HomeMy WebLinkAbout2012-12-19 PACKET 08.A.REQUEST OF CITY COUNCIL ACTION
PREPARED BY
COUNCIL AGENDA
MEETING ITEM #
DATE 12/19/12 9
Finance Robin Roland
ORIGINATING DEPARTMENT DEPARTMENT HEAD
COUNCIL ACTION REQUEST
Consider resolution approving the execution of the Development Agreement between Wal-
Mart and the City of Cottage Grove and authorizing its signing.
STAFF RECOMMENDATION
Adopt the resolution approving the Development Agreement between Wal -Mart and the City of
Cottage Grove and authorizing its signing.
BUDGET IMPLICATION N/A N/A
BUDGETED AMOUNT ACTUAL AMOUNT
ADVISORY COMMISSION ACTION
DATE
REVIEWED
APPROVED
DENIED
❑ PLANNING
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❑ PUBLIC SAFETY
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❑ PUBLIC WORKS
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❑ PARKS AND RECREATION
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❑ HUMAN SERVICES /RIGHTS
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❑ ECONOMIC DEV. AUTHORITY
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SUPPORTING DOCUMENTS
City Administrator
j. its 4 1 C,
Date
COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER
H: \Council items \City Council Action Form.doc
TO:
FROM:
DATE:
SUBJECT:
City of Cottage Grove
Finance Department Memo
Honorable Mayor and City Council
Ryan Schroeder, City Administrator
Robin Roland, Finance Director
December 13, 2012
Consider Resolution — Wal -Mart Development Contract
Introduction
The Development Contract between the City of Cottage Grove and Wal -Mart is forwarded for
the City Council's consideration.
Discussion
The preliminary and final plat for the Cottage View addition was approved by the City Council
with Resolution 2012 -101 on September 5, 2012.
The Development Contract has been drafted in accordance with the approvals and conditions
agreed to during the discussions leading up to the adoption of the final plat for this project.
The agreement outlines the cost allocations and required securities for the public and private
improvements on the site. Attorneys for the City and for the Developer have reviewed the
agreement.
Currently, the Developer is in the final stages of acquisition of the property from Mr. Herringer.
They anticipate closing on the property in the first quarter of 2013. At the time of closing, they
will sign the Development Agreement and provide the required securities as outlined in the
agreement.
City staff is proceeding with the East Point Douglas Road Improvement Project (Phase 1) in
accordance with the following timeline:
• City accepted EPD Feasibility November 21, 2012
• City ordered Plans & Specs for Public Improvements (Phase 1)
• City to approve Plans & Specs (Phase 1) for Public Improvements February 6, 2013 and
Call for Bids
• Bids due March 14, 2013*
• City to consider and award construction contract for Public Improvements March 20,
2013*
• Public Improvements substantially complete by November 1, 2013
(The timeline listed is dependent upon the review and approval of MnDOT.)
Honorable Mayor, City Council, and Ryan Schroeder
Page 2 of 2
The City has heretofore spent considerable resources on the engineering /planning for the East
Point Douglas Road Improvement project and the Developer wishes those efforts to continue
until the closing on the property. Therefore, the Developer has offered an interim Letter of
Credit to the City to assure that the City's engineering costs are covered. This interim Letter of
Credit would expire /be superseded by the securities put in place under the Developer
agreement when it is executed.
Requested Action
Adopt the attached resolution approving the execution of the Wal -Mart Development Contract
and authorizing its signing contingent upon the stated conditions and approval by the
Engineering Division.
RESOLUTION NO. 12
RESOLUTION APPROVING DEVELOPMENT CONTRACT BETWEEN THE CITY OF
COTTAGE GROVE AND WAL -MART
WHEREAS, pursuant to Resolution 2012 -101 the City approved the preliminary and final plat
for the Cottage View Addition; and
WHEREAS, in accordance with the final plat, the following conditions shall apply:
1. The Developer shall dedicate public right of way, outlots and drainage and utility easements per the
City Engineer's recommendations, and convey fee title to outlots to the City; and
2. The Developer shall record the Plat with the Washington County Recorder's Office; and
3. The Developer shall execute a Development Contract with the City of Cottage Grove, furnish the
security required by it and pay all fees and costs and submit all other documents as required by the
Development Contract.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Cottage Grove,
County of Washington, and State of Minnesota, that the development contract between the City of
Cottage Grove and Wal -Mart is approved subject to the following conditions:
a) the Developer enter into this Agreement; and
b) the Developer provide the necessary security in accordance with the terms of this
Agreement; and
c) the Developer record the plat with Washington County Recorder's office.
The Mayor and Administrator are hereby authorized and directed to sign such contract.
Adopted by the City Council of the City of Cottage Grove this 19th day of December, 2012.
Myron Bailey, Mayor
Attest:
Caron M. Stransky, City Clerk
(reserved for recording information)
DEVELOPMENT CONTRACT
(City and Developer Installed Improvements)
This Development Contract ( "Contract ") is dated , 2012, by and between
the CITY OF COTTAGE GROVE, a Minnesota municipal corporation ( "City "), and WAL -MART REAL
ESTATE BUSINESS TRUST, a Delaware statutory trust (the "Developer ")..
1. PLAT APPROVAL. The City approved the preliminary and final plat (the "Plat ") for the
Cottage View Addition with Resolution 2012 -101 on September 5, 2012 in conjunction with the Developer's
proposal to construct an approximately 180,000 square -foot retail store (the "Project "). The land is
situated in the County of Washington, State of Minnesota, and is legally described as:
That part of the Southwest Quarter of Section 22, Township 22, Range 21, lying
Northeasterly of the most Northerly line of US Highway No.'s 10 and 61;
EXCEPT the Westerly 960 feet thereof; and also except that part thereof described as:
Beginning at a point in the Eastern boundary line of the Southwest Quarter of Section 22,
Township 27, Range 21, said point being the intersection of said Eastern boundary line
with the middle line of the St Paul and Point Douglas public highway, said point also being
9.5 Chains North from the quarter corner between Section 22 and Section 27, and running
thence North 61 degrees 10 minutes West along the middle line of said road 8.31 Chains;
thence North parallel with said Eastern line 4.66 Chains; thence East 7.33 Chains to the
aforesaid Eastern Boundary line; thence South along said Eastern Boundary line 8.90
chains to the place of beginning EXCEPT all that part of the Southwest Quarter of Section
22, Township 27 North, Range 21 West, Washington County, Minnesota, described as
follows: Commencing at the Northeast corner of the Southwest Quarter; thence West,
along the north line of the said Southwest Quarter, a distance of 1013.22 feet to the
Westerly right of way line of Jeffrey Avenue; thence South, deflecting to the left 90
Cottage Grove Walmart #2448 -00
degrees 00 minutes 00 seconds, along the Southerly extension of said Westerly right of
way line, a distance of 50.00 feet to the point on the Southerly line of the Enron easement,
Document #422118, the point of beginning; thence continue South, along said Westerly
right of way line extension, a distance of 125.00 feet; thence West, parallel with the North
line of said Southwest Quarter, a distance of 125.00 feet; thence North, parallel with the
southerly right of way extended for Jeffrey Avenue, a distance of 125.00 feet to a point on
the Southerly line of the Enron easement; thence East, along said easement line and
parallel with the North line of said Southwest Quarter, a distance of 125.00 feet to the
point of beginning and there terminating.
AND EXCEPT all that part of the Southwest Quarter of Section 22, Township 27 North,
Range 21 West, Washington County, Minnesota, described as follows: Commence at the
Northeast corner of the Southwest Quarter; thence West, along the North line of the said
Southwest Quarter, a distance of 1013.22 feet to the Westerly right of way line of Jeffrey
Avenue; thence South, deflecting to the left 90 degrees 00 minutes 00 seconds, along the
Southerly extension of said Westerly right of way line, a distance of 50.00 feet to a point
on the Southerly line of the Enron easement, Document #422118, the point of beginning;
thence West along said easement line and parallel with the North line of said southwest
Quarter a distance of 125 feet; thence North parallel with the extension of the Westerly
right of way line of Jeffrey Avenue, 50 feet to the North line of said Southwest Quarter;
thence East 125 feet along the North line of said Southwest Quarter; thence South to the
point of beginning.
