8. EDSR 01-9-2012City of
Elk.
River
REQUEST FOR ACTION
TO ITEM NUMBER
Economic Develo ment Authori g
AGENDA SECTION MEETING DATE PREPARED BY
anua 9, 2012 ustin Femrite, Ci En ~ eer
ITEM DESCRIPTION REVIEWED By
Authorization to use development funds to cover costs
associated with the 171St Area Phase 1 Improvements REVIEWED BY
ACTION REQUESTED
Authorization to use $700,000 from the Economic Development Authority development fund towards
the 171St Area -Phase 1 Improvements as detailed in the attached Preliminary Engineering Report.
BACKGROUND/DISCUSSION
Over the last year staff has been working on an Alternative Urban Areawide Review (AUAR) and
Preliminary Engineering report for the 171St Area development In the fall of 2010, the City Council
approved a phasing plan that provided the framework to systematically start development of the City
owned property. south of 171St Avenue, formerly the Cargill property.
The attached report details the improvements required to begin with Phase 1 of the development and the
associated costs for implementation. This report was reviewed by the City Council at their December 12,
2011, meeting. Direction from the City Council was to move forward with the project as detailed in the
report.
At the January 9, 2012, EDA meeting, I will review the preliminary engineering information and
associated funding request with you.
FINANCIAL IMPACT
The total estimated cost for the improvements proposed for 2012 is $1,312,000. This estimate includes
construction costs, a 10% contingency, wetland permitting, easement acquisition, and 25% for
engineering, legal, and administrative costs.
The EDA is asked to commit $700,000 from its development fund to cover a portion of the project
costs. This amount represents the full contribution of the EDA based on no grant funding being
received. Staff will continue to pursue all available funding opportunities to offset some of the costs for
this project. If a grant is obtained, the funding would be used to offset the EDA contribution for the
project.
The current balance of the EDA's development fund is $1,575, 059. Of this, $109,920 is the minimum
balance to cash flow the EDA between tax settlements, therefore the remaining $1,465,139 is available
for development projects. Utilizing the $700,000 from the EDA development fund for Phase I
C:\Users\dhuebner\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.0utlook\2TFRCC~~V\EDA RFA 1-9-12.doc
improvements would leave $765,139 remaining for development projects. The Director of Economic
Development has reviewed the request and recommends approval.
ATTACHMENTS
^ December 12, 2011, Preliminary Engineering Report
Action Motion by Second by Vote
Follow Up
C:\Users\dhuebner\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.0utlook\2TFRCCVW\EDA RFA 1 ~J-12.doc
Item # 6_2.
MEMORANDUM
TO: Mayor and City Council
FROM: Justin Femrite P.E., City Engineer
DATE: December l2, 201 I
5UB)ECT: 171` Area Phase (Improvements -Preliminary Engineering
This memo summarizes the preliminary engineering work that has been completed for the
Phase 1 improvements to the 1715` Area as authorized by the City Council on Apri14, 2011.
The location of the city-owned 29-acre Phase 1 portion of the development is shown on
Figure No. 1. The memo discusses the required improvements, costs, funding sources, and
detailed project timeline for final completion.
At the work session, staff will review the developable lots, improvement layout, project costs,
process, and schedule for completing the improvements in Phase 1.
The intent of completing Phase 1 at this time is to establish an implementation pattern. It is
staff's experience that a tangible project is more marketable, and less risky, to potential buyers.
Developable Lots and Land Uses
The proposed alignment of Twin Lakes Road and associated connecting side streets as shown
in the attached figures will create three lots for a total of 15.31 acres. The land uses for the
lots, as proposed in the 171St Avenue Focused Area Study, are designated as Transit Center
and Jobs Area. Transit Center is intended as a mixed use, predominately jobs based, but
allowing some housing and some retail. Jobs Area is intended as an office, manufacturing
area, perhaps similar to the Business Park zoning district. The two northern most lots are
designated fox Transit Center uses and the largest lot in the southwest portion of the
development is designated for Jobs Area uses.
