1f Lake Drive West Proj 98-16 ITYO
CHANHASSEN
~Ci7 Center Drive, PO Box 147
;hanhassen, Minnesota 55317
Phone 612.93Z 1900
General lax 612. 937. 5739
ngineering Fax 612937.9152
~blic Safe{y lax 612.934.2524
~'}b www. ci. chanhassen, mn. us
MEMORANDUM
TO: Scott Botcher, City Manager
FROM: Anita Benson, City Engineer ~K~
DATE: June 9, 1999
SUB J: Approve Plans and Specifications; Authorize Advertising for Bids
for Lake Drive West Street and Utility. Improvements
Project No. 98-16
This public improvement project was initiated in response to a petition received
from Mr. Mark Undestad of Eden Trace Corporationand Redmond Products, InC.
to construct Lake Drive West from Powers Boulevard toAudubon Road.' The
petitioning property owner provided the City with .security to guarantee payment
of the cost of the feasibility study which was completed .and presented to the City
Council on March 8, 1999. The public hearing for the project was held on March
22, 1999. However, the City Council did not'authorize preparation of plans and
specifications for this public improvement project until April 26, 1999. Said
authorization was contingent upon the petitioning property owner proViding
security in the form of a letter of credit to guarantee the costs involved in-the
preparation of the plans and specifications should the project not move forward to
construction. Upon aWard of a contract for the-construction of Lake Drive West
scheduled for the July 12, 1999 City' Council, meeting, the letter of credit provided
to guarantee prep~ation of plans and specifications willbe returned to the
petitioning property owner.
The project consulting engineering firm, Bonestroo & Associates, has prepared the
detailed project plans and specifications. Theprimary project elements are as
follows:
1. A 36-foot wide urban street with bituminous trail on the north side.
2. Street lighting at approximately 330 foot spacing.
3. Watermain and storm'sewer improvements.
4. Landscaping adjacent to city property and the Lake Susan Hills pond.
5. A 16 car parking area for Sunset Ridge Park.
Due to changes in the developer's grading plan and information obtained during the
detail design phase, it is no longer necessary m relocate trunk sanitary sewer on
the east end of the project or to construct a retaining wall on the west end of the
project near the Lake Susan Hills pond. Also; per Fire Marshal review, additional
fire hydrants have been added along Lake DriVe West.
: City ofChanhassen. A growingcommunity with clean lakes, qualiv/schoo& a.charming downtown, 4h~ivi~/~fimines~?s,-~nd beautiflul.p~rks: A ~,~eatplaceto li~%work; andplay.,:
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\~cfsl\vo12'~m$¥ublick98-16~approve plans & spec.cc.doc
The elimination of the retaining wall on the west end of the project requires th~
City to obtain slope easements from two property owners since~ the constructi~
the slope infringes upon what currently exists as fiat, usable area in the back·
Staff has met with the two property owners .and hopes to have easement
agreements negotiated for City Council approval at the June 28, 1999 meeting~
The estimated construction cost at this time is $995,000. This represents an
approximate l 1% reduction from the estimate provided in the feasibility repo~due
to the elimination of the relocation of the trunk sanitary sewer and retaining w~ll.
A complete set of plans is available in my office for Council review. However~I
have included with this staff report the cover, project layout, and lighting and
landscaping sheets. The project engineer, Mr. Phil Gravel, will be present at
City Council meeting on June 14, 1999 to provide a presentation of the project-
plans and answer any questions that may arise.
It is recommended the plans and specifications, dated May 25, 1999 for the L~
Drive West Street and Utility Improvements, Project No. 98-I6, be approved~d
authorization be granted for advertising for bids.
jms
Attachments: 1. Letter from Bonestroo & Associates dated June 8, 1999. 2. SheetNos. 1, 2, and 17 of 18.
3. Feasibility Report.
Dave Hempel, AssistantCity 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.
