HomeMy WebLinkAbout6.d. autumn terrace
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: August 23, 2022
Tentative City Council Meeting: September 20, 2022
AGENDA ITEM: 22-68-FP, 22-69-PP, 22-70-PUD, 22-71-RZ:
Request by Robert McNearney Custom Homes
for Approval of a Major Amendment to the
Meadows of Bloomfield Planned Unit
Development Agreement, Rezoning and
Preliminary and Final Plat to construct 12
townhome units.
AGENDA SECTION:
Public Hearing
PREPARED BY: Julia Hogan, Planner AGENDA NO. 6.d.
ATTACHMENTS: Site Location Map; Preliminary Plat; Final Plat;
Survey; Existing Conditions; Site Plan; Site
Details; Grading Plan; Utility Plan; Road Profile;
Stormwater Profile; Storm Sewer & Erosion
Control Details; Proposed Drainage Map; Water
& Sanitary Profile; Sanitary Sewer Details; Public
Water Details; Landscape Plan; Landscape
Notes and Details; Architectural Drawings; City
Engineer’s Memo Dated August 12, 2022;
Stormwater Review Memo Dated August 12,
2022; Parks and Recreation Memo Dated
August 18, 2022
APPROVED BY: AK
RECOMMENDED ACTION:
1. Motion to recommend the City Council approve the Preliminary and Final Plats for
Autumn Terrace, subject to:
a. Execution of a Subdivision Agreement.
b. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated August 12, 2022.
c. Incorporation of any easements necessary to accommodate drainage, ponding,
streets and utilities.
d. Payment of all applicable fees including GIS, Park Dedication and other fees
identified in the current fee schedule
e. Payment of $3,960 as a landscape surety.
f. Payment of $40,800 for Fee-in-Lieu of Park Dedication.
g. Payment of trunk area charges in the amount of:
i. Sanitary Sewer Trunk Charge: $1,075/acre
ii. Watermain Trunk Charge: $6,500/acre
iii. Storm Sewer Trunk Charge: $6,865/acre
2. Motion to recommend the City Council approve a Zoning Map amendment to rezone
the site from R1 PUD-Low Density Residential Planned Unit Development to R2 PUD-
Moderate Density Residential Planned Unit Development.
2
3. Motion to recommend the City Council approve a Major Amendment to the Meadows of
Bloomfield Planned Unit Development inserting the development plans for Autumn
Terrace into the agreement.
SUMMARY
Owner: Robert McNearney Custom Homes, Inc.
Preliminary Plat Acres: 2.19 Acres
Met Council Net Acres: 2.19 Acres
Residential Lots Created: 12 Townhome Units
Gross Density: 5.47 Units/Acre
Net Density: 5.47 Units/Acre
Comprehensive Plan Guiding: LDR – Low Density Residential
Current Zoning: R1 PUD-Low Density Residential Planned Unit Development
Requested Zoning: R2 PUD-Moderate Density Residential Planned Unit Development
Surrounding Land Uses
North: Low Density Residential
East: Low Density Residential
South: Medium Density Residential
West: Low Density Residential/Medium Density Residential
The Planning Commission is being asked to consider a request by Robert McNearney Custom Homes,
Inc., for approval of preliminary and final plats, rezoning, and a major amendment to the Meadows of
Bloomfield Planned Unit Development Agreement for a development called Autumn Terrace that will
consist of 12 townhome units. There will be a total of 6 buildings containing two townhome units each
throughout the site. To accommodate the requested number of residential lots the subject site would need
to be rezoned to R2 PUD-Moderate Density Residential Planned Unit Development. The request to
amend the Meadows of Bloomfield PUD is necessary for development because the subject site was
outloted on the Meadows of Bloomfield plat so to allow for the construction of the proposed townhomes
that must be amended.
Staff is recommending approval of the requests by the developer, subject to the conditions included in the
recommended action and the Engineer’s Memo dated August 12, 2022.
BACKGROUND
The City received a request from Robert McNearney Custom Homes, Inc., to develop 12 townhome lots
on a 2.19-acre site located directly west of Ardan Place Second Addition and north of the Meadows of
Bloomfield Townhome Additions. The site is currently part of the Meadows of Bloomfield plat that was
platted in 2004. The site was originally platted as an outlot within the Meadows of Bloomfield and was
planned to be developed with the land to the east. The land to the east ended up being platted as Ardan
Place and Ardan Place Second Addition and the subject parcel was left out of that development. The land
has remained vacant since the development of the Meadows of Bloomfield.
The requests submitted by the applicant were a preliminary plat, rezoning, major amendment to the
Meadows of Bloomfield PUD, and a final plat. The applicant is not asking for any additional deviations
from the code as the proposed number of units and setbacks are sufficient with the City’s code
requirements for the R2-Moderate Residential Zoning District, and also with the requirements for single-
family attached dwellings and townhomes.
Legal Authority
3
Preliminary plat, rezoning and final plat requests are quasi-judicial decisions for the Planning Commission
meaning that the Planning Commission is acting as a judge to determine if the regulations within the
Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being followed. Major Planned
Unit Development Amendments are a legislative decision because of Code deviations that are normally
requested. Legislative decisions give the Planning Commission more latitude, but consideration should be
given to the PUD standards of previously approved developments in the City as well as the PUD
standards of the other similar neighborhoods.
General Subdivision Design
The proposed development, known as Autumn Terrace, is located directly to the west of Ardan Place
Second Addition and north of the Meadows of Bloomfield townhome additions, specifically located
adjacent to Autumn Path and the City’s well house between Atrium Avenue and Bonaire Path. This 2.19-
acre parcel has been vacant since the development of Meadows of Bloomfield. Autumn Terrace will
consist of twelve lots that will extend from a private cul-de-sac street which will extend from the City’s
minor collector street of Autumn Path. Street and storm sewer improvements will be private but sanitary
sewer and water utilities will be public.
The private cul-de-sac street will extend 250 feet east of Autumn Path and will end with a standard sized
cul-de-sac adjacent to the plat boundary of Ardan Place Second Addition. Six lots extend from the stem of
the cul-de-sac and six lots extend from the bubble. A parking bay is proposed along the stem of the cul-de-
sac providing six parking stalls. No sidewalks are proposed in the site, but a public trail extends adjacent to
the site along the east side of Autumn Path.
Land Use and Zoning
The site is designated for LDR-Low Density Residential land uses, which typically consists of single-family
housing or townhomes with few units per building. The subject site is currently in the R1 PUD – Low
Density Residential PUD zoning district, which allows for up to 2.5 units per acre. The applicant is
requesting the site be rezoned to R2 PUD – Moderate Density Residential PUD to accommodate the 5.5
units per acre that is proposed within the development. The R2 zoning district is an allowed secondary
zoning district within the LDR land use category. The City recently saw a development come through,
Bray Hill, that was designated for LDR-Low Density Residential but needed to be rezoned to R2 PUD to
accommodate the units per acre, similar to this request. The City approved the rezoning of that
development. The land to the east of this site is zoned R2-Moderate Density Residential, the land to the
south is zoned R2-Moderate Density Residential and R3-Medium Density Residential, and the land to the
north and west is zoned R1-Low Density Residential. The city is supportive of this site being rezoned to
R2 PUD as it is cohesive with the land to the east and south and is seen as a transitional area from
medium/moderate residential to low density residential.
Amendment to the Meadows of Bloomfield Planned Unit Development Agreement
The Meadows of Bloomfield Planned Unit Development Agreement was drafted and approved by the City
in February of 2004. Within the agreement that was approved there were deviations granted through the
PUD. One of those deviations being: “density transfer for the townhome cluster areas for the carriage and
Georgetown units in return for the open space presented in outlots B, C, F.” The proposed subject site
was platted with the Meadows of Bloomfield plat as Outlot F. Originally, the subject parcel was expected
to be developed with the land to the east, but that did not occur. Since the development of the Meadows
of Bloomfield this parcel has sat vacant and an amendment to the PUD must be made to allow for the
development of this site. The applicant is not requesting additional deviations to the code for the proposed
development and plans to abide by the R2-Moderate Density Residential regulations and as well as the
single-family attached and townhome requirements.
