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HomeMy WebLinkAbout2025-05-28 Planning Commission Packet Meeting location: Edina City Hall Council Chambers 4801 W. 50th St. Edina, MN Planning Commission Meeting Agenda Wednesday, May 28, 2025 7:00 PM Participate in the meeting: Watch the meeting on cable TV or at YouTube.com/EdinaTV. Provide feedback during Community Comment by calling 312-535- 8110. Enter access code 2863 106 4220. Password is 5454. Press *3 on your telephone keypad when you would like to get in the queue to speak. A staff member will unmute you when it is your turn. Accessibility Support: The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large-print documents or something else, please call 952-927- 8861 at least 72 hours in advance of the meeting. 1. Call to Order 2. Roll Call 3. Approval of Meeting Agenda 4. Approval of Meeting Minutes 4.1. Minutes from Planning Commission May 14, 2025 5. Community Comment During "Community Comment," the Board/Commission will invite residents to share issues or concerns that are not scheduled for a future public hearing. Items that are on tonight's agenda may not be addressed during Community Comment. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead, the Board/Commission might refer the matter to staff for consideration at a future meeting. 6. Public Hearing During "Public Hearings," the Commission chair will ask for public testimony after staff and/or applicants make their presentations. The following guidelines are in place to ensure an efficient, fair, and respectful hearing; limit your testimony to three minutes and to the matter under consideration; the Chair may modify times, as deemed necessary; avoid repeating remarks or points of view made by previous speakers. The use of signs, clapping, cheering or booing or any other form of verbal or nonverbal communication is not allowed. Page 1 of 235 6.1. 7202 Shannon Dr. Variance Request 6.2. Comprehensive Plan Amendment, Rezoning, Preliminary Plat and Site Plan – 5516 Vernon Avenue 7. Chair and Member Comments 8. Staff Comments 9. Adjournment Page 2 of 235 BOARD & COMMISSION ITEM REPORT Date: May 28, 2025 Item Activity: Approve Meeting: Planning Commission Agenda Number: 4.1 Prepared By: Liz Olson, Administrative Support Specialist Item Type: Minutes Department: Item Title: Minutes from Planning Commission May 14, 2025 Action Requested: Approve Minutes from Planning Commission May 14, 2025. Information/Background: Supporting Documentation: 1. Minutes from May 14, 2025 Page 3 of 235 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2025 Page 1 of 2 Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers May 14, 2025 I. Call To Order Chair Bennett called the meeting to order at 7:02 p.m. II. Roll Call Answering the roll call were: Commissioners Alkire, Bornstein, Felt, Hahneman, Nelson, Padilla, Smith, and Chair Bennett. Staff Present: Addison Lewis, Community Development Coordinator, and Liz Olson, Administrative Support Specialist. Absent from the roll call: Commissioner Daye, Jha, and Joncas. III. Approval Of Meeting Agenda Commissioner Padilla moved to approve the agenda for May 14, 2025. Commissioner Smith seconded the motion. Motion carried unanimously. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, April 30, 2025 Commissioner Alkire moved to approve the minutes from the April 30, 2025, meeting. Commissioner Hahneman seconded the motion. Motion carried unanimously. V. Community Comment None. VI. Public Hearings A. B-25-08, A 6.5-Foot Rear Yard Setback Variance – 5120 44th Street W Community Development Coordinator Lewis presented the request of 5120 44th Street W for a rear-yard setback Variance. Staff recommends approval of the setback variance, as requested, subject to the findings and conditions listed in the staff report. Appearing for the Applicant Mr. Andrew and Janelle Vick, applicants, addressed the Commission. Page 4 of 235 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2025 Page 2 of 2 Staff and the applicant answered Commission questions. Public Hearing None. Commissioner Padilla moved to close the public hearing. Commissioner Hahneman seconded the motion. Motion carried unanimously. The Commission discussed the rear yard variance and deemed the changes to be appropriate. Motion Commissioner Felt moved that the Planning Commission recommend approval to the City Council of the 6.5-foot Rear Yard Setback Variance as outlined in the staff memo, subject to the conditions and findings therein. Commissioner Hahneman seconded the motion. Motion carried unanimously. The official City website provides access to the Commission’s discussion regarding the variance request. VII. Chair and Member Comments Received. VIII. Staff Comments Received. IX. Adjournment Commissioner Nelson moved to adjourn the May 14, 2025, Meeting of the Edina Planning Commission at 7:37 p.m. Commissioner Hahneman seconded the motion. Motion carried unanimously. Page 5 of 235 BOARD & COMMISSION ITEM REPORT Date: May 28, 2025 Item Activity: Approve Meeting: Planning Commission Agenda Number: 6.1 Prepared By: Kris Aaker, Assistant City Planner Item Type: Public Hearing Department: Community Development Item Title: 7202 Shannon Dr. Variance Request Action Requested: Approve the variance based on findings and subject to conditions as listed in the staff report. Information/Background: The property owner is requesting front yard setback variances to include: a 190.34 ft North front yard setback variance from the 264.24 ft requirement for a new home to be located 93.9 ft from Lee Valley Road and an 87.88 ft East front yard setback variance from the 140.9 ft requirement for the new home to be 52.9 ft from Shannon Drive and a 205 ft variance from the 264.24 North front yard setback requirement for a pool to be built 59 ft from the North lot line along Lee Valley Road. The three variances are necessary given front yard setback requirements prohibit building a new home at 7202 Shannon Drive. Better Together Public Input Report Supporting Documentation: 1. Staff report 2. Site location 3. Survey and setbacks 4. Applicant submittal 5. Engineering Memo 6. Storm Water Management Plan 7. Tree Survey 8. Staff Presentation 9. Staff Presentation Page 6 of 235 May 28, 2025 PLANNING COMMISSION Kris Aaker, Assistant City Planner B-25-10. A 190.34 ft North front yard setback variance from the 264.24 ft requirement for a new home to be located 93.9 ft from Lee Valley Road and an 87.88 ft East front yard setback variance from the 140.9 ft requirement for the new home to be 52.9 ft from Shannon Drive and a 205 ft variance from the 264.24 North front yard setback requirement for an unground pool to be built at 7202 Shannon. Information / Background: The homeowner is requesting front yard setback variances to include: a 190.34 ft North front yard setback variance from the 264.24 ft requirement for a new home to be located 93.9 ft from Lee Valley Road and an 87.88 ft East front yard setback variance from the 140.9 ft requirement for the new home to be 52.9 ft from Shannon Drive and a 205 ft front yard setback variance from the 264.24 North setback requirement for a pool to be built 59 ft from the North lot line along Lee Valley Road. The three variances are necessary given the application of the front yard setback requirement on the lot prohibits a building location and pool at 7202 Shannon Drive. The front yard setback ordinance requirements are as follows: Sec. 36-439. Special requirements. (1) Special setback requirements for single dwelling unit lots. a. Established front street setback. When more than 25 percent of the lots on one side of a street between street intersections, on one side of a street that ends in a cul-de-sac, or on one side of a dead-end street, are occupied by dwelling units, the front street setback for any lot shall be determined as follows: 1. If there is an existing dwelling unit on an abutting lot on only one side of the lot that has a front street setback on the same street, the front street setback requirement shall be the same as the front street setback of the dwelling unit on the abutting lot on the same street; or the front street setback shall be the average front street setback of all other dwelling units on the same side of that street, between intersections. b. Side Street setback. The required side street setback shall be increased to that required for a front street setback where there is an adjoining interior lot facing on the same street. Page 7 of 235 STAFF REPORT Page 2 The applicant is proposing to build a new home with the possibility of a pool at 7202 Shannon Dr. The property is a 52,571 square foot corner lot at the intersection of Lee Valley Road and Shannon Drive in which the adjacent neighboring home at 5901 Lee Valley Rd wraps around the west and south lot lines of the subject lot and has frontage along both streets. The 5901 Lee Valley property is a flag lot accessing from Lee Valley with a back portion of the 5901-property adjacent to Shannon Drive. The required front yard setbacks are established by the location of the neighbor’s house on Lee Valley Road and render the entire 1.22-acre subject property unbuildable. The buildable area of the lot is impacted to the extent that any development requires a setback variance from both street frontages. Variances are requested to allow the new home to be built with a consistent front yard location like other existing homes across the street and farther down the block. Surrounding Land Uses Northerly: Single Unit residential homes; zoned and guided low-density residential. Easterly: Single Unit residential homes; zoned and guided low- density residential. Southerly: Single Unit residential homes; zoned and guided low-density residential. Westerly: Single Unit residential homes; zoned and guided low-density residential. Existing Site Features The existing 52,571 square foot corner lot is in the southeast intersection of Lee Valley Road and Shannon Drive. The proposal is to tear down the 1957 home and rebuild the lot with a two-story home fronting Shannon Drive. The property is subjected to two front yard setbacks that are based on the setbacks of the neighboring property at 5901 Lee Valley Road. Development on the lot is unable to comply with the setbacks required. Planning Guide Plan designation: Low-Density Residential Zoning: R-1, Single-Dwelling District Grading & Drainage The Environmental Engineer has reviewed the application and submitted comments as attached in a memorandum. Page 8 of 235 STAFF REPORT Page 3 Compliance Table City Standard Proposed South Side – *North Front- *East Front– Rear- 10 feet 264.24 feet 140.9 feet 25 feet 64.6 feet *93.9 feet *59 feet, (pool place holder) 52.9 feet 85.5 feet Building Coverage Hard Cover 25% 50% 9.07% 20.15% Building Height 40 feet 31 feet *Requires a variance PRIMARY ISSUES & STAFF RECOMENDATION Primary Issues •Is the proposed variance justified? Minnesota Statues and Section 36-98 of the Edina Zoning Ordinance require that the following conditions must be satisfied affirmatively. The proposed variance will: 1.Yes. The variance would be in harmony with the general purposes and intent of the ordinance. The purpose and intent of the front yard setback requirement is to provide consistent minimum spacing from a structure to a lot line adjacent to a street. However, the code is dependent on the location of neighboring homes so deeper setbacks from the street can affect a property’s opportunity for development. A much deeper and unworkable front yard setback is required for the property given the front yard setbacks of the home at 5901 Lee Valley. The proposed location of the new home will be consistent with the location of other nearby homes throughout the neighborhood. Page 9 of 235 STAFF REPORT Page 4 2) Yes. The variance would be consistent with the Comprehensive Plan. The Comprehensive Plan guides the property for Low Density Residential Use. The principal use of the property would still be a single-family home, and the property would remain zoned R-1. 3) Yes. There are practical difficulties in complying with the ordinance. The term “practical difficulties” means the following: i. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. “Practical difficulties” may include functional and aesthetic concerns. Criteria met. The proposed use is permitted in the R-1 Single Dwelling Unit District and complies with zoning standards, except for the front yard setbacks. The location of the adjacent home creates design challenges for the lot. The practical difficulties are caused by the required front yard setbacks from the ROW based on the neighboring home built after the current home on the subject property. The neighbor’s home established an unworkable setback for the applicant and other neighboring properties. The home to the west was built after the subject home and much farther back from the street than most homes nearby, affecting all adjacent properties. ii. The plight of the landowner is due to circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? Yes, Criteria met. The property is proposed to be developed with a front yard setback closer to the front lot line than currently allowed given the neighbor’s setback. The property is severely affected by the front yard setback requirement which is not self-created by the applicant. The circumstance was created when the home at 5901 Lee Valley was built in 2003. iii. Will the variance alter the essential character of the neighborhood? No, Criteria met. Granting variance will not alter the character of the neighborhood. The applicants are hoping to compliment the neighborhood with a home that fits the unique lot and surrounding properties. Recommended Action: Approval Approve a 190.34 and a 205-foot front yard setback variance from the North lot line and 87.88-foot East front yard setback variance for a tear-down/rebuild and pool place holder at 7202 Shannon Dr.: 1) The practical difficulty is caused by the front yard setback requirements, and existing location of the neighboring house to the west. Page 10 of 235 STAFF REPORT Page 5 2) There are circumstances that are unique to the subject property. Those unique circumstances include having street frontage with deep front yard setbacks affecting the buildable area of the of the lot. 3) Had this block been typical with homes along a block lined up with one another, like similarly zoned property, it would not have required a variance. 4) The proposal would not alter the essential character of the neighborhood. The home is of appropriate scale, size and location for the lot and will be similar in front yard setback to nearby properties. Staff recommend approval of the variance, as requested subject to the findings listed in the staff report above, and subject to the following conditions: •Survey date stamped April 28, 2025. •Elevations and building plans, date stamped, April 28, 2025. •Compliance with the conditions and comments listed in the Environmental Engineer’s memo. •Compliance with the tree ordinance at permit. Deadline for a city decision, June 28, 2025. Page 11 of 235 7202 Shannon Drive site location Page 12 of 235 21" RCP (Per Rec.)2 4 " R C P ( P e r R e c . )30" RCP12" R C P (Per R e c . )30" RCP30" RCP12" RCP (Per Rec.)27" RCP 27" RCP (Per Rec.)12" RCP(Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.) 9" VCP 9" VCP (Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" CIP (Per Rec.) 6" CIP ( P e r R e c . ) ShedSplit Level Lap Sided HouseFoundation Area = 1,717 +/- Sq. Ft.26.540.42.025.912.01.76.21.46.366.5 7.616.78.416.4Wood StepsWoodStepsDeckWood StepWood StepLandscapingRock Landsca p i n g RockLandscaping RockLandscapingLandscapingL a n d s c a p i n g LandscapingWire FenceWire FenceStone Retaining WallStone Retaining WallStone Retaining WallStoneRetaining WallStoneRetaining WallDeck Above GarageBituminous DrivewayConcrete StepsBituminous Driveway Bituminous Driveway LEE VALLEY ROAD(A Public R/W)SHANNO N D R I V E (A Public R / W )Edge of WoodsEdge ofWoodsEdge of WoodsEdge ofWoodsEdge of WoodsEdge of WoodsEdge of WoodsEdge ofWoodsFound RebarFound 1/2 Inch IronPipe W/ Cap No. 22414Found Rebar [A] Wire FenceCrosses Property LineEdge of WoodsClothesLine Pole31.17Δ=91°12'00"R=19.59S88°48'17"W 74.3595.00Δ=21°22'44"R=254.60N15°33'59"E 209.30S61°16'56"E 232.0050.00 Δ=5°59'3 1 " R=478.1 0 N12°2 4 ' 1 7 " E 9 3 . 1 0 N00°00'17"E 28.73 111.39 Δ=12°24'00" R=514.7 1 Utility Easement PerDoc. No. 275514San. Serv.(Per Rec.)Wat. Serv.(Per Rec.)Wood Retaining Wall5.0 10.49.0 16.08.0 1.56.0 1.57.0 1.54.3 1.58.0 1.55.7 2.08.0 4.85.52.518.0 7.318.0 7.32.0 7.32.07.317.58.316.030.023.013.028.043.5FFE=888.4(887.3)(887.3)(887.3)(888.4)(887.5)2% Max.2% Max.GFE=887.6(887.6)(887.6)(887.3)(886.8)(886.8)(886.8)(887.2)(884.6)H.P.2.1%2.1%7.44%7.44%3%3%Proposed House7202 Shannon Dr.TOF=887.8LFE=877.3PoolPatioPlanter Planter PorchPlanterSideEntry 30 Foot Fro n t S e t b a c k L i n e 15 Foot Side Setback Line10 Foot Side Setback Line25 Foot Rear Setback LineExisting House5901 Lee Valey Rd.Silt Fen c e (886.8)(887.5)(886.8)(886.8)3:1 Max.L.P.L.P.L.P.Setback Dim. from 5901 to Shannon Dr.Setback Dim. from 5901to Lee Valley Rd.VICINITY MAP7202 Shannon Dr. Edina, Hennepin County, Minnesota 55439 7202 Shannon Dr. Edina, MN 55439 Josh Segal PROJECTPROJECT NO.: 24616.00COPYRIGHT 2025 CIVIL SITE GROUP INC.cREVISION SUMMARYDATE DESCRIPTIONV1.0LOT CERTIFICATE. .. .. .. .. .. .N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS SURVEY,PLAN, OR REPORT WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED LANDSURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTA.5-28-2025NCLIENT civilsitegroup.comQA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BY.SWCJ.OVERHEAD UTILITIESGASMAINSANITARY SEWERSTORM SEWERFIBER/COMM. LINEELECTRIC LINE (RECORD)WATERMAINELECTRIC LINEGASMAIN (RECORD)CHAINLINK FENCE LINELinetype & Symbol Legend CONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE SURFACEIRON FENCE LINEGUARDRAILWATERMAIN (RECORD)SANITARY SEWER (RECORD)STORM SEWER (RECORD)FIBER/COMM. LINE (RECORD)TELEPHONE LINE (RECORD)TELEPHONE LINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET OR TO BE SET IRON MONUMENTFLARED END SECTIONPOWER POLEUTILITY MANHOLEGUY WIRECONIFEROUS TREEDECIDUOUS TREEROOF DRAINSEWER CLEAN OUTFIRE CONNECTIONWELLUTILITY VAULTPOST INDICATOR VALVEGAS MANHOLEHAND HOLEFIBER/COMM. MANHOLEMAIL BOXFUEL TANKELECTRICAL OUTLETSB SOIL BORINGLIGHT POLEACCESS RESTRICTIONWOODEN FENCE LINESATELLITE DISHBUSH/SHRUBDESCRIPTION OF PROPERTY SURVEYEDLot 3, Block 3, "Prospect Hills 2nd Addition"Subject to an easement reserved over the rear 5 feet of said lot for utility installation and maintenance as contained in deed Doc No. 275514;Subject to certain restrictions, covenants, etc. as contained in deed Doc. No. 275514GENERAL SURVEY NOTES1. Bearings are based on the Hennepin County Coordinate System (1986 Adjustment).2. Elevations are based on the NGVD 29 Datum. Site Benchmark is the top rim of the sanitary sewer manhole located in Shannon Drive approximately 28 feeteast of the southeasterly corner of the subject property, as shown hereon. Elevation = 869.14.3. We have shown the location of utilities to the best of our ability based on observed evidence together with evidence from the following sources: plansobtained from utility companies, plans provided by client, markings by utility companies and other appropriate sources. We have used this information todevelop a view of the underground utilities for this site. However, lacking excavation, the exact location of underground features cannot be accurately,completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary. Also,please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located on the subject property.4. Site Address: 7202 Shannon Drive, Edina, Minnesota 55439.5. This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No.27053C0451F, effective date of November 4, 2016.6. The current zoning for the subject property is R-1 (Single Dwelling Unit District) per the City of Edina' sonline Interactive Zoning Map, accessesd April 17th,2025.We note the following zoning standards per Chapter 36, Article VIII, Division 2 of the Edina, Minnesota - Code of Ordinances:SetbacksFront (street): 30 FeetSide (street): 15 FeetSide (interior): 10 FeetRear:25 FeetImpervious Coverage: 50% MaximumPlease note that the general restrictions for the subject property may have been amended through a city process. We could be unaware of such amendmentsif they are not in a recorded document provided to us. We recommend that a zoning letter be obtained from the Zoning Administrator for the currentrestrictions for this site.7. The gross land area is 52,571 +/- square feet or 1.207 +/- acres.8. The background information shown hereon is per Boundary & Topographic Survey, prepared by Civil Site Group, Dated January 8th, 2025, identified asProject No. 24616.00.9. The proposed house shown hereon is per Site Plan provided to the surveyor, prepared by PLAAD, and dated April 16th, 2025.10. Must maintain a minimum 2% slope gradient to accommodate positive drainage.11. The proposed driveway shown is conceptual only and do not purport to show exactly how the system shall be built.12. Proposed grades shown adjacent to building foundation refers to top of black dirt.13. House has not been staked at the time of this certification.14. Silt Fence or other erosion control is to be placed on the lot line around the perimeter of the limits of disturbance before home construction.40102001020SCALE IN FEETExisting Hard Cover Calculation House Area: 1,717 +/- Sq. Ft.Shed: 132 +/- Sq. Ft.Bituminous Driveway: 1,876 +/- Sq. Ft.Concrete: 123 +/- Sq. Ft.Deck: 322 +/- Sq. Ft.Wood Retaining Wall: 212 +/- Sq. Ft.Stone Retaining Wall: 386 +/- Sq. Ft.Total Hard Cover Area: 4,768 +/- Sq. Ft.Lot Area:52,571 +/- Sq. Ft.Hardcover:9.07%Proposed Hard Cover Calculation Proposeded House: 4,085 +/- Sq. Ft.Propsoed Driveway: 3,524 +/- Sq. Ft.Proposed Pool Deck: 2,426 +/- Sq. Ft.Proposed Porch: 152 +/- Sq. Ft.Proposed Patio: 159 +/- Sq. Ft.Proposed Side Entry: 117 +/- Sq. Ft.Existing Shed: 132 +/- Sq. Ft.Total Hard Cover Area:10,595 +/- Sq. Ft.Lot Area:52,571 +/- Sq. Ft.Proposed Hardcover: 20.15%(878.67)PROPOSED SPOT ELEVATIONPROPOSED DRAINAGE ARROWPROPOSED MAJOR CONTOURPROPOSED MINOR CONTOURPROPOSED SILT FENCEBUILDING SETBACK LINESubmitted 4-28-25Planning DivisionPage 13 of 235 7202Shannon Dr.5901Lee Valley Rd.5905Lee Valley Rd.7101Tralee Dr.5904Lee Valley Rd.5900Lee Valley Rd.7205Shannon Dr.7201Shannon Dr.5811Shannon Dr.7308Claredon Dr.7208Shannon Dr.7209Shannon Dr.7100Tralee Dr.5908Lee Valley Rd.LEE VALLEY ROADSHANNO N D R I V E PROJECTPROJECT NO.: 24616COPYRIGHT 2025 CIVIL SITE GROUP INC.cREVISION SUMMARYDATE DESCRIPTIONV1.0SETBACK EXHIBIT. .. .. .. .. .. .NCLIENT civilsitegroup.comQA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BYWMSSWCJ.7202 Shannon Dr. Edina, Hennepin County, Minnesota 55439 7202 Shannon Dr. Edina, MN 55439 Josh Segal100255002550SCALE IN FEETDESCRIPTION OF PROPERTY SURVEYEDLot 3, Block 3, "Prospect Hills 2nd Addition"Subject to an easement reserved over the rear 5 feet of said lot for utility installation and maintenance as contained in deed Doc No. 275514;Subject to certain restrictions, covenants, etc. as contained in deed Doc. No. 275514GENERAL NOTES1. This exhibit is intended to accompany Lot Certificate prepared by Civil Site Group and dated 4-28-2025.2. The dimensions shown hereon are measured from observations made by Civil Site Group and the fieldwork was completed on 4-17-2025.3. The addresses as shown hereon, are based on information obtained from the Hennepin County Interactive Property Map.4. Please note that the boundary lines shown hereon are per the Hennepin County public records and this exhibit does not provide any boundary determination as tothe accuracy of said publicly abailable county shapefiles.Submitted 4-28-25 Planning DivisionPage 14 of 235 Submitted 4-28-25 Planning DivisionPage 15 of 235 Submitted 4-28-25 Planning DivisionPage 16 of 235 Submitted 4-28-25 Planning DivisionPage 17 of 235 21" RCP (Per Rec.)2 4 " R C P ( P e r R e c . )30" RCP12" R C P (Per R e c . )30" RCP30" RCP12" RCP (Per Rec.)27" RCP 27" RCP (Per Rec.)12" RCP(Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.) 9" VCP 9" VCP (Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" CIP (Per Rec.) 6" CIP ( P e r R e c . ) ShedSplit Level Lap Sided HouseFoundation Area = 1,717 +/- Sq. Ft.26.540.42.025.912.01.76.21.46.366.5 7.616.78.416.4Wood StepsWoodStepsDeckWood StepWood StepLandscapingRock Landsca p i n g RockLandscaping RockLandscapingLandscapingL a n d s c a p i n g LandscapingWire FenceWire FenceStone Retaining WallStone Retaining WallStone Retaining WallStoneRetaining WallStoneRetaining WallDeck Above GarageBituminous DrivewayConcrete StepsBituminous Driveway Bituminous Driveway LEE VALLEY ROAD(A Public R/W)SHANNO N D R I V E (A Public R / W )Edge of WoodsEdge ofWoodsEdge of WoodsEdge ofWoodsEdge of WoodsEdge of WoodsEdge of WoodsEdge ofWoodsFound RebarFound 1/2 Inch IronPipe W/ Cap No. 22414Found Rebar [A] Wire FenceCrosses Property LineEdge of WoodsClothesLine Pole31.17Δ=91°12'00"R=19.59S88°48'17"W 74.3595.00Δ=21°22'44"R=254.60N15°33'59"E 209.30S61°16'56"E 232.0050.00 Δ=5°59'3 1 " R=478.1 0 N12°2 4 ' 1 7 " E 9 3 . 1 0 N00°00'17"E 28.73 111.39 Δ=12°24'00" R=514.7 1 Utility Easement PerDoc. No. 275514San. Serv.(Per Rec.)Wat. Serv.