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
June 8, 1999
Bonestroo, Rosene, And~rl~k and Associates, Inc. is an Affirmative Action/Equal Opportunity Employer
Principals: Otto G. Bonestroo, RE. · Joseph C. Anderlik, RE. · Marvin L. Sorvala, RE. ·
Glenn R. Cook, RE. · Robert G. Schunicht, RE. · Jerry A. Bourdon. P.E. ·
Robert ~'. Rosene, RE., Richard E. Turner, RE. and Susan M. Eberlin, CRA., Senior Consultants
Associate Principals: Howard A, Sanford, RE. · Keith A. Gordon, RE. · Robert R, Pfefferle, RE. ·
Richard ~(/. Foster. RE. · David O. Loskota, RE, - Robert C. Russek, ^.I,A. · Mark A, Hanson, RE. ·
Michael T. Rautmann, RE. · Ted K.Field, RE. · Kenneth R Anderson, RE. · Mark R. Rolfs, RE. ·
Sidney R t.~'illiamson, RE., L.S. · Robert R KotsmJth · Agnes M. Ring · Allan Rick Schmidt, RE.
Offices: St. Paul. Rochester, ~/illmar and St, Cloud, MN · Milwaukee, 'WI
V(/ebsite: www. bonestroo.com
Anita Benson, City Engineer
City of Chanhassen
690 City Center Drive
Chanhassen, MN 55317-0147
Re:
Plan and Spec. Approval
Lake Drive West, Proj. 98-16
Our File 393-98-810
Dear Anita:
Attached for your approval are final plans for the Lake Drive West project. The plans include
most of the elements presented in the Feasibility Report. Those elements include: · A 36-foot wide urban street
· A bituminous trail on the north side of the street
· Landscaping adjacent to City prop. and the Lake Susan Hills pond
· Street lighting at approximately 330-foot spacing
· Water main
· Storm sewer
· A 16 car parking area for Sunset Ridge Park
Changes
·
·
·
from the Feasibility Report include:
No need to relocate trunk sewer
No need for retaining wall
Additional Fire Hydrants.
The estimated construction cost at this time is $995,000. This is approximately 11 percent
less than the estimate in the Feasibility Report due to the changes listed above.
The project schedule calls for bids to be received on July 9, 1999 with street base
construction completed in late October of this year. The project Assessment Hearing is
tentatively set for October 25, 1999.
Feel free to call if you have any questions. I'll be at the June 14th Council Meeting to answer
any questions that may come up.
Sincerely,
BONESTROO, ROSENE, ANDERLIK, AND ASSOCIATES
2335 West Highway 36 · St. Paul, MN 55113 · 651-636-4600 · Fax: 651-636-1311
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CHANHASSEN, MINNESOTA
LAKE DRIVE WEST IMPROVEMENTS
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CITY OF
CHANHASSEN
Feasibility Report for
Lake Drive West
Street and Utility Improvements
Chanhassen, Minnesota
February, 1999
(Revised March, 1999)
City Project No. 98-16
File No. 393-98-810
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
February 17, 1999
(Revised March 8, 1999)
8onestroo, Rosene. Andedik .end Associates. Inc. is an Affirmative Action/Equal Opportunity Employer
Principals: Otto G. Bonestroo. P.E. · Joseph C. Anderlik. tgE. · Marvin L. Sorvala. ER. *
Richard E. Turner. ER. · Glenn R. Cook. ER.. RoOert ~. Schunicht. ~E. · Jerry A. Bourdon. RE. ·
Robert ~ Rosene, RE. and Susan M. Eberlin, C.~A., Senior Consultants
Associate Pr~nc~pals: Howard A. ~anford, RE. · Keith A. Gordon, ~E.. Robert R. Pfefferle. RE. ·
Richard ~. Foster. PR. · David O. Loskota, ~E. · Robert C. Ru;sek, A.L~, · Mark A. Hanson. RE. ,
Michael T. gautmann, RE. · Ted K.Field; PR. · Kenneth R Anderson, PR. · Mark R. Rolls. RE. ·
Sidney R Williamson, RE., L.S. · Robert F. Kotsm~th · Agnes M. Ring · Michael R Rau, RE. ·
Allan Rick Sc~midt, RE.
