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Home My WebLink About2012-11-21 PACKET 08.A.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING IT!!11w DATE 11/21/12 • PREPARED BY Finance Robin Roland DEPARTMENT HEAD ORIGINATING DEPARTMENT COUNCIL ACTION REQUEST Adopt the attached resolution approving the feasibility report and establishing a December 19, 2012 public improvement hearing for the East Point Douglas Road Street and Utility Improvements project. STAFF RECOMMENDATION Adopt the attached resolution approving the feasibility report and establishing a December 19, 2012 public improvement hearing for the East Point Douglas Road Street and Utility Improvements project. BUDGET IMPLICATION N/A N/A BUDGETED AMOUNT ACTUAL AMOUNT ADVISORY COMMISSION ACTION DATE REVIEWED APPROVED DENIED ❑ PLANNING ❑ ❑ ❑ ❑ PUBLIC SAFETY ❑ ❑ ❑ ❑ PUBLIC WORKS ❑ ❑ ❑ ❑ PARKS AND RECREATION ❑ ❑ ❑ ❑ HUMAN SERVICES /RIGHTS ❑ ❑ ❑ ❑ ECONOMIC DEV. AUTHORITY ❑ ❑ ❑ ❑ ❑ ❑ ❑ SUPPORTING DOCUMENTS ® MEMO /LETTER: Roland, November 16, 2012 ® RESOLUTION: ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: ® OTHER: East Point Douglas Road Street and Utility Improvements Project Feasibility Report - ADMINISTRATORS COMMENTS _ I City Administrator Date H: \Council items \City Council Action Form.doc RESOLUTION NO. 12 RESOLUTION APPROVING THE FEASIBILITY REPORT AND CALLING FOR A PUBLIC HEARING BY THE CITY COUNCIL ON THE EAST POINT DOUGLAS ROAD STREET AND UTILITY IMPROVEMENTS PROJECT (Phase 1) WHEREAS, a feasibility report was authorized to be prepared by Bolton & Menk for the East Point Douglas Road Street and Utility Improvements; and WHEREAS, the feasibility report has been prepared and does find the construction of said improvements to be necessary, cost - effective and feasible; and WHEREAS, the City desires to assess the cost of said improvements to the benefiting properties. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Cottage Grove, County of Washington, and State of Minnesota: 1. The feasibility report for the East Point Douglas Road Street and Utility Improvements finds these Phase I improvements to be necessary, cost effective and feasible and is hereby approved. 2. The City Council will consider the Phase I improvements to the street and utilities in accordance with the feasibility report and will further consider the assessment of benefitting property for all or a portion of the cost of the improvement pursuant to Minnesota Statutes, Chapter 429 at an estimated total improvement cost of $2,974,665.41. 3. A public hearing shall be held on the proposed Phase I improvements on the 19 day of December, 2012 in the Council Chambers of City Hall at 7:30 p.m. and the clerk shall give mailed and published notice of such hearing and improvement as is required by law. Adopted by the City Council of the City of Cottage Grove this 21S day of November, 2012. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk (M City of Cottage Grove Memo TO FROM DATE Honorable Mayor and City Council Ryan Schroeder, City Administrator Robin Roland, Finance Director Jennifer Levitt, City Engineer /Community Development Director November 16, 2012 RE: Adopt Resolution approving the East Point Douglas Road Street and Utility Improvements Feasibility Report and establishing a December 19, 2012 Public Improvement Hearing Introduction The City Council called for the East Point Douglas Road Street and Utility Improvements Feasibility Report on April 18, 2012. This feasibility study was to consider improvements to the roadway from its current location at the VFW to CSAH 19. These improvements would be necessary to serve potential retail development in that area. Discussion The completed feasibility study is included with this item. The analysis was separated into phases, with Phase I to be considered currently in conjunction with the Wal -Mart development which was approved by the City Council on September 5, 2012. The project is considered physically and financially feasible. The public improvements identified by the feasibility study will benefit properties in the immediate area. Costs for Phase I of the project may be assessed to the properties benefiting from the improvements. Under state statute, a public hearing is necessary for such assessment to occur. A public hearing date of December 19, 2012 will afford the necessary time for publishing and mailing legal notices to the affected property owners. A schedule of the affected properties and the proposed assessment amounts is included in the feasibility report, Appendix C (page 35 and 36). Negotiations with property owners and developers are currently underway and may lead to agreements regarding the proposed assessment amounts which would ultimately eliminate the need to complete the full Statute 429 process. Staff will notify council at the time of the public hearing whether those agreements have been secured. City Council East Point Douglas Road Street and Utility Improvements Page 2 Action Requested Adopt the resolution approving the East Point Douglas Road Street and Utility Improvements Feasibility Report and establishing a December 19, 2012 Public Improvement Hearing. ......... ......... ... Consuttin En Surveyors Arm Cotta Grove ,ph ete Pride and PrpSperity Meet Feasibility Report for East Point Douglas Road Street and Utility Improvements City of Cottage G Minnesota November 2012 Project Number N15.104975 C:> ETON &,.&. M I N K , i r%%j C:4 0 Consulting Engineers &Surveyors It 2035 County Road D East • Suite Be Maplewood, MN 55109 -5314 Phone (651) 704 -9970 •Fax (651) 704 -9971 www.bolton- menk.com November 21, 2012 Honorable Mayor and City Council City of Cottage Grove 7516 80' Street South Cottage Grove, MN 55016 RE: East Point Douglas Road Street and Utility Improvements BMI Project No. N15.104975 Honorable Mayor and City Council Members, Enclosed for your review is the East Point Douglas Street and Utility Improvement project Feasibility Report. The project scope includes street construction and utility improvements from approximately East Point Douglas Lane to Innovation Road (CSAH 19), as identified in this report. This report describes the improvements necessary within the project area. The work outlined is anticipated to be performed in phases; the first phase to handle an immediate development request from Wal -Mart and another to provide for development of the remaining Cottage View site. Cost estimates for the proposed improvements are presented in the Report. We would be happy to discuss this report at your convenience. Please contact me at 651- 968 -7674 if you have any questions. Sincerely, BOLTON & MENK, INC. Ata gt�� Mike Boex, PE DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer EAST POINT DOUGLAS ROAD FEASIBILITY REPORT TABLE OF CONTENTS Tableof Contents ...................................................................................................... ............................... i Certification............................................................................................................. ............................... ii Introduction.............................................................................................................. ............................... 1 ExistingConditions .................................................................................................. ............................... 1 SanitarySewer ................................................................................................... ............................... 1 WaterMain ........................................................................................................ ............................... 1 Services............................................................................................................. ............................... 2 StormSewer ...................................................................................................... ............................... 2 Streets................................................................................................................ ............................... 2 PrivateUtilities .................................................................................................. ............................... 3 ProposedImprovements ........................................................................................... ............................... 3 SanitarySewer ................................................................................................... ............................... 3 WaterMain ........................................................................................................ ............................... 4 Services............................................................................................................. ............................... 