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Home My WebLink About2012-04-18 PACKET 08.B.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # DATE 4/18/12 r PREPARED BY Finance Robin Roland ORIGINATING DEPARTMENT DEPARTMENT HEAD COUNCIL ACTION REQUEST Consider proposal to update the East Ravine Major Roadway Special Assessment Study. STAFF RECOMMENDATION Approve the proposed update to the 2006 East Ravine Major Roadway Special Assessment Study by Stantec at a cost of $12,800. BUDGET IMPLICATION —D 1 0 0 0 BUDGETED AMOUNT ACTUAL AMOUNT ADVISORY COMMISSION ACTION ❑ PLANNING ❑ PUBLIC SAFETY ❑ PUBLIC WORKS ❑ PARKS AND RECREATION ❑ HUMAN SERVICES /RIGHTS ❑ ECONOMIC DEV. AUTHORITY DATE REVIEWED APPROVED DENIED ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ SUPPORTING DOCUMENTS ® MEMO /LETTER: Roland 4/13/12 ❑ RESOLUTION: ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: ® OTHER: 2006 Major Road Study. Stantec/Sanocki letter. i ADMINISTRATORS COMMENTS ityAdministrator Date COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER H: \Council items \City Council Action Form.doc City of Cottage Grove Memo Finance Department TO: Honorable Mayor and City Council Ryan Schroeder, City Administrator FROM: Robin Roland, Finance & Community Development Director ` DATE: April 13, 2012 SUBJECT: Consider proposal to update the East Ravine Major Roadway Special Assessment Study Introduction Staff's proposal to update the East Ravine Major Roadway Special Assessment Study was tabled at the March 21 meeting and more information was requested for Council's consideration. Discussion Staff has heard from East Ravine landowners that "the City" is not doing enough to assist them in the sale of their property to developers so that development in the area can progress. Staff has heard from developers that our development fees are too high and make the cost of development in the area untenable. The City has already responded with a willingness to be flexible about lot sizing, a reduction in park dedication fees, a reduction in required road widths and a coordination of storm water /park development with the SWWD. The last remaining item is to assure that our area charges are appropriate. Attached with this item is a copy of the 2006 East Ravine Major Roadway Special Assessment Study which was prepared by Bonestroo. This study identified the costs of the road improvements anticipated with the (then) imminent development of the area. The City Council accepted the report in September 2006 and subsequently has included fees and charges in the subdivision ordinance which reflect the recommendations from the report. In the six years since the Bonestroo report was produced, several new realities have taken hold, not the least of which is a significant reduction in land valuations. Land valuations were a major assumption in the 2006 Bonestroo report. As such, staff believes that the report should be updated to reflect the current land valuations. Additionally, several other items which impact the report's conclusions have changed. They are as follows: • Washington County's cost participation was not finalized at the time of the original report. We now have a more accurate assessment of this participation. Honorable Mayor, City Council, and Ryan Schroeder Page 2 of 2 • The preliminary design of the SWWD land and stormwater basin was not completed in 2006. We now have detailed grading plans for the area in question. • Preliminary design of the Parkway between Jamaica and CSAH 19 is completed including a diverging one way road section which was added for increased aesthetic appeal. This is a significant cost change. • Landscaping assumptions in the original plan were general in nature and are now more detailed and easier to evaluate for cost. • Jamaica Avenue from Military to 70 Street preliminary layout (and cost estimating) has been completed. The City is committed to doing everything within its control to advance the East Ravine development plan. We may not be able to control the cost of the land being marketed to developers; we can make sure our development fees are appropriate and competitive. An update to the study would identify if our fees are currently "too high" and require adjustment or if they are appropriate and defensible to developer challenges. Attached with this memo is a letter from Dave Sanocki of Stantec (formerly Bonestroo) which outlines the scope of service and the cost for the update. Funding for the $12,800 cost is available from the Future Projects Capital Project fund, but could be recovered from future infrastructure projects. Requested Action Approve the proposed update