Offices: St. Paul. Rochester. ~illmar and St. Cloud, MN · Milwaukee, ~1
Honorable Mayor and City Council
City of Chanhassen
690 City Center Drive
P.O. Box 147
Chanhassen, MN 55317
Re:
Lake Drive West Street and Utility Improvements
City Project No. 98-16
Our File No. 393-98-810
Dear Mayor and Council:
Transmitted herewith is our 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 cost
estimate and preliminary assessment roll. An executive summary is included at the be~nning of the
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,
BONESTROO, 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 of Minr~sota.
L. Phillip GraVel, III, P.E.
Date: February 17, 1999
(Revised March 8, 1999)
Reg. No. 19864
2335 West Highway 36- St. Paul, MN 55113 · 651-636-4600 · Fax:651-636-1311
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 (R.EUs) .................................................. 12
Table 4 - Revenue Summary .............................................................................. 13
Table 5 - Assessable Properties .......................................................................... 13
V. Project Schedule .......................................................................................................... 14
VI. Easements & Permits ......................................................................... 2 ............... i ....... 15
VII. Summary & Recommendations .................................................................................. 16
Appendix
Appendix
Appendix
Appendix
Figure 2 -
Figure 3 -
Figure 4 -
Figure 5 -
Figure 6 -
Figure 7 -
Figure 8 -
A - Preliminary Cost Estimate
B - Summary of Assessment Charges
C - Preliminary Assessment Roll
D - Summary of Previous Assessments
Sanitary Sewer
Water Main
Streets, Trail and Storm Sewer
Street Typical Section - Lake Drive West
Typical Section - Retaining Wall Segment
Area to be Assessed
Assessable Footage
Lake Drive g/est 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 Kidge 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 ali=oument 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 ~4,'est Street and Utility Improvements
Feasibility Report
Page 3
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LAK
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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 remain/rig 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 ~Vest Street and Utility fmprovements
Feasibility Report
Page 5
o
The construction of Lake Drive West (36-foot wide) between the existing street returns
constructed at the touchdo~vn 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 west end of the project to minimize
impacts to the Lake Susan Hills storm pond/wetland.
The construction of storm sewer within the project tight-of-way and from the tight-of-
way to ponding areas provided by the developer.
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 AplSendix 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 hearing based on final costs,
development agreements, and final development plans.
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 6
III. Proposed Improvements
Sanita~ 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 }~'est Street and Utility £mprovements
Feasibili~ 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 desig-n 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 west 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
south 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.
Parking .~'ea
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
Lake Drive West Street and Utility Improvements
Feasibility Report
Page 8
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.
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 g-rading 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 heating. The estimate is based on previous
similar projects and includes the following: en~neer/ng, geotechnical testing, bonding, legal,
permits, and City administration.
rt is assumed tN_at all required site gading and easdments will be ~anted by the adjacent property
owners at no cost to the project. A detailed cost estimate is included in Appendix 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
sss,5.0o.0o
180,600.00
[26,200.00
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 £mprovements
Feasibility Report
Page I0
previously been assessed to some properties in the project area (see Appendix D). Additiona[
trunk charges as established in the Comprehensive Sewer and Water Plans will I~e 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 desig-n
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 (1.2" Lateral Benefit)
Sanitary Sewer (Trunk)
Water Main (Trunk)
Street, Trail, and Storm Sewer
Rate
Actual costs
$2 t.00/front foot
$1,252 per REU
Sl,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 (R.EUs) 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 kno~vn major road right-of-xvay. 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 O'tility Improvements
Feasibility Report
Page I 1
Table 3
Residential Equivalent Units (REUs)
Land Use Tvp,e, 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 ~eater number of REUs, additional unit
charges will be charged at the time of development based on Metropolitan Council
Environmental Services 0VICES) Sewer Availability charges (SAC) unit calculations.
Street assessment rates are calculated by dividing the total street, trail, lightLng, 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. Thb 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 fired future mink
facilities (wells, lift stations, mmic main, etc.).