When reviewing how the new street alignments would dissect the property, a lot of
consideration was given to maximizing the amount of developable area, minimising total
wetland disturbance, lot shapes, points of access, proximity of the existing gas main, and
overall layout of the existing topography of the land.
The proposed lot configuration for parcels in Phase 1 is shown on the attached Ultimate
Improvements figure. Twin Lakes Road is designated as a major collector roadway in the city
Comprehensive Transportation Plan. As such, no new direct accesses are proposed on this
corridor through the development. Access to the 0.86 acre lot in the northwest corner of the
development would be from the existing entrance located on 1715` Avenue across from
1'r1AT~~
Ulysses Street. The remaining two lots would access off of the newly proposed east-west local
roadway.
Proposed Improvements
The proposed public infrastructure including sanitary sewer, watermain, storm sewer, and
street improvements are shown in the attached figures. The street improvements include two
scenarios which are broken down as Ultimate Improvements and 2012 Street Improvements.
The Ultimate Improvements include the extension of Twin Lakes Road, as a major collector,
from its current location just west of the existing railroad tracks and extends to the south
towards the future connection with TH 10. It includes a new roundabout and the relocation
of the connection to 17155 Avenue. The proposed ultimate street section for Twin Lakes Road
is a major collector, urban four-lane divided roadway, consistent with the existing Twin Lake
Road section to the north. Two new local streets are also included that intersect with Twin
Lakes Road and provide access to the new developable city owned lots to the east and west.
Both proposed local streets would be two lane cul-de-sacs and would provide access to the
adjacent property, eliminating direct access points for single lots onto Twin Lakes Road.
The 2012 Street Improvements have been designed to facilitate development of the city's
Phase 1 parcels prior to the Ultimate Improvements being constructed. This design will leave
the current alignment of Twin Lakes Road and 171St Avenue intact. A temporary connection
to 17151 Avenue would be installed immediately across from the existing commercial driveway
on the north side of 1715` Avenue and extended south to the southern limits of Phase 1. The
two lane urban roadway would be designed to eventually be the easterly half of the ultimate
Twin Lakes Road cross section. The portion of the new roadway from 17151 Avenue to the
southern edge of the future roundabout would need to be removed when the Ultimate
Improvements are completed; however, the remaining portion of the roadway would stay in
place. The local cul-de-sac streets providing access to the adjacent property do not change
from what is shown for the Ultimate Improvements and they would also stay in place.
The 2012 Improvements along Twin Lakes Road will serve the adjacent lots until Phase 2 of
the development is developed. When Phase 2 is developed, Twin Lakes Road will be extended
to an at grade intersection with TH 10/169. As part of the Phase 2 improvement, the Twin
Lakes Road alignment through Phase 1 will be upgraded to the ultimate four-lane roadway
with amulti-lane roundabout as the primary intersection at 1715[ Avenue.
Sanitary sewer is proposed to be connected to the existing 15-inch sanitary sewer line located
at the northwest corner of the site. The new sanitary sewer would be 12-inches in size and
would be extended east along the proposed local cul-de-sac and then south on Twin Lakes
Road to the project limits. The proposed size is sufficient to serve the remainuig undeveloped
property to the south located within the Urban Service Area. A smaller 8-inch sanitary sewer
main will be extended on the local cul-de-sac east of Twin Lakes Road, as well as north on
Twin Lakes Road to provide service to the vacant property in those locations.
The proposed waterma±n includes a connection to the existing 16-inch watermain that is
located within the southern right-of--way of 17155 Avenue and would follow the alignment of
the 2012 Street Improvements. The new 12-inch watermain would be extended south to the
project limits. The proposed 12-inch watermain is sized to provide future service to the
undeveloped property to the south that is located within the Urban Service Area. In addition,
8-inch watermain would be extended in the proposed cul-de-sacs east and west of Twin Lakes
Road, including a connection to the existing 1 G-inch watermain located at the northwest
corner of the site. This second connection will benefit the system by increasing circulation
and providing redundancy in the case of an emergency.
