRASHGUARD291FES24"-300FES15"w/TRASHGUARDWARNING!!PETROLEUM PRODUCTS PIPELINE!EXCAVATION AND/OR CONSTRUCTIONPROHIBITED WITHOUT WRITTENPERMISSION FROM:NORTHERN NATURAL GAS COMPANY888-367-6671 GGGGGGGGG G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGG GGGGSTGGGGGGGGG G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGG GGGGX X X X X X X X X X X X X X X X X X 54123445678912345678910111256789101234561112131415161718CONNEMARA TRAILSTREET 01 CONNEMARA TRAILSTREET 01STREET 02STREET 02STREET 03STREET 03PRVT 0112345678910111213141516171819201234567891011121314151617181920212223242526272829303132333412345678910111213141516151413121110987665432117OUTLOT C5310A67PRVT 02 PRVT 03FUTURE CITY PARK22110A9A7A7A35358A165 VFE6 REO5 SKH6 VFE6 FYL6 ACE5 RSM6 SWO6 ACE6 RSM1 NWM1 HAK2 NWM3 NWM2 NWM4 REO4 REL4 REL3 REL1 NWM1 HAK2 NWM3 COS5 CCF5 WHP5 BHS3 COS3 CCF3 CCF3 COS5 COS5 CCF5 WHP5 BHS5 COS2 CCF5 WHP1 KEC2 RVB2 AGG2 FFM1 RVB1 ACE2 KEC1 RVB2 AGG1 FFM1 RVB1 ACE1 RVB4 COS3 CCF3 WHP3 NOS3 POP3 POP4 NOS4 POP3 BHS2 CCF2 ACE1 RVB2 CAT1 KEC1 AGG2 FFM1 CAT1 FFM1 ACE3 NOS2 AGG2 CAT1 AGG2 FFM3 SDC3 SDC1 KEC2 CCF1 ACE3 WHP2 HAK2 REL2 NWM2 REL2 REL1 REL3 NWM4 REL9 HAK4 NWM1 NWM2 NWM2 HAK1 NWM1 NWM2 REL2 REL2 NWMSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0033415.00\DWG\CIVIL\FINAL\LANDSCAPE\0033415S-FLP01.DWG 84PROJECT NUMBER: 0033415.00ROSEMOUNT, MINNESOTA05/13/2022...© 2019 Westwood Professional Services, Inc.TALAMORELANDSCAPE PLAN16305 36TH AVENUE NORTH, SUITE 600PLYMOUTH, MINNESOTATALAMORE05/13/20225377405/13/2022NICHOLAS T. MEYERLENNAR CORPORATIONCONSTRUCTION PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com###### OR ##..........0'50'100'150'1" = 50' G G G G G G G G GGGGGGGGGGGGGGGGGG GGGGGGGGG G G G G G G G G GGGGGGGGGGGGGGGGG G G GGGGGGGG G G G G GSSS SG G G G G G G G GGGGGGGGGGGGGGGGGG GGGGGGGGG G G G G G G G G GGGGGGGGGGGGGGGGG G G GGGGGGGG G G G G G X X X X X X X X X X SANSANSANSANSANSANSANWAT111213876543214561011129101112348765431234561212345678123456789141516171819202122STREET 01 STREET 01STREET 02STREET 04STREET 04STREET 05STREET 08 112345671234567891011121314OUTLOT AOUTLOT BOUTLOT C144A5A5326FUTURE CITY PARK2216A6A7893A4115,654 sf6 SGM6 VFE5 REO5 SKH5 VFE6 REO6 RSM5 SWO4 ACE4 WHO6 FYL5 SGM5 WHO6 FYL7 SGM6 RSM6 SWO6 ACE5 RSM1 HAK2 NWM4 COS3 CCF3 WHP2 CAT1 AGG2 FFM1 ACE2 HAK2 REL1 REL3 NWMSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0033415.00\DWG\CIVIL\FINAL\LANDSCAPE\0033415S-FLP01.DWG 85PROJECT NUMBER: 0033415.00ROSEMOUNT, MINNESOTA05/13/2022...© 2019 Westwood Professional Services, Inc.TALAMORELANDSCAPE PLAN16305 36TH AVENUE NORTH, SUITE 600PLYMOUTH, MINNESOTATALAMORE05/13/20225377405/13/2022NICHOLAS T. MEYERLENNAR CORPORATIONCONSTRUCTION PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com###### OR ##..........0'50'100'150'1" = 50' K:\019324-000\Admin\Docs\2022.06.15 Review\2022.06.17 - Final Plat Review.docx Memorandum To: Anthony Nemcek, Senior Planner CC: Stacy Bodsberg, Planning & Personnel Secretary Brian Erickson, City Engineer From: Tim Hanson PE, WSB Engineering Consultant Date: June 17, 2022 Re: Talamore 2nd Addition (a.k.a. Bester Property) Final Plat Review Grading and Drainage And Erosion Control Plan Review Construction Plans Review Landscaping Plan Review WSB File Number 019324-000 SUBMITTAL: Lennar Corporation has submitted a final plat and plans for the development of Outlot A, Talamore, know as the Bester property which lies north of County Road 42, east of Emerald Isle 3rd Addition and south and west of Flint Hills Resources Pine Bend LLC property. The plans submitted were prepared by Westwood Professional Services. Review comments were generated from