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PAGE 1 of 2 MEMORANDUM Date: December 16, 2024 To: Sophia Jensen, City Planner Re: Chavez Variance Application Cc: Chad Isakson, P.E., Assistant City Engineer PID 14‐029‐21‐42‐0002 (Northstar Outlot B) From: Jack Griffin, P.E., City Engineer Engineering Review Comments An engineering review has been completed for the Chavez Variance Applications for PID 14‐029‐21‐42‐0002. STATUS/FINDINGS: It is recommended that the application for variances be denied on the basis that the application is premature. All site plan improvements are shown based on future conditions for street access, access to city water and sewer, adjacent residential lots and lot lines, and proposed subdivision grading, all of which does not exist today. The Northstar 2nd Addition Final Plat and Plans must be submitted, reviewed and approved by the City, the Plat must be recorded at Washington County. The subdivision improvements must also be constructed and accepted by the City. Until these conditions are met, the existing conditions represented in the Chavez variance applications are subject to change and may alter the Chazev application submittal requirements. 1. At this time there is no public street access, and there is no public water and sanitary sewer access to this property. Access to public streets, public water and public sanitary sewer will not be available to this parcel until future phases of the Northstar subdivision are platted and recorded. Until such time the existing conditions are subject to change. 2. The application materials remain incomplete. a. A Stormwater Management Plan must be submitted meeting VBWD permit requirements., b. All drainage and utility easements must be fully shown and identified on the site plans, including drainage and utility easements along adjacent lots and over the proposed lot. 3. The area of impervious surface for the home and driveway must be provided and if greater than 6,000 SF, a stormwater management plan meeting VBWD permit requirements must be submitted to verify proposed on‐site BMPs. The Site plan proposes two rain gardens to meet VBWD permit requirements. The designs are only conceptual as submitted and subject to change. There is limited room for the installation of these BMPs and no soil borings have been submitted to demonstrate conducive soil characteristics being present. The plan may be feasible as proposed but also may not be feasible, all dependent on final design parameters. 4. Off‐site grading/construction easements. The proposed grading and culvert installation requires work to be completed on the adjacent property to the north. The home construction as proposed will require permanent and/or temporary off‐site drainage and utility easements. 5. Additional drainage and utility easements are required to ensure all 100‐year storm event high‐water‐level (HWL) contours are fully contained within an existing or expanded drainage and utility easement over the adjacent lot to the north. 6. The proposed lot grading shows a driveway culvert to facilitate positive drainage for the rear yards of the two adjacent lots (draining north to south under the driveway). The driveway culvert pipe size and material must be specified. The upstream 100‐year HWL must be determined and shown on the grading plans and the 100‐year HWL contour must be fully contained within a drainage and utility easement. 7. A driveway emergency overflow elevation must be established and protected by easement. 8. The existing drainage and utility easement over all of Outlot B must be maintained and not vacated.