10. Feasibility Study, Plan & Specs Audubon Court ) U
• CITY OF
C1111, 1111ASSEN ____
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
' (612) 937-1900
tMEMORANDUM
TO: Don Ashworth, City Manager
' FROM: Gary Warren, City Engineer
DATE: June 7, 1989
ISUBJ: Accept Feasibility Study and Authorize Preparation of
Plans and Specifications for Audubon Court Improvement
Project No. 89-7
The attached feasibility study was authorized by the City Council
' on March 27 , 1989 . This area was recently rezoned and added to
the City ' s Development District No. 2 along Audubon Road. The
project is relatively straightforward with the exception that an
eye to the future has been cast on keeping our options open for
sanitary sewer service to the expanded MUSA areas of the City
north of Highway 5 . The wastewater pumping station would be
' sized to accommodate the immediate 180 acres of property
abutting Audubon Court since this is the maximum that the City ' s
interceptor on Park Road could accommodate. The remainder of the
public improvements are relatively straightforward.
The total estimated project cost which includes a 30% overhead
factor is $295 , 434 . Approximately $17 ,000 of these improvements
' would be funded using trunk sanitary sewer expansion funds (No.
402) to recognize the trunk benefit in serving the future
expanded sanitary sewer service area. The remainder of the pro-
' ject is eligible for special assessment reduction via the use of
tax increment funds as administered by the HRA. ...t;.
The petitioner and original owner/developer for this property was
Rick and Rock Sathre of Development Sites, Ltd. Chan-Land
Partners (Pat Gannon ) have recently acquired this site. In order
to waive the public hearing requirements and proceed with pre-
paration of plans and specifications, it is necessary that the
current developer enter into a development contract with the City
and thereby waive his rights to the public hearing. As can be
seen from the proposed assessment roll in the feasibility study,
1 all proposed assessable properties are in the ownership of the
new developer.
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Don Ashworth 11 June 7 , 1989
Page 2
It is therefore recommended that the attached feasibility study '
for Audubon Court be accepted by the City Council and preparation
of plans and specifications be authorized conditioned on the
developer, Chan-land Partners, entering into a development
contract, waiving their rights to a public hearing and providing
the City with the necessary financial security.
Attachment: Feasibility Study
c: Pat Gannon, Chan-Land Partners
Bill Engelhardt
Manager ' s Comments: Although tax increment may pay all or a
part of the special assessment costs, the onus to insure reduc-
tions is on the developer - not the City. Key points to this
statement include:
- Letter of Credit: The developer will be required to
guarantee assessment payments by filing a "letter of cre- '
dit" covering 100% of the assessment; failure to pay
assessments when due represent a default. To the extent
assessments are paid or agreed to be paid by individual
assessment agreement, the "letter of credit" can be
reduced;
- Incentive Limited: The reduction of outstanding special
assessments is limited to 3 years of increment generated
per lot. If no increment is generated, no eligibility
exists . One-eighth of the special assessment total , per
lot, becomes due each year. If development does not occur
for five years, only three-eighths of the original
assessment amount would be available for reduction even if
the three year calculation was significantly more. Past
trends have shown that, on an average, only 50% to 60% of
the original assessment is paid via incentive reductions;
and I
- Legislative Restrictions: The legislature has limited eli-
gibility for assessment reduction to eight years. The time
clock does not start until next year. If construction does
not start on a lot for five years and full taxes are not
seen until the seventh year, only two years of increment
could be used for assessment reduction (7th and 8th year
collections ) . Finally, this project currently meets the
"improvement test" keeping eligibility for the eight years .
Various bills were introduced this year to modify the
"improvement test" and thus force parcels out of a district
where construction has not started within four years .
These did not pass , but do represent a potential future
threat to the developer.
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IM. Limitation on Boundary Changes .
I The geographic area of TIF District No. 2-1 may be reduced,
but it cannot be enlarged after five years following the date of
certification of the original tax capacity by the Carver county
I auditor. This modification, which includes an expansion of the
boundaries of TIF District No. 2-1, is occurring within five
years of the date of certification of the TIF District .