Both the sanitary sewer and watermain extensions were evaluated as part of the 17155 Avenue
Area AUAR. It was determined that providing sanitary sewer and watennain to this area will
not require any additional improvements to the city's existing infrastructure. The existing
trunk sanitary sewer and the city's Waste Water Treatment Plant have the capacity to handle
the additional flow that will be generated by the development of this area. Similarly, the
existing water system, including the city's supply wells and water towers, have capacity to serve
this area without any additional improvements.
Storm sewer is proposed to be installed to collect the storm water runoff that would be
generated by the new roadway and directed to a new storm water treatment pond. The storm
water treatment pond would be constructed in the southeast corner of the site adjacent to the
existing wetland. Consistent with the street improvements, the storm water treatment pond
would remain intact from the 2012 Street Improvements to the Ultimate Improvements.
Additional storm sewer would be added when the westerly half of Twin Lakes Road is
constructed.
There will be wetland impacts due to the construction of the proposed improvements. The
proposed street alignments cross the existing wetland where it is the narrowest to minimize the
impacts. The wetland impacts are proposed to be mitigated either on site, in the southeast
comer of the project area adjacent to the proposed storm water treatment pond, or through
the city's existing wetland banking credits. Further evaluation of the preferred option or a
combination of the two will be determined as the project is reviewed with the Technical
Evaluation Panel (TEP).
Estimated Costs and Fundine
The total estimated cost for the Phase 1 Ultimate Improvements is $2,398,000. This estimate
includes the constructions costs, a 10% contingency, wetland permitting, right-of--way
acquisition, and 25% for engineering, legal, and administrative costs. Existing city and EDA
development fund balances do not allow for the construction of the Ultimate Improvement
option at this time.
The estimated cost for the 2012 Improvements is $1,312,004. This estimate also includes
construction costs, a 10% contingenry, wetland permitting, easement acquisition, and 25% for
engineering, legal, and administrative costs. Both estimates include the sanitary sewer and
watermain improvements. The 2012 Improvements are substantially less than the Ultimate
Improvements because they do not include the westerly half of the Twin Lakes Road, the
roundabout, or the reconstruction of portions of 171ST Avenue due to the new connection with
Twin Lakes Road. A full breakdown of the project costs has been included as an attachment to
this memo.
Staff continues to explore partial funding of the development costs through various grant
opportunities. There are no probable grant opportunities to fund the project at this time; as
such, the following development funding option has been developed based on no grant funds
being obtained.
A breakdown of the funding sources for the 2012 Improvements is listed as follows:
EDA Development Fund - $700,000
City Development Fund - $350,000
Trunk Water Fund - $175,000
Trunk Sewer Fund - $88.000
Total Project - $1,313,000
Special assessments will not be levied for this project because the city owns the land adjacent
to all of the improvements. Staff will track the overall project costs to determine what a
proposed assessment would be in Phase 1, so similar amounts can be recovered from adjacent
properties in future phases of the development. Another reason we intend to track the
assessment amount on the parcels in Phase 1 is to ensure when we sell the lots that we know
out costs for the parcel.
If staff is directed to proceed with the project, we will continue to pursue all available funding
opportunities to offset some of the costs for this project. If a funding source is obtained, the
funding would be used to offset the EDA development funding for this project.
Project Schedule
With direction from the City Council to proceed with the project, the following steps can be
followed to facilitate construction of Phase 1 in 2012. The tasks would be completed as
follows:
• Confirm funding participation from Economic Development Authority -
January 9, 2011
• Review wetland impacts of preliminary improvement layout with the Technical
Evaluation Panel (I'EP) - January, 2012
• Approve engineering services request for proposal (RFP) for final design and
construction related engineering services - January 9, 2012
• Select engineering consultant and authorize final design - February 20, 2012
• Vacate existing Right-of--Way and complete platting of proposed lots -
March-April, 2012
• Complete Land Use Amendments - April, 2012
• Finalize wetland alteration permitting with TEP - March-May, 2012
• Procure final project permits from MPCA and MDH - April-May, 2012
• Approve final plans and advertise for bids - May 7, 2012
• Start construction - June 15, 2012
• Finish construction - October, 2012
Staff will be present at the December 12 meeting to answer any questions you have.
