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Chanhassen Elementary School Site Plan Approval (TH5 and Galpin)Manager's Update The city council acted to approve the preliminary plat and rezoning at our last meeting. As the graphic boards were at a school district meeting that occurred on the same evening, the council tabled action on the site plan approval. HGA will be present at Monday's meeting to review the boards with the council. Approval is recommended. DWA (2 -1 -94) CITY OF CHANHASSE P C DATE: 1/5/94 CC DATE: 1/24/94 CASE #: 93 -24 SUB, 93 -6 SPR 93 -6 REZ STAFF REPORT a PROPOSAL: The Chaska School District and City of Chanhassen propose to rezone approximately 42 acres of property zoned A2, Agricultural Estate to OI, Office and Institutional District and preliminary plat and site plan review for a 107,690 square foot elementary school and recreation /park complex, and wetland alteration permit. LOCATION: The property is located at the southeast corner of Hwy. 5 and Galpin Boulevard. APPLICANT: Mr. David Clough City of Chanhassen Chaska School District #112 110600 Village Road Chaska, MN 55318 PRESENT ZONING: ACREAGE: �Q IW 1(0 A2, Agricultural Estate 42 acres DENSITY: ADJACENT ZONING AND LAND USE: N - Hwy. 5 S - Timberwood Estates E - Vacant W - Galpin Boulevard WATER AND SEWER: SCI" by C4 Administrator tbnd orsert— ✓ >--f A iNoditie Dat /— Date submitted to Commission Submrtted to Council l aq -y'/ PHYSICAL CHARACTER.: The site has been in an agricultural use and contains drained wetlands. Bordered on the east by Bluff Creek. 2000 LAND USE PLAN: Single Family or School Site School/Recreation Site January 5, 1994 Page 2 ' PROPOSAL\.SUMMARY This is a joint request by Chaska School District #112 and the City of Chanhassen for approvals , leading to the construction of a new elementary school and recreational complex at the southeast corner of the intersection of Hwy. 5 and Galpin Boulevard. The requested actions include , rezoning the site from A2, Agricultural Estate to OI, Office Institutional District, site plan approval for the school and recreational complex and a wetland alteration permit. The concept for this school was developed almost five years ago during the drafting of ' Chanhassen's Comprehensive Plan and is specifically mentioned in that document. The City worked with the District on developing their growth plans. During that time the City came up , with the concept of designing the facility to support joint use. Therefore the building was expanded to include a full gym with growth potential incorporating a design to allow use by the school during regular hours and by City recreational programs at other times. Similarly, the ' number and the scale of outdoor facilities was expanded to meet City needs. The proposal will create 5 baseball/4 soccer fields, 4 tennis courts and 2 ice rinks. The site which is currently being farmed, has been purchased by the City. Approximately one -half will be resold to the ' District as described by the requested subdivision. Site development is focused around what has become known as the "South Access Boulevard" ' in the Highway 5 Plan. This east/west collector street is designed to handle fairly large traffic volumes and provide an alternative routing to Hwy. 5. It will ultimately extend from Audubon Road to Hwy. 41. A portion of this street will be constructed concurrently with the school which ' is set to open by the fall of 1995. Preliminary plans have been developed for approval. What is known as the south access boulevard today actually was first contemplated in the 1991 Comprehensive Plan. However, the alignment of the road has changed. During development of ' the Highway 5 and school plans it became clear that a more southerly alignment was required to allow for development of the school and facilities and to maintain a safe intersection at Galpin Boulevard. In a related project, Galpin Boulevard itself will be upgraded and a traffic signal at ' the Hwy. 5 intersection will be installed. The proposed building is a brick, single story structure that is located towards the south part of ' the site. It incorporates a high degree of detailing. While much of the roof system is flat, there are several pitched sections and vaulted areas covered with standing seam metal roofing. ' Building elevations are also highly detailed incorporating semi- exposed internal courtyards and projecting sections. Classrooms are clustered into areas that have exterior landscaped areas that can be utilized as part of the educational program. ' The site itself is relatively devoid of natural amenities due to the decades of heavy agricultural use. It contains several drained wetlands. Since these were drained many years ago they are not ' protected under current City and State programs and mitigation is not required. Bluff Creek is the primary environmental issue. City plans call for the creation of a recreational and Cl I School/Recreation Site January 5, 1994 Page 3 environmental corridor along the creek. The site plan needs to be refined in this area to demonstrate that grading remains out of the floodplain and immediate corridor. Landscaping plans in this area also need to be refined to begin establishing the Corridor restoration program that is being anticipated rather than the manipulated landscape that is appropriate elsewhere. The only major stands of trees are located almost entirely off -site towards the northern edge of residential lots in Timberwood Estates. Plans for the road need to be refined to demonstrate that these trees will be preserved and that new landscaping as appropriate to enhance screening, can be installed. The road project itself is not a part of this proposal. However, we believe that substantial screening will be provided by the fact that much of the road is located behind a hill or dropped below grade by a retaining wall. The school itself is located over 320 feet north of the south property line behind an extensive landscape treatment. The Timberwood homes are located several hundred feet south of the property line behind a major stand of mature trees. The site's rolling topography will be mass - graded; however, an attempt is being made to preserve some of the larger changes in elevation. For example, along Hwy. 5, the site drops from 966' at Galpin down to 948' near Bluff Creek before dropping rapidly to the 928' creek elevation. The school sits at 958' which is just a few feet lower than the finished grade of the expanded Hwy. 5. While the site must be mass graded to accommodate ballfields and the large footprint building, we believe it is being done in a sensitive manner. In most areas the actual amount of cut and fill is fairly minimal. Drainage and water quality protection are major concerns that are in the process of being resolved at the time of writing. Plans call for obtaining and constructing NURP basins to the southeast, largely on the adjacent property. The School District and City will be liable for a portion of the costs of these improvements. Similarly, while most of the potential wetlands on the site have been determined not to be functioning wetlands due to agricultural conversion, there will be a minor amount of wetland filling occurring to construct the new road. The required mitigation will also be accommodated off -site in the immediate vicinity. Site landscaping is particularly well executed. The HGA Landscape Architect has also been retained to develop landscape themes throughout the Hwy. 5 corridor as envisioned under the Plan. Consequently, they envision heavy grove -like stands of trees that will separate and define activity areas and grade changes. The groves are similar to some of the plantings around the Arboretum. When the area is viewed from Hwy. 5, there