IN. Relocation.
Although no relocation is anticipated, the City accepts as
I binding its obligations under state law for relocation and will
administer relocation services for families, individuals and
businesses displaced by public action.
II0. Parcels to be Acquired Within the TIF District .
It is not anticipated that any property will be acquired in
Iconnection with development proposals contained in the TIF Plan.
P. TIF Account.
IThe tax increment received with respect to TIF District No.
2-1 shall be segregated by the City in a special account on its
official books and records and held by a trustee for the benefit
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of holders of bonds issued to finance development activities .
Q. Estimate of Project Costs.
IThe estimated budgeted amounts for the original TIF
District were included in the Plan adopted on October 10 , 1988 .
II The following represent additional amounts which will be
expended within TIF District No. 2-1 as a result of this
modification:
I Special Assessment Reduction Program $ 273 ,000
Administrative Expenses 27 , 000
I Total $ 300 , 000
The City intends to construct Audubon Court and to assess
I the cost thereof to the benefitted properties. The land hereby
added to TIF District No. 2-1 will be eligible for the City ' s
special assessment reduction program. Under that program,
-4 special assessments levied against improved properties will be
I reduced by an amount equal to the tax increment generated by the
property during the first three years after full value of the
improvements is in place.
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' FEASIBILITY STUDY
FOR
' AUDUBON COURT IMPROVEMENTS
CITY OF CHANHASSEN, MINNESOTA
IMPROVEMENT PROJECT NO. 89-07
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CITY OF CHANHASSEN
OE_1J
' JUN 07 1989
'
ENGINEERING DEPT.
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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
Minnesota.
q/,(„4,Wiliam R. Engelhar , P.E.
Date: June 6, 1989 Registration No. 12026
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WILLIAM R. ENGELHARDT ASSOCIATES, INC.
' rry44ft/tiny C'ylw-e-e21
1107 HAZELTINE BOULEVARD
CHASKA, MINNESOTA 55318
(612) 448-8838
June 6, 1989
City of Chanhassen
c/o Mr . Gary Warren
' 690 Coulter Drive
Chanhassen , MN . 55317
RE: Feasibility Study
Audubon Court Improvements
Honorable Mayor and City Council Members :
' Pursuant to your request we have prepared a feasibility
study for the above named project . The improvements associated
with this project are sanitary sewer , watermain , storm sewer , and
street construction. We have included maps showing the proposed
' alignment and facilities . We have also included a proposed
method of financing.
' We will be happy to address your questions concerning this
report at your convenience.
Very truly yours ,
WILLIAM R. ENGELHARDT ASSOCIATES, INC.
William R. Engelhardt , P.E.
WRE/ las
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IREPORT
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SUMMARY AND CONCLUSIONS
1 . This project is feasible from an engineering
standpoint .
2. This project is Phase III of the Audubon Road
' Improvement project . Phase I is under construction and
will be completed in the Summer of 1989 . Phase II is
the North half of McGlynn Road scheduled for future
development .
' Specific improvements for Audubon Court are as follows :
' AUDUBON COURT : Street , paving , curb and gutter ,
sanitary sewer , watermain , and storm sewer .
3. Total project cost :
AUDUBON COURT:
Sanitary Sewer (Trunk) $ 16 , 926. 00
Sanitary Sewer (Lateral ) $ 117 , 185. 00
' Watermain $ 47, 243 . 00
Storm Sewer $ 25 , 389 .00
Street Construction $ 88 , 691 . 00
' Total Estimated Project Cost : $ 295, 434. 00
4 . Financing :
This project is being considered as a tax increment
' project . Financing of the improvements will be
available through tax increment funds generated by the
building within the district . A conservative approach
to the funding of the improvements has been considered .
The initial improvement costs are proposed to assessed
on a square foot basis . The proposed assessment roll
' is shown in Appendix B. These assessments will qualify
for the special assessment reduction program
administered by the City of Chanhassen H.R.A.