Streets and Parking
There will be one access point into the development which will be a private cul-de-sac street extending
4
east from Autumn Path and terminates with a standard sized cul-de-sac adjacent to the plant boundary of
Ardan Place Second Addition. The private street access will be constructed to the City’s commercial and
multi-family driveway detail, which helps identify the street as private. A parking bay is proposed along the
stem of the cul-de-sac providing six parking stalls.
No sidewalks are proposed within the development, but a public trail extends adjacent to the site along the
east side of Autumn Path. One requirement from the City’s Engineering memo is that pedestrian curb
ramps are required at the street crossing since the proposed private street extends across the trail that runs
along Autumn Path.
Parks and Landscaping
The Parks and Recreation staff reviewed the plans for Autumn Terrace and is recommending cash-in-lieu
of land to meet the park dedication requirement for the proposed development. The requirement for 12
townhome units is $40,800 (12 x $3,400).
The landscape plan submitted by the applicant shows a total of 12 trees to be planted throughout Autumn
Terrace. The City Code requires 1 tree per unit/frontage for the R2-moderate density residential zoning
district, which the landscape plan that was submitted conforms with those requirements. Within the City
Engineers memo its stated that the landscape plan shows two proposed trees relatively close to the
proposed watermain alignment and that landscaping should be located to minimize conflicts with
infrastructure. It was recommended that tree plantings should allow space for access and maintenance of
proposed infrastructure. A total of 12 trees will be planted within this development, therefore a
landscaping surety in the amount of $3,960 (12 trees x $300 plus 10%) is required as a condition of
approval.
Utilities
This development proposes extending sanitary sewer from a sewer stub at the southerly corner of the
parent parcel. Sanitary sewer will extend north to serve the proposed townhome units of Autumn Terrace.
No further sanitary sewer extensions are required. Private ownership of the townhome lots requires that
the sanitary sewer is publicly maintained. An 8” watermain will need to be extended through the plat. The
proposed watermain connection extends from Autumn Path south through the plat to the southerly plat
boundary connecting to an existing watermain stub providing a looped system. The watermain will extend
between two buildings that are identified to be ten feet apart. A minimum 20-foot wide easement is
required for maintenance purposes.
The development will extend a storm sewer north from the southern corner of the parcel into the
proposed ponding area. This storm sewer extension will provide and outlet to the pond. A second storm
sewer extends north from the pond along the easterly plat line to the cul-de-sac and further north
collection runoff from a rear yard swale.
Engineering Review
The City’s Engineer has provided a memorandum containing comments related to the plans provided.
Notable comments include: pedestrian curb ramps are required at the street crossing since the private
street into the site crosses the trail that runs along Autumn Path, a typical street section needs to be
included in the plan, sanitary sewer and watermain will be public which requires drainage and utility
easements dedicated over the infrastructure, the watermain extension shall be 8”, and a minimum
easement width over the watermain alignment is 20-feet. The Engineer’s memo is included with the
attachments.
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. The final
5
plat for Autumn terrace contains the 12 residential parcels that are proposed throughout the development.
Additionally, there is one outlot identified on the plat, Outlot A, that is located on the southern most
portion of the site. Staff finds the Final Plat is consistent with the Preliminary Plat and meets the
requirements of the Zoning Ordinance.
CONCLUSION AND RECOMMENDATION
Staff is recommending approval of the Preliminary and Final Plats that would convert the existing Outlot
F of the Meadows of Bloomfield plat to a buildable lot. Staff is also recommending Rezoning and a Major
Amendment to the Meadows of Bloomfield Planned Unit Development that will add the Autumn Terrace
development plans to the Meadows of Bloomfield Planned Unit Development Master Development Plan.
This recommendation is based on information provided by the applicant and reviewed within this report.
PROJECT LOCATION
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS PREPARED BY
ME OR UNDER MY DIRECT SUPERVISION AND THAT I
AM A DULY LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: _______________________
GREGORY R. HALLING, P.E.
DATE: ____________________________
LICENSE NUMBER: 12783
REVISIONS:
FOR
ROBERT MCNEARNEY CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COM
PREPARED BY:
Copyright 2022 By Windsor Engineers, LLC
All Rights Reserved.
www.windsorengineers.com
Vancouver, WA
Duluth + Minneapolis, MN
PROJECT NUMBER: 22005.05
ISSUED FOR SITE PLAN REVIEW / ENGINEERING APPROVAL ONLYMULTIFAMILY SUBDIVISION - PRELIM PLAT
AUTUMN TERRACE
13600 AUTUMN PATH, ROSEMOUNT, MINNESOTA
VICINITY MAP
NOT TO SCALE PROJECT INFO: 22005.05 - ############### - PHASECONTACT: GREG HALLING
PHONE: 612-314-5284
EMAIL: GHALLING@WINDSORENGINEERS.COM
PLOT DATE: 8/10/2022 9:08 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_COVER.dwgSIGNATURE BLOCK
CITY OF ROSEMOUNT
BY ______________________________________ DATE ____________
PUBLIC WORKS DIRECTOR - NICK EGGER
BY ______________________________________ DATE ____________
CITY ENGINEER - BRIAN ERICKSON
BY ______________________________________ DATE ____________
COMMUNITY DEVELOPMENT DIRECTOR
BY ______________________________________ DATE ____________
FIRE MARSHAL
CITY OF ROSEMOUNT
BILL DROSET
TAMMY BLOCK
PAU ESSLER
HEIDI FRESKE
JEFF WEISENSEL
PLANNING COMMISSION
MELISSA KENNINGER
KEVIN HERBERT
MYTHILI THIAGARAJAN
BRENDA RIVERA
PRELIMINARYG001
SHEET INDEX
G001 COVER SHEET
G002 SURVEY
G003 EXISTING CONDITIONS & DEMOLITION PLAN
C100 SITE PLAN
C101 SITE DETAILS
C130 GRADING PLAN
C200 UTILITY PLAN
C201 ROAD PROFILE
C300 STORMWATER PROFILE
C301 STORM SEWER & EROSION CONTROL DETAILS
C302 PROPOSED DRAINAGE MAP
C400 WATER & SANITARY SEWER PROFILE
C401 SANITARY SEWER DETAILS
C402 PUBLIC WATER DETAILS
L100 LANDSCAPE PLAN
L101 LANDSCAPE NOTES AND DETAILS
G002SURVEYCLEAR AND GRUB VEGETATIONREMOVAL AND USE OF STOCKPILEDMATERIAL PER GEOTECHNICALRECOMMENDATIONS.
>>>>>>>>>>>>>>>>>>>>13600 AUTUMN PATHCITY OF ROSEMOUNT, MNIssue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLCAll Rights Reserved.Revisions:TSCKJESProject ManagerDrawn byChecked bywww.windsorengineers.comVancouver, WA22005.05Project No:Duluth + Minneapolis, MNISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACEPRELIMINARY PLAT APPROVALLINE IS 1" ON FULLSCALE DRAWINGWINDSOR ENGINEERSCALL 2 BUSINESS DAYS BEFORE YOU DIG.CAUTION UTILITY INFORMATION IS APPROXIMATE.VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.Know what'sbelow.before you dig.CallRPLOT DATE: 8/10/2022 9:08 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_EX COND & DEMO.dwg
I hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly LicensedProfessional Engineer under the laws of thestate of Minnesota.Signature: _______________________ Gregory R. Halling, P.E.Date: ____________________________License Number: 12783ROBERT MCNEARNEYCUSTOM HOMES, INC.PREPARED FOR:21382 HEYWOOD AVENUELAKEVILLE, MN 55044CONTACT: BOB MCNEARNEYPHONE: 612.386.7808EMAIL: BOB@MCNEARNEYHOMES.COMP
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G003EXISTING CONDITIONS & DEMOLITION PLANScale:1" = 30'EXISTING CONDITIONS AND DEMOLITION PLAN1CLEAR AND GRUB VEGETATIONREMOVAL AND USE OF STOCKPILEDMATERIAL PER GEOTECHNICALRECOMMENDATIONS.
