HomeMy WebLinkAbout20230926 PC RM Packet
AGENDA
Planning Commission Regular
Meeting
Tuesday, September 26, 2023
6:30 PM
City Council Chambers, City Hall
1. CALL TO ORDER/PLEDGE OF ALLEGIANCE
2. ADDITIONS TO AGENDA
3. AUDIENCE INPUT
4. CONSENT AGENDA
a. Minutes of the August 22, 2023 Regular Meeting Minutes
5. OLD BUSINESS
6. PUBLIC HEARINGS
a. Request by Maplewood Development, Inc. for Approval of the Amber Fields 13th
Addition Preliminary Plat.
b. Request by Al Madina Association for a Site Plan Review
7. NEW BUSINESS
8. DISCUSSION
9. ADJOURNMENT
Page 1 of 44
ROSEMOUNT PLANNING COMMISSION
REGULAR MEETING PROCEEDINGS
AUGUST 22, 2023
CALL TO ORDER/PLEDGE OF ALLEGIANCE
Pursuant to due call and notice thereof, a regular meeting of the Planning Commission was
held on Tuesday, August 22, 2023, at 6:30 PM. in Rosemount Council Chambers, 2875 145th
Street West.
Chairperson Kenninger called the meeting to order with Commissioners Herbert, Rivera, Reed,
Whitman and Powell. Commissioner Thiagarajan was absent.
ADDITIONS TO AGENDA
None
AUDIENCE INPUT
None
CONSENT AGENDA
Motion by Kenninger Second by Powell
Motion to approve the consent agenda
Ayes: 6.
Nays: None. Motion Carried.
a. Minutes of the July 25, 2023 Regular Meeting
b. Request by Maplewood Development for approval of the final plat for Amber Fields
11th Addition
c. Request by Maplewood Development for approval of the final plat for Amber Fields
12th Addition
OLD BUSINESS
PUBLIC HEARINGS
a. Request by Florence Omogho for a minor subdivision to split off the southern portion
of the subject property to create a non-buildable outlot
Planner Hogan discussed the request by Florence Omogho for approval of a minor subdivision to split
off the southern 10,899 square feet of the subject parcel to create a non-buildable outlet as it does not
meet the minimum requirements for lot standards.
Chairperson Kenninger opened the public hearing at 6:39 p.m.
Page 2 of 44
Don Hannaman
4275 145th Street West
Mr. Hannaman stated if this passes, he would be interested in purchasing the lot and then adding it to
his lot as he resides right next door.
Motion by Kenninger Second by Reed
Motion to close the public hearing
Ayes: 6.
Nays: None. Motion carried.
Motion by Kenninger Second by Reed
Motion to recommend the City Council approve a Minor Subdivision to create a non-
buildable outlot by splitting off the southern 10,899 square feet from the existing 23,417
square foot parcel located at 4292 144th Street West, subject to:
1. Outlot A of the proposed Hawkins Pond 2nd Addition is not buildable based on the
current zoning ordinance.
2. Outlot A will be required to be combined with an adjacent parcel and then platted
for it to become buildable.
Ayes: 6.
Nays: None. Motion .
NEW BUSINESS
None
DISCUSSION
Chairperson Kenninger reminded commissioners that a future joint meeting will be held with
City Council during a regular scheduled City Council Work session. The exact date has not yet
been set.
ADJOURNMENT
There being no further business to come before the Planning Commission at the regular
planning commission meeting and upon a motion by Kenninger and a second by Reed the
meeting was adjourned at 6:43 p.m.
Respectfully submitted,
Erin Fasbender
City Clerk
Page 3 of 44
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: September 26, 2023
AGENDA ITEM: Request by Maplewood Development, Inc. for
Approval of the Amber Fields 13th Addition
Preliminary Plat.
AGENDA SECTION:
PUBLIC HEARINGS
PREPARED BY: Julia Hogan, Planner AGENDA NO. 6.a.
ATTACHMENTS: Site Location, Existing Conditions; Preliminary Plat;
Phasing Plan; Site Plan; Preliminary Grading and
Drainage Plan; Preliminary Utility Plan; Landscape
Plan , City Engineer's Memo Dated September 7,
2023
APPROVED BY: AK
RECOMMENDED ACTION:
1. Motion to recommend the City Council approve the Preliminary Plat for Amber Fields
13thAddition, subject to:
a. Conformance with all requirements of the City Engineer as detailed in the attached
memorandum dated September 7, 2023.
b. Approval of a Minor Amendment to the Amber Fields Planned Unit Development
Agreement.
c. Approval of the preliminary plat by the Dakota County Plat Commission.
d. Payment of $29,040 as a landscape surety.
e. 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
BACKGROUND
Owner: Earl Street Partners II, LLC.