ALSO EXCEPT all that part lying east of a line described as beginning at the intersection
of the North line of said Southwest Quarter and the east line of the west 1828.50 feet of
said Southwest Quarter; thence South 00 degrees 08 minutes 41 seconds West, along
said east line of the west 1828.50 feet, a distance of 1099.83 feet; thence South 58
degrees 48 minutes 30 seconds East, a distance of 264.89 feet; thence South 31 degrees
11 minutes 30 seconds West, a distance of 302.72 feet to said most Northerly line of US
Highway No.'s 10 and 61, and said line there terminating.
Commonly known as 9338 East Point Douglas Road South, Cottage Grove, Washington
County, State of Minnesota.
Hereafter, the "Development Property."
2. CONDITIONS OF PLAT APPROVAL. The City approved the Plat and the Project on
condition that the Developer enter into this Contract, furnish the security required by it, dedicate public right
of way, outlots and drainage and utility easements per the City Engineer's recommendations, convey fee
title to outlots to the City and record the Plat with the Washington County Recorder's Office.
3. RIGHT TO PROCEED. The Developer may not grade within the Plat or otherwise disturb
the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements,
or any buildings until all the following conditions have been satisfied: 1) this Contract has been fully
executed by all parties and filed with the City Clerk, 2) the necessary cash requirements, escrowed
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documents and security described herein has been received by the City, 3) the Plat has been filed with the
Washington County Recorder's Office and 4) the required erosion control measures are in place.
4. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no
amendments to the City's Comprehensive Plan, or any amendments to the City's official controls shall
apply to or affect the use, development density, lot size, lot layout or dedications of the approved Plat or
Project unless required by state or federal law or agreed to in writing by the City and the Developer.
Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state
law, the City may require compliance with any amendments to the City's Comprehensive Plan, official
controls, platting or dedication requirements enacted after the date of this Contract.
5. DEVELOPMENT PLANS. The Development Property shall be developed in accordance
with the plans listed below (collectively, the "Plans "). The Plans shall not be attached to this Contract. With
the exception of Plan A, the Plans may be revised and finalized after the date of this Contract, subject to
the City Engineer's approval. All Plans must be final and approved by the City Engineer in writing before
commencement of any work. The Erosion Control Plan and all drainage calculations may also be
approved by the South Washington Watershed District, if the City delegates its authority to the District. If
the Plans vary from the written terms of this Contract, the written terms shall control. The Plans, which
shall be on file with the City, are:
Plan A — Final Plat
Plan B- Final Grading and Drainage, and Erosion Control Plans (2 plans) dated 12/17/12
prepared by MFRA
Plan C - Feasibility Study for Public Improvements, dated November 21, 2012 prepared
by Bolton & Menk.
Plan D — Site Plan, dated August 31, 2012 prepared by MFRA
Plan E - Landscape Plan, dated August 31, 2012 prepared by MFRA
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6. PERMITS. The Developer shall obtain or require its contractors and subcontractors to
obtain all necessary permits which may include permits from the following agencies:
• Minnesota Department of Health for Water mains
• Minnesota General NPDES Permit for Stormwater Discharges Associated with
Construction Activity ( "NPDES Permit ")
• MPCA for Sanitary Sewer and Hazardous Material Removal and Disposal
• DNR for Dewatering
• City of Cottage Grove for Building Permits
• City of Cottage Grove Grading permit
• MCES for Sanitary Sewer Connections
The Developer will cooperate with the City to obtain Minnesota Department of Transportation Drainage
and Utility Permits.
7. TIME OF PERFORMANCE. The current schedule for the construction of the
development improvements is as follows:
• City called for EPD Improvements Feasibility study on April 18, 2012.
• City accepted EPD Feasibility November 21, 2012 and ordered Plans & Specs for
Public Improvements (Phase 1)
• City to approve Plans & Specs (Phase 1) for Public Improvements February 6,
2013 and Call for Bids
• Bids due March 14, 2013*
• City to consider and award construction contract for Public Improvements March
20, 2013*
• Public Improvements substantially complete by November 1, 2013
* Dates are subject to MnDOT approval /schedule
The Plans include construction of a regional detention pond on land owned by a third party outside
the Plat. The Developer will be required to obtain an easement from the third -party landowner for the
construction and maintenance of the regional pond, which easement will be conveyed to the City. The
Developer shall use its best efforts to install all required Developer Improvements as identified on Exhibit A
by June 1, 2014. The Developer may, however, request an extension of time from the City which will not
be unreasonably withheld, and conditioned upon updating the security posted by the Developer to reflect
any cost increases and the extended completion date.
8. LICENSE. The Developer hereby grants the City, its agents, employees, officers and
contractors a license to enter the Development Property to perform all work and inspections with respect to
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the Public Improvements (as defined in paragraph 10) and Developer Improvements and erosion control,
deemed appropriate by the City in conjunction with this Contract. This license shall terminate when the
work required by this Contract has been completed, the warranty period has expired and any warranty
work has been satisfactorily completed.
9. EROSION CONTROL. Prior to initiating site grading of the Development Property, the
Erosion Control Plan (Plan B) shall be implemented by the Developer and the erosion control BMPs
inspected and approved by the City or, at the City's option, by the South Washington Watershed District.
The City or South Washington Watershed District, if the City has delegated the City's authority to the
District, may impose additional erosion control requirements if such requirements are consistent with this
Contract, with applicable law and the NPDES Permit. All areas disturbed by the excavation and backfilling
operations shall be reseeded or stabilized by another method allowed by the NPDES Permit within 48
hours after the completion of the work or in an area that is inactive for more than 7 days unless authorized
and approved by the City Engineer. Except as otherwise provided in the Erosion Control Plan, seed shall
be in accordance with the City's current seeding specification which may include certified oat seed to
provide a temporary ground cover as rapidly as possible. All seeded areas shall be fertilized, mulched, and
disc anchored as necessary for seed retention. The parties recognize that time is of the essence. in
controlling erosion. If the Developer does not comply with the approved Erosion Control Plan and schedule
or supplementary instructions received from the City or the South Washington Watershed District following
forty -eight hour notice in writing (unless deemed by the City to be an emergency), the City may take such
action as it deems appropriate to control erosion. The City will endeavor to notify the Developer in advance
of any proposed action, but failure of the City to do so will not affect the Developer's and City's rights or
obligations under Paragraph 11 of this Contract. If the Developer does not reimburse the City for any
reasonable cost the City incurred for such work within thirty (30) days, the City may draw down the letter of
credit (required by Paragraph 22 of this contract) to pay any reasonable cost incurred for such work. No
development, utility or street construction will be allowed and a certificate of occupancy will not be issued
unless the work on the Development Property is in full compliance with the approved Erosion Control Plan.
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10. IMPROVEMENTS. Certain Public Improvements, including sanitary sewer, water, storm
drainage systems, storm sewer, grading, streets and street lighting are required to be installed by the
City to serve the Plat, based on the terms of the Contract.
The Developer herein petitions the City to construct the Public Improvements as outlined in the
November 21, 2012 Bolton & Menk, Inc. Feasibility Study for East Point Douglas Road Project (Exhibit A).
The Developer hereby acknowledges and agrees that the Public Improvements will add value to the Plat in
an amount at least equal to the amount stated in this Contract and proposed to be specially assessed
against the Plat based on the City's determination of benefit. Developer expressly waives all rights to a
hearing under Minnesota Statutes 429.031 and 429.061. In addition, Developer waives all rights to appeal
in the courts, any objection to an irregularity or noncompliance with statutory procedure, and any claim that
the assessment being levied against the Plat is excessive. Nothing herein precludes the Developer from
contesting the taxable value of the Plat as determined by the Washington County Assessor, either now or
in the future.
