1a Plans for Lake Drive WestCITYOF
CHANHASSEN
City Center Drive, PO Box 147
, Minnesota 55317
Phone 612.937.1900
612.937.5739
· lax 612.93Z9152
blic Safety Fax 612. 934.2524
www. ci. chanhassen, mn. us
MEMORANDUM
TO:
FROM:
DATE:
SUB J:
Todd Gerhardt, Acting City Manager
April 5, 1999
Authorize Preparation of Plans and Specifications for Lake Drive
West Street and Utility Improvements (Powers Boulevard to
Audubon Road)
Project No. 98-16
A public hearing on the feasibility report for the Lake Drive West Street and Utility
Improvement Project No. 98-16 was held on March 22, 1999 at which time the
City Council formally approved the feasibility report. This proposed improvement
project was petitioned for by Eden Trace Corporation and Redmond Products, Inc.
to construct Lake Drive West from Powers Boulevard to Audubon Road.
The primary project elements consist of the following:
Extension of sanitary sewer services to the proposed lots in the Lake Drive
West right-of-way.
Installation of 12-inch diameter trunk watermain to connect water system
in Powers Boulevard to Audubon Road.
o
Construction of Lake Drive West (36 feet wide) between the existing street
returns constructed at the touchdown points of Powers Boulevard and
Audubon Road. Construction will include street lighting and boulevard
landscaping (tree planting) to be completed separately by the developers
except along the boulevards adjacent to city property. A retaining wall will
be included at the west end of the project to minimize impacts to the Lake
Susan Hills storm pond/wetland.
°
Construction of storm sewer within the project right-of-Way and from the
right-of-way to ponding areas provided by the developer.
o
The construction of an 8-foot wide bituminous trail along the nOrth side of
Lake Drive West.
6. Construction of an 18 to 20 stall parking area for Sunset Ridge Park.
City of Chanhassen. A ~rowing community with clean lakes, quality schools, a charmin~ downtown, thrivine businesses, and beauti£ul I~arks. A ~reat Olace to live, work, and olay.
Todd Gerhardt
April 5, 1999
Page 2
During the public hearing questions were raised regarding:
1. Q: What effect the road project would have on the pond in the backyards of
Lots 8, 18 and 19, Block 1, Lake Susan Hills 3ra Addition?
A:
Based upon the preliminary grading plan submitted by the developer and
proposed Lake Drive West improvements, the drainage to the pond will be
reduced. The amount it will be reduced will be determined during the
design phase for Lake Drive West and the adjacent private development.
2. Q: Why is a parking lot proposed for Sunset Ridge Park?
A:
The parking lot is part of the master plan developed for Sunset Ridge Park
by the Park and Recreation Commission. See attached memo from Todd
Hoffman, Park and Recreation Director.
3. Q: What are the plans for the development of the property owned by Lake
Susan Partnership?
A: No plans have been submitted to the City. The property is zoned high-
density residential.
The approved feasibility report includes a detailed cost estimate, proposed
preliminary assessment schedule, and construction schedule. The total project cost
is estimated to be approximately $1,456,000. This project is proposed to be
financed by a combination of special assessments to benefiting properties and local
funds.
It is recommended that the City Council authorize preparation of the plans and
specifications for the project as outlined in the approved feasibility report dated
February, 1999 (revised March, 1999) for Lake Drive West Street and Utility
Improvements, Project No. 98-16.
ACTING CITY MANAGER'S COMMENTS:
The city council has asked staff to review the financing options regarding the
construction of Lake Drive West. One option that the city council/staff had
discussed was the creation of a T1F District on the Eden Trace parcel. As you
know, the city's share of this roadway is $323,769.60, plus $28,000 for Sunset
Ridge Park parking lot.
The Eden Trace Industrial Park has the potential of creating at least
Todd Gerhardt
April 5, 1999
Page 3
in excess TIF revenue. This would be revenue in excess of the EDA's incentive
program (consisting of ~A years worth of taxes over three years). (see attachment
#1)
In financing the city portion of this roadway and parking lot, the city council asked
if money could be taken out of our sewer and water expansion fund. The answer
is "yes." However, Ron Batty recommends that the city and the EDA enter into a
promissory note. The note would be an obligation of the EDA to pay back the city
out of future increment created from the Eden Trace Industrial Park.
In summary, the financing would look like this:
Total Estimated Project Cost (Lake Drive West)
City Portion plus Parking Lot ($28,000)
Estimated Total Amount to be Assessed/Bonded
Total Loan from Sewer & Water Expansion Fund
$1,456,100.00
351,769.60
$1,132,330.40
351,769.60'
*To be paid back by the EDA through a promissory note out of future increments
generated by the Eden Trace Industrial Park.
If the city council feels comfortable with this approach, staff would also
recommend that you consider this same approach in funding the redevelopment of
the roadway and parking lots for Lake Ann Park (total est. project costs -
$582,629.78). Using dollars from 410 Park and Trail Acquisition Fund and
refunding Fund 410 out of the remaining increment generated from the Eden Trace
development. This would allow building the entire parking lots, roadways, trails
and landscaping as presented by Bill Engelhardt, and also refunding the Park and
Trail Acquisition Fund for future projects. ·
TG (4-7-99)
Attachments: 1.