(Per Rec.)Wood Retaining Wall5.0 10.49.0 16.08.0 1.56.0 1.57.0 1.54.3 1.58.0 1.55.7 2.08.0 4.85.52.518.0 7.318.0 7.32.0 7.32.07.317.58.316.030.023.013.028.043.5FFE=888.4(887.3)(887.3)(887.3)(888.4)(887.5)2% Max.2% Max.GFE=887.6(887.6)(887.6)(887.3)(886.8)(886.8)(886.8)(887.2)(884.6)H.P.2.1%2.1%7.44%7.44%3%3%Proposed House7202 Shannon Dr.TOF=887.8LFE=877.3PoolPatioPlanter Planter PorchPlanterSideEntry 30 Foot Fro n t S e t b a c k L i n e 15 Foot Side Setback Line10 Foot Side Setback Line25 Foot Rear Setback LineExisting House5901 Lee Valey Rd.Silt Fen c e (886.8)(887.5)(886.8)(886.8)3:1 Max.L.P.L.P.L.P.Setback Dim. from 5901 to Shannon Dr.Setback Dim. from 5901to Lee Valley Rd.VICINITY MAP7202 Shannon Dr. Edina, Hennepin County, Minnesota 55439 7202 Shannon Dr. Edina, MN 55439 Josh Segal PROJECTPROJECT NO.: 24616.00COPYRIGHT 2025 CIVIL SITE GROUP INC.cREVISION SUMMARYDATE DESCRIPTIONV1.0LOT CERTIFICATE. .. .. .. .. .. .N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS SURVEY,PLAN, OR REPORT WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED LANDSURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTA.5-28-2025NCLIENT civilsitegroup.comQA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BY.SWCJ.OVERHEAD UTILITIESGASMAINSANITARY SEWERSTORM SEWERFIBER/COMM. LINEELECTRIC LINE (RECORD)WATERMAINELECTRIC LINEGASMAIN (RECORD)CHAINLINK FENCE LINELinetype & Symbol Legend CONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE SURFACEIRON FENCE LINEGUARDRAILWATERMAIN (RECORD)SANITARY SEWER (RECORD)STORM SEWER (RECORD)FIBER/COMM. LINE (RECORD)TELEPHONE LINE (RECORD)TELEPHONE LINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET OR TO BE SET IRON MONUMENTFLARED END SECTIONPOWER POLEUTILITY MANHOLEGUY WIRECONIFEROUS TREEDECIDUOUS TREEROOF DRAINSEWER CLEAN OUTFIRE CONNECTIONWELLUTILITY VAULTPOST INDICATOR VALVEGAS MANHOLEHAND HOLEFIBER/COMM. MANHOLEMAIL BOXFUEL TANKELECTRICAL OUTLETSB SOIL BORINGLIGHT POLEACCESS RESTRICTIONWOODEN FENCE LINESATELLITE DISHBUSH/SHRUBDESCRIPTION OF PROPERTY SURVEYEDLot 3, Block 3, "Prospect Hills 2nd Addition"Subject to an easement reserved over the rear 5 feet of said lot for utility installation and maintenance as contained in deed Doc No. 275514;Subject to certain restrictions, covenants, etc. as contained in deed Doc. No. 275514GENERAL SURVEY NOTES1. Bearings are based on the Hennepin County Coordinate System (1986 Adjustment).2. Elevations are based on the NGVD 29 Datum. Site Benchmark is the top rim of the sanitary sewer manhole located in Shannon Drive approximately 28 feeteast of the southeasterly corner of the subject property, as shown hereon. Elevation = 869.14.3. We have shown the location of utilities to the best of our ability based on observed evidence together with evidence from the following sources: plansobtained from utility companies, plans provided by client, markings by utility companies and other appropriate sources. We have used this information todevelop a view of the underground utilities for this site. However, lacking excavation, the exact location of underground features cannot be accurately,completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary. Also,please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located on the subject property.4. Site Address: 7202 Shannon Drive, Edina, Minnesota 55439.5. This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No.27053C0451F, effective date of November 4, 2016.6. The current zoning for the subject property is R-1 (Single Dwelling Unit District) per the City of Edina' sonline Interactive Zoning Map, accessesd April 17th,2025.We note the following zoning standards per Chapter 36, Article VIII, Division 2 of the Edina, Minnesota - Code of Ordinances:SetbacksFront (street): 30 FeetSide (street): 15 FeetSide (interior): 10 FeetRear:25 FeetImpervious Coverage: 50% MaximumPlease note that the general restrictions for the subject property may have been amended through a city process. We could be unaware of such amendmentsif they are not in a recorded document provided to us. We recommend that a zoning letter be obtained from the Zoning Administrator for the currentrestrictions for this site.7. The gross land area is 52,571 +/- square feet or 1.207 +/- acres.8. The background information shown hereon is per Boundary & Topographic Survey, prepared by Civil Site Group, Dated January 8th, 2025, identified asProject No. 24616.00.9. The proposed house shown hereon is per Site Plan provided to the surveyor, prepared by PLAAD, and dated April 16th, 2025.10. Must maintain a minimum 2% slope gradient to accommodate positive drainage.11. The proposed driveway shown is conceptual only and do not purport to show exactly how the system shall be built.12. Proposed grades shown adjacent to building foundation refers to top of black dirt.13. House has not been staked at the time of this certification.14. Silt Fence or other erosion control is to be placed on the lot line around the perimeter of the limits of disturbance before home construction.40102001020SCALE IN FEETExisting Hard Cover Calculation House Area: 1,717 +/- Sq. Ft.Shed: 132 +/- Sq. Ft.Bituminous Driveway: 1,876 +/- Sq. Ft.Concrete: 123 +/- Sq. Ft.Deck: 322 +/- Sq. Ft.Wood Retaining Wall: 212 +/- Sq. Ft.Stone Retaining Wall: 386 +/- Sq. Ft.Total Hard Cover Area: 4,768 +/- Sq. Ft.Lot Area:52,571 +/- Sq. Ft.Hardcover:9.07%Proposed Hard Cover Calculation Proposeded House: 4,085 +/- Sq. Ft.Propsoed Driveway: 3,524 +/- Sq. Ft.Proposed Pool Deck: 2,426 +/- Sq. Ft.Proposed Porch: 152 +/- Sq. Ft.Proposed Patio: 159 +/- Sq. Ft.Proposed Side Entry: 117 +/- Sq. Ft.Existing Shed: 132 +/- Sq. Ft.Total Hard Cover Area:10,595 +/- Sq. Ft.Lot Area:52,571 +/- Sq. Ft.Proposed Hardcover: 20.15%(878.67)PROPOSED SPOT ELEVATIONPROPOSED DRAINAGE ARROWPROPOSED MAJOR CONTOURPROPOSED MINOR CONTOURPROPOSED SILT FENCEBUILDING SETBACK LINESubmitted 4-28-25Planning DivisionPage 18 of 235 7202Shannon Dr.5901Lee Valley Rd.5905Lee Valley Rd.7101Tralee Dr.5904Lee Valley Rd.5900Lee Valley Rd.7205Shannon Dr.7201Shannon Dr.5811Shannon Dr.7308Claredon Dr.7208Shannon Dr.7209Shannon Dr.7100Tralee Dr.5908Lee Valley Rd.LEE VALLEY ROADSHANNO N D R I V E PROJECTPROJECT NO.: 24616COPYRIGHT 2025 CIVIL SITE GROUP INC.cREVISION SUMMARYDATE DESCRIPTIONV1.0SETBACK EXHIBIT. .. .. .. .. .. .NCLIENT civilsitegroup.comQA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BYWMSSWCJ.7202 Shannon Dr. Edina, Hennepin County, Minnesota 55439 7202 Shannon Dr. Edina, MN 55439 Josh Segal100255002550SCALE IN FEETDESCRIPTION OF PROPERTY SURVEYEDLot 3, Block 3, "Prospect Hills 2nd Addition"Subject to an easement reserved over the rear 5 feet of said lot for utility installation and maintenance as contained in deed Doc No. 275514;Subject to certain restrictions, covenants, etc. as contained in deed Doc. No. 275514GENERAL NOTES1. This exhibit is intended to accompany Lot Certificate prepared by Civil Site Group and dated 4-28-2025.2. The dimensions shown hereon are measured from observations made by Civil Site Group and the fieldwork was completed on 4-17-2025.3. The addresses as shown hereon, are based on information obtained from the Hennepin County Interactive Property Map.4. Please note that the boundary lines shown hereon are per the Hennepin County public records and this exhibit does not provide any boundary determination as tothe accuracy of said publicly abailable county shapefiles.Submitted 4-28-25 Planning DivisionPage 19 of 235 21" RCP (Per Rec.)2 4 " R C P ( P e r R e c . )30" RCP12" R C P (Per R e c . )30" RCP30" RCP12" RCP (Per Rec.)27" RCP 27" RCP (Per Rec.)12" RCP(Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.) 9" VCP 9" VCP (Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" CIP (Per Rec.) 6" CIP ( P e r R e c . )LandscapingLandscapingL a n d s c a p i n gWire FenceWire FenceStone Retaining WallStoneRetaining WallStoneRetaining WallBituminous Driveway Bituminous Driveway LEE VALLEY ROAD(A Public R/W)SHANNO N D R I V E (A Public R / W )Edge of WoodsEdge ofWoodsEdge of WoodsEdge ofWoodsEdge of WoodsEdge of WoodsEdge of WoodsEdge ofWoodsPID: 0811621230024Address: 7202 Shannon DrivePID: 0811621230065Address: 5901 Lee Valley RoadOwner: Steven P ManacekPID: 0811621230066Address: 5905 Lee Valley RoadOwner: C D Anderson & S E AndersonFound RebarFound 1/2 Inch IronPipe W/ Cap No. 22414Found Rebar [A] Wire FenceCrosses Property LineEdge of Woods31.17Δ=91°12'00"R=19.59S88°48'17"W 74.3595.00Δ=21°22'44"R=254.60N15°33'59"E 209.30S61°16'56"E 232.0050.00 Δ=5°59'3 1 " R=478.1 0 N12°2 4 ' 1 7 " E 9 3 . 1 0 N00°00'17"E 28.73 111.39 Δ=12°24'00" R=514.7 1 Utility Easement PerDoc. No. 275514San. Serv.(Per Rec.)Wat. Serv.(Per Rec.)Wood Retaining Wall5.0 10.49.0 16.08.0 1.56.0 1.57.0 1.54.3 1.58.0 1.55.7 2.08.0 4.85.52.518.0 7.318.0 7.32.0 7.32.07.317.58.316.030.023.013.028.043.5FFE=888.4(887.3)(887.3)(887.3)(888.4)(887.5)2% Max.2% Max.GFE=887.6(887.6)(887.6)(887.3)(886.8)(886.8)(886.8)(887.2)(884.6)H.P.2.1%2.1%7.44%7.44%3%3%Proposed House7202 Shannon Dr.TOF=887.8LFE=877.3PoolPatioPlanter Planter PorchPlanterSideEntry 30 Foot Fro n t Setback Lin e 15 Foot Side Setback Line10 Foot Side Setback Line25 Foot Rear Setback LineExisting House5901 Lee Valey Rd.Silt Fen c e (886.8)(887.5)(886.8)(886.8)3:1 Max.L.P.L.P.L.P.Setback Dim. from 5901 to Shannon Dr.Setback Dim. from 5901to Lee Valley Rd.PERIMETEREROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.CONSTRUCTIONENTRANCEINLET PROTECTIONAT EXISTING CATCHBASIN TO REMAIN,TYPCONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.RAIN GARDEN 2PBOTTOM=881.00 (868 SF MIN. AREA)EOF=882.75BERM=883.004:1 SIDE SLOPESOVER-EXCAVATE TO SUITABLYDRAINING SOILS, SEE DETAILEOF LOCATIONELEVATION=882.80RAIN GARDEN 1PBOTTOM=882.00 (307 SF MIN. AREA)EOF=883.75BERM=884.004:1 SIDE SLOPESOVER-EXCAVATE TO SUITABLY DRAINING SOILS, SEE DETAILEOF LOCATIONELEVATION=882.80DAYLIGHT PIPE W/ RIPRAP AND CRITTER GUARDIE=875.00YARD DRAIN W/ 8" GRATE,RISER & ELBOWRE=882.25ELBOW IE=875.6432 LF 8" PVC SDR 35 @2.00%YARD DRAIN W/ 8" GRATE,RISER & ELBOWRE=882.80ELBOW IE=877.4824 LF 8" PVC SDR 35 @2.00%CORE DRILLCONNECTIONTO EXISTINGCATCH BASINIE=877.00>>8" PIPE DAYLIGHT & 3-6"RIP RAPIE=881.50156 TOTAL LF 8" SOLIDDRAINTILE @ 1.00%YARD DRAINRE=886.6±IE=883.06YARD DRAINRE=885.80±IE=882.12SUMP IE=880.12YARD DRAINRE=886.20±IE=882.40YARD DRAINRE=886.70±IE=882.72TRENCH DRAINRE=884.00IE=881.3618 LF 6" SOLID DRAINTILE @ 2.00%8" PIPE DAYLIGHTIE=881.50TRENCH DRAINRE=882.20IE=881.308" PIPE DAYLIGHTIE=881.0033 LF 1.00%IMPERVIOUS CALCULATIONS:EXISTING HOUSE AREA = 1,715 SFEXISTING HARDSCAPE AREA = 3,821 SFPROPOSED HOUSE AREA = 4,085 SFPROPOSED HARDSCAPE AREA = 6,510 SFTOTAL SITE AREA = 52,571 SFDIFFERENCE BETWEEN EXISTING & PROPOSED IMPERVIOUS AREA =7,052 SFALL SPECIFIED EROSION AND SEDIMENT CONTROL PRACTICES, ANDMEASURES CONTAINED IN THIS SWPPP ARE THE MINIMUMREQUIREMENTS. ADDITIONAL PRACTICES MAY BE REQUIRED DURINGTHE COURSE OF CONSTRUCTION.REVISION SUMMARYDATEDESCRIPTIONSEE EROSION CONTROL AND CONSTRUCTIONSEQUENCE NOTES ON C2.0EROSION CONTROL LEGEND:INLET PROTECTIONSTABILIZED CONSTRUCTION ENTRANCEDRAINAGE ARROW1.0' CONTOUR ELEVATION INTERVALSILT FENCE / BIOROLL - GRADING LIMITEROSION CONTROL BLANKET1137EX. 1' CONTOUR ELEVATION INTERVAL1125TREE PROTECTIONTREE REMOVAL - INCLUDINGROOTS AND STUMPSSTORMWATER, SEDIMENT & EROSION CONTROL CONTACT:JOSH SEGALJLS DEVELOPMENT5409 PENN AVE SMINNEAPOLIS, MN 55419JOSH@JLSDESIGNBUILD.COM612-387-494301" = 20'-0"20'-0"10'-0"NCivil Engineering ° Surveying ° LandscapeArchitecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cPROJECT PRELIM INARY :NOT FORCONSTRUCTION2023ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION04/28/25 CITY SUBMITTALPROJECT MANAGER FULL NAMECONTACT NUMBER 612-615-0060 X XXXDRAWN BYREVIEWED BYPROJECT NUMBER44263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.04/28/257202 SHANNON DR. EDINA, MN JLS DEVELOPMENT 5409 PENN AVE S, MINNEAPOLIS, MN 55419 OWNERC1.0EROSION CONTROL &STORM WATERMANAGEMENT PLANSTORM SEWERRIP RAP>>Know what'sbelow.before you dig.CallRDRAINTILEDTDTUNDERGROUND ROCK TRENCHNARRATIVE:THIS PROJECT INCLUDES THE REDEVELOPMENT OF A SINGLE FAMILYHOME PROPERTY. THE PROJECT REQUIRES CATEGORY 2STORMWATER MANAGEMENT AND EROSION CONTROL PER CITY OFEDINA BUILDING SAFETY POLICY SP-003-E DUE TO THE ADDITION OF 600SQUARE FEET OF NEW IMPERVIOUS IN AREAS THAT DRAIN TOSTRUCTURAL FLOODING ISSUES. THE PROJECT TRIGGERS NINE MILECREEK WATERSHED DISTRICT RULE 4.0 STORMWATER MANAGEMENTDUE TO INCREASING IMPERVIOUS BY 50% OR MORE OR DISTURBINGGREATER THAN 50% EXISTING IMPERVIOUS. RULE 5.0 EROSION ANDSEDIMENT CONTROL IS ALSO TRIGGERED DUE TO DISTURBANCE OF5,000 SF OF SURFACE AREA.Submitted 4-28-25Planning DivisionPage 20 of 235 CONSTRUCTION SEQUENCING1. INSTALLATION OF SILT FENCE OR BIO-ROLL AROUND SITE2. DEMOLITION OF EXISTING STRUCTURES IF ANY.3. CLEAR AND GRUB.4. CONSTRUCT NEW STRUCTURE5. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED BY EITHER SEEDOR SOD/LANDSCAPING, REMOVE SILT FENCE AND RESEED ANY AREAS DISTURBED BY THEREMOVAL.EROSION PREVENTIONTHE CONTRACTOR IS RESPONSIBLE FOR PLANING FOR AND IMPLEMENTING APPROPRIATECONSTRUCTION PHASING, VEGETATIVE BUFFER STRIPS, HORIZONTAL SLOPE GRADING, AND OTHERCONSTRUCTION PRACTICES THAT MINIMIZE EROSION.ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMIT SOIL EROSION BUT INNO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITEHAS TEMPORARILY OR PERMANENTLY CEASED.THE NORMAL WETTED PERIMETER OF ANY TEMPORARY OR PERMANENT DRAINAGE DITCH OR SWALETHAT DRAINS WATER FROM ANY PORTION OF THE CONSTRUCTION SITE, OR DIVERTS WATER AROUNDTHE SITE, MUST BE STABILIZED WITHIN 20 LINEAL FEET FROM THE PROPERTY EDGE, OR FROM THEPOINT OF DISCHARGE INTO ANY SURFACE WATER. STABILIZATION OF THE LAST 20 LINEAL FEET MUSTBE COMPLETED WITHIN 24 HOURS AFTER CONNECTING TO A SURFACE WATER.STABILIZATION OF THE REMAINING PORTIONS OF ANY TEMPORARY OR PERMANENT DITCHES ORSWALES MUST BE COMPLETE WITHIN 14 DAYS AFTER CONNECTING TO A SURFACE WATER ANDCONSTRUCTION IN THAT PORTION OF THE DITCH HAS TEMPORARILY OR PERMANENTLY CEASED.TEMPORARY OR PERMANENT DITCHES OR SWALES THAT ARE BEING USED AS A SEDIMENTCONTAINMENT SYSTEM (WITH PROPERLY DESIGNED ROCK DITCH CHECKS, BIO ROLLS, SILT DIKESETC.) DO NOT NEED TO BE STABILIZED. THESE AREAS MUST BE STABILIZED WITHIN 24 HOURS AFTERNO LONGER BEING USED AS A SEDIMENT CONTAINMENT SYSTEM.PIPE OUTLETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION WITHIN24 HOURS AFTER CONNECTION TO A SURFACE WATER.SEDIMENT CONTROLSEDIMENT CONTROL PRACTICES MUST MINIMIZE SEDIMENT FROM ENTERING SURFACE WATERS,INCLUDING CURB AND GUTTER SYSTEMS AND STORM SEWER INLETS.SEDIMENT CONTROL PRACTICES MUST BE ESTABLISHED ON ALL DOWN GRADIENT PERIMETERSBEFORE ANY UPGRADIENT LAND DISTURBING ACTIVITIES BEGIN. THESE PRACTICES SHALL REMAIN INPLACE UNTIL FINAL STABILIZATION HAS BEEN ESTABLISHED.ALL STORM DRAIN INLETS MUST BE PROTECTED BY APPROPRIATE BMPS DURING CONSTRUCTIONUNTIL ALL SOURCES WITH POTENTIAL FOR DISCHARGING TO THE INLET HAVE BEEN STABILIZED.TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROLS,AND CANNOT BE PLACED IN SURFACE WATERS, INCLUDING STORMWATER CONVEYANCES SUCH ASCURB AND GUTTER SYSTEMS, OR CONDUITS AND DITCHES UNLESS THERE IS A BYPASS IN PLACE FORTHE STORMWATER.VEHICLE TRACKING OF SEDIMENT FROM THE CONSTRUCTION SITE MUST BE MINIMIZED BY A ROCKCONSTRUCTION ENTRANCE. STREET SWEEPING MUST BE USED IF THE ROCK ENTRANCE IS NOTADEQUATE TO PREVENT SEDIMENT FROM BEING TRACKED ONTO THE STREET.TEMPORARY DE-WATERING - DEWATERING OR BASIN DRAINING (E.G., PUMPED DISCHARGES,TRENCH/DITCH CUTS FOR DRAINAGE) RELATED TO THE CONSTRUCTION ACTIVITY THAT MAY HAVETURBID OR SEDIMENT LADEN DISCHARGE WATER MUST BE DISCHARGED TO A TEMPORARY ORPERMANENT SEDIMENTATION BASIN ON THE PROJECT SITE WHENEVER POSSIBLE. IF THE WATERCANNOT BE DISCHARGED TO A SEDIMENTATION BASIN PRIOR TO ENTERING THE SURFACE WATER, ITMUST BE TREATED WITH THE APPROPRIATE BMP'S SUCH THAT THE DISCHARGE DOES NOTADVERSELY AFFECT THE RECEIVING WATER, DOWNSTREAM LANDOWNERS OR WETLANDS. THECONTRACTOR MUST ENSURE THAT DISCHARGE POINTS ARE ADEQUATELY PROTECTED FROMEROSION AND SCOUR. THE DISCHARGE MUST BE DISPERSED OVER NATURAL ROCK RIPRAP, SANDBAGS, PLASTIC SHEATHING OR OTHER ACCEPTED ENERGY DISSIPATION MEASURES. ADEQUATESEDIMENTATION CONTROL MEASURES ARE REQUIRED FOR DISCHARGE WATER THAT CONTAINSSUSPENDED SOLIDS.FILTER BACKWASH WATERS MUST BE HAULED AWAY FOR DISPOSAL, RETURNED TO THE BEGINNINGOF THE TREATMENT PROCESS, OR INCORPORATE INTO THE SITE IN A MANNER THAT DOES NOTCAUSE EROSION. DISCHARGE OF THE BACKWASH WATER TO SANITARY SEWER IS ALLOWED WITHPERMISSION OF THE SANITARY SEWER AUTHORITYSOIL COMPACTION PRECAUTIONSTHE PERMITEE MUST MINIMIZE SOIL COMPACTION AND, UNLESS INFEASIBLE, PRESERVE TOPSOIL.MINIMIZING SOIL COMPACTION IS NOT REQUIRED WHERE THE FUNCTION OF THE SPECIFIC AREA OFTHE SITE DICTATES THAT IT BE COMPACTED. METHODS FOR MINIMIZING COMPACTION INCLUDE THEUSE OF TRACKED EQUIPMENT, AND STAYING OFF OF AREAS TO BE LEFT UN-COMPACTED. METHODSTO PRESERVE TOPSOIL INCLUDE STRIPPING AND STOCKPILING TOPSOIL PRIOR TO GRADING OREXCAVATION OPERATIONSINSPECTIONS AND MAINTENANCETHE CONTRACTOR IS RESPONSIBLE AT ALL TIMES FOR THE MAINTENANCE AND PROPER OPERATIONOF EROSION AND SEDIMENT CONTROL FACILITIES. THE CONTRACTOR SHALL AT A MINIMUM, INSPECT,MAINTAIN AND REPAIR ALL DISTURBED SURFACES AND ALL EROSION AND SEDIMENT CONTROLFACILITIES AND SOIL STABILIZATION MEASURES.BASED ON INSPECTION RESULTS THE CONTRACTOR MAY AND SHALL MODIFY THE EROSION ANDSEDIMENT CONTROL PLAN IN ORDER TO PREVENT POLLUTANTS FROM LEAVING THE SITE VIA STORMWATER RUNOFF.POLLUTION PREVENTIONCONCRETE WASHOUT - SHALL OCCUR OFF-SITEHAZARDOUS WASTE STORAGE AND HANDLING - OIL, GASOLINE, PAINT AND ANY HAZARDOUSSUBSTANCES MUST BE PROPERLY STORED, INCLUDING SECONDARY CONTAINMENT, TO PREVENTSPILLS, LEAKS OR OTHER DISCHARGE. RESTRICTED ACCESS TO STORAGE AREAS MUST BE PROVIDEDTO PREVENT VANDALISM. STORAGE AND DISPOSAL OF HAZARDOUS WASTE MUST BE IN COMPLIANCEWITH MPCA REGULATIONS.STORMWATERFINAL GRADING OF THE LOT SHALL PROMOTE SHEET DRAINING AND AVOID CONCENTRATION OFSTORM WATER FLOWS.FINAL GRADING SHALL MAINTAIN THE EXISTING STORM WATER DRAINAGE PATTERNS TO THE EXTENTPOSSIBLE AND PRACTICAL AS TO NOT CAUSE ANY DAMAGE TO ADJACENT PROPERTIES.SEDIMENT AND EROSION CONTROL NOTES:REVISION SUMMARYDATEDESCRIPTIONSTORMWATER, SEDIMENT & EROSION CONTROL CONTACT:JOSH SEGALJLS DEVELOPMENT5409 PENN AVE SMINNEAPOLIS, MN 55419JOSH@JLSDESIGNBUILD.COM612-387-4943TREE PROTECTIONN T S25'DLDRIPLINE WIDTHFURNISH AND INSTALL TEMPORARY FENCE AT THE TREE'S DRIP LINE OR CONSTRUCTION LIMITS AS SHOWN ONPLAN, PRIOR TO ANY CONSTRUCTION. WHERE POSSIBLE PLACE FENCE 25' BEYOND DRIP LINE. PLACE TREEPROTECTION SIGN ON POSTS, ONE PER INDIVIDUAL TREE (FACING CONSTRUCTION ACTIVITY), OR ONE EVERY100' LF ALONG A GROVE OR MULTI-TREE PROTECTION AREA.POSTS AND FENCINGEXTEND FENCE 25'BEYOND DRIPLINEWHERE POSSIBLETREE PROTECTION SIGN, TYP.TREE DRIPLINE, ORCONSTRUCTION LIMITS1NOTES:1. REPLACE INLET GRATE UPON COMPLETE INSTALLATION OF INLET PROTECTION FABRIC.2. CONTRACTOR SHALL REMOVE ALL ACCUMULATED SEDIMENT AND DEBRIS FROM THE SURFACE OF THE SYSTEM AFTER EACHSTORM EVENT AND AT THE COMPLETION OF THE CONTRACT.3. CONTRACTOR SHALL USE DANDY SACK OR APPROVED EQUIVALENT FOR STRUCTURES WITHOUT CURBING.CURB INLET SACKN T SOVERFLOW IS 12 OF THE CURB BOX HEIGHTOVERFLOW AT TOP OF FILTER ASSEMBLYEXISTING CURB, PLATE, BOX,AND GRATEDANDY CURB SACK ORAPPROVED EQUIVALENTHIGH-FLOW FABRIC2FLOW24" 24" 24" MIN. 6"6"SEDIMENT FENCEN T SFILTER FABRIC WITHWIRE SUPPORT NETAS SPECIFIED.METAL POSTAS SPECIFIED.SUPPORT NET: 12 GAUGE4"X4" WIRE HOOKED ONTOPERFORMED CHANNELSON POSTS AS SPECIFIED.EXISTING GROUNDSURFACEMETAL POSTS8'-0" O.C. MAX.CARRY WIRESUPPORT NETDOWN INTOTRENCHANCHOR FABRICWITH SOIL, TAMPBACKFILLFILTER FABRIC ASSPECIFIED SECURETO WIRE SUPPORTNET WITH METALCLIPS 12" O.C.6TYPICAL STAPLE #8GAUGE WIRE1 1/2"10"NOTE:1. PLACE STAPLES 2 FEET APART TO KEEP MATTING FIRMLY PRESSED TO SOIL.EROSION BLANKETN T SPLACE STAPLES 2 FEET APART TO KEEPMATTING FIRMLY PRESSED TO SOIL.'D' EROSION STOP: FOLD OF MATTINGBURIED IN SILT TRENCH AND TAMPED.DOUBLE ROW OF STAPLES'C' OVERLAP: BURY UPPEREND OF LOWER STRIP AS IN 'A'AND 'B'. OVERLAP END OF TOPSTRIP 4" AND STAPLE'B' TAMP THE TRENCH FULL OF SOIL.SECURE WITH ROW OF STAPLES, 10"SPACING, 4" DOWN FROM TRENCH'A' BURY THE TOP END OF THE MATTINGIN A TRENCH 4" OR MORE IN DEPTH'E' OVERFALL4PROFILEPLANTO CONSTRUCTION AREAN T SSTABILIZED CONSTRUCTION ACCESS24' (MIN)NOTES:1. PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND UNDISTURBED ROADWAY.2. THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOWING OF SEDIMENT ONTOUNDISTURBED ROADWAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH ADDITIONAL STONE OR ADDING STONE TOTHE LENGTH OF THE ENTRANCE.3. REPAIR AND CLEANOUT MEASURES USED TO TRAP SEDIMENT.4. ALL SEDIMENT SPILLED, DROPPED, WASHED, OR TRACKED ONTO UNDISTURBED ROADWAY SHALL BE REMOVED ASDIRECTED BY THE ENGINEER.5. FINAL LOCATION AND INSTALLATION SHALL BE COORDINATED WITH THE CITY PRIOR TO CONSTRUCTION ACTIVITIES.6. CRUSHED STONE SHALL BE 1-1/2" DIA. CLOSE GRADED, AND IN ACCORDANCE TO MNDOT SECTION 2118. EXISTING UNDISTURBED ROADWAYGEOTEXTILE FILTER FABRIC6" MIN. CRUSHED STONE75' MINIMUMEXISTINGUNDISTURBEDROADWAYTO CONSTRUCTION AREA 30' FROM EDGE OF ROADTO FRONT OF SPEED BUMP35' R .35' R.4" HIGH, 18"WIDE SPEEDBUMPFINISHEDGRADE5FLOWSEDIMENT BIO-ROLL / COMPOST FILTER LOGN T SNOTE:1. COMPOST FILTER LOGS (BIO ROLLS) SHALL BE FILTREXX EROSION CONTROL SOXX OR APPROVED EQUAL.2. COMPOST FILLER TO BE MADE FROM A COMPOST BLEND 30%-40% GRADE 2 (SPEC 3890) AND 60%-70% PARTIALLYDECOMPOSED WOOD CHIPS, PER MNDOT SPEC 3897.3. FILTER FABRIC SHALL BE GEOTEXTILE KNITTED MATERIAL WITH MAX. OPENINGS OF 3/8".4. IF MULTIPLE ROLLS NEEDED, OVERLAP BY MIN. 12" AT ENDS AND STAKE.5. SILT SHALL BE REMOVED ONCE IT REACHES 80% OF THE HEIGHT OF THE ROLL OR AS DEEMED NECESSARY BY SITECONTRACTOR TO MAINTAIN PROPER FUNCTION.8" MIN.EXISTING GROUND SURFACEWOODEN STAKES 1/2"X2"X16" MIN. PLACED 10' O.C. WHENINSTALLED ON GROUND. IF INSTALLED ON PVMT. PROVIDESANDBAGS BEHIND AND ON TOP AT MIN. 10' O.C.FILTER FABRIC AS SPECIFIEDFILLER AS SPECIFIEDFILL UPSTREAM BASE EDGEWITH 2" OF DIRT OR COMPOSTTO EMBED ROLL.3Civil Engineering ° Surveying ° LandscapeArchitecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cPROJECT PRELIM INARY :NOT FORCONSTRUCTION2023ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION04/28/25 CITY SUBMITTALPROJECT MANAGER FULL NAMECONTACT NUMBER 612-615-0060 X XXXDRAWN BYREVIEWED BYPROJECT NUMBER44263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.04/28/257202 SHANNON DR. EDINA, MN JLS DEVELOPMENT 5409 PENN AVE S, MINNEAPOLIS, MN 55419 OWNERC2.0NOTES & DETAILSBIO-INFILTRATION BASIN (RAIN GARDEN - TYP.)N T S1. INSTALL SILT FENCE AND/OR OR OTHER APPROPRIATE TEMPORARY EROSION CONTROLDEVICES TO PREVENT SEDIMENT FROM LEAVING OR ENTERING THE PRACTICE DURINGCONSTRUCTION.2. ALL DOWN-GRADIENT PERIMETER SEDIMENT CONTROL BMP'S MUST BE IN PLACE BEFORE ANYUP-GRADIENT LAND DISTURBING ACTIVITY BEGINS.3. PERFORM CONTINUOUS INSPECTIONS OF EROSION CONTROL PRACTICES.4. AFTER SUBGRADE EXCAVATION BUT PRIOR TO CONSTRUCTION/INSTALLATION OF THESTORMWATER BMP, CONTRACTOR SHALL HAVE GEOTECHNICAL ENGINEER PERFORMDOUBLE-RING INFILTROMETER TEST. TEST SHALL OCCUR AT BOTTOM OF SUBGRADEELEVATION OF STORMWATER BMP (CHAMBERS, INFILTRATION BASINS ETC.) AT LOCATION(S)DETERMINED BY THE GEOTECHNICAL ENGINEER ON SITE. REPORT INFILTRATION RATES OFSOILS (NATIVE OR IMPORTED) TO CIVIL ENGINEER PRIOR TO ANY INSTALLATION RELATED TOTHE BMP. TESTING SHOULD YIELD RESULTS OF APPROXIMATELY TWICE THE DESIGN RATE,PROVIDING A SAFETY FACTOR CONSISTENT WITH SECTION 16.11 OF THE NPDESCONSTRUCTION STORMWATER PERMIT. IF TEST RESULTS EXCEED 8.5 INCHES PER HOUR,SECTION 16.16 REQUIRES THAT SOILS BE AMENDED TO SLOW THE INFILTRATION RATE BELOW8.3 INCHES PER HOUR.5. POST CONSTRUCTION TESTING OF THE INFILTRATION RATE AND DRAWDOWN PERIOD WILL BEREQUIRED. POST CONSTRUCTION TESTING SHOULD YIELD RESULTS OF APPROXIMATELYTWICE THE DESIGN RATE, PROVIDING A SAFETY FACTOR CONSISTENT WITH SECTION 16.11 OFTHE NPDES CONSTRUCTION STORMWATER PERMIT. IF TEST RESULTS EXCEED 8.5 INCHES PERHOUR, SECTION 16.16 REQUIRES THAT SOILS BE AMENDED TO SLOW THE INFILTRATION RATEBELOW 8.3 INCHES PER HOUR. INSTALL UTILITIES (WATER, SANITARY SEWER, ELECTRIC,PHONE, FIBER OPTIC, ETC) PRIOR TO THE STORMWATER SYSTEM.6. ROUGH GRADE THE SITE. IF BIORETENTION AREAS ARE BEING USED AS TEMPORARY SEDIMENTBASINS, LEAVE A MINIMUM OF 1 FEET OF COVER OVER THE PRACTICE TO PROTECT THEUNDERLYING SOILS FROM CLOGGING.7. PERFORM ALL OTHER SITE IMPROVEMENTS.8. PLANT ALL AREAS AFTER DISTURBANCE.9. CONSTRUCT BIORETENTION DEVICE UPON STABILIZATION OF CONTRIBUTING DRAINAGE AREA.10.IMPLEMENT TEMPORARY AND PERMANENT EROSION CONTROL PRACTICES.11.PLANT AND/OR ROCK MULCH BIORETENTION DEVICE.12.REMOVE TEMPORARY EROSION CONTROL DEVICES AFTER THE CONTRIBUTING DRAINAGEAREA IS ADEQUATELY VEGETATED.GENERAL NOTES1. IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE BMP DURING OR IMMEDIATELYFOLLOWING EXCAVATION, THIS MATERIAL SHALL BE REMOVED FROM THE PRACTICE PRIOR TOCONTINUING CONSTRUCTION.2. GRADING OF BIORETENTION DEVICES SHALL BE ACCOMPLISHED USING LOW-COMPACTIONEARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF UNDERLYING SOILS.3. ALL SUB MATERIALS BELOW THE SPECIFIED BIORETENTION DEPTH (ELEVATION) SHALL BEUNDISTURBED, UNLESS OTHERWISE NOTED.CONSTRUCTION SEQUENCINGADJACENT PVMT.RIBBON CURB OR CURB CUT,SEE SITE AND GRADING PLANSGRASS PRETREATMENT STRIP ORPRETREATMENT STRUCTURE, SEEUTILITY AND LANDSCAPE PLANSUNDISTURBED, UNCOMPACTED IN-SITU SOILNETLESS EROSION BLANKET INBOTTOM OF BASIN. SLIT BLANKET TOALLOW PLANT MATERIAL SURFACE IFPLUG PLANTING IS TO BE USED, SEEGRADING AND LANDSCAPE PLANSMIN. PLANTING MEDIUM DEPTH 24"WITH A WELL BLENDED MIXTURE (BY VOLUME):70% HOMOGENOUS CONSTRUCTION SAND30% ORGANIC COMPOST3H:1V MAXD24"CONTRACTOR TO CONFIRM FREE DRAININGSOILS EXIST AT BASE. IF NECESSARY,CONTRACTOR MUST OVEREXCAVATE TO REACHSUITABLE SOILS. COORD. W/ GEOTECH. ANDCIVIL ENGINEERS. INFILTRATION RATES TO BEBETWEEN 0.45-8.3 IN/HR.SEE GRADING PLAN FOR DEPTHPLANT MATERIAL, SEE LANDSCAPE PLANSIDE SLOPE TREATMENTS, SEE GRADING OR LANDSCAPE PLANS6-8" CRUSHED ANGULAR RIPRAP IN BOTTOM OF BASINCONSTRUCTION SAND(UNDER ROCK WINDOWONLY)7Submitted 4-28-25 Planning DivisionPage 21 of 235 VARIANCE REQUEST7202 Shannon Drive Map Key for RenderingsSubmitted 4-28-25 Planning Division Page 22 of 235 VARIANCE REQUEST7202 Shannon Drive Rendering #4: Perspective Looking Southeast from Neighbor Drive Access from Lee Valley RoadSubmitted 4-28-25 Planning Division Page 23 of 235 VARIANCE REQUEST7202 Shannon Drive Rendering #1: Perspective Looking Northwest from Shannon DriveSubmitted 4-28-25 Planning Division Page 24 of 235 VARIANCE REQUEST7202 Shannon Drive Rendering #2: Perspective Looking Southwest from Shannon DriveSubmitted 4-28-25 Planning Division Page 25 of 235 VARIANCE REQUEST7202 Shannon Drive Rendering #3: Perspective Looking Southwest from Intersection of Shannon Drive and Lee Valley RoadSubmitted 4-28-25 Planning Division Page 26 of 235 VARIANCE REQUEST7202 Shannon Drive Rendering #5: Perspective Looking East from Neighbor DriveSubmitted 4-28-25 Planning Division Page 27 of 235 VARIANCE REQUEST7202 Shannon Drive Consultants Issue Name SD Site Plan Certification Sheet Number Sheet Title No.Date Description 1 03/28/2025 Issue Chart SD Site Plan Project 7202 Shannon Drive Edina MN 55439 Issue Date Tuesday, April 22, 2025NOT FOR CONST RUCT ION Owner 1229 Tyler St NE Minneapolis, MN 55413 FOR COORDINATION plaad 2 04/ 16/ 2025 SD Site Plan A2.0 © 2025 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED W ORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Exterior Elevations +100'-0" T/SUBFLOOR - 1ST FLOOR31'-0" +/-ASR-1 STV-1 STUCCO-1 STV-1 STV-1 STV-1 +100'-0" T/SUBFLOOR - 1ST FLOOR31'-0" +/-ASR-1 STV-1 STUCCO-1 STV-1 STUCCO-1 STUCCO-1 ASR-1 ASR-1 KEYNOTES DIVISION 04 MASONRY, BRICK AND STONE STV-1 Stone Veneer Supplier: TBD Stone Type: TBD Dimensions: TBD DIVISION 07 THERMAL AND MOISTURE PROTECTION ASR-1 Asphalt Shingle Roofing Manf: TBD Style: TBD Color: TBD STUCCO-1 Exterior Stucco 1 East Elevation 1/4" = 1'-0" 1 North Elevation 1/4" = 1'-0" Exterior ElevationsSubmitted 4-28-25 Planning Division Page 28 of 235 VARIANCE REQUEST7202 Shannon Drive Consultants Issue Name SD Site Plan Certification Sheet Number Sheet Title No.Date Description 1 03/28/2025 Issue Chart SD Site Plan Project 7202 Shannon Drive Edina MN 55439 Issue Date Tuesday, April 22, 2025NOT FOR CONST RUCT ION Owner 1229 Tyler St NE Minneapolis, MN 55413 FOR COORDINATION plaad 2 04/ 16/ 2025 SD Site Plan A2.1 © 2025 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINA L AND UNPUBLISHED W ORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Exterior Elevations +100'-0" T/SUBFLOOR - 1ST FLOOR31'-0" +/-STV-1 STUCCO-1 STUCCO-1 STUCCO-1 STV-1 ASR-1 ASR-1 +100'-0" T/SUBFLOOR - 1ST FLOOR31'-0" +/-ASR-1 STUCCO-1 STUCCO-1 STUCCO-1 ASR-1 ASR-1 ASR-1 ASR-1 ASR-1 KEYNOTES DIVISION 04 MASONRY, BRICK AND STONE STV-1 Stone Veneer Supplier: TBD Stone Type: TBD Dimensions: TBD DIVISION 07 THERMAL AND MOISTURE PROTECTION ASR-1 Asphalt Shingle Roofing Manf: TBD Style: TBD Color: TBD STUCCO-1 Exterior Stucco 1 South Elevation 1/4" = 1'-0" 1 West Elevation 1/4" = 1'-0" Exterior ElevationsSubmitted 4-28-25 Planning Division Page 29 of 235 21" RCP (Per Rec.)2 4 " R C P ( P e r R e c . )30" RCP12" R C P (Per R e c . )30" RCP30" RCP12" RCP (Per Rec.)27" RCP 27" RCP (Per Rec.)12" RCP(Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.) 