AUTUMN COURT
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13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:08 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_SITE PLAN.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C100
SITE PLAN
Scale:1" = 30'
SITE PLAN1
MODIFIED 'S' DESIGN CURB
PRIVATE ROAD WITHIN EASEMENT
13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:08 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_DTLS.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C101
SITE DETAILS
>>>>>>>>>>>>>>>>>>>>GF=966.5
SOG=966.8
AUTUMN COURT
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13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:08 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_GRADING PLAN.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C130
GRADING PLAN
HOUSE TYPES:
FB = FULL BASEMENT
FBLO = FULL BASEMENT WITH LOOK OUT
WO = WALK OUT BASEMENT
SOG = SLAB ON GRADE
Scale:1" = 30'
GRADING PLAN1
GRADING EASEMENT FROM CITY
FOR CUTOFF DITCH/SWALE TO SWALE
AUTUMN COURT
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>
> >
> >
|
|
|
|> SAN >> SAN >> SAN >> SAN >> SAN >> SAN >> SAN >WWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W
W
STM >>>WSTM >>>STM >>>> SAN >> SAN >> SAN >> SAN >S|SBb-8
956.70 SBb-7
957.90 SBb-
5957.70SBb-4
965.60
SBb-39
8
0
.
3
0
SBb-
2
9
7
4
.
2
0 SBb-19
7
1
.
7
0SBb-6
956.60
643521> >||||> >> >|||> >||||> >||||W W W W> >||||> >||||W W
STM >>>STM >>>> >> >>>>>>>>>>>>>>>>>>>>>400 SMH
RIM:967.28
INV OUT:957.82(S)8"
401 SAN MH
RIM:965.73
INV IN:953.15(N)8"
INV OUT:953.35(SE)8"
402 SMH
RIM:960.99
INV IN:950.92(NW)8"
INV OUT:951.12(S)8"
404 EX SMH
RIM:957.49
INV IN:946.24(N)8"
403 SMH
RIM:955.13
INV IN:948.54(N)8"
INV OUT:948.74(S)8"
300 STMH
RIM:963.07
INV OUT:958.00(S)15"
301 CB MH
RIM:963.39
INV IN:956.62(N)15"
INV OUT:956.62(S)15"
15" RCP, L:55.4', SL:0.0250'/ft302 CB MH
RIM:963.03
INV IN:956.27(N)15"
INV OUT:956.27(S)15"15" RCP, L:17.2', SL:0.0200'/ft
303 ST MH
RIM:957.00
INV IN:953.00(N)15"
INV OUT:953.00(S)15"
15" RCP, L:130.9', SL:0.0250'/ft
304 FES
INV IN:952.50(N)15"
15" CPEP, L:18.3',
SL:0.0273'/ft
30+00 31+00
32+00 33+00
34+00 35+00 36+00 36+45
FES 305
INV OUT:952.00(S)12"
EX CB 12
RIM:953.70
INV IN:949.95(N)12"40+0041+0042+0043+
0
0 44+0045+0046+0046+0913600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_UTILITY PLAN.dwgROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C200
UTILITY PLAN
GENERAL SHEET NOTES:
A.CONTRACTOR TO VERIFY
B.CONTRACTOR SHALL NOTIFY THE ENGINEER OF RECORD
KEYNOTE:
1.CONNECT TO EXIST.
2.
Scale:1" = 30'
UTILITY PLAN1
1314SSS||||||||||||||||||||||||SAN >SAN >SAN >SAN >SAN >SAN >SAN >SAN >SAN >SAN >SAN >SAN >SAN>SAN>SAN>SAN>SAN>SAN>W
W WWWWWWWWWWWWWWWWWWWWWWW
W WWSTM >>>
STM >>>
SAN >643521|||||||||||||||||||||||WWWW||||||||||||WW>
>
>
>
33+00
34+0035+0036+0036+45
1
0
+
0
0 11+0012+001
3
+
0
0
14+00
14+04
S 41° 09' 58" E 33.35'S 0° 05' 18" E 197.74'N 89° 54' 42" E 61.88'L=32 .2 6 ',R =4 5 .0 0D=4 1 .0 7 7 8
L =78.54',R=50.00D =90.0000AL-AUTUMN COURT
940
950
960
970
980
990
940
950
960
970
980
990
-2.32%2.00%-0.50%
-2.43%GB STA = 10+00.00GB ELEV = 966.865GB STA = 10+20.39GB ELEV = 966.391GB STA = 10+65.00GB ELEV = 967.283GB STA = 13+00.00GB ELEV = 966.108GB STA = 13+89.93GB ELEV = 963.927966.5967.0010+50967.0967.95967.2966.7311+00967.1965.10967.0965.1111+50966.9966.97966.7967.9512+00966.6968.03966.5971.5212+50966.4974.99966.2972.1413+00966.1964.67965.5963.6413+50964.9963.94964.3964.8714+00963.7960.26301 CB MH
RIM:963.39
INV IN:956.62(N)15"
INV OUT:956.62(S)15"
EXISTING GROUND
(CL OF ROAD)
FINISH GRADE, SEE
GRADING PLAN
FINISH GRADE
(CL OF ROAD)
13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_UTIL P&P PLAN.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C201
ROAD PROFILE
Scale:1" = 30'
ROADWAY PROFILE1
AUTUMN COURT
(PRIVIATE DRIVE)
S|||||||7BLOCK 1SAN>SAN>SAN>WWWWWWWWW
STM >>>WSTM >>>STM >>>STM >>>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>S643521STM >>>STM >>>STM >>>STM >>>>>402 SMH
RIM:960.99
INV IN:950.92(NW)8"
INV OUT:951.12(S)8"8" PVC, L:121.4', SL:0.0200'/ft404 EX SMH
RIM:957.49
INV IN:946.24(N)8"
8" PVC, L:129.0', SL:0.0200'/ft
403 SMH
RIM:955.13
INV IN:948.54(N)8"
INV OUT:948.74(S)8"
125.0 LF 8" PVC SAN SEWER
300 STMH
RIM:963.07
INV OUT:958.00(S)15"301 CB MH
RIM:963.39
INV IN:956.62(N)15"
INV OUT:956.62(S)15"15" RCP, L:55.4', SL:0.0250'/ft
302 CB MH
RIM:963.03
INV IN:956.27(N)15"
INV OUT:956.27(S)15"
15" RCP, L:17.2', SL:0.0200'/ft
303 ST MH
RIM:957.00
INV IN:953.00(N)15"
INV OUT:953.00(S)15"
15" RCP, L:130.9', SL:0.0250'/ft
304 FES
INV IN:952.50(N)15"
15" CPEP, L:18.3',
SL:0.0273'/ft
30+00
31+00
32+00
33+00
34+00 35+00 36+00
FES 305
INV OUT:952.00(S)12"
EX CB 12
RIM:953.70
INV IN:949.95(N)12"40+0041+0042+0043+
0
0
STRM-1
930
940
950
960
970
980
990
15" RCP, L:18.3', SL:0.0273'/ft
303 ST MHRIM:957.00INV IN:953.00(N)15"INV OUT:953.00(S)15"131 LF 15" RCP @ 2.50%302 CB MHRIM:963.03INV IN:956.27(N)15"INV OUT:956.27(S)15"301 CB MHRIM:963.39INV IN:956.62(N)15"INV OUT:956.62(S)15"55 LF 15" RCP @ 2.50%300 STMHRIM:963.07INV OUT:958.00(S)15"17 LF 15" RCP @ 2.00%
30+00953.6954.030+50955.0955.8954.3831+00956.8953.78957.0953.3931+50957.3953.00957.6956.4832+00957.8957.47959.7958.1032+50958.7958.71958.6959.2433+00958.7963.10959.9963.4033+50961.7963.89962.7963.4934+00963.5963.43964.9963.8534+50964.6964.28964.9964.7835+00965.3965.15965.5965.6235+50966.0966.08967.0966.5536+00968.2967.75EX CB 12RIM:953.70INV IN:949.95(N)12"137 LF 12" RCP @ 1.50%FES 305INV OUT:952.00(S)12"EXISTING GROUND
(PIPE CL)
FINISH GRADE
(PIPE CL)
SWALE
304 FESINV IN:952.50(N)15"13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_UTIL P&P PLAN.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C300
STORMWATER PROFILE
Scale:1" = 30'
STORM SEWER PROFILE ALONG EAST PROPERTY1
13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_DTLS.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C301
STORM SEWER & EROSION CONTROL DETAILS
>>>>>>>>>>>>>>>>>>>>AUTUMN COURT
(PRIVIATE DRIVE)12111314POND87BLOCK 110914SBb-8
956.70 SBb-7
957.90 SBb-
5957.70SBb-4
965.60
SBb-39
8
0
.