will be a grove of Crabapple, followed by a grove of Red Oak, then one of Linden, culminating in major stands of Maple. In the distance you will see the Oaks that frame in the Timberwood area. The plans are consistent with the OI District standards as well as the pending Hwy. 5 Corridor Plan requirements. Staff is recommending approval with appropriate conditions. I School/Recreation Site January 5, 1994 Page 4 SITE CHARACTERISTICS The site has been intensively farmed for decades. It was cleared of any significant vegetation and , wetlands were drained and planted. As a result, several areas that exhibit some wetland characteristics are no longer wetlands protected under City and State law. The only identified wetland is the creek itself. The site contains rolling topography but little in the way of severe slopes. If these existed in the , past, they were flattened by agricultural practices. The site does have a large change in elevation across it, generally falling from west to east and north to south in the vicinity of the creek. The high point of 985' is found on a small knoll located in the southwest corner of the site but much , of the parcel is in the 940' to 960' range. Surrounding land uses include the following: ' NORTH- Hwy 5. Land located north of Highway 5 is currently vacant but is guided for a mix of medium density residential uses ' SOUTH- Low density residential lots in the Timberwood subdivision EAST- Bluff Creek and currently vacant land guided for a mix of office /industrial , and residential uses. A proposal for the area is scheduled to be heard by the Planning Commission shortly. ' WEST- Galpin Boulevard and a few scattered single family homes. The majority of the land is vacant and currently being proposed for the Centex , townhome development. REZONING A2 TO OI COMPREHENSIVE PLAN, HIGHWAY 5 PLAN ' One of the requests is to rezone the site from A2 to OI, Office - Institutional. The City has ' traditionally used the A2 district to hold property until development is proposed. The idea of a school being developed at this site first arose when the 1991 Comprehensive Plan was drafted. While the underlying land was designated for residential uses, the site was identified as a school ' search area on the plan map and there was detailed text concerning this and potential uses of the adjoining site to the east. The Plan also contained recommendations on the Bluff Creek Corridor. It was designated as a recreational and environmental corridor. The current proposal is fully , consistent with the Plan. The school use was provided for and the Creek Corridor will be preserved under City ownership. The only deviation from the Plan concerns the alignment of the east/west access boulevard. The Plan shows a northerly alignment, although the current southern ' route was discussed. Several Timberwood residents pushed for this location to further protect them from development impacts. Ultimately, as the Highway 5 and school plans were developed, School/Recreation Site ' January 5, 1994 Page 5 it was concluded that the northern alignment created traffic problems at Galpin and divided the ' school site to the extent where it was unlikely that a school could be developed. Additionally, it was concluded that the road alignment had greater flexibility since the site would be occupied by a school rather than approximately 80 -100 homes, thus development impact ceased to be a major issue. ' The Highway 5 Plan has been developed over the past two years and is nearing approval through the Planning Commission and City Council. Elements of the Plan considered the area in question specifically, and the draft ordinance provided additional guidance. The draft Plan illustrates the ' site as Institutional in recognition of the school proposal. A conceptual site plan was developed to serve as a guide in plan preparation. The plan illustrated a different location for the school building but is otherwise consistent with the proposal. It illustrated extensive landscaping along ' the Hwy. 5 and Galpin exposures which is being provided. It emphasized the protection of the Bluff Creek Corridor and trail (ultimately built under Hwy. 5) and an east/west trail along the access boulevard, both of which are being provided. A portion of the trail is being constructed with the underpass to be built by MnDOT in the future. The proposed access boulevard alignment and design standards are also being adhered to. Other aspects of Hwy. 5 Corridor regulations are addressed later. I� Staff has proposed rezoning the site to OI which limits use to schools, public buildings, offices and related uses. Since the City presently owns the entire site and will permanently retain ownership of half the site, we exercise a high degree of control over future uses should the school not be built for some reason. We believe this is the appropriate district for the proposed use. Since the requested rezoning is consistent with the Comprehensive Plan and draft Highway 5 Plan, we are recommending that the rezoning to OI be approved. GENERAL SITE PLAN AND ARCHITECTURE The layout of the site was dictated by a number of factors including: alignment of the east/west access boulevard need to locate a sufficiently sized building footprint for the school and cooperatively developed City recreational facilities. The City portion of the building is designed to accommodate a separate entrance, parking and room for expansion. - need to maximize the number and variety of outdoor recreational facilities that will be provided to support City recreational programs comply with the design directives of the Hwy. 5 Corridor Plan School/Recreation Site January 5, 1994 Page 6 ' requirement that the Bluff Creek Corridor be protected, and desire to minimize grading, provided landscape buffering for the school, Timberwood and ' Highway 5 Corridor In general, we believe that the designers did a good job of balancing what were sometimes ' conflicting goals. The building is oriented south towards the access boulevard. The building placement exceeds the 150' maximum setback from the highway by providing a 380' setback. , However, the entire space in between will be occupied by green space in the form of athletic fields and planted groves of trees. The major reason why the Plan had a maximum setback from Hwy. 5 was to limit the potential for parking lots in the front yard. That is clearly not an issue ' here where the parking lots are in a remote location. The school is essentially located inside a series of tree groves that will be planted where corn and ' beans once stood. This has the effect of isolating the school from the surrounding neighborhood, . highway and athletic fields and creating an interesting environment for learning. The natural world is further brought into the building by having rooms open onto planted courtyards and ' outdoor class spaces. The proximity of the creek and provision of trails will allow it to also become part of the school experience and hopefully curriculum. There are three separate parking areas. The western one with a capacity of 115 cars will primarily be used to support school operations. The lot east of the building with 157 stalls will primarily be devoted to City recreational facilities. The smallest lot with 26 stalls is located near ' the tennis courts and other facilities. There is also a bus turn- around and drop -off area located south of the school. All curb cuts access directly onto the access boulevard. The school building itself is an attractive and somewhat innovative design. In addition to its , relationship to the outdoors, it incorporates a varied facade containing numerous breaks and jags in the outside walls. Brick will be used throughout as the exterior material with cut stone used ' for detailing. The roof line is flat for the most part but incorporates a series of barrel vaults that will be skinned in standing seam metal. Enclosed penthouses for HVAC equipment will also be skinned with metal. ' We are generally satisfied with the building but the lack of details has us raising some questions. ' 1. We want to verify that all HVAC equipment is located within acceptable enclosures such that it will not be visible from off -site vantage points including Hwy. 5. , 2. As we understand the plans, there are equipment penthouses. They are at least 12' high and 44' long and skinned with standing seam metal. These appear excessively massive ' and bulky. While we understand the need for them, there must be a better way to incorporate them into the building design. We would suggest raising the brick wall to School/Recreation Site January 5, 1994 ' Page 7 reduce the perceived height and mass or pitching the metal seam roofing so that it gives the image of a roof section rather than stand alone penthouse. 