Lake Drive West Street and Utility £mprovements
Feasibility Report
Page 12
Table 4 (Revised March 8, 1999)
Project 98-16 Revenue Summary
Item Estimated Cost
Sanitary Sewer $58,500
Water Main $180,600
Assessments
$58,500 (Lateral)
$1,25.2 (Trunk)
$59,752 (Total)
1 I6,340 (Lateral)
326,400 (Trunk)
442,740 (Total)
Net Revenue
$1,252
$262,140
Street and Storm $1,189,000 $1,188,975.20 ($124.80)
Parking Area $28,000. 0 ($28,000)
Total $1,456,100 * $1,691,467.20 $235,267.20
* Note: The total assessment amounts of $1,691,467.20 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 hearing 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 ~e 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
Owner
Redmond Products Inc.
Lake Susan Hills
Chanhassen (Sunset Ridge Park)
Chanhassen (Outlot E)
Lake Drive West Street and Utility Improvements
Feasibility Report
Page I3
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 prop. osed
development and assumes that the mass site ~ading 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
fi.om 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
CounciI Receive & Review Feasibility Report March 8, 1999
Public Hearing March 22, 1999
Order Plans and Specifications April 12, 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 Heating October 25, 1999
First Assessment Payments Due Spring 2000
Final Paving / Project Completion June, 2000
Lake Drive West Street and Utility Improvements
Feaxibiliry 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 Fading, the Eden Trace Developer will be required to work with the Lake,'
Susan Partnership property to obtain any necessary Fading agreement. It is assumed in this;
report that all required easements from the developers will be ~anted at no cost. Right-of Way
for Lake Drive West will be dedicated through the platting process.
Right of Entry A~eements 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 m~et 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 ~Vest 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 aligurnents.
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.
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 publi, c heating.
Lake Drive West Street and Utility Improvements
Feasibili~ Report
Page 16
APPENDIX A
PRELIMINARY COST ESTIMATE
LAKE DRIVE WEST, PROJECT 98-16
FEBRUARY 17, 1999
No. Item Units Qty Unit Price Total Pric~-
Part la - Sanitary Sewer - Eden Trace
1 Connect ~o existing manhole, core drill EA 6 5500.00 53,000.00
2 24" RCP Sanitary sewer LF 581 $45.00 $26,145.00
3 8" PVC sanitary sewer service LF 195 $18.00 $3,510.00
4 4' diameter sanitary manholes EA 3 $1,450.00 $4,350.00
5 4" Insulation SF 250 $3.00 S750.00
6 4 ft. dia. MH depth ~eater than 8 feet LF 5 $90.00 S450.00
. Total Construction $38,205.00
· Plus 30% - Legal, Administration & Engineering S 11,495.00
Total Part 1 a - Sanitary Sewer $49,700.00
Part lb - Sanitary Sewer - Lake Susan
7 8" PVC sanitary sewer service LF 215 $18.00 $3,870.00