3
0
SBb-29
7
4
.
2
0 SBb-1971.70SBb-6
956.60
643521DR #1 = 27,155 SF
IMPERVIOUS = 9,430 SF
DR #2 = 20,794 SF
IMPERVIOUS = 4,530 SF
DR #3 = 61,899 SF
IMPERVIOUS = 34,422 SF
AREA 4 = 11,496 SF
IMPERVIOUS = 2,118 SF
9
7
3
9
7
2
9
7
1
968970973968968
966
967
968
96
7
9
6
0
962956955
954 954955956957962
960N 41° 09' 59" W 365.01'
N 0° 05' 18" W 198.99'
S 0° 05' 18" E 736.57'
L
=
19
0.68',
R
=445.00
D
=
0
2
4°33'03"
N
4
8
°
5
0
'
0
1
"
E
8
6
.
3
0
'
N
4
8
°
5
0
'
0
1
"
E
8
2
.
0
4
'
29.00'60.00'29.00'
29.00'60.00'29.00'
29.00'60.00'29.00'
29.00'60.00'29.00'
29.00'60.00'29.00'
29.00'60.00'29.00'31.00'60.00'31.00'31.00'60.00'31.00'31.00'6
0
.
0
0
'31.00'31.00'6
0
.
0
0
'31.00'31.00'6
0
.
0
0
'31.00'31.00'6
0
.
0
0
'31.00'13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_DRAINAGE MAP.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C302
PROPOSED DRAINAGE MAP
Scale:1" = 30'
PROPOSED DRAINAGE MAP1
AUTUMN COURT
(PRIVIATE DRIVE)1314PONDSSS||||||||
|
|
||||
|
|
|87BLOCK 110914||
|||
|
|
|
|
|
|SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W
W
W
W
STM >>>WSTM >>>STM >>>STM >>>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>S||643521||||||||||
|||||||||||||W W W W||||||||||||W W
STM >>>STM >>>STM >>>STM >>>>>>400 SMH
RIM:967.28
INV OUT:957.82(S)8"
401 SAN MH
RIM:965.73
INV IN:953.15(N)8"
INV OUT:953.35(SE)8"
8" PVC, L:233.7', SL:0.0200'/ft
402 SMH
RIM:960.99
INV IN:950.92(NW)8"
INV OUT:951.12(S)8"8" PVC, L:121.4', SL:0.0200'/ft404 EX SMH
RIM:957.49
INV IN:946.24(N)8"
8" PVC, L:129.0', SL:0.0200'/ft
403 SMH
RIM:955.13
INV IN:948.54(N)8"
INV OUT:948.74(S)8"
125.0 LF 8" PVC SAN SEWER
300 STMH
RIM:963.07
INV OUT:958.00(S)15"301 CB MH
RIM:963.39
INV IN:956.62(N)15"
INV OUT:956.62(S)15"15" RCP, L:55.4', SL:0.0250'/ft
302 CB MH
RIM:963.03
INV IN:956.27(N)15"
INV OUT:956.27(S)15"
15" RCP, L:17.2', SL:0.0200'/ft
303 ST MH
RIM:957.00
INV IN:953.00(N)15"
INV OUT:953.00(S)15"
15" RCP, L:130.9', SL:0.0250'/ft
304 FES
INV IN:952.50(N)15"
15" CPEP, L:18.3',
SL:0.0273'/ft
31+00
32+00
33+00
34+00 35+00 36+00 36+45
FES 305
INV OUT:952.00(S)12"
EX CB 12
RIM:953.70
INV IN:949.95(N)12"40+0041+0042+0043+
0
0 44+0045+0046+0046+09SAN-1
935
940
950
960
970
935
940
950
960
970
40+00956.2956.22956.7956.6840+50957.1957.10957.2957.2341+00957.3957.31957.4957.4141+50957.7957.72958.1958.0942+00959.9959.85958.5958.4942+50959.2959.21962.6962.5743+00962.8962.81963.1963.1443+50963.7963.66965.2965.2344+00972.2972.17975.0975.0044+50971.4971.44968.0968.0345+00967.9967.94966.9966.9345+50965.1965.10965.1965.1146+00966.8966.7746+09.04967.7967.74404 EX SMHRIM:957.49INV IN:946.24(N)8"125 LF 8" PVC @ 2.00%403 SMHRIM:955.13INV IN:948.54(N)8"INV OUT:948.74(S)8"8" PVC, L:129.0', SL:0.0200'/ftPVC PIPE
402 SMHRIM:960.99INV IN:950.92(NW)8"INV OUT:951.12(S)8"8" PVC, L:121.4', SL:0.0200'/ftPVC PIPE
401 SAN MHRIM:965.73INV IN:953.15(N)8"INV OUT:953.35(SE)8"8" PVC, L:233.7', SL:0.0200'/ft
PVC PIPE
400 SMHRIM:967.28INV OUT:957.82(S)8"EXISTING GROUND
(PIPE CL)
FINISH GRADE
(PIPE CL)
13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_UTIL P&P PLAN.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C400
WATER & SANITARY SEWER
PROFILE
Scale:1" = 30'
WATER & SANITARY PROFILE1
13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_DTLS.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C401
SANITARY SEWER DETAILS
13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_DTLS.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C402
PUBLIC WATER DETAILS
>>>>>>>>>>>>>>>>>>>>GF=966.5
SOG=966.8
AUTUMN COURT
(PRIVIATE DRIVE)12111314PONDSSS> >> >||||||||>
>
>
>
|
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>87> >
> >BLOCK 110914>
>
> >
|
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>
> >
> >
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|> SAN >> SAN >> SAN >> SAN >> SAN >> SAN >> SAN >WWWWWWWWWW W W W W W W W W W W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
STM >>>WSTM >>>STM >>>> SAN >> SAN >> SAN >> SAN >S|SBb-8
956.70 SBb-7
957.90 SBb-5957.70SBb-4
965.60
SBb-
3980.30SBb-
2
9
7
4
.
2
0 SBb-
1971.70GF=965.0FFE=965.3LLE=955.3LO=960.3GF=965.0FFE=965.3LLE=955.3LO=960.3GF=966.5
SOG=966.8
GF=967.5
SOG=967.8
GF=968.5
SOG=968.8
GF=967.5
SOG=967.8
GF=968.5
SOG=968.8GF=967.7FFE=967.4LLE=956.0LO=961.0GF=965.5FFE=965.8LLE=955.8LO=960.8SBb-6
956.60
643521> >||||> >> >|||> >||||> >||||W W W W> >||||> >||||W W
STM >>>STM >>>> >> >GF=965.5FFE=965.8LLE=955.8LO=960.8GF=967.7FFE=967.4LLE=956.0LO=961.0ABM - AUTUMN BLAZE MAPLE
BHS - BLACK HILLS SPRUCE
TREE - CONIFEROUS (MINIMUM 6 FEET IN HEIGHT)
AL - AMERICAN LINDEN
CH - COMMON HACKBERRY
TREE LEGEND
RP - ROYAL RED MAPLE
TREE DECIDUOUS (MINIMUM 2" CALIPER )
AP - AUSTRIAN PINE
TREE
COUNT
2
1
2
1
3
3
12 - TOTAL ADDITIONAL TREES
13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_LANDSCAPE PLAN.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY L100
LANDSCAPE PLAN
Scale:1" = 30'
LANDSCAPE PLAN1
00 30'60'
REMOVE TREES
13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_LANDSCAPE PLAN.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY L101
LANDSCAPE NOTES AND DETAILS
PLANTING NOTES:
1.CONTRACTOR SHALL PROVIDE ONE YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON
THE DATE OF THE LANDSCAPE ARCHITECT'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT
PLANT MATERIALS SHALL ALSO HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING.
2.ALL PLANTS TO BE NORTHERN-GROWN AND HARDY.