Preliminary Plat Acres: 14.68 Acres
Met Council Net Acres: 14.68 Acres
Residential Lots Created: 65 Single-Family Residential Lots
Gross Density: 4.43 Units/Acre
Net Density: 4.43 Units/Acre
Comprehensive Plan Guiding: MUR - Mixed Use Residential
Current Zoning: R1 - Low Density Residential
Page 4 of 44
Surrounding Land Uses
North: High Density Residential
East: Mixed Use Residential
South: Mixed Use Residential
West: Mixed Use Residential
The Planning Commission is being asked to consider a request by Maplewood Development for
approval of a preliminary plat for Amber Fields 13th Addition to create 65 single-family residential lots.
This addition is one of eight different single-family lot subdivisions that is planned within the Amber
Fields Development area. Staff is recommending approval of the request by the developer, subject to
the conditions included in the recommended action and the Engineer’s Memo dated September 7,
2023, and subject to City Council approval of a Minor Amendment to the Amber Fields Planned Unit
Development Agreement.
BACKGROUND
The present applications are the latest step in a long process of planning for the development within
UMore Park. The developer received Planned Unit Development approval with Rezoning from the City
Council at its September 7, 2021, meeting. The Planned Unit Development anticipated roughly 1,959
residential units, which were to include a mixture of housing types such as single-family lots,
townhome lots, and multi-family lots. There are a total of 12 Amber Fields additions that have been
approved by the City Council. Preliminary Plat Areas that have been approved by City Council include
Amber Fields 2nd, 3rd, 4th, 5th, 6th, 7th and 8th additions with additions 9th, 10th, 11th and 12th being the
remaining areas of the designated preliminary plat areas that are shown in the table below. There has
been a total of 1,393 housing units approved so far within the Amber Fields Development Area and the
table below shows the break down of units that have been approved per addition.
Amber Field Additions Housing Type Total Units Approved by City
Council
Amber Fields 2nd and 12th Additions Single Family and
Townhome
301 units May 2022 and
September 2023
Amber Fields 3rd and 11th Additions Single Family 182 units June 2022 and
September 2023
Amber Fields 4th and 9th Additions Single Family 108 units July 2022 and April 2023
Amber Fields 5th and 10th Additions Single Family 124 units July 2022 and April 2023
Amber Fields 6th Addition Multifamily 268 units July 2022
Amber Fields 7th Addition Multifamily 250 units August 2022
Amber Fields 8th Addition Multifamily 160 units December 2022
The developer is proposing 65 single family residential lots throughout the 14.68-acre section of the
Amber Fields development area. This addition is located in the southeast portion of the development,
extending north from the proposed connection road that will connect the Amber Fields Development
area to Akron Ave. This addition is also directly west of Akron Avenue. The Amber Fields 13th Addition
Page 5 of 44
subdivision is planned to be built out in two phases. The first phase will consist of the eastern portion
of the site along with the connection road off of Akron Avenue and the eastern portion of the interior
roadways. The second phase will consist of the remaining western portion of the site and the trail
connection to the central greenway area.
Legal Authority
Preliminary 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. Generally, if these applications
meet the City’s established requirements, they must be approved. Staff’s review of each application is
provided below.
General Subdivision Design
The preliminary plat area is located in the southeastern portion of the Amber Fields development area
directly west of Akron Avenue and north of 154th St W. The preliminary plat area is shown to be
accessed by two public streets directly off of the future connection road to Akron Avenue, currently
called Road A. The proposed access road is shown as Road B and will extend from the southwest
corner of the subdivision off of Road A and loop through the site back to Road A in the southeast
corner. There is another street shown within the subdivision called Road C. This road will connect to
the looped Road B. There is a 5-foot concrete sidewalk shown to be located throughout the site, as
well as a trail in the northwest area of the site that will connect to the Greenway Area access trial.
Land Use and Zoning
The site is designated for MUR-Mixed Use Residential land use, which can include a range of housing
types, from single-family homes on traditional sixty-five foot lots to townhomes. The zoning district in
which the preliminary plat is located in is the R1-Low Density Residential zoning district. The Amber
Fields Planned Unit Development Agreement includes several deviations from the Zoning Ordinance.
The applicant is requesting a Minor Amendment to the PUD to reduce the minimum lot width and to
reduce the minimum lot area square footage. The proposed corner lots within the subdivision meet
the Amber Fields PUD requirements for minimum lot width and minimum lot area but there are a few
interior lots that do not meet the minimum 45 ft. lot width and 5,400 square foot lot area minimum. In
addition to dimensional standards, the table below compares the proposed preliminary plat to the
standards of the Amber Fields PUD.
Category Required (Amber Fields PUD) Amber Fields 13th Addition
Min. Lot Area (sf) 5,400 (interior)
7,200 (corner)
5,200 (interior)
7,200 (corner)
Min. Lot Width 45 ft. (interior)
55 ft. (corner)
40 ft. (interior)
55 ft. (corner)
Min. Front Yard Setback 25 ft 25 ft.