Final Plan submittal, dated (no date). The submittal included the following: ▪ Final Plat ▪ Grading, Drainage and Erosion Control Plans ▪ Construction Plans ▪ Sanitary Sewer ▪ Watermain ▪ Storm Sewer Streets ▪ Details ▪ Landscape Plan FINAL PLAT Talamore 2nd Addition consists of 52 single family lots, 36 townhouse lots, Connemara Trail a major collector street, 5 local residential street segments, a short private street and 5 Outlots. The Outlots will have the following ownership and uses. Outlot A – Stormwater NURP pond and infiltration basin which will be owned and maintained by the City. Outlot B – Future park which will be owned and maintained by the City. Outlot C – Future single family lot development area. Outlot D – Future single family and townhouse development area. Outlot E - Stormwater NURP pond and infiltration basin which will be owned and maintained by the City. (Parcel is labeled as Outlot D on the final plat.) Anthony Nemcek June 17, 2022 Page 2 K:\019324-000\Admin\Docs\2022.06.15 Review\2022.06.17 - Final Plat Review.docx Connemara Trail is a major collector street which is being platted to a 100 foot width at this time, but is not proposed to be constructed. An interceptor storm sewer must be constructed within the Connemara Trail right of way prior to street construction. Talamore 2nd Addition does not plat lots adjacent to Connemara Trail. Talamore 2nd Addition extends 143rd Street east from it’s terminus in Emerald Isle 2nd Addition. Two streets extend from 143rd Street, Street 02 extends south approximately half its preliminary plat length and terminates, and Street 01 extends south to Street 3, the townhouse street, and terminates. Two Streets extend from Street 01, Street 04 extends east 450 feet providing access to proposed single family lots and Street 03 which also extends east providing access to a townhouse area. The local streets adjacent to the single family lots are 32 feet wide, face of curb to face of curb. A short private street extends from Street 03 which is 24 feet wide. A five-foot concrete sidewalk is identified along one side of these local streets. 1. Lot 22, Block 1 identifies an oversized drainage and utility easement, the oversizing of this easement is not needed. 2. Two separate outlots are labeled as Outlot D. The development Fees are indicated below based on the 2022 Schedule of Rates and Fees. ▪ Sanitary Sewer Trunk Charge: $1,075/acre ▪ Watermain Trunk Charge: $6,500/acre ▪ Storm Sewer Trunk Charge: $6,865/acre GRADING AND DRAINAGE Talamore 2nd Addition has its runoff directed to three storm water ponding areas. Most of its runoff is directed to the ponding area in Outlot A located along the western plat boundary. The single-family house lots and park area east of Street 01 has its runoff direc ted to the ponding area in Outlot C, the future development area and the easterly portion of the townhouse area has its runoff directed towards the ponding area south of Connemara Trail, Outlot E. The two storm sewers that direct runoff to Outlots C and E are proposed to be terminated short of the ponds. A ditch section and erosion control provisions will be required for the temporary ditches. 1. Provide ditch section and alignment for the temporary ditches. 2. Provide erosion control BMP’s for the temporary ditches. SANITARY SEWER AND WATERMAIN – UTILITY PLAN The proposed sanitary sewer system to serve Talamore 2nd Addition extends from 143rd Street at the Emerald Isle plat boundary. The sanitary sewer system extends within the proposed street alignments. The proposed sanitary sewer extension within Street 01 has enough depth to provide sanitary sewer service to the area south of Connemara Trail, however fill will be required in the central low area of Talamore Addition to extend the pipe across the lot. A 16-inch trunk watermain is proposed within Street 01 which is in according to the City’s Comprehensive Water System Plan. The other streets have eight-inch watermain. An eight-inch watermain connection in 143rd Street is the source for the subdivision. 