3.PLANTS TO BE INSTALLED AS PER STANDARD AAN PLANTING PRACTICES.
4.USE MINIMUM 12" LOAM PLANTING SOIL ON TREES AND 6" ON SHRUBS.
5.CONTRACTOR SHALL VERIFY LOCATIONS WITH ALL UTILILIES PRIOR TO INSTALLATION OF PLANTS.
6.ALL LANDSCAPING AND SOD AREAS SHALL BE IRRIGATED MANUALLY BY THE OWNER.
7.STAKING OF TREES OPTIONAL; REPOSITION IF NOT PLUMB AFTER ONE YEAR.
8.WRAP ALL SMOOTH-BARKED TREES-FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1.
9.OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT
POTS.
10.PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE.
11.OWNER SHALL BE RESPONSIBLE FOR MAINTENANCE AFTER ACCEPTANCE OF THE WORK BY THE OWNER.
12.PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL-IN MATERIALS IF
NECESSARY; TEMPORARY ONLY.
13.ALL DISTURBED AREAS TO BE SODDED UNLESS OTHERWISE NOTED. SOD SHALL BE NORTHERN GROWN AND
HARDY.
14.PLANTING BEDS FOR SHRUBS SHALL HAVE (4 OZ. MIN.) WEED BARRIER FABRIC, 4" - 6" OF SHREDDED
HARDWOOD MULCH AND 4" VERTICAL (COMMERCIAL GRADE) BLACK POLY EDGING. THE EDGING SHALL BE
PLACED AND STAKED WITH SMOOTH CURVES.
15.SHREDDED HARDWOOD MULCH 4" DEEP SHALL BE PROVIDED AROUND ALL INSTALLED TREES.
16.NO RETAINGING WALLS ARE PROPOSED. ANY FUTURE RETAINING WALLS ARE NOT THE RESPONSIBILITY OF THE
LANDSCAPE ARCHITECT. (OR USE THIS - 16.RETAINING WALLS ARE NOT THE RESPONSIBILITY OF THE
LANDSCAPE ARCHITECT. CONTACT THE PROJECT ENGINEER FOR DETAILS, LOCATIONS, MATERIALS, AND
SPECIFICATIONS FOR ALL RETAINING WALLS.)
17.A VARIETY OF MULCHES SHALL BE USED IN THE LANDSCAPE AREAS AS DISPLAY AREAS. DISPLAY AREA BY
OTHERS.
18.SHREDDED HARDWOOD MULCH 4" DEEP SHALL BE PROVIDED AROUND ALL INSTALLED TREES.
LANDSCAPE CODE FOR CITY OF ROSEMOUNT:
1.1 TREES PER LOT.
3" MIN MULCH KEEP
CLEAR OF PLANT BASE
FORM MOUND TO
HOLD WATER
PLANTING MIX FILL
2/3 EXISTING SOIL AND
1/3 GARDEN COMPOST
UNDISTURBED SUBGRADE
OR COMPACTED PLANTING MIX
REMOVE ANY WIRE WRAP,
REMOVE TOP AND SIDES OF BURLAP
AND LOOSEN CROWDED ROOT BALL
SCARIFY BOTTOM AND SIDES
WIDTH TO BE 2X ROOTBALL WIDTH
TREE WRAP
2- 8' WOOD STAKES- DRIVEN
INTO BOTTOM OF HOLE
3" MIN MULCH KEEP
CLEAR OF PLANT BASE
FORM MOUND TO
HOLD WATER
PLANTING MIX FILL
2/3 EXISTING SOIL AND
1/3 GARDEN COMPOST
UNDISTURBED SUBGRADE
OR COMPACTED PLANTING MIX
REMOVE ANY WIRE WRAP,
REMOVE TOP AND SIDES OF BURLAP
AND LOOSEN CROWDED ROOT BALL
SCARIFY BOTTOM AND SIDES
WIDTH TO BE 2X ROOTBALL WIDTH
2 DECIDUOUS TREE PLANTING DETAIL
SCALE: Not to scale 3 SHRUB PLANTING DETAIL
SCALE: Not to scale
NOTES:
TWO ALTERNATE METHODS OF TREE STAKING ARE SHOWN.
IT IS THE CONTRACTOR'S OPTION TO STAKE TREES: HOWEVER, THE
CONTRACTOR IS RESPONSIBLE FOR THE MAINTAINING TREES IN A
PLUMB POSITION THROUGHOUT THE GUARANTEE PERIOD.
SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING.
CONIFER TO HAVE SHREDDED HARDWOOD MULCH UNLESS OTHERWISE NOTED.
NO MULCH TO BE IN CONTACT WITH TRUNK.
MAINTAIN PEDESTAL OF UNDISTURBED SOIL
BACKFILL WITH PLANTING SOIL
2"x 2"x 30" STAKES SET 120° APART
OUTSIDE THE BALL AT ANGLE (3 PER TREE)
TURNBUCKLE WITH DOUBLE STRAND
#14 GAUGE WIRE (3 PER TREE)
TREE WRAP TO FIRST BRANCH
DOUBLE STRAND 14 GA. WIRE (3 @ 120° INTERVAL TYP.)
18" POLYPROPYLENE OR POLYETHYLENE
(40 MIL. 1- 1/2" WIDE STRAP TYP.)
18" MIN
FINAL GRADE OF PLANT TO EQUAL ORIGINAL GRADE
4"- 6" LAYER OF SHREDDED HARDWOOD
MULCH IN SAUCER- EXTEND PAST STAKE
1 CONIFEROUS TREE PLANTING DETAIL
SCALE: Not to scale
38' STEEL STAKE
UNIT #1FRONT ELEVATIONUNIT #2FRONT ELEVATIONRIGHT SIDE ELEVATION1 OF 7Drawing No.Revised:Revised:Revised:ELEVATIONSDrawn By:Lot:Block:Date:Drawn By:jmProject:Address:1/4"=1'-0"03/02/22Builder :Scale:XXXXXMCNEARNEY FAMILY CUSTOM HOMESROSEMOUNT TOWNHOMESXXXXBID SET03/29/2207/22/22
UNIT #1REAR ELEVATIONUNIT #2REAR ELEVATIONLEFT SIDE ELEVATIONSheet Title:ELEVATIONS2 OF 7CUST MDrawing No.Sheet Title:Drawn By:Lot:Block:Date:Drawn By:Scale:Drawn By:Lot:Block:Date:Drawn By:jm02/11/19Builder :MEIER COMPANIESProject:Address:1/4"=1'-0"Scale:MEIER COMPANIES18-1901#15-07 (MASTER PLAN SET) MEADOW LARK TOWNHOMESHADLEY HILLS DR. NE Revised:Revised:Revised:03/29/2207/22/22
UNEXCAVATEDFIRST FLOOR PLANFIRST FLOOR PLANUNEXCAVATED1 OF 7Drawing No.Revised:Revised:Revised:ELEVATIONSDrawn By:Lot:Block:Date:Drawn By:jmProject:Address:1/4"=1'-0"03/02/22Builder :Scale:XXXXXMCNEARNEY FAMILY CUSTOM HOMESROSEMOUNT TOWNHOMESXXXXRevised:Revised:Revised:03/29/2207/22/22
2-CAR GARAGEGREAT ROOMDINING RM.KITCHENFIRST FLOOR PLANFIRST FLOOR PLAN2-CAR GARAGEGREAT ROOMDINING RM.KITCHEN4 OF 7Drawing No.Revised:Revised:Revised:FIRST FL. PLANDrawn By:Lot:Block:Date:Drawn By:jmProject:Address:1/4"=1'-0"03/02/22Builder :Scale:XXXXXMCNEARNEY FAMILY CUSTOM HOMESROSEMOUNT TOWNHOMESXXXXRevised:Revised:Revised:03/29/2207/22/22
SECOND FLOOR PLANSECOND FLOOR PLANBATHBDRM.MSTR.BDRM. #2/LOFTLAUND.BDRM. #3BATHMSTR.LOFTBATHBDRM.MSTR.BDRM. #2/LOFTLAUND.BDRM. #3BATHMSTR.LOFT5 OF 7Drawing No.Revised:Revised:Revised:SECOND FL. PLANDrawn By:Lot:Block:Date:Drawn By:jmProject:Address:1/4"=1'-0"03/02/22Builder :Scale:XXXXXMCNEARNEY FAMILY CUSTOM HOMESROSEMOUNT TOWNHOMESXXXXRevised:Revised:Revised:03/29/2207/22/22
TOWNHOUSE CROSS SECTIONCROSS SECTIONCROSS SECTION ON BRACED WALL PANELSIN WALL SECTIONOUTSIDE CORNERWALL DETAILGARAGE CROSS SECTIONONE HOUR RATED SOFFITDrawn By:
Lot:Block:
Date:
Drawn By:
jm
02/10/19
Builder :MEIER COMPANIES
Project:
Address:1/4"=1'-0"
Scale:MEIER COMPANIES
18-19 01
#15-07 (MASTER PLAN SET) MEADOW LARK TOWNHOMES
HADLEY HILLS DR. NE
Sheet Title:Drawing No.