to the 2006 East Ravine Major Roadway Special Assessment Study by Stantec at a cost of $12,800. Stant@C March 2, 2012 Stantec Consulting Services Inc. 2335 Highway 36 West St. Paul MN 55113 Tel: (651) 636 -4600 Fax: (651) 636 -1311 mot' Bonestroo Jennifer Levitt City of Cottage Grove 8635 West Point Douglas Road South Cottage Grove, MN 55016 -3318 Re: East Ravine/Neighborhood 1 Study (Cost Estimate to Update 2006 Report) Dear Jennifer: Pursuant to our February 17, 2012 meeting to discuss the East Ravine Parkway /Neighborhood 1 study area, we are providing you a cost estimate to update the 2006 East Ravine Study Area. The 2006 report contained many assumptions that are now more clearly defined. The following information would be included in the 2012 report: • The 2006 report included the area of Ravine Parkway from 65th Street South to Keats Avenue, The report will update the costs of Ravine Parkway from Jamaica Avenue to Keats Avenue (Co. Rd. 19). • The 2006 report estimated the County's participation at approximately 55% which included right -of- way costs. The current County cost participation policy will be applied in this report. • The figures will be updated and additional information (road alignment, landscaping, ponding, etc.) will be included for Ravine Parkway. • The 2006 report includes traffic data from 2005. The traffic data will be updated to include current information. • Property owner information will be updated. • The cost estimates will be revised to reflect 2012 construction costs. • Funding opportunities will be reviewed and presented as applicable as part of the 2012 report update. • In the 2006 report, similar per foot costs were used for all street segments, utilities, landscaping and lighting. At this time, the scope of the proposed improvements are now clearly defined. The updated cost estimates will reflect the refined scope for each of these items. It is estimated that the costs associated at updating the 2006 East Ravine report will be approximately $12,600 (see attached). I you have any questions related to this cost estimate feel free to call me at 651 - 604 -4905. Sincerely Dave Sanocki, P.E. Estimated Costs Totals 107 $ 12,784.00 Hours Rate Total Craig Larson 10 135.80 1,350.00 Dave Sanocki 24 125.40 2,500.00 Brad Schleeter storm & ondin 30 115.00 3,450.00 Aaron Mueller electrical 16 126.00 2 016.40 Stuart Krahn (landscape) 4 145.04 580.00 Scott Israelson traffic 14 140.00 1 400.00 Jeff Preston msa 1 112.00 112.00 Jerry Simons (drafting) 12 93.00 1116.00 Cathy White clerical 4 65.00 260.00 Totals 107 $ 12,784.00 CITY OF COTTAGE GROVE MINNESOTA TO: Honorable Mayor and City Council Ryan Schroeder, City Administrator FROM: Howard Blin, Community Development Director DATE: September 29, 2006 RE: East Ravine Major Road Charge ... In order to pay for improvements to major roads in the East Ravine, a charge against land be- ing subdivided is proposed. This charge is described in the attached report and summarized below. This item is for informational purposes only. No action is requested. Discussion Within the Neighborhood 1 North area of the East Ravine, improvements will be necessary over the next several years to the following collector and arterial roadways: ➢ Jamaica Avenue —future County arterial ➢ 70th Street (CR 22) —existing County arterial ➢ Keats Avenue (CR 19) — existing County arterial ➢ Ravine Parkway— future City collector To pay for the City share of the cost of improvements to these roadways, a roadway charge against land being subdivided is proposed. This charge would be included in the development agreement for subdivisions. The amount of the proposed charge is based on the following analysis: 1. Estimated costs of improvements to the major roadways 2. The expected City share of the improvements. This is estimated at 45 percent of the cost of County roadways and 100 percent of the cost of Ravine Parkway. 3. The share of traffic on the major roads which is attributable to development of Neighbor- hood 1. This is determined by comparing current traffic volumes on the roadways with fore- casted 2020 traffic volumes. Honorable Mayor, City Council, and Ryan Schroeder East Ravine Major Road Charge September 29, 2006 Page 2 of 2 4. An adjustment for the type of residential land use based on typical trip generation from single family and multiple family developments. This analysis provides separate charges for single family and multiple family developments. In addition, since right -of -way costs are included in the estimated costs for roadway improve- ments, a credit for road right -of -way dedicated as part of the subdivision process will be