2.
Feasibility Report.
Memo from Todd Hoffman dated April 5, 1999.
c: Dave Hempel, Assistant City Engineer
Phil Gravel, Bonestroo & Associates
Mark Undestad, Eden Trace Corporation
Tom Ries, Lake Susan Partnership
Don Patton, Lake Susan Partnership
David Stockdale
Redmond Products, Inc.
\xc fs l\vo12~eng\publicN98-16\authorize p&s.doc
CITYOF
CHANHASSEN
690 GO, Center Ddve, PO Box 147
Chanbassen, Minnesota 55317
Phone 612.937.1900
General Fmc 612. 937. 5739
Engineering E,x 612.937.9152
PnbIic Safety Fax 612.934,2524
Web www. ri.&anhassen.mn, us
MEMORANDUM
TO:
FROM:
Anita Benson, City Engineer
Todd Hoffman, Park and Recreation Director
DATE: April 5, 1999
SUB J:
Sunset Ridge Park and Parking Lot
Sunset Ridge Park was acquired in 1990. Prior to being named, this site was
referred to as Outlot G, Lake Susan Hills West. Master Park planning for Sunset
Ridge Park was completed in 1991 and 1992. The site was graded during the
1991 construction season. Grading work included preparation of a plateau for the
future parking lot. Also completed at the time was the ballfield, volleyball court
and first addition of playground equipment.
The availability of vehicular parking at all city park locations is standard policy.
The city invests a good deal of resources in each one of our par,..lo~ites. These
resources are collected from new construction activityl} both residential and
commercial, within the city. The construction of Lake Drive opens up a
convenient vehicle access to Sunset Ridge Park. An access which has been
planned for since 1991.
Similar parking lots have recently been installed at Roundhouse Park and
Sugarbush Park. These parks were constructed in 1997 and 1998, respectively.
The parking lot at Sunset Ridge Park is proposed to be constructed at a 24 car
capacity. With the elimination of a double tennis court and hockey arena from the
original plan, this number can be reduced.
I have discussed this size reduction and the elimination of one entry driveway
with Dave Hempel, Assistant City Engineer. A lot sized at 16-18 cars is
appropriate for the site as currently planned.'
ATTACHMENT
Sunset Ridge Master Plan
g:\park\thXsunset ridge-e.doe
The Gty of Chanhassen. A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, and beautiful parks. A £reat place to live, work, and i
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Feasibility Report for
Lake Drive West
Street and Utility Improvements
Chanhassen, Minnesota
February 1999
City Project No. 98-16
File No. 393-98-810
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
February 17, 1999
Bonestroo, I?osene, Anderlik and Associates, Inc. is an Affirmative Action/Equal Opportunity Employer
Principals: Otto G. Bonestroo, RE. · Joseph C. Anderlik, RE. · Marvin L. Sorvala, RE, ·
Richard E. Turner, RE. · Glenn R. Cook, RE. · Robert G. Schunicht, P.E. · Jerry A. Bourdon, PE, ·
Robert ~', Rosene, RE. and Susan M. Eberlin, C.RA., Senior Consultants
Associate Princip,ils: Howard A. Sanford, PE, · Keith A. Gordol~. RE. · Robert R. Pferferle, RE. ·
RichardW. Foster, P.E.. DavJdO, Loskota, RE.. Robert C Russek, A.I.A.. MarKA. Hanson, p.E.,
Michael T. Rautmann, RE. · Ted K.Field, RE. · Kenneth R Anderson, RE. · Mark R, Rolls, RE, ·
Sidney R ~)(/illiamson, RE., ES. · Robert F. Kotsrnith · Agnes M. Ring · Michael P. Rau, RE. ·
Allan Rick Schmidt, RE.
Offices: SL Paul, Rochester, Willrnar and St. Cloud, MN · Milwaukee, WI
~/ebsite: www, bonest too.corn
Honorable Mayor and City Council
City of Chanhassen
690 Coulter Drive
P.O. Box 147
Chanhassen, MN 55317
Re:
Lake Drive West Street and Utility Improvements
City ProjectNo. 98-16
Our File No. 393-98-810
Dear Mayor and Council:
Transnfitted herewith is out' report on the street and utility improvements for Lake Drive West to
serve Outlot D, Chanhassen Lakes Business Park. The project area includes the area south of the
TCW Railroad between Audubon Road and Powers Drive. This project was previously proposed in
1990 as project 90-01.
The report presents and discusses the proposed street and utility improvements and includes a coost
estimate and preliminary assessment roll. An executive summary is included at the beginning o..c lhe
report.
We will be pleased to meet with the Council and other interested parties at a mutually convenient
time to discuss this report. Thank you for the opportunity to assist the City with this project.
Respectfully submitted,
BONES~ROO, ROSENE, ANDERLIK & ASSOCIATES, INC.