Min. Side Yard Setback 5 ft. dwelling/5 ft. garage/10 ft. corner
(45-ft. wide lots)
10 ft. dwelling/5 ft. garage/20 ft. corner
(55- and 65-ft. wide lots)
5 ft. dwelling and garage/20 ft.
for corner lots
Page 6 of 44
Min. Rear Yard Setback 20 ft. 20 ft., 30 ft. for Block 3
Phasing
The applicant has provided a phasing plan that shows development initially occurring in the
southeastern portion of the preliminary plat area. This area contains 37 of the 65 proposed single-
family lots. The connection road, and the eastern portion of Road B and C will be constructed with this
first phase of the 13th Addition. The second phase will consist of the remaining 28 single family lots as
well as the remaining portions of Road B, Road C and the access trail to the greenway area.
Streets and Sidewalks
There are two proposed public streets going into the Amber Fields 13th Addition preliminary plat area
with both of those streets extending from the future connection road that is currently called Road A.
Road B extends from Road A in the southwest corner of the subdivision and loops through the site back
to Road A in the southeast corner. Road C extends through the central portion of the site in between
the looped Road B.
A five-foot sidewalk is proposed along the north side of Road A and spans along the whole 13th
Addition up to Akron Avenue. There is also a sidewalk proposed along one side of Road B that loops
throughout the whole subdivision, as well as a sidewalk along the north side of Road C. There is also a
trail extension shown in between Lots 19 and 20, Block 1 of the site, which will connect the subdivision
to the adjacent trails for access to the central greenway area.
Parks
The Parks and Recreation staff has reviewed the park dedication requirement for Amber Fields 13th
Addition as part of the overall Master Development Plan in order to take into account the multiple
playgrounds and extensive open space within the development. Therefore, there is no park dedication
requirement for this phase of Amber Fields.
Preservation and Landscaping
A tree inventory was conducted for the overall Amber Fields development area, and a total of 1,983
caliper inches of trees were identified for replacement following the formula laid out in the City Code.
A total of 425 caliper inches of trees as mitigation has been provided throughout the Amber Fields
Development area with 325 of those caliper inches being provided with the initial phase of
construction which included the construction of 148th Street West and the extension of Auburn
Avenue. 37.5 inches of caliper inches will be provided within the preliminary plat area of the 13th
addition, leaving 1,520.5 caliper inches of trees needing to be provided as replacement throughout the
remaining phases of Amber Fields. Staff is confident this will be met as development continues.
The landscape plan submitted by the applicant shows a total of 88 trees to be planted throughout the
preliminary plat area. The City code requires one tree per lot/frontage in the R1 and R2 zoning districts,
and the landscape plan meets that requirement. A total of 88 trees will be planted with this addition,
therefore a landscaping surety in the amount of $29,040 (88 trees x $300 plus 10%) is required as a
condition of approval.
Page 7 of 44
Utilities
The site will be served by an existing sanitary sewer located within the connection Road A which
extends west off of Akron Avenue. The sanitary sewer system extends within Road B from Road A and
this extension provides service to the entire subdivision as it extends within the loop street of Road B
and extends within Road C. Water will be provided to the site via an existing 8” watermain that is
proposed to be extended within the streets of the preliminary plat area. Stormwater is managed across
the entire site with detention and retention ponds located in the central open area of Amber Fields.
Engineering Review
The City’s engineer has provided a memorandum containing comments related to the plans provided.
The memorandum included comments related to utilities, signage and street lighting, grading and
general storm sewer design. A copy of the memorandum is included in the attachments.
Additional comments from the City’s Engineering/Public Works department regarding this request
included that the agreed-upon maintenance roles and responsibilities for trails, sidewalks and
landscaping/irrigation will need to be followed and they will need to be conveyed to the future HOA
that will be set up for this preliminary plat area.
RECOMMENDATION
Staff is recommending approval of the preliminary plat for Amber Fields 13th Addition, subject to
conditions in the recommended action and contained within the Engineer’s memorandum dated
September 7, 2023. The recommendation is based on information provided by the applicant and
reviewed in this report.
Page 8 of 44
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BASIN 1918PER CITY
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WETLANDWE-18-00611258-000
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10' DRAINAGE AND UTILITY EASEMENT
5' DRAINAGE AND UTILITY EASEMENT
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
SHEET INDEX
SHEET TITLENO.
COVER SHEET1
EXISTING CONDITIONS PLAN2
PRELIMINARY PLAT3
SITE PLAN5
GRADING AND DRAINAGE PLAN6
EROSION AND SEDIMENT CONTROL PLAN
EROSION AND SEDIMENT CONTROL NOTES
8-10
SANITARY SEWER AND WATERMAIN PLAN
11
STORM SEWER PLAN
12
LANDSCAPE PLAN
13-16
17-18
GRADING PROFILES7
PHASING PLAN4
SUITE 700
ALLIANT ENGINEERING, INC.
