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Galpin Development Subdivision Staff Review Memo from EH 1-3-19 CT Y 0�. • CITY OF CIIANHASSEN en d 'c, % Chanhassen is a Comm unity for Life-ProvidingforToday and PlanningforTomorrow Ng A % (3)n Memorandum To: Kate Aanenson From: Erik Henricksen, Project Engineer 4 CC: Paul Oehme, Public Works Director/City Engineer George Bender, Assistant City Engineer Kevin Crooks, Utility Superintendent Date: January 3'1, 2019 Re: Galpin Development Subdivision Review City Planning Case No. 2019-01 EASEMENTS & RIGHT-OF-WAY There is an existing 20' wide Metropolitan Council Environmental Services (MCES) sewer and utility easement located on the property as illustrated on the submitted preliminary plat. Generally, the easement traverses from the northwest corner of the property to the southeast corner of the property, bisecting the site diagonally. The applicant is proposing to impact the easement at two locations. The first location is within the northwest corner of the site where grading and construction of Street"Z" and Basin 200 are proposed. The second location is to the east of Street "G" where grading is proposed behind Lots 143-144. MCES has been supplied the applicant's site plans, and all comments and conditions set forth by MCES shall be addressed by the applicant. An agreement to construct any of the proposed improvements over MCES's easement must be executed and supplied to the City for review prior to the issuance of grading permits. Furthermore, the applicant shall supply callouts identifying the width of the MCES easement on the plat prior to recording. The applicant is proposing standard drainage and utility easements(D&U's) around the majority of the lots on the provided preliminary plat. Additional 20' wide D&U's have been provided within Lots 116-130 abutting Street"Z", Lots 108-111 abutting Street"A", and Lots 102-105 abutting Topaz Drive. These 20' wide D&U's are provided for stormwater collection and conveyance systems located in backyards that fall outside the standard D&U's. Furthermore, 30' wide D&U's between Lots 133-134 abutting Street"H" and Lots 116-117 abutting Street"D" PH 952.227.1100. wWw.d.Challh1155e11.190.05• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 d w A CITY OF CHANIIASSEN E S S Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow have been proposed. These additional 30' wide D&U's are provided for access to proposed utilities and the north side of Basin 300. However, 30' wide D&U's between additional lots throughout the development shall be provided in areas requiring access to utilities and stormwater basins. This shall include the location of a water main connection off Street"Z"to a stub off Ruby Lane, discussed under the "Water" section of this staff report, and between lots abutting stormwater Basins 100, 300, and 600. Right-of-way dedication will be required along the east side of Galpin Boulevard per Carver County's review and comments(see"Carver County Development/Access Review Comments" attached), the Highway 117 Corridor Study, and the typical roadway sections identified in the County's Draft 2040 Comprehensive Plan. The Corridor Study identifies specific right-of-way needs and the plat will be required to follow and be consistent with the preferred roadway alternative. The right of way shall tie into the existing highway right of way north and south of the proposed development. The preliminary and final plat proposals shall be reviewed and approved as to form and content by the County Surveyor and city. Specific right-of-way dedications and recommended cross-section submittals are referenced in the County's comments under Item 5. Currently there exists overhead utilities within the right-of-way abutting the development on the east side of Galpin Boulevard. The applicant will be required to underground all overhead utilities from W 78th Street to the northern property line. Underground utilities reduce the risk of accidents, such as vehicles colliding with poles and service impacts such as storms knocking down limbs on lines. It also improves the overall esthetics of roadway corridors and neighborhoods, which improves and promotes livability. The undergrounding of utilities from W 78th Street to the southern property line is required to maintain continuity, discourage associated impacts with piecemealed undergrounding activities, and promote constructability. Existing Conditions Survey The provided existing conditions survey does not call out any existing septic systems or water wells. However, Engineering and Public Works are aware of a potential septic system near the "guard house"on the development. The applicant shall determine to the satisfaction of the Engineering and Public Works department that there are in fact no existing septic systems and/or wells located on the property. If found, the abandonment of all existing wells shall be in accordance with the Minnesota Department of Health's review and regulations, and the abandonment of all existing septic systems shall be in accordance with the Minnesota Pollution Control Agency's review and regulations. All required permits from the appropriate regulatory agencies shall be obtained prior to the commencement of any abandonment(s). There is an existing MCES sanitary and utility easement on parcels 250100400 and 257580040 that is not delineated on the existing conditions survey. The applicant shall identify the PH 952.227.1100• www.ci.