Phil Gravel
LPG: I hereby certify that this plan, specification, or
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~7~
Gravel, III, P.E.
L. Phillip ~
Date: February 17, 1999 Reg. No. 19864
2335 ~O'est Hiahwav 36. St. Paul, MN 55113 · 612-636-4600 · Fax: 612-636-1311
Table of Contents
Transmittal Letter ................................................................................................................ 1
Table of Contents ................................................................................................................ 2
I. Executive Summary ..................................................................................................... 3
Figure 1 - Location Plan ....................................................................................... 4
II. Introduction ................................................................................................................ 5
III. Proposed Improvements ............................................................................................... 7
IV. Cost Analysis / Financing ........................................................................................... 10
Table 1 - Project Costs ........................................................................................ 10
Table 2 - Proposed Assessment Rates ................................................................ 11
Table 3 - Residential Equivalent Units (REUs) .................................................. 12
Table 4 - Revenue Summary .............................................................................. 13
Table 5 - Assessable Properties .......................................................................... 13
V. Project Schedule .......................................................................................................... 14
VI. Easements & Permits ............................................................ : ..................................... 15
VII. Summary & Recommendations .................................................................................. 16
Appendix
Appendix
Appendix
Appendix
A - Preliminary Cost Estimate
B - Summary of Assessment Charges
C - Preliminary Assessment Roll
D - Summary of Previous Assessments
Figure 2 - Sanitary Sewer
Figure 3 - Water Main
Figure 4 - Streets, Trail and Storm Sewer
Figure 5 - Street Typical Section - Lake Drive West
Figure 6 - Typical Section - Retaining Wall Segment
Figure 7 - Area to be Assessed
Figure 8 - Assessable Footage
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 2
I. Executive Summary
This report presents information concerning municipal improvements necessary to improve Lake
Drive West between Audubon Road and Powers Boulevard (CSAH 17) as shown on Figure 1.
The improvements will serve the proposed development by Eden Trace Development on
property sometimes referred to as the "Redmond" property. The proposed development by Eden
Trace consists of 10 commercial/industrial lots located north of the proposed alignment for Lake
Drive West. The south side of the proposed Lake Drive alignment includes a residential high
density housing site (owned by Lake Susan Partnership), City park property (Sunset Ridge Park),
and the back side of two lots in the Lake Susan Hills neighborhood.
Municipal improvements for the site include the construction of Lake Drive West (including
street lighting and landscaping) along the alignment of an existing trunk sanitary sewer line
through the site. The alignment for the road was determined as part of the comprehensive plan
and previous platting process. Water main, sanitary sewer services, storm sewer, bituminous
trail, and a parking area for Sunset Ridge Park are also planned within the project. It is proposed
to complete the project in one phase.
There will be only minor traffic disruptions associated with this project as the water main stubs
and other provisions were included with the Audubon Road and Powers Boulevard projects.
The costs of the proposed improvements are presented in the appendices and a cost summary,
cost allocation and unit cost summary are presented in the Cost Analysis section. Financing for
the project will come from property assessments. A preliminary assessment roll is also included
in the appendices.
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 3
OJE( LOCA-I
LAKE ANN
LAKE
SUSAN
0 :000 2000
Scole in feet
DRIVE
WEST~
CHANHASSEN, MINNESOTA
LAKE DRIVE WEST
FIGURE 1, LOCATION PLAN
FEf}RUAI~Y '1999 k: ~595~595810~FIG1
II. Introduction
This report is the result of petitions for a public improvement project submitted by the Eden
Trace Corporation and Redmond Products, Inc. to construct Lake Drive West from Powers
Boulevard to Audubon Road. Authorization for the preparation of the report was given by the
City Council on December 14, 1998.
The proposed improvements contained herein have been discussed conceptually by the City and
the property owners for several years. The remaining necessary municipal improvements to
serve the area will be completed with this project. Trunk sanitary sewer for the site was installed
in 1992 as part of project 91-17. Provisions for street, trail, and water main extensions were
made with previous projects on Audubon Road and Powers Boulevard.
The project area is shown on Figure 1. The site is currently zoned Office/Industrial, Residential
High Density, and Parks/Open Space. The site is bounded to the north by the TC&W railroad
tracks, to the east by Powers Boulevard, to the south by the Lake Susan Hills neighborhood, and
to the west by Audubon Road. The eastern portion of the site is currently vacant with no existing
structures. The western portion of the site was used for agricultural cropland last year.
This report examines the feasibility of completing street and utility improvements in the project
area. Sewer and water service will be provided by extending utilities installed under previous
projects. A summary of the proposed improvements with this project includes:
1. Extension of sanitary sewer services to the proposed lots from the Lake Drive West
right-of-way.
2. Installation of 12-inch diameter trunk water main to connect the water system in
Powers Boulevard to Audubon Road.
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 5
o
The construction of Lake Drive West (36-foot wide) between the existing street returns
constructed at the touchdown points of Powers Boulevard and Audubon Road.