3. There are no apparent provisions for a trash enclosure, although there is a screen wall ' provided for a loading dock. The screen wall should match the building exterior and provide for concealed storage of dumpsters. I LANDSCAPING The landscaping plan is unusually well developed and has a projected budget exceeding ' $200,000. It was developed by the Landscape Architecture Department of HGA Architects who have since been retained by the Chanhassen HRA to develop the public spaces landscape concepts for the entire Hwy. 5 Corridor. The plan had to start with a site that was totally devoid ' of trees and one that needs to be heavily graded to allow for the construction of playfields and a large footprint building. The concept they developed is to establish groves of differing tree species that tend to increase in height and massing as you move to the south. The groves are ' used to delineate and separate the ballfields and create an independent environment for the school. As noted earlier in this report, there is also extensive landscaping around the school designed to improve the internal environment as viewed through windows and to offer outdoor ' learning areas. Staff's goal of providing buffering from the highway for the school and homes to the south is achieved. The size of installed materials meets or exceeds all City requirements. ' While we are generally satisfied with the plan, there are several issues which need to be responded to as follows: ' 1. The outlot area in the southwest corner of the site is a high knoll that serves no active function relative to the operation of the school or recreational complex. Its grade and ' physical separation limit potential uses. We believe this area should be reforested to enlarge the Timberwood tree -line. Given the size of the area and nature of the request, we believe that it would be appropriate to use smaller sized material at the time of ' installation, however, the selected species should compliment what is already found in the area. ' 2. The plan gave no attention to enhancing or restoring the Bluff Creek Corridor. While the City's plans for this area remain to be developed, we do not wish to lose the opportunity for positive change that is at hand simply because of bad timing. We are proposing that ' the applicant meet with MnDNR staff to determine what the original landscape along the Corridor was and develop a landscaping plan to restore this. An area 60' to 100' wide west to the creek should be set aside for the purpose. The area east of the creek will be handled when that is developed. Grading in the area may need to be modified. We are recommending that soccer field #3 be realigned north/south to minimize encroachment into the area. The public trail will meander through it. F School/Re creation Site January 5, 1994 Page 8 ' 3. A 6' high chain -link fence should be provided adjacent to the ball fields along Galpin and Hwy. 5. The fence should be located inside of the tree groves and used to keep people , away from the roadways. 4. Data should be provided to indicate whether or not the parking lots comply with the green ' space and landscape standards. It does not appear that they do. City ordinance also requires the use of overstory trees in these areas rather than the Hawthorne and Pine that are being proposed. ' 5. Preliminary comments received on the plan indicate some concern over the use of , ornamental trees on the perimeter of the site including Washington Hawthorne along Galpin where it serves to buffer a parking lot and Snowdrift Crabapple along Hwy. 5 where it is the first tier of the grove effect that staff supports as a valid concept. , Comments have been raised relative to the potential of kids throwing the fruit and of bees attracted to it and the flowers. Others may have concerns regarding the use of an ornamental rather then overstory tree. Staff supports this, believing that it was never ' intended that every tree in the City be a maple or oak. We feel that this landscaping plan needs to be viewed in a comprehensive way and, when we do so, we find it is one of the most sophisticated and well developed plans we have ever seen. We are providing , conditions relative to items 1 -4 but have made none on this issue, preferring to wait to hear public and commission comments. PARK AND RECREATION ' This plan has been developed in conjunction with the Park and Recreation Department and is ' designed to meet their long term needs. Thus, the review that was undertaken by that department does not fit the normal pattern. They are essentially one of the primary applicants. The only issue we have here concerns the trail construction. The leg of the trail that connects , from soccer field #2 to the access boulevard, is missing. It should be constructed immediately. Secondly, the trail link north of field #2 is the ultimate connection under Hwy. 5. The ' connection will not be made until the highway is upgraded. We are therefore recommending that while it should be built, it should be provided with a temporary barricade indicating that it is a dead end. ' ACCESSNPARKING I The sole access to the site will be the new access boulevard that will ultimately run between Hwy. 41 and Audubon Road. A portion of it will be constructed under City contract and will ' be in place prior to the opening date for the school. Similarly, Galpin will be upgraded to four lanes between the access boulevard and Hwy. 5, and the County may even extend some improvements south to Lyman Boulevard. These will also be in place by the opening date along I School/Recreation Site January 5, 1994 ' Page 9 with a traffic signal at the Hwy. 5 intersection. Plans for these improvements are being ' developed and will be reviewed by the City Council. There are few good guidelines for projecting the parking required for this type of use. During development of the plan, it has been a goal to minimize parking availability with the assumption that there will be some cross utilization of stalls, particularly for evening recreational activities. We believe that parking provisions should be adequate. Internal circulation is acceptable. School ' buses are provided with a tum- around and parking area outside of the normal traffic flow. WETLAND IMPACTS ' Proposed Alterations The City is in the process of designing and constructing an elementary school located in the NWl /a of Section 15, T1 15N, R23W. Although there are a couple of areas on -site that meet the defining characteristics of type 1/2 wetlands, these areas have been determined to be exempt from ' wetland permitting under the Wetland Conservation Act (WCA) interim guidelines and the U.S. Army Corps of Engineers (Corps) Clean Water Act Section 404 guidelines associated