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 d w 9 H A S Chanhassen is a Community for life-Providing for Today and PlanningforTomorrow document numbers and illustrate the extents of the easement on these parcels and resubmit the existing conditions survey. GRADING The applicant is proposing to construct five stormwater basins (Basins 100, 200, 300, 400, 600) within and around the development. Through the preliminary grading plan and grading details, drainage from individual lots will be routed away from buildings into a series of catch basins and reinforced concrete pipe located within drainage and utility easements in backyards. Drainage from proposed public streets will be collected through catch basins located next to curbs, and routed to stormwater basins within and around the site. The applicant has not provided in the narrative or on the preliminary plans details regarding whether the site will be mass graded or if the site will be graded under a phased approach. The applicant shall supply a mass grading plan or a phased grading plan (whichever is applicable) for review and approval by the city prior to the issuance of grading plans. There are proposed driveways that approach the maximum 10% grade(e.g. Lot 130 abutting Street"Z"is at 9.9% grade) and one street that reaches the maximum 7 % grade(Street"A"near station 24+50) allowed by city ordinance. Staff recommends limiting maximum grades in order to achieve a higher level of constructability. Any constructed street or driveway that exceeds maximum allowable grades upon final inspection will be required to be removed and replaced. The applicant has not supplied top of curb elevations or spot elevations at the center of proposed driveways at curb line on the submitted grading plans. Updated grading plans shall be submitted illustrating these elevations for review by the city to ensure constructability and any potential conflicts. The proposed grading to the north of Street"Z"between stations 6+50 and 11+00 is called out as a 2:1 slope. The slope shall be reduced to 2.5:1, at a minimum, upon submittal of construction drawings and prior to the issuance of a grading permit. Certain locations that call out the emergency overflow route(EOF) are missing the associated drainage arrows. All locations of EOF shall be illustrated with accompanying drainage arrows upon resubmittal of grading plans. There are two bluffs within the site. One bluff is located west of Lots 111-115 abutting Lucy Ridge Lane, and a second bluff is located south of Lots 125-126 abutting Street"Z". The grading plans do not indicate the locations or extent of the bluffs and their appropriate buffers and setbacks. The extent and location of all bluffs shall be provided on the grading plans upon submittal of construction drawings, and the grading and/or building of any structures adjacent to bluffs shall be subject to review and approval prior to the issuance of a grading permit. PH 952.227.1100• www.ci.chanhassen.mn.us• R952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 z CITY OF CIIANIIASSEN 0, w 9 N E ASS Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow Proposed grading for Basin 400 encroaches into the southern section of the city's well house#3 and water station site off Galpin Blvd. The applicant will be required to perform site improvements associated with the well house site, discussed under the "Water"section of this staff report, including the relocation of the access driveway off Galpin Blvd. Additionally, there is a significant oak tree that shall be protected during grading operations. The grading plans shall show the relocated access driveway location and grades, the location and footprint of the well house, and call out the protection of the oak tree upon resubmittal of grading plans. There is a low point indicated on the preliminary grading plans at the intersection of Street"E" and Street "H"that does not align with the proposed storm catch basin. The applicant shall adjust the grading plans so that the low point is adjacent to the catch basin for optimal drainage and to reduce ponding or"bird bathing". The preliminary grading plans indicate drainage of backyards from Lots 164-174 abutting Street "A"to runoff directly onto the proposed public trail, north of Wetland 11. The applicant shall submit revised grading plans and stormwater plans so that no stormwater runoff flows directly onto the public trail. Furthermore, no untreated stormwater shall be routed to wetlands prior to treatment. Immediately east of Lot 110 abutting Street"A", the applicant is proposing a stormwater conveyance pipe with catch basins. The preliminary grading plans indicate a grade of approximately 30% running perpendicular to the stormwater system. The applicant shall adjust the grading plans to create a grade of not more than 10% over the utility for maintenance and accessibility purposes. Furthermore, staff has concerns regarding slope stability immediately east of Lot 110. The applicant shall submit an updated geotechnical report, including soil types, ground water elevations, and slope stability calculations for this area based on the proposed structure to be constructed on the lot. The public trail adjacent to the back lot lines of Lots 112-115 has a proposed continuous grade of 8% extending over 150'. While the proposed public trail system meets the Americans with Disabilities Act Accessibility Guidelines (ADAAG) for maximum running slope of trail segments (no more than 30%of the total trail length to exceed a 1:12 slope), staff recommends the installation of a level resting pad over this continuous grade. This recommendation is based on the intent of ADAAG which is to provide access to the greatest extent possible. The plat's final grading plans,ponds, and right of way along Galpin Boulevard shall be reviewed and approved by the County and the city to show how they conform to the potential future Galpin Boulevard reconstruction. A cross reference of grading plans,profiles, and respective cross sections should be provided at key locations such as intersections, ponds, or other special features for review by the County and city prior to acceptance. PH 952.227.1100• www.ci.