4 StormSewer ...................................................................................................... ............................... 4 Streets................................................................................................................ ............................... 6 Streetscape ......................................................................................................... ............................... 8 Grading.............................................................................................................. ............................... 9 Permitsand Easements ............................................................................................. ............................... 9 EstimatedCosts ...................................................................................................... ............................... 10 CostAllocation ...................................................................................................... ............................... 10 Financing............................................................................................................... ............................... 11 AreaCharges ................................................................................................... ............................... 11 TrunkFunds ..................................................................................................... ............................... 12 Non -City Contract Improvements ..................................................................... ............................... 13 Major Roadway Special Assessment ................................................................ ............................... 13 PublicHearing ........................................................................................................ ............................... 13 ProjectSchedule ..................................................................................................... ............................... 14 Conclusion And Recommendations ........................................................................ ............................... 14 City of Cottage Grove, Minnesota Table of Contents East Point Douglas Road Street & Utility Improvements Page i EAST POINT DOUGLAS ROAD APPENDIX Appendix A Figure 9 — Figure 1 — Location Plan Figure 2 — Ownership Map Figure 3 — Existing Conditions Figure 4 — Pavement Cores Figure 5 —Phase 1 Improvements Figure 6 — Phase 2 Improvements Figure 7 — Phase 1 & 2 Improvements Figure 8 — Proposed Utility Plan Figure 9 — 2030 Projected Traffic Volumes Figure 10 — Typical Sections Figure 11 — Phase 1 Improvements — Public /Private Figure 12 — Jasmine & Jeffery Turnarounds Appendix B — Cost Estimate Summary Appendix C — Assessment Calculations Appendix D — Area Charges CERTIFICATION I hereby certify that this plan, specification, or 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. By_ 4 400 1 P &>g::;) Michael J. Boex, P.E. License No. 44576 Bolton & Menk, Inc. Date: November 21, 2012 City of Cottage Grove, Minnesota Certification East Point Douglas Road Street & Utility Improvements Page ii EAST POINT DOUGLAS ROAD INTRODUCTION Proposed development within the Cottage View site has spurred the need for construction of water, sanitary sewer, storm sewer, and street improvements to serve the area between East Point Douglas Lane and Innovation Road (CSAH 19). The City Council authorized the preparation of this Report on April 18", 2012 to determine the feasibility of the proposed street and utility improvements. The Cottage View site is generally described as the area between East Point Douglas Lane, Highway 61, CSAH 19, and both the Ridgewood and Knollwood Additions. A location plan is shown on Figure 1 and the Cottage View area and parcel ownership is shown on Figure 2 in Appendix A This report will include a discussion of the improvements required to serve the proposed development, estimated costs of said improvements, and a method of cost allocation to determine project feasibility. This feasibility report examines the following street segments: 1. East Point Douglas Road & Ravine Parkway from East Point Douglas Lane to CSAH 19. Construction for Phase 1 improvements is planned for early 2013. Construction for Phase 2 improvements is anticipated to be completed when additional development occurs within the Cottage View site. EXISTING CONDITIONS SANITARY SEWER The Metropolitan Council Environmental Services (MCES) completed construction of the 54 -inch diameter South Washington County interceptor in 2005. The interceptor conveys wastewater from Woodbury and Cottage Grove to the Eagles Point treatment plant. The interceptor follows County Road 19 to the south from the Woodbury border. At 90' Street, the interceptor turns west for one -half mile and then proceeds south along the eastern and southern edge of the Ridgewood developments. Avertical drop structure is located near Jeffery Avenue due to the steep change in elevation within the Cottage View site. The interceptor then heads south and crosses East Point Douglas Road and Highway 61 adjacent to the VFW and Groveland Cottages development. A lateral 12 -inch stub has been provided at MCES MM-19 and a 30 -inch stub at M14-17. Both were provided to serve future development areas, including the Cottage View site. From previous studies, the 12 -inch stub was provided to serve sewer district ED -6 (the Cottage View site) and the 30 -inch stub was provided to serve the entire Southeast (SE) district and the portion of the Cottage Grove Ravine (CRG) district south of 90" Street. The 30 -inch stub was most recently extended in 2007 to a new manhole as a part of the VFW Utility Improvement project. The 15 -inch trunk sanitary sewer installed in 1996 as a part of the Groveland Cottages Utility Improvement project will no longer be extended to the Cottage View site. The MCES interceptor negated the need for extension of this pipe and therefore was not completed during the interceptor project. Service has since been proposed from the interceptor. WATER MAIN A 24 -inch diameter ductile iron pipe (DIP) trunk water main currently extends southeast along East Point Douglas Road and terminates at the VFW property. The main was installed m1996 and was extended beyond the MCES interceptor in 2005, and extended once again to the VFW property in 2007. City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 1 EAST POINT DOUGLAS ROAD 6 -inch lateral water main pipes currently terminate on Jareau Avenue, Jasmine Avenue, and Jergen Avenue. An 8 -inch water main exists on Jeffery Avenue and was extended beyond the MCES interceptor as a part of the interceptor project. Jergen Avenue currently operates on the City's High Pressure Zone and the others on the Intermediate Zone. SERVICES No individual service pipes exist to the majority of the Cottage View site since it is currently undeveloped. Services have been provided to the VFW building in 2007 when trunk utilities were extended to that property. STORM SEWER The majority of the Cottage View site is located within drainage area ER -A9, consisting of 125 acres. No regional pond currently exists in this drainage area. A portion of the northeast corner of the Cottage View site is in drainage area ER -A5.4 which is proposed to drain to the east of CSAH 19. Generally speaking, the existing topography of the site naturally drains from the northeast to the southwest There is an existing 24 -inch diameter reinforced concrete pipe (RCP) culvert under East Point Douglas just west of the entrance to the drive -in theatre. Where the urban street section begins near the Groveland Cottages development two flared ends pick up ditch drainage from the east. Drainage is then conveyed up East Point Douglas to Islay Avenue, then heads south and crosses Highway 61 and discharges to pond L -P3. STREETS East Point Douglas Road is a designated MSA (Municipal State Aid) street from 80t Street to Innovation Road (CSAH 19). State Aid funds can be used on the designated MSA streets for construction and maintenance purposes. The segment of East Point Douglas Road adjacent to the Drive -In Theater site was originally part of Highway 61 from approximately 1927 -1958. Concrete paving from old Highway 61 is present under the existing roadway just east of the drive -in theater. East Point Douglas Road was last reconstructed in 1996. It's a 3 -lane urban section 40 feet wide, from face of curb to face of curb, from Jamaica Avenue to the south plat line of the Groveland Cottages development. The three lane section includes two eastbound through lanes and one westbound through lane. From the VFW to CSAH 19, East Point Douglas Road is a rural section two lane roadway 24 feet wide with 3 -foot