with the filling of wetlands. It has been determined that these wetlands are exempt since they have been ' prior converted to cropland. ' Wetland Descriptions The wetland on -site that is not exempt from the WCA or the Corps process is the creek that runs ' north to south along the eastern border of the site. The creek is characterized as a saturated palustrine broad - leaved deciduous forestedlemergent wetland (Cowardin PFO1/EMC; Circular 39, Type 7/2) moving from north to south along the eastern boundary of the site. The creek essentially disappears into a prior converted wetland located in the southeast comer of the ' property. The creek later emerges off -site at the outlet of a wetland that is not considered prior converted. This wetland, although off -site, is characterized as a saturated palustrine emergent wetland that has been partially drained or ditched from past agricultural practices (Cowardin ' PEMCd; Circular 39, Type 2). The proposed construction plans for the school site will impact an area of wetland less than 0.5 acre at the point where the road crosses the creek. All other fill is considered exempt under the WCA as well as the Corp's Section 404 permit rules since these wetlands are prior converted as ' discussed below. Since this impact pertains to the road and not the school or recreational complex, it will be dealt with when that project is reviewed. ' Wetland Conservation Act - Minnesota Regulations Under the interim guideline, the WCA's first exemption to the rule states the following: School/Recreation Site January 5, 1994 Page 10 A replacement plan for wetlands is not required for activities in a wetland that was planted with annually seeded crops, was in a crop rotation seeding of pasture grasses or legumes, or was ' required to be set aside to receive price support or other payments under United States Code, Title 7, Sections 1421 to 1469, in six of the last ten years prior to January 1, 1991. Documentation, such as Agricultural Stabilization and Conservation Service form 578 or equivalent, United States Department of Agriculture records, or affidavit of landowner must be required by the local government unit to show and use as evidence for this exemption. Set aside ' land used for this exemption must be wetland types 1 and 2. A phone conversation with Ms. Mary Welter, the previous landowner, on September 30, 1993, ' acknowledged that this land has been seeded and cropped over the last ten years. The 1979 and 1989 aerials show all wetland areas on -site to be cropped except for the creek. The wetlands on -site can be considered exempt from the WCA since there is evidence that the wetlands have been cropped 6 out of the last 10 years. ' Section 404 Wetland Permit - U.S. Army Corps of Engineers Regulations Prior converted croplands are not waters of the United States. The final rule was published on ' Friday, August 25, 1993, in the Federal Register at 58 FR 45008. Pursuant to Section 404 of the Clean Water Act a permit is required from the Corps for the discharge of dredged or fill material , into all waters of the United States. The term discharge of dredged material means any addition of dredged or excavated material into, including any re- deposit of dredged material within, waters of the United States. The term discharge of fill material means the addition of any material used ' for the primary purpose of replacing an aquatic area with dry land or of changing the bottom elevation of a waterbody. The regulation clarifies the Corp's and the Environmental Protection Agency's (EPA) position ' that prior converted croplands, as defined by the Soil Conservation Service (SCS), are not waters of the United States. Generally, prior converted croplands were once wetlands but have been , drained, dredged, filled, or otherwise manipulated before December 23, 1985, for the purpose of, and having he effect of, making the production of an agriculture commodity possible. A Section 404 permit is not required for activities conducted on such lands, unless such lands are ' considered to be abandoned and subsequently develop the characteristics of a wetland. According to the SCS cropland status designations (see attached aerial), the entire project site , except for the creek area is considered either prior converted or non - wetland. Therefore, the wetland areas delineated by a wetland consultant that will be impacted as a result of the proposed project will not need a Section 404 permit. This rule requires clarification from the Corps. ' L 7 School/Recreation Site January 5, 1994 Page 11 GRADING /STORM DRAINAGE/EROSION CONTROL A noted earlier, site grading will be extensive. The grading plan is generally acceptable As �' g �' g P g Y P although we note that some changes are likely to balance cut and fill on the site. At this time ' we have heard that the current lack of available fill from the Galpin upgrading project (it has been found to be required for Galpin improvements south of the site) could result in lowering ' the building or other site elements by a few feet. Grades in the vicinity of Bluff Creek need to be looked at in detail. It is not clear how the proposed grading relates to the creek's flood elevation and steps must be taken to insure that fill not be placed below this line. This area also needs to be looked at relative to restoring the creek corridor as described above. Final grading ' . plans need to be prepared for City approval. Staff recommends that erosion control measures around the wetlands be the City's Type III erosion control fence to minimize disturbance to the ' wetlands during construction. All areas disturbed as a result of construction activity shall comply with the City's construction site erosion and sediment control Best Management Practice Handbook. A final erosion control plan should also be prepared for City approval. Storm drainage is a complex issue on this site and efforts are currently underway to resolve them. The site drains to the southwest into Bluff Creek. Sufficient ponding needs to be found to meet City retention and water quality standards. For the most part, this ponding cannot be accommodated on -site if the necessary recreational facilities are to be provided. Consequently we are seeking to provide ponding on the adjacent parcel to the east. We have initiated ' discussions with that developer and believe that this concept will prove to be successful. Final plans should be in place by the Planning Commission hearing or at the latest, by the City Council meeting. No grading or other site activity will be allowed to occur until final plans have been ' developed and approved and construction of off -site improvements as well. Project approval by the Riley -Bluff Creek Watershed District is required. ' The site itself will be drained by a series of storm sewers that tie into the new system that will be built with the access boulevard. Final details will be a part of the document that is to approved by the Engineering Department. Plans need to incorporate a means of picking up the ' drainage that currently flows under Galpin Boulevard onto the site in the vicinity of the staff parking lot for the school. ' SUBDIVISION The proposed subdivision will create city and district owned parcels of land. It is interesting to ' note that the property line will actually run through the building itself to delineate the gym, locker and meeting rooms that will be owned by the City. Provisions acceptable to the Building ' Official need to be made to insure joint operation and maintenance and avoid the need for building a fire -rated separation between the two uses. E School/Recreation Site January 5, 1994 Page 12 The subdivision also creates right -of -way for the access boulevard and Galpin widening although these need to be clearly illustrated and described so that they can be conveyed. The plans were developed in cooperation with MnDOT so that they could take into account future expansion plans for Hwy. 5. However, the required ultimate ROW has not been illustrated. The plat should be revised to illustrate this issue and create an outlot that the City will be in a position to offer to MnDOT when they are ready to build the road. All landscape and other improvements should be kept out of this area. COMPLIANCE TABLE E 1 �i I Variances required I * 12' variance for parking lot setback from south access boulevard. Can and should be eliminated. ' ** Technical variances from Hwy. 5 Plan. Not yet adopted and no variance approvals are required. In any event, we do not believe the plan was intended to address this unique type of project. ' I� Ordinance OI Hwy. 5 Draft Proposed Plan District Minimum Lot Size 15,000 square feet N/A 40 Acres Lot Frontage 75' N/A 1,200± Lot Depth 150' N/A 1,080' Lot Coverage 65% N/A 25% Parking Setback 35' 70' Hwy. 5 480' Hwy. 5 50' elsewhere 70' Galpin 38' access blvd.