Memo from Sweidan 4-26-04
CITY OF
CHANHASSEN
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The City of Chanhassen ·
MEMORANDUM
TO:
Sharmecn AI-Jaff, Senior Planner
/-7
Mahmoud Swcidau, Engineer ~~
April 26, 2004
PI~ 4)~
FROM:
DATE:
SUBJ:
Site Plan and Pre!. Plat Review of Stone Creek Town Offices
Land Use Review File No. 04-04
Upon review of the plans dated April 13,2004, prepared by PI owe Engineering,
Inc., I offer the following comments and recommendations:
GRADING/DRAINAGE/EROSION CONTROL
The cUlTent 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 storm water 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 storm water
regional pond at the southwesterly comer of the site for treatment. This pond has
been previously designed to accommodate drainage from the site. Prior to final
platting, storm sewer design data will need to be submitted for staff review. The
storm sewer will have to be designed for a lO-year, 24-hour storm event.
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
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Sharmeen AI-Jaff
April 26, 2004
Page 2
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
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).
Sharmeen AI-Jaff
April 26,2004
Page 3
RECOMMENDED CONDITIONS OF APPROVAL
1. Add the following City of Chanhassen Detail Plate Nos. 1004, 1005, 1006,
2001,2101,2103,2201,2204,3101,3102,5201,5203,5207,5214,5215,
5216, 5300 and 5302.
2. Prior to final plat approval, a professional civil engineer registered in the
state of Minnesota must sign all plans.
3. Prior to final platting, storm sewer design data will need to be submitted
for staff review. The storm sewer will have to be designed for a lO-year,
24-hour storm event.
4. Cross-access easements for the shared driveway accesses must be obtained
and recorded against all lots.
5. Staff recommends that type II silt fence be used adjacent to the storm pond
and the creek.
6. Any off-site grading will require easements from the appropriate property
owner.
7. Installation of the private utilities for the site will require permits and
inspections through the City's Building Department.
8. 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 may be respread 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 water-main. The hookup charges are based on the number of SAC
units assigned by the Met Council for the new lots. Sanitary sewer and
water-main hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
9. 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
Sharmeen AI-Jaff
April 26, 2004
Page 4
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.
10. On the utility plan:
- Show the existing and proposed utility easements.
- Add a storm sewer schedule.
- Revise the Sewer Note No.1 to be, "All sanitary services shall be 6"
PVC SDR26.
- Add a note "any connection to existing structures must be core drilled."
- Remove the existing 24-inch storm stub to the north and bulkhead the
invert at the manhole.
- Delete the sanitary sewer connection at the southwest comer of the site
and utilize the existing sanitary stub in the cul-de-sac.
- Revise the proposed storm sewer within the cul-de-sac from a 12-inch to
a IS-inch pipe.
11. On the grading plan:
- Show all existing and proposed easements.
- Show the benchmark used for the site survey.
- Show a minimum 75-foot rock construction entrance.
- Revise the side slope to 3: 1 maximum along the northeast side of the
parking lot and at the southeasterly comer of lot 25.
12. On the site plan:
- Revise the scale from 1 "=20' to 1 "=40'.
- Show the existing and proposed trail/sidewalk adjacent to the site.
- Show all dimensions for the improvements, i.e. drive aisle width, cul-de-
sac radius, curb return radii, stall lengths/widths, etc.
13. No direct access to Highway 5 is allowed.
14. 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.
15. The Stone Creek Drive cul-de-sac must be built with a 48-foot radius and
B-618 concrete curb and gutter.
Sharmeen AI-Jaff
April 26,2004
Page 5
16. 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.
17. The drive ailse turning radii on the western side of the parking lot must be
revised to accommodate a WB-50 design vehicle (48-foot radius).
c: Paul Oehme, Public Works Director/City Engineer
Matt Saam, Assistant City Engineer
Jms
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