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 e-, CITY OF CIIANIIASSEN m ASS Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow RETAINING WALLS There are three proposed retaining walls on the site. All retaining walls exceeding 4' in height shall be constructed in accordance with plans prepared by a registered engineer or landscape architect and shall be constructed of a durable material (smooth face concrete/poured in place, masonry/mortared, railroad ties and timber are prohibited). No such plans or details were submitted with the plan sheets, and must be provided prior to issuance of grading permits. The retaining wall on the south side of the development behind Lots 108-111 abutting Street "A" is approximately 420' long and ranges from 4'-10' tall. The retaining wall is currently proposed to be offset approximately 10' from a proposed stormwater conveyance line. The retaining wall shall be adjusted to accommodate a 1.5:1 buffer from the bottom of the proposed stormwater line to the bottom of the proposed retaining wall foundation. The 1.5:1 buffer is required for maintenance and repair purposes and to maintain structural stability of the wall during such activities. The retaining wall on the west side of the development behind Lots 161-163 abutting Street"A" is approximately 170' long. Top of wall and bottom of wall spot elevations were not provided. The updated grading plans shall include the top of wall and bottom of wall elevations. The retaining wall on the north side of the development behind Lots 123-125 abutting Street "Z" is approximately 200' long and ranges from 6'-8' tall. The construction of this wall appears to be within a bluff setback. Pending updated grading plans that illustrate the bluff, addressed previously under the "Grading"section of this staff report,the retaining wall may have to be adjusted outside the bluff protection area. STREETS The applicant is proposing the construction of nine new streets (Streets"A"-"H"and Street"Z") and the extension of two existing streets(Topaz Drive and Lucy Ridge Lane)that shall be owned and maintained by the city after acceptance of the public improvements by the City Council. All newly constructed street sections shall be designed to meet the current standard specifications and detail plates for residential streets. These new streets and extensions will result in six cul-de- sacs with five of the six proposed cul-de-sacs meeting current city code and standard specifications. Street "Z", a newly constructed street and cul-de-sac in the northern section of the development, exceeds the maximum length for a cul-de-sac per city ordinance. City ordinance section 18.57.k limits the length of any cul-de-sac to 800'. Street"Z"is proposed as a cul-de-sac with a length of 1376' measured from the centerline of Galpin Boulevard to the center point of the turnaround radius. However, Engineering recommends approval of the cul-de-sac as the topography would require substantial grading and the loss of significant trees that would alter PH 952.227.1100- www.d.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 - CHANHASSEN • MINNESOTA 55317 A Y o en Of • �, CITY OF CHANHASSEN I 6 A SS Chanhassen is a Comm unity for Life-Providing forloday and Planning forTomorrow the physical character of the property and surrounding parcels (Ordinance 18.57.k.2). Furthermore, public outreach efforts and public hearings were conducted by the city regarding the option for a local through street connecting Galpin Boulevard to Lucy Ridge Lane(i.e. Street "Z"). The responses received from residences in the Ashling Meadows neighborhood noted that they opposed the connection. The concerns were regarding; perceived increased cut-through traffic, safety associated with an increase in traffic through residential neighborhoods, and loss of the natural barrier between neighborhoods. The alternative to connect Galpin Boulevard with Lake Lucy Ridge Lane was conceptually proposed back in June of 2018 by the applicant, an exhibit is provided below: `' ♦ Lucy Ridge Rd )1 t)i: r dtfilk Galpin Blvd 4/1.1%(.' Ile En INNS! �alit`'°'' ';i' _ 7 ! '' ._4,1 � , t 1;.%i 42.1,11 I� I ' '' • ,: ..-,7r,-, , f:- '' ii-,-, i. ii,'4,&.= . • -7:-.1-'44- 11/41r): .•, , s ", , I .%;:,,..k ,.__,_._,,,, I glopprig-", Tik S __,...,„,.. , ..., , • ,,,..-4:74- . Rifirm,-,41-m-,-.--,vir,4/.. .. --i- .( , 41,,.,,,,,,A____---....a-,,L--:-:, ,, i •..-..:Nk.4„. 1.;:., -,,i,_-_.,,•_-_,. T „or,. rte` =____,,,,,„:„..4.-.,„_.- ,„ , ,,,•.,.._. ,...„:,,,..,„ ,,r,„.•_,,,,„,,,,,IA . �.r / ,!i� /9 , ��fm! �i', j .�; j !T/h..44011 11101r ‘i, , --...z.--,- t- —4,--,...--,---------- - • ii g ii 0 , tj4 ! �,_ p - r i•`fir-„ , DEOPTI. �� / 1ktkit��`�� -.� Through Street .- iiiv-ij �,,.tea := .tea z\ (Street �'zi) S i •:i i '\`'‘• -•;` i -,!0 � ,nig i� ,.cam \ /,- / `' -�,\ .1•; ` v yam-. `/ /�� '� r '_!!�:::::::,____.....:,-.