Memo from Saam 6-2-04
CITY 0 F
CHANHASSEN
7700 Markpt Boulevard
PO Box 1<17
Clnnllasserl MN 55317
AdministratIOn
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Fax 9522271110
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Recreatron Ce'lter
2310 Conttcr Bou'pvard
PI'D'IP 952 227.1400
95222714(}1
Planning &
Natural Resources
PlrDIlP 952227 1130
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1591 Par k Roa:1
952227 1300
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Web Site
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The City of Chanhassen · A
MEMORANDUM
TO:
Sharmeen AI-Jaff, Senior Planner
FROM:
Matt Saam, Assistant City Engineer M, '7
DATE:
June 2, 2004
SUBJ:
Final Plat Review of Stone Creek Town Offices
Project No. 04-11
Upon review of the plans dated May 26, 2004, prepared by PI owe Engineering,
Inc., I offcr the following comments and recommendations:
GRADINGfDRAINAGEIEROSION CONTROL
The cUITent plans show five buildings of three units and two buildings of five
units with a total of 26 lots on Block 1 and two outlots. The applicant is
proposing to grade all of Block 1 to prepare the site for the parking lot and
building pads. The future buildings on Block 1 are shown with proposed pad
elevations that vary from 944.50 to 964.50. A maximum slope of 3: 1 is allowed
on the side slopes along the southeasterly comer of Lot 25 and along the northeast
side of the parking lot. The site has been designed so that stormwater from the
buildings will drain toward each of the proposed catch basins. The parking lot
storm drainage will be conveyed via storm sewer to an existing stormwater
regional pond at the southwesterly corner of the site for treatment. This pond has
been previously designed to accommodate drainage from the site.
Staff recommends that type II silt fence be used adjacent to the storm water pond
and Bluff Creek. A minimum 75-foot rock construction entrance must be added
to the plans per City Detail Plate No. 5301. The applicant should be aware that
any off-site grading will require an easement from the appropriate property
owner.
UTILITIES
Municipal sewer and water service are available to the site from the south side on
Stone Creek Drive. The applicant is proposing to connect to the existing water
and sanitary sewer lines and extend them to serve each of the lots. The 8-inch
water and sewer mains will be considered public utility lines since they serve
multiple lots. As such, minimum 30-foot wide public easements will be required
over the portion of the public utility lines that are outside of the right-of-way.
The site has previously been assessed for utility and street improvements. The
remaining assessment due payable to the City is $103,521.12. This assessment
wrth
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Sharmeen AI-Jaff
June 2, 2004
Page 2
may be re-spread against the newly platted lots on a per-area basis or paid at the
time of final platting. Sanitary sewer and water hookup charges will also be
applicable for the new lots. The 2004 trunk hookup charge is $1,458 per unit for
sanitary sewer and $2,814 per unit for watermain. The hookup charges are based
on the number of SAC units assigned by the Met Council for the new lots.
Sanitary sewer and watermain hookup fees may be specially assessed against the
parcel at the time of building permit issuance.
All of the public utility improvements are required to be constructed in
accordance with the City's latest edition of Standard Specifications and Detail
Plates. Upon completion of the utility improvements, the public utilities will be
turned over to the City for maintenance and ownership. The applicant is required
to enter into a development contract with the City and supply the necessary
financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. The
applicant must be aware that public utility improvements will require a
preconstruction meeting before building permit issuance. Installation of the
private utilities for the site will require permits and inspections through the City's
Building Department. Permits from the appropriate regulatory agencies must be
obtained, including but not limited to the MPCA, Department of Health, and the
Watershed District.
STREETS AND PARKING LOT
The applicant is proposing to remove the existing temporary cul-de-sac
turnaround and construct a new cul-de-sac at the end of Stone Creek Drive to
serve Block 1 and Outlot A in the future. City standards require this cul-de-sac to
have a 48-foot radius with B-618 concrete curb and gutter around the perimeter.
The main drive aisle through the site is a private street since it serves multiple
lots. As such, the private street must be built to a 9-ton design, paved to a 26-foot
width, and contained within a 40-foot private easement. The developer will be
required to submit certification reports from a soil testing company which show
that the private street was built to these standards. The plans show a full access to
the site from the cul-de-sac. It should be noted that the drive aisle turning radii
along the western side of the site will not allow the City's pumper fire truck (WB-
50 semi-trailer equivalent) to drive through the site. This will require the turning
radii to be revised to accommodate a WB-50 design vehicle (48-foot radius).
c: Paul Oehme, Public Works Director/City Engineer
Jms
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