9" VCP 9" VCP (Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" CIP (Per Rec.) 6" CIP ( P e r R e c . ) ShedSplit Level Lap Sided HouseFoundation Area = 1,717 +/- Sq. Ft.26.540.42.025.912.01.76.21.46.366.5 7.616.78.416.4Wood StepsWoodStepsDeckWood StepWood StepLandscapingRock Landsca p i n g RockLandscaping RockLandscapingLandscapingL a n d s c a p i n g LandscapingWire FenceWire FenceStone Retaining WallStone Retaining WallStone Retaining WallStoneRetaining WallStoneRetaining WallDeck Above GarageBituminous DrivewayConcrete StepsBituminous Driveway Bituminous Driveway LEE VALLEY ROAD(A Public R/W)SHANNO N D R I V E (A Public R / W )Edge of WoodsEdge ofWoodsEdge of WoodsEdge ofWoodsEdge of WoodsEdge of WoodsEdge of WoodsEdge ofWoodsPID: 0811621230024Address: 7202 Shannon DrivePID: 0811621230065Address: 5901 Lee Valley RoadOwner: Steven P ManacekPID: 0811621230066Address: 5905 Lee Valley RoadOwner: C D Anderson & S E AndersonFound RebarFound 1/2 Inch IronPipe W/ Cap No. 22414Found Rebar [A] Wire FenceCrosses Property LineEdge of WoodsClothesLine Pole31.17Δ=91°12'00"R=19.59S88°48'17"W 74.3595.00Δ=21°22'44"R=254.60N15°33'59"E 209.30S61°16'56"E 232.0050.00 Δ=5°59'3 1 " R=478.1 0 N12°2 4 ' 1 7 " E 9 3 . 1 0 N00°00'17"E 28.73 111.39 Δ=12°24'00" R=514.7 1 Utility Easement PerDoc. No. 275514San. Serv.(Per Rec.)Wat. Serv.(Per Rec.)Wood Retaining Wall DESCRIPTION OF PROPERTY SURVEYEDLot 3, Block 3, "Prospect Hills 2nd Addition"Subject to an easement reserved over the rear 5 feet of said lot for utility installation and maintenance as contained in deed Doc No. 275514;Subject to certain restrictions, covenants, etc. as contained in deed Doc. No. 275514GENERAL SURVEY NOTES1. Bearings are based on the Hennepin County Coordinate System (1986 Adjustment).2. Elevations are based on the NGVD 29 Datum. Site Benchmark is the top rim of the sanitary sewer manhole located in Shannon Drive approximately 28 feet eastof the southeasterly corner of the subject property, as shown hereon. Elevation = 869.14.3. We have shown the location of utilities to the best of our ability based on observed evidence together with evidence from the following sources: plans obtainedfrom utility companies, plans provided by client, markings by utility companies and other appropriate sources. We have used this information to develop a view ofthe underground utilities for this site. However, lacking excavation, the exact location of underground features cannot be accurately, completely and reliablydepicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary. Also, please note that seasonalconditions may inhibit our ability to visibly observe all the utilities located on the subject property.4. Site Address: 7202 Shannon Drive, Edina, Minnesota 55439.5. This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No.27053C0451F, effective date of November 4, 2016.6. The gross land area is 52,571 +/- square feet or 1.207 +/- acres.7. The names of the adjoining owners of the platted lands, as shown hereon, are based on information obtained from the Hennepin County Interactive Property Map.8. The fieldwork was completed on 1-3-2025SURVEY REPORT1. This map and report was prepared without the benefit of a Commitment for Title Insurance. The property description listed hereon is per Hennepin County taxrecords and may not be the description of record. There may be easements or other matters of record we are unaware of and thus not shown hereon.2. Conflicts such as (but not limited to): encroachments, protrusions, access, occupation, and easements and/or servitudes:[A].Wire fence crosses the south line of the subject property, as shown hereon.VICINITY MAP7202 Shannon Drive Edina, Hennepin County, Minnesota 55439 5409 Penn Avenue South, Minneapolis, Minnesota 55419 JLS Development PROJECTPROJECT NO.: 24616.00COPYRIGHT 2025 CIVIL SITE GROUP INC.cREVISION SUMMARYDATE DESCRIPTIONV1.0BOUNDARY &TOPOGRAPHICSURVEY5-1-25 Tree Heights. .. .. .. .. .N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS SURVEY,PLAN, OR REPORT WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED LANDSURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTA.1-8-2025NCLIENT Civil Engineering Surveying Landscape Architecture 5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com612-615-0060QA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BYBS/CKDSCJ.OVERHEAD UTILITIESGASMAINSANITARY SEWERSTORM SEWERFIBER/COMM. LINEELECTRIC LINE (RECORD)WATERMAINELECTRIC LINEGASMAIN (RECORD)CHAINLINK FENCE LINELinetype & Symbol Legend CONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE SURFACEIRON FENCE LINEGUARDRAILWATERMAIN (RECORD)SANITARY SEWER (RECORD)STORM SEWER (RECORD)FIBER/COMM. LINE (RECORD)TELEPHONE LINE (RECORD)TELEPHONE LINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET OR TO BE SET IRON MONUMENTFLARED END SECTIONPOWER POLEUTILITY MANHOLEGUY WIRECONIFEROUS TREEDECIDUOUS TREEROOF DRAINSEWER CLEAN OUTFIRE CONNECTIONWELLUTILITY VAULTPOST INDICATOR VALVEGAS MANHOLEHAND HOLEFIBER/COMM. MANHOLEMAIL BOXFUEL TANKELECTRICAL OUTLETSB SOIL BORINGLIGHT POLEACCESS RESTRICTIONWOODEN FENCE LINESATELLITE DISHBUSH/SHRUB40102001020SCALE IN FEETHard Cover Calculation House Area:1,717 SFShed:132 SFBituminous Driveway:1,876 SFConcrete: 123 SFDeck:322 SFWood Retaining Wall:212 SFStone Retaining Wall:386 SFTotal Hard Cover Area:4,768 SFLot Area:52,571 SFHardcover:9.07%Planning Division 5/2/25 SubmittedPage 30 of 235 DATE: 5/22/2025 TO: Cary Teague – Planning Director FROM: Andrew Reinisch – Engineering Technician RE: 7202 Shannon Drive The Engineering Department has reviewed the subject property for street and utility concerns, grading, stormwater, erosion and sediment control and for general adherence to the relevant ordinance sections. This review was performed at the request of the Planning Department; a more detailed review will be performed at the time of the building permit application. The plans reviewed are dated 04-28-2025. Summary of Work The applicant proposes to remove a single-family home and construct a new single family dwelling. Easements There are no recorded easements on this lot. Grading and Drainage The site drains to Shannon Drive and Lee Valley Road. The proposed plan does not modify the overall drainage pattern. Stormwater Mitigation The stormwater management plan submitted with this variance application was reviewed and is consistent with City of Edina Building Policy SP-003 standards. A final grade as-built survey and inspection will be required to verify compliance with the approved stormwater plan. Floodplain Development There are no mapped floodplain areas within the lot. Erosion and Sediment Control An erosion and sediment control plan was reviewed and is consistent with City of Edina Building Policy SP-002. Street and Driveway Entrance The applicant proposes to relocate/replace the existing curb cut. A driveway entrance permit will be required through Hennepin County prior to Edina permit approval. Public Utilities Water and sanitary is served from Shannon Drive. A one-inch water service line from the curb stop to the dwelling is required per the City’s policy SP-024. Sewer and water connection fees shall be paid prior to building permit issuance. Page 31 of 235 Miscellaneous A Nine Mile Creek Watershed District permit may be required, applicant will need to verify with the district. An existing sealed well is located onsite. If additional wells are discovered during demolition or construction they will need to be sealed and documented with the city. Page 32 of 235 www.CivilSiteGroup.com 4931 West 35th Street • Suite 200 • St. Louis Park • Minnesota • 55416 (612) 615-0060 Memorandum TO: Josh Segal JLS Development 5409 Penn Ave S Minneapolis, MN 55419 FROM: Robbie Latta Civil Site Group DATE: 04/28/2025 RE: 7202 Shannon Drive Edina – Stormwater Management The project consists of demolishing an existing single-family house and constructing a new single-family house. The proposed stormwater BMP’s (Best Management Practices) are two above ground rain gardens. The proposed rain gardens will collect stormwater runoff via surface drainage, roof downspouts, area drains, and trench drains. Rain garden 1P outlets via storm sewer piping to an existing catch basin along Shannon Drive. Rain garden 2P outlets via storm sewer piping and daylights at the southeast corner of the property towards Shannon Drive. All stormwater in existing and proposed conditions will ultimately discharges southeast to the storm sewer along Shannon Drive. The proposed house increases the impervious surface on site by 7,052 SF. This site is required to comply with category 2 stormwater and special requirements per the City of Edina’s SP-003-E policy. To meet category 2 stormwater and special requirements, the site must not increase discharge rates to private property in the 10-year storm event, must not increase peak flood elevations in the 100-yr storm event that drain to a landlocked basin, and must provide volume reduction equal to 1.1 inches times new contributing impervious surfaces that drain to structural flooding issue. The project is required to be submitted to the Nine Mile Creek Watershed District (NMCWD) due to an increase in the overall impervious area by greater than 50% and disturbance of more than 5,000 SF of surface area. NMCWD requires that the stormwater BMP’s provide retention onsite of 1.1 inches of runoff from the regulated impervious surface of the site, must drawdown within 48 hours, peak runoff flow rates must be less than existing conditions in the 2-, 10-, and 100-yr storm events, and provide 60% total phosphorus (TP) removal and 90% total suspended solids (TSS) removal. The required infiltration volume is: 10,873 sf x (1.1 inches/12 inches) = 997 cf. For the purposes of this report, the site soils are designated as HSG “B” based on USDA’s Web Soil Survey. In type B soils, the infiltration rate per MPCA guidelines is 0.45 inches per hour. The corresponding allowable depth for a rain garden with a drawdown time of 48 hours is equal to: 48 hours x 0.45 in/hr = 21.6 inches = 1.8 feet The proposed stormwater management plan does not discharge to private properties, does not increase the peak flood elevations in the 100-year storm event, and exceeds the requirement for Submitted 4-28-25 Planning DivisionPage 33 of 235 4931 West 35th Street • Suite 200 • St. Louis Park • Minnesota •55416 • www.civilsitegroup.com Matt Pavek, PE • 763-213-3944 Patrick Sarver, PLA • 952-250-2003 volume reduction of 1.1-inches over the new imperious surfaces. To the best of our knowledge, all City of Edina’s requirements for this project are satisfied. The proposed stormwater management plan provides onsite retention greater than the 1.1-inch requirement, provides drawdown within 48 hours, decreases peak runoff flow rates in all events, and provides the required 60% TP and 90% TSS removal. To the best of our knowledge, all Nine Mile Creek Watershed District’s requirements for this project are satisfied. Robbie Latta rlatta@civilsitegroup.com 952-250-2200 Submitted 4-28-25 Planning DivisionPage 34 of 235 Civil Site Group - Stormwater Calculations Area [SF]CN Value Area [SF]CN Value Area [SF]CN Value EX1 0 98 886 61 886 61 EX2 3821 98 48750 61 52571 64 Area [SF]CN Value Area [SF]CN Value Area [SF]CN Value PR1 0 98 886 61 886 61 PR2 0 98 1600 61 1600 61 PR3 3393 98 20223 61 23616 66 PR4 7243 98 16123 61 23366 72 PR5 237 98 2866 61 3103 64 Impervious [SF]Impervious [AC]Pervious [SF]Pervious [AC]Total [SF]Total [AC] Existing Site 3821 0.09 48750 1.12 52571 1.21 Proposed Site 10873 0.25 41698 0.96 52571 1.21 2-YR [2.86"]10-YR [4.26"]100-YR [7.32"] EX1 0.01 0.03 0.11 EX2 0.76 2.35 6.97 TOTAL (REACH)0.77 2.38 7.08 2-YR [2.86"]10-YR [4.26"]100-YR [7.32"] PR1 0.01 0.03 0.11 PR2 0.01 0.06 0.20 PR3 (1P)0.29 1.00 3.05 PR4 (2P)0.02 0.41 3.35 PR5 0.05 0.14 0.42 TOTAL (REACH)0.33 1.20 7.03 Overall Stormwater Rate Summary 2-Year Event 0.77 0.33 10-Year Event 2.38 1.20 100-Year Event 7.08 7.03 Stormwater Water Quality and Volume Summary New Impv. Area (sf)Required Volume (cf) PR1 0 0 PR2 0 0 PR3 3393 311 PR4 7243 664 PR5 237 22 TOTAL 10873 997 Inf. Area (sf)Assoc. Inf. Height (ft)Drawdown Time (h) Rain Garden 1P 325 307 1.80 27.00 Rain Garden 2P 1490 868 1.25 18.75 TOTAL 1815 Stormwater Water Quality Summary Pollutant TSS Generated (lb/yr)TSS Removed (lb/yr)Removal Efficiency TSS 132.4 118.7 90% Pollutant TP Generated (lb/yr)TP Removed (lb/yr)Removal Efficiency TP 0.729 0.653 90% Proposed BMP Area Provided Vol (cf) Existing Conditions Rate (cfs) Proposed Conditions Rate (cfs) Drawdown Time Calculations (0.8"/Hour) Required Infiltration Vol. Summary Infiltration Volume = 1.1"*Dist. Impv. Area Drainage Area 7202 SHANNON DR, EDINA Pervious Area Total Area Existing Conditions Proposed Conditions Drainage Area Impervious Area Total AreaImpervious AreaDrainage Area Pervious Area Drainage Area Stormwater Rate Summary Drainage Area Site Area Summary Existing Rate (cfs) Proposed Conditions Rate (cfs) Submitted 4-28-25 Planning DivisionPage 35 of 235 21" RCP (Per Rec.)2 4 " R C P ( P e r R e c . )30" RCP12" R C P (Per R e c . )30" RCP30" RCP12" RCP (Per Rec.)27" RCP 27" RCP (Per Rec.)12" RCP(Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.) 9" VCP 9" VCP (Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.)6" CIP (Per Rec.) 6" CIP (P e r R e c . ) Shed Split L e v e l L a p S i d e d H o u s e Founda t i o n A r e a = 1 , 7 1 7 + / - S q . F t .26.540.42.025.912.01.7 6.21.4 6.366.5 7.616.78.416.4 Wood StepsWoodStepsDeckWood StepWood StepLandscapingRock Lands c a p i n g RockLandscaping RockLandscapingLandscapingLa n d s c a p i n g LandscapingWire FenceWire FenceStone Retaining WallStone Retaining WallStone Retaining WallStoneRetaining WallStoneRetaining WallDeck Above GarageBituminous DrivewayConcrete StepsBituminous Driveway Bituminous Driveway LEE VALLEY ROAD(A Public R/W)SHANNO N D R I V E (A Public R / W )Edge of WoodsEdge ofWoodsEdge of WoodsEdge ofWoodsEdge of WoodsEdge of WoodsEdge ofWoodsPID: 0811621230024Address: 7202 Shannon DrivePID: 0811621230065Address: 5901 Lee Valley RoadOwner: Steven P ManacekPID: 0811621230066Address: 5905 Lee Valley RoadOwner: C D Anderson & S E AndersonFound RebarFound 1/2 Inch IronPipe W/ Cap No. 22414Found Rebar [A] Wire FenceCrosses Property LineEdge of WoodsClothesLine Pole31.17Δ=91°12'00"R=19.59S88°48'17"W 74.3595.00Δ=21°22'44"R=254.60N15°33'59"E 209.30 S61°16'56"E 232.0050.00 Δ=5°59'3 1 " R=478.10 N12°24 ' 1 7 " E 9 3 . 1 0 N00°00'17"E 28.73 111.39 Δ=12°24'00" R=514.71 Utility Easement PerDoc. No. 275514San. Serv.(Per Rec.)Wat. Serv.(Per Rec.)Wood R e t a i n i n g W a l l EX1 - DRAINS NORTH TOLEE VALLEY ROADEX IMPV = 0 SFEX PERV = 886 SFTOTAL = 886 SFEX2 - DRAINS EAST TOSHANNON DRIVEEX IMPV = 3,821 SFEX PERV = 47,865 SFTOTAL = 51,686 SFProject Number:Issue Date:Revision Number:Revision Date:5000 Glenwood AvenueGolden Valley, MN 55422612-615-0060www.CivilSiteGroup.com7202 SHANNON DR2461604/28/25EXISTING DRAINAGE MAPDA 1..01" = 40'-0"40'-0"20'-0"NSubmitted 4-28-25 Planning DivisionPage 36 of 235 21" RCP (Per Rec.)2 4 " R C P ( P e r R e c . )30" RCP12" R C P (Per R e c . )30" RCP30" RCP12" RCP (Per Rec.)27" RCP 27" RCP (Per Rec.)12" RCP(Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.) 9" VCP 9" VCP (Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.)6" CIP (Per Rec.) 6" CIP (P e r R e c . )LandscapingLandscapingLa n d s c a p i n gWire FenceWire FenceStone Retaining WallStoneRetaining WallStoneRetaining WallBituminous Driveway Bituminous Driveway LEE VALLEY ROAD(A Public R/W)SHANNO N D R I V E (A Public R / W )Edge of WoodsEdge ofWoodsEdge of WoodsEdge ofWoodsEdge of WoodsEdge of WoodsEdge ofWoodsPID: 0811621230024Address: 7202 Shannon DrivePID: 0811621230065Address: 5901 Lee Valley RoadOwner: Steven P ManacekPID: 0811621230066Address: 5905 Lee Valley RoadOwner: C D Anderson & S E AndersonFound RebarFound 1/2 Inch IronPipe W/ Cap No. 22414Found Rebar [A] Wire FenceCrosses Property LineEdge of Woods31.17Δ=91°12'00"R=19.59S88°48'17"W 74.3595.00Δ=21°22'44"R=254.60N15°33'59"E 209.30 S61°16'56"E 232.0050.00 Δ=5°59'3 1 " R=478.10 N12°24 ' 1 7 " E 9 3 . 1 0 N00°00'17"E 28.73 111.39 Δ=12°24'00" R=514.71 Utility Easement PerDoc. No. 275514San. Serv.(Per Rec.)Wat. Serv.(Per Rec.)Wood R e t a i n i n g W a l l PR1 DRAINS NORTH TO LEE VALLEY ROADPR IMPV = 0 SFPR PERV = 886 SFTOTAL = 886 SFFFE=888.4GFE=887.6Proposed House7202 Shannon Dr.TOF=887.8LFE=877.3PoolPatioPlanter Planter PorchPlanterSideEntryExisting House5901 Lee Valey Rd.Silt Fenc e PR2 - DRAINS EAST TO SHANNON DRIVEPR IMPV = 0 SFPR PERV = 1,600 SFTOTAL = 1,600 SFPR3 - DRAINS TO 1P THEN SHANNON DRIVEPR IMPV = 3,393 SFPR PERV = 20,223 SFTOTAL = 23,616 SFPR4 - DRAINS TO 2P THEN SHANNON DRIVEPR IMPV = 7,243 SFPR PERV = 16,123 SFTOTAL = 23,366 SFPR5 - DRAINS EAST TO SHANNON DRIVEPR IMPV = 237 SFPR PERV = 2,866 SFTOTAL = 3,103 SFProject Number:Issue Date:Revision Number:Revision Date:5000 Glenwood AvenueGolden Valley, MN 55422612-615-0060www.CivilSiteGroup.com7202 SHANNON DR2461604/28/25PROPOSED DRAINAGE MAPDA 2..01" = 40'-0"40'-0"20'-0"NSubmitted 4-28-25 Planning DivisionPage 37 of 235 EX1 EX1 - DRAINS NORTH TO LEE VALLEY ROAD EX2 EX2 - DRAINS EAST TO SHANNON DRIVE 1R TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Routing Diagram for 24616 EXISTING Prepared by Civil Site Group, Printed 4/28/2025 HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Subcat Reach Pond Link Submitted 4-28-25 Planning DivisionPage 38 of 235 24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 2HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Rainfall Events Listing Event# Event Name Storm Type Curve Mode Duration (hours) B/B Depth (inches) AMC 1 2-Year MSE 24-hr 3 Default 24.00 1 2.86 2 2 10-Year MSE 24-hr 3 Default 24.00 1 4.26 2 3 100-Year MSE 24-hr 3 Default 24.00 1 7.32 2 Submitted 4-28-25 Planning DivisionPage 39 of 235 24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 3HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Area Listing (all nodes) Area (acres) CN Description (subcatchment-numbers) 1.119 61 >75% Grass cover, Good, HSG B (EX1, EX2) 0.088 98 Paved parking, HSG B (EX2) 1.207 64 TOTAL AREA Submitted 4-28-25 Planning DivisionPage 40 of 235 24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 4HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Soil Listing (all nodes) Area (acres) Soil Group Subcatchment Numbers 0.000 HSG A 1.207 HSG B EX1, EX2 0.000 HSG C 0.000 HSG D 0.000 Other 1.207 TOTAL AREA Submitted 4-28-25 Planning DivisionPage 41 of 235 24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 5HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Ground Covers (all nodes) HSG-A (acres) HSG-B (acres) HSG-C (acres) HSG-D (acres) Other (acres) Total (acres) Ground Cover Subcatchment Numbers 0.000 1.119 0.000 0.000 0.000 1.119 >75% Grass cover, Good EX1, EX2 0.000 0.088 0.000 0.000 0.000 0.088 Paved parking EX2 0.000 1.207 0.000 0.000 0.000 1.207 TOTAL AREA Submitted 4-28-25 Planning DivisionPage 42 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 6HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Time span=0.00-240.00 hrs, dt=0.01 hrs, 24001 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Runoff Area=886 sf 0.00% Impervious Runoff Depth=0.31"Subcatchment EX1: EX1 - DRAINS NORTH TO Tc=6.0 min CN=WQ Runoff=0.01 cfs 0.001 af Runoff Area=51,686 sf 7.39% Impervious Runoff Depth=0.48"Subcatchment EX2: EX2 - DRAINS EAST TO Tc=6.0 min CN=WQ Runoff=0.76 cfs 0.048 af Inflow=0.77 cfs 0.048 afReach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Outflow=0.77 cfs 0.048 af Total Runoff Area = 1.207 ac Runoff Volume = 0.048 af Average Runoff Depth = 0.48" 92.73% Pervious = 1.119 ac 7.27% Impervious = 0.088 ac Submitted 4-28-25 Planning DivisionPage 43 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 7HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment EX1: EX1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff = 0.01 cfs @ 12.16 hrs, Volume= 0.001 af, Depth= 0.31" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.86" Area (sf) CN Description 0 98 Paved parking, HSG B 886 61 >75% Grass cover, Good, HSG B 886 Weighted Average 886 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment EX1: EX1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.008 0.007 0.007 0.006 0.006 0.005 0.005 0.004 0.004 0.003 0.003 0.002 0.002 0.001 0.001 0.0000 MSE 24-hr 3 2-Year Rainfall=2.86" Runoff Area=886 sf Runoff Volume=0.001 af Runoff Depth=0.31" Tc=6.0 min CN=WQ 0.01 cfs Submitted 4-28-25 Planning DivisionPage 44 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 8HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment EX2: EX2 - DRAINS EAST TO SHANNON DRIVE Runoff = 0.76 cfs @ 12.15 hrs, Volume= 0.048 af, Depth= 0.48" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.86" Area (sf) CN Description 3,821 98 Paved parking, HSG B 47,865 61 >75% Grass cover, Good, HSG B 51,686 Weighted Average 47,865 92.61% Pervious Area 3,821 7.39% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment EX2: EX2 - DRAINS EAST TO SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.85 0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.050 MSE 24-hr 3 2-Year Rainfall=2.86" Runoff Area=51,686 sf Runoff Volume=0.048 af Runoff Depth=0.48" Tc=6.0 min CN=WQ 0.76 cfs Submitted 4-28-25 Planning DivisionPage 45 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 9HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE [40] Hint: Not Described (Outflow=Inflow) Inflow Area = 1.207 ac, 7.27% Impervious, Inflow Depth = 0.48" for 2-Year event Inflow = 0.77 cfs @ 12.15 hrs, Volume= 0.048 af Outflow = 0.77 cfs @ 12.15 hrs, Volume= 0.048 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Inflow Outflow Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.85 0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.050 Inflow Area=1.207 ac 0.77 cfs 0.77 cfs Submitted 4-28-25 Planning DivisionPage 46 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 10HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Time span=0.00-240.00 hrs, dt=0.01 hrs, 24001 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Runoff Area=886 sf 0.00% Impervious Runoff Depth=0.95"Subcatchment EX1: EX1 - DRAINS NORTH TO Tc=6.0 min CN=WQ Runoff=0.03 cfs 0.002 af Runoff Area=51,686 sf 7.39% Impervious Runoff Depth=1.18"Subcatchment EX2: EX2 - DRAINS EAST TO Tc=6.0 min CN=WQ Runoff=2.35 cfs 0.116 af Inflow=2.38 cfs 0.118 afReach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Outflow=2.38 cfs 0.118 af Total Runoff Area = 1.207 ac Runoff Volume = 0.118 af Average Runoff Depth = 1.17" 92.73% Pervious = 1.119 ac 7.27% Impervious = 0.088 ac Submitted 4-28-25 Planning DivisionPage 47 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 11HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment EX1: EX1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff = 0.03 cfs @ 12.14 hrs, Volume= 0.002 af, Depth= 0.95" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.26" Area (sf) CN Description 0 98 Paved parking, HSG B 886 61 >75% Grass cover, Good, HSG B 886 Weighted Average 886 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment EX1: EX1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.036 0.034 0.032 0.03 0.028 0.026 0.024 0.022 0.02 0.018 0.016 0.014 0.012 0.01 0.008 0.006 0.004 0.0020 MSE 24-hr 3 10-Year Rainfall=4.26" Runoff Area=886 sf Runoff Volume=0.002 af Runoff Depth=0.95" Tc=6.0 min CN=WQ 0.03 cfs Submitted 