* Building Height 2 stories N/A 1 story Front Yard Setback 35' Hwy. 5 - 70' min. 400' Hwy. 5 ** 150' max. 250' Access blvd. Access Blvd. - 50' min. - 100 max. Parking N/A N/A 296 stalls E 1 �i I Variances required I * 12' variance for parking lot setback from south access boulevard. Can and should be eliminated. ' ** Technical variances from Hwy. 5 Plan. Not yet adopted and no variance approvals are required. In any event, we do not believe the plan was intended to address this unique type of project. ' I� School/Recreation Site January 5, 1994 ' Page 13 PLANNING COMMISSION UPDATE The Planning Commission considered this item at their January 4, 1994, meeting. The plans for the school were discussed at length and there was strong support for the proposal. They proposed several, generally minor revisions to the conditions as follows: Condition #1 was revised to address the architectural design of the gymnasium portion of the building. While the Commission found the architectural design to be acceptable, ' they were concerned with the massiveness of the gym as viewed from Hwy. 5. They asked that the designers take steps to soften this facade. ' - Condition #2 [b] pertaining to the restoration of the Bluff Creek Corridor was modified to indicate that it should be done in a manner consistent with page 7 of the staff report. Since the Commission meeting, we have had an opportunity to further clarify this point ' with the project architect. They are willing to make changes to the grading plan as outlined to increase separation from the creek. Generally, a corridor 60 to 100 feet wide on the west side of the creek will be preserved. The east side of the creek is located off site and will be acquired in the near future when that parcel is developed. A problem has surfaced in this area however. While the corridor will be protected and we are in the process of working with the MnDNR to determine its pre - development condition, budgetary limitations mean that it is probably not going to be possible to undertake the restoration work along the corridor at this time. ' - On a related matter, the architects are proposing to scale back some of the landscaping to bring the budget into line. Staff is continuing to work with them to minimize the ' impact of the changes. While we believe the final plan will be consistent from an overall design standpoint, there will likely be a reduced number of trees and some of them will be planted at a smaller size (although they will still meet or exceed City standards). ' - Condition #2 ( e) was added by the Commission. The condition would have the architects go back through the landscaping plan to insure that materials located near road surfaces ' are tolerant to salt spray. Condition #8 was added to have the applicant work with Southwest Metro Transit to ' insure that the project offers support for mass transit. Staff is continuing to work with all concerned parties to address drainage issues. Final ' resolution is likely to take more time but in any event, no building will be allowed until the plans are in place. We are holding a meeting on January 20 to address this issue. School/Recreation Site January 5, 1994 Page 14 ' STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Site Plan Review #93 -6, rezoning from A2 to OI and Preliminary Plat for the Chaska School District #112 /City of Chanhassen Recreation Complex, subject to the following conditions: ' 1. Revise architectural plans to verify that all rooftop HVAC equipment is concealed from Hwy. 5 and other views by enclosed penthouses, respond to staff s proposals for , minimizing the massiveness of the penthouses and make provisions for a concealed trash enclosure as outline in the staff report. 2. Revise the landscaping plan as follows: , a. provide reforestation for the knoll located in the southwest corner of the site ' b. provide plans that respond to the goal of restoring the Bluff Creek Corridor as described in the staff report. C. provide a chain link safety fence between the roadways and ballfields ' d. revise parking lot landscaping as required to meet current ordinance requirements for tree species and green space e. address concerns on landscaping plan to insure that materials located near road surfaces are tolerant to salt spray. 3. Provide a trail connection between the terminus of the creek trail at soccer field #2 and extend it to the access boulevard. Provide a sign indicating the presence of a temporary dead end for the trail component running north from soccer field #2. 1 a ' 4. Provide final grading, utility, erosion and pondmg plans for City approval. No building or grading is to occur until final plans have been provided. Grading plans are to be revised to protect the Bluff Creek Corridor and stay out of the floodplain. ' 5. Project approval by the Riley/Purgatory/Bluff Creek Watershed District. ' 6. Revise the plat to describe the right -of -way for Galpin, the access boulevard, to the outlot and the future right -of -way needed for Hwy. 5 widening. Revise plans as necessary to ' stay clear of the future Hwy. 5 right -of -way and Galpin Boulevard right -of -way and maintain a minimum 35' setback from Galpin Boulevard. 7. Relocate the staff parking lot as required to maintain 50' setback. , 8. Work with Southwest Metro Transit in designing the drop -off, pick -up and turn around elements to accommodate public transit." ' School/Recreation Site January 5, 1994 ' Page 15 ATTACHMENTS ' 1. TH 5 South Frontage Road Feasibility Study. 2. Planning Commission minutes dated January 19, 1994. 