gravel shoulders. An 8 foot bituminous pathway is within the south boulevard the entire length of the street. A 6 foot concrete sidewalk is within the north boulevard from Jamaica Avenue to the east property line of Menards. Street lighting currently exists along the urban street section from Jamaica Avenue to East Point Douglas Lane. Innovation Road (CSAH 19) is under the jurisdiction of Washington County and it serves as the main arterial for the developing East Ravine area. Traffic volumes between 90` Street and Highway 61 are currently around 7,700 daily trips. Traffic volumes are expected to grow considerably by 2030, requiring expanded capacity of the roadway. CSAH 19 includes two northbound through lanes and two southbound through lanes in this area. One of the southbound through lanes transitions to a right turn lane at the T.H. 61 interchange ramps. Coring of the pavement on East Point Douglas Road was performed to determine the thickness of the existing street section. This was used to design a recommended pavement section and anticipate necessary removals. See Figure 4 for the core locations. City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 2 EAST POINT DOUGLAS ROAD 1 Existing Street Section — East Point Douglas No. Location Bituminous (in) Concrete (in) Aggregate Base (in) 1 475 if West of CSAH 19 6 -3/4" * 9 -1/2" 2A 1075 if West of CSAH 19 6" 12" 2 1275 if West of CSAH 19 3 -3/4" 7 -3/8" 9 -1/4" 2B 1475 If West of CSAH 19 3 -1/2" 7 -1/2" 11 -1/2" 3 1825 if West of CSAH 19 5 -3/4" 21 -1/2" 4 2225 if West of CSAH 19 7" 17 -3/4" 5 3260 if West of CSAH 19 4 -5/8" 2 -1/4" to Refusal * Low - severity asphalt stripping was present On the north side of the Cottage View site, temporary turnarounds exist on Jasmine Avenue and Jeffery Avenue. The 2030 comprehensive plan allows for the extension of these streets in the future. Jasmine and Jeffery both have temporary cul -de -sacs the width of the existing right -of -way. The temporary sacs do not have curb and gutter. PRIVATE UTILITIES There is a 50 foot natural gas transmission pipeline easement that runs east -west along the southern boundary of the Ridgewood development, approximately from Menards to CSAH 19. Overhead power extends down East Point Douglas Road in the north boulevard. Also present along East Point Douglas are underground gas and communication lines. PROPOSED IMPROVEMENTS SANITARY SEWER The Wal -Mart parcel will be served with sewer by connecting to the 12 -inch diameter ductile iron pipe (DIP) stubbed out of MCES Manhole (MIT) -19. In the future, a lateral sewer pipe could also be extended from the 12 -inch stub to serve a future parcel east of Wal -Mart. The existing 30 -inch diameter polyvinyl chloride (PVC) sewer on the west side of the VFW would be extended to serve future development to the east of CSAH 19. This 30 -inch trunk pipe will ultimately serve approximately 2,800 acres east of CSAH 19 and south of 90th Street. This trunk sewer pipe would be installed along the east -west portion of East Point Douglas Road and would be stubbed out for a future connection where the proposed roadway curves to the north. The 30 -inch pipe will ultimately be extended in the existing road right -of -way to CSAH 19, or along a future property line as development between East Point Douglas Road and CSAH 19 occurs. The 30 -inch pipe has been evaluated for capacity based on the anticipated 2030 land use plan. It appears the 30 -inch trunk sewer has enough capacity to serve the remaining portion of the Cottage View site, eliminating the need for a parallel 12 -inch trunk pipe originating from MCES MH -19. Where East Point Douglas Road curves to the north, a lateral 8 -inch sewer pipe would be extended from the 30 -inch trunk to serve the remaining portion of the Cottage View site. It should be noted, however, that this lateral City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 3 EAST POINT DOUGLAS ROAD sanitary sewer cannot be extended beyond the Cottage View site to serve areas to the north. Future sewer service north of the Cottage View site will be from MCES MH -21. WATER MAIN The Cottage View site is planned to operate in two separate pressure zones, the High Zone (HGL 1093) and the Intermediate Zone (HGL 990). Water main pressure in this area of the City is anticipated to be as high as 85 pounds per square inch (psi) and as low as 40 psi. As development in this area occurs, it should be noted that low static pressures (less than 40 psi) occur in the Intermediate Zone when ground elevations are higher than 898 and high static pressure (greater than 100 psi) occur in the High Zone when ground elevations are lower than 862. Trunk water main service would be provided by extending the 24 -inch diameter ductile iron pipe (DIP) water main from the existing stub adjacent to the VFW along East Point Douglas Road. Asa part of the Phase 1 improvements, an 8 -inch water main will be looped from the easterly Wal -Mart driveway to Jeffery Avenue. All of the Phase 1 improvements would operate in the Intermediate Zone. The Phase 2 improvements would extend the 24 -inch water main to the curve in East Point Douglas Road. At that location, an 18 -inch trunk would be stubbed out towards CSAH 19 to provide additional capacity for a future water tower located east of CSAH 19. The remainder of East Point Douglas Road to the north can be reduced to an 18 -inch water main. A pressure reducing valve (PRV) is proposed between the two pressure zones at an elevation between 865 and 870. A connection to the High Zone will be provided by extending the existing 6 -inch water main from Jergen Avenue. The proposed PRV will also provide a redundant connection to the Intermediate Zone and should be designed for two -way flow to provide adequate fire -flow during emergencies. A 12- inch stub in the High Zone will be provided at the roadway connection to CSAH 19. 12 -inch diameter DIP water mains would be installed throughout the remainder of the site at appropriate locations to serve any future development. The entire system would be equipped with the necessary valves and hydrants for operation, control, and fire protection. Water main should be looped where possible to eliminate dead ends, to provide adequate fire protection and circulation for improved water quality. SERVICES Individual sewer and water services would be installed to anticipated locations of commercial property within the Phase 2 development The individual water services would be 12 -inch diameter ductile iron pipe for fire flow. The sanitary sewer services would be 8 -inch diameter PVC pipe. As per City code, sewer services are considered private from the building to the sewer main and water services are private from the building to the curb stop. Ownership and maintenance is therefore responsibility of the property owner where the service is considered private. STORM SEWER The storm water runoff from the construction of the new street would be conveyed by the proposed concrete curb and gutter and collected at low points and at street intersections. The lateral storm sewer system will then be designed to a 5 -year return frequency in accordance with City policy. A 100 -year, 6.3 -inch 24 -hour event is used for overland drainage and pond storage design. Wal-Mart is proposing an on -site ponding system that meets current City rate control and water quality requirements. The onsite ponds are proposed to be private as they will only serve the Wal -Mart site. The City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 4 EAST POINT DOUGLAS ROAD private pond on the southeast corner of the Wal -Mart site will discharge to a pipe crossing the proposed frontage road into a regional pond to the east The VFW parcel will require an onsite pond when it redevelops and will be restricted to the 100 -year rate control requirements of district ER -A9 as currently planned in the 2008 Surface Water Management Plan (0.06 cfs /acre). However, due to elevation constraints, the VFW site and a portion of the street drainage are proposed to be routed to the existing storm sewer system heading northwest along East Point Douglas Road. Under Phase 1, no portion of the ultimate trunk storm sewer outlet from ER -A9 is proposed to be constructed. The regional pond will instead discharge into a temporary 18" outlet which will run northwest along East Point Douglas Road approximately 800 feet, then cross East Point Douglas Road and discharge to an existing cross - culvert under Highway 61. When additional development in the area is proposed (Phase 2), construction of the ultimate outlet should be evaluated at that time. Costs for the ultimate outlet have not been included in the Phase 2 costs for this report; rather it is recommended that the City incorporate the ultimate trunk storm sewer outlet into the City's Capital Improvement Plan (CIP) in the next