8 4' diameter sanitary, man.holes EA 2 $1,450.00 52,900.00
Total Construction S6,770.00
iPlus 30% - Legal, Administration & Engineering i S2,030.00
Total Part lb - Sanitary Sewer :. S8,800.00
:Part 2 - Water Main
9 'Connect to existing water main ~ EA 2 S400.00 $800.00
10 12" water main LF 3610 $26.00 $93,860.00
1 l 8" water main LF 390 S16.00 56,240.00
12 ~6" water main LF 220 $14.00 $3,080.00
13 12" butterfly valve and box EA 2 $1,200.00 $2,400.00
14 8" gate valve and box EA 1 $700.00 $700.00
15 ~6" gate valve and box EA 10 $550.00 S5,500.00
16 i Hydrant w/marker sign in place EA 7 $1,600.00 511,200.00
17 Water main fittings LB 7585 $2.00 $I5.170.00
Total Construction 5138.950.00
Plus 30% - Legal, Administration & Engineer/rig $41,650.00
Total Part 2 - Water Main $t80,600,00
Part 3 - Storm Sewer
18 Salvage 24" sanitary pipe LF 475 $5.00 52,375.00
19 12" RCP storm sewer, Class 5 LF 120 $21.00 $2,520.00
20 15" RCP storm sewer, Class 5 LF 450 524.00 510,$00.00
21 18" RCP storm sewer, Class 5 LF 995 526.00 525,870.00 _
22 Install Salvaged 24" RCP storm sewer, Class 3 LF 400 $20.00 $8,000.00 __
Chan~assen, MN
K:\393\393-98-810 A- 1
APPENDIX A
PRELIMINARY COST ESTIMATE
LAKE DRIVE WEST, PROJECT 98-'16
FEBRUARY 17, '1999
23 36" RCP storm sewer, Class 3 LF 109 $50.00 $5,450.00
24 -4 ft. diameter storm MH (Plate 2101) EA 6 $1,500.00 $9,000.00
25 :Std. 2 ftx 3 ft CB w/cstg. (Plate 3101) EA 9 $1,100.00 $9,900.00
26 4 ft. diameter storm CBMH (Plate 3102) EA 2 $1,400.00 $2,800.00
27 .6 ft. diameter storm CBMH (Plate 3102) EA 1 52,800.00 $2,800.00
28 :18" RCP flared end section EA 2 $700.00 $1,400.00
29 ~.36" RCP flared end section EA ' 1 $1,500.00 $1,500.00
30 !24" RCP storm sewer, Class 3 LF 290 $45.00 $13,050.00
31 :Class 1II Riprap, placed at flared end section CY 30 $55.00 $1,650.00
;Total Construction $97,115.00
, Plus 30% - Legal, Administration & Engineering $29,085.00
Total Part 3 - Storm Sewer $126,200.00
Part 4 - Streets
32 Mobilization LS 1 $4,000.00 $4,000.00
33 Traffic control LS 1 $12,200.00 $12,200.00
34 :Landscaping LS 1 $25,000.00 $25,000.00
35 !Excavation and ~ading for trail LS 1 $1,500.00 $1,500.00
36 :Test rolling LF 3360 $1.00 $3,360.00
37 Sub~ade preparation LF 3360 $2.00 $6,720.00
38 Select Granular Borrow (CV) CY 10775 $11.00 $118,525.00
39 Ag~egate base, Class 5 TN 11655 $8.50 $99,067.50
40 Bituminous Wear Course, Type 41 TN 2030 $29.00 $58,870.00
41 Bituminous Binder Course, Type 41 TN 1490 $27.00 $40,230.00
42 Bituminous Base Course, Type 31 TN 1865 $27.00 .. $50,355.00
43 iPrep of bit. surface for wear paving 2000 LS 1 $3,000.00 $3,000.00
44 Bituminous material for tack coat GAL 1355 $1.50 $2,032.50
45 4" Polyethylene drain tile ; LF 6725 $5.00 $33,625.00
46 7-1/2" concrete driveway (Plate 5207) : SF 215 $4.00 $860.00
47 B618 concrete curb and gutter : LF 6900 $7.00 $48,300.00
48 Pedestrian curb ramp EA 2 $235.00 $470.00
49 Modular Block Retaining Wall SF 7370 $25.00 $184,250.00