' Trunk sewer funds in the amount of $16 , 926. 00 will be
designated to pay for the lift station and forcemain
oversizing cost .
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IGENERAL
I The impetus for this feasibility study is the proposed
development of approximately 11 acres of a 63 acre site
located South of the McGlynn Bakery site on Audubon
Road .
IThe proposed improvements include construction of
Audubon Court ; a 36-foot street with concrete curb and
I gutter . In addition , sanitary sewer , watermain , and
storm sewer are an integral part of this study .
The proposed lift station and forcemain for the
I proposed sanitary sewer extension will be oversized to
accommodate future extension to the West . The
oversizing cost , or the cost to increase the forcemain
I from four ( 4) inch to six ( 6) inch and the pumps from 5
HP to 10 HP , is being considered a trunk sanitary
sewer cost . The service area for the oversized lift
I station is best indicated by Drawing No . 1 . The
service area is approximately 180 acres .
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CITY Y OF CHANHASSEN --•
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_ AUDUBON COURT
- r ----, .---__ FEASIBILITY STUDY
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, .• . LIFT STATION SERVICE AREA
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"'in..-'' ' -.."••••--A\, i 9.F• 1 ".\.'1(------- --'k WILLIAM R. ENGELHARDT ASSOCIATES
CONSULTING ENGINEERS
• a V '•-•••N. /
. __ ,. '-• . _ ...\•-• CHASKA, MINNESOTA 55318-
-:!. =„e_._.•
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,-,- r.--....-----, --.-- SCALE: In = 200d DATE: MAY. 1989
_
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DRAWING NO. I
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SANITARY SEWER
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The sanitary sewer proposed for Audubon Court is best
Iindicated by Drawing No. 2.
The proposed sewer becomes an integral part of this
project . The proposed lift station and pipe system
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will serve the Audubon Court development and the future
development of Outlots A and B , and the adjoining
property to the North. The oversizing cost of the lift
I station and pipe system considered for future
development is the estimated trunk sewer cost . We
estimate the total sanitary sewer lift station and
I forcemain costs to be $81 , 081 . 00 . The development
benefit portion of the estimated $81 , 081 . 00 is
$64 , 155 . 00 . The difference between the lift station
and forcemain cost and the development benefit cost is
Ithe estimated trunk sewer cost , which is $16, 926. 00.
The sanitary sewer cost within the streets to serve
I individual lots is estimated at $53 , 030 . 00 . The
combined development benefit sanitary sewer cost
within the streets and lift station/forcemain costs for
the development is estimated at $117 , 185. 00. In other
I words , $ 16 , 926 . 00 of the sanitary sewer cost is
proposed to be paid by trunk sewer funds . The
balance, or $117, 185. 00 of sanitary sewer cost will be
Ipaid with tax increment funds .
The proposed sanitary sewer is ten ( 10) inches in
I diameter and will discharge into an existing 10- inch
sanitary sewer along Audubon Road . The connection
point is located in the vicinity of proposed Audubon
Court and Audubon Road (between the railroad and Park
IRoad) .
Drawing No. 1 indicates the proposed service area and
I future MUSA line. We have also shown a proposed plan
to serve a larger area within the Bluff Creek
interceptor service area. This area could be served
Iwith the construction of additional trunk sewer lines .
The major North/South trunk sewer as proposed in the
city ' s comprehensive plan is the Bluff Creek
I interceptor . The lift station as proposed is
considered a temporary facility located on the Bluff
Creek sewer alignment and will be converted to a
I standard gravity service manhole as additional trunk
sewer is constructed . We have also planned for a
second phase connection to the Lake Ann interceptor
twhich will accommodate future development North of
3
' Highway 5 and within the future MUSA line when allowed
by the Metro Council . This second phase will serve the
larger area North of Highway 5 which cannot be
' accommodated by the lift station . The Lake Ann
connection will also serve as an interim facility until
the entire Bluff Creek interceptor is constructed .