1 I F u C Vs J T i►. fEAS8 3 BARTON- ASCNMAN ASSOCIATBS Wc:- PARSONS TRANSPORTATION GROUP i BARTON- ASCNMAN ASSOCIATES, INC. iii Third Avenue South. Suite 350 *Minneapolis. Minnesota 55401 USA • (612) 332 -0421 • Far.: (612) 332- 6180 December , 1993 ' Mr. Charles Folch, P.E. City Engineer ' City of Chanhassen 690 Coulter Drive P.O. Box 147 Chanhassen, MN 55317 ' Re: TH 5 South Frontage Road from Galpin Boulevard to McGlynn Road and Galpin Boulevard (CSAH 19) from Timberwood Drive to TH 5 ' Dear Mr. Folch: As requested, we have prepared a Feasibility Study for the proposed construction/ reconstruction of the captioned roadways. The study describes the design, cost, and feasibility of the roadway improvements. A significant impetus for the roadways is the ' proposed construction of an elementary school by Independent School District No. 112. The school will be constructed on the property east of Galpin Boulevard and south of TH 5 and is scheduled for occupancy in the fall of 1995. ' We look forward to discussing the study with you and other city staff at your convenience. ' Sincerely, ' James H. Unruh, P.E. Senior Associate ' JHU:dmv ' I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Registered Professional Engineer under the laws of the State of ' Minnesota. James H. Unruh Date: Reg. No. to - PARSONS A' LOL' O" ' S TRANSPORTATION GROUP INTRODUCTION Independent School District No. 112 proposes to construct a new elementary school on the 40 -acre property east of Galpin Boulevard and south of TH 5. The City of Chanhassen proposes to construct a new frontage road along the south side of the school site to provide access and utility service to the school. Carver County, in cooperation with the city, proposes to upgrade Galpin Boulevard (CSAH 19) from a two -lane rural roadway to a four -lane urban roadway with left -turn lanes along the west side of the school site. These roadway and utility improvements must be in -place for the occupancy of the elementary school, scheduled for fall 1995. The city also proposes to extend the frontage road from the school site to McGlynn Road. The Minnesota Department of Transportation proposes to reconstruct TH 5 to a four -lane divided expressway in the late. 1990s. The Galpin Boulevard/TH 5 intersection will receive interim improvements and a temporary traffic signal installed as part of the reconstruction of Galpin Boulevard. Figure 1 shows the project location within the southwest Twin Cities metropolitan area. Figure 2 shows the specific project area and proposed improvements. This study addresses the design, costs, and feasibility of: • The proposed TH 5 south frontage road from Galpin Boulevard to McGlynn Road. • The proposed reconstruction of Galpin Boulevard from Timberwood Drive to TH 5. 1 I EXISTING CONDITIONS The proposed TH 5 south frontage road would cross an area that is currently agricultural cropland. The roadway would also cross the west and east forks of Bluff Creek. Wetlands and an area of mature trees are located south of the proposed frontage road in the vicinity of the school site. Galpin Boulevard (CSAH 19) is currently a two-lane rural roadway. Its south terminus is at Lyman Boulevard, approximately one mile south of TH 5. Several residences have direct access onto Galpin Boulevard as shown on Figure 2. Collector roads from several i residential developments connect to Galpin Boulevard south of the project limits. Construction on some of the developments has been initiated within the last year. Trunk sanitary sewer and water main lines have been installed along Galpin Boulevard south of ' Timberwood Estates to service the new developments. PROPOSED LAND DEVELOPMENT ' The City of Chanhassen's population grew by approximately 54 percent from 1980 to 1990. Census data for 1990 showed a population of 11,732; the city projects an annual ' population increase of 4.75 to 5.5 percent which would yield a population of approximately 18,000 by the year 2000 and 30,000 by the year 2010. Both the residential and ' employment populations re expected ected to increase significantly during the next two P decades. P 2 Carver County is currently updating is 1986 Eastern Carver County Transportation Study to quantify the projected traffic volumes resulting from the increase in population and commercial development. . The proposed TH 5 south frontage road and the upgrade of Galpin Boulevard are in , response to the current and future growth and the subsequent development pressures ' within the Chanhassen community in general. However, the following specific proposed developments o determine the feasibility nd dictate the timing of the roadway and utility ' Y improvements: • Independent School District No 112 proposes to construct an elementary school on , a 40 -acre parcel east of Galpin Boulevard and south of TH 5 as shown on Figure 2. Several athletic fields and part of the school building will be utilized as community facilities by the city. Occupancy of the school is scheduled for the fall of 1995. The proposed roadways and utilities that service the school site must be in place at that time. The budgeted construction cost for the building and site is approximately $9,000,000. • The proposed Chanhassen Corporate Center Development is east of the school site and east of Timberwood Estates. The development is a mix of single - family and multifamily land use south of the proposed frontage road and commercial land use north of the proposed frontage road. Construction activities within the development are scheduled to begin in 1994. 3 ' • Centex Real Estate Corporation is proposing a multifamily development on the ' west side of Galpin Boulevard south of TH 5. Construction activities are also scheduled to begin in 1994. Although not part of this feasibility study, the south frontage road is proposed to extend through this development. i I! !J • The McGlynn Bakery along Audubon Road was constructed around 1990. Although development plans for the area between McGlynn Road and TH 5 have been considered, development of the area is not imminent. PROJECT FUNCTION AND DESIGN Roadways TH 5 South Frontage Road I The TH 5 south frontage road is proposed to be constructed as a 36 -foot wide (curb to curb) high- density collector that will accommodate a 40 mph design speed. Figure 2 ' shows the layout of the proposed 4,050 foot long roadway. Figure 3 shows the proposed typical section for the roadway, which includes provisions for an eight -foot wide sidewalk; profile for the roadway. Figure 4 shows the proposed . It should be noted that a 34 mph p Y design speed crest vertical curve is provided just east of Galpin Boulevard. This is a reasonable design at an approach to an intersection, especially for the minor traffic ' movement, and it is consistent with the existing 33 mph crest vertical curve at the ' approach to Audubon Road. 4 The proposed horizontal alignment of the frontage road within the school site was based l on the site plan for the school; access, circulation, and safety for school buses and f pedestrians were primary considerations. The intersection location at Galpin Boulevard f was determined by the location of the existing residences on the west side of Galpin Boulevard. Southeast of the school site, poor soil conditions dictated the most appropriate ti location for the roadway. The Chanhassen Corporate Center Development plans were taken into account to determine the south frontage road alignment east of the school site. Existing McGlynn Road, which has the same cross- section as the frontage road, is the logical connection point for the frontage road. Galpin Boulevard Galpin Boulevard will be reconstructed to two lanes in each direction with left -turn lanes at the intersections with the south frontage road and TH 5. From south of the school site to Timberwood Drive, Galpin Boulevard will be widened to 52 feet; it is likely that pavement striping would limit traffic to one through lane in each direction. A 45 mph design speed is proposed. Figure 5 shows the extent of Galpin Boulevard proposed to be upgraded in conjunction with the TH 5 south frontage road project. The length of the segment from Timberwood Drive to TH 5 is approximately 2,000 feet. The north 800 feet of this segment will be considered temporary construction and will have to be reconstructed when TH 5 is upgraded to a four -lane divided expressway; the profile of TH 5 will then be lowered by approximately seven feet at Galpin Boulevard. A temporary traffic signal is proposed at the Galpin Boulevard/TH 5 intersection; turn lanes on TH 5 will also be constructed. 