-----z:_,.. .._. �;- ., ,, =� FpsVO4/01%‘_,,., 1 M Mnn�cE2t 4t) rte//'lam/ > 'J�-- Exhibit 1:Pioneer Engineering's Concept Plan 07 from 6-1-2018 As the applicant has proposed not to extend or connect the development of the north section through the existing stub off Ruby Lane, the developer shall remove the existing hard surface and construct half street improvements (extending curb & gutter) to maintain the continuity of Topaz Drive. The city will reach out to the property owners abutting the removed stub to discuss vacating the right-of-way, while maintaining utility easements over existing utilities. Access to Street"Z"is had from Galpin Boulevard, a collector road. There is an existing driveway 30 feet south of Street"Z"providing access to parcel 250100400. This spacing does PH 952.227.1100• ww w.ci.chanhassen.mn.us• FX952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 v‘ 1 Y 0� n CITY OF CIIANIIASSEN d w 9 % Chanhassen is a Comm unity for Life-Providing forTodayand Planning forTomorrow irg A % not meet MnDOT Access Management Guidelines or Carver County's requirements for access points had off collector roads. The parcel's access from Galpin Boulevard shall be abandoned and realigned to tie into Street"Z". Additionally, a water stub for future connection shall be installed to serve the property. The city has had discussions with the resident of this property and has obtained verbal agreeance of such a realignment and future water service connection. The applicant has supplied a geotechnical evaluation report that was completed by Braun Intertec Corporation on June 29, 2018. The report discussed and explored design and construction recommendations for roadway sections, amongst other topics. The report utilized 8 boring locations for the entire site. Due to the size of the development, the city will require additional borings. In-situ soil strata and subsoil conditions over a large area, such as this development (approximately 52 acres), requires a more comprehensive understanding of subsoil constraints that additional borings can provide. The city will require additional borings where roadways are to be constructed and at all cul-de-sac locations. The city will require the applicant to submit an updated geotechnical evaluation report based on the additional borings. Sidewalks and pedestrian access points have been proposed on a majority of the streets throughout the development. However, Street"D", "G"and"Z"will require extensions of sidewalk to provide access within the cul-de-sacs. Sidewalks shall be constructed in accordance with city standard specifications and detail plates. Furthermore, there are considerable stretches of sidewalk that do not provide access points or curb ramps to the newly constructed sidewalks. The applicant shall provide curb ramp/access points for every 500 feet of sidewalk. This will result in 3 additional curb ramps/access points from the provided preliminary site plan. All curb ramps shall be constructed to meet ADA standards and the city's detail plates. Sidewalks located at the intersection of Galpin Boulevard & Street "E"and Galpin Boulevard & Street"A"terminate with no proposed intersection improvements to access the existing trail system on the west side. The developer will be required to extend connectivity by providing access from the newly constructed east side to the existing west side of Galpin Boulevard by utilizing approved MUTCD practices for pedestrian crosswalk and intersection improvements. Street lights have been proposed throughout the development. No street light construction detail or specifications were provided with the subdivision submittals. A detail of the street light shall be submitted and reviewed prior to the issuance of building permits. An enumerated list of all street lights and their locations shall be submitted prior to the recording of the final plat. A $300 fee shall be collected with the development contract for each street light for the purpose of electricity costs for the first year of operation. PH 952.227.1100• www.ci.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 m w AN g ASS CITY OF CHANIIASSEN Chanhassen is a Community for Life-Providing for Today and PlanningforTomorrow WATERMAIN AND SANITARY SEWER WATER The applicant is proposing to construct 8" PVC C900 water main throughout the development that shall be owned and maintained by the city after acceptance of the public improvements by the City Council. The development is located between two pressure zones in the city; a high pressure zone and a low pressure zone. To the west in the Long Acres neighborhood is a high pressure zone. To the north and south in the Ashling Meadows and Royal Oak Estates neighborhoods,respectively, are low pressure zones. The city has modeled the impact of the development based on the proposed usage. It was found that in order to provide adequate pressures and fire flows, water mains shall be tied into the high pressure zone located on Galpin Boulevard. This will result in some areas of the development experiencing pressures above 90 PSI. Therefore, a portion of the homes will likely require individual pressure reducing valves. In the northwest area of the development where Topaz Drive and Lucy Ridge Lane will be extended, the developer is proposing to tie into the low pressure water system via the existing 8" PVC water mains. Engineering does not anticipate any extraordinary impacts to the water system's pressure or fire flow for the proposed 15 connections. Street"Z"will be tied into the high zone water system via the existing 14"HDPE SDR 11 water main off Galpin Boulevard. Street"Z"is currently proposed as a cul-de-sac, and the applicant is proposing the creation of a dead end system. Public Works will require the applicant to resubmit plans to tie in the proposed water main on Street"Z"to the existing water main stub located off Ruby Lane, to the north. Because Street "Z" will be within the high pressure zone, and the north tie-in location on Ruby Lane(Ashling Meadows neighborhood) is within the low pressure zone, updated construction plans shall call out a gate valve to be installed where the system ties in. This gate valve will remain closed in order to separate