Construction will include street lighting. Boulevard landscaping (tree planting) will be
completed separately by the developers except along boulevards adjacent to City
property. A retaining wall will be included at the east end of the project to minimize
impacts to the Lake Susan Hills storm pond/wetland.
4. The construction of storm sewer within the project right-of-way and from the right-of-
way to ponding areas provided by the developer.
5. The construction of an 8~foot wide bituminous trail along the north side of Lake Drive
West.
6. The construction of an 18 to 20 stall parking area for Sunset Ridge Park.
The site and street subgrade will be mass graded by the developer prior to construction of the
street and public utility improvements.
Assessments proposed herein are consistent with the previous feasibility report for the site, City
policy, and the Comprehensive Sewer and Water Plans. The proposed project assessment area is
shown on Figure 7. A preliminary Assessment Roll is presented in Appendix C at the back of
this report. The amounts shown in the preliminary Assessment Roll are based on the preliminary
information and may be revised at the time of the final assessment heating based on final costs,
development agreements, and final development plans.
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 6
III. Proposed Improvements
Sanitary Sewer
Sanitary sewer improvements for the project area are in conformance with the City's
Comprehensive Sewer Policy Plan and are shown on Figure 2. The project will extend sanitary
sewer services from the trunk sewer installed under Improvement Project No. 91-17A. Sanitary
sewer flow from the project area flows eastward through the Lake Ann and Lotus Lake Sewer
Districts to the eastern border of Chanhassen and ultimately to the MCES Blue Lake wastewater
treatment facility.
A portion of the existing trunk sanitary sewer is proposed to be relocated due to conflicts with
the lowered street grades proposed by the developer. The lower street grades are requested by
the developer to service the site north of Lake Drive West.
Water Main
Water main improvements proposed herein are consistent with the City's Water Supply and
Distribution Plan and are shown on Figure 3. A 12-inch diameter trunk main will be constructed
in Lake Drive West easterly from Audubon Road to Powers Boulevard. Water main stubs will
be provided to the adjacent developments where necessary. Fire hydrants will be included with
the adjacent developments to provide adequate fire coverage. Fire hydrants on the trunk main in
Lake Drive West will be installed in accordance with the City's Fire Marshall.
Street and Storm Sewer
Lake Drive West is designated as a Collector roadway in the City's Comprehensive
Transportation Plan and is a Municipal State Aid Route. Lake Drive West is also identified as a
1999 project in the City's Capital Investment Plan.
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 7
The street typical section will be similar to the existing Lake Drive section east of Powers
Boulevard. Street construction for the project includes a standard 9 Ton, 36 foot wide
commercial street as shown on Figures 4 and 5. The roadway section consists of 24-inches of
select granular borrow, 12-inches of Class 5 aggregate, 2.5-inches bituminous base, 2.0-inches
bituminous binder and 2.0-inches of bituminous wear course with B618 curb and gutter. Street
lighting in accordance with standard City practice for collector streets is also included.
Boulevard trees with this project are only included adjacent to City property. All other
boulevard tree planting will be included with the developers landscaping plans.
Storm sewer will be constructed within the roadway to convey runoff from the right-of-way and
to facilitate site drainage. It is assumed that storm water ponding for the majority of Lake Drive
West will be included with the site ponding provided by the Eden Trace developer. Drainage
from the west end of Lake Drive West is to be directed to the pond located north of proposed Lot
3. Drainage from the east end of the project is to be directed to a new pond located near the west
end of Outlot E. An existing pipe from Audobon Road will be extended eastward and then into
the Lake Susan Hills pond on the south side of Lake Drive West.
State Aid design standards will be followed and the construction documents will go through the
State Aid review and approval process.
Retaining Wall
A modular block retaining wall will be required on the south side of the proposed Lake Drive
West at the far east end. The wall is schematically shown on Figure 6 at the back of this report.
The proposed wall will be located within the street right-of-way, approximately 20 feet from the
north curb line. The wall will be approximately 5 to 8 feet tall and will be approximately 670
feet long. A guard rail is proposed behind the curb parallel with the wall. Landscaping is
proposed on the slope between the street and the wall as well as in front of the wall.
Parkin~ Area
A previous concept plan for Sunset Ridge Park included an 18 to 20 stall parking area. It is
proposed to include the parking area as part of this project. The parking area will be located
along the edge of the right-of-way with the entrance located across from a proposed driveway on
the other side of Lake Drive West (see Figure 4). A pedestrian crossing will be striped and
signed at the parking area entrance.
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 8
Bituminous Trail
An 8-foot wide bituminous trail is proposed along the north side of Lake Drive. This portion of
trail will connect the existing trail system along Powers Boulevard to Aububon Road. North-
south trails are presently inplace on both Audubon Road and Powers Boulevard. The trail is
proposed on the north side of the road to facilitate the existing trail and underpass at Powers
Boulevard. This trail section will also provide additional pedestrian access to the park property
(Sunset Ridge Park) within the project site.
Site Grading
Site grading for Outlot D, Chanhassen Business Park will be completed by the developer. The
street subgrade will be graded to acceptable tolerances during mass grading of the site. It is
anticipated that all storm water ponds and wetland mitigation work will also be completed by the
developer.
