Preliminary Plat Review Memo from Mak Sweidan 8-30-05
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
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MEMORANDUM
TO:
Bob Generous, Senior Planner
Mak Sweidan, Engineer ~
August 30, 2005
FROM:
DATE:
SUBJ:
Preliminary Plat Review of Harvieux Addition
Land Use Review File No. 05-09
Upon review of the plans submitted by Demars-Gabriel Land Surveyors, Inc.
dated August 4,2005, I offer the following comments and recommendations:
GRADING, DRAINAGE & EROSION CONTROL
The existing site is heavily wooded with tree cover over approximately 80% of
the area with an existing house. The plans propose to grade about 9% to create
two new house pads and a proposed private driveway access off of Horseshoe
Curve for Lot 1 and of Pleasant View Drive for Lot 2. The proposed grading will
prepare the site for full walk-out house pads. Drainage swales have been
proposed along the sides of the houses to maintain the neighborhood drainage
pattern through the property.
The existing site drainage is encompassed within two different drainage areas.
The site drains off site to the southeast and southwest directions toward Lotus
Lake. The applicant is utilizing the existing grade contour and is not proposing
any storm sewer system. Overall, staff is fine with the proposed grading but staff
has some concerns on the grades along the east side of the parcel that may affect
the existing house on the east side of the parcel; as such, staff would recommend
to install gutters on the house on Lot 2 and discharge it to the southwest comer.
The plan proposes retaining walls for the driveway access on Lots 1 and 2. The
applicant should be aware that any retaining wall over 4' in height must be
designed by a structural engineer registered in the State of Minnesota. Also, it
will require a building permit from the Building Department.
Tree preservation fencing must be installed at the limits of tree removal. All
disturbed areas, as a result of construction, shall be seeded and mulched or sodded
immediately after grading to minimize erosion. A 75-foot minimum rock
construction entrance must be added to the entrance that will be accessed during
construction. If importing or exporting material for development of the site is
necessary, the applicant will be required to supply the City with a detailed haul
route and traffic control plan.
The City 01 Chanhassen . A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks, A great place to live, work, and play,
Bob Generous
August 30, 2005
Page 2
UTILITIES
No public utility improvements are proposed. The applicant is proposing to
extend the water and sanitary services from City's sewer and watermain off
Pleasant View Road for Lot 2 and off Horseshoe Curve for Lot 1. The developer
must submit a security to ensure that the street cuts are properly restored to City
standards.
According to the City's Finance Department records, the parcel was previously
assessed for one sanitary sewer and water hookup. However, the sanitary sewer
and water hookup charges will still be applicable for each of the new lots. The
2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain.
Sanitary sewer and watermain hookup fees may be specially assessed against the
parcel at the time of building permit issuance. All of these charges are based on
the number of SAC units assigned by the Met Council.
STREETS
The plan does not show any public street improvement. The plan proposes
accessing the lots via a private driveway access from the northeast comer of the
parcel off Pleasant View Road and Horseshoe Curve. Staff recommends
relocating the Lot 2 driveway access to the south along Lot l's north property line
to create more separation from the northern parcel's existing access.
RECOMMENDED CONDITIONS OF APPROVAL
1. Revise the grades to show a swale along the east side of Lots 2 and 3.
2. Permits from the appropriate regulatory agencies will have to be obtained
including but not limited to the MPCA, MN Department of Health, MCES,
and Watershed District.
3. Show the benchmark used for the site survey.
4. Show a minimum 75-foot rock construction entrance.
5. Tree preservation fencing must be installed at the limits of tree removal.
6. Extend the silt fence to the north along the west side.
7. Add a note to the plan: All sanitary services must be 6" PVC-SDR26 and
water service 1" copper.
Bob Generous
August 30, 2005
Page 3
8. Ifimporting or exporting material for development of the site is necessary, the
applicant will be required to supply the City with a detailed haul route and
traffic control plan.
9. The sanitary sewer and water hookup charges are applicable for each of the
new lots. The 2005 trunk hookup charge is $1,458 for sanitary sewer and
$2,955 for watermain.
10. All disturbed areas, as a result of construction, must be seeded and mulched or
sodded immediately after grading to minimize erosion.
11. Add the following City detail plates to the plans: 2001, 5200, 5300 and 5301.
12. Gutters must be installed on the house on Lot 2 and must discharge to the
southwest comer of the lot.
13. Submit a security to ensure that the street cuts are properly restored to City
standards.
14. The applicant should be aware that any retaining wall height more than 4' in
height must be designed by a structural engineer registered in the State of
Minnesota. Also, it will require a building permit through the City's Building
Department.
15. Maximum side slope is 3: 1. Adjust the 956' contour north of the proposed
house on Lot 2 accordingly.
16. Cleanouts required at all bends of the sanitary sewer service or every 90 feet,
whichever is less.
17. Relocate Lot 2 driveway access to the south along Lot 1 northern property
line.
c: Paul Oehme, City Engineer/Public Works Director
Alyson Morris, Assistant City Engineer
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