4-28-25 Planning DivisionPage 48 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 12HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment EX2: EX2 - DRAINS EAST TO SHANNON DRIVE Runoff = 2.35 cfs @ 12.14 hrs, Volume= 0.116 af, Depth= 1.18" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.26" Area (sf) CN Description 3,821 98 Paved parking, HSG B 47,865 61 >75% Grass cover, Good, HSG B 51,686 Weighted Average 47,865 92.61% Pervious Area 3,821 7.39% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment EX2: EX2 - DRAINS EAST TO SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)210MSE 24-hr 3 10-Year Rainfall=4.26" Runoff Area=51,686 sf Runoff Volume=0.116 af Runoff Depth=1.18" Tc=6.0 min CN=WQ 2.35 cfs Submitted 4-28-25 Planning DivisionPage 49 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 13HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE [40] Hint: Not Described (Outflow=Inflow) Inflow Area = 1.207 ac, 7.27% Impervious, Inflow Depth = 1.17" for 10-Year event Inflow = 2.38 cfs @ 12.14 hrs, Volume= 0.118 af Outflow = 2.38 cfs @ 12.14 hrs, Volume= 0.118 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Inflow Outflow Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)210Inflow Area=1.207 ac 2.38 cfs 2.38 cfs Submitted 4-28-25 Planning DivisionPage 50 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 14HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Time span=0.00-240.00 hrs, dt=0.01 hrs, 24001 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Runoff Area=886 sf 0.00% Impervious Runoff Depth=2.94"Subcatchment EX1: EX1 - DRAINS NORTH TO Tc=6.0 min CN=WQ Runoff=0.11 cfs 0.005 af Runoff Area=51,686 sf 7.39% Impervious Runoff Depth=3.24"Subcatchment EX2: EX2 - DRAINS EAST TO Tc=6.0 min CN=WQ Runoff=6.97 cfs 0.321 af Inflow=7.08 cfs 0.325 afReach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Outflow=7.08 cfs 0.325 af Total Runoff Area = 1.207 ac Runoff Volume = 0.325 af Average Runoff Depth = 3.24" 92.73% Pervious = 1.119 ac 7.27% Impervious = 0.088 ac Submitted 4-28-25 Planning DivisionPage 51 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 15HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment EX1: EX1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff = 0.11 cfs @ 12.14 hrs, Volume= 0.005 af, Depth= 2.94" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=7.32" Area (sf) CN Description 0 98 Paved parking, HSG B 886 61 >75% Grass cover, Good, HSG B 886 Weighted Average 886 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment EX1: EX1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.12 0.115 0.11 0.105 0.1 0.095 0.09 0.085 0.08 0.075 0.07 0.065 0.06 0.055 0.05 0.045 0.04 0.035 0.03 0.025 0.02 0.015 0.01 0.0050 MSE 24-hr 3 100-Year Rainfall=7.32" Runoff Area=886 sf Runoff Volume=0.005 af Runoff Depth=2.94" Tc=6.0 min CN=WQ 0.11 cfs Submitted 4-28-25 Planning DivisionPage 52 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 16HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment EX2: EX2 - DRAINS EAST TO SHANNON DRIVE Runoff = 6.97 cfs @ 12.14 hrs, Volume= 0.321 af, Depth= 3.24" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=7.32" Area (sf) CN Description 3,821 98 Paved parking, HSG B 47,865 61 >75% Grass cover, Good, HSG B 51,686 Weighted Average 47,865 92.61% Pervious Area 3,821 7.39% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment EX2: EX2 - DRAINS EAST TO SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)76543210MSE 24-hr 3 100-Year Rainfall=7.32" Runoff Area=51,686 sf Runoff Volume=0.321 af Runoff Depth=3.24" Tc=6.0 min CN=WQ 6.97 cfs Submitted 4-28-25 Planning DivisionPage 53 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group Page 17HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE [40] Hint: Not Described (Outflow=Inflow) Inflow Area = 1.207 ac, 7.27% Impervious, Inflow Depth = 3.24" for 100-Year event Inflow = 7.08 cfs @ 12.14 hrs, Volume= 0.325 af Outflow = 7.08 cfs @ 12.14 hrs, Volume= 0.325 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Inflow Outflow Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)76543210Inflow Area=1.207 ac 7.08 cfs 7.08 cfs Submitted 4-28-25 Planning DivisionPage 54 of 235 Table of Contents24616 EXISTING Printed 4/28/2025Prepared by Civil Site Group HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC TABLE OF CONTENTS Project Reports 1 Routing Diagram 2 Rainfall Events Listing 3 Area Listing (all nodes) 4 Soil Listing (all nodes) 5 Ground Covers (all nodes) 2-Year Event 6 Node Listing 7 Subcat EX1: EX1 - DRAINS NORTH TO LEE VALLEY ROAD 8 Subcat EX2: EX2 - DRAINS EAST TO SHANNON DRIVE 9 Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE 10-Year Event 10 Node Listing 11 Subcat EX1: EX1 - DRAINS NORTH TO LEE VALLEY ROAD 12 Subcat EX2: EX2 - DRAINS EAST TO SHANNON DRIVE 13 Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE 100-Year Event 14 Node Listing 15 Subcat EX1: EX1 - DRAINS NORTH TO LEE VALLEY ROAD 16 Subcat EX2: EX2 - DRAINS EAST TO SHANNON DRIVE 17 Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Submitted 4-28-25 Planning DivisionPage 55 of 235 PR1 PR1 - DRAINS NORTH TO LEE VALLEY ROAD PR2 PR2 - DRAINS EAST TO SHANNON DRIVE PR3 PR3 - DRAINS TO 1P THEN SHANNON DRIVE PR4 PR4 - DRAINS TO 2P THEN SHANNON DRIVE PR5 PR5 - DRAINS EAST TO SHANNON DRIVE 1R TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE 1P 1P - RAIN GARDEN 2P 2P - RAIN GARDEN Routing Diagram for 24616 PROPOSED Prepared by Civil Site Group, Printed 4/28/2025 HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Subcat Reach Pond Link Submitted 4-28-25 Planning DivisionPage 56 of 235 24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 2HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Rainfall Events Listing Event# Event Name Storm Type Curve Mode Duration (hours) B/B Depth (inches) AMC 1 2-Year MSE 24-hr 3 Default 24.00 1 2.86 2 2 10-Year MSE 24-hr 3 Default 24.00 1 4.26 2 3 100-Year MSE 24-hr 3 Default 24.00 1 7.32 2 Submitted 4-28-25 Planning DivisionPage 57 of 235 24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 3HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Area Listing (all nodes) Area (acres) CN Description (subcatchment-numbers) 0.957 61 >75% Grass cover, Good, HSG B (PR1, PR2, PR3, PR4, PR5) 0.250 98 Paved parking, HSG B (PR3, PR4, PR5) 1.207 69 TOTAL AREA Submitted 4-28-25 Planning DivisionPage 58 of 235 24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 4HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Soil Listing (all nodes) Area (acres) Soil Group Subcatchment Numbers 0.000 HSG A 1.207 HSG B PR1, PR2, PR3, PR4, PR5 0.000 HSG C 0.000 HSG D 0.000 Other 1.207 TOTAL AREA Submitted 4-28-25 Planning DivisionPage 59 of 235 24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 5HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Ground Covers (all nodes) HSG-A (acres) HSG-B (acres) HSG-C (acres) HSG-D (acres) Other (acres) Total (acres) Ground Cover Subcatchment Numbers 0.000 0.957 0.000 0.000 0.000 0.957 >75% Grass cover, Good PR1, PR2, PR3, PR4, PR5 0.000 0.250 0.000 0.000 0.000 0.250 Paved parking PR3, PR4, PR5 0.000 1.207 0.000 0.000 0.000 1.207 TOTAL AREA Submitted 4-28-25 Planning DivisionPage 60 of 235 24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 6HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Pipe Listing (all nodes) Line# Node Number In-Invert (feet) Out-Invert (feet) Length (feet) Slope (ft/ft) n Width (inches) Diam/Height (inches) Inside-Fill (inches) Node Name 1 1P 877.44 877.00 22.0 0.0200 0.013 0.0 8.0 0.0 2 2P 875.70 875.00 35.0 0.0200 0.013 0.0 8.0 0.0 Submitted 4-28-25 Planning DivisionPage 61 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 7HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Time span=0.00-240.00 hrs, dt=0.01 hrs, 24001 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Runoff Area=886 sf 0.00% Impervious Runoff Depth=0.31"Subcatchment PR1: PR1 - DRAINS NORTH TO Tc=6.0 min CN=WQ Runoff=0.01 cfs 0.001 af Runoff Area=1,600 sf 0.00% Impervious Runoff Depth=0.31"Subcatchment PR2: PR2 - DRAINS EAST TO Tc=6.0 min CN=WQ Runoff=0.01 cfs 0.001 af Runoff Area=23,616 sf 14.37% Impervious Runoff Depth=0.65"Subcatchment PR3: PR3 - DRAINS TO 1P Tc=6.0 min CN=WQ Runoff=0.49 cfs 0.029 af Runoff Area=23,366 sf 31.00% Impervious Runoff Depth=1.03"Subcatchment PR4: PR4 - DRAINS TO 2P Tc=6.0 min CN=WQ Runoff=0.82 cfs 0.046 af Runoff Area=3,103 sf 7.64% Impervious Runoff Depth=0.49"Subcatchment PR5: PR5 - DRAINS EAST TO Tc=6.0 min CN=WQ Runoff=0.05 cfs 0.003 af Inflow=0.33 cfs 0.020 afReach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Outflow=0.33 cfs 0.020 af Peak Elev=882.92' Storage=387 cf Inflow=0.49 cfs 0.029 afPond 1P: 1P - RAIN GARDEN Discarded=0.01 cfs 0.014 af Primary=0.29 cfs 0.015 af Secondary=0.00 cfs 0.000 af Outflow=0.29 cfs 0.029 af Peak Elev=882.17' Storage=1,366 cf Inflow=0.82 cfs 0.046 afPond 2P: 2P - RAIN GARDEN Discarded=0.02 cfs 0.046 af Primary=0.00 cfs 0.000 af Outflow=0.02 cfs 0.046 af Total Runoff Area = 1.207 ac Runoff Volume = 0.080 af Average Runoff Depth = 0.79" 79.32% Pervious = 0.957 ac 20.68% Impervious = 0.250 ac Submitted 4-28-25 Planning DivisionPage 62 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 8HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR1: PR1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff = 0.01 cfs @ 12.16 hrs, Volume= 0.001 af, Depth= 0.31" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.86" Area (sf) CN Description 0 98 Paved parking, HSG B 886 61 >75% Grass cover, Good, HSG B 886 Weighted Average 886 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR1: PR1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.008 0.007 0.007 0.006 0.006 0.005 0.005 0.004 0.004 0.003 0.003 0.002 0.002 0.001 0.001 0.0000 MSE 24-hr 3 2-Year Rainfall=2.86" Runoff Area=886 sf Runoff Volume=0.001 af Runoff Depth=0.31" Tc=6.0 min CN=WQ 0.01 cfs Submitted 4-28-25 Planning DivisionPage 63 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 9HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR2: PR2 - DRAINS EAST TO SHANNON DRIVE Runoff = 0.01 cfs @ 12.16 hrs, Volume= 0.001 af, Depth= 0.31" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.86" Area (sf) CN Description 0 98 Paved parking, HSG B 1,600 61 >75% Grass cover, Good, HSG B 1,600 Weighted Average 1,600 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR2: PR2 - DRAINS EAST TO SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.015 0.014 0.013 0.012 0.011 0.01 0.009 0.008 0.007 0.006 0.005 0.004 0.003 0.002 0.0010 MSE 24-hr 3 2-Year Rainfall=2.86" Runoff Area=1,600 sf Runoff Volume=0.001 af Runoff Depth=0.31" Tc=6.0 min CN=WQ 0.01 cfs Submitted 4-28-25 Planning DivisionPage 64 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 10HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR3: PR3 - DRAINS TO 1P THEN SHANNON DRIVE Runoff = 0.49 cfs @ 12.14 hrs, Volume= 0.029 af, Depth= 0.65" Routed to Pond 1P : 1P - RAIN GARDEN Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.86" Area (sf) CN Description 3,393 98 Paved parking, HSG B 20,223 61 >75% Grass cover, Good, HSG B 23,616 Weighted Average 20,223 85.63% Pervious Area 3,393 14.37% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR3: PR3 - DRAINS TO 1P THEN SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.050 MSE 24-hr 3 2-Year Rainfall=2.86" Runoff Area=23,616 sf Runoff Volume=0.029 af Runoff Depth=0.65" Tc=6.0 min CN=WQ 0.49 cfs Submitted 4-28-25 Planning DivisionPage 65 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 11HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR4: PR4 - DRAINS TO 2P THEN SHANNON DRIVE Runoff = 0.82 cfs @ 12.14 hrs, Volume= 0.046 af, Depth= 1.03" Routed to Pond 2P : 2P - RAIN GARDEN Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.86" Area (sf) CN Description 7,243 98 Paved parking, HSG B 16,123 61 >75% Grass cover, Good, HSG B 23,366 Weighted Average 16,123 69.00% Pervious Area 7,243 31.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR4: PR4 - DRAINS TO 2P THEN SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.9 0.85 0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.050 MSE 24-hr 3 2-Year Rainfall=2.86" Runoff Area=23,366 sf Runoff Volume=0.046 af Runoff Depth=1.03" Tc=6.0 min CN=WQ 0.82 cfs Submitted 4-28-25 Planning DivisionPage 66 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 12HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR5: PR5 - DRAINS EAST TO SHANNON DRIVE Runoff = 0.05 cfs @ 12.15 hrs, Volume= 0.003 af, Depth= 0.49" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.86" Area (sf) CN Description 237 98 Paved parking, HSG B 2,866 61 >75% Grass cover, Good, HSG B 3,103 Weighted Average 2,866 92.36% Pervious Area 237 7.64% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR5: PR5 - DRAINS EAST TO SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.05 0.048 0.046 0.044 0.042 0.04 0.038 0.036 0.034 0.032 0.03 0.028 0.026 0.024 0.022 0.02 0.018 0.016 0.014 0.012 0.01 0.008 0.006 0.004 0.0020 MSE 24-hr 3 2-Year Rainfall=2.86" Runoff Area=3,103 sf Runoff Volume=0.003 af Runoff Depth=0.49" Tc=6.0 min CN=WQ 0.05 cfs Submitted 4-28-25 Planning DivisionPage 67 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 13HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE [40] Hint: Not Described (Outflow=Inflow) Inflow Area = 1.207 ac, 20.68% Impervious, Inflow Depth = 0.20" for 2-Year event Inflow = 0.33 cfs @ 12.21 hrs, Volume= 0.020 af Outflow = 0.33 cfs @ 12.21 hrs, Volume= 0.020 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Inflow Outflow Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.36 0.34 0.32 0.3 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.020 Inflow Area=1.207 ac 0.33 cfs 0.33 cfs Submitted 4-28-25 Planning DivisionPage 68 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 14HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Pond 1P: 1P - RAIN GARDEN Inflow Area = 0.542 ac, 14.37% Impervious, Inflow Depth = 0.65" for 2-Year event Inflow = 0.49 cfs @ 12.14 hrs, Volume= 0.029 af Outflow = 0.29 cfs @ 12.22 hrs, Volume= 0.029 af, Atten= 40%, Lag= 4.6 min Discarded = 0.01 cfs @ 12.22 hrs, Volume= 0.014 af Primary = 0.29 cfs @ 12.22 hrs, Volume= 0.015 af Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Secondary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Peak Elev= 882.92' @ 12.22 hrs Surf.Area= 534 sf Storage= 387 cf Plug-Flow detention time= 331.6 min calculated for 0.029 af (100% of inflow) Center-of-Mass det. time= 331.6 min ( 1,138.4 - 806.8 ) Volume Invert Avail.Storage Storage Description #1 882.00' 1,137 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 882.00 30700 883.00 554 431 431 884.00 858 706 1,137 Device Routing Invert Outlet Devices #1 Discarded 882.00'0.450 in/hr Exfiltration over Surface area #2 Primary 877.44'8.0" Round Culvert L= 22.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 877.44' / 877.00' S= 0.0200 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 0.35 sf #3 Device 2 882.80'8.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads #4 Secondary 883.75'10.0' long x 1.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 Coef. (English) 2.69 2.72 2.75 2.85 2.98 3.08 3.20 3.28 3.31 3.30 3.31 3.32 Discarded OutFlow Max=0.01 cfs @ 12.22 hrs HW=882.92' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.01 cfs) Primary OutFlow Max=0.29 cfs @ 12.22 hrs HW=882.92' (Free Discharge) 2=Culvert (Passes 0.29 cfs of 3.81 cfs potential flow) 3=Orifice/Grate (Weir Controls 0.29 cfs @ 1.13 fps) Secondary OutFlow Max=0.00 cfs @ 0.00 hrs HW=882.00' (Free Discharge) 4=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Submitted 4-28-25 Planning DivisionPage 69 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 15HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Pond 1P: 1P - RAIN GARDEN Inflow Outflow Discarded Primary Secondary Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.050 Inflow Area=0.542 ac Peak Elev=882.92' Storage=387 cf 0.49 cfs 0.29 cfs 0.01 cfs 0.29 cfs 0.00 cfs Pond 1P: 1P - RAIN GARDEN Surface Storage Stage-Area-Storage Storage (cubic-feet) 1,1001,0009008007006005004003002001000Surface/Horizontal/Wetted Area (sq-ft) 850800750700650600550500450400350300250200150100500 Elevation (feet)884 883 882 Custom Stage Data Submitted 4-28-25 Planning DivisionPage 70 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 16HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Discharge for Pond 1P: 1P - RAIN GARDEN Elevation (feet) Discharge (cfs) Discarded (cfs) Primary (cfs) Secondary (cfs) 882.00 0.00 0.00 0.00 0.00 882.05 0.00 0.00 0.00 0.00 882.10 0.00 0.00 0.00 0.00 882.15 0.00 0.00 0.00 0.00 882.20 0.00 0.00 0.00 0.00 882.25 0.00 0.00 0.00 0.00 882.30 0.00 0.00 0.00 0.00 882.35 0.00 0.00 0.00 0.00 882.40 0.00 0.00 0.00 0.00 882.45 0.00 0.00 0.00 0.00 882.50 0.00 0.00 0.00 0.00 882.55 0.00 0.00 0.00 0.00 882.60 0.00 0.00 0.00 0.00 882.65 0.00 0.00 0.00 0.00 882.70 0.00 0.00 0.00 0.00 882.75 0.01 0.01 0.00 0.00 882.80 0.01 0.01 0.00 0.00 882.85 0.08 0.01 0.08 0.00 882.90 0.22 0.01 0.22 0.00 882.95 0.40 0.01 0.40 0.00 883.00 0.62 0.01 0.61 0.00 883.05 0.85 0.01 0.84 0.00 883.10 0.93 0.01 0.92 0.00 883.15 1.00 0.01 0.99 0.00 883.20 1.07 0.01 1.06 0.00 883.25 1.13 0.01 1.13 0.00 883.30 1.20 0.01 1.19 0.00 883.35 1.25 0.01 1.25 0.00 883.40 1.31 0.01 1.30 0.00 883.45 1.36 0.01 1.36 0.00 883.50 1.41 0.01 1.41 0.00 883.55 1.46 0.01 1.46 0.00 883.60 1.51 0.01 1.50 0.00 883.65 1.56 0.01 1.55 0.00 883.70 1.60 0.01 1.59 0.00 883.75 1.65 0.01 1.64 0.00 883.80 1.99 0.01 1.68 0.30 883.85 2.58 0.01 1.72 0.85 883.90 3.33 0.01 1.76 1.56 883.95 4.22 0.01 1.80 2.41 884.00 5.22 0.01 1.84 3.37 Submitted 4-28-25 Planning DivisionPage 71 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 17HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond 1P: 1P - RAIN GARDEN Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 882.00 3070 882.02 3126 882.04 317 12 882.06 322 19 882.08 327 25 882.10 332 32 882.12 337 39 882.14 342 45 882.16 347 52 882.18 351 59 882.20 356 66 882.22 361 74 882.24 366 81 882.26 371 88 882.28 376 96 882.30 381 103 882.32 386 111 882.34 391 119 882.36 396 127 882.38 401 134 882.40 406 143 882.42 411 151 882.44 416 159 882.46 421 167 882.48 426 176 882.50 431 184 882.52 435 193 882.54 440 202 882.56 445 211 882.58 450 220 882.60 455 229 882.62 460 238 882.64 465 247 882.66 470 256 882.68 475 266 882.70 480 275 882.72 485 285 882.74 490 295 882.76 495 305 882.78 500 315 882.80 505 325 882.82 510 335 882.84 514 345 882.86 519 355 882.88 524 366 882.90 529 376 882.92 534 387 882.94 539 398 882.96 544 409 882.98 549 419 883.00 554 431 883.02 560 442 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 883.04 566 453 883.06 572 464 883.08 578 476 883.10 584 487 883.12 590 499 883.14 597 511 883.16 603 523 883.18 609 535 883.20 615 547 883.22 621 560 883.24 627 572 883.26 633 585 883.28 639 598 883.30 645 610 883.32 651 623 883.34 657 636 883.36 663 650 883.38 670 663 883.40 676 676 883.42 682 690 883.44 688 704 883.46 694 718 883.48 700 731 883.50 706 746 883.52 712 760 883.54 718 774 883.56 724 788 883.58 730 803 883.60 736 818 883.62 742 832 883.64 749 847 883.66 755 862 883.68 761 878 883.70 767 893 883.72 773 908 883.74 779 924 883.76 785 939 883.78 791 955 883.80 797 971 883.82 803 987 883.84 809 1,003 883.86 815 1,019 883.88 822 1,036 883.90 828 1,052 883.92 834 1,069 883.94 840 1,086 883.96 846 1,102 883.98 852 1,119 884.00 858 1,137 Submitted 4-28-25 Planning DivisionPage 72 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 18HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Pond 2P: 2P - RAIN GARDEN Inflow Area = 0.536 ac, 31.00% Impervious, Inflow Depth = 1.03" for 2-Year event Inflow = 0.82 cfs @ 12.14 hrs, Volume= 0.046 af Outflow = 0.02 cfs @ 15.71 hrs, Volume= 0.046 af, Atten= 98%, Lag= 214.7 min Discarded = 0.02 cfs @ 15.71 hrs, Volume= 0.046 af Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Peak Elev= 882.17' @ 15.71 hrs Surf.Area= 1,485 sf Storage= 1,366 cf Plug-Flow detention time= 921.6 min calculated for 0.046 af (100% of inflow) Center-of-Mass det. time= 921.7 min ( 1,702.2 - 780.5 ) Volume Invert Avail.Storage Storage Description #1 881.00' 2,815 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 881.00 86800 882.00 1,382 1,125 1,125 883.00 1,997 1,690 2,815 Device Routing Invert Outlet Devices #1 Device 2 882.25'8.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads #2 Primary 875.70'8.0" Round Culvert L= 35.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 875.70' / 875.00' S= 0.0200 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 0.35 sf #3 Primary 882.75'20.0' long x 2.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 Coef. (English) 2.54 2.61 2.61 2.60 2.66 2.70 2.77 2.89 2.88 2.85 3.07 3.20 3.32 #4 Discarded 881.00'0.450 in/hr Exfiltration over Surface area Discarded OutFlow Max=0.02 cfs @ 15.71 hrs HW=882.17' (Free Discharge) 4=Exfiltration (Exfiltration Controls 0.02 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=881.00' (Free Discharge) 2=Culvert (Passes 0.00 cfs of 3.52 cfs potential flow) 1=Orifice/Grate ( Controls 0.00 cfs) 3=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Submitted 4-28-25 Planning DivisionPage 73 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 19HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Pond 2P: 2P - RAIN GARDEN Inflow Outflow Discarded Primary Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.9 0.85 0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.050 Inflow Area=0.536 ac Peak Elev=882.17' Storage=1,366 cf 0.82 cfs 0.02 cfs 0.02 cfs 0.00 cfs Pond 2P: 2P - RAIN GARDEN Surface Storage Stage-Area-Storage Storage (cubic-feet) 2,8002,6002,4002,2002,0001,8001,6001,4001,2001,0008006004002000 Surface/Horizontal/Wetted Area (sq-ft) 1,8001,6001,4001,2001,0008006004002000 Elevation (feet)883 882 881 Custom Stage Data Submitted 4-28-25 Planning DivisionPage 74 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 20HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Discharge for Pond 2P: 2P - RAIN GARDEN Elevation (feet) Discharge (cfs) Discarded (cfs) Primary (cfs) 881.00 0.00 0.00 0.00 881.02 0.01 0.01 0.00 881.04 0.01 0.01 0.00 881.06 0.01 0.01 0.00 881.08 0.01 0.01 0.00 881.10 0.01 0.01 0.00 881.12 0.01 0.01 0.00 881.14 0.01 0.01 0.00 881.16 0.01 0.01 0.00 881.18 0.01 0.01 0.00 881.20 0.01 0.01 0.00 881.22 0.01 0.01 0.00 881.24 0.01 0.01 0.00 881.26 0.01 0.01 0.00 881.28 0.01 0.01 0.00 881.30 0.01 0.01 0.00 881.32 0.01 0.01 0.00 881.34 0.01 0.01 0.00 881.36 0.01 0.01 0.00 881.38 0.01 0.01 0.00 881.40 0.01 0.01 0.00 881.42 0.01 0.01 0.00 881.44 0.01 0.01 0.00 881.46 0.01 0.01 0.00 881.48 0.01 0.01 0.00 881.50 0.01 0.01 0.00 881.52 0.01 0.01 0.00 881.54 0.01 0.01 0.00 881.56 0.01 0.01 0.00 881.58 0.01 0.01 0.00 881.60 0.01 0.01 0.00 881.62 0.01 0.01 0.00 881.64 0.01 0.01 0.00 881.66 0.01 0.01 0.00 881.68 0.01 0.01 0.00 881.70 0.01 0.01 0.00 881.72 0.01 0.01 0.00 881.74 0.01 0.01 0.00 881.76 0.01 0.01 0.00 881.78 0.01 0.01 0.00 881.80 0.01 0.01 0.00 881.82 0.01 0.01 0.00 881.84 0.01 0.01 0.00 881.86 0.01 0.01 0.00 881.88 0.01 0.01 0.00 881.90 0.01 0.01 0.00 881.92 0.01 0.01 0.00 881.94 0.01 0.01 0.00 881.96 0.01 0.01 0.00 881.98 0.01 0.01 0.00 882.00 0.01 0.01 0.00 882.02 0.01 0.01 0.00 Elevation (feet) Discharge (cfs) Discarded (cfs) Primary (cfs) 882.04 0.01 0.01 0.00 882.06 0.01 0.01 0.00 882.08 0.01 0.01 0.00 882.10 0.02 0.02 0.00 882.12 0.02 0.02 0.00 882.14 0.02 0.02 0.00 882.16 0.02 0.02 0.00 882.18 0.02 0.02 0.00 882.20 0.02 0.02 0.00 882.22 0.02 0.02 0.00 882.24 0.02 0.02 0.00 882.26 0.02 0.02 0.01 882.28 0.05 0.02 0.04 882.30 0.09 0.02 0.08 882.32 0.14 0.02 0.13 882.34 0.20 0.02 0.18 882.36 0.27 0.02 0.25 882.38 0.34 0.02 0.32 882.40 0.41 0.02 0.40 882.42 0.50 0.02 0.48 882.44 0.58 0.02 0.57 882.46 0.68 0.02 0.66 882.48 0.77 0.02 0.76 882.50 0.86 0.02 0.84 882.52 0.89 0.02 0.87 882.54 0.92 0.02 0.91 882.56 0.95 0.02 0.94 882.58 0.98 0.02 0.97 882.60 1.01 0.02 0.99 882.62 1.04 0.02 1.02 882.64 1.07 0.02 1.05 882.66 1.09 0.02 1.08 882.68 1.12 0.02 1.10 882.70 1.15 0.02 1.13 882.72 1.17 0.02 1.15 882.74 1.20 0.02 1.18 882.76 1.27 0.02 1.25 882.78 1.51 0.02 1.49 882.80 1.83 0.02 1.81 882.82 2.23 0.02 2.21 882.84 2.68 0.02 2.66 882.86 3.19 0.02 3.17 882.88 3.74 0.02 3.72 882.90 4.33 0.02 4.31 882.92 4.96 0.02 4.94 882.94 5.62 0.02 5.60 882.96 6.33 0.02 6.31 882.98 7.08 0.02 7.06 883.00 7.87 0.02 7.85 Submitted 4-28-25 Planning DivisionPage 75 of 235 MSE 24-hr 3 2-Year Rainfall=2.86"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 21HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond 2P: 2P - RAIN GARDEN Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 881.00 8680 881.02 878 17 881.04 889 35 881.06 899 53 881.08 909 71 881.10 919 89 881.12 930 108 881.14 940 127 881.16 950 145 881.18 961 165 881.20 971 184 881.22 981 203 881.24 991 223 881.26 1,002 243 881.28 1,012 263 881.30 1,022 284 881.32 1,032 304 881.34 1,043 325 881.36 1,053 346 881.38 1,063 367 881.40 1,074 388 881.42 1,084 410 881.44 1,094 432 881.46 1,104 454 881.48 1,115 476 881.50 1,125 498 881.52 1,135 521 881.54 1,146 544 881.56 1,156 567 881.58 1,166 590 881.60 1,176 613 881.62 1,187 637 881.64 1,197 661 881.66 1,207 685 881.68 1,218 709 881.70 1,228 734 881.72 1,238 758 881.74 1,248 783 881.76 1,259 808 881.78 1,269 833 881.80 1,279 859 881.82 1,289 885 881.84 1,300 910 881.86 1,310 937 881.88 1,320 963 881.90 1,331 989 881.92 1,341 1,016 881.94 1,351 1,043 881.96 1,361 1,070 881.98 1,372 1,097 882.00 1,382 1,125 882.02 1,394 1,153 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 882.04 1,407 1,181 882.06 1,419 1,209 882.08 1,431 1,238 882.10 1,444 1,266 882.12 1,456 1,295 882.14 1,468 1,325 882.16 1,480 1,354 882.18 1,493 1,384 882.20 1,505 1,414 882.22 1,517 1,444 882.24 1,530 1,474 882.26 1,542 1,505 882.28 1,554 1,536 882.30 1,566 1,567 882.32 1,579 1,599 882.34 1,591 1,630 882.36 1,603 1,662 882.38 1,616 1,695 882.40 1,628 1,727 882.42 1,640 1,760 882.44 1,653 1,793 882.46 1,665 1,826 882.48 1,677 1,859 882.50 1,690 1,893 882.52 1,702 1,927 882.54 1,714 1,961 882.56 1,726 1,995 882.58 1,739 2,030 882.60 1,751 2,065 882.62 1,763 2,100 882.64 1,776 2,135 882.66 1,788 