granted. Recommendation Receive the report. No action is requested. CITY OF COTTAGE GROVE MINNESOTA �r � I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the State of Minnesota. Thomas G. Thompson, P.E. September 26, 2006 Reg. No. 40503 Transmittal Memorandum 2 Table of Contents 3 Study Summary 4 Introduction 4 Study Scope 4 Required Improvements 5 Required Right of Way 6 Estimated Costs 7 Financing 8 Appendix A Estimated Roadway Costs 12 East Ravine Major Roadway Special Assessment Study 3 INTRODUCTION This report addresses the proposed construction and funding of the major roadways within the East Ravine Neighborhood One. The general study location is shown below in Figure 1. Streets within this study area were included in the East Ravine AUAR. The purpose of this report is to analyze the financial costs and capacity in Neighborhood One of the East Ravine for the construction or reconstruction of the major collector and minor arterial roads. STUDY SCOPE This Study consists of street improvements in the general location shown below: Figure 1 — General Study Location East Ravine Major Roadway Special Assessment Study 4 Required Improvements This study includes the construction of public streets owned and maintained by both the City of Cottage Grove and Washington County contained within the East Ravine Neighborhood One North. The improvements to these streets are typically funded in whole or part by City funds. Jamaica Avenue Jamaica Avenue is currently a City road that extends from Military Road to 100 Street. This study limits the analysis of Jamaica Avenue from Military Road to 70 Street (CSAH 22). Jamaica Avenue is currently a four lane divided roadway with no curb and gutter. The section included in this report is 4875 feet long. The current Right of Way is 100 feet wide. Currently, there is some existing storm sewer serving the road area. Jamaica Avenue is to be reconstructed in 2007 to meet the schedule of adjacent development. The proposed Right of Way width is 150 feet with 75 feet of buffer strip on each side for a total of 300 feet in width. Jamaica Avenue will be reconstructed to a 50 mph design with concrete curb and gutter and storm sewer and pathways on both sides of the road. Ravine Parkway Ravine Parkway is a new State Aid road proposed to extend from Neighborhood Two across Keats Avenue into Neighborhood One across Jamaica Avenue and then connecting to the current east end of 65 Street. This study limits the analysis of Ravine Parkway from Keats Avenue to the east end of 65 Street. The Ravine Parkway is proposed to be 11,500 feet long in this study area and to have a 140 foot wide Right of Way. Ravine Parkway will be a mix of two lane divided and undivided road with concrete curb and gutter and storm sewer and pathways on both sides of the road. Ravine Parkway will have a design speed of 30 mph. Portions of Ravine Parkway are to be constructed with developments occurring in 2007. 7e Street 70 Street (CSAH 22) is currently a Washington County road that extends from Highway 61 to Keats Avenue (CSAH 19). 70 Street starts again at Keats Avenue and runs east to Highway 95 past the border of Cottage Grove. This study limits the analysis of 70 Street from Inwood Avenue to Keats Avenue (CSAH 19). 70 Street is currently a two lane undivided roadway with no curb and gutter. The section included in this report is 7930 feet long. The current Right of Way is an average of 120 feet wide. Currently this road drainage is served by ditches and cross culverts. East Ravine Major Roadway Special Assessment Study 70 Street is currently not scheduled to be reconstructed by the County until adjacent development drives the need. 70 Street is currently a 50 mph road and will remain as a 50mph road when reconstructed. This road will be reconstructed to the County Standards for a 4 -lane road including storm sewer, with pathways on both sides. The proposed Right of Way width is 150 feet with a 75 foot buffer strip on the north side only for a total of 225 feet in width. Keats Avenue Keats Avenue (CSAH 19) is currently a Washington County road that extends from Highway 61 north into the City of Woodbury. This study limits the analysis of Keats Avenue from 70 Street to the Woodbury border. Keats Avenue is currently a two lane undivided roadway with no curb and gutter. The section included in this report is 5100 feet long. The current Right of Way is an average of 120 feet wide. Currently this road drainage is served by ditches and cross culverts. Keats Avenue is currently not scheduled to be reconstructed by the County until adjacent development drives the need. Keats Avenue is a 55 mph