The planning for these facilities and interim
connections ( lift station , Lake Ann connection) will
' allow the city flexibility to accommodate future growth
and expansion without the entire construction of the
Bluff Creek interceptor .
' Service to these areas will be allowed at such time
when the Metro Council includes these areas into the
city' s urban service area.
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OUTLOT B
IMCGLYNN ROAD
Nii
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TI M BE- OOD �-k�� 9p9-4 o j
I �G D_
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�0� PARK
ESTA S :am
ISCALE: 111=500' ROAD
' ;O4I .
OA WOOF POND
I : ' IGE LIFT STATION JOJ/
---� 3 PO
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I1 OUTLOT A OUTLOT B m
. RE AISS a
901
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I ‘1,\\",AP- CITY OF CHANHASSEN
MINNESOTA
I AUDUBON COURT
FEASIBILITY STUDY
I �,o
G�
SANITARY SEWER
\GP
PROPOSED SANITARY SEWER
PROPOSED FORCEMAIN
o > o EXISTING SANITARY SEWER
I WILLIAM R. ENGELHARDT ASSOCIATES
CONSULTING ENGINEERS
CHASKA, MINNESOTA 55318
I SCALE I = 500 DATE:APRIL . 1989 I
DRAW I NG NO, 2
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WATERMAIN
The proposed watermain is best indicated by Drawing No.
1 3 .
The proposed watermain connects to the existing 12- inch
watermain which runs parallel with Audubon Road from
' the railroad bridge to Park Road . The proposed
watermain varies in size from 6- inch mains for hydrant
leads to a 12- inch main for the extension to the West .
' The total estimated cost for Audubon Court watermain is
$47 ,243. 00 and is detailed in Appendix A.
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I tr
- OUTLOT B
1 MCGLYNN ROAD i
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ATIMBE.. OOD -k� pg- Q
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1 �O 'ARK
1 a ESTA S
SCALE: 1 500' ROAD
1 ETENTIO
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p ' /GE p � 1..
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1 3 PO
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J��� CITY OF CHANHASSEN
I ���'�P MINNESOTA
AUDUBON COURT
FEASIBILITY STUDY
WATERMAIN
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PROPOSED WATERMAIN
I —11 EXISTING WATERMAIN
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I WILLIAM R. ENGELHARDT ASSOCIATES
CONSULTING ENGINEERS
CHASKA, MINNESOTA 55318
1 SCALE : 1"= 500' DATE:APRIL . 1989
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STORM SEWER
' The storm sewer is essential to this project and is
best indicated by Drawing No. 4.
The storm sewer improvements transfer the existing
drainage patterns from overland flow to a storm sewer
pipe system. The storm sewer will collect runoff from
' the street and convey it to the existing detention pond
located on the McGlynn Bakery site . The storm sewer
design is based on a 10-year design storm frequency .
The total project cost for storm sewer is detailed in
Appendix A. The total project cost for storm sewer
construction is $25, 389 . 00.
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OUTLOT B
IMCGLYNN ROAD
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S J4-° CITY OF CHANHASSEN
I MINNESOTA
AUDUBON COURT
1 FEASIBILITY STUDY
o STORM SEWER
IG\'''G PROPOSED STORM SEWER
I -----°->--O- - EXISTING STORM SEWER
I ,WILLIAM R. ENGELHARDT ASSOCIATES
CONSULTING ENGINEERS
CHASKA, MINNESOTA 55318
SCALE : In= 500' DATE:APRIL . 1989
I
DRAW I NG NO. 4
' STREET IMPROVEMENTS
' The proposed street improvements are best indicated by
Drawing No. 5.
' A new roadway will be constructed as a nine (9) ton
urban section , 36-feet wide, with B618 concrete curb
and gutter , approximately 950 feet in length . A
temporary cul-de-sac is planned for the end of Audubon
Court . This cul -de-sac will be removed when the street
is extended West .
' The total project estimated cost is $88 , 691 . 00 and is
detailed in Appendix A.