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ITP.OS NDHffi8R
Dasariptioa
IIait
QNIT P82C8 88T~T8D
QIIANTITY
8ST~9-T8D COST
2021.501 MOBILIZATION LUMP SUM $50,000.00 1 $50,000.00
2101.502 CLEARING ACRE $1,500.00 2.4 $3,600.00
2101.502 GRUBBING ACRE $1,500.00 2.4 53,600.00
2102.502 PAVEMENT MARKING REMOVAL - PERMANENT LIN FT $1:00 1220 $1,220.00
2102.602 PAVEMENT MP.RKING REMOVAL - SPECIAL EACH 5150.00 4 $600.00
2104.501 REMOVE CURB AND GUTTER LIN FT 51.25 2900 53,625.00
2104.503 REMOVE CONCRETE WALK SQ FT $0.40 1211 $984.40
2104.509 REMOVE BITUMINOUS PAVEMENT SQ YD $3.00 9666 $28,998:00
2104.509 REMOVE SIGN TYPE C EACH 550.00 6 5300.00
2104.511 SAWING CONCRETE PAVEMENT (FULL DEPTH) - LIN FT $3.25 20 $65.00
2104.513 SAWING BIT PAVEMENT (FULL DEPTH) LIN FT $3.25 303 5984.75
2105.501 COMMON EXCAVATION (P) CU YD 56.00 21956 $131,736.78
2105.505 MUCK EXCAVATION (P) CU YD $8.00 12537 $100,293.93
2112.604 SUBGRADE PREPARATION (P) SQ YD $1.00 31299 $31,299.11
2105.521 GRANULAR BORROW (CV) (P) CU YD 510.00 12537 $125,367.41
2105.525 TOPSOIL BORROW (LV) (P) CU YD $12.00 2429 $29,151.11
2211.503 AGGREGATE BASE (CV) CLASS 5 CU YD $21.00 6429 5135,009.00
2301.604 CONCRETE PAVEMENT SQ YD $60.00 550 $32,986.67
2360.501 TYPE SP 12.5 WEARING COURSE MIX (3, C) TON $56.00 2724 $152,544.00
2360.502 TYPE SP 12.5 NON WEAR COURSE MZX (3, 8) TON $52.00 4086 $212,472.00
2503.601 SANITARY SEWER SYSTEM LUMP SUM $60,000.00 1 $60,000.00
2504.601 WATERMAIN SYSTEM LUMP SUM 5100,000.00 1 $100,000.00
STORM SEWER SYSTEM LUMP SUM $135,000.00 1 $135,000.00
2521..501 4" CONCRETE WALK SQ FT $3.50 29223 564,780.50
2521.511 2.5" BITUMINOUS WALK SQ FT 51.25 19746 $18,432.50
2521.515 SAWING CONCRETE WALK LIN FT 520.00 22 $440.00
2531.501 CONCRETE CURB 6 GUTTER DESIGN B629 LIN FT $11.00 11199 $123,189.00
2545.601 LIGHTING SYSTEM LUMP SUM $75,000.00 1 $75,000.00
2563.601 TRAFFIC CONTROL LUMP SUM $10,000.00 1 $10,000.00
2564.531 SIGN PANELS TYPE C SQ FT $35.00 200.0 $7,000
2573.502 SILT FENCE TYPE MACHINE SLICED LIN FT $1.75 9594 $16,789.06
2575.501 SEEDING ACRE $175.00 2.2 $376.43
2575.502 SEED MIXTURE 240 POUND $5.00 161 $806.65
2575.505 SODDING TYPE SALT RESISTANT SQ YD $9.00 1265 $5,061.76
Page 1 of 2 12/07/2011
~ ~
Project
Total
ZTSM DER
Description
Qait
DNIT PRICB ESTIt91TED
QUASITZTY
E$TIMATBD C08T
2575.523 EROSION CONTROL BLANKETS CATEGORY 1 SQ YD $1.25 10911 .$13,013.89
2575.532 FERTILIZER TYPE 2 POUND $1.00 430 5430.21