733 MARQUETTE AVENUE SOUTH
MINNEAPOLIS, MN 55402
PH: 612-758-3080
CONSULTANT
FX: 612-758-3099
SURVEYOR
ENGINEER
DANIEL EKREM
LICENSE NO. 57366
CLARK WICKLUND
LICENSE NO. 40922
LANDSCAPE ARCHITECT
EM: cwicklund@alliant-inc.com
EM: dekrem@alliant-inc.com
MARK KRONBECK
LICENSE NO. 26222
EM: mkronbeck@alliant-inc.com
VICINITY MAP
SCALE: 1" = 4000'
DEVELOPER
MAPLEWOOD DEVELOPMENT
1128 HARMON PLACE
SUITE 320
PH: 612-746-4046
CONTACT: MARIO J. COCCHIARELLA
MINNEAPOLIS, MN 55403
AMBER FIELDS - M/I HOMES PHASE 3
PRELIMINARY PLAT
1
Page 10 of 44
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LEGEND
NOTES:
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
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PARCEL AREA TABLE
PARCEL
B1-L1
B1-L2
B1-L3
B1-L4
B1-L5
B1-L6
B1-L7
B1-L8
B1-L9
B1-L10
B1-L11
B1-L12
B1-L13
B1-L14
B1-L15
B1-L16
B1-L17
B1-L18
B1-L19
B1-L20
B1-L21
B1-L22
B1-L23
B1-L24
B1-L25
B1-L26
B2-L1
B2-L2
B2-L3
B2-L4
B2-L5
B2-L6
B2-L7
B2-L8
B2-L9
B2-L10
B2-L11
B2-L12
B2-L13
B2-L14
B2-L15
B2-L16
B2-L17
B2-L18
B2-L19
B2-L20
B2-L21
B2-L22
B2-L23
B3-L1
B3-L2
B3-L3
B3-L4
B3-L5
B3-L6
B3-L7
B3-L8
B3-L9
B3-L10
B3-L11
B3-L12
B3-L13
B3-L14
B3-L15
B3-L16
ROW
TOTAL
AREA SF
8,784
7,265
7,263
7,263
7,263
7,263
7,263
8,569
8,976
8,976
8,976
7,576
7,985
7,800
7,150
8,665
8,939
8,939
9,883
8,899
7,165
7,165
7,165
7,165
7,165
10,040
8,124
5,531
5,531
5,531
5,531
5,531
5,531
5,412
5,204
5,204
5,204
5,204
7,920
7,540
5,248
5,207
5,652
5,820
6,137
6,440
6,687
6,610
10,404
8,448
5,539
5,539
5,539
5,539
5,539
5,539
5,539
5,539
5,539
5,426
5,226
5,226
5,226
5,226
7,826
196,186
639,407
AREA AC
0.20
0.17
0.17
0.17
0.17
0.17
0.17
0.20
0.21
0.21
0.21
0.17
0.18
0.18
0.16
0.20
0.21
0.21
0.23
0.20
0.16
0.16
0.16
0.16
0.16
0.23
0.19
0.13
0.13
0.13
0.13
0.13
0.13
0.12
0.12
0.12
0.12
0.12
0.18
0.17
0.12
0.12
0.13
0.13
0.14
0.15
0.15
0.15
0.24
0.19
0.13
0.13
0.13
0.13
0.13
0.13
0.13
0.13
0.13
0.12
0.12
0.12
0.12
0.12
0.18
4.50
14.68
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
3
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
LEGEND:
DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
Being 5 feet in width and adjoining lot lines and 10 feet in
width and adjoining right of way lines, unless otherwise
indicated on the plat.