5 LJ �J I n J I I Two alignment alternatives for the reconstruction of Galpin Boulevard between Timberwood Drive and TH 5 have been developed and are illustrated on Figures 5 through 8. Table 1 summarizes the comparative cost estimates and the impacts of the alternatives. Figure 9 shows the existing and proposed profiles of Galpin Boulevard, which are the same for both alternatives. Under Alternative 1 (Figures 5 and 6), Galpin Boulevard would be widened to the east along the school site and to the west along Timberwood Estates. This alternative minimizes impacts to the three existing residences along the west side of Galpin Boulevard and to the mini golf/driving range business northwest of the TH 5 /Galpin Boulevard intersection. Lowering of the Galpin Boulevard profile (as shown on Figure 9) will require that the front yards of the west side residences be re- landscaped. The driveways will also need to be reconstructed. Some impacts occur in the northwest corner of the Timberwood Estates. Section B -B on Figure 6 shows three grading options for the area. Table 1 summarizes the comparative costs and impacts of the grading options. Under Alternative -2 (Figures 7 and 8), Galpin Boulevard would be widened to the west along the school site and along Timberwood Estates. However, the alignment would be adjusted at TH 5 to minimize impacts to the mini golf/driving range business north of I TH 5. The three existing residences would be purchased or condemned as roadway right -of -way under this alternative. The middle property is currently for sale. The listed price was to 6 v z _ d O p, d o m o W U O q-4 11 � CIO N Lo N .� 403, bb Cc o to E-4 0 u wl g o 0 �o 0 to N a °'� c o n 0 0 G) 'Aid o 0 to cc o (� N 9: CO !9 3 d 0 o o 0 0 ! p A C er cw ca n u c z M N o .� oa ca o 400, m .6 M N bo t O O O Q tw ^ o p O d �' a O .+ CC CC +' R1 O C c d ,yC tl9 49, O b Q d' , o cis 11 11 O z M d H t9 Q N co O a w ca .� 0 0 Lo a A. 3 p w O ! o co ... C p 11 in A ►-� d � ai •� ca ea efs C � � C6 0 w 3'� CF) M c� �C 3 CO o N® In !1 1 r i L 7 $118,900 as of November 18, 1993. An assumed cost of $120,000 for each property was utilized in the comparative cost estimate. It is recommended that Alternative 1 be selected because of its substantially lower right- of -way costs. The 3:1 backslope grading option of Alternative 1 is also recommended. Retaining wall costs are eliminated and a stable groundslope is provided. The two fir trees that would be impacted seem to be in marginal condition. Some volunteer growth would have to be cleared. However, a 36 -inch mature oak tree would be preserved. To achieve the desired 45 mph design speed, the profile of Galpin Boulevard is proposed to be lowered by up to nine feet at one location as shown on Figure 9. This requires that Galpin Boulevard be closed to through traffic during construction. Parallel routes such as Audubon Road one mile to the east and TH 41 one mile to the west provide suitable detour routes. Upgrading of Galpin Boulevard to a 52 -foot wide urban roadway from Timberwood Drive south to Lyman Boulevard will likely occur shortly after the upgrading of the segment from TH 5 to Timberwood Drive. Excess earthwork material from lowering the Galpin Boulevard profile will be stockpiled and utilized in the upgrade extension to Lyman ' Boulevard. G s u IISIIitifs The proposed utilities shown on Figures 2, 4, 5, and 9 are in accordance with the city's comprehensive water main and sanitary sewer plans. The only addition is the segment of , sanitary sewer from the Bluff Creek west fork to the school service. Nearly all of the storm water runoff from the school site will be directed to a storm water ' treatment/sedimentation pond south of the frontage road and east of the school site. As shown on Figure 3, the frontage road typical section, a large storm sewer pipe will be ' installed in the roadway subgrade to carry storm water from the school site to the storm ' water treatment/sedimentation pond. The city is conducting the necessary analysis and design for the pond. ' 4 -inch culvert will likely ' At the Bluff Creek west fork, a 48- or 5 Y be installed across the frontage road as shown on Figure 4. At the Bluff Creek east fork, an arch culvert structure is proposed to accommodate a grade- separated pedestrian crossing of the frontage road. Bluff Creek would remain an open channel within this structure, a detail of which is shown on Figure 4. , The proposed pedestrian trails shown on Figure 2 are in general accordance with the city's parks, open space, and trail plan. One change is that the proposed grade- separated , crossing of the south frontage road is at the Bluff Creek east fork rather than the Bluff ' Creek west fork. The east fork is a much deeper and m ore defined ravine, as shown on 8 1 1 J 1 I 1 1 1 1 1 1 1 1 1 1 1 Figure 4, than the west fork and, therefore, is a more appropriate location for a grade - separated crossing. PROJECT PHASING/SCHEDULE As noted previously, occupancy of the elementary school is scheduled for the fall of 1995. The roadways and utilities servicing the school must be in place at that time. To meet this objective, the following phasing/schedule has been developed: December 1993: Feasibility Study approval; proposed improvements ordered by Chanhassen City Council. January 1994: Begin final design construction documents for roadways and utilities. April 1994: Begin grading work on the school site. May 1994: Submit design plans for Galpin Boulevard reconstruction and for the TH 5 south frontage road along the south side of the school site to MnDOT for State Aid review. May 1994: Begin construction on the school building. July 1994: Receive bids on roadway construction plans. August 1994: Begin roadway and utility construction. VIA P] October 1994: Complete grading work on the school site. 3 l 1 i November 1994: Galpin Boulevard opened to traffic with base course bituminous surfacing. December 1994: Complete utility installations along south frontage road. June 1995: Complete school building construction. July 1995: Complete roadway construction including interim TH 5 improvements. August 1995: Elementary school open for 1995 -1996 school year. SOCIAL, ECONOMIC, AND ENVIRONMENTAL CONSIDERATIONS The proposed roadway improvements do not exceed any of the thresholds set by state and/or federal law which . require the preparation of a formal Environmental Assessment or Environmental Assessment Worksheet. However, social, economic, and environmental considerations have been taken into account and are summarized below. An 80 -foot right -of -way width is required for the TH 5 south frontage road as shown on Figure 3. The right -of -way along the school site and within the Chanhassen Corporate W Center Development will be dedicated via the platting process. The right-of-way within the McGlynn property will have to be purchased by the city. The right -of -way width required for reconstructed Galpin Boulevard will be between 100 and 150 feet. The existing right -of -way width is 66 feet as shown on Figures 6 and 8. Between the frontage road and TH 5, the additional right -of -way will be dedicated via platting of the school site and the Centex Real Estate Development. Right -of -way requirements south of the frontage road will be determined by the selected Galpin Boulevard alignment alternative. Under the worst case scenario, three residential properties could be taken as roadway right -of -way. As shown on Figure 2, the proposed roadways do not cross any areas that are designated wetlands according to the city's wetland inventory. No major channel changes will be required where the frontage road crosses the west and east forks of Bluff Creek. No major stands of mature trees will be impacted by the proposed roadway improvements. Some brush will be removed along the south edge of the frontage road in the vicinity of Timberwood Estates. However, the mature trees in this area are located south of the Timberwood Estates property line and will not be removed. Y"f1 11 A grading permit for the