5.1. SR 12-13-2010REQUEST FOR ACTION
TO ITEM NUMBER
Economic Development Authority 5.1.
Ci Council
AGENDA SECTION MEETING DATE PREPARED BY
Worksession December 13, 2010 erem Barnhart, Plannin Mana er
ITEM DESCRIPTION REVIEWED B~/
Joint Meeting with the EDA to Discuss Focused Area Study Lori ohnson, Ci Administrator
Implementation REVIEWED BY
ACTION REQUESTED
Staff recommends the EDA confirm the phasing plan as drafted.
Staff recommends the City Council:
a. Confirm the phasing plan as drafted
b. Begin the AUAR process for the whole project
c. Begin preliminary engineering work for phase 1 as identified in the attached exhibit.
BACKGROUND/DISCUSSION
To implement the Focused Area Study, staff has identified two functions that must be accomplished:
regulatory adjustments and infrastructure development. Regulatory adjustments include updating the
Comprehensive Plan, updating the zoning ordinances, updating transportation plans, etc. Staff is
preparing for a regulatory discussion over the winter with stakeholders, Planning Commissioners, and the
City Council.
Infrastructure development includes the development of the necessary streets, utilities, green
infrastructure, preservation, or acquisition of right of way, etc.
In meeting with the development community, it is understood that the more the variables (location of
intersections, costs, planned versus adopted regulations, etc.) and the more time involved in completing
infrastructure, the less attractive a potential area is viewed. The understood goal of these first steps is to
position the area for development, but to do so in a financially responsible way while balancing risk.
The infrastructure of FAST can be developed in phases, suggested by staff below:
N:\Public Bodies\City Council\Council RCA\Agenda Packet\12-13-10\FAST Joint EDA CC.docx
Cost Acres
Focused Area Study Suggested Phasing (millions) Opened
Improvement of intersection of
171st and Twin Lakes Road,
Phase 1 improvement of Twin Lakes $2.1 29
Road, to the first intersection
to the south.
Extension of Twin Lakes Road
Phase 2 to the southern and eastern $2.4 81
boundary of the City property.
Extension of Twin Lakes Road
Phase 3 to the intersection with $2 9 75
Highway 10, but not the actual
intersection.
Completion of local road
Phase 4 network on west side of $3.35 86
Highway 10, plus completion
of Twin Lakes Road to 165th.
Connection with a signalized
Phase 5 at-grade intersection at 168th $1.11 0
Avenue and TH 10.
Phase 6 Completion of Interchange at $35.5 0
168th Avenue and TH 10
The completion of each of these segments includes many subparts, including:
Step (per phase, unless noted) Time Cost
Preliminary Engineering Study 2-3 months $15-20,000
x
o
Environmental review
~ EAW (per phase) 9-12 months $50,000
AUAR (complete project) 12 months (all project) $150,000
Final Design/ permitting 6 months 8-10% of project
Grading 2 months Varies, See
~
o Attached Estimate
~~ Varies, See
Utility construction 5 months Attached Estimate
:~
0
U Varies, See
Street Construction 2 months Attached Estimate
N:\Public Bodies\City Council\Council RCA\Agenda Packet\12-13-10\FAST Joint EDA CC.docx
In preparing recommendations, staff identified several initial questions:
1. Are the phase breakdowns appropriate? Staff felt they were logical breakdowns intended to
open up land for development while balancing the financial risk.
2. What type of environmental assessment, AUAR or EAW? Staff felt the benefits of the
AUAR being completed up front, and for the whole project, outweighed the higher initial
cost. An EAW would need to be completed at each phase, and at an estimated $50,000 per
phase, the costs would exceed the cost of an AUAR.
3. Boundary of the environmental assessment. There is option to remove approximately 9
acres of the northern portion of the project from the environmental assessment process.
This would allow the sale of that property immediately, and a user could develop that
property at their schedule, rather than wait for the environmental assessment process to
complete. The downside is that there is a benefit to completing the whole assessment
project comprehensively, rather than piecemeal. Additional, any development reduces
options, and lastly, breaking up the project could be seen as a connected action by the
Minnesota Environmental Quality Board, which could slow down the review of the balance
of the project.