NOT TO SCALE
Page 12 of 44
25
24
23
22
20
19
18 17
16
15
14
13
12
10
9
8
7
6
5
4
3
2
1
BL
O
C
K
1
21
11
26
BL
O
C
K
1
BLO
C
K
1
1
1
B
L
O
C
K
2
BL
O
C
K
3
ROAD A
ROAD B
R
O
A
D
A
RO
A
D
B
R
O
A
D
C
RO
A
D
B
234
5
6
7
8
9
10
11
12
13
14
15
16
23
4
5
6
7
8
9
10
11
12
13
14
16
17
18
19
20
21 22
23
15
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
PH
A
S
I
N
G
P
L
A
N
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
LEGEND:
4
Page 13 of 44
25
24
23
22
20
19
18 17
16
15
14
13
12
10
9
8
7
6
5
4
3
2
1
BL
O
C
K
1
21
11
26
BL
O
C
K
1
BLO
C
K
1
1
1
B
L
O
C
K
2
BL
O
C
K
3
ROAD A
ROAD B
R
O
A
D
A
RO
A
D
B
R
O
A
D
C
RO
A
D
B
234
5
6
7
8
9
10
11
12
13
14
15
16
23
4
5
6
7
8
9
10
11
12
13
14
16
17
18
19
20
21 22
23
15
TYPICAL 40' LOT DETAIL
TYPICAL 55' LOT DETAIL
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
SI
T
E
P
L
A
N
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
SITE PLAN NOTES:
LEGEND:
SINGLE FAMILY LOT DATA:
TOTAL DENSITY CALCULATIONS:
TYPICAL 60' ROW ROAD SECTION
5
Page 14 of 44
25
24
23
22
20
19
18 17
16
15
14
13
12
10
9
8
7
6
5
4
3
2
1
BL
O
C
K
1
21
11
26
BL
O
C
K
1
BLO
C
K
1
1
1
B
L
O
C
K
2
BL
O
C
K
3
ROAD A
ROAD B
R
O
A
D
A
RO
A
D
B
R
O
A
D
C
RO
A
D
B
234
5
6
7
8
9
10
11
12
13
14
15
16
23
4
5
6
7
8
9
10
11
12
13
14
16
17
18
19
20
21 22
23
15
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
6
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
GR
A
D
I
N
G
A
N
D
D
R
A
I
N
A
G
E
P
L
A
N
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
GRADING NOTES:
LEGEND:
SINGLE FAMILY HOME HOLD DOWN DETAILS
LOOKOUT PAD
WALKOUT PAD
SLAB ON GRADE
Page 15 of 44
Road A PROFILE
RO
A
D
B
(
0
+
0
0
.
0
0
)
RO
A
D
B
(
1
4
+
3
9
.
9
2
)
Road B PROFILE
(DO NOT EXPLODE)
RO
A
D
C
(
7
+
0
4
.
9
3
)
RO
A
D
A
(
1
1
+
2
7
.
9
4
)
RO
A
D
C
(
0
+
0
0
.
0
0
)
RO
A
D
A
(
2
+
9
0
.
4
5
)
Road C PROFILE
(DO NOT EXPLODE)
RO
A
D
B
(
1
+
9
0
.
0
0
)
RO
A
D
B
(
1
2
+
4
9
.
9
2
)
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
GR
A
D
I
N
G
P
R
O
F
I
L
E
S
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
7
Page 16 of 44
WETLAND
WE-18-006
11258-000
WETLAND
WE-18-006
11258-000
OUTLOT N
25
24
23
22
20
19
18 17
16
15
14
13
12
10
9
8
7
6
5
4
3
2
1
BL
O
C
K
1
21
11
26
BL
O
C
K
1
BLO
C
K
1
1
1
B
L
O
C
K
2
BL
O
C
K
3
ROAD A
ROAD B
R
O
A
D
A
RO
A
D
B
R
O
A
D
C
RO
A
D
B
234
5
6
7
8
9
10
11
12
13
14
15
16
23
4
5
6
7
8
9
10
11
12
13
14
16
17
18
19
20
21 22
23
15
10-DAY SNOWMELT: 927.74
100-YR HWL: 927.23
PROJECT
LOCATION
SITE
LOCATION
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
ER
O
S
I
O
N
A
N
D
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
P
L
A
N
-
O
V
E
R
A
L
L
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
SWPPP BMP QUANTITIES
EROSION CONTROL
RESPONSIBLE PARTY:
CONTRACTOR:
(PER PLAN):
NOTES:
NOTE TO CONTRACTOR:
CONSTRUCTION SEQUENCING:
VICINITY MAP
SCALE: 1" = 4000'
ACTIVE SWPPP MAP LEGEND
LEGEND:
DND
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
8
Page 17 of 44
WETLAND
WE-18-006
11258-000
25
24
23
22
20
19
18 17
16
15
14
13
12
10
9
BL
O
C
K
1
21
11
26
BLO
C
K
1
1
B
L
O
C
K
2
ROAD B
R
O
A
D
A
RO
A
D
B
R
O
A
D
C
RO
A
D
B
12
13
14
15
16
23
4
5
6
7
8
9
10
11
12
13
14
16
17
18
19
20
21 22
23
15
10-DAY SNOWMELT: 927.74
100-YR HWL: 927.23
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
ER
O
S
I
O
N
A
N
D
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
P
L
A
N
-
V
I
E
W
1
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
9
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
Page 18 of 44
25
24
23
22
20
16
15
14
13
12
10
9
8
7
6
5
4
3
2
1
BL
O
C
K
1
21
11
BL
O
C
K
1
BLO
C
K
1
1
1
B
L
O
C
K
2
BL
O
C
K
3
ROAD A
ROAD B
RO
A
D
B
R
O
A
D
C
RO
A
D
B
234
5
6
7
8
9
10
11
12
13
14
15
16
23
4
5
6
7
8
9
10
11
12
13
14
16
17
18
19
20
21 22
23
15
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
ER
O
S
I
O
N
A
N
D
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
P
L
A
N
-
V
I
E
W
2
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
10