the two zones, and will be opened by city forces during any maintenance or repair work in order to "back feed"the system, as necessary. The majority of the water main to be installed is within the central and southern portion of the development (Streets "A-H"). The applicant is proposing to create a looped water system which meets city best management practices for water utilities. Looped systems improve reliability by feeding water from two directions rather than one, which subsequently allows service to continue during an event that may otherwise cause disruption to water service. Water main connections will be tied into the high zone water system off Galpin Boulevard via a 14" HDPE SDR 11 pipe. The applicant shall verify the location of the connections on the construction plans. All water main taps, connections, and required water main testing shall be witnessed by the city. A pre- construction meeting prior to the commencement of any work shall be scheduled by the developer's contractor with the city. Additionally, all underground utilities on the east side of Galpin Boulevard have not been located, for example, the city's raw water main that feeds the PH 952.227.1100• www.ci.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 m w H ASS Chanhassen is a Community for Life-Providing forToday and Planning forTomorrow west treatment plant. This area on the east side of Galpin Boulevard is where water and sanitary sewer will cross before entering the development. Thus, prior to the issuance of building permits, all underground utilities in this area shall be surveyed and illustrated in the profile sheets in order to identify any conflicts. The applicant is proposing a"land swap"to build Lot 163 abutting Street"A"within the city's well house#3 property off Galpin Boulevard. This exchange of land will require the execution of an agreement to be reviewed and approved by the city prior to acceptance and recording of the final plat. The agreement will set forth conditions for improvements to the well house#3 site in exchange for the land required for Lot 163. The improvements will be: the relocation of the ingress/egress driveway to well house#3 due to vertical curve and sight distance hazards, relocation of the SCADA antenna due to the impact of Lot 163, improvements to the hard surface area surrounding the well house which shall include a turning movements analysis to ensure proper widths for design vehicles are adequate, and potential landscaping improvements. Furthermore, the applicant must maintain a 50 foot setback of all structures from well house#3 in accordance with the Minnesota Department of Health requirements. From the proposed preliminary water plans, there are multiple areas where water main and sanitary sewer mains will cross. All crossings of water and sewer utility mains are required to have 18"of vertical separation and 10' of horizontal separation, measured from the edge of pipe. Additionally, where water mains cross sanitary sewer mains, the sanitary sewer shall be constructed of C900 water main material and the sanitary sewer pipe length shall be centered over the water main crossing. The preliminary plans delineate areas where water main will run closely adjacent to, or under, stormwater catch basins. This may cause a potential for freezing of the water main at these locations due to inadequate ground cover from catch basin bottoms(sumps)to the water main. Water mains shall be constructed at 7.5' below grade, or insulated, and constructed in conformance with the city's standard specifications and detail plates. Plan and profile sheets provided with the construction drawings of the water main shall include the location and depth of catch basins and their sumps for review and approval prior to issuance of building permits. The location of gate valves at some locations are up to 40' away from tees. The applicant shall cluster all valves at tees to obtain a minimum of 5' spacing from the tee to the valves, where feasible. Review of valve locations and other water main appurtenances shall be conducted by Public Works and Engineering prior to the issuance of building permits. The applicant shall ensure all fire hydrant spacing meets fire codes and are subject to the review and approval of the Fire Department. PH 952.227.1100• www.ci.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 e, .*. CITY OF CHANHASSEN m , .1 it 8 A SS Chanhassen is a Community for Life-Providing forTodayand Planning forTomorroww SANITARY SEWER The applicant is proposing to construct 8" PVC sanitary sewer main throughout the development that shall be owned and maintained by the city after acceptance of the public improvements by the City Council. The entire sanitary sewer system will operate as a gravity system and connects to existing sanitary sewer mains at five locations; Lucy Ridge Lane, Topaz Drive, the intersection of Galpin Blvd and Hunter Drive, a direct connection to the MCES sanitary sewer trunk line on Street"Z", and at the Majestic Way extension off Street"D"through a utility easement. As proposed, the connection to the MCES sanitary sewer trunk line from Street"Z"and its subsequent manhole are not within the roadway, down steep grades, and abutting Basin 200. The applicant shall resubmit construction drawings to provide the access manhole and tie-in on and within Street"Z". All conditions set forth by MCES shall be addressed by the applicant for the required access manhole and direct connection to their trunk line, and all permits required shall be obtained prior to the commencement of construction. The sanitary sewer line to the south, adjacent to Lots 101-109 abutting Street"A", are proposed to be constructed