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I \I" CITY OF CHANHASSEN
�.0• MINNESOTA
I AUDUBON COURT
FEASIBILITY STUDY
STREET CONSTRUCTION
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G�`GP,
:l r PROPOSED STREET
ICONSTRUCTION
IWILLIAM R. ENGELHARDT ASSOCIATES
CONSULTING ENGINEERS
CHASKA, MINNESOTA 55318
ISCALE : I"= 500' DATE:APRIL . 1989
DRAWING NO. 5
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I APPENDIX A
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FEASIBILITY STUDY
for
' AUDUBON COURT IMPROVEMENTS
CITY OF CHANHASSEN, MINNESOTA
ESTIMATED PROJECT COST
TRUNK SANITARY SEWER
• 6" DIP, Cl. 50 Forcemain 1200 L.F . @ $ 12 . 00 / L .F . = $ -- 14400
▪ Liftstation Lump Sum = $ 45000
' Subtotal = $ 59400
5% Mobilization = $ 297(1
Total Estimated Construction Cost = $ 62370
Add: 30% for Engineering,
Administrative, Legal
and Miscellaneous = $ 18711
Total Estimated Project Cost = $ 81081
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SANITARY SEWER (LATERAL BENEFIT)
4" DIP, Cl . 50 Forcemain 1200 L. F. @ $ 10. 00 / L.F. = $ 12000
Liftstation Lump Sum = $ 35000
Subtotal = $ 47000 if I 5% Mobilization = $ 2350
Total Estimated Construction Cost = $ 49350
Add: 30% for Engineering,
Administrative, Legal
and Miscellaneous = $ 1480.5
Total Estimated Project Cost = $ 64155
LATERAL SANITARY SEWER:
1 10" PVC, SDR 35 , Sanitary Sewer
0'-10 ' Depth 1030 L. F. @ $ 12 . 00 / L.F. _ $ 12360
I10 '-12 ' Depth 85 L.F. @ $ 14 . 00 / L. F . _ $ 1190
12 '-14' Depth 50 L.F . @ $ 17 . 00 / L. F. = $ 850
10" PVC, SDR 26, Sanitary Sewer
12 '-14 ' Depth 15 L . F. @ $ 18 . 00 / L. F. _ $ 270
14'-16 ' Depth 40 L. F. @ $ 21 . 00 / L. F . = $ 840
I16 '-18 ' Depth 35 L .F. @ $ 25 . 00 / L. F . = $ 875
18 '-20 ' Depth 35 L.F. @ $ 29 . 00 / L.F . = $ 1015
20 '-22' Depth 50 L.F. @ $ 33 . 00 / L.F . = $ 1650
22'-24' Depth 100 L.F . @ $ 37 . 00 / L.F . _ $ 3700
Standard Manhole
' (0'-10 ' Depth) 6 Ea. @ $ 1000 . 00 / Ea. = $ 6000
Manhole Extra Depth
I (Over 10 ' Deep) 4 L.F. @ $ 100 . 00 / L.F. _ $ 400
Exist. Manhole Extension 11 L.F . @ $ 150 .00 / L.F . = $ 1650
I Inner Manhole Chimney
Seals (Inc. Install . ) 6 Ea. @ $ 340 . 00 / Ea. _ $ 2040
I8" PVC Service Wyes 6 Ea. @ $ 75 . 00 / Ea . _ $ 450
8" PVC Service Pipe 200 L.F. @ $ 12 . 00 / L . F . _ $ 2400
ITrench Stabilization Rock 460 Tons @ $ 6 . 00 / Ton = $ 2760
Connect To Existing
IManhole Lump Sum = $ 400
Subtotal = $ 38850
5% Mobilization = $ 1943
Total Estimated Construction Cost = $ 40793
Add: 30% for Engineering,
' Administrative, Legal
and Miscellaneous = $ 12238
Total Estimated Project Cost = $ 53030
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WATERMAIN