3. Sheet 3 – The proposed 16 inch valve at the intersection of Street 01 and 04 can be eliminated. 4. Sheet 3 – The 16 inch valve at the intersection of Street 01 and Street 05 needs to be moved to the south side of the TEE. Anthony Nemcek June 17, 2022 Page 3 K:\019324-000\Admin\Docs\2022.06.15 Review\2022.06.17 - Final Plat Review.docx 5. Sheet 3 -The call out for the 16-inch X 8-inch TEE at station 8+86 is labeled as a cross. 6. Sheet 3 - Extend the sanitary sewer south to the street intersection of Street 02 (move MH-8). 7. Sheet 3 – Preferred hydrant locations, Southeast quadrant of street 04 and Street 01. North end of Street 01 on the north lot line of lot 1, block 4. 8. Future phase – The 16-inch valve at the Street 02 intersection can be eliminated. 9. Sheet 4 – Preferred hydrant locations. Common lot line of lot 6 & 7, block 3. Temporary hydrant at the south end of Street 02. Place this hydrant at the ben d, approximate station 8+00 in the future phase. 10. Sheet 5 – Outlot C is labeled Outlot B on the proposed plat. This is shown on several sheets. 11. Sheet 5 – Preferred hydrant location. Move the southerly hydrant north so it is just south of the most southerly water service. 12. Sheet 6 – Preferred hydrant location. Move the proposed hydrant on lot 7 block 4 to the easterly property line of lot 7. STORM SEWER Three storm sewer systems are proposed with Talamore 2nd Addition. The largest system collects runoff from Streets 01 & 02 and adjacent rear yard areas and outlets to the NURP basin in Outlot A. The second largest storm sewer system collets runoff from Street 04, the rear yard of block 5 & 6 and Outlot B, the park area. This storm sewer system is proposed to discharge to a temporary ditch that will flow to the NURP pond on the west side of the parent parcel. The third storm sewer system collects runoff from the east end of Street 03, the townhouse area, and discharges to the south toward the ponding area south of Connemara Trail. The temporary swales must be designed and constructed to eliminate erosion. The storm design and layout will also be reviewed with the Surface Water Management review. 13. Street and storm sewer sheets – identify centerline – centerline in the profile view. 14. Sheet 7 – The storm sewer run from CB-258 to CBMH-257 needs to drop into CBMH-257. 15. Sheet 9 – The storm sewer south of block 7 must be constructed with this phase in order to drain the low areas. 16. Sheet 9 – Provide a swale detail and proposed BMP’s for the outlet from CBMH-132. 17. Sheet 8 – Extend storm sewer at least 20 feet south of CBMH-132. 18. Sheet 10 – Extend storm sewer to the intersection of Street 01 and Street 04. 19. Sheet 10 – Show the profile and subgrade west of the plat boundary on Street 01 as existing. 20. Sheet 11 - The storm sewer run from CB-271 to CBMH-270 needs to drop into CBMH-270. 21. Sheet 12 – Extend the 30-inch pipe at least 24 feet beyond the property line of lot 7, block 4. 22. Sheet 12 - Provide a swale detail and proposed BMP’s for the outlet from CBMH-203. 23. Sheet 12 - Provide sheet pile headwall for FES-250 and FES-204. 