few years. It is anticipated that the ultimate outlet will be triggered by either: 1. Additional development within the Cottage View Site (or drainage district ER -A9) 2. Incorporation of the drainage area into the City's Wellhead Protection Area The regional pond on the east side of the frontage road has been proposed to be constructed without a clay liner as an interim measure to provide some mitigation for the runoff volume and flow duration increases due to the Wal -Mart site, as addressed in the Walmart Regional Stormwater Analysis memo (dated August 21, 2012) prepared by Stantec. Infiltration at this location should be considered a temporary solution for mitigating some of the increase in runoff volume and flow duration, until such time as the ultimate trunk outlet is constructed. It is anticipated that when the ultimate outlet is constructed the pond will be lined with an impermeable liner to prevent infiltration. The City's volume control requirement of infiltrating 1 -inch of runoff from the new impervious areas will need to be provided for review with each incoming Phase 2 development plan. Due to the groundwater protection concerns, the use of filtration or biofiltration BMPS's should be used in lieu of infiltration. A concept grading plan dated 06/18/2012 was developed byHerringer Companies for the remaining undeveloped property. Due to extreme topography changes across the site, this concept depicts two primary ponds within drainage district ER -A9. This concept was used as a basis for estimating future pond and storm sewer costs for potential Phase 2 improvements. When actual development plans come in, this development concept and therefore estimated costs will be subject to change. It was assumed that further pond construction would occur in phases as development occurs. The portion of pond required for the roadway would be constructed initially, and ponds would be expanded and added in the future as development occurs. Pond costs presented in this report are for street drainage only and additional expansion of the ponds due to future development would be a developer's cost. Construction of the proposed roadway improvements will account for a portion of the ponding needs of the site. It is estimated that approximately 4.5 acre -feet of storage will be required for the construction of street improvements within the right -of -way. This volume is proposed to be incorporated into the regional ponds adjacent to the roadway. City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 5 EAST POINT DOUGLAS ROAD STREETS Previous studies such as the Southwest Cottage Grove Transportation Study (2008) and the Cottage Grove East Ravine AUAR (2006) were referenced during the preparation of this report. This report evaluated traffic impacts to the proposed public roadways due to development within the Cottage View site. Specifically, the following was studied: 1. Location of the new East Point Douglas Rd/CSAH 19 intersection 2. Location of East Point Douglas Rd/Ravine Parkwaylntersection (proximity to CSAH 19) 3. Determination of through road status (East Point Douglas Rd vs. Ravine Parkway) 4. CSAH 19 improvements at East Point Douglas Rd intersection Both East Point Douglas Road and Ravine Parkway have a proposed a functional classification of Major Collector per the City's 2030 comprehensive plan. The Phase 1 improvements will be completed to serve the Wal -Mart development, while the Phase 2 improvements will serve the entire Cottage View area. The improvements will be implemented as development pressures dictate. The streets will be designed to a 30 -mph design standard and a maximum 5% centerline grade will be established. TRAFFIC VOLUMES East Point Douglas Road currently has an Average Annual Daily Traffic (AADT) of 2,800 vehicles per day in the Wal -Mart area. After construction, the AADT west of Wal -Mart is expected to increase to 3,100 vehicles per day and the AADT east of Wal -Mart is expected to increase to 10,100 vehicles per day. CSAH 19 currently has an AADT of 6,700 vehicles per day north of the East Point Douglas Road intersection and 8,200 vehicles per day south of the intersection. The AADTs are expected to increase to 8,000 vehicles per day to the north and 14,700 vehicles per day to the south after the Wal -Mart construction. The complete development of the Cottage View area in accordance with the 2030 land use plan is expected to cause traffic volumes to increase to 33,700 vehicles per day on East Point Douglas Road near CSAH 19. Volumes between the East Point Douglas Road and Ravine Parkway intersection and the Wal- Mart site are projected at 20,600 vehicles per day, while traffic volumes to the Wal -Mart site are anticipated to increase to 11,200 vehicles per day. Traffic volumes west of the Wal -Mart site are anticipated to be 4,800 vehicles per day. Traffic volumes along CSAH 19 are expected to increase to 13,800 vehicles per day north of the East Ravine Parkway intersection and 38,500 south of the intersection. PHASE 1 IMPROVEMENTS (2013) The Phase 1 improvements consist of extending the existing three lane section of East Point Douglas Road from East Point Douglas Lane to the east, past the Wal -Mart site. This will include approximately 2,000 feet of urban section roadway, with a face -to -face dimension of 40 feet to meet MnDOT State Aid standards. The roadway will then taper back to the existing two lane section east of the Wal -Mart property. Approximately 380 feet of taper section will be required to connect the different roadway sections. A short right turn lane will be constructed for westbound traffic into the easterly Wal -Mart entrance. This will be constructed in anticipation of the Phase 2 improvements in this area. The existing boulevard and trail will remain in -place along the south edge of the roadway. An 8 -foot wide boulevard and a 6 -foot wide concrete walk will be constructed along the north side of the roadway. City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 6 EAST POINT DOUGLAS ROAD The roadway alignment has been established by the full- section roadway constructed to the west of the Wal -Mart site and the existing alignment to the east of the Wal -Mart site. Additionally, the Phase 2 layout helps define future roadway extensions and establishes a continuous alignment through the Cottage View area. The southerly Right -of -Way through this area is a common line with Trunk Highway 61. Based analyses completed to date, no improvements will be required on CSAH 19 for the interim condition. The existing two -way stop condition appears to be adequate to control the additional traffic generated from the Wal -Mart development However, Washington County will require a right turn lane on East Point Douglas as it approaches CSAH 19 in order to preserve acceptable traffic operations. With the addition of the Wal -Mart site, the temporary turnarounds at Jasmine and Jeffery Avenues will be reconstructed to a permanent cul -de -sac. They will include concrete curb and gutter, modification of storm sewer, and extension of street lighting if necessary. The widths of the cul -de -sacs will remain approximately the same as they exist today, constrained by the width of the right -of -way. Jareau Avenue and Jergen Avenue will be addressed in the future when redevelopment occurs adjacent to those streets. INTERMEDIATE IMPROVEMENTS Analyses completed to date indicate that the intersection of East Point Douglas Road and CSAH 19 will function marginally after the Wal -Mart construction. There is the potential that additional improvements will be required at the intersection, depending upon developing traffic patterns. There is the potential for an all -way stop to be implemented, and potentially the need for a traffic signal at this location. The intersection will be monitored after construction to determine the need for any additional improvements. PHASE 2 IMPROVEMENTS The Phase 2 improvements assume additional development within the Cottage View area. Further development will create the need to extend East Point Douglas to the north to a new intersection with CSAH 19. The new intersection location with CSAH 19 has been coordinated with the County and is approximately 1550 feet north of the westbound Highway 61 ramp. This location is consistent with the Southwest Transportation Study. The existing intersection of East Point Douglas will be severed to allow for better intersection spacing along CSAH 19. The East Point Douglas Road alignment will curve to the north and maintain a parallel alignment with CSAH 19, leaving approximately 500 feet of developable property between the Rights -of -Way. A new 4- legged intersection will be created to allow for a connection to CSAH 19 to the east, a connection to a future Ravine Parkway to the north and a connection to future development to the west. The