The City shall construct the petitioned Public Improvements in accordance with the timelines
established in this Contract. Developer agrees that special assessments for said Public Improvements
may be levied by the City against the Development Property, without Developer's consent, after
construction is commenced, in accordance with MN Statutes 429 and that City may recover its project
costs and expenses, including but not limited to, legal, fiscal, and engineering, not to exceed $1,750,000.
The Developer shall construct all required Developer Improvements within the Plat as well as those
outside of the Plat as set forth in Exhibit B or subsequent plans. The Developer Improvements shall be
installed in accordance with the City subdivision ordinance City standard specifications for utility and street
construction, resolutions of approval and any other ordinances including Title 10 -5 -8 of the City Code
concerning erosion and drainage. The Developer shall submit plans and specifications which have been
prepared by a competent registered professional engineer to the City for approval by the City Engineer,
The Developer shall instruct its engineer to provide adequate field inspection personnel to assure an
acceptable level of quality control so that the Developer's engineer will be able to certify that the
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construction work meets the approved City standards. The foregoing certification shall be a condition of
City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have
one or more City inspectors and a soil engineer inspect the Developer Improvements and erosion control
as reasonably required. The Developer, its contractors and subcontractors, shall follow all instructions
received from the City's inspectors that are not inconsistent with the Plans, applicable law, and generally
accepted engineering practices. The Developer or its designee shall provide for on -site project
management. The Developer's engineer is responsible for design changes and contract administration
between the Developer and the Developer's contractor, as approved by the City's engineer in writing. The
Developer or its engineer shall schedule a pre- construction meeting at a mutually agreeable time at the
City with all parties concerned, including the City staff, to review the program for the construction work.
The "stub" road shall be constructed by the Developer to the full width as identified by the
November 21, 2012 Feasibility study. The road will be platted as an outlot dedicated to the City on the final
Plat. The Developer will be credited by the City for one -half of the cost to construct the "stub" road, with the
City's share not to exceed $128,200, as reflected on Exhibit A
Within thirty (30) days after the completion of the Developer Improvements and before the security
is released, the Developer shall supply the City with a complete set of reproducible "as constructed" plans
and an electronic file of the "as constructed" plans in an AutoCAD.DWG file or a .PDF file, all prepared in
accordance with City standards.
In accordance with Minnesota Statutes 505.02, the final placement of iron monuments for all lot
corners in the Plat must be completed before the applicable security for monuments is released. The
Developer's surveyor shall also submit a written notice to the City certifying that the monuments have been
installed.
11. GRADING PLAN. The Development Property shall be graded in accordance with the
approved Grading Drainage and Erosion Control Plan (Plan B), which shall conform to City of Cottage
Grove specifications. The Developer will construct the so- called "regional" pond within an easement
conveyed to the City for use as part of the City's storm water system; the City will contribute five percent
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(5 %) of the cost to construct the regional pond, or approximately $8,500. Within thirty (30) days after
completion of the grading, the Developer shall provide the City with an "as constructed" grading plan
certified by a registered land surveyor or engineer showing that all Developer Improvements have been
constructed on public drainage easements or land owned by the City. The "as constructed" plan shall
include field verified elevations of the following: a) cross sections of storm water treatment basins;
b) location and elevations along any swales and emergency overflows wetlands, wetland mitigation areas if
any, and c) lot corner elevations and building pads, and all other items listed in City Code. The City may
withhold issuance of a final certificate of occupancy until the "as constructed" certified grading plan is on file
with the City and all permanent erosion control measures are in place, as determined by the City Engineer.
12. RETAINING WALLS. The approved Project on the Development Property includes the
construction of retaining walls. All modular block walls constructed must meet MnDOT requirements. All
modular block walls must be stained in a color complimentary to the adjacent buildings in accordance
with the manufacturer's recommendations. All modular block walls greater than four feet in height must
be designed by a registered engineer and shall have a 4 -foot tall black wrought iron fence along the top
of the modular block retaining wall in conformance with City standards. The retaining walls are all
contained within Lot 1, Block 1 of the Plat and will be privately owned and maintained by the Developer.
Retaining walls shall be constructed in accordance with plans and specifications prepared by a
structural or geotechnical engineer licensed by the State of Minnesota and shall be inspected during
construction by the Building Official. Following construction, a certification signed by the design engineer
shall be filed with the City Building Official evidencing that the retaining wall was constructed in accordance
with the approved plans and specifications.
13. CLEAN UP. The Developer shall clean dirt and debris from all public streets that has
resulted from construction work by the Developer, contractors, subcontractors, their agents or assigns.
Prior to any construction in the Plat, the Developer shall identify in writing a responsible party and schedule
for erosion control, street cleaning, and street sweeping.
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14. OWNERSHIP OF IMPROVEMENTS. Except as otherwise specifically provided in this
Contract upon completion of the work and construction required by this Contract and final written
acceptance by the City, the improvements lying within public easements shall become City property without
further notice or action. (Exhibit B & C)
15. CONSTRUCTION ACCESS. Construction traffic access and egress for grading, utility
construction, parking lot and building construction will be identified with the Erosion Control Plan.
16. STORM SEWER. Development of the Project includes construction of public and private
storm sewer systems. The public storm sewer will be constructed by the City (as described in Exhibit A).
The public storm sewer will be located within the public right -of -way and /or a permanent public drainage
and utility easement as shown on the Plat, and will be maintained by the City. The privately owned and
maintained storm sewer improvements will be located within the Plat and will collect and convey
stormwater runoff generated from within the Plat as depicted on Exhibit B. The Developer will obtain and
convey to the City a drainage easement over the regional drainage pond identified on Exhibit C. This
easement will be separately recorded with the Plat.
The trunk storm sewer area charge for the Plat is calculated as follows:
23.89 acres (Gross Area of Final Plat) - 4.53 acres (outlots & areas below high water levels) x
$8,911 /acre. = $172,516.96
17. SANITARY SEWER. The sanitary sewer area charge for the Plat is calculated as follows:
23.89 acres (Gross Area of Final Plat) - 4.53 acres (outlots & areas below high water levels) x
$1,857 /acre. = $35,951.52
The sanitary sewer availability charge for the Plat shall be calculated when the M.C.E.S.
SAC Units for the proposed building have been determined and must be paid before a building permit is
issued.
18. WATERMAIN. The waterworks area charge for the Plat is calculated as follows:
23.89 acres (Gross Area of Final Plat) - 4.53 acres (outlots & areas below high water levels) x
$2,920 /acre. = $56,531.20
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19. PARK DEDICATION, TRAILS AND SIDEWALKS. The Developer will dedicate and
convey fee title to outlots A and B to the City for a future trail. These outlots are excluded from calculation
of the park dedication fee and area charges.
The Developer must pay a park dedication fee for the Plat of $150,613.00.
((21.61 acres [941,331.60 sq ft] x $4 per square foot) x 4 %)).
No other dedication of land for park purposes is required of the Developer in conjunction with the
Plat. The Developer will install twelve (12) park and open space markers in accordance with City
requirements.
20. CITY ENGINEERING ADMINISTRATION AND CONSTRUCTION OBSERVATION. The
Developer shall pay a fee for in -house engineering administration. City engineering administration will
include monitoring of construction, consultation with Developer and his engineer on status or problems
regarding the Project, coordination for final inspection and acceptance of Developer Improvements, project
monitoring during the warranty period, and processing of requests for reduction in security. Fees for this
service shall be four percent (4 %) of actual Developer Improvement costs, estimated as $12,305
21. LANDSCAPING AND TREE MITIGATION. Landscaping shall be installed in accordance
with the approved Landscape Plan (Plan E). The Developer must post 150% of landscaping estimate
security to guarantee installation of the approved landscaping. Fifty percent (50 %) of the security will be
released when all the landscaping has been installed and inspected by City staff and the remaining fifty
percent (50 %) will be released one year after the landscaping inspection and any warranty work has
been completed.