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
Page 19 of 44
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
ER
O
S
I
O
N
A
N
D
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
N
O
T
E
S
&
D
E
T
A
I
L
S
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
11
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
EROSION CONTROL SCHEDULE:
PERMANENT COVER:
MANAGEMENT MEASURES:
POLLUTION PREVENTION
·
SEDIMENT CONTROL PRACTICES:
EROSION CONTROL GENERAL NOTES:
MAINTENANCE PROGRAM:
EROSION AND SEDIMENT CONTROL
DEWATERING:
FINAL STABILIZATION:
CONCRETE WASHOUT DETAIL
Page 20 of 44
25
24
23
22
20
19
18 17
16
15
14
13
12
10
9
8
7
6
5
4
3
2
1
BL
O
C
K
1
21
11
26
BL
O
C
K
1
BLO
C
K
1
1
1
B
L
O
C
K
2
BL
O
C
K
3
ROAD A
ROAD B
R
O
A
D
A
RO
A
D
B
R
O
A
D
C
RO
A
D
B
234
5
6
7
8
9
10
11
12
13
14
15
16
23
4
5
6
7
8
9
10
11
12
13
14
16
17
18
19
20
21 22
23
15
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
X-X
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
SA
N
I
T
A
R
Y
S
E
W
E
R
A
N
D
W
A
T
E
R
M
A
I
N
P
L
A
N
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
LEGEND:
UTILITY NOTES:
SANITARY SEWER SCHEDULE:
Page 21 of 44
25
24
23
22
20
19
18 17
16
15
14
13
12
10
9
8
7
6
5
4
3
2
1
BL
O
C
K
1
21
11
26
BL
O
C
K
1
BLO
C
K
1
1
1
B
L
O
C
K
2
BL
O
C
K
3
ROAD A
ROAD B
R
O
A
D
A
RO
A
D
B
R
O
A
D
C
RO
A
D
B
234
5
6
7
8
9
10
11
12
13
14
15
16
23
4
5
6
7
8
9
10
11
12
13
14
16
17
18
19
20
21 22
23
15
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
ST
O
R
M
S
E
W
E
R
P
L
A
N
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
LEGEND:
UTILITY NOTES:
13
Page 22 of 44
25
24
23
22
20
19
18 17
16
15
14
BL
O
C
K
1
21
26
BLO
C
K
1
B
L
O
C
K
2
ROAD B
R
O
A
D
A
R
O
A
D
C
RO
A
D
B
12
13
14
15
16
3
4
5
6
7
8
9
10
11
12
13
14
16
17
18
19
20
21
15
AM
B
E
R
F
I
E
L
D
S
-
1
3
T
H
A
D
D
I
T
I
O
N
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
S
U
B
M
I
T
T
A
L
ST
O
R
M
S
E
W
E
R
P
L
A
N
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
LEGEND:
UTILITY NOTES:
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
14
Page 23 of 44
25
24
23
22
20
16
15
14
13
12
10
9
8
7
6
5
4
3
2
1
BL
O
C
K
1
21
11
BL
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
LEGEND:
UTILITY NOTES:
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
STORM SEWER SCHEDULE:
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WETLAND
WE-18-006
11258-000
WETLAND
WE-18-006
11258-000
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10-DAY SNOWMELT: 927.74
100-YR HWL: 927.23
2 - SL
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
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17TREE PLANTING DETAIL1
LANDSCAPE NOTES:
MITIGATION & LANDSCAPE REQUIREMENTS:
LANDSCAPE SCHEDULE:
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
18
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Memorandum
To: Brian Erickson, City Engineer
Nick Egger, Director of Public Works
Anthony Nemcek, Senior Planner
Jane Byron, Storm Water Specialist
From: Jeff Pearson, PE
Bill Alms, PE
Kendra Fallon, PE
Date: September 7, 2023
Re: Amber Fields 13th Addition Civil and Stormwater Preliminary Plan Review
WSB Project No. 023542-000
We have reviewed the documents provided by Alliant Engineering on August 14, 2023.
Documents reviewed include:
• Amber Fields 13th Addition Preliminary Plat Civil Set, dated 8/14/2023
• Amber Fields 13th Addition Rational Storm Sewer Sizing Calculations; undated
It should be noted that there are outstanding comments on other previously submitted portions of
the development that should be addressed.
Applicant should provide responses to each comment. I offer the following comments below.
Civil Comments:
1. General
a. Update street names when available.
b. Provide benchmark elevations on future construction plans.
c. Note if “existing conditions” for Akron Avenue are per plan (as opposed to
constructed conditions) and update as needed through future plans.
d. Update City details to current 2023 version.