4. Which entity (Council, EDA) is in charge of the improvement project? While the EDA led
the Focused Area Study, since the improvements are City improvements, it is understood
that all infrastructure and finance related decisions will be forwarded to the City Council
only.
FINANCIAL IMPACT
Staffls recommendation is to begin the AUAR process for the project, and to prepare preliminary
engineering documents for the first phase. These costs would be paid via the City's development fund.
To begin the environmental assessment, staff will prepare an RFP, with the Council ultimately approving
the contract prior to work.
ATTACHMENTS
Phase plan
Cost breakdown (budgeting estimates based on 2010 construction costs)
Action Motion by Second by Vote
Follow Up
N:\Public Bodies\City Council\Council RCA\Agenda Packet\12-13-10\FAST Joint EDA CC.docx
CONSTRUCTION
PHASE I
PHASE 2
PHASE 3
PHASE 4
PHASE 5
PHASE 6
ROAD CONSTRUCTION PHASES 208.200
~,~ ~: 1
~1 FOCUSED AREA STUDY cML
i~1Ver NO ~TO SCALE
171st FAST Implementation
Preliminary Project Budgeting
Attached figure identifies the location of the street and utility improvements to be completed
in each of the Phases detailed below.
The project costs, identified below in 2010 dollars, have been tabulated for budgeting purposes.
More detailed estimates will be prepared as the specific phases move forward.
Phase 1
Project Length - 2900 LF
New Area Opened for Development - 20 Acres
Component
Construction Cost Engineering and
Administration Cost
Street $1,160,000.00 $ 208,800.00
Storm Sewer $217,500.00 $39,150.00
Watermain $217,500.00 $39,150.00
Sanitary Sewer $203,000.00 $36,540.00
Right of Way $0.00 $50,000.00
Total $1,798,000.00 ~373,64U.UU
Phase 2
Project Length - 3350 LF
New Area Opened for Development - 64 Acres
Component
Construction Cost Engineering and
Administration Cost
Street $1,340,000.00 $241,200.00
Storm Sewer $251,250.00 $45,225.00
Watermain $251,250.00 $45,225.00
Sanitary Sewer $234,500.00 $42,210.00
Right of Way $0.00 $0.00
Total $2,077,000.00 5373,86U.uu
Phase 3
Project Length - 3200 LF
New Area Opened for Development - 75 Acres
Component
Construction Cost Engineering and
Administration Cost
Street $1, 280,000.00 $230,400.00
Storm Sewer $240,000.00 $43,200.00
Watermain $ 240,000.00 $43, 200.00
Sanitary Sewer $224,000.00 $40,320.00
Right of Way $0.00 $575,000.00
Total $1,984,000.00 S9:3L,1LU.UU
12/08/2010
Phase 1 Total Cost
$2,171,640.00
Phase 2 Total Cost
$2,450,860.00
Phase 3 Total Cost
$2,916,120.00
171st FAST Implementation
Preliminary Project Budgeting
Phase 4
Project Length - 3800 LF
New Area Opened for Development - 0 Acres
Component
Construction Cost Engineering and
Administration Cost
Street $1,520,000.00 $273,600.00
Storm Sewer $285,000.00 $51,300.00
Watermain $285,000.00 $51,300.00
Sanitary Sewer $266,000.00 $47,880.00
Right of Way $0.00 $575,000.00
Total $2,356,000.00 $999,080.00
Phase 5
Project Length - 0 LF
New Area Opened for Development - 0 Acres
Component
Construction Cost Engineering and
Administration Cost
TH 10 Turn Lanes $500,000.00 $90,000.00
Signal System $400,000.00 $72,000.00
Right of Way $0.00 $50,000.00
Total
$900,000.00 $212,000.00
Phase 6
Project Length - 0 LF
New Area Opened for Development - 0 Acres
Component
Construction Cost Engineering and
Administration Cost
Interchange $17,000,000.00 $4,400,000.00
Utility Relocation $1,000,000.00 $180,000.00
Right of Way $13,000,000.00
Total $18,000,000.00 $17,580,000.00
12/08/2010
Phase 4 Total Cost
$3,355,080.00
Phase 5 Total Cost
$1,112,000.00
Phase 6 Total Cost
$35,580,000.00