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 9
IV. Cost Analysis / Financing
Cost Estimate
The estimated project cost to complete the street and utility improvements proposed herein are
presented below in Table 1. These costs include legal, administrative, engineering, bonding, and
interest costs estimated to be 30% of the construction costs. The estimated 30% indirect costs
are reviewed at the time of the final assessment hearing. The estimate is based on previous
similar projects and includes the following: engineering, geotechnical testing, bonding, legal,
permits, and City administration.
It is assumed that all required site grading and easements will be granted by the adjacent property
owners at no cost to the project. A detailed cost estimate is included in Appeng't~A.
Table 1, Project 98-16
Estimated Project Cost Summary
Item
Sanitary Sewer
Water Main
Storm Sewer
Parking Area for Sunset Ridge
Street and Trail Improvements
Total
Total Cost
$58,500.00
180,600.00
126,200.00
28,000.00
1.062,800.00
$1~456~100.00
With the exception of retaining wall costs, the above costs (and the sanitary sewer costs from
Project 91-17) are within 3% of the original estimated costs for Project 90-01.
Assessments
Assessments are proposed to be levied against the benefited properties as shown on Figure 7 and
8. A Preliminary assessment Roll is presented in Appendix C. The proposed assessments herein
are consistent with City policies and past practice. Some trunk sewer and water charges have
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 10
previously been assessed to some properties in the project area (see Appendix D). Additional
trunk charges as established in the Comprehensive Sewer and Water Plans will be assessed as
part of this project. Street assessments are based on the following criteria:
· Abutting property owners are assessed for a standard 36-foot wide, 9-ton design
commercial/industrial roadway.
· Trail, Street Lighting, Restoration, and Storm Sewer costs are included with the
street assessments.
· Grading costs for street and storm water ponding within the development will be
completed by the Eden Trace developer.
· Costs for the parking area for Sunset Ridge Park will not be assessed.
A summary of the proposed Assessment Rates is presented in Table 2 below.
Table 2
Project 98-16 Proposed Assessment Rates
Item
Sanitary Sewer (Lateral Benefit)
Water System (12" Lateral Benefit)
Sanitary Sewer (Trunk)
Water Main (Trunk)
Street, Trail, and Storm Sewer
Rate
Actual costs
$21.00/front foot
$1,252 per REU
$1,632 per REU
$192.08/front foot
Assessable equivalent units for sewer and water trunk charges are determined by multiplying the
net assessable acreage for each parcel by number of residential equivalent units (REUs) for the
planned use. The REUs for various land use types are shown below in Table 3. Net assessable
acreage is gross acreage less wetlands and known major road right-of-way. The assessable
equivalent units shown in the preliminary assessment roll are minimum numbers based on
existing zoning and land use guideline conditions. Calculations for final assessment purposes
will be based on actual development information at the time of the assessment hearing and will
be adjusted if actual development intensifies.
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 11
Table 3
Residential Equivalent Units (REUs)
Land Use Type Minimum REUs Per New
Assessable Acre
Single Family 2
Medium Density 3
High Density 6
Commercial/Industrial 4
Public 2
The above REUs are the minimum number recommended to be charged at the time that trunk
utility service is provided. If a property develops at a greater number of REUs, additional unit
charges will be charged at the time of development based on Metropolitan Council
Enviro~unental Services (MCES) Sewer Availability charges (SAC) unit calculations.
Street assessment rates are calculated by dividing the total street, trail, lighting, and storm sewer
cost by the assessable front footage. Calculations are presented in Appendix B.
Assessment Revenue
It is proposed to assess the project costs to the adjacent properties (except for the parking area for
Sunset Ridge Park). The City will be responsible for costs assessed to City-owned property.
Table 4 below summarizes the estimated revenue from assessments. The table shows a positive
revenue due to trunk area sanitary sewer and water main assessments. Positive trunk sanitary
sewer and water main revenue should be directed to sewer and water funds to fund future trunk
facilities (wells, lift stations, trunk main, etc.).
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 12
Table 4
Project 98-16 Revenue Summary
Item Estimated Cost
Sanitary Sewer $58,500
Water Main $180,600
Assessments
$58,500 (Lateral)
$86,388 (Trunk)
$144,888 (Total)
116,340 (Lateral)
352,512 (Trunk)
468,852 (Total)
Net Revenue
$86,388
$288,252
Street and Storm $1,189,000 $1,188,875.20 ($124.80)
Parking Area $28,000 0 ($28,000)
Total $1,456,100 * $1,802,615.20 $346,515.20
* Note: The total assessment amounts of $1,802,615.20 includes $323,769.60 for City property. The
City's share will include an additional $28,000 for the Sunset Ridge Park parking area which is not
included in the assessments.
Area to be Included
The area to be assessed for this project is shown on Figure 7 and listed below in Table 5. All
owners of properties to be assessed should be notified of the project's public heating and
eventual assessment hearing. Properties with multiple owner interests should have all interested
parties notified. In addition, owners of adjacent properties (within 500 feet), that may be
affected by the project but are not in the area to be assessed, should also be notified.
