Glaccum Highlands - Memo Response to Preliminary Approval Comments
Memorandum
TO: Bob Generous, AICP, Senior Planner
FROM: Mark Rausch
DATE: August 14, 2015
SUBJECT: Glaccum Highlands (Glaccum Property) (City Case #2015-18) –Preliminary Approval
Comment Response Memo
____________________________________________________________
This memorandum is in response to the City of Chanhassen preliminary approval comment letter dated
July 28, 2015. The following will list the City comments with the responses in bold:
Building:
1. Final grading plans and soil reports must be submitted to the Inspections Division before
building permits will be issued.
Soil investigation/report is underway. The final geotechnical report will be provided to
the City as soon as it is available.
2. Engineered design and building permits are required for retaining walls exceeding four feet
in height.
Additional notes have been added to the grading plan.
3. Each lot must be provided with a separate sewer and water service.
Comment noted. Plans depict an individual water and sewer service to each home.
4. Demolition permits must be obtained before demolishing any structures.
Comment noted.
5. Proper removal, abandonment or sealing of storage tanks, on-site septic systems, wells, etc. is
required. Permits are required, as applicable.
Comment noted.
6. If applicable, existing home(s) affected by the new street will require address changes.
Comment noted.
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Engineering:
1. The existing easements on the property shall be shown on the existing topography page of
the plan set.
All existing easements are depicted on the plan set. There are no easements other than
the public roadways corridors.
2. The easement dimensions must be revised over the sanitary sewer to provide adequate area to
excavate the pipe for future maintenance at a 1:1 slope (minimum), or a 1:1.5 slope
(preferred).
Additional sanitary sewer easement has been provided with a minimum of 1:1 (horz.
distance:depth) from easement edge to sewer pipe.
3. The developer shall dedicate a conservation easement over the wooded area being preserved
adjacent to the wetland. The conservation easement language must allow the property owner
of Lot 3, Block 1 to perform proper maintenance and/or replacement of their lower retaining
wall or the conservation easement and/or wall must be shifted to allow enough area for said
maintenance.
The City and Developer (or legal counsel) to coordinate on conservation easement
language. The conservation easement depicted in the construction plans is consistent
with the easement depicted in the approved preliminary submittal. An exhibit with
legal description has been provided with the Final Plat submittal.
4. For future benefit, an access easement across Lot 4 must be granted to the property at 1430
Lake Lucy Road, or the portion of Lot 4 that lies between the cul-de-sac and 1430 Lake Lucy
Road must be dedicated as public right-of-way.
An access easement has been provided and an exhibit with legal description has been
provided with the Final Plat submittal.
5. The grading plan must be revised to include the proposed elevations at each lot corner.
Grading plan has been updated.
6. Lot 1, Block 1 shall require drain tile service to promote drainage from the back to the front
of the lot.
A 4” draintile has been proposed in the 2% swale located along the Lake Lucy Road
side of Lot 1. The draintile will discharge to the wetland. The draintile will be installed
during the Lot 1 home construction.
7. The wetland delineation is approved or, if need be, modified for approval and the setbacks
and buffer areas are changed as necessary.
Comment noted.
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8. The Surface Water Pollution Prevention Plan shall be modified to include all elements as
required in Parts III and IV of the General Permit Authorization to Discharge Stormwater
Associated with Construction Activity Under the National Pollution Discharge
Elimination/State Disposal System.
Additional information including a vicinity map and discharge point were added to the
erosion control plan. A SWPPP narrative has also been included with the Final Plat
submittal. The narrative is in working draft format and will be finalized upon project
approval to include the NPDES permit info and supplements and kept onsite during
construction.
9. The SWPPP shall list among the quantities the required volume of topsoil to spread six
inches on all areas to be sodded or seeded.
The erosion control plan sheet BMP tabulation has been updated.
10. The retaining walls will be owned and maintained by the individual property owners.
Note has been added to the grading plan.
11. The plans shall show the top and bottom wall elevation for all proposed walls.
Additional spot elevations have been added to the walls in the grading plan.
12. Walls over six feet high shall not be boulder walls.
Note has been added to the grading plan.
13. Tiered boulder walls with a combined total height greater than six feet must have adequate
spacing between such that they do not structurally impact one another.
Note has been added to the grading plan.
14. The vegetation between tiered walls shall be low or no maintenance.
Note has been added to the grading plan.
15. A stop sign shall be installed for traffic on Lakeway Drive before crossing or entering Lake
Lucy Road.
A stop and street name sign has been added to the proposed Lakeway Court
intersection with Lake Lucy Road.