The tree mitigation plan submitted by the Developer identifies the trees which will be removed for
the development of the Plat. The City's tree mitigation ordinance requires compensation for a total of
670 identified units (B size trees) at a cost of $184,250.
22. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of
this Contract, including payment of the cost of all Developer Improvements, the Developer shall furnish the
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City with a letter of credit, in the form attached hereto, from a bank ( "security ") for $604,165. The amount
of the security was calculated as follows:
This breakdown is for historical reference; it is not a restriction on the use of the security.
The bank issuing the letter of credit shall be subject to the approval of the City Administrator and /or
Finance Director. The City may draw on the letter of credit on ten (10) business days' notice to the
Developer and a reasonable opportunity to cure for any violation of the terms of this Contract or if the
security is allowed to lapse prior to the end of the required term. If the security is drawn down, the
proceeds shall be used solely to cure the default. Upon receipt of proof satisfactory to the City that work
has been completed and financial obligations to the City have been satisfied, with City approval the
security may be reduced from time to time by ninety percent (90 %) of the financial obligations that have
been satisfied. Ten percent (10 %) of the amounts certified by the Developer's engineer shall be retained
as security until all Developer Improvements have been completed, all financial obligations to the City
satisfied, the required "as constructed" plans have been received by the City and a warranty security is
provided. The City's standard specifications for utility and street construction outline procedures for
security reductions. That portion of the letter of credit for the possible installation of a temporary turn signal
at CSAH 19 and East Point Douglas Road in the amount of $214,500 shall be available for its intended
purpose for three (3) years from the date that the Developer Improvements are completed; if the City has
not committed to install the signal by that date, that portion of the letter of credit shall be terminated and
Developer shall have no further obligation to pay for such signal.
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23. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements
under this Contract which must be furnished to the City prior to the release of the final Plat Mylars:
Required Area Charges
Fee /Acre
Acreage
Calculation
Co Waterworks A rea Charge
$2, 920.00
$ 1,857.00
' 19.36
$56,531.20
_
Com Sanitary Sewer A Charge
19.36
$35,951.52
Commercial Storm Water Facilities Area Charge
$8,911.00
19.36
$172,516.96
East Ravine AUAR Charge
$116.00
23.89
$2,771.24_
Other Fees
Fee/ Unit
Units
Park and Open Space Markers
$115.00
! 12
$1,380.00
Required Tree Mitigation
$275.00
I 670
$184,250.00
Trail Sealcoating per square - yard
$2.50
972
$2,430.00
Future trail
(
875' l
$27
Park Dedication
Land value_,
Square Feet
Base Value I
Calculation @ 4%
Park Fee for 21.47 Net Acres
$4.00
941,331.60 (
$3,765,326.40 !
$150,613.00
Total
$633,443.92
24. WARRANTY. The Developer warrants those Developer Improvements required to be
constructed by it pursuant to this Contract and which are to be conveyed to the City upon completion
against poor material and faulty workmanship. The warranty period for underground water utilities is two
years and shall commence following completion and written acceptance by City Council.
25. SPECIAL PROVISIONS. The following special provisions shall apply to Plat development:
A. The Developer must implement the recommendations listed in the Engineering
report which is attached at Exhibit C and incorporated as though set forth in full herein.
B. The Plat must be developed in accordance with the Plans approved by the City
Council, as amended and approved by the City Engineer, as provided herein.
C. The Developer must obtain a sign permit from the City Building Official prior to
installation of any signage on any portion of the Plat.
D. The Developer is required to submit the final Plat in electronic format. The
electronic format shall be either AutoCAD.DWG file. All construction record drawings (e.g., grading,
utilities, and streets) shall be in electronic format in accordance with standard City specifications.
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E. A building pad certification survey must be submitted and approved by City staff
prior to the issuance of a building permit.
F. The Developer will own and be responsible for the maintenance of the private
stormwater management system on the Development Property including but not limited to, storm water
basins, filtration basins, and water quality treatment structures not lying within public drainage and utility
easements. The stormwater management system must be inspected during construction and certified by
the design engineer following construction. Following construction, a certification signed by the design
engineer shall be filed with the City Engineer evidencing that the underground stormwater management
system was constructed in accordance with the approved plans and specifications. The Developer must
provide inspection and maintenance reports to the City Engineer every 12 months unless approved
otherwise by the City Engineer.
26. RESPONSIBILITY FOR COSTS.
A. Except as otherwise specified herein, the Developer shall pay all reasonable costs
incurred by it or the City in conjunction with the development of the Plat, including but not limited to, legal,
planning, engineering and construction observation expenses incurred in connection with approval and
acceptance of the Plat, the preparation of this Contract, review of construction plans and documents, and
all reasonable costs and expenses incurred by the City in monitoring and inspecting development of the
Plat.
B. The Developer shall hold the City and its officers, employees, and agents harmless
from claims made by itself and third parties for damages sustained or costs incurred resulting from Plat
approval and approval of the Contract, unless such claims involve intentional or reckless acts of the City, its
officials, employees and agents. The Developer shall indemnify the City and its officers, employees, and
agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims,
including attorneys' fees, unless such costs, damages, or expenses are due to the City's reckless or
intentional acts or otherwise determined to be a violation of federal, state or local laws and regulations.
13 Cottage Grove Walmart #2448 -00
C. The Developer shall reimburse the City for reasonable costs incurred in the
enforcement of this Contract, including engineering and attorneys' fees.
D. The Developer shall pay, or cause to be paid when due, and in any event before any
penalty is attached, all special assessments referred to in this Contract. This is a personal obligation of the
Developer.
E. The Developer shall pay in full all reasonable bills submitted to it by the City for
obligations incurred under this Contract within thirty (30) days after receipt. If the bills are not paid on time,
the City may halt Plat development and construction until the bills are paid in full. Bills not paid within thirty
(30) days shall accrue interest at the rate of eighteen percent (18 %) per year.
27. DEVELOPER'S DEFAULT. In the event of default by the Developer as to any of the work
to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall
promptly reimburse the City for any expense incurred by the City, provided the Developer and its engineer
are first given notice of the work in default, not less than ten (10) days in advance, except in an emergency
as determined by the City. This Contract is a license for the City to act, and it shall not be necessary for
the City to seek a Court order for permission to enter the Plat. When the City does any such work, the City
may, in addition to its other remedies, assess the cost in whole or in part, to the Developer.
28. MISCELLANEOUS.
A. This Contract shall become null and void unless the Developer becomes the fee
owner of the property within the Plat on or before April 1, 2013. If the Contract becomes null and void, the
Developer shall be deemed to have withdrawn its application for Plat and subdivision approval and the City
shall have the right to rescind the Plat.
B. Developer represents to the City that the Plat complies with all city, county,
metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances,
zoning ordinances, and environmental regulations. If the City determines that the Plat does not comply,
the City may, at its option, refuse to allow construction or development work in the Plat until the Developer
does comply. Upon the City's demand, the Developer shall cease work until there is compliance.
14 Cottage Grove Walmart #2448 -00
C. Third parties shall have no recourse against the City or the Developer under this
Contract.
D. Breach of the terms of this Contract by the Developer shall be grounds for denial of
a building permits and a certificate of occupancy.
E. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this
Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of
this Contract.
F. Grading, curbing, and one lift of asphalt shall be installed on all public and any
private streets as shown in the Plans prior to issuance of a certificate of occupancy.
G. No one may occupy a building for which a building permit is issued on either a
temporary or permanent basis until the streets needed for access have been paved with at least one lift of
a bituminous surface and any public utilities installed by Developer have been accepted in writing by the
City Engineer.