24. Sheet 13 – Show riprap in the plan view and headwall in the profile for the FES-290. SURFACE WATER MANAGEMENT The Surface Water Management plan review for the Talamore is forwarded in a separate memo. Comments included in the Surface Water Management review shall be incorporated in the project design. Anthony Nemcek June 17, 2022 Page 4 K:\019324-000\Admin\Docs\2022.06.15 Review\2022.06.17 - Final Plat Review.docx DETAILS Construction of the pedestrian curb ramps at mid-block locations will require reducing the boulevard slope and lowering the intersecting sidewalk slightly to have acceptable grade on the pedestrian curb ramp. The lowering of the sidewalk needs to be sloped 20 feet from the pedestrian curb ramp. 25. Sheet 17 - The typical street section for local streets utilizes a 24 inch select granular borrow section. 26. Sheet 20 – Provide curb elevations for the pedestrian curb ramp on Street 05 of the Street 05 and Street 02 intersection. 27. Sheet 21 - Provide curb elevations for the pedestrian curb ramp on Street 01 of the Street 01 and Street 04 intersection. 28. Sheet 21 - Provide curb elevations for the pedestrian curb ramp on Street 01 of the Street 01 and Street 03 intersection. 29. Sheet 22 - Provide curb elevations for the pedestrian curb ramp on Street 03 of the Street 03 and Street 02 intersection. SIGNAGE AND LIGHTING PLAN Lighting fixtures are designed with a maximum 350 foot spacing and alternating sides of the street. 30. Sheet 19 - The proposed light fixture in block 7 should be moved to the park side of the street. LANDSCAPE PLAN A Landscape plan was not submitted. Landscaping should not conflict with maintenance of the infrastructure. Tree plantings should allow space for access and maintenance of proposed infrastructure. General Infrastructure design shall be completed in accordance with the City of Rosemount’s Engineering Guidelines and Standards. Infrastructure construction shall be completed in accordance with the latest edition of the City’s General Specifications and Standard Detail Plates for Street and Utility Construction. 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: June 22, 2022 Subject: Talamore 2nd The Parks and Recreation Department recently reviewed the plans for the Bester Development. After reviewing the plans, the Parks and Recreation Department staff has the following comments: Local Trails and Sidewalks The trail and sidewalk amenities appear to be designed in a manner that works toward the City’s goal of having a well-connected community. The proposed trail and sidewalk system is similar to other recent developments with having a sidewalk on one side of public neighborhood roads. Parks Dedication A total of 3.16 acres of park land (52 units x .04 acres per unit & 36 units x .03 acres per unit) or cash in lieu of land is required of the developer for this subdivision. The City is accepting outlot B for 1.58 acres of park land. The remaining parks dedication would be met through a cash dedication in the amount of $139,700 (26 units x $3,400 per unit and 18 units x $2,850 per unit). The Parks section of the Comprehensive Plan calls for a City park to be developed in the area and the developer has identified a public park in the plan as outlot B. The park is proposed to be 1.58 acres in size and would include a play structure and possibly another recreation amenity or two. The current grading plan for the park does not meet our standards for park development due to the steep grades in the park. Staff is requiring the that the grading plan be altered to create a property that has minimal grade changes so that the proposed trails can meet ADA standards. The grade changes need to be done before the City will accept the land. Please let me know if you have any questions about this memo.