CROSS SECTION 6 OF 7CUST M
GARAGE PARTY WALL DETAILPARTY WALL DETAILTYP. POST FOOTING EXAMPLESPOST BEAM CONNECTIONSBRACED WALL PANEL CONNECTIONTO PERPENDICULARRAFTERS OR TRUSSESBRACED WALL PANEL CONNECTIONWHEN PARALLEL TO FLOOR/CEILING FRAMINGLOCATION: INTERIOR PARTY WALL &GARAGE PARTY WALLLOCATION: ATTIC AND RIM PARTY WALLDrawn By:
Date:
Drawn By:
jm
03/10/22
1/4"=1'-0"
Scale:
Sheet Title:Drawing No.
CROSS SECTION 7 OF 7Lot:Block:
Project:
Address:
Builder :
XX XXX
MCNEARNEY FAMILY CUSTOM HOMES
ROSEMOUNT TOWNHOMES
XXXX
Revised:
Revised:
Revised:
03/29/22
07/22/22
K:\021037-000\Admin\Docs\2022.08.10 - Submittal review\2022.08.11 - Preliminary Plat Review - Autumn Terrace.docx
Memorandum
To: Julia Hogan, Planner
CC: Stacy Bodsberg, Planning & Personnel Secretary
Brian Erickson, City Engineer
Nick Egger. Director of Public Works
From: Tim Hanson PE, WSB Engineering Consultant
Date: August 12, 2022
Re: Autumn Terrace Preliminary Plat
Preliminary Plat Submittal Review
Grading and Drainage Plan Review
Preliminary Utility Plan Review
Landscaping Plan Review
WSB File Number 021037-000
SUBMITTAL:
Robert McNearney Custom Homes, Inc. has submitted a Preliminary Plat named Autumn Terrace
for the development of Outlot F, Meadows of Bloomfield. This outlot is proposed to be replatted
into twelve townhouse lots. The plans submitted were prepared by Windsor Engineers of
Minneapolis. Review comments were generated from the Preliminary Plat Submittal (not dated)
received on 08-10-2022. The submittal included the following:
▪ Certificate of Survey
▪ Existing Conditions
▪ Preliminary Plat
▪ Site Plan
▪ Grading Plan
▪ Erosion and Sediment Control Plan
▪ Utility Plan
▪ Storm Sewer Plan
▪ Landscape Plan
EXISTING CONDITIONS
Autumn Terrace is adjacent to Ardan Place Second Addition and Meadows of Bloomfield
townhouse additions, specifically located adjacent to Autumn Path and the City’s well house
between Atrium Avenue and Bonaire Path in the north-central portion of Rosemount. The parent
parcel consists of land that has been vacant since the development of Meadows of Bloomfield.
Autumn Terrace is 2.19 acres in size.
PRELIMINARY PLAT
Julia Hogan
August 11, 2022
Page 2
K:\021037-000\Admin\Docs\2022.08.10 - Submittal review\2022.08.11 - Preliminary Plat Review - Autumn Terrace.docx
Autumn Terrace consists of 12 lots that extend from a private cul-de-sac street which extends
from the City’s minor collector street of Autumn Path. Street and storm sewer improvements will
be private. Sanitary sewer and water utilities are public.
The private cul-de-sac street extends 250 feet east of Autumn Path and terminates with a
standard sized cul-de-sac adjacent to the plat boundary of Ardan Place Second Addition. Six lots
extend from the stem of the cul-de-sac and six lots extend from the bubble. The private street
access will be constructed to the City’s Commercial and Multi-Family Driveway detail which helps
identify the street as private. A parking bay is proposed along the stem of the cul-de-sac
providing six parking stalls.
No sidewalks are proposed in the site. A public trail extends adjacent to the site along the east
side of Autumn Path.
1. The private street extends across the trial, pedestrian curb ramps are required at the
street crossing.
2. A typical street section needs to be included in the plan.
3. The sanitary sewer and watermain will be public which requires drainage and utility
easements dedicated over the infrastructure. The minimum easement width is 20 feet or
twice the depth of the infrastructure below finished grade.
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
The proposed grading plan directs runoff from the northern portion of the site south along the
private streets and two rear yard swales. The runoff is collected by storm sewer in the cul-de-sac
and adjacent drainage swale and routed to a ponding area in the southern corner of the parent
parcel. The proposed ponding area is a dry retention pond, storm water storage is provided
downstream. The emergency overflow route for the pond is to the south onto an open area and
then a private street which drains to Atrium Avenue. The Westerly drainage swale of Autumn
Terrace extends onto the City’s well site requiring grading on City property. The grading plan
must show the grading on City property in more detail.
4. Define the full extent of the proposed grading on the City’s well site.
5. Show the existing trees within the well site that will be impacted.
6. Maximum slope grade is 1:4. Two areas have slopes steeper than the maximum.
SANITARY SEWER AND WATERMAIN – UTILITY PLAN
Autumn Terrace extends sanitary sewer from a sewer stub at the southerly corner of the parent
parcel. Sanitary sewer is extended north to serve the proposed townhouse lots of Autumn
Terrace. No further sanitary sewer extensions are required. Private ownership of the townhouse
lots requires that the sanitary sewer is publicly maintained.
Eight-inch watermain must be extended through the plat. The proposed watermain connection
extends from Autumn Path south through the plat to the southerly plat boundary connecting to an
existing watermain stub providing a looped system. The watermain extends between two
buildings that are identified to be ten feet apart. A minimum 20-foot-wide easement is required
for maintenance purposes. Gate valve and fire hydrant placement will be detail reviewed with the
construction plans for the final plat.
7. Watermain extension shall be 8-inch.
Julia Hogan
August 11, 2022
Page 3
K:\021037-000\Admin\Docs\2022.08.10 - Submittal review\2022.08.11 - Preliminary Plat Review - Autumn Terrace.docx
8. Minimum easement width over the watermain alignment is 20-feet.
9. The sanitary sewer inverts identified on the plan are reversed in elevations.
10. The watermain profile is not shown in the plan set.
11. The watermain extension from Autumn Path will cross a raw water line. Show the raw
water line in the profile view.
12. Sanitary sewer manhole 403 SMH must be placed outside of the ponding area with the
top of the casting elevation 1-foot above the overflow elevation of the pond.
STORM SEWER
Autumn Terrace extends a storm sewer north from the southern corner of the parcel into the
proposed ponding area. This storm sewer extension provides an outlet to the pond. A second
storm sewer extends north from the pond along the easterly plat line to the cul-de-sac and further
north collection runoff from a rear yard swale.
Storm sewer design and layout will be reviewed with the Surface Water Management plan
submittal.
13. Detail review of the storm sewer system and design will be completed with the
construction plans for the subdivisio n.
14. Catchbasin Manhole 302 (302 CBMH) must be a sump manhole structure.
SURFACE WATER MANAGEMENT
The proposed Surface Water Management plan for the preliminary plat has been reviewed.
Comments included in the Surface Water Management plan review shall be incorporated in the
project design.
LANDSCAPE PLAN
The Landscape plan shows two proposed trees relatively close to the proposed watermain
alignment. Landscaping should be located to minimize conflicts with 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.