H. The action or inaction of the City shall not constitute a waiver or amendment to the
provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties
and approved by written resolution of the City Council. The City's failure to promptly take legal action to
enforce this Contract shall not be a waiver or release.
This Contract shall run with the land and may be recorded against the title to the
Development Property. The Developer agrees that one of the Escrow Conditions shall be that the
Developer obtains fee title to the Development Property within the Plat. The Developer knows of no
unrecorded interests against the Plat.
J. Each right, power or remedy herein conferred upon the City, and the Developer, as
the case may be, is cumulative and in addition to every other right, power or remedy, express or implied,
now or hereafter arising, available to City or the Developer, as the case may be, at law or in equity, or
under any other agreement, and each and every right, power and remedy herein set forth or otherwise so
existing may be exercised from time to time as often and in such order as may be deemed expedient by
15 Cottage Grove Walmart #2448 -00
the City or the Developer, as the case may be, and shall not be a waiver of the right to exercise at any time
thereafter any other right, power or remedy.
K. The Developer may not assign this Contract without the written permission of the
City Council. The Developer's obligation hereunder shall continue in full force and effect even if the
Developer sells one or more lots, the entire Plat, or any part of it, without advance approval of the City
Council.
29. NOTICES.
Required notices and invoices to the Developer shall be in writing, and shall be either hand
delivered to the Developer, its employees, consulting engineers or agents, or mailed to the Developer by
certified mail at the following address: Wal -Mart Stores, Inc., c/o Real Estate Manager- Minnesota, 2001
SE 10th Street, Bentonville, AR 72716.
Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or
mailed to the City by certified mail in care of the City Administrator at the following address: Cottage Grove
City Hall, 12800 Ravine Parkway, Cottage Grove, Minnesota 55016.
[The remainder of this page has been intentionally left blank. Signature pages follow]
16 Cottage Grove Walmart #2448 -00
CITY OF COTTAGE GROVE
(SEAL)
STATE OF MINNESOTA )
) ss.
COUNTY OF WASHINGTON )
Caron Stransky, City Clerk
The foregoing instrument was acknowledged before me this day of ,
, by Myron Bailey and by Caron Stransky, the Mayor and City Clerk of the City of Cottage Grove,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by
its City Council.
Myron Bailey, Mayor
E
NOTARY PUBLIC
17 Cottage Grove Walmart #2448 -00
DEVELOPER:
WAL -MART REAL ESTATE BUSINESS
TRUST
AN
John Clarke
Its: Vice President — Real Estate
STATE OF ARKANSAS )
( ss.
COUNTY OF BENTON )
The foregoing instrument was acknowledged before me this day of ,
, by John Clarke, Vice President — Real Estate of Wal -Mart Real Estate Business Trust, a
Delaware statutory trust, on its behalf.
NOTARY PUBLIC
1432380.1
18 Cottage Grove Walmart #2448 -00
EXHIBIT A
19 Cottage Grove Walmart #2448 -00
Phase One
Improvements
Bolton & Menk
City
11/21/12
11/21/2012
Constructs /Devel
Developer
Developer
revised feasibility
oper pas
City pas
constructs
letter of credit
Road Infrastructure
Street
626,281
626,281
Sidewalks &Trails
133,190
133,190
Landscaping
159,695
159,695
Lighting
160,339
160,339
Stub Street
256,399
128,200
128,200
CSAH 19 turn lane
71,500
71,500
CSAH 19 signals
214,500
214,500
Jasmine /Jeffery Cul -de -sacs
145,000
145,000
Utilities
Sanitary
404,762
133,312
271,450
Water
377,489
139,476
238,013
Services
7,818
7,818
Storm
140,772
133,622
7,150
"Apache" Storm Pond
173,499
63,389
8,500
101,610
Utilities under stub street
103,462
103,462
Total Project Cost
2,974,705
1,773,621
653,313
333,272
214,500
19 Cottage Grove Walmart #2448 -00
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CITY OF COTTAGE GROVE, MINNESOTA
EAST POINT DOUGLAS ROAD
HERRINGER EASEMENT
,EMBER, 2012 EXHIBIT C
IRREVOCABLE LETTER OF CREDIT
TO: City of Cottage Grove
12800 Ravine Parkway
Cottage Grove, Minnesota 55016
Dear Sir or Madam:
No. _
Date:
We hereby issue, for the account of (Name of Developer) and in your favor, our
Irrevocable Letter of Credit in the amount of $ available to you by your draft drawn on
sight on the undersigned bank.
The draft must:
a) Bear the clause, "Drawn under Letter of Credit No. dated
2 , of (Name of Bank) ;
b) Be signed by the City Administrator or Finance Director of the City of Cottage Grove.
c) Be presented for payment at (Address of Bank) on or before 4:00 p.m. on
,2
This Letter of Credit shall automatically renew for successive one -year terms unless, at least
forty-five (45) days prior to the next annual renewal date (which shall be November 30 of each year),
the Bank delivers written notice to the Cottage Grove Finance Director that it intends to modify the
terms of, or cancel, this Letter of Credit. Written notice is effective if sent by certified mail, postage
prepaid, and deposited in the U.S. Mail, at least forty -five (45) days prior to the next annual renewal
date addressed as follows: Cottage Grove Finance Director, Cottage Grove City Hall, 12800 Ravine
Parkway, Cottage Grove, MN 55016, and is actually received by the Finance Director at least thirty
(30) days prior to the renewal date.
This Letter of Credit sets forth in full our understanding which shall not in any way be modified,
amended, amplified, or limited by reference to any document, instrument, or agreement, whether or not
referred to herein.
This Letter of Credit is not assignable. This is not a Notation Letter of Credit. More than one
draw may be made under this Letter of Credit.
This Letter of Credit shall be governed by the most recent revision of the Uniform Customs and
Practice for Documentary Credits, International Chamber of Commerce Publication No. 400.
We hereby agree that a draft drawn under and in compliance with this Letter of Credit shall be
duly honored upon presentation.
MV
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Consutting Engineers & Surveyors
M &
Cottage
Grove
h ere Pride ana Prosperity Meet
Feasibility Report
for
East Point Douglas Road
Street and Utility Improvements
City of Cottage Grove, Minnesota
November 2012
Project Number N15.104975
• BCC I�T�N �. M � N K `l N
C Engineers & Suty 'y. rs
2035 Co lntlr Road p East • Suite B • Maplewdod MN 55109;5314
Phone (651,) `704 997tl + Fax (tl51) 704pv997 1
www:b Oft orl.tnenk 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.
44..' &
Mike Boex, PE
DESIGNING FORA BETTER TOMORROW
Bolton & Menk is an equal, oppbfton employer
EAST POINT DOUGLAS ROAD
FEASIBILITY REPORT
TABLE OF CONTENTS
Tableof Contents ...................................................................................................... ............................... i
Certification............................................................................................................. ............................... ii
Introduction................................................................................. ............................... I ............ I ............... l
ExistingConditions .................................................................................................. ............................... l
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 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. ' VU'S`" �!�
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 ffi Street, the interceptor turns west for one -half mile and
then proceeds south along the eastern and southern edge of the Ridgewood developments. A vertical 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 MH -19 and a 30 -inch stub at MH -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 inl996 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 80 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
* 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 seine 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 NH -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
• g
ee �. ea 'o —
o• � ougla
No
Location
Bituminous(in)
Concrete (m)
Aggregate
1
475 if West of CSAH 19
6 -3/4" *
-
9 -1/2"
2A
1075 if West of CSAH 19
6"
-
12"
2
12751f West of CSAH 19
3 -3/4"
7 -3/8"
9 -1/4"
2B
14751f West of CSAH 19
3 -1/2"
7 -1/2"
11 -1/2"
3
18251f West of CSAH 19
5 -3/4"
-
21 -1/2"
4
2225 if West of CSAH 19
T)
-
17 -3/4"
5
32601f 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 seine 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 NH -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. As a 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 comer 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 by Herringer 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 Parkway Intersection (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. n 8-foot wide
boulevard and a 6 -foot wide concrete walk will be constructed along the north side of the roadwa .