2. Utilities
a. Add the NWL/HWL information for Wetland 18-006 and Basin 3 to the grading
plans for reference.
b. Consider adjusting sanitary alignments on all roads where needed to keep
watermain alignments under pavement and avoid watermain alignment beneath
storm sewer catch basins.
3. Signage and Street Lighting
a. Adjust streetlight location at Block 1, Lot 17/18 to Lot 19/20 to be near path
connection (offset as needed to avoid storm sewer).
4. Landscape
a. No comments at this time
Page 28 of 44
Amber Fields 13th Addition Preliminary Plan Review
September 7, 2023
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Grading, Drainage, and Erosion Control Comments:
5. General
a. No comments.
6. Ponds and Wetlands
a. Add the NWL/HWL information for Wetland 18-006 and Basin 3 to the grading
plans for reference.
7. Emergency Overflow Routes:
a. No comments.
8. Retaining Walls:
a. No comments.
9. Erosion Control:
a. No comments.
10. Grading:
a. The contours should be added for the area west of the 13th Addition on the
grading plans to confirm the drainage condition behind the proposed homes
included in the 13th Addition.
b. It is recommended the low point along Road B be shifted north closer to the
western lot line to shift CB 29 away from the proposed driveway.
c. Provide grade information for swales in open areas (minimum 2%).
d. Add contour labels (existing and proposed).
e. Contours on Block 1, Lots 19-26 do not align with property lines and do not
reflect proposed path.
Stormwater Management Plan:
1. General Storm Sewer Design
a. Provide a catch basin drainage area map (including the area intended to drain to
the proposed stubs) to confirm storm sewer sizing.
b. Include the pipe capacity (cfs) in the storm sewer sizing calculations to compare
with the cumulative flow rate draining to the pipe.
c. Manholes on the deep, large diameter storm sewer are recommended to be
spaced a maximum of every 300 feet for easier future maintenance. This is the
recommended spacing for the 48” storm sewer run west of the 13th Addition.
d. It is assumed CB 18 will connect to CBMH 17; update linework on storm sewer
plans.
e. FES 1 will require sheet piling due to the proposed pipe size; this should be
included in final plat plans.
f. Confirm and update the casting type and structure type noted in the storm sewer
schedule for structures CB 18, CBMH 17 and CBMH 16.
g. It is recommended MH 2 be shifted slightly away from the proposed trail.
2. Water Quantity
a. No comments.
3. Rate/Volume Control
a. No comments.
4. Freeboard
a. No comments.
Page 29 of 44
Amber Fields 13th Addition Preliminary Plan Review
September 7, 2023
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5. Water Quality
a. No comments.
6. Easements
a. Easement near CBMH 27 should be updated to provide 10 feet south of the
proposed storm sewer line (or structure CBMH 27 should be shifted to the lot line
– see comment provided under the grading section).
b. Provide structure and pipe depth information for the STMH at the back of Block
1, Lot 10/11 to determine if additional easement is required.
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.
Page 30 of 44
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: September 26, 2023
AGENDA ITEM: Request by Al Madina Association for a Site Plan
Review
AGENDA SECTION:
PUBLIC HEARINGS
PREPARED BY: Anthony Nemcek , Senior Planner AGENDA NO. 6.b.
ATTACHMENTS: Site Location, Site Aerial, Site Plan, Landscape Plan,
Elevations, Exterior Material Images
APPROVED BY: AK
RECOMMENDED ACTION:
Motion to approve the site plan of the proposed place of worship for Al Madina Association,
subject to the following conditions:
1. The applicant shall update the site plan to eliminate parking within the required 30’
buffer yard along the western portion of the site adjacent to a residential use.
2. The landscape plan shall be updated to provide evergreens within the buffer yard along
the western property line.
3. The driveway and parking areas shall be paved with an approved surface.
4. The site shall be connected to municipal sewer and water using the stubs located on the
eastern property boundary.
5. The applicant shall comply with all requirements of the City Engineer and Building
Official related to stormwater and drainage and incorporate any required updates prior
to receiving a building permit.
6. The applicant shall provide a surety in the amount of 110% of the cost of any trees
planted to be returned following one year of survival.
BACKGROUND
The Planning Commission is being asked to review the site plan for a new building on a site that has
received a conditional use permit for a place of worship. Generally, the site plan for the structure conforms
to the standards within the City Code, although staff is recommending conditions that must be met prior to
the issuance of a building permit. The conditions relate to the shifting of parking on the western portion of
the site outside of a required 30’ buffer yard, and an update to the landscape plan to provide evergreens
along that same parcel boundary. Other conditions of approval are carried over from the original
conditional use permit, such as connecting to municipal services and paving the parking area.