2,171 882.68 1,800 2,207 882.70 1,813 2,243 882.72 1,825 2,279 882.74 1,837 2,316 882.76 1,849 2,353 882.78 1,862 2,390 882.80 1,874 2,427 882.82 1,886 2,465 882.84 1,899 2,503 882.86 1,911 2,541 882.88 1,923 2,579 882.90 1,935 2,618 882.92 1,948 2,657 882.94 1,960 2,696 882.96 1,972 2,735 882.98 1,985 2,775 883.00 1,997 2,815 Submitted 4-28-25 Planning DivisionPage 76 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 22HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Time span=0.00-240.00 hrs, dt=0.01 hrs, 24001 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Runoff Area=886 sf 0.00% Impervious Runoff Depth=0.95"Subcatchment PR1: PR1 - DRAINS NORTH TO Tc=6.0 min CN=WQ Runoff=0.03 cfs 0.002 af Runoff Area=1,600 sf 0.00% Impervious Runoff Depth=0.95"Subcatchment PR2: PR2 - DRAINS EAST TO Tc=6.0 min CN=WQ Runoff=0.06 cfs 0.003 af Runoff Area=23,616 sf 14.37% Impervious Runoff Depth=1.39"Subcatchment PR3: PR3 - DRAINS TO 1P Tc=6.0 min CN=WQ Runoff=1.25 cfs 0.063 af Runoff Area=23,366 sf 31.00% Impervious Runoff Depth=1.90"Subcatchment PR4: PR4 - DRAINS TO 2P Tc=6.0 min CN=WQ Runoff=1.65 cfs 0.085 af Runoff Area=3,103 sf 7.64% Impervious Runoff Depth=1.18"Subcatchment PR5: PR5 - DRAINS EAST TO Tc=6.0 min CN=WQ Runoff=0.14 cfs 0.007 af Inflow=1.20 cfs 0.091 afReach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Outflow=1.20 cfs 0.091 af Peak Elev=883.15' Storage=516 cf Inflow=1.25 cfs 0.063 afPond 1P: 1P - RAIN GARDEN Discarded=0.01 cfs 0.015 af Primary=0.99 cfs 0.048 af Secondary=0.00 cfs 0.000 af Outflow=1.00 cfs 0.063 af Peak Elev=882.40' Storage=1,724 cf Inflow=1.65 cfs 0.085 afPond 2P: 2P - RAIN GARDEN Discarded=0.02 cfs 0.054 af Primary=0.39 cfs 0.031 af Outflow=0.41 cfs 0.085 af Total Runoff Area = 1.207 ac Runoff Volume = 0.159 af Average Runoff Depth = 1.58" 79.32% Pervious = 0.957 ac 20.68% Impervious = 0.250 ac Submitted 4-28-25 Planning DivisionPage 77 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 23HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR1: PR1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff = 0.03 cfs @ 12.14 hrs, Volume= 0.002 af, Depth= 0.95" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.26" Area (sf) CN Description 0 98 Paved parking, HSG B 886 61 >75% Grass cover, Good, HSG B 886 Weighted Average 886 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR1: PR1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.036 0.034 0.032 0.03 0.028 0.026 0.024 0.022 0.02 0.018 0.016 0.014 0.012 0.01 0.008 0.006 0.004 0.0020 MSE 24-hr 3 10-Year Rainfall=4.26" Runoff Area=886 sf Runoff Volume=0.002 af Runoff Depth=0.95" Tc=6.0 min CN=WQ 0.03 cfs Submitted 4-28-25 Planning DivisionPage 78 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 24HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR2: PR2 - DRAINS EAST TO SHANNON DRIVE Runoff = 0.06 cfs @ 12.14 hrs, Volume= 0.003 af, Depth= 0.95" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.26" Area (sf) CN Description 0 98 Paved parking, HSG B 1,600 61 >75% Grass cover, Good, HSG B 1,600 Weighted Average 1,600 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR2: PR2 - DRAINS EAST TO SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.065 0.06 0.055 0.05 0.045 0.04 0.035 0.03 0.025 0.02 0.015 0.01 0.0050 MSE 24-hr 3 10-Year Rainfall=4.26" Runoff Area=1,600 sf Runoff Volume=0.003 af Runoff Depth=0.95" Tc=6.0 min CN=WQ 0.06 cfs Submitted 4-28-25 Planning DivisionPage 79 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 25HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR3: PR3 - DRAINS TO 1P THEN SHANNON DRIVE Runoff = 1.25 cfs @ 12.14 hrs, Volume= 0.063 af, Depth= 1.39" Routed to Pond 1P : 1P - RAIN GARDEN Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.26" Area (sf) CN Description 3,393 98 Paved parking, HSG B 20,223 61 >75% Grass cover, Good, HSG B 23,616 Weighted Average 20,223 85.63% Pervious Area 3,393 14.37% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR3: PR3 - DRAINS TO 1P THEN SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)10MSE 24-hr 3 10-Year Rainfall=4.26" Runoff Area=23,616 sf Runoff Volume=0.063 af Runoff Depth=1.39" Tc=6.0 min CN=WQ 1.25 cfs Submitted 4-28-25 Planning DivisionPage 80 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 26HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR4: PR4 - DRAINS TO 2P THEN SHANNON DRIVE Runoff = 1.65 cfs @ 12.13 hrs, Volume= 0.085 af, Depth= 1.90" Routed to Pond 2P : 2P - RAIN GARDEN Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.26" Area (sf) CN Description 7,243 98 Paved parking, HSG B 16,123 61 >75% Grass cover, Good, HSG B 23,366 Weighted Average 16,123 69.00% Pervious Area 7,243 31.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR4: PR4 - DRAINS TO 2P THEN SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)10MSE 24-hr 3 10-Year Rainfall=4.26" Runoff Area=23,366 sf Runoff Volume=0.085 af Runoff Depth=1.90" Tc=6.0 min CN=WQ 1.65 cfs Submitted 4-28-25 Planning DivisionPage 81 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 27HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR5: PR5 - DRAINS EAST TO SHANNON DRIVE Runoff = 0.14 cfs @ 12.14 hrs, Volume= 0.007 af, Depth= 1.18" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.26" Area (sf) CN Description 237 98 Paved parking, HSG B 2,866 61 >75% Grass cover, Good, HSG B 3,103 Weighted Average 2,866 92.36% Pervious Area 237 7.64% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR5: PR5 - DRAINS EAST TO SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.15 0.14 0.13 0.12 0.11 0.1 0.09 0.08 0.07 0.06 0.05 0.04 0.03 0.02 0.010 MSE 24-hr 3 10-Year Rainfall=4.26" Runoff Area=3,103 sf Runoff Volume=0.007 af Runoff Depth=1.18" Tc=6.0 min CN=WQ 0.14 cfs Submitted 4-28-25 Planning DivisionPage 82 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 28HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE [40] Hint: Not Described (Outflow=Inflow) Inflow Area = 1.207 ac, 20.68% Impervious, Inflow Depth = 0.90" for 10-Year event Inflow = 1.20 cfs @ 12.16 hrs, Volume= 0.091 af Outflow = 1.20 cfs @ 12.16 hrs, Volume= 0.091 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Inflow Outflow Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)10Inflow Area=1.207 ac 1.20 cfs 1.20 cfs Submitted 4-28-25 Planning DivisionPage 83 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 29HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Pond 1P: 1P - RAIN GARDEN Inflow Area = 0.542 ac, 14.37% Impervious, Inflow Depth = 1.39" for 10-Year event Inflow = 1.25 cfs @ 12.14 hrs, Volume= 0.063 af Outflow = 1.00 cfs @ 12.18 hrs, Volume= 0.063 af, Atten= 20%, Lag= 2.5 min Discarded = 0.01 cfs @ 12.18 hrs, Volume= 0.015 af Primary = 0.99 cfs @ 12.18 hrs, Volume= 0.048 af Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Secondary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Peak Elev= 883.15' @ 12.18 hrs Surf.Area= 599 sf Storage= 516 cf Plug-Flow detention time= 165.3 min calculated for 0.063 af (100% of inflow) Center-of-Mass det. time= 165.3 min ( 970.1 - 804.8 ) Volume Invert Avail.Storage Storage Description #1 882.00' 1,137 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 882.00 30700 883.00 554 431 431 884.00 858 706 1,137 Device Routing Invert Outlet Devices #1 Discarded 882.00'0.450 in/hr Exfiltration over Surface area #2 Primary 877.44'8.0" Round Culvert L= 22.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 877.44' / 877.00' S= 0.0200 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 0.35 sf #3 Device 2 882.80'8.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads #4 Secondary 883.75'10.0' long x 1.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 Coef. (English) 2.69 2.72 2.75 2.85 2.98 3.08 3.20 3.28 3.31 3.30 3.31 3.32 Discarded OutFlow Max=0.01 cfs @ 12.18 hrs HW=883.15' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.01 cfs) Primary OutFlow Max=0.99 cfs @ 12.18 hrs HW=883.15' (Free Discharge) 2=Culvert (Passes 0.99 cfs of 3.90 cfs potential flow) 3=Orifice/Grate (Orifice Controls 0.99 cfs @ 2.84 fps) Secondary OutFlow Max=0.00 cfs @ 0.00 hrs HW=882.00' (Free Discharge) 4=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Submitted 4-28-25 Planning DivisionPage 84 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 30HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Pond 1P: 1P - RAIN GARDEN Inflow Outflow Discarded Primary Secondary Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)10Inflow Area=0.542 ac Peak Elev=883.15' Storage=516 cf 1.25 cfs 1.00 cfs 0.01 cfs 0.99 cfs 0.00 cfs Pond 1P: 1P - RAIN GARDEN Surface Storage Stage-Area-Storage Storage (cubic-feet) 1,1001,0009008007006005004003002001000Surface/Horizontal/Wetted Area (sq-ft) 850800750700650600550500450400350300250200150100500 Elevation (feet)884 883 882 Custom Stage Data Submitted 4-28-25 Planning DivisionPage 85 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 31HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Discharge for Pond 1P: 1P - RAIN GARDEN Elevation (feet) Discharge (cfs) Discarded (cfs) Primary (cfs) Secondary (cfs) 882.00 0.00 0.00 0.00 0.00 882.05 0.00 0.00 0.00 0.00 882.10 0.00 0.00 0.00 0.00 882.15 0.00 0.00 0.00 0.00 882.20 0.00 0.00 0.00 0.00 882.25 0.00 0.00 0.00 0.00 882.30 0.00 0.00 0.00 0.00 882.35 0.00 0.00 0.00 0.00 882.40 0.00 0.00 0.00 0.00 882.45 0.00 0.00 0.00 0.00 882.50 0.00 0.00 0.00 0.00 882.55 0.00 0.00 0.00 0.00 882.60 0.00 0.00 0.00 0.00 882.65 0.00 0.00 0.00 0.00 882.70 0.00 0.00 0.00 0.00 882.75 0.01 0.01 0.00 0.00 882.80 0.01 0.01 0.00 0.00 882.85 0.08 0.01 0.08 0.00 882.90 0.22 0.01 0.22 0.00 882.95 0.40 0.01 0.40 0.00 883.00 0.62 0.01 0.61 0.00 883.05 0.85 0.01 0.84 0.00 883.10 0.93 0.01 0.92 0.00 883.15 1.00 0.01 0.99 0.00 883.20 1.07 0.01 1.06 0.00 883.25 1.13 0.01 1.13 0.00 883.30 1.20 0.01 1.19 0.00 883.35 1.25 0.01 1.25 0.00 883.40 1.31 0.01 1.30 0.00 883.45 1.36 0.01 1.36 0.00 883.50 1.41 0.01 1.41 0.00 883.55 1.46 0.01 1.46 0.00 883.60 1.51 0.01 1.50 0.00 883.65 1.56 0.01 1.55 0.00 883.70 1.60 0.01 1.59 0.00 883.75 1.65 0.01 1.64 0.00 883.80 1.99 0.01 1.68 0.30 883.85 2.58 0.01 1.72 0.85 883.90 3.33 0.01 1.76 1.56 883.95 4.22 0.01 1.80 2.41 884.00 5.22 0.01 1.84 3.37 Submitted 4-28-25 Planning DivisionPage 86 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 32HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond 1P: 1P - RAIN GARDEN Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 882.00 3070 882.02 3126 882.04 317 12 882.06 322 19 882.08 327 25 882.10 332 32 882.12 337 39 882.14 342 45 882.16 347 52 882.18 351 59 882.20 356 66 882.22 361 74 882.24 366 81 882.26 371 88 882.28 376 96 882.30 381 103 882.32 386 111 882.34 391 119 882.36 396 127 882.38 401 134 882.40 406 143 882.42 411 151 882.44 416 159 882.46 421 167 882.48 426 176 882.50 431 184 882.52 435 193 882.54 440 202 882.56 445 211 882.58 450 220 882.60 455 229 882.62 460 238 882.64 465 247 882.66 470 256 882.68 475 266 882.70 480 275 882.72 485 285 882.74 490 295 882.76 495 305 882.78 500 315 882.80 505 325 882.82 510 335 882.84 514 345 882.86 519 355 882.88 524 366 882.90 529 376 882.92 534 387 882.94 539 398 882.96 544 409 882.98 549 419 883.00 554 431 883.02 560 442 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 883.04 566 453 883.06 572 464 883.08 578 476 883.10 584 487 883.12 590 499 883.14 597 511 883.16 603 523 883.18 609 535 883.20 615 547 883.22 621 560 883.24 627 572 883.26 633 585 883.28 639 598 883.30 645 610 883.32 651 623 883.34 657 636 883.36 663 650 883.38 670 663 883.40 676 676 883.42 682 690 883.44 688 704 883.46 694 718 883.48 700 731 883.50 706 746 883.52 712 760 883.54 718 774 883.56 724 788 883.58 730 803 883.60 736 818 883.62 742 832 883.64 749 847 883.66 755 862 883.68 761 878 883.70 767 893 883.72 773 908 883.74 779 924 883.76 785 939 883.78 791 955 883.80 797 971 883.82 803 987 883.84 809 1,003 883.86 815 1,019 883.88 822 1,036 883.90 828 1,052 883.92 834 1,069 883.94 840 1,086 883.96 846 1,102 883.98 852 1,119 884.00 858 1,137 Submitted 4-28-25 Planning DivisionPage 87 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 33HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Pond 2P: 2P - RAIN GARDEN Inflow Area = 0.536 ac, 31.00% Impervious, Inflow Depth = 1.90" for 10-Year event Inflow = 1.65 cfs @ 12.13 hrs, Volume= 0.085 af Outflow = 0.41 cfs @ 12.38 hrs, Volume= 0.085 af, Atten= 75%, Lag= 14.5 min Discarded = 0.02 cfs @ 12.38 hrs, Volume= 0.054 af Primary = 0.39 cfs @ 12.38 hrs, Volume= 0.031 af Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Peak Elev= 882.40' @ 12.38 hrs Surf.Area= 1,627 sf Storage= 1,724 cf Plug-Flow detention time= 635.3 min calculated for 0.085 af (100% of inflow) Center-of-Mass det. time= 635.3 min ( 1,416.5 - 781.2 ) Volume Invert Avail.Storage Storage Description #1 881.00' 2,815 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 881.00 86800 882.00 1,382 1,125 1,125 883.00 1,997 1,690 2,815 Device Routing Invert Outlet Devices #1 Device 2 882.25'8.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads #2 Primary 875.70'8.0" Round Culvert L= 35.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 875.70' / 875.00' S= 0.0200 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 0.35 sf #3 Primary 882.75'20.0' long x 2.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 Coef. (English) 2.54 2.61 2.61 2.60 2.66 2.70 2.77 2.89 2.88 2.85 3.07 3.20 3.32 #4 Discarded 881.00'0.450 in/hr Exfiltration over Surface area Discarded OutFlow Max=0.02 cfs @ 12.38 hrs HW=882.40' (Free Discharge) 4=Exfiltration (Exfiltration Controls 0.02 cfs) Primary OutFlow Max=0.39 cfs @ 12.38 hrs HW=882.40' (Free Discharge) 2=Culvert (Passes 0.39 cfs of 3.95 cfs potential flow) 1=Orifice/Grate (Weir Controls 0.39 cfs @ 1.26 fps) 3=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Submitted 4-28-25 Planning DivisionPage 88 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 34HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Pond 2P: 2P - RAIN GARDEN Inflow Outflow Discarded Primary Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)10Inflow Area=0.536 ac Peak Elev=882.40' Storage=1,724 cf 1.65 cfs 0.41 cfs 0.02 cfs 0.39 cfs Pond 2P: 2P - RAIN GARDEN Surface Storage Stage-Area-Storage Storage (cubic-feet) 2,8002,6002,4002,2002,0001,8001,6001,4001,2001,0008006004002000 Surface/Horizontal/Wetted Area (sq-ft) 1,8001,6001,4001,2001,0008006004002000 Elevation (feet)883 882 881 Custom Stage Data Submitted 4-28-25 Planning DivisionPage 89 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 35HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Discharge for Pond 2P: 2P - RAIN GARDEN Elevation (feet) Discharge (cfs) Discarded (cfs) Primary (cfs) 881.00 0.00 0.00 0.00 881.02 0.01 0.01 0.00 881.04 0.01 0.01 0.00 881.06 0.01 0.01 0.00 881.08 0.01 0.01 0.00 881.10 0.01 0.01 0.00 881.12 0.01 0.01 0.00 881.14 0.01 0.01 0.00 881.16 0.01 0.01 0.00 881.18 0.01 0.01 0.00 881.20 0.01 0.01 0.00 881.22 0.01 0.01 0.00 881.24 0.01 0.01 0.00 881.26 0.01 0.01 0.00 881.28 0.01 0.01 0.00 881.30 0.01 0.01 0.00 881.32 0.01 0.01 0.00 881.34 0.01 0.01 0.00 881.36 0.01 0.01 0.00 881.38 0.01 0.01 0.00 881.40 0.01 0.01 0.00 881.42 0.01 0.01 0.00 881.44 0.01 0.01 0.00 881.46 0.01 0.01 0.00 881.48 0.01 0.01 0.00 881.50 0.01 0.01 0.00 881.52 0.01 0.01 0.00 881.54 0.01 0.01 0.00 881.56 0.01 0.01 0.00 881.58 0.01 0.01 0.00 881.60 0.01 0.01 0.00 881.62 0.01 0.01 0.00 881.64 0.01 0.01 0.00 881.66 0.01 0.01 0.00 881.68 0.01 0.01 0.00 881.70 0.01 0.01 0.00 881.72 0.01 0.01 0.00 881.74 0.01 0.01 0.00 881.76 0.01 0.01 0.00 881.78 0.01 0.01 0.00 881.80 0.01 0.01 0.00 881.82 0.01 0.01 0.00 881.84 0.01 0.01 0.00 881.86 0.01 0.01 0.00 881.88 0.01 0.01 0.00 881.90 0.01 0.01 0.00 881.92 0.01 0.01 0.00 881.94 0.01 0.01 0.00 881.96 0.01 0.01 0.00 881.98 0.01 0.01 0.00 882.00 0.01 0.01 0.00 882.02 0.01 0.01 0.00 Elevation (feet) Discharge (cfs) Discarded (cfs) Primary (cfs) 882.04 0.01 0.01 0.00 882.06 0.01 0.01 0.00 882.08 0.01 0.01 0.00 882.10 0.02 0.02 0.00 882.12 0.02 0.02 0.00 882.14 0.02 0.02 0.00 882.16 0.02 0.02 0.00 882.18 0.02 0.02 0.00 882.20 0.02 0.02 0.00 882.22 0.02 0.02 0.00 882.24 0.02 0.02 0.00 882.26 0.02 0.02 0.01 882.28 0.05 0.02 0.04 882.30 0.09 0.02 0.08 882.32 0.14 0.02 0.13 882.34 0.20 0.02 0.18 882.36 0.27 0.02 0.25 882.38 0.34 0.02 0.32 882.40 0.41 0.02 0.40 882.42 0.50 0.02 0.48 882.44 0.58 0.02 0.57 882.46 0.68 0.02 0.66 882.48 0.77 0.02 0.76 882.50 0.86 0.02 0.84 882.52 0.89 0.02 0.87 882.54 0.92 0.02 0.91 882.56 0.95 0.02 0.94 882.58 0.98 0.02 0.97 882.60 1.01 0.02 0.99 882.62 1.04 0.02 1.02 882.64 1.07 0.02 1.05 882.66 1.09 0.02 1.08 882.68 1.12 0.02 1.10 882.70 1.15 0.02 1.13 882.72 1.17 0.02 1.15 882.74 1.20 0.02 1.18 882.76 1.27 0.02 1.25 882.78 1.51 0.02 1.49 882.80 1.83 0.02 1.81 882.82 2.23 0.02 2.21 882.84 2.68 0.02 2.66 882.86 3.19 0.02 3.17 882.88 3.74 0.02 3.72 882.90 4.33 0.02 4.31 882.92 4.96 0.02 4.94 882.94 5.62 0.02 5.60 882.96 6.33 0.02 6.31 882.98 7.08 0.02 7.06 883.00 7.87 0.02 7.85 Submitted 4-28-25 Planning DivisionPage 90 of 235 MSE 24-hr 3 10-Year Rainfall=4.26"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 36HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond 2P: 2P - RAIN GARDEN Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 881.00 8680 881.02 878 17 881.04 889 35 881.06 899 53 881.08 909 71 881.10 919 89 881.12 930 108 881.14 940 127 881.16 950 145 881.18 961 165 881.20 971 184 881.22 981 203 881.24 991 223 881.26 1,002 243 881.28 1,012 263 881.30 1,022 284 881.32 1,032 304 881.34 1,043 325 881.36 1,053 346 881.38 1,063 367 881.40 1,074 388 881.42 1,084 410 881.44 1,094 432 881.46 1,104 454 881.48 1,115 476 881.50 1,125 498 881.52 1,135 521 881.54 1,146 544 881.56 1,156 567 881.58 1,166 590 881.60 1,176 613 881.62 1,187 637 881.64 1,197 661 881.66 1,207 685 881.68 1,218 709 881.70 1,228 734 881.72 1,238 758 881.74 1,248 783 881.76 1,259 808 881.78 1,269 833 881.80 1,279 859 881.82 1,289 885 881.84 1,300 910 881.86 1,310 937 881.88 1,320 963 881.90 1,331 989 881.92 1,341 1,016 881.94 1,351 1,043 881.96 1,361 1,070 881.98 1,372 1,097 882.00 1,382 1,125 882.02 1,394 1,153 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 882.04 1,407 1,181 882.06 1,419 1,209 882.08 1,431 1,238 882.10 1,444 1,266 882.12 1,456 1,295 882.14 1,468 1,325 882.16 1,480 1,354 882.18 1,493 1,384 882.20 1,505 1,414 882.22 1,517 1,444 882.24 1,530 1,474 882.26 1,542 1,505 882.28 1,554 1,536 882.30 1,566 1,567 882.32 1,579 1,599 882.34 1,591 1,630 882.36 1,603 1,662 882.38 1,616 1,695 882.40 1,628 1,727 882.42 1,640 1,760 882.44 1,653 1,793 882.46 1,665 1,826 882.48 1,677 1,859 882.50 1,690 1,893 882.52 1,702 1,927 882.54 1,714 1,961 882.56 1,726 1,995 882.58 1,739 2,030 882.60 1,751 2,065 882.62 1,763 2,100 882.64 1,776 2,135 882.66 1,788 2,171 882.68 1,800 2,207 882.70 1,813 2,243 882.72 1,825 2,279 882.74 1,837 2,316 882.76 1,849 2,353 882.78 1,862 2,390 882.80 1,874 2,427 882.82 1,886 2,465 882.84 1,899 2,503 882.86 1,911 2,541 882.88 1,923 2,579 882.90 1,935 2,618 882.92 1,948 2,657 882.94 1,960 2,696 882.96 1,972 2,735 882.98 1,985 2,775 883.00 1,997 2,815 Submitted 4-28-25 Planning DivisionPage 91 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 37HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Time span=0.00-240.00 hrs, dt=0.01 hrs, 24001 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Runoff Area=886 sf 0.00% Impervious Runoff Depth=2.94"Subcatchment PR1: PR1 - DRAINS NORTH TO Tc=6.0 min CN=WQ Runoff=0.11 cfs 0.005 af Runoff Area=1,600 sf 0.00% Impervious Runoff Depth=2.94"Subcatchment PR2: PR2 - DRAINS EAST TO Tc=6.0 min CN=WQ Runoff=0.20 cfs 0.009 af Runoff Area=23,616 sf 14.37% Impervious Runoff Depth=3.53"Subcatchment PR3: PR3 - DRAINS TO 1P Tc=6.0 min CN=WQ Runoff=3.39 cfs 0.160 af Runoff Area=23,366 sf 31.00% Impervious Runoff Depth=4.22"Subcatchment PR4: PR4 - DRAINS TO 2P Tc=6.0 min CN=WQ Runoff=3.84 cfs 0.189 af Runoff Area=3,103 sf 7.64% Impervious Runoff Depth=3.25"Subcatchment PR5: PR5 - DRAINS EAST TO Tc=6.0 min CN=WQ Runoff=0.42 cfs 0.019 af Inflow=7.03 cfs 0.308 afReach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Outflow=7.03 cfs 0.308 af Peak Elev=883.88' Storage=1,037 cf Inflow=3.39 cfs 0.160 afPond 1P: 1P - RAIN GARDEN Discarded=0.01 cfs 0.016 af Primary=1.75 cfs 0.136 af Secondary=1.29 cfs 0.007 af Outflow=3.05 cfs 0.160 af Peak Elev=882.87' Storage=2,552 cf Inflow=3.84 cfs 0.189 afPond 2P: 2P - RAIN GARDEN Discarded=0.02 cfs 0.057 af Primary=3.33 cfs 0.131 af Outflow=3.35 cfs 0.189 af Total Runoff Area = 1.207 ac Runoff Volume = 0.381 af Average Runoff Depth = 3.79" 79.32% Pervious = 0.957 ac 20.68% Impervious = 0.250 ac Submitted 4-28-25 Planning DivisionPage 92 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 38HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR1: PR1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff = 0.11 cfs @ 12.14 hrs, Volume= 0.005 af, Depth= 2.94" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=7.32" Area (sf) CN Description 0 98 Paved parking, HSG B 886 61 >75% Grass cover, Good, HSG B 886 Weighted Average 886 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR1: PR1 - DRAINS NORTH TO LEE VALLEY ROAD Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.12 0.115 0.11 0.105 0.1 0.095 0.09 0.085 0.08 0.075 0.07 0.065 0.06 0.055 0.05 0.045 0.04 0.035 0.03 0.025 0.02 0.015 0.01 0.0050 MSE 24-hr 3 100-Year Rainfall=7.32" Runoff Area=886 sf Runoff Volume=0.005 af Runoff Depth=2.94" Tc=6.0 min CN=WQ 0.11 cfs Submitted 4-28-25 Planning DivisionPage 93 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 39HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR2: PR2 - DRAINS EAST TO SHANNON DRIVE Runoff = 0.20 cfs @ 12.14 hrs, Volume= 0.009 af, Depth= 2.94" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=7.32" Area (sf) CN Description 0 98 Paved parking, HSG B 1,600 61 >75% Grass cover, Good, HSG B 1,600 Weighted Average 1,600 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR2: PR2 - DRAINS EAST TO SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.22 0.21 0.2 0.19 0.18 0.17 0.16 0.15 0.14 0.13 0.12 0.11 0.1 0.09 0.08 0.07 0.06 0.05 0.04 0.03 0.02 0.010 MSE 24-hr 3 100-Year Rainfall=7.32" Runoff Area=1,600 sf Runoff Volume=0.009 af Runoff Depth=2.94" Tc=6.0 min CN=WQ 0.20 cfs Submitted 4-28-25 Planning DivisionPage 94 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 40HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR3: PR3 - DRAINS TO 1P THEN SHANNON DRIVE Runoff = 3.39 cfs @ 12.13 hrs, Volume= 0.160 af, Depth= 3.53" Routed to Pond 1P : 1P - RAIN GARDEN Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=7.32" Area (sf) CN Description 3,393 98 Paved parking, HSG B 20,223 61 >75% Grass cover, Good, HSG B 23,616 Weighted Average 20,223 85.63% Pervious Area 3,393 14.37% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR3: PR3 - DRAINS TO 1P THEN SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)3210MSE 24-hr 3 100-Year Rainfall=7.32" Runoff Area=23,616 sf Runoff Volume=0.160 af Runoff Depth=3.53" Tc=6.0 min CN=WQ 3.39 cfs Submitted 4-28-25 Planning DivisionPage 95 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 41HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR4: PR4 - DRAINS TO 2P THEN SHANNON DRIVE Runoff = 3.84 cfs @ 12.13 hrs, Volume= 0.189 af, Depth= 4.22" Routed to Pond 2P : 2P - RAIN GARDEN Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=7.32" Area (sf) CN Description 7,243 98 Paved parking, HSG B 16,123 61 >75% Grass cover, Good, HSG B 23,366 Weighted Average 16,123 69.00% Pervious Area 7,243 31.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR4: PR4 - DRAINS TO 2P THEN SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)43210MSE 24-hr 3 100-Year Rainfall=7.32" Runoff Area=23,366 sf Runoff Volume=0.189 af Runoff Depth=4.22" Tc=6.0 min CN=WQ 3.84 cfs Submitted 4-28-25 Planning DivisionPage 96 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 42HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment PR5: PR5 - DRAINS EAST TO SHANNON DRIVE Runoff = 0.42 cfs @ 12.14 hrs, Volume= 0.019 af, Depth= 3.25" Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=7.32" Area (sf) CN Description 237 98 Paved parking, HSG B 2,866 61 >75% Grass cover, Good, HSG B 3,103 Weighted Average 2,866 92.36% Pervious Area 237 7.64% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, Subcatchment PR5: PR5 - DRAINS EAST TO SHANNON DRIVE Runoff Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)0.46 0.44 0.42 0.4 0.38 0.36 0.34 0.32 0.3 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.020 MSE 24-hr 3 100-Year Rainfall=7.32" Runoff Area=3,103 sf Runoff Volume=0.019 af Runoff Depth=3.25" Tc=6.0 min CN=WQ 0.42 cfs Submitted 4-28-25 Planning DivisionPage 97 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 43HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE [40] Hint: Not Described (Outflow=Inflow) Inflow Area = 1.207 ac, 20.68% Impervious, Inflow Depth = 3.07" for 100-Year event Inflow = 7.03 cfs @ 12.16 hrs, Volume= 0.308 af Outflow = 7.03 cfs @ 12.16 hrs, Volume= 0.308 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Inflow Outflow Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)76543210Inflow Area=1.207 ac 7.03 cfs 7.03 cfs Submitted 4-28-25 Planning DivisionPage 98 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 44HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Pond 1P: 1P - RAIN GARDEN Inflow Area = 0.542 ac, 14.37% Impervious, Inflow Depth = 3.53" for 100-Year event Inflow = 3.39 cfs @ 12.13 hrs, Volume= 0.160 af Outflow = 3.05 cfs @ 12.16 hrs, Volume= 0.160 af, Atten= 10%, Lag= 1.7 min Discarded = 0.01 cfs @ 12.16 hrs, Volume= 0.016 af Primary = 1.75 cfs @ 12.16 hrs, Volume= 0.136 af Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Secondary = 1.29 cfs @ 12.16 hrs, Volume= 0.007 af Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Peak Elev= 883.88' @ 12.16 hrs Surf.Area= 822 sf Storage= 1,037 cf Plug-Flow detention time= 72.3 min calculated for 0.160 af (100% of inflow) Center-of-Mass det. time= 72.3 min ( 868.4 - 796.1 ) Volume Invert Avail.Storage Storage Description #1 882.00' 1,137 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 882.00 30700 883.00 554 431 431 884.00 858 706 1,137 Device Routing Invert Outlet Devices #1 Discarded 882.00'0.450 in/hr Exfiltration over Surface area #2 Primary 877.44'8.0" Round Culvert L= 22.