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.
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 MnDOT 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 sheet 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 (3 0) 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:
1
.
a_
w
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
$2,183,804.48
$6,286,12699
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 Prbiect Costs
$2,914 ,665.41
_ $6,786,626.99
* Assumed Regional Ponds. Actual costs for drainage
mayvary as Phase 2 development plans
come in.
COST ALLOCATION
Assessments for this project will be based upon the "Infrastructure Maintenance Task Force Special
Assessment Policy For Public Improvements," dated September 30, 2005. All adjacent benefiting
properties are proposed to be assessed. Guidelines related to Commercial/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 Commercial/Industrial
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.
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
Phase �
Constraction Total Protect Cost
Assess to_ Entire'Site...
Phase 1
$1
$2,183
Phase 1 Trunk Funds
$ (352,788.00)
$ (504,486.84)
Phase 1 CSAH 19
$200,000.00
$286,000.00
Phase 1 Subtotal
$1,374,348.00
$1,965,317.64
Phase 2
$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 '
Chieffheatre C63,LP: ,.
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
$$,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
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.
TRUNK FUNDS
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.
City of Cottage Grove, Minnesota
East Point Douglas Road Street & Utility Improvements Page 12
Acres
Outlot A
1.39
Outlot B
0.49
North Pond B WL
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.
TRUNK FUNDS
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.
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.
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 HEARIN
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
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 =
$65250.00':
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 HEARIN
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
Planning Commission Approves Wal -Mart Plat
• 09/05/2012
Council Approves Wal -Mart Plat
• 11/21/2012
Council Receives and Approves Feasibility Report
Council Sets a Public Improvement Hearing Date
• 12/19/2012
Council Holds a Public Improvement Hearing
Council Orders the Preparation of the Plans and Specifications — Phase 1
• 02/20/2013
Council Approves the Plans and Specifications
• 03/28/2013
Project Bid Date — Phase 1
• 04/03/2013
Contract Award — Phase 1
0 Spring 2013
Begin Construction — Phase 1
• Summer 2013
Complete Construction — Phase 1
• July 2013
Council sets Assessment Hearing Date
• August 2013
Council holds Assessment Hearing
• TBD
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:
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.
EAST POINT DOUGLAS ROAD
Appendix A
Figu res
Cottage
J Grove
h ere Pride a,,,7,05j)er1tV Meet
City of Cottage Grove, Minnesota
East Point Douglas Road Street & Utility Improvements
EAST POINT DOUGLAS ROAD
Appendix B
Cost Estimate Summary
Cottage
Grove
*here Pride an0o "-"ty Meet
City of Cottage Grove, Minnesota
East Point Douglas Road Street & Utility Improvements
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Appendix C
Assessment Calculations
Cottage
J Grove
erity Meet
h ere Pride and QrOSP
City of Cottage Grove, Minnesota
East Point Douglas Road Street & Utility Improvements
Phase 1: East Point Douglas Rd Assessment Calculations
n e a
R 9 S
- -
-- -
Abutting
i %of Total I Project Amount`
173rd'
AbuTtmg
Parcel
(Lm Ft)
Contnbution
Assessment
Confnbuiron
Assessment
$292,133.32
Cottage Grove Post 8752
2202721320003
2202721320003
Veterans Of Foreign Wars &
403
0.13
Veterans Of Foreign Wars &
264,226
$86,277.02
Cottage Grove Post 8752
N/A
$205,856.31
Cottage (rove Post 8752
2202721320005
$222,008.10
$785,436.72
2202721320005
$1,007,444.82
2202721310005
Qwest &Tax Dept
50
0.02
west & Tax Dept
1,222
$10,704.34
NIA
$951.91
NIA
Wal -Mart
1,037
0.34
Wal -Mart
1,008,144
$222,008.10
2202721310005
Transit Finance Div -
$785,436.72
2202721310005
Apache Chief Theatre Co LLP
01
0.00
Apache Chief Theatre Co LLP
01
1 $0.00
2202721310004
$0.00
1 $0.00
2202721310004
2202721340002
Metropolitan Council & Metro
0
0.00
Metropolitan Council & Metro
15,625
$0.00
Transit Finance Div
$0.00
$12,173.30
Transit Finance Div
2202721420001
Anderson Forrest M And Linda
$0.00
2202721420001
$0.00
Apache Chief Theatre Co LLP
0
0.00
Apache Chief Theatre Co LLP
0
$0.00
2202721340002
$0.00
2202721340002
Washington Count
$0.00
Ross Martha J & James R
0
0.00
Ross Martha J & James R
0
$0.00
2202721430001
$0.00
2202721430001
$305,793.53
Anderson Forrest M And Linda
0
0.00
Anderson Forrest M And Linda
0
$0.00
Mackey- Anderson
$0.00
Mackey - Anderson
2202721340003
2202721340003
Washington County
0
0.00
Washington County
0
50.00
NIA
$0.00
N/A
MnDOT Right-of-Way
1,570
0.51
MnDOTRight-of-Wa *
392,500
$336,116.42
,� Totals
==3060
- 1.00
:� 51,965,317:64
'= '5655,305.88
'-= X5655105.88
..........
R 9 S
- -
-- -
Total Areu
/ ofTotal
=
ProjectAmoun[
27
Area
Veterans Of Foreign Wars &
$86,277.02
Confnbuiron
Assessment
$292,133.32
Cottage Grove Post 8752
2202721320003
Qwest& Tax De t*
Veterans Of Foreign Wars &
264,226
0.16
$11,656.25
N/A
$205,856.31
Cottage (rove Post 8752
Wal -Mart
$222,008.10
$785,436.72
2202721320005
$1,007,444.82
2202721310005
west & Tax Dept
1,222
0.00
$0.00
$951.91
NIA
Metropolitan Council & Metro
Wal -Mart
1,008,144
0.60
$12,173.30
Transit Finance Div -
$785,436.72
2202721310005
2202721420001
Apache Chief Theatre Co LLP
01
0.00
$0.00
$0.00
1 $0.00
2202721310004
2202721340002
Metropolitan Council & Metro
15,625
'0.01
$0.00
$12,173.30
Transit Finance Div
Anderson Forrest M And Linda
$0.00
2202721420001
$0.00
Mackey- Anderson
Apache Chief Theatre Co LLP
0
0.00
$0.00
2202721340002
Washington Count
$0.00
$0.00
$0.00
Ross Martha J & James R
0
0.00
$0.00
2202721430001
$305,793.53
$641,909.94
- � =Totrils
4F � s655,105.88
Anderson Forrest M And Linda
0
0.00
! ;=be covered by City Funds
$0.00
Mackey - Anderson
2202721340003
Washington County
0
0.00
$0.00
N/A
MnDOTRight-of-Wa *
392,500
0.23
$305,793.53
-=- .S1,965,317.64
nIS1,330,211.76
=51;310,211.76
'Fxistlng dght -of -way was exeluded from parcel area
"Assumed uniform hlghway ea Bement width of 2508
IBM H ;11 e
Area Assessment
Parcel = _- -
- Assessmed4 - Assessment ,
2202721320003
Veterans Of Foreign Wars &
$86,277.02
$205,856.31
$292,133.32
Cottage Grove Post 8752
2202721320005
Qwest& Tax De t*
$10,704.34
$951.91
$11,656.25
N/A
Wal -Mart
$222,008.10
$785,436.72
$1,007,444.82
2202721310005
Apache Chief Theatre Co LLP
$0.001
$0.00
$0.00
2202721310004
Metropolitan Council & Metro
$0.00
$12,173.30
$12,173.30
Transit Finance Div -
2202721420001
Apache Chief Theatre Co LLP
$0.00
$0.00
$0.00
2202721340002
Ross Martha J & James R
$0.00
$0.00
$0.00
2202721430001
Anderson Forrest M And Linda
$0.00
$0.00
$0.00
Mackey- Anderson
2202721340003
Washington Count
$0.00
$0.00
$0.00
NIA
MnDOT Ri t -of -Wa
$336,116.42
$305,793.53
$641,909.94
- � =Totrils
4F � s655,105.88
�S3 ,310,211.76
r .:'=
SI 65;317.64
! ;=be covered by City Funds
Phase 1: Frontage Road (Stub Street) Assessment Calculations
bu fin o e _la sis - 13hasa
' - Abutting = - Tofnl
Aren Assessment
°-
-
Abutting
ofTOtol
-
$olectAmaua�
1 /3rd -
Abutting
Force -
, (Llo.