Table 5. Area to be Included
Project 98-16 Assessable Properties
PIN
25.1900350
25.0140200
25.4030560
25.1900360
OwlIer
Redmond Products Inc.
Lake Susan Hills
Chanhassen (Sunset Ridge Park)
Chanhassen (Outlot E)
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 13
V. Project Schedule
The improvements described in this report should be constructed in conjunction with the
proposed development. The schedule shown below meets the needs of the proposed
development and assumes that the mass site grading will be completed by mid-June. The City
will require that the developers enter into a development contract with a final plat or that
assessment waivers be obtained from the underlying fee holders to the property. Authorization
for preparation of plans and specifications will be contingent on receipt of an assessment waiver
from the developer. The schedule is based on completing construction in 1999 for building
occupancy in the late fall. The project schedule can be modified and/or delayed if the City 'or
adjacent developments request it.
Authorize Feasibility Report December 14, 1998
Developer Deposit for Report Received January 20, 1999
Staff Review Draft Feasibility Report February 8, 1999
Council Receive & Review Feasibility Report March 8, 1999
Public Hearing March 22, 1999
Order Plans and Specifications March 22, 1999
Approve Plans and Specifications May 10, 1999
MnDOT Approval May 28, 1999
Open Bids / Award Contract June 14, 1999
Begin Construction June 28, 1999
Substantial Completion October 1999
Assessment Hearing
First Assessment Payments Due
Final Paving / Project Completion
October25,1999
Spring 2000
June, 2000
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 14
VI. Easements and Permits
Easements for proposed construction will be required from the adjacent developers. As part of
the site and street grading, the Eden Trace Developer will be required to work with the Lake
Susan Partnership property to obtain any necessary grading agreement. It is assumed in this
report that all required easements from the developers will be granted at no cost. Right-of Way
for Lake Drive West will be dedicated through the platting process.
Right of Entry Agreements for the retaining wall construction will be required from Lots 8, 18,
and 19, Block 1, Lake Susan Hills 3rd Addition. Platted drainage and utility easements currently
exist on these three lots.
Permits and approvals will be required from the following:
Minnesota Pollution Control Agency
Metropolitan Council Environmental Services
Minnesota Department of Health
Minnesota Department of Natural Resources
Board of Water and Soil Resources
Watershed District
City of Chanhassen
The proposed street and utility improvements with this project do not meet the mandatory EAW
(Environmental Assessment Worksheet) thresholds as defined in Part 4410.4300 of the
Environmental Quality Board's rules. An EAW was prepared as part of the sanitary sewer
improvements previously installed under Project 91-17. Review of the potential for significant
environmental effects for the public improvements will be made through the permitting process
from the agencies listed above. Therefore, the preparation of EAW specifically for the street and
utility improvements for this project is not mandatory.
However, the developer is required to complete an EAW due to building square footage as
defined in 4410.4300, subp 14 of the EQB rules. We recommend that the proposed street' and
utility improvements contained herein be included as part of the EAW prepared by the
developer.
Lake Drive l, Fest Street and Utility Improvements
Feasibility Report
Page 15
VII. Summary and Recommendations
This report presents an evaluation of the feasibility of constructing a municipal street and utilities
necessary to serve the project area. The report provides estimated costs of the proposed
improvements and presents a preliminary assessment roll for the construction. The total
estimated cost for this project is $1,456,100.00, including both construction and indirect costs.
Figures 2 and 3 in the next section of this report show the proposed sanitary sewer and water
main construction. Figure 4 shows the street, storm sewer, and trail alignments.
The proposed work is necessary, cost effective, and feasible from an engineering standpoint.
Based on the results of our investigation for this report, the following recommendations are
presented for the Chanhassen City Council: ~
1. This report be adopted as the criteria for installation of the street and utility
improvements contained herein.
2. The City review and adopt the proposed assessment and financing methods contained
herein.
o
A formal public hearing be held to discuss the proposed improvements and
assessments. All properties that are proposed to be assessed and all properties within
500 feet of the project area will be notified of the public hearing.
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 16
APPENDIX A
PRELIMINARY COST ESTIMATE
LAKE DRIVE WEST, PROJECT 98-16
FEBRUARY '17, '1999
No. Item
Part la - Sanitary Sewer - Eden Trace
1 Connect to existing manhole, core drill
2 24" RCP Sanitary sewer
3 8" PVC sanitary sewer service
4 !4' diameter sanitary manholes
5 4" Insulation
14 ft dia MH depth greater than 8 feet
6 . .