2575.571 RAPID STABILIZATION METHOD 3 M GALLONS $260.00 12.9 $3,355.65
2582.501 STRIPING LUMP SUM $10,000.00 1 $10,000.00
Y SIIBTOTAL $1,708,012.82
108 CONTSDIGENCY $170,801.28
GSiT-OF-SPAY $8, 950.00
LAtSD PERSIITTING $41, 000.00
STRATIOti ~ BNGIII]ESRINO ~ LSr.GAL $469,703.53
PROJECT TOTAL - $2,398,467.63
Page 2 of 2 12/07/2011
Project
Total
IT&[d NO~ER DaaCSiption Qnit UNlT PRICE QD~IN~~ 88TIl0-TED COST
2021.501 MOBILIZATION LUMP SUM 550,000.00 1 $50,000.00
2101.502 CLEARING ACRE 51,500.00 0.4 $600.OD
2101.502 GRUBBING ACRE 51,500.00 0.4 $600.00
2109.501 REMOVE CURB AND GUTTER LIN FT $1.25 112 $140.00
2104.509 REMOVE BITUMINOUS PAVEMENT SQ YD 53.00 25 575.00
2104.511 SAWING CONCRETE PAVEMENT (FULL DEPTH). LIN FT 53.25 9 513.00
2109.513 SAWING BIT PAVEMENT (FULL DEPTH) LIN FT $3.25 116 $377.00
2105.501 COMMON EXCAVATION (P) CU YD $6.00 8579 551,442.19
2105.505 MUCK EXCAVATION (P) CU YD $8.00 8253 $66,02fi.07
2112.609 SUBGRADE PREPARATION (P) SQ YD $1.00 11606 $11,605.89
2105.521 GRANULAR BORROW (CV) (P) CU YD $10.00 8253 $82,532.59
2105.525 TOPSOIL BORROW (LV) (P) CU YD $12.00 2168 $26,017.06
2211.503 AGGREGATE BASE (CV) CLASS 5 CU YD $21.00 2531 $53,151.00
2360.501 TYPE SP 12.5 WEARING COURSE MIX (3, C) TON $56.00 1061 $60,536.00
2360.502 TYPE SP 12.5 NON WEAR COURSE MIX (3, B) TON 552.00 1621 $69,292.OD
2503.601 SANITARY SEWER SYSTEM LUMP SUM $60,000.00 1 $60,000.00
2509.601 WATERMAIN SYSTEM LUMP SUM 5100,000.00 1 $lOD,000.00
STORM SEWER SYSTEM LUMP SUM 5115,000.00 1 $115,000.00
2521.511 2.5" BITUMINOUS WALK SQ FT 51.25 12589 $15,736.25
2531.501 CONCRETE CURB & GUTTER DESIGN 8624 LIN FT $11.00 5050 $55,550.00
2595.601 LIGHTING SYSTEM - LUMP SUM $50,000.00 1 $50,000.00
2563.601 TRAFFIC CONTROL LUMP SUM $2,500.00 1 $2,500.00
.2569.531 SIGN PANELS TYPE C SQ FT $35.00 50.0 $1,750
2573.502 SILT FENCE TYPE MACHINE SLICED LIN FT $1.75 6313 $11,046.86
2575.501 SEEDING ACRE $175.00 1.9 $335.96
2575.502 SEED MIXTURE 240- POUND 55.00 144 5719.92
2575.505 SODDING TYPE SALT RESISTANT SQ YD 54.00 868 53,472.00
2575.523 EROSION CONTROL BLANKETS CATEGORY 1 SQ YD $1.25 9292 $11,619.76
2575.532 FERTILIZER TYPE 2 - POUND $1.00 389 $383.96
2575.571 RAPID STABILIZATION METHOD 3. M GALLONS $260.00 11.5 $2,999.88
2582.501 STRIPING LUMP SUM $2,500.00 1 52,5DD.DD
SIIBTOTAL $921,012.40
109 CONTIMGS[iCY 892,101.24
Bl~3 $5, 000.00
TLAND PER9IITTIRG $41,000.00
STRATION / ENGIlIEERING / LEGAL $253,278.41
,1, ~~ $1,312,392.05
Page 1 of 1 12/07!2011