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 877.44' / 877.00' S= 0.0200 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 0.35 sf #3 Device 2 882.80'8.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads #4 Secondary 883.75'10.0' long x 1.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 Coef. (English) 2.69 2.72 2.75 2.85 2.98 3.08 3.20 3.28 3.31 3.30 3.31 3.32 Discarded OutFlow Max=0.01 cfs @ 12.16 hrs HW=883.88' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.01 cfs) Primary OutFlow Max=1.75 cfs @ 12.16 hrs HW=883.88' (Free Discharge) 2=Culvert (Passes 1.75 cfs of 4.15 cfs potential flow) 3=Orifice/Grate (Orifice Controls 1.75 cfs @ 5.01 fps) Secondary OutFlow Max=1.27 cfs @ 12.16 hrs HW=883.88' (Free Discharge) 4=Broad-Crested Rectangular Weir (Weir Controls 1.27 cfs @ 0.97 fps) Submitted 4-28-25 Planning DivisionPage 99 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 45HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Pond 1P: 1P - RAIN GARDEN Inflow Outflow Discarded Primary Secondary Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)3210Inflow Area=0.542 ac Peak Elev=883.88' Storage=1,037 cf 3.39 cfs 3.05 cfs 0.01 cfs 1.75 cfs 1.29 cfs Pond 1P: 1P - RAIN GARDEN Surface Storage Stage-Area-Storage Storage (cubic-feet) 1,1001,0009008007006005004003002001000Surface/Horizontal/Wetted Area (sq-ft) 850800750700650600550500450400350300250200150100500 Elevation (feet)884 883 882 Custom Stage Data Submitted 4-28-25 Planning DivisionPage 100 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 46HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Discharge for Pond 1P: 1P - RAIN GARDEN Elevation (feet) Discharge (cfs) Discarded (cfs) Primary (cfs) Secondary (cfs) 882.00 0.00 0.00 0.00 0.00 882.05 0.00 0.00 0.00 0.00 882.10 0.00 0.00 0.00 0.00 882.15 0.00 0.00 0.00 0.00 882.20 0.00 0.00 0.00 0.00 882.25 0.00 0.00 0.00 0.00 882.30 0.00 0.00 0.00 0.00 882.35 0.00 0.00 0.00 0.00 882.40 0.00 0.00 0.00 0.00 882.45 0.00 0.00 0.00 0.00 882.50 0.00 0.00 0.00 0.00 882.55 0.00 0.00 0.00 0.00 882.60 0.00 0.00 0.00 0.00 882.65 0.00 0.00 0.00 0.00 882.70 0.00 0.00 0.00 0.00 882.75 0.01 0.01 0.00 0.00 882.80 0.01 0.01 0.00 0.00 882.85 0.08 0.01 0.08 0.00 882.90 0.22 0.01 0.22 0.00 882.95 0.40 0.01 0.40 0.00 883.00 0.62 0.01 0.61 0.00 883.05 0.85 0.01 0.84 0.00 883.10 0.93 0.01 0.92 0.00 883.15 1.00 0.01 0.99 0.00 883.20 1.07 0.01 1.06 0.00 883.25 1.13 0.01 1.13 0.00 883.30 1.20 0.01 1.19 0.00 883.35 1.25 0.01 1.25 0.00 883.40 1.31 0.01 1.30 0.00 883.45 1.36 0.01 1.36 0.00 883.50 1.41 0.01 1.41 0.00 883.55 1.46 0.01 1.46 0.00 883.60 1.51 0.01 1.50 0.00 883.65 1.56 0.01 1.55 0.00 883.70 1.60 0.01 1.59 0.00 883.75 1.65 0.01 1.64 0.00 883.80 1.99 0.01 1.68 0.30 883.85 2.58 0.01 1.72 0.85 883.90 3.33 0.01 1.76 1.56 883.95 4.22 0.01 1.80 2.41 884.00 5.22 0.01 1.84 3.37 Submitted 4-28-25 Planning DivisionPage 101 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 47HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond 1P: 1P - RAIN GARDEN Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 882.00 3070 882.02 3126 882.04 317 12 882.06 322 19 882.08 327 25 882.10 332 32 882.12 337 39 882.14 342 45 882.16 347 52 882.18 351 59 882.20 356 66 882.22 361 74 882.24 366 81 882.26 371 88 882.28 376 96 882.30 381 103 882.32 386 111 882.34 391 119 882.36 396 127 882.38 401 134 882.40 406 143 882.42 411 151 882.44 416 159 882.46 421 167 882.48 426 176 882.50 431 184 882.52 435 193 882.54 440 202 882.56 445 211 882.58 450 220 882.60 455 229 882.62 460 238 882.64 465 247 882.66 470 256 882.68 475 266 882.70 480 275 882.72 485 285 882.74 490 295 882.76 495 305 882.78 500 315 882.80 505 325 882.82 510 335 882.84 514 345 882.86 519 355 882.88 524 366 882.90 529 376 882.92 534 387 882.94 539 398 882.96 544 409 882.98 549 419 883.00 554 431 883.02 560 442 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 883.04 566 453 883.06 572 464 883.08 578 476 883.10 584 487 883.12 590 499 883.14 597 511 883.16 603 523 883.18 609 535 883.20 615 547 883.22 621 560 883.24 627 572 883.26 633 585 883.28 639 598 883.30 645 610 883.32 651 623 883.34 657 636 883.36 663 650 883.38 670 663 883.40 676 676 883.42 682 690 883.44 688 704 883.46 694 718 883.48 700 731 883.50 706 746 883.52 712 760 883.54 718 774 883.56 724 788 883.58 730 803 883.60 736 818 883.62 742 832 883.64 749 847 883.66 755 862 883.68 761 878 883.70 767 893 883.72 773 908 883.74 779 924 883.76 785 939 883.78 791 955 883.80 797 971 883.82 803 987 883.84 809 1,003 883.86 815 1,019 883.88 822 1,036 883.90 828 1,052 883.92 834 1,069 883.94 840 1,086 883.96 846 1,102 883.98 852 1,119 884.00 858 1,137 Submitted 4-28-25 Planning DivisionPage 102 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 48HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Summary for Pond 2P: 2P - RAIN GARDEN Inflow Area = 0.536 ac, 31.00% Impervious, Inflow Depth = 4.22" for 100-Year event Inflow = 3.84 cfs @ 12.13 hrs, Volume= 0.189 af Outflow = 3.35 cfs @ 12.17 hrs, Volume= 0.189 af, Atten= 13%, Lag= 1.9 min Discarded = 0.02 cfs @ 12.17 hrs, Volume= 0.057 af Primary = 3.33 cfs @ 12.17 hrs, Volume= 0.131 af Routed to Reach 1R : TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE Routing by Stor-Ind method, Time Span= 0.00-240.00 hrs, dt= 0.01 hrs Peak Elev= 882.87' @ 12.17 hrs Surf.Area= 1,915 sf Storage= 2,552 cf Plug-Flow detention time= 313.1 min calculated for 0.189 af (100% of inflow) Center-of-Mass det. time= 313.1 min ( 1,091.1 - 778.0 ) Volume Invert Avail.Storage Storage Description #1 881.00' 2,815 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 881.00 86800 882.00 1,382 1,125 1,125 883.00 1,997 1,690 2,815 Device Routing Invert Outlet Devices #1 Device 2 882.25'8.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads #2 Primary 875.70'8.0" Round Culvert L= 35.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 875.70' / 875.00' S= 0.0200 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 0.35 sf #3 Primary 882.75'20.0' long x 2.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 Coef. (English) 2.54 2.61 2.61 2.60 2.66 2.70 2.77 2.89 2.88 2.85 3.07 3.20 3.32 #4 Discarded 881.00'0.450 in/hr Exfiltration over Surface area Discarded OutFlow Max=0.02 cfs @ 12.17 hrs HW=882.87' (Free Discharge) 4=Exfiltration (Exfiltration Controls 0.02 cfs) Primary OutFlow Max=3.31 cfs @ 12.17 hrs HW=882.87' (Free Discharge) 2=Culvert (Passes 1.32 cfs of 4.08 cfs potential flow) 1=Orifice/Grate (Orifice Controls 1.32 cfs @ 3.78 fps) 3=Broad-Crested Rectangular Weir (Weir Controls 1.99 cfs @ 0.86 fps) Submitted 4-28-25 Planning DivisionPage 103 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 49HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Pond 2P: 2P - RAIN GARDEN Inflow Outflow Discarded Primary Hydrograph Time (hours) 2402302202102001901801701601501401301201101009080706050403020100Flow (cfs)43210Inflow Area=0.536 ac Peak Elev=882.87' Storage=2,552 cf 3.84 cfs 3.35 cfs 0.02 cfs 3.33 cfs Pond 2P: 2P - RAIN GARDEN Surface Storage Stage-Area-Storage Storage (cubic-feet) 2,8002,6002,4002,2002,0001,8001,6001,4001,2001,0008006004002000 Surface/Horizontal/Wetted Area (sq-ft) 1,8001,6001,4001,2001,0008006004002000 Elevation (feet)883 882 881 Custom Stage Data Submitted 4-28-25 Planning DivisionPage 104 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 50HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Discharge for Pond 2P: 2P - RAIN GARDEN Elevation (feet) Discharge (cfs) Discarded (cfs) Primary (cfs) 881.00 0.00 0.00 0.00 881.02 0.01 0.01 0.00 881.04 0.01 0.01 0.00 881.06 0.01 0.01 0.00 881.08 0.01 0.01 0.00 881.10 0.01 0.01 0.00 881.12 0.01 0.01 0.00 881.14 0.01 0.01 0.00 881.16 0.01 0.01 0.00 881.18 0.01 0.01 0.00 881.20 0.01 0.01 0.00 881.22 0.01 0.01 0.00 881.24 0.01 0.01 0.00 881.26 0.01 0.01 0.00 881.28 0.01 0.01 0.00 881.30 0.01 0.01 0.00 881.32 0.01 0.01 0.00 881.34 0.01 0.01 0.00 881.36 0.01 0.01 0.00 881.38 0.01 0.01 0.00 881.40 0.01 0.01 0.00 881.42 0.01 0.01 0.00 881.44 0.01 0.01 0.00 881.46 0.01 0.01 0.00 881.48 0.01 0.01 0.00 881.50 0.01 0.01 0.00 881.52 0.01 0.01 0.00 881.54 0.01 0.01 0.00 881.56 0.01 0.01 0.00 881.58 0.01 0.01 0.00 881.60 0.01 0.01 0.00 881.62 0.01 0.01 0.00 881.64 0.01 0.01 0.00 881.66 0.01 0.01 0.00 881.68 0.01 0.01 0.00 881.70 0.01 0.01 0.00 881.72 0.01 0.01 0.00 881.74 0.01 0.01 0.00 881.76 0.01 0.01 0.00 881.78 0.01 0.01 0.00 881.80 0.01 0.01 0.00 881.82 0.01 0.01 0.00 881.84 0.01 0.01 0.00 881.86 0.01 0.01 0.00 881.88 0.01 0.01 0.00 881.90 0.01 0.01 0.00 881.92 0.01 0.01 0.00 881.94 0.01 0.01 0.00 881.96 0.01 0.01 0.00 881.98 0.01 0.01 0.00 882.00 0.01 0.01 0.00 882.02 0.01 0.01 0.00 Elevation (feet) Discharge (cfs) Discarded (cfs) Primary (cfs) 882.04 0.01 0.01 0.00 882.06 0.01 0.01 0.00 882.08 0.01 0.01 0.00 882.10 0.02 0.02 0.00 882.12 0.02 0.02 0.00 882.14 0.02 0.02 0.00 882.16 0.02 0.02 0.00 882.18 0.02 0.02 0.00 882.20 0.02 0.02 0.00 882.22 0.02 0.02 0.00 882.24 0.02 0.02 0.00 882.26 0.02 0.02 0.01 882.28 0.05 0.02 0.04 882.30 0.09 0.02 0.08 882.32 0.14 0.02 0.13 882.34 0.20 0.02 0.18 882.36 0.27 0.02 0.25 882.38 0.34 0.02 0.32 882.40 0.41 0.02 0.40 882.42 0.50 0.02 0.48 882.44 0.58 0.02 0.57 882.46 0.68 0.02 0.66 882.48 0.77 0.02 0.76 882.50 0.86 0.02 0.84 882.52 0.89 0.02 0.87 882.54 0.92 0.02 0.91 882.56 0.95 0.02 0.94 882.58 0.98 0.02 0.97 882.60 1.01 0.02 0.99 882.62 1.04 0.02 1.02 882.64 1.07 0.02 1.05 882.66 1.09 0.02 1.08 882.68 1.12 0.02 1.10 882.70 1.15 0.02 1.13 882.72 1.17 0.02 1.15 882.74 1.20 0.02 1.18 882.76 1.27 0.02 1.25 882.78 1.51 0.02 1.49 882.80 1.83 0.02 1.81 882.82 2.23 0.02 2.21 882.84 2.68 0.02 2.66 882.86 3.19 0.02 3.17 882.88 3.74 0.02 3.72 882.90 4.33 0.02 4.31 882.92 4.96 0.02 4.94 882.94 5.62 0.02 5.60 882.96 6.33 0.02 6.31 882.98 7.08 0.02 7.06 883.00 7.87 0.02 7.85 Submitted 4-28-25 Planning DivisionPage 105 of 235 MSE 24-hr 3 100-Year Rainfall=7.32"24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group Page 51HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond 2P: 2P - RAIN GARDEN Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 881.00 8680 881.02 878 17 881.04 889 35 881.06 899 53 881.08 909 71 881.10 919 89 881.12 930 108 881.14 940 127 881.16 950 145 881.18 961 165 881.20 971 184 881.22 981 203 881.24 991 223 881.26 1,002 243 881.28 1,012 263 881.30 1,022 284 881.32 1,032 304 881.34 1,043 325 881.36 1,053 346 881.38 1,063 367 881.40 1,074 388 881.42 1,084 410 881.44 1,094 432 881.46 1,104 454 881.48 1,115 476 881.50 1,125 498 881.52 1,135 521 881.54 1,146 544 881.56 1,156 567 881.58 1,166 590 881.60 1,176 613 881.62 1,187 637 881.64 1,197 661 881.66 1,207 685 881.68 1,218 709 881.70 1,228 734 881.72 1,238 758 881.74 1,248 783 881.76 1,259 808 881.78 1,269 833 881.80 1,279 859 881.82 1,289 885 881.84 1,300 910 881.86 1,310 937 881.88 1,320 963 881.90 1,331 989 881.92 1,341 1,016 881.94 1,351 1,043 881.96 1,361 1,070 881.98 1,372 1,097 882.00 1,382 1,125 882.02 1,394 1,153 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 882.04 1,407 1,181 882.06 1,419 1,209 882.08 1,431 1,238 882.10 1,444 1,266 882.12 1,456 1,295 882.14 1,468 1,325 882.16 1,480 1,354 882.18 1,493 1,384 882.20 1,505 1,414 882.22 1,517 1,444 882.24 1,530 1,474 882.26 1,542 1,505 882.28 1,554 1,536 882.30 1,566 1,567 882.32 1,579 1,599 882.34 1,591 1,630 882.36 1,603 1,662 882.38 1,616 1,695 882.40 1,628 1,727 882.42 1,640 1,760 882.44 1,653 1,793 882.46 1,665 1,826 882.48 1,677 1,859 882.50 1,690 1,893 882.52 1,702 1,927 882.54 1,714 1,961 882.56 1,726 1,995 882.58 1,739 2,030 882.60 1,751 2,065 882.62 1,763 2,100 882.64 1,776 2,135 882.66 1,788 2,171 882.68 1,800 2,207 882.70 1,813 2,243 882.72 1,825 2,279 882.74 1,837 2,316 882.76 1,849 2,353 882.78 1,862 2,390 882.80 1,874 2,427 882.82 1,886 2,465 882.84 1,899 2,503 882.86 1,911 2,541 882.88 1,923 2,579 882.90 1,935 2,618 882.92 1,948 2,657 882.94 1,960 2,696 882.96 1,972 2,735 882.98 1,985 2,775 883.00 1,997 2,815 Submitted 4-28-25 Planning DivisionPage 106 of 235 Table of Contents24616 PROPOSED Printed 4/28/2025Prepared by Civil Site Group HydroCAD® 10.20-6a s/n 02202 © 2024 HydroCAD Software Solutions LLC TABLE OF CONTENTS Project Reports 1 Routing Diagram 2 Rainfall Events Listing 3 Area Listing (all nodes) 4 Soil Listing (all nodes) 5 Ground Covers (all nodes) 6 Pipe Listing (all nodes) 2-Year Event 7 Node Listing 8 Subcat PR1: PR1 - DRAINS NORTH TO LEE VALLEY ROAD 9 Subcat PR2: PR2 - DRAINS EAST TO SHANNON DRIVE 10 Subcat PR3: PR3 - DRAINS TO 1P THEN SHANNON DRIVE 11 Subcat PR4: PR4 - DRAINS TO 2P THEN SHANNON DRIVE 12 Subcat PR5: PR5 - DRAINS EAST TO SHANNON DRIVE 13 Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE 14 Pond 1P: 1P - RAIN GARDEN 18 Pond 2P: 2P - RAIN GARDEN 10-Year Event 22 Node Listing 23 Subcat PR1: PR1 - DRAINS NORTH TO LEE VALLEY ROAD 24 Subcat PR2: PR2 - DRAINS EAST TO SHANNON DRIVE 25 Subcat PR3: PR3 - DRAINS TO 1P THEN SHANNON DRIVE 26 Subcat PR4: PR4 - DRAINS TO 2P THEN SHANNON DRIVE 27 Subcat PR5: PR5 - DRAINS EAST TO SHANNON DRIVE 28 Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE 29 Pond 1P: 1P - RAIN GARDEN 33 Pond 2P: 2P - RAIN GARDEN 100-Year Event 37 Node Listing 38 Subcat PR1: PR1 - DRAINS NORTH TO LEE VALLEY ROAD 39 Subcat PR2: PR2 - DRAINS EAST TO SHANNON DRIVE 40 Subcat PR3: PR3 - DRAINS TO 1P THEN SHANNON DRIVE 41 Subcat PR4: PR4 - DRAINS TO 2P THEN SHANNON DRIVE 42 Subcat PR5: PR5 - DRAINS EAST TO SHANNON DRIVE 43 Reach 1R: TOTAL - DRAINS TO STORM SEWER ALONG SHANNON DRIVE 44 Pond 1P: 1P - RAIN GARDEN 48 Pond 2P: 2P - RAIN GARDEN Submitted 4-28-25 Planning DivisionPage 107 of 235 Project InformationCalculator Version:Version 4: July 2020Project Name:7202 Shannon Drive, Edina, MNUser Name / Company Name:Civil Site GroupDate:04/28/25Project Description:Total site pervious=0.957 acres, only 0.74 acres of pervious runoff to be treated by rain gardensTotal site impervious=0.250 acres, less than .01 acre impervious runoff not treatable by rain gardensConstruction Permit?:NoSite InformationRetention Requirement (inches):1.1Site's Zip Code:55439Annual Rainfall (inches):30.9Phosphorus EMC (mg/l):0.3TSS EMC (mg/l):54.5Total Site AreaLand CoverA Soils (acres)B Soils (acres)C Soils (acres)D Soils (acres)Total (acres)Forest/Open Space -Undisturbed, protected forest/open space or reforested land0Managed Turf -disturbed, graded for yards or other turf to be mowed/managed0.74 0.74Impervious Area (acres) 0.25Total Area (acres) 0.99Site Areas Routed to BMPsLand CoverA Soils (acres)B Soils (acres)C Soils (acres)D Soils (acres)Total (acres)Forest/Open Space -Undisturbed, protected forest/open space or reforested land0Managed Turf -disturbed, graded for yards or other turf to be mowed/managed0.740.74Impervious Area (acres) 0.25Total Area (acres) 0.99Submitted 4-28-25 Planning DivisionPage 108 of 235 Summary Information Performance Goal RequirementPerformance goal volume retention requirement:998 ft3Volume removed by BMPs towards performance goal: 986 ft³ Percent volume removed towards performance goal 99 % Annual Volume and Pollutant Load ReductionsPost development annual runoff volume0.8934acre-ftAnnual runoff volume removed by BMPs:0.8006 acre-ft Percent annual runoff volume removed:90 %Post development annual particulate P load:0.401lbsAnnual particulate P removed by BMPs:0.359 lbsPost development annual dissolved P load:0.328 lbsAnnual dissolved P removed by BMPs:0.294 lbsTotal P removed by BMPs0.653lbsPercent annual total phosphorus removed:90 %Post development annual TSS load:132.4 lbsAnnual TSS removed by BMPs:118.7lbsPercent annual TSS removed:90 %BMP Summary Performance Goal Summary BMP Name BMP Volume Capacity (ft3)Volume Recieved (ft3)Volume Retained (ft3)Volume Outflow (ft3)Percent Retained (%)Rain Garden 1P3233353231396Rain Garden 2P14996636630100Annual Volume SummaryBMP NameVolume From Direct Watershed (acre-ft)Volume From Upstream BMPs (acre-ft)Volume Retained (acre-ft)Volume outflow (acre-ft)Percent Retained (%)Rain Garden 1P0.356400.27260.083876Rain Garden 2P0.53700.5280.0090000000000000198Particulate Phosphorus Summary Submitted 4-28-25 Planning DivisionPage 109 of 235 BMP NameLoad From Direct Watershed (lbs)Load From Upstream BMPs (lbs)Load Retained (lbs)Outflow Load (lbs)Percent Retained (%)Rain Garden 1P0.1600.12240.037676Rain Garden 2P0.24100.23690.004198Dissolved Phosphorus Summary BMP NameLoad From Direct Watershed (lbs)Load From Upstream BMPs (lbs)Load Retained (lbs)Outflow Load (lbs)Percent Retained (%)Rain Garden 1P0.130900.10010.030876Rain Garden 2P0.197200.19390.003398Total Phosphorus Summary BMP NameLoad From Direct Watershed (lbs)Load From Upstream BMPs (lbs)Load Retained (lbs)Outflow Load (lbs)Percent Retained (%)Rain Garden 1P0.290900.22250.068476Rain Garden 2P0.438200.43080.007498TSS SummaryBMP NameLoad From Direct Watershed (lbs)Load From Upstream BMPs (lbs)Load Retained (lbs)Outflow Load (lbs)Percent Retained (%)Rain Garden 1P52.84040.4212.4276Rain Garden 2P79.6078.261.3399999999999998BMP Schematic Submitted 4-28-25 Planning DivisionPage 110 of 235 Submitted 4-28-25 Planning DivisionPage 111 of 235 21" RCP (Per Rec.)2 4 " R C P ( P e r R e c . )30" RCP12" R C P (Per R e c . )30" RCP30" RCP12" RCP (Per Rec.)27" RCP 27" RCP (Per Rec.)12" RCP(Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.) 9" VCP 9" VCP (Per Rec.)9" VCP (Per Rec.)9" VCP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" DIP (Per Rec.)6" CIP (Per Rec.) 6" CIP ( P e r R e c . ) ShedSplit Level Lap Sided HouseFoundation Area = 1,717 +/- Sq. Ft.26.540.42.025.912.01.76.21.46.366.5 7.616.78.416.4Wood StepsWoodStepsDeckWood StepWood StepLandscapingRock Landsca p i n g RockLandscaping RockLandscapingLandscapingL a n d s c a p i n g LandscapingWire FenceWire FenceStone Retaining WallStone Retaining WallStone Retaining WallStoneRetaining WallStoneRetaining WallDeck Above GarageBituminous DrivewayConcrete StepsBituminous Driveway Bituminous Driveway LEE VALLEY ROAD(A Public R/W)SHANNO N D R I V E (A Public R / W )Edge of WoodsEdge ofWoodsEdge of WoodsEdge ofWoodsEdge of WoodsEdge of WoodsEdge of WoodsEdge ofWoodsPID: 0811621230024Address: 7202 Shannon DrivePID: 0811621230065Address: 5901 Lee Valley RoadOwner: Steven P ManacekPID: 0811621230066Address: 5905 Lee Valley RoadOwner: C D Anderson & S E AndersonFound RebarFound 1/2 Inch IronPipe W/ Cap No. 22414Found Rebar [A] Wire FenceCrosses Property LineEdge of WoodsClothesLine Pole31.17Δ=91°12'00"R=19.59S88°48'17"W 74.3595.00Δ=21°22'44"R=254.60N15°33'59"E 209.30S61°16'56"E 232.0050.00 Δ=5°59'3 1 " R=478.1 0 N12°2 4 ' 1 7 " E 9 3 . 1 0 N00°00'17"E 28.73 111.39 Δ=12°24'00" R=514.7 1 Utility Easement PerDoc. No. 275514San. Serv.(Per Rec.)Wat. Serv.(Per Rec.)Wood Retaining Wall DESCRIPTION OF PROPERTY SURVEYEDLot 3, Block 3, "Prospect Hills 2nd Addition"Subject to an easement reserved over the rear 5 feet of said lot for utility installation and maintenance as contained in deed Doc No. 275514;Subject to certain restrictions, covenants, etc. as contained in deed Doc. No. 275514GENERAL SURVEY NOTES1. Bearings are based on the Hennepin County Coordinate System (1986 Adjustment).2. Elevations are based on the NGVD 29 Datum. Site Benchmark is the top rim of the sanitary sewer manhole located in Shannon Drive approximately 28 feet eastof the southeasterly corner of the subject property, as shown hereon. Elevation = 869.14.3. We have shown the location of utilities to the best of our ability based on observed evidence together with evidence from the following sources: plans obtainedfrom utility companies, plans provided by client, markings by utility companies and other appropriate sources. We have used this information to develop a view ofthe underground utilities for this site. However, lacking excavation, the exact location of underground features cannot be accurately, completely and reliablydepicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary. Also, please note that seasonalconditions may inhibit our ability to visibly observe all the utilities located on the subject property.4. Site Address: 7202 Shannon Drive, Edina, Minnesota 55439.5. This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No.27053C0451F, effective date of November 4, 2016.6. The gross land area is 52,571 +/- square feet or 1.207 +/- acres.7. The names of the adjoining owners of the platted lands, as shown hereon, are based on information obtained from the Hennepin County Interactive Property Map.8. The fieldwork was completed on 1-3-2025SURVEY REPORT1. This map and report was prepared without the benefit of a Commitment for Title Insurance. The property description listed hereon is per Hennepin County taxrecords and may not be the description of record. There may be easements or other matters of record we are unaware of and thus not shown hereon.2. Conflicts such as (but not limited to): encroachments, protrusions, access, occupation, and easements and/or servitudes:[A].Wire fence crosses the south line of the subject property, as shown hereon.VICINITY MAP7202 Shannon Drive Edina, Hennepin County, Minnesota 55439 5409 Penn Avenue South, Minneapolis, Minnesota 55419 JLS Development PROJECTPROJECT NO.: 24616.00COPYRIGHT 2025 CIVIL SITE GROUP INC.cREVISION SUMMARYDATE DESCRIPTIONV1.0BOUNDARY &TOPOGRAPHICSURVEY5-1-25 Tree Heights. .. .. .. .. .N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS SURVEY,PLAN, OR REPORT WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED LANDSURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTA.1-8-2025NCLIENT Civil Engineering Surveying Landscape Architecture 5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com612-615-0060QA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BYBS/CKDSCJ.OVERHEAD UTILITIESGASMAINSANITARY SEWERSTORM SEWERFIBER/COMM. LINEELECTRIC LINE (RECORD)WATERMAINELECTRIC LINEGASMAIN (RECORD)CHAINLINK FENCE LINELinetype & Symbol Legend CONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE SURFACEIRON FENCE LINEGUARDRAILWATERMAIN (RECORD)SANITARY SEWER (RECORD)STORM SEWER (RECORD)FIBER/COMM. LINE (RECORD)TELEPHONE LINE (RECORD)TELEPHONE LINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET OR TO BE SET IRON MONUMENTFLARED END SECTIONPOWER POLEUTILITY MANHOLEGUY WIRECONIFEROUS TREEDECIDUOUS TREEROOF DRAINSEWER CLEAN OUTFIRE CONNECTIONWELLUTILITY VAULTPOST INDICATOR VALVEGAS MANHOLEHAND HOLEFIBER/COMM. MANHOLEMAIL BOXFUEL TANKELECTRICAL OUTLETSB SOIL BORINGLIGHT POLEACCESS RESTRICTIONWOODEN FENCE LINESATELLITE DISHBUSH/SHRUB40102001020SCALE IN FEETHard Cover Calculation House Area:1,717 SFShed:132 SFBituminous Driveway:1,876 SFConcrete: 123 SFDeck:322 SFWood Retaining Wall:212 SFStone Retaining Wall:386 SFTotal Hard Cover Area:4,768 SFLot Area:52,571 SFHardcover:9.07%Planning Division 5/2/25 SubmittedPage 112 of 235 EdinaMN.gov FRONT YARD SETBACK VARIANCES 7202 Shannon Drive Page 113 of 235 Site Location Page 114 of 235 Original Plat/Current Lots Page 115 of 235 Existing home Page 116 of 235 Existing conditions survey Page 117 of 235 Proposed conditions survey Page 118 of 235 Page 119 of 235 Building elevations Page 120 of 235 Building elevations Page 121 of 235 Key for renderings Page 122 of 235 Rendering #1 Page 123 of 235 Rendering #2 Page 124 of 235 Rendering #3 Page 125 of 235 Rendering #4 Page 126 of 235 Rendering #5 Page 127 of 235 Page 128 of 235 Page 129 of 235 EdinaMN.gov FRONT YARD SETBACK VARIANCES 7202 Shannon Drive Page 130 of 235 Site Location Page 131 of 235 Original Plat/Current Lots Page 132 of 235 Existing home Page 133 of 235 Existing conditions survey Page 134 of 235 Proposed conditions survey Page 135 of 235 Page 136 of 235 Building elevations Page 137 of 235 Building elevations Page 138 of 235 Key for renderings Page 139 of 235 Rendering #1 Page 140 of 235 Rendering #2 Page 141 of 235 Rendering #3 Page 142 of 235 Rendering #4 Page 143 of 235 Rendering #5 Page 144 of 235 Page 145 of 235 Page 146 of 235 BOARD & COMMISSION ITEM REPORT Date: May 28, 2025 Item Activity: Approve Meeting: Planning Commission Agenda Number: 6.2 Prepared By: Cary Teague, Community Development Director Item Type: Public Hearing Department: Community Development Item Title: Comprehensive Plan Amendment, Rezoning, Preliminary Plat and Site Plan – 5516 Vernon Avenue Action Requested: Recommend the City Council approve the requests. Information/Background: Abundance properties are proposing to tear down the existing single-family home at 5516 Vernon Avenue and build two double dwelling units. The development would gain access off Vernon Avenue on the west side of the property. (See attached applicant narrative and plans.) The subject property is zoned R-1, Single Dwelling unit District. The site is guided low density residential. The property is 38,113 square feet in size. The proposed density of this project is 5 units per acre. The following is therefore requested to accommodate the proposed development: • A Comprehensive Plan Amendment to re-guide the site from Low Density Residential to Low Density Attached Residential, to allow two double dwelling units/townhomes on the site. • A Rezoning from R-1, Single-Dwelling Unit District to PRD-2, Planned Residential District-2. • Preliminary Plat and Site Plan Review. Better Together Public Input Report Supporting Documentation: 1. Staff Report 2. Site Location 3. Applicant Narrative & Letter from closest neighbor 4. Development Team and Project Examples 5. Proposed Plans and Renderings 6. Engineering Memo 7. Affordable Housing Development Manager Memo Page 147 of 235 8. LMC Pyramid of Discretion 9. Applicant Presentation 10. Staff Presentation Page 148 of 235 STAFF REPORT Page 1 May 28, 2025 Planning Commission Cary Teague, Community Development Director Comprehensive Plan Amendment, Preliminary Plat, Rezoning and Site Plan – 5516 Vernon Avenue Information / Background: Abundance properties are proposing to tear down the existing single-family home at 5516 Vernon Avenue and build two double dwelling units. The development would gain access off Vernon Avenue on the west side of the property. (See attached applicant narrative and plans.) The subject property is zoned R-1, Single Dwelling unit District. The site is guided low density residential. The property is 38,113 square feet in size. The proposed density of this project is 5 units per acre. The following is therefore requested to accommodate the proposed development: ➢A Comprehensive Plan Amendment to re-guide the site from Low Density Residential to Low Density Attached Residential, to allow two double dwelling units/townhomes on the site. ➢A Rezoning from R-1, Single-Dwelling Unit District to PRD-2, Planned Residential District-2. ➢Preliminary Plat and Site Plan Review. Page 149 of 235 STAFF REPORT Page 2 SUPPORTING INFORMATION Surrounding Land Uses Northerly: Highland School; zoned R-1, Single-Dwelling Unit District and guided Public/Semi Public. Easterly: Single-family homes; zoned R-1, Single-Dwelling Unit District and guided Low Density Residential. Southerly: Single-family homes; zoned R-1, Single-Dwelling Unit District and guided Low Density Residential. Westerly: Single-family homes; zoned R-1, Single-Dwelling Unit District and guided Low Density Residential. Existing Site Features The subject property is 38,113 square feet in size and contains a single-family home. The site is relatively flat with several mature trees. The home was built in 1941. Planning Guide Plan designation: LD, Low Density Residential Zoning: R-1, Single-Dwelling Unit District Comprehensive Guide Plan Amendment The proposed density would be 5 units per acre. A Comprehensive Plan Amendment would be required to Low Density Attached Residential to accommodate four units on the site. The designation would be similar to the Low Density Attached Designation to the west on Vernon for the Olde Vernon townhome development and to the south as demonstrated below. Page 150 of 235 STAFF REPORT Page 3 The property owner to the east was approached by the applicant to be included for consideration of a change in the land use map to low density attached residential. The property owner declined, stating a desire to keep the existing single-family home in the family. The owner also stated that they support the proposal. (See attached letter in the attached applicant narrative.) To accommodate the request, a Comprehensive Plan amendment is requested to change the future land use designation from LD, Low Density Residential to LDA, Low Density Attached Residential. The following demonstrates the proposed change to the Future Land Use Map. Low Density Attached Land Use Description. The following is the description of this Land Use Category within the Comprehensive Plan: “Applies to two-family and attached dwellings of low densities and moderate heights. This category recognizes the historical role of these housing types as transitional districts between single-family residential areas and major thoroughfares or commercial districts. May include single-family detached dwellings.” Below is language taken from the Comprehensive Plan, Community Design Guidelines regarding redevelopment: Page 3-39. “As a largely developed city, Edina’s future growth will be built on infill and redevelopment sites and will need to fit in, improving the character of surrounding areas. The small area plans provide more detailed guidance for specific redevelopment areas of the city. The following overall principles, focused primarily on aesthetic issues, provide general guidance when redevelopment occurs.” Page 151 of 235 STAFF REPORT Page 4 Page 3-46. Goal 4: Create and maintain housing options that serve a diverse range of ages, household types, and economic situations. Page 152 of 235 STAFF REPORT Page 5 1. Building on current efforts, seek options that allow for residential redevelopment that is sensitive to the community character and context, while expanding options for residents. 