K:\021037-000\Admin\Docs\WR Review\021037-000 Autumn Terrace Stormwater Review Memo 202200812.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Brian Erickson, City Engineer
Nick Egger, Director of Public Works
Anthony Nemcek, Senior Planner
Jane Byron, Storm Water Specialist
From: Bill Alms, PE
Kendra Fallon, PE
Date: August 12, 2022
Re: Autumn Terrace Stormwater Review
WSB Project No. 021037-000
I have reviewed the documents provided by Windsor Engineering in August 2022. Documents
reviewed include:
· Autumn Terrace Progress Set; dated 8/10/22
· Proposed HydroCAD modeling; dated 8/4/22
Applicant should provide responses to each comment. I offer the following comments below.
Grading, Drainage, and Erosion Control Comments:
1. General
a. A NPDES permit will be required since over an acre of disturbance is proposed.
b. The existing and proposed impervious for the site should be noted on the plans.
c. Existing regional basin 1718 downstream is providing rate control and water
quality requirements for the site.
d. Soil boring symbology was shown on the grading plan; the results of these soil
borings should be provided in future submittals.
e. Existing buildings on the lots adjacent to the site should be shown on the plans
with building elevations noted where known.
2. Ponds and Wetlands
a. Add the normal water level (NWL; or bottom elevation as applicable) and high
water level (HWL) to the grading plan for the proposed pond.
b. The maintenance access path to the pond and critical pond infrastructure
(inlet/outlets) should be shown on the plans. City requirement is 8% maximum
grade, 2% cross slope, and a minimum width of 10 feet for the maintenance
access.
3. Emergency Overflow Routes:
a. The emergency overflow location and elevation for the proposed pond should be
added to the plan.
i. Note the emergency overflow should be a defined spillway rather than
overtopping the entire berm of the pond.
Autumn Terrace Stormwater Review
August 12, 2022
Page 2
K:\021037-000\Admin\Docs\WR Review\021037-000 Autumn Terrace Stormwater Review Memo 202200812.docx
b. The emergency overflow elevation should be noted for the low point in the cul de
sac.
4. Retaining Walls:
a. Not applicable.
5. Erosion Control:
a. A SWPPP should be submitted for review since over an acre will be disturbed.
b. An erosion control plan with erosion control measures (inlet protection, rock
construction entrance, perimeter control, etc.) should be included in future plans.
c. Riprap should be shown at FES 304.
6. Grading:
a. The grading plan shows the bottom basin contour at 954 but the HydroCAD
modeling has the bottom of the basin at 952. Applicant should update the
modeling to be representative of what is shown on the plans.
i. Note that the outlet of the pond is also shown at 952 in the model and in
the plans.
b. Per the City’s Engineering Guidelines, maximum slopes of 1:4 are allowed for the
site above the NWL. Several areas on the grading plan are shown with slopes
steeper than allowed above the NWL.
c. Confirm grading in between buildings on the east side of the site drains away
from the proposed buildings.
Stormwater Management Plan:
1. General Storm Sewer Design
a. A catch basin drainage area map and rational method storm sewer calculations
should be provided to confirm the storm sewer is being designed for a 10-year
storm event.
b. It is recommended a storm sewer bypass for the surge basin be added so low
flows continue downstream to the existing storm sewer. When the downstream
pipe capacity is full, water could back up into the dry basin to provide additional
rate control. See attached for mockup of this recommended bypass.
c. Outlet from the pond should be shifted to the southern edge of the pond rather
than shown across the entire pond.
d. Minimum pipe size allowed is 15”. Applicant should upsize pipes to meet this
requirement.
e. The crossing of the proposed storm sewer and the proposed watermain at the
south end of the site should be confirmed to not be in conflict. It is unclear based
on the information provided.
f. The proposed storm sewer should be lined up tying into Ex. CB 12. Currently
shown offset from the catch basin on the utility plans.
g. A sump should be added to CBMH 302 prior to outletting to the pond.
h. Casting information for the proposed storm structures should be noted on the
plans.
2. Water Quantity
a. No comments.
3. Rate/Volume Control
Autumn Terrace Stormwater Review
August 12, 2022
Page 3
K:\021037-000\Admin\Docs\WR Review\021037-000 Autumn Terrace Stormwater Review Memo 202200812.docx
a. The drainage area map shows four separate subcatchments but only three
subcatchments were included in the submitted HydroCAD model. Applicant
should confirm the entire site is being included in the model.
b. The HydroCAD model should be run with the impervious/pervious is being
calculated separately (under the Advanced Settings).
c. The model should be run for a minimum of 48 hours to confirm the entire runoff
volume is being captured in the model.
d. Results from the 10-day snowmelt event should be included in future submittals.
4. Freeboard
a. The City requires a minimum one foot of freeboard between the high water level
and the low floor elevation. This is not currently being met for Lots 7 and 8
adjacent to the proposed pond based on the current modeling.
b. Applicant should confirm freeboard requirements are being met with respect to
the existing buildings on the property west of where the basin is proposed.
c. All freeboard requirements should be confirmed once modeling updates are
made as noted in this memo. Additional freeboard requirements are noted in the
City’s Engineering Guidelines.
5. Water Quality
a. No comments.
6. Easements
a. Drainage and utility easement should be shown over the proposed pond up to
the high water level.
b. The maintenance access path for the basin should also be covered under
drainage and utility easement.
c. Ten feet of easement on either side of the proposed storm should be provided in
the side lot. It does not appear that there is 10 feet of easement on the west side
of the storm sewer near CBMH 302.
>>>>>>>>>>>>>>>>>>>>GF=966.5
SOG=966.8
AUTUMN COURT
(PRIVIATE DRIVE)12111314PONDSSS> >> >|||||
|
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|
>
>
>
>
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>
>87> >
> >BLOCK 110914>
>
> >
|||
|
>
>
> >
> >
|
|
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|SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>WWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W
W
STM >>>WSTM >>>STM >>>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>S|SBb-8
956.70 SBb-7
957.90 SBb-
5957.70SBb-4
965.60
SBb-
3
9
8
0
.
3
0
SBb-
2
9
7
4
.
2
0 SBb-19
7
1
.
7
0GF=965.0FFE=965.3LLE=955.3LO=960.3GF=965.0FFE=965.3LLE=955.3LO=960.3GF=966.5
SOG=966.8
GF=967.5
SOG=967.8
GF=968.5
SOG=968.8
GF=967.5
SOG=967.8
GF=968.5
SOG=968.8GF=967.7FFE=967.4LLE=956.0LO=961.0GF=965.5FFE=965.8LLE=955.8LO=960.8SBb-6
956.60
643521> >||||> >> >|||> >||||> >||||W W W W> >||||> >||||W W
STM >>>STM >>>> >> >GF=965.5FFE=965.8LLE=955.8LO=960.8GF=967.7FFE=967.4LLE=956.0LO=961.0966.8 967.8
968.8
955.3
955.8
956.0960960960956957958959961
965
963
963
964
966
970968968969971972973965
9
6
4
966
955955 954954 956956
957 9573:13:1955 9609549569579589599619629639642.0%
1.8%
2.2%
0.5%2.4%12:
1 5:11.9%
3.
8%
5.
4%
3
.
5%
3
.
5%
2.5%
2.5%0.3%2.4%5.2%966
967
968
9689609
6
0
9
6
5
9
6
59659619
6
1
9
6
2
9
6
29629
6
3
9
6
39639
6
4
9
6
49649
6
6
9
6
6966
966
9
6
7967
967
9
6
7
965959
964 967966
967
968
967
13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:08 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_GRADING PLAN.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C130
GRADING PLAN
HOUSE TYPES:
FB = FULL BASEMENT
FBLO = FULL BASEMENT WITH LOOK OUT
WO = WALK OUT BASEMENT
SOG = SLAB ON GRADE
Scale:1" = 30'
GRADING PLAN1
GRADING EASEMENT FROM CITY
FOR CUTOFF DITCH/SWALE TO SWALE
Note NWL/bottom/HWL
(as applicable)
Show existing
buildings on adjacent
lots and note building
elevations where
known.
Show existing
buildings on adjacent
lots and note building
elevations where
known.
max 4:1 slopes
allowed above NWL
Confirm draining away
from buildings
Modeled HWL 955.3
City requires 1' of
freeboard between
the HWL and the low
floor. Not currently
being met.