~ Total Construction
Plus 30% - Legal, Administration & Engineering
Total Part la - Sanitary Sewer
Units Qty
EA 6
LF 581
LF 195
EA 3
SF 250
LF 5
/Part lb - Sanitary Sewer - Lake Susan
18" PVC sanitary sewer service
i4' diameter sanitary manholes
i Total Construction
Plus 30% - Legal, Administration & Engineering
'Total Part lb - Sanitary Sewer
LF 215
EA 2
Part 2 - Water Main
9 ~Connect to existing water main
10 12" water main
11 '8" water main
12 ~6" water main
13 ~ 12" butterfly valve and box
14 8" gate valve and box
15 6" gate valve and box
16 Hydrant w/marker sign in place
17 Water main fittings
~ Total Construction
i Plus 30% - Legal, Administration & Engineering
Total Part 2 - Water Main
i Part 3 - Storm Sewer
18 'Salvage 24" sanitary pipe
19 12" RCP storm sewer, Class 5
20 i15" RCP storm sewer, Class 5
I 18" RCP storm sewer, Class 5
21 ,
22 !Install Salvaged 24" RCP storm sewer, Class 3
EA 2
LF 3610
LF 390
LF 220
EA 2
EA 1
EA 10
EA 7
LB 7585
LF 475
LF 120
LF 450
LF 995
LF 400
Unit Price
$500.00
$45.0O
$18.00
$1,450.00
$3.00
$90.00
$18.00
$1,450.00
$400.00
$26.0O
$16.00
$14.00
$1,200.00
$700.00
$550.00
$1,600.00
$2.00
$5.00
$21.00
$24.00
$26.00
$20.00
Total Price
$3,000.00
$26,145.00
$3,510.00
$4,350.00
$75O.OO
$450.00
$38,205.00
$11,495.00
$49,700.00
$3,870.00
$2,900.00
$6,770.00
$2,O3O.OO
$8,8OO.OO
$800.00
$93,860.00
$6,240.00
$3,080.00
$2,40O.0O
$700.00
$5,500.00
$11,200.00
$15,170.00
$138,950.00
$41,650.00
$180,600.00
$2,375.00
$2,520.00
$10,800.00
$25,870.00
$8,000.00
Chanhassen, MN
K:\393\393-98-810 A-1
I49
50
54
APPENDIX A
PRELIMINARY COST ESTIMATE
LAKE DRIVE WEST, PROJECT 984 6
FEBRUARY '17, '1999
23 !36" RCP storm sewer, Class 3
24 4 ft. diameter storm MH (Plate 2101)
25 Std. 2 ft x 3 ft CB w/cstg. (Plate 3101)
26 14 ft. diameter storm CBMH (Plate 3102)
27 i6 ft. diameter storm CBMH (Plate 3102)
28 i 18" RCP flared end section
29 !36" RCP flared end section
30 {24" RCP storm sewer, Class 3
31 !Class III Riprap, placed at flared end section
~Total Construction
I Plus 30% - Legal, Administration & Engineering
Total Part 3 - Storm Sewer
'Part 4 - Streets
32 !Mobilization
33 iTraffic control
34 }Landscaping
35 !Excavation and grading for trail
36 Test rolling
37 Subgrade preparation
38 Select Granular Borrow (CV)
39 iAggregatebase, Class 5
40 i Bituminous Wear Course, Type 41
41 iBituminous Binder Course, Type 41
42 !Bituminous Base Course, Type 31
43 iPrep of bit. surface for wear paving 2000
44 IBituminous material for tack coat
45 {4" Polyethylene drain tile
46 7-1/2" concrete driveway (Plate 5207)
47 B618 concrete curb and gutter
48 !Pedestrian curb ramp
I Modular Block Retaining Wall
!Guard Rail
!Lighting unit, Type R3
12" NMC Conduit, Sch. 40
2" NMC Conduit, Sch. 80
#2 AWG Wire
LF 109
EA 6
EA 9
EA 2
EA 1
EA 2
EA 1
LF 290
CY 30
LS 1
LS 1
LS 1
LS 1
LF 3360
LF 3360
CY 10775
TN 11655
TN 2030
TN 1490
TN 1865
LS 1
GAL 1355
LF 6725.