roadway will be widened through the curve to allow for a 4 -lane divided roadway section with left and right turn lanes at each intersection. Two median openings and associated curb openings will be created to allow for property access along the roadway. The median openings will be created to allow for access to properties to the east Access to properties on the west side of the roadway will be provided by a future internal roadway system. Should the internal roadway system be a public road, the City will coordinate with the property owner determine the locations of future commercial development during the final design of the Phase 2 improvements. Measures to protect the concrete curb will include the construction of gravel driveway aprons at each curb opening location designated by the developer. Intersection control will be required at each of the new intersections created. Based on traffic analyses, interconnected traffic signal systems will provide the best means of control. The traffic signals will most likely not be installed initially. Traffic signal warrants will need to be met prior to installing the systems. As development continues in the Cottage View area, traffic will increase, most likely driving the need for the signal systems at a later date, therefore no costs for a signal at East Point Douglas & Ravine Parkway are presented in this report. t City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 7 EAST POINT DOUGLAS ROAD CSAH 19 IMPROVEMENTS CSAH 19 is a four -lane, urban - section roadway through this area, tapering to a two -lane section roadway north of the proposed future intersection. Intersection control required for the Phase 1 improvements is anticipated to consist of stop conditions for East Point Douglas Road. There is the potential for this intersection to become a four -way stop or for a temporary signal to be installed to control traffic. Traffic will be monitored after Phase 1 construction to analyze traffic patterns top determine if a revised traffic control system will be required. The Phase 2 improvements will sever the existing East Point Douglas Road access and create a new intersection approximately 1550 feet north of the T.H. 61 ramps. Initially, the new intersection will most likely be controlled with a stop condition on East Point Douglas Road, As traffic increases due to continued development in the Cottage View area, a signalized intersection will most likely be required. There is also the potential for southbound right turn lane at the new intersection. Signing and striping improvements will be required as the method of intersection control is revised along CSAH 19. While traffic volumes will continue to increase with development, the volume of traffic that can safely access CSAH 19 will be limited by the T.H. 61 interchange. Interchange concepts have been developed that will include an expansion of CSAH 19 past the future East Point Douglas Road intersection. Costs associated with these improvements are anticipated to be shared by MnDOT, Washington County and the City of Cottage Grove. The City's portion of the costs would most likely be in the form of State Aid, Cooperative Agreement and future assessments. No costs are included in this report for those improvements. We anticipate that benefit to the Cottage View area would be determined as a portion of that project and assessments levied accordingly. STREET SECTION The Phase 1 and Phase 2 street sections were assumed to consist of 4- inches of bituminous wear course, 2- inches bituminous non -wear course, 10- inches of class 5 aggregate base, and 12- inches of select granular borrow (if necessary). Typical street sections can be seen on Figure 10. Soil borings previously taken in this area have generally consisted of topsoil (6 -18 inches) over poorly graded sand (SP). Prior to final design, additional borings should be taken over the design street alignment to confirm soil conditions and assumed R- value. Due to the findings of the previous borings, it is not anticipated that select granular borrow will be needed for the proposed street section. TRAIL AND SIDEWALK A 6 -foot wide concrete sidewalk would be constructed within the north and west boulevards of East Point Douglas Road, extending from the existing sidewalk at Menards to CSAH 19. The sidewalk would be publicly owned. The existing trail on the south side of East Point Douglas Road will be extended along the new alignment to County Road 19. The trail will be eight feet wide and separated from, and parallel to, each side of East Point Douglas Road. The proposed trail will provide a link to the City of Cottage Grove's trail system and will ultimately link to Washington County's Cottage Grove Ravine Regional Park STREETSCAPE East Point Douglas Road & Ravine Parkway will both incorporate landscaping, lighting, and urban streetscaping features utilized in prior phases of Ravine Parkway near the County Government Center and future City Hall site. This will provide a consistent experience for users of the roadway and trail system. City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 8 EAST POINT DOUGLAS ROAD Decorative lighting is proposed to illuminate the roadway and trails. The standard luminaire types for use on Ravine Parkway are depicted on City standard detail plates STR -41 and STR -42, respectively. Medians, where present, will be planted with shrubs, ornamental grasses, and perennials. The inside edge of medians will contain a 2 -foot wide band of colored concrete. Decorative stamped colored- concrete will be utilized in narrow areas of the median where sufficient room for planting beds is not present. Consistent with past projects, a mix of tree types will be used in varying locations along the boulevard. An irrigation system will be provided for the boulevards and plantings along East Point Douglas Road and Ravine Parkway. GRADING There is considerable grading required for the construction the street and pond improvements due to the topography of the site. Additionally, as sites develop there will be additional grading and possible retaining walls to create buildable pads. The earthwork estimates in this report assume two phases of construction with development driving the need for expedient grading operations. Earthwork costs can be greatly impacted by factors such as: will the material have to be exported offsite, is there a buyer or need for the exported excavated material, how many phases of grading will occur, and length of time allowed to complete the grading. There is currently a grading operation occurring on the Anderson and Apache parcels adjacent to CSAH 19. As grading continues to occur there it should reduce the necessary earthwork and associated costs for future pond and street construction. PERMITS AND EASEMENTS A construction permit from the Minnesota Department of Health (MDH) and the Minnesota Pollution Control Agency (MPCA) would be required for the water main and sanitary sewer construction. Because this project disturbs more than one acre of land, a Phase II General Storm Water Permit for Construction Activities from the MPCA would also be required. A MaDOT Utility Permit on Trunk Highway Right Of Way will be needed for utility construction parallel to the trunk highway. A Drainage Permit will be required due to changing drainage patterns as development and pond construction occurs. A Limited Use Permit may also be required for street and trail construction within parcels controlled by the State. It is anticipated that Washington County will require a Right Of Way Permit. An access permit will be required for the new Phase 2 connection to CSAH 19. An Obstruction Permit for temporary traffic control on the County Road during construction either phase would also be required. Permits from both the MCES and Northern Natural Gas are anticipated for proposed utility crossings of their facilities. A permanent drainage and utility easement for public utility extensions will need to be obtained across the VFW property to the proposed development. All necessary easements and right -of -way within the proposed development would be acquired through the platting process. Temporary grading easements for the proposed street construction would need to be obtained from the property owners. City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 9 EAST POINT DOUGLAS ROAD ESTIMATED COSTS Detailed cost estimates for both phases of the East Point Douglas Road street and utility construction have been prepared and are itemized in Appendix B. All costs are based on anticipated unit prices for the 2013 construction season. All costs include a ten (10) percent contingency and a thirty (30) percent allowance for indirect costs associated with the project (engineering, administrative, financing, and legal). No costs are included for capitalized interest during the construction