AUTUMN COURT
(PRIVIATE DRIVE)12111314PONDSSS> >> >|||||
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>
>
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>
> >
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>
>
> >
> >
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|> SAN >> SAN >> SAN >> SAN >> SAN >> SAN >> SAN >WWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W
W
STM >>>WSTM >>>STM >>>> SAN >> SAN >> SAN >> SAN >S|SBb-8
956.70 SBb-7
957.90 SBb-
5957.70SBb-4
965.60
SBb-39
8
0
.
3
0
SBb-
2
9
7
4
.
2
0 SBb-19
7
1
.
7
0SBb-6
956.60
643521> >||||> >> >|||> >||||> >||||W W W W> >||||> >||||W W
STM >>>STM >>>> >> >>>>>>>>>>>>>>>>>>>>>400 SMH
RIM:967.28
INV OUT:957.82(S)8"
401 SAN MH
RIM:965.73
INV IN:953.15(N)8"
INV OUT:953.35(SE)8"
402 SMH
RIM:960.99
INV IN:950.92(NW)8"
INV OUT:951.12(S)8"
404 EX SMH
RIM:957.49
INV IN:946.24(N)8"
403 SMH
RIM:955.13
INV IN:948.54(N)8"
INV OUT:948.74(S)8"
300 STMH
RIM:963.07
INV OUT:958.00(S)15"
301 CB MH
RIM:963.39
INV IN:956.62(N)15"
INV OUT:956.62(S)15"
15" RCP, L:55.4', SL:0.0250'/ft302 CB MH
RIM:963.03
INV IN:956.27(N)15"
INV OUT:956.27(S)15"15" RCP, L:17.2', SL:0.0200'/ft
303 ST MH
RIM:957.00
INV IN:953.00(N)15"
INV OUT:953.00(S)15"
15" RCP, L:130.9', SL:0.0250'/ft
304 FES
INV IN:952.50(N)15"
15" CPEP, L:18.3',
SL:0.0273'/ft
30+00 31+00
32+00 33+00
34+00 35+00 36+00 36+45
FES 305
INV OUT:952.00(S)12"
EX CB 12
RIM:953.70
INV IN:949.95(N)12"40+0041+0042+0043+
0
0 44+0045+0046+0046+0913600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_UTILITY PLAN.dwgROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C200
UTILITY PLAN
GENERAL SHEET NOTES:
A.CONTRACTOR TO VERIFY
B.CONTRACTOR SHALL NOTIFY THE ENGINEER OF RECORD
KEYNOTE:
1.CONNECT TO EXIST.
2.
Scale:1" = 30'
UTILITY PLAN1 9'-7"10' easement on
either side of storm
sewer required
Confirm no conflict
S|||||||7BLOCK 1SAN>SAN>SAN>WWWWWWWWW
STM >>>WSTM >>>STM >>>STM >>>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>S643521STM >>>STM >>>STM >>>STM >>>>>402 SMH
RIM:960.99
INV IN:950.92(NW)8"
INV OUT:951.12(S)8"8" PVC, L:121.4', SL:0.0200'/ft404 EX SMH
RIM:957.49
INV IN:946.24(N)8"
8" PVC, L:129.0', SL:0.0200'/ft
403 SMH
RIM:955.13
INV IN:948.54(N)8"
INV OUT:948.74(S)8"
125.0 LF 8" PVC SAN SEWER
300 STMH
RIM:963.07
INV OUT:958.00(S)15"301 CB MH
RIM:963.39
INV IN:956.62(N)15"
INV OUT:956.62(S)15"15" RCP, L:55.4', SL:0.0250'/ft
302 CB MH
RIM:963.03
INV IN:956.27(N)15"
INV OUT:956.27(S)15"
15" RCP, L:17.2', SL:0.0200'/ft
303 ST MH
RIM:957.00
INV IN:953.00(N)15"
INV OUT:953.00(S)15"
15" RCP, L:130.9', SL:0.0250'/ft
304 FES
INV IN:952.50(N)15"
15" CPEP, L:18.3',
SL:0.0273'/ft
30+00
31+00
32+00
33+00
34+00 35+00 36+00
FES 305
INV OUT:952.00(S)12"
EX CB 12
RIM:953.70
INV IN:949.95(N)12"40+0041+0042+0043+
0
0
STRM-1
930
940
950
960
970
980
990
15" RCP, L:18.3', SL:0.0273'/ft
303 ST MHRIM:957.00INV IN:953.00(N)15"INV OUT:953.00(S)15"131 LF 15" RCP @ 2.50%302 CB MHRIM:963.03INV IN:956.27(N)15"INV OUT:956.27(S)15"301 CB MHRIM:963.39INV IN:956.62(N)15"INV OUT:956.62(S)15"55 LF 15" RCP @ 2.50%300 STMHRIM:963.07INV OUT:958.00(S)15"17 LF 15" RCP @ 2.00%
30+00953.6954.030+50955.0955.8954.3831+00956.8953.78957.0953.3931+50957.3953.00957.6956.4832+00957.8957.47959.7958.1032+50958.7958.71958.6959.2433+00958.7963.10959.9963.4033+50961.7963.89962.7963.4934+00963.5963.43964.9963.8534+50964.6964.28964.9964.7835+00965.3965.15965.5965.6235+50966.0966.08967.0966.5536+00968.2967.75EX CB 12RIM:953.70INV IN:949.95(N)12"137 LF 12" RCP @ 1.50%FES 305INV OUT:952.00(S)12"EXISTING GROUND
(PIPE CL)
FINISH GRADE
(PIPE CL)
SWALE
304 FESINV IN:952.50(N)15"13600 AUTUMN PATH
CITY OF ROSEMOUNT, MN
Issue Date:08/02/2022Copyright 2021 By Windsor Engineers, LLC
All Rights Reserved.
Revisions:
TS
CKJ
ES
Project Manager
Drawn by
Checked by
www.windsorengineers.com
Vancouver, WA
22005.05Project No:
Duluth + Minneapolis, MN
ISSUED FOR PRELIMINARY APPROVAL ONLYAUTUMN TERRACE
PRELIMINARY PLAT APPROVAL
LINE IS 1" ON FULL
SCALE DRAWING WINDSOR ENGINEERS
CALL 2 BUSINESS DAYS BEFORE YOU DIG.
CAUTION UTILITY INFORMATION IS APPROXIMATE.
VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION.
Know what's below.
before you dig.Call
R
PLOT DATE: 8/10/2022 9:09 AM - FILE: C:\Users\Christine Junes\Windsor Crew Dropbox\03_Operations\01_Current\2022 Projects\22005.05 Autumn Terrace - McNearney Duplex\02_Drawings\01_Working\02_PreliminarySheets\22005.05_UTIL P&P PLAN.dwgI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
state of Minnesota.
Signature: _______________________
Gregory R. Halling, P.E.
Date: ____________________________
License Number: 12783
ROBERT MCNEARNEY
CUSTOM HOMES, INC.
PREPARED FOR:
21382 HEYWOOD AVENUE
LAKEVILLE, MN 55044
CONTACT: BOB MCNEARNEY
PHONE: 612.386.7808
EMAIL: BOB@MCNEARNEYHOMES.COMPRELIMINARY C300
STORMWATER PROFILE
Scale:1" = 30'
STORM SEWER PROFILE ALONG EAST PROPERTY1
Recommend creating a storm sewer bypass
for the surge basin so low flows continue
downstream to the existing storm sewer.
When the downstream pipe capacity is full,
water could back up into the dry basin to
provide additional rate control. This would
keep the basin from being inundated during
smaller storm events.
Not shown to daylight
(grading plan shows
basin bottom
elevation at 954)
Upsize to minimum
15" diameter pipe
Add sump
Show tying into
existing structure
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: August 18, 2022
Subject: Autumn Terrace Development
The Parks and Recreation Department recently reviewed the plans for the Autumn Terrace
development and has the following comments:
Parks Dedication
Because the City is not looking to acquire parkland in this development, the parks dedication for this
development would be cash in-lieu of land. The cash dedication for 12 low density units @ $3,400
per unit would be $40,800.
Please let know if you have any questions about this memo.