ProjectAmounf
-
Contribuhon
Assessment'.
-
=
2202721320005
2202721320003
Quest &Tax Dept-
$0.00
2202721320003
Veterans Of Foreign Wars &
0
0.00
$0.00
Cottage Grove Post 8752
0.00
$53,816.06
$109,261.49
$0.00
Cottage Grove Post 8752
2202721320005
2202721320005
Qwest &Tae Dept
0
0.00
5184,656.98
2202721310004
$0.00
NIA
0.00
Metropolitan Council & Metro
$0.00
NIA
Wal -Mart
286
0.46
$53,816.06
2202721310005
0.47
$109,261.49
2202721310005
Apache Chief Theatre Cc LLP
3301
0.54
$0.00
$62,095.45
2202721310004
0.53
$122,561.53
2202721310004
Metropolitan Council & Metro
0
0.00
2202721430001
$0.00
Transit Finance Div
0.00
Anderson Forrest M And Linda
$0.00
$0.00
Tmnsit Finance Div
2202721420001
Mackey- Anderson
2202721420001
Apache Chief Theatre Co LLP
0
0.00
$0.00
2202721340002
0.00
$0.00
$0.00
2202721340002
Ross Martha J & James R
0
0.00
MnDOT Right -of -Way*
$0.00
$0.00
2202721430001
0.00
=- -I- `- Totals
- '- 5115,911.51
$0.00
2202721430001
Anderson Forrest M And Linda
0
0.00
$0.00
Mackey- Anderson
0.00
$0.00
Mackey- Anderson
2202721340003
2202721340003
Washington County
0
0.00
$0.00
N/A
0.00
$0.00
NIA
MnDOTRight -of -Way
0
0.00
50.00
°,_ " -_ : ":Totals
�' 616
, _:, `�; 1.00
'= -= S347
� =.- S115,911.51
' '35115911.51
,Area t1v1 sl - base:,_
' - Abutting = - Tofnl
Aren Assessment
°-
Total Area
=
2/3rd'_
Are
-- - -
(Sq Ft)
/ of- Total
ProjectAmounf
Contribution
Assessment
Parcel
-
=
2202721320005
Quest &Tax Dept-
$0.00
2202721320003
$0.00
NIA
Vetemns Of Foreign Wars &
0
0.00
$53,816.06
$109,261.49
$0.00
Cottage Grove Post 8752
2202721310005
2202721320005
S62,095.451
$122,561.53
5184,656.98
2202721310004
Qwest & Tax Dept
0
0.00
Metropolitan Council & Metro
$0.00
NIA
$0.00
Transit Bnancc Div*
Wal -Mart
1,008,144
0.47
$109,261.49
2202721310005
Apache Chief Theatre Cc LLP
$0.00
$0.00
$0.00
Apache Chief Theatre Co LLP
1,130,8621
0.53
$122,561.53
2202721310004
$0.00
$0.00
2202721430001
Metropolitan Council & Metro
0
0.00
Anderson Forrest M And Linda
$0.00
$0.00
Tmnsit Finance Div
$0.00
Mackey- Anderson
2202721420001
2202721340003
Apache Chief Theatre Co LLP
0
0.00
$0.00
$0.00
2202721340002
MnDOT Right -of -Way*
$0.00
Ross Martha J & James R
0
0.00
=- -I- `- Totals
- '- 5115,911.51
$0.00
2202721430001
== X5347,734,53
'To be covered by City Funds
Anderson Forrest M And Linda
0
0.00
$0.00
Mackey- Anderson
2202721340003
Washington County
0
0.00
$0.00
NIA
MaDOT Right- o£Way**
0
0.00
$0.00
Totals
= = "2,139,006
'- 1.00
== X5347,734.53
� = 5231,823.02
^= _5231,823.02
'Existing right -of -way was excluded from parcel area
- Assumed uniform highway easement width of 250 it
o a ssessmen - PahflSO
' - Abutting = - Tofnl
Aren Assessment
Parcel - - Assessment Assessment:
2202721320003
Veterans Of Foreign Wars &
$0
$0.00
$0.00
Cottage Grove Post 8752
2202721320005
Quest &Tax Dept-
$0.00
$0.00
$0.00
NIA
Wal -Mart
$53,816.06
$109,261.49
$163,077.55
2202721310005
Apache Chief Theatre Cc LLP
S62,095.451
$122,561.53
5184,656.98
2202721310004
Metropolitan Council & Metro
$0.00
$0.00
$0.00
Transit Bnancc Div*
2202721420001
Apache Chief Theatre Cc LLP
$0.00
$0.00
$0.00
2202721340002
Ross Martha J & James R
$0.00
$0.00
$0.00
2202721430001
,
Anderson Forrest M And Linda
$0.00
$0.00
$0.00
Mackey- Anderson
2202721340003
Washington Count5
$0.00
$0.00
$0.00
NIA
MnDOT Right -of -Way*
$0.00
$0.00
$0.00
=- -I- `- Totals
- '- 5115,911.51
-= 5231,823.02
-_' - = -_
== X5347,734,53
'To be covered by City Funds
Phase 2: East Point Douglas Rd Assessment Calculations
Emil !� I ;I al ININ
I A a S.,
% of,Total Prol
parcel. �'�,Contribution Assessment
Abitti :Total-
Csiaaafit Anaisment
2202721320003
2202721320003
Veterans OfForeign Wars &
0
0.00
$0.00
$0.00
Cottage Grove Post 8752
Cottage Grove Post 8752
0
0.00
220272132000E
2202721320005
2202721320005
Qwest &TaxDept*
$0.00
50.00
Qwest & Tax Dept
0
0.00
0.00
$0.001
NIA
NIA
$0.00
$0.00
$0.00
Wal -Mart
0
0.00
0.00
$0.00
2202721310005
2202721310005
$1,742,082.50
2202721310004
Apache Chief Theatre Cc LLP
290
0.05
0.39
$0.00
$96,989.05
2202721310004
2202721310004
ce
Transit Finance Div*
Metropolitan Council & Metro
Metropolitan Coal & Metro
0
0.00
Transit Finance Div
0
0.00
$3,233,472.39
$0.00
2202721420001
2202721420001
Ross Martha J & James R
$206,352.57
Apache Chiefneatre Cc LLP
3,954
0.62
0.45
$1,322,395.53
2202721340002
2202721340002
Anderson Forrest M And Linda
$359,392.77
Ross Martha J & James R
617
0.10
0.03
$206,352.5
2202721430001
2202721430001
Washington Couril
Anderson Forrest M And Linda
602
0.09
$232,535.01
N/A
$201,335.89
Mackey- Anderson
Mackey-Anders
247,052
0.08
$13 5,784.67
$147,654.61
2202721340003
2202721340003
$21]30, 74 9:10:
;26
Washington County
502
0.08
0.02
$167,891.391
NIA
NIA
MnD OTRight - of -Way
406
0.06
0.03
$135,784.67
$147,654.61
6,37117.77
- 1.00
. S092,
AIA749.10
�iiA
as
fT' 'I Proje6tkrn i
parcel.