50 Guard Rail LF 690 $10.00 $6,900.00
51 Lighting unit, Type R3 EA 22 $2,200.00 $48,400.00
52 2" NMC Conduit, Sch. 40 LF 6720 $3.75 $25,200.00
53 2" NMC Conduit, Sch. 80 LF 300 $4.50 $1,350.00
54 #2 AWG Wire LF 150 $1.75 $262.50
Chanhassen, MN
K:\3931393-98-810 A-2
APPENDIX A
PRELIMINARY COST ESTIMATE
LAKE DRIVE WEST, PROJECT 98-16
FEBRUARY 17, 1999
55 #6 AWG Wire LF 5000 $0.50 52,500.00
56 Spare luminaries and ballast (Plate 5240) EA 2 $450.00 $900.00
57 Sign panels, Type C SF 90 $30.00 $2,700.00
58 4" double, solid line, yellow paint LF 3360 $1.25 $4,200.00
59 '12" stop line, white epoxy LF 36 $12.00 $432.00
60 1-1/4" rock for entrance mai: TN 200 $12.00 $2,400.00
61 Protection of catch basin in street EA 10 $50.00 $500.00
62 Seeding w/mulch & fertilizer and 6" salv. topsoil AC ': 6.5 $1,200.00 $7,800.00
63 iSodding, lawn type SY i 6175 $2.50 $15,437.50
64 Silt fence, regular LF :, 1200 $2.50 $3,000.00
65 Wood fiber blanket SY ! 1600 $2.00 $3,200.00
Total Conslx'uction ! $817,547.00
Plus 30% - Legal, Admin. & Engineer/rig i S245,253.00
Total Part 4 - Streets i $1,062,800.00
Part 5 - Parking Area (Sunset Ridge Park)
66 Grading LS 1 $1,600.00 S 1,600.00
67 Restoration LS 1 $1,000.00 $1,000.00
68 Ag=o-regate base, Class 5 TN 970 $8.50 $8,245.00
69 :Bituminous Wear Course, Type 41 TN 120 $29.00 $3,480.00
70 ,.Bituminous Base Course, Type 31 TN 120 527.00 $3,240.00
71 B618 concrete curb and gutter LF 585 $7.00 54,095.00
Total Construction $21,660.00
Plus 30% - Legal, Admin. & Engineering 56,340.00
Total Part 5 - Parking Area $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
S8,800.00
$180,600.00
S 126,200.00
51,062,800.00
528,000.00
$1,456,100.00
Chan~assen, MN
K:\393\393-98-810 A-3
CITY
2OO
LAKE SUSAN
PARTNERSHIP
XISTING TRUNK
SANITARY SEWEI:
SET
PARK
RIDGE
JDU~ON RD.
,_,~ X ~ ',_3 Ri VE WE S T
FIGURE 2, SANITARY SEWER
-'::'3RUARY 1999 k: ~393~39~810%FI02
CONNECT
TO EXI',
NG WM
:ITY PR(
PROPOSED 12" WATER MAIN
LAKE SUSAN
PARTNERSHIP
SUNSET RIDGE
PARK
AUDUBON RD.
CONNECT TO EXISTING WM
CHANHASSEN, MINNESOTA
LAKE DRIVE WEST
FIGURE 3, WATER MAIN
FEBRUARY 1999 k: ~393\395810~FIG5
EXISTING TR
AND UNDERF ASS
/CITY PROPERT'
TURN
56'
LANE
LAKE SUSAN
PARTNERSHIP
STALL
ET
RIDGE
'~' ~DE BITUMINOUS
~ "~ROPOSED -
'"-..~ED E S TRIAN
CROSSING
AUDUBON RD.
CHANHASSFN, MINNESOTA
LAKE DRIVE WEST
FIGURE 4, STREET, TRAIL, AND
FEBRUARY 199g k: ~393~sg~810~FIG4
STORM
SEWER
(~/NCI TY PROP
25. 1900,
(~) LAKE SUSAN
PARTNERSHIP
PIN 25.0140200
¸ET
PIN 25. 4~
RIDGE
TO
ASSESSED
~OAVE STOCKDALE/
EOGEWORK BUILDERS
PIN 25.014.0900
AUDUBON RD.
CHANHASSEN, MINNESOTA
LAKE DRIVE WEST, PROJECT 98-16
FIGURE 7, AREA TO BE ASSESSED
FEBRUARY ~ 999 k: ~593~595810~FIO6
(~) CITY PROP:
PIN 25.
(~LAKE SUSAN
PARTNERSHIP
PIN 25.0140200
Front footoge = 1840'
iUALSE T RIDGE
PIN 25.4( t foo
STOCKDALE/ I
EDGEWORK BUILDERS$
AUDUBON RD. ~
=Street Assess oot
CHANHASSEN, MINNESOTA
LAKE DRIVE WEST, PROJECT 98-16
FIGURE 8, ASSESSABLE FOOTAGE
FEBRUARY 1999 k: X393X393810~FIG8