Applicant & Property Owner: Al-Madina Association
Location: 2058 Bonaire Path West
Area In Acres: 3.94 Acres
Comp. Plan Designation: Low Density Residential
Current Zoning: R1-Low Density Residential
The subject property is comprised of a single parcel containing two residential structures, two garages, and
two small utility sheds. In 2022, the applicant received a conditional use permit to use the site as a place of
worship. At that time, the applicant intended to convert one of the garages into an assembly space and to
use the residential structures for meeting and office purposes. Converting the garage into an assembly
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space was not feasible, therefore the applicant is proposing a new structure on the site to be used for that
purpose. The site is currently served with a private well and septic system, and the site will be connected to
the stubs that enter the site from the east. Meeting this requirement by connecting to the sewer and water
stubs at the property line is included as a condition of approval.
SITE PLAN REVIEW
Legal Authority. Site Plan Reviews are quasi-judicial decisions by the Planning Commission. In such cases,
the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance,
and Subdivision Ordinance are being followed. Generally, if the application meets these requirements, it must
be approved. The purpose of a site plan review is to evaluate each project as it relates to the performance and
site design standards of the zoning ordinance. Site plan approval is required for all commercial, industrial,
institutional, and multi-family development projects. Site Plan Reviews are the sole purview of the Planning
Commission. Therefore, unless the Planning Commission denies the request and an appeal is made to the
City Council, no action by the Council is required.
Land Use and Zoning
The site is guided for LDR-Low Density Residential uses and is within the R1-Low Density Residential
zoning district. A church or place of worship is specifically called out as a conditional use in the district.
The applicant received approval of a conditional use permit to use the subject property as a place of
worship in 2022. The zoning ordinance requires a minimum 30’ buffer yard from the adjacent residential
use to the west of the site, which is met by the building. The code does not allow any structures, parking,
offstreet loading or storage in that area. Staff has included a condition that the site plan be updated to
remove the parking from that site and construct it along the east side of the entry drive where proof of
parking is shown. Staff has discussed this with the applicant, who will also be providing a row of evergreens
along that property boundary to add to the screening provided by the existing vegetation in that area.
Category Required Al Madina
Min. Front Yard Setback 30 feet >30 feet
Min. Side Yard Setback 30 feet (principal structures)
30 feet (parking)
44 feet (principal structures)
22’ feet (parking)
Min. Rear Yard Setback 10 feet 319 feet
Streets and Access
The site has historically been a residential use, with access made into the site via a gravel driveway from
Bonaire Path. The applicant has provided a site plan that incorporates comments from engineering and
building staff to widen the existing driveway to 22’ and to incorporate a turnaround to accommodate
emergency apparatus.
Parking
The applicant’s plans show an occupancy of 248 people. When calculated with the Code requirement of 1
stall per 3 people, a minimum of 83 stalls are required. The applicant does not anticipate a need for much
parking on the site, both based on that anticipated number of worshipers and the number of worshipers
that would be able to fit in the assembly space. The applicant’s plan shows an initial 17 parking stalls being
constructed with the building, two of which are handicap stalls. The reflects an anticipated 51 worshipers.
The applicant has provided a proof of parking showing a total of 102 parking stalls being able to fit on the
site. The nearest street parking is over 550 feet from the subject property; therefore, the applicant will need
to plan for the installation of the additional parking as the number of worshipers increases to the point the
parking to be built on the site cannot accommodate them.
Building Massing and Materials
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The applicant’s elevations show a design that generally meets the requirements for building massing through
the use of vertical elements of differing materials above and below the windows. The applicant is also
proposing the use of fiber cement siding on much of the building while using control joints to mimic a
natural stone appearance to meet the intent of the ordinance. Other materials include rock face finishing on
the foundation areas on all sides that would otherwise be cement. Staff has included images of the paneling
material with the elevations to provide context.
Landscaping
The site features many mature trees that would remain following development of the proposed building and
parking lot area, and the rear or southern portion of the site is heavily wooded. Existing trees that are
retained count toward the required planting. Based on caliper inches, the site exceeds the minimum
requirement of 53 2.5” trees. The applicant’s plan also shows a total of 41 shrubs planted around the
building. This exceeds the code requirement of 25 foundation plantings based on a building perimeter of
250 feet (1 foundation planting per 10 linear feet).
Utilities
The site has been historically served by well and septic, but the City’s inspectors have determined that the
septic system is failing. Because municipal services are available at the site, the applicant will need to
connect to them as a part of the project. If the property were to ever be redeveloped, the sizes of lines
traversing the site may need to be changed.
A civil and stormwater/drainage plans were reviewed as part of the prior CUP application, and the updated
plans are being reviewed by staff currently. A condition requiring conformance with engineering
requirements is included in the recommended action.
RECOMMENDATION
Staff is recommending approval of the site plan, subject to conditions that would bring the plan into
conformance. These are related to eliminating parking within the 30’ buffer yard along the western
portion of the site and to provide evergreens to augment the existing vegetation along the applicant’s
side of the western parcel boundary. Staff is also recommending conditions related to the connection
to City services and the paving the parking areas.
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