SF 215
LF 6900
EA 2
SF 7370
LF 690
EA 11
LF 3360
LF 300
LF 150
$50.00
$1,500.00
$1,100.00
$1,400.00
$2,800.00
$700.00
$1,500.00
$45.00
$55.00
$40,000.00
$13,000.00
$25,000.00
$1,500.00
$1.00
$2.00
$11.00
$8.50
$29.O0
$27.00
$27.00
$3,000.00
$1.50
$5.00
$4.00
$7.00
$235.00
$25.00
$10.00
$2,200.00
$3.75
$4.50
$1.75
$5,450.00
$9,000.00
$9,9OO.O0
$2,800.O0
$2,800.00
$1,400.00
$1,500.00
$13,050.00
$1,650.00
$97,115.00
$29,085.00
$126,200.00
$40,000.00
$13,000.00
$25,000.00
SI,500.00
$3,36O.OO
$6,720.00
$118,525.00
$99,067.50
$58,87O.OO
$40,230.00
$50,355.00
$3,000.00
$2,032.50
$33,625.00
$860.OO
$48,300.00
$470.00
$184,250.00
$6,900.00
$24,200.00
$12,600.00
$1,350.00
$262.50
Chanhassen, MN
K:\393\393-98410
A-2
APPENDIX A
PRELIMINARY COST ESTIMATE
LAKE DRIVE WEST, PROJECT 98-16
FEBRUARY 17, 1999
55 I#6 AWG Wire LF
56 !Spare luminaries and ballast (Plate 5240) EA
57 Sign panels, Type C SF
58 4" double solid line, yellow paint LF
59 12" stop line, white epoxy LF
60 1-1/4" rock for entrance mat TN
61 Protection of catch basin in street EA
62 Seeding w/mulch & fertilizer and 6" salv. topsoil AC
63 Sodding, lawn type SY
64 Silt fence, regular LF
65 Wood fiber blanket SY
Total Construction
Plus 30% - Legal, Admin. & Engineering
Total Part 4 - Streets
i Part 5 - Parking Area (Sunset Ridge Park)
66 I Grading
67 !Restoration
68 ~,Aggregate base, Class 5
69 'Bituminous Wear Course, Type 41
70 Bituminous Base Course, Type 31
71 B618 concrete curb and gutter , Total Construction
!Plus 30% - Legal, Admin. & Engineering
i Total Part 5 - Parking Area
5OOO
2
9O
3360
36
200
10
6.5
6175
1200
1600
LS 1
LS 1
TN 970
TN 120
TN 120
LF 585
$0.50
$450.00
$30.00
$1.25
$12.00
$12.00
$50.00
$1,200.00
$2.50
$2.50
$2.00
$1,600.00
$1,000.00
$8.50
$29.00
$27.00
$7.0O
$2,500.00
$900.00
$2,700.00
$4,200.00
$432.00
$2,400.00
$500.00
$7,800.00
$15,437.50
$3,000.O0
$3,200.00
$817,547.00
$245,253.00
$1,062,800.00
$1,600.00
$1,000.00
$8,245.00
$3,48O.00
$3,240.00
$4,095.00
$21,660.00
$6,340.00
$28,000.00
Total
Total
Total
Total
Total
Part la - Sanitary Sewer - Eden Trace Dev.
Part lb - Sanitary Sewer - Lake Susan Part.
Part 2 - Water Main
part 3 - Storm Sewer
Part 4 - Streets
Total Part 5 - Parking Area (Sunset Ridge Park)
Total Estimated Project Cost
$49,700.00
$8,800.00
$180,600.00
$126,200.00
$1,062,800.00
$28,000.00
$1,456,100.00
Chanhassen, MN
K:\393\393-98-810 A-3
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CITY PROPE
LAKE SUSAN
PARTNERSHIP
TRUNK
SANITARY SEWEI
~ ~ 400
Scale ]~ feet ~
NSET RIDGE
PARK
UDUBON RD.
CHANH/~SS[N, MINNESOTA
LAIKE DRIVE WEST
FIGURE 2, SANITARY SEWER
FE~3RUARY 1999 k: '~393~393810~FIO2
CONNECT TO EXI/$,TING WM
/~'CITY PR( PROPOSED 12" WATER MAIN
LAKE SUSAN
PARTNERSHIP
SUNSET RIDGE
PARK
WATERMAIN
BY OTHERS
--I
AUDUBON RD.
CONNECT TO EXISTING WM
CHANHASSEN, MINNESOTA
LAKE DRIVE WEST
FIGURE 5, WATER MAIN
FEBRUARY 1999 k: \593\$95810\FIG$
EXISTING TRAIL-----------.._.._;
AND UNDERPASS
. _~lT¥ PR(
-- TURN
,36'
LANE
LAKE SUSAN
PARTNERSHIP
~ET
UTURE
STALL
DE BITUMINOUS
(NORTH SIDE)
'ROPOSED
;TRIAN
CROSSING
RIDGE
AUDUBON RD.
CHANHASSEN, MINNESOTA
LAKE DRIVE WEST
FIGURE 4, STREET, TRAIL, AND
FEBRUARY 1999 k: ~395~393810~FIG4
STORM
SEWER
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3dO93A30
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~ET RIDGE
PIN
I
E'A TO BE*-----'~
ASSESSED ·
DAVE STOCKDALE/
EDGEWORK BUILDERS
PIN 25.0140900
Scole
AUDUBON RD.
CHANHASSEN, MINNESOTA
LAKE DRIVE WEST, PROJECT 98-16
FIGURE 7, AREA TO BE ASSESSED
FEBRUARY 1999 k: ~393~393810~FIO6
(~CITY
PIN 25.
(~)LAKE SUSAN
PARTNERSHIP
PIN 25.0140200
Front footoge = 1840'
~ET RIDGE
PIN
foot
C;cele
)DAVE STOCKDALE/ --
EDGEWORK BUILDERS
AUDUBON RD. l 1
=Street Assess le
Foot
CHANHASSEN, MINNESOTA
LAKE DRIVE WEST, PROJECT 98-16
FIGURE 8, ASSESSABLE FOOTAGE
FEBRUARY 1999 k: ~39.3~395810~FIG8