16. The plan must show proposed driveway elevations at the center of the proposed driveway at
the curb line as well as the maximum slope on each driveway.
Proposed driveway slopes have been added to the grading plan.
17. The maximum allowed driveway grade is 10% at any point on the driveway. The Lot 1 and
Lot 4 driveways must be revised to be under that maximum.
Lot 1 and Lot 4 driveway slopes are labeled and do not exceed 10%.
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18. The plan shall be revised such that there is a five-foot buffer between the trail and traffic on
Lake Lucy Road.
Plan has been updated and the trail has been shifted from 2’ to 5’ back of Lake Lucy
Road curb.
19. The pedestrian ramp at the corner of Lake Lucy Road and Yosemite Avenue shall be
replaced with an ADA-compliant pedestrian ramp.
Plans have been updated to add the reconstruction of the Yosemite Ave. pedestrian
ramp.
20. The City of Chanhassen standard detail plates for pedestrian ramps shall be added to the plan
set.
The relevant City detail plates have been added to the plan set.
21. The sanitary sewer main on site shall be installed per the City of Chanhassen Standard
Specifications and Detail Plates.
Comment noted. Plans include notes to construct to City specs. and a copy of the
project specification has been provided with the Final Plat Submittal.
22. The eight-inch watermain shall be installed per the City of Chanhassen Standard
Specifications and Detail Plates.
Comment noted. Plans include notes to construct to City specs. and a copy of the
project specification has been provided.
23. The proposed sanitary sewer and water main shall become city-owned after construction and
acceptance by the City Council.
Comment noted.
24. The city shall require the developer to extend the sanitary sewer and water main to the
northern property line of Lot 1 for future connection of properties to the west.
Per discussion with City Staff the sewer will not be extended to the north along
Yosemite Ave. due to limited cover for the sewer and lack of developable area that
needs to be served by a northerly extension. The sewer is still extended to west limits of
the proposed plat for future extension to the property to the west.
25. The detail plates in the plan set must be updated with the most current City of Chanhassen
plates.
The plans included the current City detail plates as provided from the City’s website.
26. The applicant’s engineer shall provide the anticipated operations and maintenance
requirements for the infiltration system and shall demonstrate to the satisfaction of the city,
how maintenance, including excavation can occur.
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A stormwater management system operations and maintenance memo has been
provided with the Final Plat submittal indicating the planned inspection and
maintenance plan requirements for the proposed stormwater management facilities.
27. The applicant shall move MH 2 to the curb line and, if need be, move OCS 3 a
commensurate distance.
The storm sewer has been realigned to the Lot 3/4 common lot line. This results in the
removal of the storm sewer manhole in the cul-de-sac pavement.
28. The sump depth of MH2 shall be four feet.
The sump depth has been increased to 4’ in both manholes located at each end of the
infiltration system.
29. A total of $14,722.50 in storm water utility connection charges shall be due at time of final
plat.
Comment noted.
30. The applicant is responsible for procurement of, and compliance with, any other agency
approvals that may be necessary.
Comment noted.
31. Water and sewer partial hookups are due at the time of final plat. The partial hookup fees
will be assessed at the rate in effect at that time.
Comment noted.
Environmental Resources:
1. Tree protection fencing will be required at the construction limits prior to any grading.
Comment noted and plan notes indicate that fencing (silt/tree protection) shall be
installed before grading can commence.
2. Lots 1 through 4 will have the following quantities of trees planted, as shown on the
landscape plan dated 6/16/15: Lot 1: 4 trees; Lot 2: 3 trees; Lot 3: 3 trees; Lot 4: 4 trees.
Bufferyard plantings will be located on Lots 1, 2 and 4.
Comment noted, the plans reflect the tree quantities listed.
3. Conservation easement signage shall be installed at property lines and directional changes.
Signage is proposed at each property line intersection and at other key locations.
4. All retaining walls must be located outside of the Conservation Easement.
Note has been added to the grading plan.
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Fire:
1. Provide a three-foot clear space around the new fire hydrant.
Note added to utility and landscape plan.
2. No burning permits will be issued for tree, brush removal.
Comment noted.
3. Submit proposed street name to Chanhassen Building Official and Fire Marshal for review
and approval.
The proposed street name is Lakeway Court.
4. Street name sign shall be installed prior to any building construction.
Comment noted.
Parks:
1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be
collected. One lot is being granted park fee credit in recognition of the existing single-family
residence that was on the property. The park fees will be collected in full at the rate in force
upon final plat submission and approval.
Comment noted.