road and will remain a 55 mph road when reconstructed. This road will be reconstructed to the County Standards for a 4 -lane road including storm sewer, with pathways on both sides. The proposed Right of Way width is 184 feet. Intersection Control Each of the roadways listed above intersects each other at different locations within the Study Area. These intersections will require a form of intersection control beyond a standard 4 -Way Stop Sign Control. Either a full signal system with turn lanes or a roundabout controlled intersection will be required. The following analysis assumes the same construction cost and Right of Way for either system used. Required Right of Way The public streets contained within this study will be constructed within Public Right of Way owned either by the City of Cottage Grove or Washington County. These Right of Ways are either existing to be widened through dedication of additional Right of Way by adjacent developments or through the purchase of additional Right of Way as part of the Street Improvement Project. For this report the analysis assumes that all Right of Way will be purchased by the City or County. Developements adjacent to major roadways requiring buffer zones will be required to dedicate those buffer strips. East Ravine Major Roadway Special Assessment Study 6 ESTIMATED COSTS The Special Assessment Charge is based upon the total cost for the improvement of the major roadways covered in this study. This total cost includes construction costs, Right of Way and easement costs, Intersection Control costs and indirect costs incurred by these roadway improvement projects. The County's share has been estimated at 50% of the cost for their roadways impacted by this study. Right of Way costs have been estimated at $140,000 /acre for the purposes of this study with a credit of $70,000 /acre. Cost estimates have been prepared for the construction of the streets to serve all phases of the area. All costs are based on anticipated 2007 construction and include 30 percent additional for indirect costs associated with the project. Capitalized interest has been included in the financial calculations based on 5% interest. Summary of Major yV Street Construction Cost Right of Way Cost Total County Share (55% Unless Noted) City Cost Jamaica * ** $ 2,930,000.00 $ 391,700.00 $ 3,321,700.00 $ 2,000,000.00 $ 1 Ravine Parkway $ 5,440,000.00 $ 2,587,240.00 $ 8,027,240.00 $ $ 8,027,240.00 70th Street ** $ 4,800,000.00 $ 4,800 000.00 $ 2,640,000.00 $ 1,080,000.00 Keats Avenue $ 3,230,000.00 $ 524 520.00 $ 3,754,520.00 $ 2,064,986.00 $ 1 Intersection Control* $ 1,200,000.00 $ 1,200,000.00 $ 660,000.00 $ 540,000.00 *Based on 4 intersections Capitalized Interest 5% $ 632,923.70 Total Costs $ 17,600,000.00 $ 3,503,460.00 $ 21,103,460.00 $ 7,364,986.00 $13,291,397.70 Area in East Ravine Neighborhood One - North (Net Developable Area) 654.57 Acres Cost er Develo able Acre 1 $ 26,887.88 1 $ 5,352.31 $ 32,240.19 $ 20,305.54 East Ravine Major Roadway Special Assessment Study 7 FINANCING As properties develop in the East Ravine- Neighborhood 1, Major Roadway Special Assessment Charges will be collected based on a per acre fee. These costs will be included in the Development Agreements for each parcel. Until the time of development the City will need to provide for the funding of these street improvements by bonding of the improvement costs. The area that was used as the basis for these per acre fees includes all of the East Ravine Neighborhood One — North. The total area encompassed by Neighborhood One North is approximately 654.57 acres. The fee per acre excludes Wetlands, Nan - assessable parcels and existing Major Road Right of Way as shown in Figure 2. This study also included an assumed amount of necessary storm water ponding (4% of gross area) for each development based on current storm water practices. This storm water area below the anticipated HWL was excluded from the fee calculation. East Ravine Major Roadway Special Assessment Study 8 A summary of the areas by current owner or developer and the exclusions for wetlands and existing Rights of Way are included in Table 2.1 Table 2.1 Area Calculations Summary Trip Generation Adjustment This Special Assessment per acre fee is proposed to be adjusted based on the number of trips generated by the type of development. This is due to the additional traffic flows typically seen from higher density housing, schools or office sites and retail areas as compared to single family residential developments or rural estate areas. This adjustment is based on a single family home being the standard with an additional increase for multi