2. Seek opportunities to increase the supply of affordable housing, as well as to preserve the affordability of existing affordable housing. 3. Facilitate the development of new housing that accommodates the needs of a people of diverse needs and from diverse backgrounds. 4. Investigate opportunities to accommodate Missing Middle housing within the city, defined as range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living Missing Middle. From page16 in the Housing Chapter in the Comprehensive Plan, and as stated in the attached memo from the City’s Affordable Housing Manager “Missing Middle housing encompasses housing between the scale of low and high densities, providing both an option to meet needs, and a built form type that can transition between adjacent districts of different levels of scale and intensity.” These may include co-housing, duplexes, triplexes, fourplexes, and other smaller scale multifamily types.” This type of housing is ideally suited along transit corridors, such as Vernon Avenue. Also, the Housing Strategy Task Force report encourages the development of duplexes and missing middle Housing. The report states “Support opportunities to accommodate missing middle housing within the city, defined as range of multi-unit or clustered housing types compatible in scale with single-family homes.” The Task Force also proposed a goal to consider zoning amendments that would expand housing options, such as considering zoning amendments in limited areas (such as transitional areas and activity nodes). From page 14 of the Housing Chapter in the Comprehensive Plan: “Maintaining community character. With the changing ways people are living, working, and using spaces, there will be changes in how land uses function – both in new and renovated spaces. Edina is frequently on the forefront of innovative practices, particularly related to sustainability and technology. However, this will require some flexibility in development standards. One of the goals of innovating may be to find ways to accommodate missing housing types or to let housing be produced more affordably. Examples of housing types may include “missing middle” housing options – a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living. These housing options may include co-housing, duplexes, triplexes, fourplexes, and other smaller scale multifamily types. Ways to reduce housing costs could include modular building styles that take advantage of efficiencies in the construction process.” Rezoning The properties on all sides are zoned R-1, Single-Dwelling Unit. However, the subject site and the site to the east are somewhat isolated from adjacent land uses. The property owner was approached by the applicant to be included for consideration of a change in the land use map to low density attached residential. The property owner declined, stating a desire to keep the existing single-family home in the family. The owner also stated that they support the proposal. (See attached letter in the attached applicant narrative.) These two sites are bordered by Highlands School to the north; Vernon Avenue to the south; a solid wood fence Page 153 of 235 STAFF REPORT Page 6 along the west lot line and a row of trees somewhat separates the single-family homes on Goya Lane; and the property to the east is a large wetland located on a 4.5-acre site owned by the City of Edina. Per Section 36-216 of the City Code, the Commission may recommend approval by the council based upon, but not limited to, the factors below. With a Rezoning and a Comprehensive Plan Amendment, the City has complete discretion to approve or deny this request. A case can be made for approval and denial on this one. (See alternatives on pages 11-16 in this report.) Is consistent with the comprehensive plan. The proposed rezoning is not consistent with the land use category designation in the Comprehensive Plan; therefore, an amendment is requested. The current Comprehensive Plan designation is for low density residential. The proposed new designation is to be Low Density Attached Residential to accommodate four units on the site. While the land use category needs revising, the proposed plans are consistent with several comprehensive plan goals and policies as outlined above. Will not be detrimental to properties surrounding the tract. As mentioned above, this site along with the site to the east are isolated from adjacent land uses. These two sites are bordered by Highlands School to the north; Vernon Avenue to the south; a solid wood fence along the west lot line and a row of trees separates the single-family homes on Goya Lane; and the property to the east is a large wetland located on a 4.5-acre site owned by the City of Edina. This proposal would not be detrimental to those properties. As mentioned earlier in this report, the property owner to the east was approached by the applicant to be included for consideration of a change in the land use map to low density attached residential. The property owner declined, stating a desire to keep the existing single- family home in the family. However, the owner does support the proposal. (See attached letter in the attached applicant narrative.) Duplexes located next to single-family homes would not be detrimental to surrounding properties. Page 154 of 235 STAFF REPORT Page 7 Will not result in an overly intensive land use. The addition of three units on this large property would not be an overly intensive use of the land. The property is 38,113 square feet in size and would have four (4) units, an average of 9,528 square feet in size per unit, which is the over the 9,000 square foot minimum lot size for a single-family home in Edina. When comparing the four single family homes to the west, the average lot size of those properties is 10,890 square feet. Will not result in undue traffic congestion or traffic hazards. The addition of three housing units would not impact traffic on Vernon Avenue, which is a Minor Arterial Roadway. Conforms to the provisions of this section and other applicable provisions of this Code. The site plan proposed for the Rezoning would conform to all zoning regulations of the proposed PRD-2 Zoning District. (See the compliance table on page 9 of this report.) Provides a proper relationship between the proposed improvements, existing structures, open space and natural features. As mentioned above, this site along with the site to the east are isolated from adjacent land uses. These two sites are bordered by Highlands School to the north; Vernon Avenue to the south; a solid wood fence along the west lot line and a row of trees separates the single-family homes on Goya Lane; and the property to the east is a large wetland located on a 4.5-acre site owned by the City of Edina. This proposal would not be detrimental to those properties Site Plan Review Parking Based on the City Code requirement, Section 36-1311, the proposed parking spaces meet City Code. Each unit would have two enclosed parking stalls, and room for two additional parking stalls in front of each garage. Site Circulation/Access/Traffic Primary access to the proposed development would be off Vernon Avenue, by the existing access point. Landscaping Based on the perimeter of the site, 21 overstory trees would be required. The proposed plans show 38 existing and proposed overstory trees on site. There would be 14 overstory trees removed from the site. (See attached tree removal and landscape plans.) The project will be required to meet the requirements of the tree preservation ordinance. Page 155 of 235 STAFF REPORT Page 8 Grading/Drainage/Utilities The city engineer has reviewed the proposed plans and found them to be generally subject to the comments and conditions outlined in the attached memo. Any approvals of this project would be subject to review and approval of the Nine Mile Creek Watershed District, as they are the City’s review authority over the grading of the site. Living Streets/Multi-Modal Consideration Sec. 36-1274. - Sidewalks, trails and bicycle facilities. (a) In order to promote and provide safe and effective sidewalks and trails in the City and encourage the use of bicycles for recreation and transportation, the following improvements are required, as a condition of approval, on developments requiring the approval of a final development plan or the issuance of a conditional use permit pursuant to article V of this chapter: (1) It is the policy of the City to require the construction of sidewalks and trails wherever feasible so as to encourage pedestrian and bicycle connectivity throughout the City. Therefore, developments shall provide sidewalks and trails which adjoin the applicant's property: a. In locations shown on the City's sidewalk and trail plan; and b. In other locations where the council finds that the provision of such sidewalks and trails enhance public access to mass transit facilities or connections to other existing or planned sidewalks, trails or public facilities. (2) Developments shall provide sidewalks between building entrances and sidewalks or trails which exist or which will be constructed pursuant to this section. (3) Developments shall provide direct sidewalk and trail connections with adjoining properties where appropriate. (4) Developments must provide direct sidewalk and trail connections to transit stations or transit stops adjoining the property. (5) Design standards for sidewalks and trails shall be prescribed by the engineer. (6) Nonresidential developments having an off-street automobile parking requirement of 20 or more spaces must provide off-street bicycle parking spaces where bicycles may be parked and secured from theft by their owners. The minimum number of bicycle parking spaces required shall be five percent of the automobile parking space requirement. The design and placement of bicycle parking spaces and bicycle racks used to secure bicycles shall be subject to the approval of the city engineer. Whenever possible, bicycle parking spaces shall be located within 50 feet of a public entrance to a principal building. (b) The expense of the improvements set forth in subsection (a) of this section shall be borne by the applicant. The City’s Comprehensive Plan identifies a sidewalk on the north side of Vernon Avenue. The sidewalk is currently up against traveled portion of Vernon Avenue. Therefore, to provide a safer sidewalk, a boulevard-style sidewalk should be installed on the site. (See the attached engineering memo which recommends a boulevard style sidewalk.) Subdivision The applicant is proposing a townhome plat to divide the parcel into four lots so that each building is located on its own lot. This would be similar to the recent Grandview Townhome Plat located on Hankerson Avenue. The City is authorized by statute to collect park dedication Page 156 of 235 STAFF REPORT Page 9 fees to support the additional demand for parks created by new development when property is subdivided. The City has studied this demand and concluded that new projects generally create additional park demand of $5,000 per lot. Three new lots are being proposed, therefore, a park dedication of $15,000 would be required. Compliance Table Comp. Plan R-1 PRD-2 Proposed Front – Vernon Side – West Side – East Rear – North 110 feet 10 feet 10 feet 25 feet 30 feet 20 feet 20 feet 35 feet 35 feet 20 feet 21 feet 52 feet Building Height 2.5 stories or 40 feet 2.5 stories or 40 feet 2.5 stories Building Coverage .25 .25 .19 Impervious Surface .50 .37 Minimum Lot Area Per Dwelling Unit --7,300 s.f.9,528 s.f. Usable lot area --1,500 s.f. per dwelling unit 2,000+ Density Allowed in Low Density Attached Residential 4-8 units per acre** --6 units per acre 5 units per acre **Comprehensive Plan Amendment Required Page 157 of 235 STAFF REPORT Page 10 PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues For this project, the City of Edina has complete discretion to approve or deny this request. A case can be made for both approval and denial of this project. Findings for both approval and denial of this project are provided for the Planning Commission and City Council to consider. (See pages 11-16 of this report.) As outlined below, staff recommends approval of this proposal based on the land goals and policies as outlined earlier in this report regarding infill development. •Is the Comprehensive Plan Amendment reasonable? Yes. The Comprehensive Plan Amendment is reasonable for the following reasons: 1. The property is located on a Minor Arterial Roadway, similar to the nearby Olde Vernon development to the west on Vernon. Duplexes and slightly higher density developments in Edina are typically located on Arterial roadways. 2. The subject property fits the description of the Low Density Attached Residential category in the Comprehensive Plan as follows: “Applies to two-family and attached dwellings of low densities and moderate heights. This category recognizes the historical role of these housing types as transitional districts between single-family residential areas and major thoroughfares or commercial districts. May include single-family detached dwellings.” 3. The site and the site to the east are isolated from adjacent land uses. These two sites are bordered by Highlands School to the north; Vernon Avenue to the south; a solid wood fence along the west lot line and a row of trees separates the single-family homes on Goya Lane; and the property to the east is a large wetland located on a 4.5-acre site owned by the City of Edina. This proposal would not be detrimental to those properties. Duplexes located next to single-family homes would not be detrimental to surrounding properties. 4. The density is similar to the four single-family homes to the east. 5. The project meets several goals and policies in the comprehensive plan as outlined on pages 3-5 above. •Is the proposed Rezoning to PCD-1 reasonable? Yes. Staff supports the request for the following reasons: 1. If the Comprehensive Plan Amendment were approved, the findings for rezoning per Section 36-216 of the City Code would be met. 2. The property is located on a Minor Arterial Roadway, similar to the nearby Olde Vernon development to the west on Vernon. Duplexes in Edina are typically located on Arterial roadways. Page 158 of 235 STAFF REPORT Page 11 3. The site and the site to the east are isolated from adjacent land uses. These two sites are bordered by Highlands School to the north; Vernon Avenue to the south; a solid wood fence along the west lot line and a row of trees separates the single-family homes on Goya Lane; and the property to the east is a large wetland located on a 4.5-acre site owned by the City of Edina. This proposal would not be detrimental to those properties. Duplexes located next to single-family homes would not be detrimental to surrounding properties. 4. The density is similar to the four single-family homes to the east. 5. The proposed project would meet the zoning requirements for the PRD-2 Zoning District as demonstrated on page 9. Options for consideration For this project, the Planning Commission and City Council have complete discretion to approve or deny the request. A case can be made for both approval and denial of this project. The following outlines alternatives for the Planning Commission to consider. Denial Comprehensive Plan Recommend the City Council deny the Comprehensive Plan Amendment to re-guide the site from LD, Low Density Residential to LDA, Low Density Attached Residential. Denial is based on the following findings: 1. The proposed density is not consistent with the Comprehensive Plan. 2. The proposed use and site plan to accommodate the use is not compatible with the adjacent single-family residential land uses. 3. The site is currently guided for Low Density Residential. 4. Reasonable use of the property as a single-family home exists today. Rezoning, Preliminary Plat and Site Plan Recommend the City Council Deny the Rezoning R-1, Single-Dwelling Unit District to PRD-2, Planned Residential District-2, Preliminary Plat and Site Plan. Denial is based on the following findings: 1. The proposal does not meet the rezoning findings Per Section 36-216 of the City Code, including: a) The proposal is not consistent with the comprehensive plan. Page 159 of 235 STAFF REPORT Page 12 b) The site plan would result in an overly intensive land use. c) Does not “provide a proper relationship between the proposed improvements, existing structures, open space and natural features. 2. Reasonable use of the property as a single-family home exists today. Approval Comprehensive Plan Recommend the City Council approve the Comprehensive Plan Amendment to re-guide the site from LD, Low Density Residential to LDA, Low Density Attached Residential. Approval is based on the following findings: 1. The property is located on a Minor Arterial Roadway, similar to the nearby Olde Vernon development to the west on Vernon. Duplexes in Edina are typically located on Arterial roadways and in close proximity to single-family homes. 2. The subject property fits the description of the Low Density Attached Residential category in the Comprehensive Plan as follows: “Applies to two-family and attached dwellings of low densities and moderate heights. This category recognizes the historical role of these housing types as transitional districts between single-family residential areas and major thoroughfares or commercial districts. May include single-family detached dwellings.” 3. The site and the site to the east are isolated from adjacent land uses. These two sites are bordered by Highlands School to the north; Vernon Avenue to the south; a solid wood fence along the west lot line and a row of trees separates the single-family homes on Goya Lane; and the property to the east is a large wetland located on a 4.5-acre site owned by the City of Edina. This proposal would not be detrimental to those properties. 4. The density is similar to the four single-family homes to the east. 5. The project meets the following goals in the comprehensive plan: a. Page 3-39. “As a largely developed city, Edina’s future growth will be built on infill and redevelopment sites and will need to fit in, improving the character of surrounding areas. The small area plans provide more detailed guidance for specific redevelopment areas of the city. The following overall principles, focused primarily on aesthetic issues, provide general guidance when redevelopment occurs.” Page 160 of 235 STAFF REPORT Page 13 b. Page 161 of 235 STAFF REPORT Page 14 c. Page 3-46. Goal 4: Create and maintain housing options that serve a diverse range of ages, household types, and economic situations. i. Building on current efforts, seek options that allow for residential redevelopment that is sensitive to the community character and context, while expanding options for residents. ii. Seek opportunities to increase the supply of affordable housing, as well as to preserve the affordability of existing affordable housing. iii. Facilitate the development of new housing that accommodates the needs of a people of diverse needs and from diverse backgrounds. iv. Investigate opportunities to accommodate Missing Middle housing within the city, defined as range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living. d. Missing Middle. From page16 in the Housing Chapter in the Comprehensive Plan: “Missing Middle housing encompasses housing between the scale of low and high densities, providing both an option to meet needs, and a built form type that can transition between adjacent districts of different levels of scale and intensity.” These may include co-housing, duplexes, triplexes, fourplexes, and other smaller scale multifamily types.” This type of housing is ideally suited along transit corridors, such as Vernon Avenue. e. The Housing Strategy Task Force report encourages the development of duplexes and missing middle Housing. The report states “Support opportunities to accommodate missing middle housing within the city, defined as range of multi-unit or clustered housing types compatible in scale with single-family homes.” f. From page 14 of the Housing Chapter in the Comprehensive Plan: “Maintaining community character. With the changing ways people are living, working, and using spaces, there will be changes in how land uses function – both in new and renovated spaces. Edina is frequently on the forefront of innovative practices, particularly related to sustainability and technology. However, this will require some flexibility in development standards. One of the goals of innovating may be to find ways to accommodate missing housing types or to let housing be produced more affordably. Examples of housing types may include “missing middle” housing options – a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living. These housing options may include co-housing, duplexes, triplexes, fourplexes, and other smaller scale multifamily types. Ways to reduce housing costs could include modular building styles that take advantage of efficiencies in the construction process.” Page 162 of 235 STAFF REPORT Page 15 Rezoning, Preliminary Plat and Site Plan Recommend the City Council Approve the Rezoning from R-1, Single-Dwelling Unit District to PRD- 2, Planned Residential District-2, Preliminary Plat and Site Plan. Approval is based on the following findings: 1. If the Comprehensive Plan Amendment were approved, the findings for rezoning per Section 36-216 of the City Code would be met. 2. The property is located on a Minor Arterial Roadway, similar to the nearby Olde Vernon development to the west on Vernon. Duplexes in Edina are typically located on Arterial roadways. 3. The site and the site to the east are isolated from adjacent land uses. These two sites are bordered by Highlands School to the north; Vernon Avenue to the south; a solid wood fence along the west lot line and a row of trees separates the single-family homes on Goya Lane; and the property to the east is a large wetland located on a 4.5-acre site owned by the City of Edina. This proposal would not be detrimental to those properties. 4. The density is similar to the four single-family homes to the east. 5. The proposed project would meet the zoning requirements for the PRD-2 Zoning District as demonstrated on page 9. Approval is subject to the following Conditions: 1. The Final Site Plans must be consistent with the Site Plan dated April 2, 2025. 