roadway improvements will be obtained from the Riley, Purgatory, Bluff Creek Watershed District. Since more than five acres will be disturbed by grading activities, a General Storm Water Permit from the Minnesota Pollution Control Agency will also be required. i t Permits from the Department of Natural Resources (DNR) and from the Corps of i Engineers (COE) will not be required for the proposed roadway improvements. r The guidelines provided in the city's "Best Management Practice Handbook for Erosion and Sediment Control" will be adhered to during the design and construction of the roadways. A grading permit from the city will be required. State Aid funds will be utilized for the construction and right -of -way costs associated with reconstructing Galpin Boulevard. The construction plans will therefore be subject to MnDOT State Aid review and approval and must meet State Aid standards. The frontage road will be constructed with city and State Aid funds and will eventually be placed on the Municipal State Aid system. The roadway design must therefore meet State Aid design standards. COST AND FUNDING SOURCES The estimated construction cost for the TH 5 south frontage road from Galpin Boulevard to McGlynn Road is $1,750,000. Engineering, legal, and administration costs would bring 12 the total project cost to $2,275,000. Potential right -of -way acquisition costs for the McGlynn property have not been estimated. The estimated cost for reconstruction of Galpin Boulevard from Timberwood Drive to ' TH 5 is $640,000. Engineering, legal, and administration costs would bring the total ' project cost to $832,000. This cost does not include the right -of -way and other costs noted in Table 1 that are dependent on the selected alignment alternative. The interim ' improvements to TH 5 would cost an additional $120,000 for construction. The detailed cost estimates for both roadways are included in the Appendix. The city will fund construction of the frontage road from Galpin Boulevard to the east ' edge of the school site. The remainder of the frontage road will be constructed with ' Municipal State Aid funds. ' Galpin Boulevard reconstruction will be funded with County State Aid funds. The cost for construction of all trunk water main and sanitary sewer lines will be ' assessed to benefitting landowners. The assessments were computed in a February 1992 ' report entitled "MUSA Expansion Area- -Trunk Sanitary Sewer and Water Main System," Project No. 91 -12, prepared by Bonestroo Rosene Anderlik and Associates. ' 13 n CONCLUSION Y It is concluded that the proposed roadway improvements are feasible based on the following: 1. The improvements are required to service the Independent School District No. 112 elementary school scheduled for occupancy in the fall of 1995. 2. The improvements are required to service the proposed developments both east and west of the school site. 3. The utilities proposed to be constructed in conjunction with the roadway improvements are part of the city's comprehensive water main and sanitary sewer plans. The city is methodically constructing these utilities to serve its rapidly expanding population. 4. The improvements have little, if any, averse social, economic, or environmental impacts. 5. The project costs are in accordance with similar projects in the Twin Cities metropolitan area. 14 Z(J) W 99 0 O W J �rr \V V ..d 4J V L 0 . a F �3 a� pe a ri d C� �l U F i og :1. - I;` ` \ '1 S 'N" I r ' �-�` tit', • � � � x • ♦` _, , ` f f it .•� £., �? s� w a e � Y'ti .4.-r �' `� L t' >� t'4� .y s �, .i Si>�� . t . *� �/i � � 4 :1 . > y . ` \i y tA'A2: ,fit' '4''� • k , -') � �' _ � m ss : z ' � .. Y✓`,. � s �� �' r ,� w • - �: _ '� � , �� �M� Y 1 . Y � :.. s >; i 1 i g i i W Oil O oil: o too C � Oc � d N �i ^ F z i LI d r � c � 0 oe eo , e 0 a Y s E O 3 m H V i G > z F o �y � N • � t a = r Q _ V W W6 �O s � t W r 9 1 1 _ fin, • - � s �,. `• � -� x PM i mb �Z LL t `w s a¢ It 3s- PR OPOSED GALPu1 i Y s TEMPORARY EASEMENT PERMANEN AK Ll LI IT Vt LHAMHA33o ;ITON•ASCMMAN ASSOCIA1 PAPWI 1 TPA SPO WTATUM OTC An Boulevard kayo Alternative o O `sIL 0 �> 0 O 0 0 ° F W,c 102 O W V J N OD {G W N �Z m J l OZ xa PM 2y / I / / I r Z O f W v/ r g ;o W O co a I ------- - - - - -� 1 a� �o yo 8 W N� OO t< �W W WW � F� 00 aim mm L 3 M m W Z O W C o H � W c :r O m 1 h L i V 1 . , a m C rr ' V e e >1 p , s O o_`s LC v8 (� L °W g H _. ! - L �a V m O a � F W � F 4 J m TZ WQ ` ° & ^ J ZZ (� J � V W N �Z m J l OZ xa PM 2y / I / / I r Z O f W v/ r g ;o W O co a I ------- - - - - -� 1 a� �o yo 8 W N� OO t< �W W WW � F� 00 aim mm L 3 M m W Z O W C o H � W c :r O m 1 h L i V 1 . , a m C rr ' V e e >1 p , s O o_`s LC v8 (� L °W g H _. ! - L �a V m O a � F W � F 4 i� a°�` ��`3."� -r - _:fir ° .... - - _^ --ma ,. -•! ..:.e -_ - +ti.::'at,. �c =: r }_ Vp" _ M z S�. � ' � � - �� }•i 4 F � � i ' +� -l am [ .��.� � �� �_ t +sue ` M ► € rk d _ i - -� ;K"'a Zf fi '.. Iw o i4 PF PAP sp 44" AL I 9-k— Ot �f UP LHANHAMM 1 3 � aTON•ASCI -WIAN ASSOCIAT .�. Gaipin Boulevard Kayo 1 �s i f 03 mm �m Z O_'. H U W CO • W :•, m IL t �v Ca l o� w ..a o$ c �. � Y Z oW Y f �a = V m N. W2 N N U. fit I I C N ~ N U. I J J m Cu U LI i W2 & 73 Z 0 W LLJ C 0 Z lea Lob 1� Z LLJ Z LLI L6 og I APPENDIX Cost Estimates 1 g' ' _ ' ' ' ' ' ' TH 5 SOUTH FRONTAGE ROAD Item Unit Quan. Cost)Unit Total Common Excavation C.Y. 55,700 3.00 167,100 Subgrade Excavation C.Y. 16,000 3.50 56,000 Granular Borrow (M C.Y. 16,000 4.50 72,000 Aggregate Base CL 5 Ton 950 10,950 6.50 71,175 Bituminous Rear Course, Type 41 Ton 1,650 23.00 37,950 Bituminous Base Course, Type 31 Ton 3,700 21.00 77,700 B618 Concrete Curb and Gutter L.F. 8,100 7.00 56,700 Catch Basin Each 26 1,200.00 31,200 12" RCP L.F. 216 20.00 4,320 15" RCP L.F. 900 22.00 19,800 18" RCP L.F. 390 28.00 10,920 24" RCP L.F. 2,100 33.00 69,300 36" RCP L.F. 700 46.00 32,200 48" RC Culvert L.F. 100 80.00 8,000 48" RC Apron Each 2 900.00 1,800 Riprap 12" DIP Water Main C.Y. L.F. 18 4,140 50.00 30.00 900 124,200 Hydrant w/Lead & GV Each 7 2,000.00 14,000 12" RCP Sanitary L.F. 920 28.00 25,760 18" RCP Sanitary L.F. 740 33.00 24,420 Manhole Each 5 2,000.00 10,000 Outside Drop L.F. 12 250.00 3,000 Concrete Walk S.F. 32,400 2.00 64,800 Concrete Retaining Wall L.F. 600 250.00 150,000 Sod S.Y. 9,000 1.50 13,500 Arch Structure L.S. 11 300,000.00 300,000 Seed/Mulch L.S. 1 3 3,000 Mobilization L.S. 1 71,994.00 71,994 Subtotal 1,521,739 15% contingency 228,261 total construction cost 1,750,000 add 30% for engineering, legal, administration 525,000 Total Project Cost (without right -of -w 2,275,0 GALPIN BOULEVARD (CSAH 19) Item Pavement Removal Common Excavation (TH 5 Temporary Connection) Subgrade Excavation Granular Borow (LY) Aggregate Base CL 5 Bituminous Wear Course Type 41 Bituminous Base Course Type 31 B624 Concrete Curb and Gutter Bituminous Curb Catch Basin 12" RCP 15" RCP 18" RCP 24" RCP 24" RC Apron 18" RC Apron Riprap 20" DIP Water Main Hydrant wlLead & GV Concrete Walk Bituminous Walk Temporary T raffic Signal Unit S.Y. C.Y. C.Y. C.Y. Ton Ton Ton L.F. L.F. Each L.F. L.F. L.F. L.F. Each Each C.Y. L.F. Each S.F. S.F. L.S. S.Y. LS Quan. 6,000 17,000 8,000 6,000 8,250 1,380 3,020 2,400 1,500 10 350 600 324 100 1' 1 16 2,000 4 9,600 6,400 1 2,800 Seed/Mulch 1 1 Mobilization L.S. Subtotal 15% contingency total construction cost add 30% for engineering, legal, administration Total Project Cost (without right -of -way) Cost/U 3.00 3.00 3.50 4.50 6.50 23.00 21.00 9.00 3.00 1,200.00 20.00 22.00 28.00 33.00 475.00 400.00 '50.00 50.00 2,000.00 2.00 0.75 45,000.40 1.50 1,500.00 28,690.00 Total 18,000 51,000 28,000 27,000 53,625 31,740 63,420 21,600 4,500 12,000 7,000 13,200 9,072 3,300 475 400 800 100,000 8,000 19,200 4,800 45,000 4,200 1,500 28,690 556,522 83,478 640,000 192,000 832,000