II6" Cl . 52 DIP Watermain 250 L .F. @ $ 12 . 00 / L.F. _ $ 3000
12" Cl. 52 DIP Watermain 900 L . F. @ $ 24 . 00 / L . F. _ $ 21600
IIHydrants 2 Ea. @ $ 1100 . 00 / Ea. _ $ 2200
I6" Valves 8 Ea. @ $ 350 . 00 / Ea. = $ 2800
12" Valves 1 Ea. @ $ 750 . 00 / Ea. = $ 750
IFittings 3300 Lbs . @ $ 1 . 20 / Lbs . = $ 3960
Connect To Existing 12"
Watermain Lump Sum = $ 300
Subtotal = $ 34610
5% Mobilization = $ 1731
' Total Estimated Construction Cost = $ 36341
Add: 30% for Engineering,
Administrative, Legal
and Miscellaneous = $ 10902
Total Estimated Project Cost = $ 47243
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STORM SEWER:
II 12" RCP, CL. 5
0 '-6 ' Depth 400 L.F. @ $ 15 . 00 / L . F. _ $ 6000
I15" RCP, CL. 5
I10'-12' Depth 400 L.F . @ $ 20 . 00 / L .F . = $ 8000
Catch Basins 4 Ea. @ $ 800 . 00 / Ea. = $ 3200
II Standard Manhole
(0 '-10' Depth) 1 Ea. @ $ 800 . 00 / Ea. _ $ 800
15" R.C. Apron 1 Ea. @ $ 300 . 00 / Ea. _ $ 300
Rip Rap 10 S.Y. @ $ 30 . 00 / S .Y. _ $ 300
Subtotal = $ 18600
5% Mobilization = $ 930
Total Estimated Construction Cost = $ 19530
' Add: 30% for Engineering,
Administrative, Legal
and Miscellaneous = $ 5859
Total Estimated Project Cost = $ 25389
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STREET CONSTRUCTION:
1 Subgrade Preparation 5000 S.Y. @ $ 0 . 30 / S.Y. _ $ 1500
2" Bituminous Wearing
IICourse (MNDOT 2341) 3700 S.Y. @ $ 2 . 50 / S .Y. _ $ 9250
4 1/2" Bituminous Base
ICourse (MNDOT 2331) 915 Tons @ $ 17 . 00 / Ton = $ 15555
Modified Class 5 ( 100%
Crushed Quarry Stone) 3260 Tons @ $ 7 . 00 / Ton = $ 22820
II B618 Concrete Curb
& Gutter 1890 L. F. @ $ 5 . 00 / L . F. _ $ 9450
ISodding 700 S .Y. @ $ 2 . 00 / S.Y. _ $ 1400
• Seeding & Mulch 10 Acre @ $ 500 . 00 / Acre = $ 5000
III Erosion Control Fence 2000 L. F. @ $ 2 . 00 / L. F. _ $ 4000
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Subtotal = $ 64975
' 5% Mobilization = $ 3249
Total Estimated Construction Cost = $ 68224
' Add: 30% for Engineering,
Administrative, Legal
and Miscellaneous = $ 20467
Total Estimated Project Cost = $ 88691
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IAPPEND.. B
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AUDUBON COURT
IIPROPOSED ASSESSMENTS
Proposed
Square Feet Cost/S .F. Assessment
Block 1 ,
ILot 1 91 , 500 S.F. $ 0. 576/S.F. $ 52 , 704
Lot 2 66 ,000 S .F. $ 0. 576/S.F. $ 38 ,016
ILot 3 98 , 500 S.F. $ 0. 576/S .F. $ 56 , 756
I Block 2,
Lot 1 69, 000 S.F. $ 0. 576/S.F. $ 39 , 764
ILot 2 55, 880 S.F. $ 0. 576/S .F. $ 32 , 206
Lot 3 102, 500 S .F. $ 0. 576/S .F. $ 59 , 062
I483, 380 S .F. $ 278 , 508
ITotal Project Cost = $ 278 , 508
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