period or before assessments are levied. Following is an overall summary of the estimated costs: Item City Contract: Sanitary Sewer $404,761.50 $262,934.10 Water Main $377,488.50 $661,246.30 Services $7,817.81 $26,969.80 Storm Sewer* $140,772.06 $582,127.26 Storm Water Regional Pond* $173,499.04 $186,972.50 Streets $626,281.37 $3,385,560.75 Sidewalks & Trails $133,190.20 $250,744.78 Landscaping $159,695.25 $549,692.00 Street Lighting $160,338.75 $379,879.50 Subtotal $2 $6,286,126.99 CSAH 19 Improvements $286,000.00 $500,500.00 Frontage Road - Street $256,399.00 Frontage Road - Utilities $103,461.93 Jasmine & Jeffery Turnarounds $145,000.00 Total Estimated Project Costs $2,974,665.41 $6,786,626.99 'Assumed Regional Ponds. Actual costs for drainage may vary as Phase development plans come in. COST ALLOCATION Assessments for this project will be based upon the "Infrastructure Maintenance TaskForce Special Assessment Policy For Public Improvements," dated September 30, 2005. All adjacent benefiting properties are proposed to be assessed. Guidelines related to Commerciai/Industrial Land Use were utilized in determining the assessment amounts for the commercial properties. The project costs were apportioned based on both footage abutting the project and area of the properties. Assessments were estimated for both phases of improvements. Due to the fact that approximately 90% of the Cottage View site is anticipated to be comprised of Commercial use per the 2030 plan, the commercial assessment policy was applied to the entire Cottage View site. Per the CommerciaFIndustrial policy, 100% of the project costs for both surface and subsurface improvements would be assigned to each benefited commercial/industrial lot. City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 10 EAST POINT DOUGLAS ROAD The total estimated project assessments, assuming each phase of construction will occur independently, are shown in Appendix C. Trunk funds, presented in more detail later in this report, are credited to the project cost to determine an assessable project amount. Assessed Costs Phase Construction Total Project Cost Assess to Entire Site: Phase 1 $1,527,136.00 $2,183,804.48 Phase 1 TrunkFunds $ (352,788.00) $ (504,486.84) Phase 1 CSAH 19 $200,000.00 $286,000.00 Phase I Suhtotal $1,374,348.00 $1,965,317.64 Phase $4,395,893.00 $6,286,126.99 Phase 2 Trunk Funds $ (275,790.00) $ (394,379.70) Phase 2 CSAH 19 $350,000.00 $500,500.00 Phase 2 Subtotal $4,470,103.00 $6,392,247.29 Total $5,844,451.00 $8,357,564.93 Assess to Wal -Mart & Apache Chief Theatre Co LLP: Frontage Road - Street $179,300.00 $256,399.00 Frontage Road - Utilities $72,351.00 $103,461.93 Trunk Funds $ (8,480.00) $ (12,126.40) Total $243,171.00 $347,734.53 Totals $6,087,622.00 $8,705,299.46 FINANCING Assessments are proposed to be levied based on the City's current assessment policy. MSA funds will be utilized on all actual participating construction costs. If construction for Phase 1 is done privately and is not publicly bid, MSA funds cannot be used on the Phase 1 improvements. For the purposes of this report, it is assumed that both Phase 1 and Phase 2 would be publicly bid and therefore MSA funds could be utilized. The remainder of the project would be financed through a combination of City funds such as the General Tax Levy and Enterprise funds for items such as sanitary, storm, water main, and street light improvements. AREA CHARGES All properties in the City of Cottage Grove are assigned area charges as improvements are installed. The area charges are used to fund the construction of trunk utilities throughout the City. Area charges are to be assigned to the net area. The area charges are based on 2012 rates and could change depending on when development occurs. For the Wal -Mart site, the net area is determined as follows: City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 11 EAST POINT DOUGLAS ROAD Gross to Net Area Calculations 7Fund y Fund Acres Gross Area 23.89 Less Pond HWL, Outlots (4.53) Net Area 19.36 Deduction Summary 7Fund y Fund Acres Outlot A 1.39 Outlot B 0.49 North Pond HWL 0.47 South Pond HWL 1.48 Frontage Road 0.70 Subtotal 4.53 A summary of Area Charges for both the proposed Wal -Mart site and remaining future development of the Cottage View site can be seen in a table in Appendix D. The areas presented in the Appendix were based on the approved 2030 Land Use plan and excluded existing and proposed major road right -of -way. No pond credit was applied to parcels other than Wal -Mart because no other developments plans have been provided. Once a development plan is submitted and ponding is addressed, the appropriate area would be credited. The area charges applied are based on the rates that are in effect for various land uses as of January 1, 2012 per the City of Cottage Grove fee ordinance. TRUNKFUNDS This development will be assessed for a portion of the trunk utilities through the site based on minimum development standards. The portion of the funds necessary for increased main capacity will be provided through the City Trunk Utility Funds. Trunk Fund Summary Phase 1 Phase 2 7Fund y Fund $271,449.7 5 $83,054.40 und $238,013.49 $311,325.30 Trunk Storm Fund $7,150.00 $0.00 Trunk Fund Total $516,613.24 $394,379.70 City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 12 EAST POINT DOUGLAS ROAD NON -CITY CONTRACT IMPROVEMENTS Certain improvements are required to be completed and financed by the developer. Costs for these improvements will be deposited in an escrow account with the City. The anticipated costs for the proposed Wal -Mart development are estimated below and do not include the 150% increase as is required for the escrow account. Sidewalk repair and lot pin replacement do not require the 150% increase. 04 Non -City Contract Improvements Item Total Street Grading $0.00 Street Signs $2,550.00 Erosion Control $43,200.00 Pond Cleaning $10,000.00 Boulevard Trees $0.00 Boulevard Seed $0.00 Swale Sod $0.00 Street Sweeping $0.00 Total Requiring 150% Increase $55,750.00 Grading Certificate & Lot Pin Replacement $6,500.00 Sidewalk Repair $3,000.00 Grand Total $65,250.00 The developer will be required to deposit an escrow for the development in the amount of $150% of $55,750.00, plus the cost of the Sidewalk Repair and Grading Certificate & Lot Pin Replacement charges of $9,500.00, plus area charges. MAJOR ROADWAY SPECIAL ASSESSMENT The major roadway special assessment does not apply to the East Ravine Neighborhood 1- South, therefore no charges are presented in this report. PUBLIC HEARING Because the properties within the project area benefit from the proposed improvements, and the project will be partially funded through assessment, it will be necessary for the City to hold a public improvement hearing to receive comment on the proposed project and to determine further action to be taken. City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 13 EAST POINT DOUGLAS ROAD PROJECT SCHEDULE Below is the proposed schedule assuming starting construction in 2013 • 04/18/2012 Council Orders Feasibility Report • 05/31/2012 Meeting with Property Owners • 06/20/2012 Meeting with Property Owners • 07/23/2012 Planning Commission Reviews Wal -Mart Plat • 08/27/2012 • 09/05/2012 • 11/21/2012 • 12/19/2012 • 02/20/2013 • 03/28/2013 • 04/03/2013 • Spring 2013 • Summer 2013 • July 2013 • August 2013 • TBD Planning Commission Approves Wal -Mart Plat Council Approves Wal -Mart Plat Council Receives and Approves Feasibility Report Council Sets a Public Improvement Hearing Date Council Holds a Public Improvement Hearing Council Orders the Preparation of the Plans and Specifications — Phase 1 Council Approves the Plans and Specifications Project Bid Date —Phase 1 Contract Award — Phase 1 Begin Construction —Phase 1 Complete Construction —Phase 1 Council sets Assessment Hearing Date Council holds Assessment Hearing Phase 2 Construction CONCLUSION AND RECOMMENDATIONS The following table compares the costs estimated in this report to the costs in other preliminary reports for recent developments in the area. These comparisons, on a per unit basis, are shown as follows: Cost per Unit Comparison Ravine Parkway & 85 Street South* $827/LF *Bridge costs not included in comparison East Point Douglas —Phase 1 $955/LF East Point Douglas —Phase 2 $1,418 /LF The table above shows that the estimated costs to provide public utilities and streets within the Cottage View site are comparable to the previous Ravine Parkway project, considering the proposed road sections and therefore feasible. The prior Ravine Parkway project was predominantly a two -lane roadway. This project consists of a three -lane roadway (Phase 1) and four -lane roadway (Phase 2). In addition, there are larger trunk utilities required in this particular site. The proposed improvements are necessary to allow development in accordance with the City Comprehensive Plan. This project is cost effective based on existing conditions and acceptable standards proposed to construct the improvements. It is recommended that this report be approved and used as a guide for the layout, design, and cost allocation for the improvements to serve the Cottage View site. It is further recommended that copies of this report be forwarded to the developer to determine the further action to be taken. City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Page 14 EAST POINT DOUGLAS ROAD Appendix A Figures M m Cottage Grave h ere Pride ana prp5 gerity Meet City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements z All AREA EAST POINT I I o woo SCALE FEET Cliyof A�, BOLTON 8L MEN K, INC.I CITY OF COTTAGE GROVE, MINNESOTA ConwlMnp Enpinrn a s,rv.yo,. EAST POINT DOUGLAS ROAD Cotta Grove ,�11 Ml MIN FARMONT, MN SLEEW EYE, MN LOCATION PLAN Minnesota BURNSMLLE, MN WILLMAR, MN CHASI i0e.