family home sites. Commercial site Assessment Fees will be negotiated based on the proposed trip generation for each individual use. East Ravine Major Roadway Special Assessment Study 10 Gross Area Ac. Less Ponds to HWL Ac. Less Major 70th St. Ac. Street RAN Including Buffer Jamaica Co. Rd. Ravine Ave. 19 Pkwy. Ac. (Ac. ) (Ac.) Existing Wetlands Ac. Net Area (Ac. 3M 16.89 (0.67) (2.52) 13.70 Bank 3.85 (0.15) 3.70 Thao (Cedarhurst) 10.49 (0.42) (0.83) (0.94) 8.30 Chase Homes (McHattie) 90.30 (3.61) (9.90) (5.10) 71.69 Deutsch 3.86 (0.15) 3.71 Goebel 20.06 (0.80) (2.12) 17.14 Johnson 6.00 (0.24) 5.76 Knutson 12.95 (0.52) (1.39) (2.47) 8.67 Len nar (Botha) 114.68 (4.59) (4.24) 105.85 Lindridge 4.81 (0.19) 4.62 Marty 2.97 (0.12) 2.85 McHattie 17.76 (0.71) 17.05 McHattie Gridley Trust 4521 (1.81) 43.40 Newland Communities 40.25 (1.61) (2.31) 36.33 Pemtom (East) (Wolterstorff) 27.56 (1.10) 26.46 Pemtom (West) (Wolterstorff) 72.18 (2.89) (3.60) (3.76) (4.64) 57.29 Platinum Development (Bloomquist, Kaiser, Kotnour) 35.18 (1.41) (3.11) (1.45) 29.22 Rose of Sharon Church 10.79 (0.43) (1.24) (1.10) 8.01 Reiland Homes (Wolterstorff, Stewart) 47.83 (1.91) (2.50) (10.99) 32.43 Stechcon 3.88 (0.16) 3.72 Stockwell 18.82 (0.75) 1807 Thao 3.01 (0.12) (0.52) 2.37 Wozniak 62.47 (2.50) (2.57). 57.40 Walter 67.28 2.69 4.24 60.35 TOTALS1 739.08 1 (29.56) 1 (7.47) (17.10 (7.96) (23.38) 15.63 637.97 Trip Generation Adjustment This Special Assessment per acre fee is proposed to be adjusted based on the number of trips generated by the type of development. This is due to the additional traffic flows typically seen from higher density housing, schools or office sites and retail areas as compared to single family residential developments or rural estate areas. This adjustment is based on a single family home being the standard with an additional increase for multi family home sites. Commercial site Assessment Fees will be negotiated based on the proposed trip generation for each individual use. East Ravine Major Roadway Special Assessment Study 10 Table 2.2 provides a comparison of 2005 Traffic - Average Daily Traffic (AADT) to Projected 2020 Traffic (AADT) from the City AUAR for the area. This comparison of traffic Table 2.2 Traffic Count vs. Trip Generation Comparison Road 2005 AADT Projected 2020 AADT With Development 70 Street (CSAH 22) 2,400 10,100 Jamaica Avenue 4,500 15,900 Keats Avenue (CS AH 19) 9,600 12,600 Ravine Parkway NA 8,000 Military Road 2,500 NA Total AADT 19,000 46,600 The result of this comparison is that the 2005 Traffic is 41% of the project traffic. Or the increase due to the projected development is 59 %. The trip generation for this adjustment is based on the Institute of Transportation Engineers (ITE) Trip Generation Handbook. The individual trips per unit were applied to the typical units per acre. This number of trips per acre was then simplified to an adjustment factor with Residential Single Family Zoning being a Factor of 1. The Formula for the calculation of the Multi Family adjustment factor is as follows: M.F. Adjustment Factor = (M.F. Trips/Unit x M.F. Units /Acre) +(S.F. Trips/Unit x. S.F. Units/Acre) The Formula for the calculation of the adjusted rates is as follows: Cost per Unit (Single Family) = Total Cost = ((Single Family area) x S.F. Adjustment (1)) + (Multifamily Area) x M.F. Adjustment (2))) East Ravine Major Roadway Special Assessment Study 11 The adjusted rates are seen in Table 2.3. Table 2.3 Adjustment Based on Trips Zonin Trips /Unit Typical Units /Acre Adjustment Factor Net Acres in Neighborhood 1 Adjusted CostlAcre Adjusted for 59% of Traffic Single Family 9.5 2.5 1 580.57 $ 18,243.13 $10,76145 Multi Family 6 8 2 74 $ 36,486.26 $21,526.89 Commercial ®ep Usent on Negotiated Negotiated Negotiated MSA Impacts The projects included in this study are the direct result of new development in the East Ravine Neighborhood 1. These new developments will add approximately 22 % miles of new roads being constructed. The addition of these roads to the City's Mileage Dedication will result in approximately 4' /z miles of new MSA designate roads. The increase in population and new roads will impact the City's MSA Annual Disbursement. Both of these criteria are used to determine the disbursement available to the City. The increase in population and mileage should provide for an increase in the City's standings in the MSA Disbursement List. However, the City's actual disbursement may not increase due to other Cities obtaining MSA Status and the amount of available dollars provided to the system from the State Legislature. East Ravine Major Roadway Special Assessment Study 12