2. Compliance with all the conditions outlined in the city engineer’s memo dated May 22, 2025. 3. If necessary, submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district’s requirements. 4. Rezoning is contingent on the Metropolitan Council approval of the Comprehensive Plan Amendments. 5. A boulevard-style sidewalk must be constructed along Vernon Avenue. Sidewalk must be 6 feet minimum width with a 5-foot minimum width boulevard. 6. Hours of construction shall be limited to: Monday – Friday 7 A.M. to 7 P.M. Saturdays – 9A.M. to 5 P.M. Sundays and Holidays – No Work Allowed. 7. Park dedication fee of $15,000 shall be due prior to filing the Final Plat at Hennepin County. Page 163 of 235 STAFF REPORT Page 16 Staff Recommendation Staff recommends approval of the Comprehensive Plan Amendment, Rezoning, Preliminary Plat and Site Plan subject to the findings above. Deadline for a City decision: August 6, 2025 Page 164 of 235 Page 165 of 235 Site Page 166 of 235 Page 167 of 235 Site Page 168 of 235 Site Page 169 of 235 Meet The Team Rashad Kennedy Lead Project Manager / GC rashad@thatpropertyplace.net 651-529-5593 Jordan Crockett Operations Project Manager jordancrockett@outl000k.co 952-649-9174 Chauncee Hollingsworth Field Project Manager cee@missionrealestategroup.com 314-698-1756 (5=AbundanceMN Darion Fletcher Field Project Manager darionfletcherl@gmail.com 612-801-1996 Mission To Create through ab and development of communities while empowering and educating other BIPOC individuals to do the same_ MIL PROPLR1 Core Values • Integrity People Over Profit • Golden Rule Treat others how you want to be treated • FUN Enjoy the moment • Giving Abundantly • Transparency Communicate early and often • Over Deliver In relationships we exceed expectations c_Abu CITY OF EDINA APR 1 4 2025 P11' '77 Page 170 of 235 Development of 4 Townhomes at 5516 Vernon Avenue in Edina, MN The proposed redevelopment of an acre sized lot into 4 townhomes at 5516 Vernon Avenue aligns with Edina's Comprehensive Plan by addressing key goals related to housing diversity, affordability, and sustainability, while also optimizing land use and leveraging existing infrastructure. Alignment with Edina's Comprehensive Plan 1. Expanding Housing Options: o The project adds single-family attached homes, catering to a range of residents, including young professionals, small families, and seniors looking to downsize. This aligns with Edina's goal to diversify its housing stock and provide options that suit different lifestyles and income levels. 2. Efficient Land Use in a Developed Area: o Replacing a single-family home with 4 townhomes optimizes the use of Edina's limited land resources. This type of redevelopment exemplifies the city's focus on strategic, higher-density housing in appropriate locations. 3. Affordable Housing Alternatives: o Townhomes are a more accessible option compared to traditional single-family homes in Edina, where high land values can make homeownership challenging. This development supports affordability goals by creating housing at a variety of price points. 4. Sustainability and Transit Accessibility: o Located near major transit corridors, this project promotes sustainable living by reducing reliance on cars and encouraging walkable, connected communities. The compact design further minimizes environmental impact while contributing to Edina's sustainability objectives. 5. Neighborhood Revitalization: o Redeveloping an aging property with modern townhomes enhances the aesthetic and functional value of the neighborhood, aligning with Edina's goal to modernize while maintaining the character of established areas. CITY OF EDINA APR 14 7025 PLANNING DEPARTMENT Page 171 of 235 Addressing Housing, Affordability, and Sustainability Challenges 1. Housing Shortages: o The project increases housing availability in a high-demand area, addressing Edina's need for additional housing units to meet current and future demand. 2. Affordability Barriers: o Townhomes offer a cost-effective entry point for families, young professionals, and seniors who may otherwise be excluded from Edina's housing market. This supports Edina's goals for inclusivity and economic diversity. 3. Efficient Use of Resources: o The redevelopment uses existing roads, utilities, and public services more effectively, minimizing the need for additional infrastructure investments and aligning with fiscal sustainability goals. 4. Environmental Benefits: o Compact, energy-efficient townhomes reduce the per-unit environmental footprint compared to single-family homes. Proximity to transit options further supports Edina's climate action goals by encouraging reduced vehicle usage. Conclusion The proposed 4-townhome development at 5516 Vernon Avenue is a model of thoughtful, sustainable, and inclusive redevelopment that aligns with Edina's Comprehensive Plan. It addresses critical needs for diverse, affordable housing while optimizing land use and supporting environmental goals. This project is a step forward in realizing Edina's vision of a modern, adaptable, and vibrant community. Thank you for your consideration Abundance Properties Jordan Crockett 952.649.9174 CITY OF ED/NA APR 14 2025 PLANNING DEPARTMENT Page 172 of 235 Meissner Family 5508 Vernon Avenue South Edina, MN 55436 The City of Edina 4801 West 50th Street Edina, MN 55424 RE: 5516 Vernon Avenue South Development To Whom It May Concern, My name is Ryan Meissner writing on behalf of the Meissner Family who resides at 5508 Vernon Avenue next door to the 5516 Vernon Avenue future development. The purpose of this writing is to confirm our support of the project that Abundance Properties has presented to us consisting of 4 for-sale townhomes comprised of 2 separate buildings. We have met in person with Jordan Crocket, Rashad Kenney, and Darion Fletcher in our home and on a follow up Google Meet virtual meeting. We are impressed with their team and are confident they will put together a beautiful project that will complement our property, provide housing for 4 families, and be an asset to the City of Edina. As residents of the 5508 Vernon Avenue property since 1967, it will be sad to see 5516 Vernon Avenue (built in 1940) be demolished along with the beautiful majestic oaks but we understand it is necessary for the development to succeed. The plans for the current 5508 Vernon Avenue house built in 1973 by my late father, Roger Meissner, bricklayer for 45 years, is to remain in the family as a single-family home. Sincerely, CITY OF EDINA APR 14 2025 /,,/\1j\IIN( f) FY\ Ryan Meissner Page 173 of 235 WHO ARE WE ?ABUNDANCE PROPERTIES LETS BUILD TOGETHER! Commercial Construction Development Community Development At Abundance Properties, we are a collective of Black developers based in Minneapolis, driven by a mission to foster equity, empowerment, and excellence in all we do. Our core values are at the heart of our approach, guiding us as we serve diverse communities, build meaningful relationships, and create lasting, positive change. We are committed to making a tangible impact by prioritizing inclusivity and providing opportunities for growth and success in every project we undertake. Page 174 of 235 THE DREAM TEAM Page 175 of 235 Empowerment Through Real Estate Through out the year we hold walkthroughs of our diernt projects. We do this to show aspiring developers behind the scenes of construction and development. When it comes to Empowering emerging developers. We use the 3 E’s Exposure Education Experience Page 176 of 235 Media The RE-SEED Project! We partnered with Project for Pride in Living (PPL) to do a 1.6 million $ redevelopment on 9 properties (60 units). These properties have been updated by our company Abundance properties so that they can be sold to investors in the community. Abundance Properties Featured in the Star Tribune Page 177 of 235 Eagan Townhome Development Address: 4153 Old Sibley Memorial Hwy Type: Rezoning and New Construction Multifamily, Built in 2022 Scope: Execution: Our team responded to Eagan's increasing need for modern, family-friendly housing by delivering well-designed townhomes that not only enhances the neighborhood’s appeal but also aligns with the city ’s goals for expanding multi-family residential options. The units sold in a timiley manager and it was a Win Win for everyone. Rezoning: We worked closely with the City of Eagan to rezone the property from limited business use to high-density multi-family. This involved extensive coordination with city ocials, planning committees, and the local community to align with the city's vision for housing development. Building and Construction Total Square Feet Living: 2189 Above Grade Finished Area: 2189 Foundation Area: 931.00 Roof: Composition Levels Or Stories: 2 Total Above Grade Sqft Area: 2189.00 Total Area Main: 2189.00 4 beds, 3 baths, 2 car Garage Page 178 of 235 Page 179 of 235 Maple wood townhomes Maplewood Townhomes Type: Rezoning and New Construction Multifamily Scope: Challenges Addressed: Goal: This collaborative eort with the City of Maplewood ensures the project aligns with community needs while overcoming the challenges of rezoning and phased construction. Rezoning: We worked closely with the City of Maplewood to rezone the property from limited business use to high-density multi-family. This involved extensive coordination with city ocials, planning committees, and the local community to align with the city's vision for housing development. Construction:Developing 16 slab-on-grade townhomes, split into two phases: Phase 1: Eight townhomes currently under construction, with framing underway. Expected completion is spring 2025. Phase 2: Eight townhomes scheduled to begin in summer 2025. Design Details: Second Level: Includes the living area, kitchen, and a powder bath for convenience. Third Level: Features 3 bedrooms, 2 bathrooms, and a laundry room, designed to accommodate families. Successfully navigated a complex rezoning process to transition the property from business to high-density residential use. This included addressing zoning requirements, community feedback, and environmental considerations to gain approval . To meet the growing demand for modern, family-friendly housing in Maplewood by providing thoughtfully designed townhomes that enhance the neighborhood and support the city ’s vision for multi-family development. Page 180 of 235 Page 181 of 235 U Of M Edina City Study Summary What would this study say about approving townhome development? The Study would say Edina should approve the proposed townhome development at 5516 Vernon Ave, transitioning from a single-family structure, for the following reasons derived from the report: In summary, transitioning 5516 Vernon Ave from a single-family home to townhomes would help address Edina’s housing shortage, reduce commuter trac, promote sustainable transit, and contribute to the city ’s climate and density goals. Jordan Crockett Abundance Properties 1. Jobs-to-Housing Imbalance: Edina has a disproportionate ratio of jobs to residents (2.35 jobs per household vs. a healthy ratio of 1.4) (pg 8.), meaning many employees commute into Edina daily. Increasing housing density, especially near job centers, would allow more employees to live locally, reducing vehicle miles traveled (VMT) and enhancing sustainability. 2. VMT Reduction: The city aims to reduce greenhouse gas emissions, and the transportation sector accounts for 41% of Edina's emissions. Increasing residential density near transit and job hubs is strongly linked to lowering VMT, as residents will rely less on cars and more on public transportation, biking, or walking. 3. Transit and Sustainability Goals: The city ’s Climate Action Plan targets doubling public transit ridership by 2030. Increased housing density near existing or planned transit routes will support this shift , making public transportation more accessible and eective. 4. Alignment with City Planning: Edina’s zoning and climate strategies encourage densification in targeted areas, including transit corridors and neighborhoods with mixed-use potential . Developing townhomes aligns with these strategies, creating walkable communities and supporting sustainable growth. Page 182 of 235 St .Paul Twin homes Address: 321 Irvine Avenue South Type: New Construction Twin Home Scope: Permits and City Collaboration: Goal: This project highlights a successful collaboration with the City of St . Paul to deliver a property that respects the area's historic standards while meeting the demand for spacious and modern housing. Construction:Built a new, thoughtfully designed twin home, oering: 5 bedrooms per unit to accommodate larger households or families. 4 bathrooms per unit for added convenience and modern living. Partnered closely with the City of St. Paul to ensure compliance with local regulations and standards, including: Historic Preservation Community Approval: Secured approval for the design to align with the neighborhood’s historic aesthetic and character. Zoning and Site Plan Review: Worked with city planners to ensure the project met zoning requirements and harmonized with the surrounding environment. Building Department Approvals and Permits: Coordinated with the city’s building department to obtain all necessary permits for construction, ensuring a seamless and compliant building process. The twin home is scheduled for sale in spring 2025. It is designed to balance modern functionality with a nod to the neighborhood’s historic charm, enhancing property value while meeting the community's expectations for high-quality housing. Page 183 of 235 Page 184 of 235 Page 185 of 235 submitted 4/25/25 Planning DivisionPage 186 of 235 Page 187 of 235 Page 188 of 235 Page 189 of 235 ” Page 190 of 235 Page 191 of 235 Page 192 of 235 Page 193 of 235 Page 194 of 235 DATE: 5/22/2025 TO: Cary Teague – Planning Director FROM: Andrew Reinisch – Engineering Technician RE: 5516 Vernon Ave – Vernon Heights The Engineering Department has reviewed the subject property for street and utility concerns, grading, stormwater, erosion and sediment control and for general adherence to the relevant ordinance sections. This review was performed at the request of the Planning Department; a more detailed review will be performed at the time of building permit application. Plans reviewed are dated 04-02-2025. Summary of Work The applicant proposes to remove a single-family home and construct two twin homes. Easements There are no recorded easements on this lot. Grading and Drainage The north portion of the site drains to the north and east towards Highlands Elementary and 5508 Vernon Ave. The south portion of the site drains to Vernon Ave. The proposed grading indicates a stormwater basin along Vernon to provide treatment and rate control. Stormwater Mitigation Stormwater was not submitted and will be reviewed as part of the permitting process. Stormwater plan is required to be consistent with City of Edina Building Policy SP-003 standards. A final grade as-built survey and inspection will be required to verify compliance with the approved stormwater plan. Floodplain Development There are no mapped floodplain areas within the lot. The stormwater pond to the east at Vernon Ave & Ayrshire Blvd has a 100-year elevation of 910.2. Erosion and Sediment Control An erosion and sediment control plan was reviewed and is consistent with City of Edina Building Policy SP-002. Street and Driveway Entrance The applicant proposes to relocate/replace the existing curb cut. A driveway entrance permit will be required through Hennepin County prior to Edina permit approval. The sidewalk along Vernon Ave will need to be replaced with a 5’ boulevard from back of curb and a 5’ sidewalk. Adjustments from that may be needed to avoid existing power poles but a 5’ boulevard needs to be maintained. Public Utilities Water and sanitary is served from Vernon Ave. A 6” wet tap will be required for the watermain connection all the way to the hydrant. A 15’ easement over the watermain will be required and will be owned and maintained by the city. Current sanitary route does not leave room for access to perform maintenance. Adjust the south Page 195 of 235 sanitary manhole to be closer to the right-of-way line to allow access from Vernon Ave. Adjust the north manhole to be closer to the parking stalls. Sanitary lines between manholes require a 15’ easement and will be owned and maintained by the city. Sanitary and water services to each unit will be the responsibility of the owners. This project will require City REC fees and Met Council SAC fees. A met council SAC determination is required. Miscellaneous A Nine Mile Creek Watershed District permit may be required, applicant will need to verify with the district. An existing well is located onsite. Thus, coordination with Minnesota Department of Health will be required. Provide sealing documentation once sealing is complete. Page 196 of 235 TO: Cary Teague, Community Development Director FROM: Stephanie Hawkinson, Affordable Housing Development Manager DATE: May 5, 2025 RE: 5516 Vernon Lane Abundance Properties is proposing to demolish one single-family house and replace it with two twin homes, increasing the density from one to four units. This aligns with the Housing Chapter of the Comprehensive Plan and the Housing Strategy Task Force Implementation Plan. The Housing Chapter calls for the following: o Promote increased housing opportunities and a diversity of housing types by promoting the creative and innovative use of land guided for residential/commercial mixed-use while promoting transit use and other mobility alternatives. o Promote affordable and workforce housing that includes a range of housing prices and options, based on the principle that those who contribute to the community should have the opportunity to live here. o Within appropriate areas, support flexibility in official controls to allow densities that are compatible with providing affordable housing options for residents. Creating townhomes addresses the goal of creating more housing options. The proposed twin homes may not be technically “affordable”, recent experience with teardowns/rebuilds and market forces will mandate that four homes on what is currently a single-family lot will have lower price points that a new single-family house. The estimated sale price was purported to be roughly $700,000, which is the current median house value in Edina. Conversely, the median value of a single family rebuild was $2.045M in 2023. The proposed development also furthers strategies recommended by the Housing Strategy Task Force as approved by City Council. The Housing Strategy Task Force supported the creation of Missing Middle housing. o Strategy 1B.1: Support opportunities to accommodate Missing Middle housing within the city, defined as range of multi-unit or clustered housing types compatible in scale with single-family homes. o Strategy 2B.2: [omit]. Develop Small Area Plans for extending R2 zoning along Vernon Ave from 169 to Interlachen, France Ave north of Hwy 62, and Valley View from 66th to Hwy 100. Evaluate additional areas for R2 zoning. Although a Small Area Plan is not being proposed here, the outcome remains the same: Allow for density greater than single family houses. Recommendation: Support Abundance Properties for the two twin homes at 5516 Vernon Avenue. Page 197 of 235 Page 198 of 235 ABUNDANCE PROPERTIES 5516 VERNON PROPOSAL JORDAN CROCKETT, DARION FLETCHER, RASHAD KENNEDY Page 199 of 235 AGENDA About us The Proposal The Plan Questions 2Page 200 of 235 Page 201 of 235 Page 202 of 235 5516 VERNON AVE PROPOSAL Page 203 of 235 WHY DOES IT WORK? •Location •U of M Study: More Density = Less Greenhouse gases/ VMT •Edina Supports Increased Density •Land Use Efficiency •Clear Record of Successful Development Page 204 of 235 THE PLAN •Rezone to PRD 2, 4 Town homes •3,000 Sqft •5 Beds 4 Baths •Environmentally focused building materials and sustainable energy strategy •Owner Occupied, End Buyers Page 205 of 235 SUMMARY Edina’s Comprehensive Plan and Climate Action Plan highlight the need for increased density in targeted areas Location and size of the land is perfect for slightly higher density rezone Abundance Properties has the experience and capability to overdeliver for your city Page 206 of 235 QUESTIONS Page 207 of 235 IS THERE A DIFFERENCE? 10 6/25/2025 Page 208 of 235 EdinaMN.gov Comprehensive Plan Amendment, Rezoning, Site Plan & Subdivision 5516 Vernon Avenue Page 209 of 235 Page 210 of 235 Site Page 211 of 235 Site Page 212 of 235 Site Page 213 of 235 Page 214 of 235 Sketch Plan Page 215 of 235 USABLE LOT AREA Page 216 of 235 Page 217 of 235 Page 218 of 235 Page 219 of 235 Request A Comprehensive Plan Amendment to re-guide the site from Low Density Residential to Low Density Attached Residential, to allow two double dwelling units/townhomes on the site. A Rezoning from R-1, Single-Dwelling Unit District to PRD-2, Planned Residential District-2. Site Plan Review & Subdivision. Page 220 of 235 Page 221 of 235 Primary Issues Is the Comprehensive Plan Amendment reasonable? Is the proposed Rezoning to PRD-2 reasonable? Page 222 of 235 For this project, the City of Edina has complete discretion to approve or deny this request. A case can be made for both approval and denial of this project. Findings for both approval and denial of this project are provided for the Planning Commission and City Council to consider. Page 223 of 235 Comprehensive Plan Amendment: Page 224 of 235 Page 225 of 235 Page 226 of 235 Missing Middle. From page16 in the Housing Chapter in the Comprehensive Plan, and as stated in the attached memo from the City’s Affordable Housing Manager “Missing Middle housing encompasses housing between the scale of low and high densities, providing both an option to meet needs, and a built form type that can transition between adjacent districts of different levels of scale and intensity.” These may include co-housing, duplexes, triplexes, fourplexes, and other smaller scale multifamily types.” This type of housing is ideally suited along transit corridors, such as Vernon Avenue. Also, the Housing Strategy Task Force report encourages the development of duplexes and missing middle Housing. The report states “Support opportunities to accommodate missing middle housing within the city, defined as range of multi-unit or clustered housing types compatible in scale with single-family homes.” The Task Force also proposed a goal to consider zoning amendments that would expand housing options, such as considering zoning amendments in limited areas (such as transitional areas and activity nodes). Page 227 of 235 Comprehensive Plan Amendment: The Comprehensive Plan Amendment is reasonable for the following reasons: 1.The property is located on a Minor Arterial Roadway, similar to the nearby Olde Vernon development to the west on Vernon. Duplexes and slightly higher density developments in Edina are typically located on Arterial roadways. 2.The subject property fits the description of the Low Density Attached Residential category in the Comprehensive Plan as follows: “Applies to two-family and attached dwellings of low densities and moderate heights. This category recognizes the historical role of these housing types as transitional districts between single-family residential areas and major thoroughfares or commercial districts. May include single-family detached dwellings.” 3.The site and the site to the east are isolated from adjacent land uses. These two sites are bordered by Highlands School to the north; Vernon Avenue to the south; a solid wood fence along the west lot line and a row of trees separates the single-family homes on Goya Lane; and the property to the east is a large wetland located on a 4.5-acre site owned by the City of Edina. This proposal would not be detrimental to those properties. Duplexes located next to single-family homes would not be detrimental to surrounding properties. 4.The density is similar to the four single-family homes to the east. 5.The project meets several goals and policies in the comprehensive plan as in the staff report. Page 228 of 235 Rezoning to PCD-1 Per Section 36-216 of the City Code, the Commission may recommend approval by the council based upon, but not limited to, the factors below. As mentioned previously with a Rezoning and a Comprehensive Plan Amendment, the City has complete discretion to approve or deny this request. A case can be made for approval and denial on this one.  Is consistent with the comprehensive plan.  Will not be detrimental to properties surrounding the tract.  Will not result in an overly intensive land use.  Will not result in undue traffic congestion or traffic hazards.  Conforms to the provisions of this section and other applicable provisions of this Code.  Provides a proper relationship between the proposed improvements, existing structures, open space and natural features. Page 229 of 235 Rezoning to PRD-2 Staff supports the request for the following reasons: 1. If the Comprehensive Plan Amendment were approved, the findings for rezoning per Section 36-216 of the City Code would be met. 2. The property is located on a Minor Arterial Roadway, similar to the nearby Olde Vernon development to the west on Vernon. Duplexes in Edina are typically located on Arterial roadways. 3. The site and the site to the east are isolated from adjacent land uses. These two sites are bordered by Highlands School to the north; Vernon Avenue to the south; a solid wood fence along the west lot line and a row of trees separates the single-family homes on Goya Lane; and the property to the east is a large wetland located on a 4.5- acre site owned by the City of Edina. This proposal would not be detrimental to those properties. Duplexes located next to single-family homes would not be detrimental to surrounding properties. 4. The density is similar to the four single-family homes to the east. 5. The proposed project would meet the zoning requirements for the PRD-2 Zoning District. Page 230 of 235 Staff Recommendation Page 231 of 235 Page 232 of 235 Page 233 of 235 Page 234 of 235 Page 235 of 235