at the minimum slope for gravity systems based on 10 States Standards (0.4% for 8" PVC pipe). It is the recommendation of the engineering department to increase the slope to a minimum of 2% for a more effective cleaning velocity. This approach is feasible as the proposed manhole depths are 12-22 feet(e.g. MH-92) from top of lid to invert-outs. Also, the tie-in of this sewer line is to a manhole at the intersection of Galpin Boulevard and Hunter Drive. From the proposed preliminary plans the applicant is proposing a new manhole, while city records show an existing manhole directly adjacent to the proposed new manhole. The applicant shall field verify this connection and its configuration prior to the submittal of construction plans. The preliminary plans submitted utilize a nomenclature for identifying proposed manholes that differs from the city's. Prior to the submittal of construction drawings the applicant shall ensure the city's manhole naming conventions are incorporated within the plans. The city will provide a list of appropriate manhole identifiers. This will ensure an efficient transition of the newly constructed public improvements into the city's asset management system for sanitary sewer appurtenances. Although not required, profile sheets for the sanitary sewer system were not provided. However, based on the provided plan sheets the applicant is proposing sanitary sewer that reaches a maximum depth of 26.47' (see MH-26 in front of Lot 172 abutting Street"A"). PVC sanitary sewer pipes that have a burial depth of 0-16 feet are required to be class SDR 35,burial depths of 16-26 feet requires class SDR 26, and burial depths of greater than 26 feet requires class C900. The applicant shall update construction drawings indicating sanitary sewer pipes that fall within PH 952.227.1100• www.ci.chanhassen.mn.us• FX952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 n � d w 9 S CITY OF ClIANIIASSEN Chanhassen is a Comm unity for Life-ProvidingforTodayandPlanningforTomorrow 4' A S these burial depths to have the appropriate class of PVC. Furthermore, all inverts that have a 20 inch or greater differential shall be supplied inside drops per city standards and be constructed per the city's detail plate for inside drops. The preliminary plans show one manhole(MH-99 in front of Lot 118 abutting Street "C") having sewer flows in opposing directions, i.e. the east"invert out" flows to the east, and the west"invert-out" flows to the west. The applicant shall submit construction drawings that isolate flow directions via separate manholes and independent pipe systems. Storm Water Utility Connection Charges Section 4-30 of city code sets out the fees associated with surface water management. A water quality and water quantity fee are collected with a subdivision. These fees are based on land use type and are intended to reflect the fact that the more intense the development type, the greater the degradation of surface water. This fee will be applied to the new lot of record being created. It is calculated as shown in the table below: AREA PER ACRE FEE ACRES FEE SURFACE WATER GROSS AREA $8,320 191.0465 $ 1,589,506.88 DEVELOPMENT FEE ROW $8,320 16.79 S (139,692.80) OUTLOTS $8,320 122.3114 S (1,017,630.85) NET AREA 51.9451 $ 432,183.23 The SWMP Fee is $432,183.23, pending any plan revisions. ASSESSMENTS Water and sewer partial hookups are due at the time of final plat. The partial hookup fees will be assessed at the rate in effect at that time. The remaining partial hookups fees are due with the building permit. FEES Based on the proposal the following fees would be collected with the development contract: a) Administration Fee: if the improvement costs are between $500,000 and $1,000,000, 2% of the improvement costs. If the improvement costs exceed $1,000,000, 2.5%of the first $1,000,000 plus 1.5%of the remainder. b) Surface water management fee: $432,183.23 c) A portion of the water hook-up charge: $2,311/unit d) A portion of the sanitary sewer hook-up charge: $691/unit PH 852.227.1100• www.ci.chanhassen.mn.u5• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 v Y 0� w A N gCITY OF CIIANIIASSEN ASS Chanhassen isa Community for Life-Providing for Today and PlanningforTomorrow e) GIS fees: $25 for the plat plus $10 per parcel f) Street light operating fee for one year: $300 per light CONDITIONS 1. Any requirements set by MCES to work within MCES's sewer and utility easement shall be addressed by the applicant. 2. An executed agreement between the developer and MCES allowing work within MCES's easement shall be provided to the city prior to the issuance of grading permits. 3. The width of the MCES sewer and utility easement shall be called-out on the final plat prior to acceptance and recording. 4. The width of the public right-of-ways shall be called out on the final plat prior to acceptance and recording, this includes radii cul-de-sacs bulbs. 5. 30' wide drainage and utility easements, for the purpose of accessing utilities and basins, shall be provided between, but not limited to; Lots 109 & 110 abutting the cul-de-sac of Lucy Ridge Lane&Topaz Drive, Lots 152 & 153 abutting Street "E", Lots 119 and 120 abutting Street "D", in the area of Lots 128 and 130 abutting Street"Z"where the water main loop is to be installed, and Lots 120 and 121 abutting Street"Z", prior to acceptance and recording. 6. Right-of-way dedication in conformance with the attached Carver County Development/ Access Review Comments, subject to review and approval by the County and city prior to acceptance and recording of the final plat. 7. On-going coordination with the County and city regarding future improvements to Galpin Boulevard. Also see condition 25. 