�n ,, i x M.. x,.. 201 . All Ri.hf. R.—d RAMSE . MN MAPLEW000, MN BRAINERD. MN AMES. 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( � ® L § | ./ U) z / � § ` I LL LU ^ � � :\ j} (A J J � t < - -- r — — — • - - - - - - - - - -- WITHIN BoUlam VFW o syc �q ys'0 4 B� IEM= PUBLIC SANITARY SEWER PUBIC STORM SEWER PUBIC WATERMAN PRIVATE SANITARY SEWER PRIVATE STORM SEWER PRIVATE WATERMAN PRIVATE CONSTRUCTION 1 \; INQ ` 'TAI DRIVE IN THEATER 0 80 120 F � C.ilY at LAIT OF (:UIIAUL UKUVt, MINNLtUTA Cottage Grove EAST POINT DOUGLAS ROAD emm a uex, m. z n, ui canes reeserve Minne /// �� coigne s sota m scaouioae;s- ricn.a.o 11/16/12 iaiiz eai m NO VEMB E R, / PRI VATE UTILITY OWNERSHIP AND CONSTRUCTION' - - - - -_ F- Fit- -- _ —_�,, �11��,v. ��)� — W J�/ , �/� / Z W h EXISTING BUILDING ) l� �/ / 1 `��VA� �A �T. I �FE, �� \ \Vy.�AV��A y o Yn �E, >O LLIW r 1 W W Y �N < / v gg — — —1 -. <Q G< <G L 11 - I Imo` O U < I.L 1 I —r �(J V ?JJ 3d 3 OL If EXISTINC FENCE /� _ �- z' BUILD ✓ - �I / /�I / /�� - — , _ -- �� _� °_ 44 z < L w / ~ _ e'CH� INK FENCE 'W'k' S. OF zw a / c a I I / E F — - J JJi y a - <— _ m Y - EXISTINhi BUSINC G 3f1N 3AV 3NIWSVf o ��m pp C� n \ EXISTING BUILDING T V /�� /r / I /� A m _ o �� I I T O m / V - I - - - -- a L � EAST POINT DOUGLAS ROAD Appendix B Cost Estimate Summary Cottage Grove 41/lere Pride andP,,sperity Meet City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements O O O O O O O O O O O O op O O O O O O R � �7 M O n � q q � v, L , O O O O O O O sbG O O O O O O O O � �l W O Y y V�i o 9 G 9 O O O O O O O O Y O O O O O O O O O v `o •- 1 ti N N N H H O O M M D O � 06 -6' ti ti a R 3 o o a o 6 R O N Vl O� O O O P N O O M O O O O O O O M O O O O O� O O O U\ O O O CT P 0 0 o fn o o n o o O o O o O fn o 0 Yyn: o rn � i+ _ EA EA EA ti EA ti fA EA V r Vl �D O W Vl Vl y O fn M O O O O O O O b O �O W O O O O O O O P O W O O O O N P n o b In o o p ryj 1!J W O� 171 0 0 V3 p N M N V3 rn Y3 vl W N vl to M t+i y � N N r y U N 0 0 �D `S l� O Vl Vl O fn M O O O O ti O O O �D O Vl W O O q O O O CT O vl vl W o o to N N P try, o Dv q o O o O y to W N vl P P o v'i q o O p q e4 T NE� vl l vl N 3 � N Dv ,-. On b W .y o e O F C c» sr> 0 U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o p p o n � fn fn Vl W .--� P fri .--� N �' O� N ti •--� O O O' O fn N W l� O l � � Vl h O O O' Ve lD Y 63 63 63 63 63 63 63 Eg 63 63 Eg 63 63 63 63 63 63 v3 63 63 Eg � � � r j � � O G O � U � O 78 b N b F P. a P. CZ u P v EAST POINT DOUGLAS ROAD Appendix C Assessment Calculations Cottage Grove %ere Pride and p,,SPerlty Meet City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Phase 1: East Point Douglas Rd Assessment Calculations Abutting Property Anla sis- Phase] T(6gF[; Abr6Nrg -ra Asassam[ ToW Parcel P arsed a ) %dTUtll Pryert AmooN Coutributi® As e ®[ Contribofim As�.momt 2202721320003 V,Lr.s Of FOraMWars& 202 $0671 2202721320003 Veterans Of POVaWWars& Cottage Grove Post 0752 Veterans Of Po-, Wars& Cottage Grove Post 0752 403 0:13 Cottage Grove Post 0752 $0627702 2202721320005 $95191 $20$85631 2202721320005 Qwest & Tax Left 50 0:02 W0Mat Qwest & Tax Dept $10,70434 N/A $1,00,44482 2202721310005 $95191 N/A W O Mart 1,037 034 $0.00 W0Mar[ $222000.10 2202721310005 $70543672 2202721310005 Metropolitan Coined &Metro Apache CALefaeat, Co LLP 0 0.00 ver sed CALefaeatre Co LLP $0.00 2202721310004 $12,173.30 $0.00 2202/21310004 Metropolitan Coined &Metro Apache ClLefTh ®treCoLOP $000 Metropolitan Counel &Metro Transit Finance Div 0 0.00 Transit Finance Div $0.00 2202721420001 $000 $0.00 $1217330 2202721420001 2202721430001 Ap ache Clnef9heaore Co LLP 0 0.00 1 $0.00 2202721340002 $0.00 2202721340002 $0:00 Ross Mathal &L-esk 0 0.00 Ross Mathal &L-esR $0.00 2202721430001 Wacltington County* $000 $0.00 2202721430001 $0.00 Mderson Ron est M Md Linda syn derson Pon est M send Linda MvDOT IlighPOf -Way* Macky-Mdersov 0 0.00 $641,90994 Macky-Mdersov $0.00 2202721340003 $0.00 2202721340003 ashinglon County 0 0.00 WanungLn County $0.00 /A $0.00 /A MvDOTRht of Way 1,50 051 MnDGTR t -off * $33411642 Totals 3,050 1.00 $1,M5$17.61 TOWS 1 81Il Area Anlaysis - Phase 1 -Phase T(6gF[; Abr6Nrg -ra Asassam[ ToW Parcel % of TOtll Projert AmooN Asmsvo ®[ Pare Contribofim As�.momt V,Lr.s Of FOraMWars& 202 $0671 2202721320003 $292,133.92 Cottage Grove Post 0752 Veterans Of Po-, Wars& 2202721320005 Cottage Grove Post 0752 264226 0.16 $95191 $20$85631 2202721320005 W0Mat Qwest & Tax Dept 1, 22 2 0.00 $1,00,44482 2202721310005 $95191 N/A Apache ClLefTh ®treCoLLP $000 $0.00 W0Mar[ 1,00$144 0 6 $70543672 2202721310005 Metropolitan Coined &Metro ver sed CALefaeatre Co LLP 0 0:00 $12,173.30 $0.00 2202/21310004 Apache ClLefTh ®treCoLOP $000 Metropolitan Counel &Metro $0.00 2202721340002 Transit Finance Div 15 0:01 $000 $0.00 $1217330 2202721420001 2202721430001 Ap ache CALefae tre Co LLP 0 0.00 $0.00 2202721340002 $0:00 $0.00 2202721340003 Ross Mathal &L-esR 0 0.00 Wacltington County* $000 $0.00 2202721430001 $0.00 N/A syn derson Pon est M send Linda MvDOT IlighPOf -Way* $33411642 $30$79353 $641,90994 Macky-Mdersov 0 0:00 $0.00 2202721340003 WanungLn County 0 0:00 $0.00 /A MnDGTR t -off * 392,500 023 $305,79353 TOWS 1 81Il l.m $119 ll.61 $13]0 ll. i6 $1 ID211.M 'Loans rig6bLway was ewloded tam par ®I area "Assumed unoorm q hwa y easement width ot250 t1 Total Assessment -Phase 1 Abr6Nrg -ra Asassam[ ToW Parcel Ass-art Asmsvo ®[ 2202721320003 V,Lr.s Of FOraMWars& 202 $0671 $20$85631 $292,133.92 Cottage Grove Post 0752 2202721320005 fewest & Tax Dept* $10,70434 $95191 $11,65625 N/A W0Mat $222000.10 $10543672 $1,00,44482 2202721310005 Apache ClLefTh ®treCoLLP $000 $0.00 $080 2202721310004 Metropolitan Coined &Metro Transit Finance Div* $000 $1217330 $12,173.30 2202721420001 Apache ClLefTh ®treCoLOP $000 $0:00 $0.00 2202721340002 Ross Mai J & Lenses R $000 $0.00 $0.00 2202721430001 syn derson Ron est M send Linda Mackey- Mdersoo $000 $0:00 $0.00 2202721340003 Wacltington County* $000 $0:00 $0.00 N/A MvDOT IlighPOf -Way* $33411642 $30$79353 $641,90994 Touts $655,ll58 $1$1g211.M Phase 1: Drontage Road (Stub Street) Assessment Calculations Abutting Property Anla sis- Phased T(6gF[; Abooting Total Parcel Parcel e' %ofTodd "ec[Ammuat Contribution Ass uftiog Contribution Is.-. 2202721320003 Vetauns Of Foreign Wars& 2202721320003 Vetaanc Of POVaWWarc& Cottage Grove Post 0752 $000 $0.00 Veterans Of Forage Wars& $0.00 Cottage Grove Post 0752 0 0:00 Cottage Grove Post 0752 $0.00 2202721320005 $0.00 $0.00 2202721320005 Qwest & Tax Left 0 0:00 Weil -Mat Qwest & Tax Dept $0.00 N/A $1630T).55 2202721310005 $0.00 N/A al -Mat 206 046 $12256153 Wad -Mat $5301606 2202721310005 $109,26149 2202721310005 Metropolitan Coined &Metro Apache Cltiefaeat, Co LLP 330 054 ver sed Cltiefaeatre Co LLP $6209545 2202721310004 $0.00 $12256153 2202/21310004 Metropolitan Coined &Metro Apache CltiefTh ®treCoLOT $000 Metropolitan Counel &Metro Transit Finance Div 0 0.00 Transit Finance Div $0.00 2202721420001 $000 $0.00 $0.00 2202721420001 2202721430001 Ap ache Cltiefaeat, Co LLP 0 0.00 Ap ache Cltiefae tre Co LLP $0.00 2202721340002 $0.00 2202721340002 $0:00 Ross Mathal &L-esk 0 0.00 Ross Mathal &L-esR $0.00 2202721430001 Washington County* $000 $0.00 2202721430001 $0.00 Mderson Rosiest M Md Linda syn derson Rosiest M send Linda MvDOT Right of Way* Mack,- Mdersov 0 0.00 $0.00 Mack,- Mdersov $0.00 2202721340003 $319,731X3 $0.00 2202721340003 anurZon County 0 0.00 WahingLn County $0.00 /A $0.00 /A MvDOTRht of Way 0 0.00 MnDOT Ili CofW * 0 Touts 616 1.00 $31],]3153 $1]5911.51 $1]5,911.51 Area Anlay$is - Phase 1 - Phased T(6gF[; Abr6tisrg Total Parcel %ofTotll Pr ojectAmouut Asmsun ®t Parcel Contribution Is.