Abitti :Total-
Csiaaafit Anaisment
2202721320003
Veterans Of Foreign Wars &
Veterans Of Foreign Wars &
$0.00
$0.00
Cottage Grove Post 8752
Cottage Grove Post 8752
0
0.00
220272132000E
$0.00
2202721320005
Qwest &TaxDept*
$0.00
50.00
Qwest&TaxDept
0
0.00
$0.00
NIA
$0.00
$0.00
$0.00
2202721310005
Wal-Mart
0
0.00
Apache Chief Theatre Cc LLP
$0.00
2202721310005
$1,742,082.50
2202721310004
Apache Chief Theatre Cc LLP
1,130,862
0.39
$0.00
$0.00
$1,645,093.45
2202721310004
ce
Transit Finance Div*
Metropolitan Coal & Metro
0
0.00
Apache Chief Theatre Cc LLP
Transit Finance Div
$1,911,076.86
$3,233,472.39
2202721340002
$0.00
2202721420001
Ross Martha J & James R
$206,352.57
$133,636.88
Apache ChlefTheatre Cc LLP
1,313,703
0.45
$1,911,076.86
2202721340002
Anderson Forrest M And Linda
$359,392.77
$560,728.66
$560,728.66
Ross Martha J & James R
91,8641
0.03
$133,636.88
2202721430001
Washington Couril
$167,891.39
AndersonForresta M And Linda
$232,535.01
N/A
Mackey-Anders
247,052
0.08
$13 5,784.67
$147,654.61
$359,392.77
2202721340003
$21]30, 74 9:10:
;26
'-':S6,392,247;29
Washington County
44.437
0.02
$64,643.62
NIA
Mal Right-of .way**
. 101,500
0.03
$147,654.61
'': ' : Total's'
-!, .2,929;418
:';' 1:00 '
^. %F:
*E)dsUng dght-of-way was excluded from parcel area
"Assumed uniform highway easement vAdth of 250 it
o •a "I as
Abitti :Total-
Csiaaafit Anaisment
2202721320003
Veterans Of Foreign Wars &
$0.00
$0.00
$0.00
Cottage Grove Post 8752
220272132000E
Qwest &TaxDept*
$0.00
50.00
$0.00
NIA
Wal-Mart
$0.00
$0.00
$0.00
2202721310005
Apache Chief Theatre Cc LLP
$96,989.05
$1,645,093.45
$1,742,082.50
2202721310004
Metropolitan Council & Metro
$0.00
$0.00
$0.00
ce
Transit Finance Div*
2202721420001
Apache Chief Theatre Cc LLP
$1,322,395.53
$1,911,076.86
$3,233,472.39
2202721340002
Ross Martha J & James R
$206,352.57
$133,636.88
$339,989.
2202721430001
Anderson Forrest M And Linda
$359,392.77
$560,728.66
$560,728.66
Mackey- Anderson
2202721340003
Washington Couril
$167,891.39
$64,643.62
$232,535.01
N/A
Mnlf-Way*
$13 5,784.67
$147,654.61
$283,439.28
$21]30, 74 9:10:
;26
'-':S6,392,247;29
'To be covered by City Funds
EAST POINT DOUGLAS ROAD
Appendix D
Area Charges
Cottage
Grove
h ere Pride ... ?Iosperity Meet
City of Cottage Grove, Minnesota
East Point Douglas Road Street & Utility Improvements
o e (fag
Total Area
2030I acid Use Breakout S
. Pt **
Comm8rcW
Mediumpensrty
Hrgh�ensrfy
_
'Mrxed Use
Undevelopable`
-_
Item =
Area Charge
': Commercial
Medium Densely
7tesrdenhal '=
Urgh Density
- Residenhal
Mrxed Us e
=_
Tot>ll
2202721320003
Sanitary Sewer
$11,264.1
2202721320003
$11,264.18
Veterans Of Foreign Wars &
Cottage Grove Post 8752
Water Main
$17,712.12
264,226.01
264,226.01
$17,712.12
Storm Sewer
$54,052.29
$54,052.29
Subtotal
2202721320005
$83,028.59
$0.00
$0.00
$0.00
$0.00
$83,028.59
Qwest & Tax Dept
1,221.81
Sanitary Sewer
$35,951.52
1,221.81
2202721310005
$35
Wal -Mart
Water Main
$56,631.20
Apache Chief Theatre Co LLP
2,192,607.37
$56,531.2
Storm Sewer
$172,516.96
29,205.00
2202721310004
$172,516.96
Subtotal
$264,999.68
$0.00
$0.00
$0.00
$0.00
$264,999.68
15,624.99
2202721320005
Sanitary Sewer
$0.00
Qwest & Tax Dept
Water Main
Apache Chief Theatre Co LLP
$0.00
Storm Sewer
62,686.46
245,638.23
238,337.35
359,110.00
2202721340002
$0.00
Subtotal
$0.00
$0.00
$0.001
$0.00
$0.00
$0.00
2202721310005
Sanitary Sewer
$55,837.581
$251.781
$58.561
1
1 $56,147.92
Apache Chief Theatre Co LLP
Water Main
$87,800.62
$442.83
$102.99
48,467.00
$88 346.43
Storm Sewer
$267,942.221
$1,424.10
$397.11
$269,763.43
Subtotal
'•; 3,524;111.61
$411,580.42
$2118.71
$558.65
$0.00
$0.00
$414257.78
- Future major road right-of-way excluded from parcel gross acreage
2202721310004
Sanitary Sewer
$0.00
Metropolitan Council & Metro
Transit Finance Div
Water Main
$0.00
Storm Sewer
$0.00
Subtotal
$0.00
$0.00
$0.001
$0.00
$0.00
$0.00
2202721420001
Sanitary Sewer
$32,734.79
$1,890.96
$7,409.75
$3,594.76
$5,080.26
$50
Apache Chief Theatre Co LLP
Water Main
$61,473.12
$3,325.72
$13,031.91
$6.322.291
$7,988.35
$82,141.39
Storm Sewer
$157
$10,695.27
$50,249.82
$24,378.151
$24,378.15
$266,782.54
Subtotal
$241289.07
$15,911.94
$70,691.48
$34,295.191
$37
$399,634.44
2202721340002
Sanitary Sewer
$3 916.27
$3,916.27
Ross Martha J & James R
Water Main
$6,158.06
$6158.06
Storm Sewer
$18,792.63
$18,792.63
Subtotal
$28,866.97
$0.00
$0.00
$0.00
$0.00
$28,866.97
2202721430001
Sanitary Sewer.
$10,531.541
$10,531.54
Anderson Forrest M And Linda
Mackey - Anderson
WaterMainj
$16
$16,560.09
Storm Sewer
$50
$50,536.65
Subtotal
$77,628.281
$0.001
$0.001
$0.001
$0.001
$77,628,28
Grarid 107 393 01. , $18,030.65 X37 446.76_. $11,26@ 415 74
o e (fag
Total Area
2030I acid Use Breakout S
. Pt **
Comm8rcW
Mediumpensrty
Hrgh�ensrfy
_
'Mrxed Use
Undevelopable`
(Sq. Ft)-
Parcel
Besrdentral _
. Residential
* **
=
2202721320003
Veterans Of Foreign Wars &
264,226.01
264,226.01
Cottage Grove Post 8752
2202721320005
Qwest & Tax Dept
1,221.81
1,221.81
2202721310005
Apache Chief Theatre Co LLP
2,192,607.37
2,153,114.35
8,346.83
1,941.19
29,205.00
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 & James R
155,675.78
91,864.78
63,811.00
2202721430001
Anderson Forrest M And Linda
295,507.32
247,040.32
48,467.00
Mackey - Anderson
RME T66ls
:'4598,501.46
'•; 3,524;111.61
- -71,033.29
247,579,42
- _ 238,337.35
517,4300
*ExlsOng right -of -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
z
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