8. The developer shall underground all overhead utilities from W 78th Street to the northern properly line of the development. 9. The developer shall locate on the existing condition survey all existing wells and septic fields. 10. The developer shall abandon all existing wells and septic fields in accordance with all federal, state and local regulatory agencies' standards, and obtain all necessary permits for said abandonments. Prior to commencement of abandonment activities, a copy of all required permits from the appropriate regulatory agencies shall be provided to the city. 11. Provide an updated existing condition survey that illustrates the MCES sanitary and utility easements on parcels 250100400 and 257580040. 12 The applicant shall submit a mass grading plan or a phased grading plan (as applicable) r review and approval by the city prior to issuance of grading permits. /13. Proposed spot elevations shall be shown on the grading plans at the center of the proposed driveway at the curbline for review prior to issuance of grading permits. Proposed spot elevations shall be shown on the grading plans at top of curb for review prior to issuance of grading permits. PH 952.227.1100• www.ci.chanhassen.mn.us• FX952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 n ... - CITY OF ClIANIIASSEN 0, , I S Chanhassen is a Community for Ufe-Pmviding for Today and Planning for Tomorrow Ng A % 15. Slopes north of Street"Z"called out as 2:1 between stations 6+50 and 11+00 shall be adjusted to achieve a minimum slope of 2.5:1. 16. Drainage arrows for all EOF routes shall be included on the grading plans prior to issuance of grading permits. 17. Grading plans shall be updated to include bluff extents and setbacks. Grading within bluff setbacks is subject to review and approval by the city prior to issuance of grading permits. 18. All existing buildings and structures within the city's well house#3 property abutting Galpin Blvd. shall be included on the grading plans. 19. Grading plans shall be updated to include the location and grade of the improved and relocated access driveway to well house#3 off Galpin Boulevard. 20. Grading plans shall be updated to include the location and protection methodology of the significant oak tree on the well house#3 site. 21. The low point south of the catch basin (CBMH-306)near the intersection of Street"E" and Street"H"shall be adjusted to be adjacent to the catch basin. 22. The applicant shall submit revised grading plans and stormwater plans so that no stormwater runoff flows directly onto the public trail south of Lots 164-174 abutting Street "A". 23. Slopes shall not exceed 10% immediately to the east of Lot 110 abutting Street "A" where stormwater conveyance systems are proposed. 24. An updated geotechnical report assessing slope stability immediately east of Lot 110 abutting Street"A"shall be submitted for review and approval prior to the issuance of grading permits. 25. Final grading plans, including pond locations, sizing and analysis, along with right-of- way dedications off Galpin Boulevard, shall conform to the future Galpin Boulevard reconstruction project. Cross reference of grading plans, profiles, and respective cross sections are to be provided at key locations such as intersections,ponds, or other special features required by the County and city for review prior to acceptance and recording of the final plat. 26. All retaining walls exceeding 4' in height shall have plans and details prepared by a registered engineer or landscape architect prior to issuance of building permits. 27. The retaining wall south of Lots 108-111 abutting Street "A" shall be adjusted to accommodate a 1.5:1 buffer from the bottom of the proposed stormwater line to the bottom of the proposed retaining wall foundation. 28. Spot elevations of top of wall and bottom of wall for the retaining wall behind Lots 161- 163 abutting Street"A" shall be included on the grading plans. 29. Grading and construction within bluff setbacks are subject to review and approval by the city prior to issuance of grading permits. This includes, but is not limited to,the retaining wall located south of Lots 123-125 abutting Street"Z". PH 952.227.1100• www.ci.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 n CITY OF CIIANIIASSEN 0, I 8 A S S Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow 30. All newly constructed streets, and the extension of any existing streets, shall be public streets, owned and maintained by the city after acceptance of the public improvements by the City Council. 31. All newly constructed public streets shall be designed to meet the current standard specifications and detail plate for residential streets(plate#5200),unless otherwise directed by the City Engineer. 32. Any and all conditions associated with the alignment and configuration of Street"Z" set by the Planning Commission or City Council shall be addressed by the applicant prior to acceptance and recording of the final plat. 33. The applicant shall remove all impervious surface from the existing Ruby Lane stub-out, construct half street improvements (extending curb & gutter) on Topaz Drive, and restore the area to the surrounding conditions. 34. The existing driveway off Galpin Blvd. located on parcel 250100400 shall be abandoned and tied into Street"Z". 35. A water service lateral shall be stubbed off Street"Z"'s watermain for the future connection to parcel 250100400. 36. An updated geotechnical report with additional soil borings shall be provided for review and approval prior to the commencement of construction. 