-. Vetauns Of Foreign Wars& 2202721320003 Cottage Grove Post 0752 $000 $0.00 Veterans Of Forage Wars& $0.00 2202721320005 Cottage Grove Post 0752 0 0.00 $0.00 $0.00 2202721320005 Weil -Mat Qwest & Tax Dept 0 0.00 $1630T).55 2202721310005 $0.00 N/A Apache CALefTh ®treCoLLP $6209545 $12256153 Wad -Mat 1,00$144 047 $109,26149 2202721310005 Metropolitan Coined &Metro ver sed Cltiefaeatre Co LLP 1,130062 053 $0.00 $12256153 2202/21310004 Apache CltiefTh ®treCoLOT $000 Metropolitan Counel &Metro $0.00 2202721340002 Transit Finance Div 0 0:00 $000 $0.00 $0.00 2202721420001 2202721430001 Ap ache Cltiefae tre Co LLP 0 0.00 $0.00 2202721340002 $0:00 $0.00 2202721340003 Ross Mathal &L-esR 0 0.00 Washington County* $000 $0.00 2202721430001 $0.00 N/A syn derson Rosiest M send Linda MvDOT Right of Way* $000 $0.00 $0.00 Mack,- Mdersov 0 0:00 $319,731X3 $0.00 2202721340003 WahingLn County 0 0:00 $0.00 /A MnDOT Ili CofW * 0 0:00 $0.00 Totals 2 lID $3194.N.53 $231 33.1tt MI.M31C 'Loans rig6bLway was ewloded tmm parcel area "Assumed unoorm honwa easement width ot25O t1 Total Assessment - Phased _ Abr6tisrg Total Parcel Assemnvrt �. ®Asas -. Asmsun ®t 2202721320003 Vetauns Of Foreign Wars& Cottage Grove Post 0752 $000 $0.00 $0.00 2202721320005 fewest &Tax Dept* $000 $0.00 $0.00 N/A Weil -Mat $5301606 $109,26149 $1630T).55 2202721310005 Apache CALefTh ®treCoLLP $6209545 $12256153 $104,65698 2202721310004 Metropolitan Coined &Metro Transit Finance Div* $000 $0:00 $0.00 2202721420001 Apache CltiefTh ®treCoLOT $000 $0:00 $0.00 2202721340002 Ross Mai J &]amesR $000 $0.00 $0.00 2202721430001 syn derson Ron estM send Linda Mack,- Mderson $000 $0:00 $0.00 2202721340003 Washington County* $000 $0:00 $0.00 N/A MvDOT Right of Way* $000 $0.00 $0.00 To_s $11591151 $231$23.03 $319,731X3 0 Phase 2: East Point Douglas Rd Assessment Calculations Abutting Property Anlaysis - Phase 2 Abutting 1 /3rd Abutting Assessment Area Assessment o /o of Total Project Amount 2202721320003 Parcel (Lin. Ft.) Contribution Assessment 2202721320003 $0.00 $0.00 Veterans Of Foreign Wars & Cottage Grove Post 8752 2202721320005 0 0.00 $0.00 Cottage Grove Post 8752 $0.00 $0.00 N/A 2202721320005 Wal -Mart $0.00 $0.00 Qwest & Tax Dept 0 0.00 $0.00 N/A Apache Chief Theatre Co LLP $96,989.05 $1,645,093.45 $1,742,082.50 Wal -Mart 0 0.00 $0.00 2202721310005 $0.00 Apache Chief Theatre Co LLP 290 0.05 Transit Finance Div* $96,989.05 2202721310004 2202721420001 Metropolitan Council & Metro Apache Chief Theatre Co LLP $1,322,395.53 $1,911,076.86 $3,233,472.39 2202721340002 0 0.00 $0.00 Transit Finance Div $133,636.88 $339,989.44 2202721430001 2202721420001 Anderson Forrest M And Linda Apache Chief Theatre Co LLP 3,954 0.62 $201,335.89 $359,392.77 $1,322,395.53 2202721340002 Mackey - Anderson Ross Martha J & James R 6171 0.10 $206,352.57 2202721430001 $64,643.62 $232,535.01 N/A Anderson Forrest M And Linda MnDOT Right-of- -Way* $135,784.67 $147,654.61 602 0.09 $2,130,749.10 $4,261,498.19 $201,335.89 Mackey - Anderson *To be covered by City Funds 2202721340003 Washington County 502 0.08 $167,891.39 N/A MnDOT Right -of -Way 406 0.06 $135,784.67 Totals 6,371 1.001 $6, 392, 247.29 $2,130,749.10 $2,130,749.10 Area Anlaysis - Phase 2 Total Area 2 /3rd Area Assessment Area Assessment %of Total Project Amount 2202721320003 Parcel (Sq. Ft.) Contribution Assessment 2202721320003 $0.00 $0.00 Veterans Of Foreign Wars & Cottage Grove Post 8752 2202721320005 0 0.00 $0.00 Cottage Grove Post 8752 $0.00 $0.00 N/A 2202721320005 Wal -Mart $0.00 $0.00 Qwest & Tax Dept 0 0.00 $0.00 N/A Apache Chief Theatre Co LLP $96,989.05 $1,645,093.45 $1,742,082.50 Wal -Mart 0 0.00 .$0.00 2202721310005 $0.00 Apache Chief Theatre Co LLP 1,130,862 0.39 Transit Finance Div* $1,645,093.45 2202721310004 2202721420001 Metropolitan Council & Metro Apache Chief Theatre Co LLP $1,322,395.53 $1,911,076.86 $3,233,472.39 2202721340002 0 0.00 $0.00 Transit Finance Div $133,636.88 $339,989.44 2202721430001 2202721420001 Anderson Forrest M And Linda Apache Chief Theatre Co LLP 1,313,703 0.45 $201,335.89 $359,392.77 $1,911,076.86 2202721340002. Mackey - Anderson Ross Martha J & James R 91,8641 0.03 $133,636.88 2202721430001 $64,643.62 $232,535.01 N/A Anderson Forrest M And Linda MnDOT Right-of- -Way* $135,784.67 $147,654.61 247,052 0.08 $2,130,749.10 $4,261,498.19 $359,392.77 Mackey - Anderson *To be covered by City Funds 2202721340003 Washington County 44,437 0.02 $64,643.62 N/A MnDOT Right -of -Way ** 101,500 0.03 $147,654.61 Totals 2,929,418 1.001 $6,392,247.29 $4,261,498.19 $4,261,498.19 *Existing right -of -way was excluded from parcel area **Assumed uniform highway easement width of 250 ft Total Assessment - Phase 2 Abutting Total Parcel Assessment Area Assessment Assessment 2202721320003 Veterans Of Foreign Wars & $0.00 $0.00 $0.00 Cottage Grove Post 8752 2202721320005 Qwest & Tax Dept* $0.00 $0.00 $0.00 N/A Wal -Mart $0.00 $0.00 $0.00 2202721310005 Apache Chief Theatre Co LLP $96,989.05 $1,645,093.45 $1,742,082.50 2202721310004 Metropolitan Council & Metro $0.00 $0.00 $0.00 Transit Finance Div* 2202721420001 Apache Chief Theatre Co LLP $1,322,395.53 $1,911,076.86 $3,233,472.39 2202721340002 Ross Martha J & James R $206,352.571 $133,636.88 $339,989.44 2202721430001 Anderson Forrest M And Linda $201,335.89 $359,392.77 $560,728.66 Mackey - Anderson 2202721340003 Washington County* $167,891.39 $64,643.62 $232,535.01 N/A MnDOT Right-of- -Way* $135,784.67 $147,654.61 $283,439.28 Totals $2,130,749.10 $4,261,498.19 $6,392,247.29 *To be covered by City Funds EAST POINT DOUGLAS ROAD Appendix D Area Charges Cottage Grove 41/lere Pride and?(Os perity Meet City of Cottage Grove, Minnesota East Point Douglas Road Street & Utility Improvements Cottage View Site - Total Area Charges Summary by Parcel Item Area Charge Canna aal Medisnn Density Residential HighDeraty Residential Mixed Use Total 2202721320003 Saitary Sewer $11,264.18 Residential Residential $11,264.18 Veterans Of Foreign Wars& Cottage Grove Post 8752 Water MVv $17,71212 2202721320003 $17,712.12 Stonn Sewer $54,05229 Veterans Of Foreign Wars& $54,05229 Subtotal 1 $83,028.591 $0.00 $0.001 $0.001 $0.001 $83,028.59 Sardtary Sewer $35,951.52 2202721320005 $35,951 52 War Marc Wa terMvn $56,53120 1,221.81 $56,53120 Sto. Sewer $172,51696 $172,51696 Subtotal Apache Chief Theatre Co LLP $264,999.681 so.001 $0.001 $0.001 $0.00 $264,999.68 2202721310004 2202721320005 Sardtary Sewer Metropolitan Council &Metro $000 Qwest &Tax Dept Water Main 15,624.99 $000 Storm Sewer 15,624.99 Transit Finance Div $000 Subtotal $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Apache Chief Theatre Co LLP 1,673,638.18 2202721310005 Sautary Sewer $55,83758 $25178 $5856 2202721340002 $5614702 Apache Chief Theatre Co LLP WaterMvn $87800.62 $44283 $10299 155,675.78 91,864.78 $88,34643 StonrSewer $26794222 1 $1,424.10 $397.11 $26976343 SubLO[al $411,580.421 $2,118.71 $558.651 $0.001 $0.00 $414,25778 Mackey- Anderson 2202721310004 Sardtary Sewer 48,467.00 Totals $000 Metropolitan Council &Metro Transit Finance Div WaterMvn 249,599.42 238$39.35 517,439.80 *Existing right or way was excluded from parcel area * *Based on 2030 comprehensive plan boundaries. Actual areas may vary as parcels develop $000 Stonn Sewer $000 Subtotal $0.00 $0.001 $0.001 $0.001 $0.001 $0.00 2202721420001 Sardtary Sewer $32,73479 $1,89006 $7,409]5 $3,594]6 $5,08026 $50,71051 Apache Chief Theatre Co LLP WaterMvn $51,473.12 $3,32572 $13,03101 $6,32229 $7,98835 $8214139 Sto. Sewer $157,081.16 $10,69527 $50,249.82 $24,378.15 $24,378.15 $266,78254 Subtotal $241,289.07 $15,911.94 1 $70,691.48 $34,295.19 $37,44676 $399,634.44 2202721340002 Sardtary Sewer $3,91627 $391627 Ross Martha J &JarnesR WaterMvn $615806 $615806 Storm Sewer $18792.63 $18792.63 Subtotal $28,866.97 $0.001 $0.001 $0.001 $0.00 1 $28,866.9] 2202721430001 Sardtary Sewer $10,53154 $10,531 54 Anderson Forrest M And Linda Mackey - Anderson WaterMvn ,5.09 $1660 $16,560.09 Stonn Sewer $50,536.65 $50,536.65 Subtotal 1 1 $77,628.281 $0.001 $0.001 $0.001 $0.001 $]],628.28 Grand Total $1,107,393.01 $18,030.65 $71,250.13 $34,295.19 $3],446.]6 $1,268,415.]4 Parcel Summary for Area Charges Total Area 2030 Land Use Breakmt 8 .Ft.)** CanalMixed Medisnn Density High Density Use Undevelopable, (Sq. Ft)* p ared Residential Residential 2202721320003 Veterans Of Foreign Wars& Cottage Grove Post 8752 264,126.01 264,126.01 2202721320005 Qwest & Tae Dept 1,221.81 1,221.81 2202721310005 Apache Chief Theatre Co LLP 2,192,607.37 2,153,114.35 8 ,346.83 1941.19 1 29,145.00 2202721310004 Metropolitan Council &Metro 15,624.99 15,624.99 Transit Finance Div 2202721420001 Apache Chief Theatre Co LLP 1,673,638.18 767,866.15 62,686.46 245,638.23 238 ,337.35 359,110.00 2202721340002 Ross Martha J &JarnesR 155,675.78 91,864.78 63,811.00 2202721430001 Anderson Fonest M And Linda Mackey- Anderson 295 ,507.32 247,040.32 48,467.00 Totals 4,598 ,501.46 3 ,524,111.61 71,033.29 249,599.42 238$39.35 517,439.80 *Existing right or way was excluded from parcel area * *Based on 2030 comprehensive plan boundaries. Actual areas may vary as parcels develop — Future major road right of way excluded from parcel gross acreage