37. Sidewalks shall be extended along the cul-de-sacs located off Street"D", "G", and "Z" and shall be constructed in accordance with the city's standard specifications and detail plates for concrete sidewalks. 38. The applicant shall install curb ramps for pedestrian access to stretches of sidewalk greater than 500' between intersections and/or proposed curb ramps. 39. All curb ramps shall be constructed to meet ADA standards and the city's detail plates #5215-5215D. 40. Intersection improvements to provide pedestrian access at the intersections of Galpin Boulevard & Street"E" and Galpin Boulevard and Street"A" shall be constructed in accordance with MUTCD best management practices. 41. A detail of the proposed street lights shall be provided prior to the issuance of building permits. 42. An enumerated list of all street lights and their proposed locations shall be provided for review and approval prior to the recording of the final plat. 43. The site plan shall be updated to provide proposed street grades(centerline gradients). 44. All newly constructed water mains shall be public water mains, owned and maintained by the city after acceptance of the public improvements by the City Council. 45. Water mains located on Streets"A"-"H" and Street"Z"shall be tied into the high pressure zone located on Galpin Boulevard. Water main extensions on Topaz Drive and Lucy Ridge Lane shall be tied into the existing water main stubs(low pressure zone). 46. The water main located on Street"Z" shall be tied into the existing stub off Ruby Lane and a gate valve near the connection point shall be installed. The gate valve shall be closed to separate the pressure zones. PH 952.227.1100• www.ci.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 e, CITY OF ClIANIIASSEN d �, 9 % Chanhassen isa Community for Life-Providing for Today and Planning forTomorrow NH A % 47. The developer shall field verify the location of all water main taps prior to the issuance of building permits and update the plans accordingly. 48. The developer's contractor shall schedule a preconstruction meeting with Engineering and Public Works Utilities prior to the commencement of any work to the water main installation and tapping. 49. Updated plans indicating the location of all underground utilities on the east side of Galpin Boulevard, along with plan and profiles of any utility crossings on the east side of Galpin Boulevard, shall be submitted for review and approval prior to the issuance of building permits. 50. An agreement that lists the conditions and required improvements for the land swap between the developer and the city regarding Lot 163 and a portion of the well house#3 site shall be executed and recorded prior to the acceptance and recording of the final plat. 51. All utility crossings of potable water and sanitary and/or storm mains will require 18"of vertical separation and 10' of horizontal separation. The developer shall submit construction plans with profiles and plan views of the utilities for review and approval prior to the issuance of building permits. 52. All utility crossings of potable water and sanitary sewer will require that the sanitary sewer main at that crossing be constructed of PVC C900 water main material. The developer shall submit construction plans indicating material type at these locations for review and approval of the city prior to issuance of building permits. 53. The developer shall submit construction plans indicating that pipe lengths of sanitary sewer mains are centered over potable water crossings. 54. Water mains shall be constructed at 7.5' below grade, or insulated, and constructed in conformance with the city's standard specifications and detail plates. 55. Cluster valves located around water main tees shall be installed at a minimum of 5' from the tees to the valves, where feasible. All valve locations and any other water main appurtenances shall be reviewed and approved by Engineering and Public Works prior to the issuance of building permits. 56. All comments and conditions regarding fire appurtenances, spacing, and location set forth by the Fire Department shall be addressed by the applicant. 57. All newly constructed sewer mains shall be public sewer mains, owned and maintained by the city after acceptance of the public improvements by the City Council. 58. All conditions set forth by MCES for the direct connection and installation of an access manhole to their trunk line shall be addressed by the applicant, and all permits required for the connection and installation of the manhole shall be obtained prior to the commencement of construction. 59. The applicant shall field verify the proposed sanitary sewer connection and existing sewer system configuration at the intersection of Galpin Boulevard and Hunter Drive prior to the submittal of construction plans. 60. The applicant shall ensure the city's sanitary sewer nomenclature is incorporated in the construction plans. PH 952.227.1100• www.d.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 m w 9e-2 CITY Of ClIANIIASSEN N If ASS Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow 61. PVC sanitary sewer pipes that will be constructed at a burial depth of 0-16 feet shall be constructed of pipe class SDR 35,burial depths of 16-26 feet shall be of pipe class SDR 26, and burial depths of greater than 26 feet shall be of pipe class C900. 62. Inverts that have a 20 inch or greater differential shall be supplied inside drops per city standards and be constructed per the city's detail plate#2104. ""1":._ 63. The applicant shall submit construction drawings that isolate flow directions via separate manholes and independent pipe systems. • —tea Nix PH 952.227.1100• www.ci.chanhassen.mn.us• FX952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317