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2005-05-27 Feasibility Study~evelop~zent, inc. August 12, 2005 Mr. Larry Kruse City of Albertville 5975 Main Avenue NE P.O. Box 9 Albertville, MN 55301 Re: LaBeaux Station Development Lachman Avenue Extension Dear Larry: On July 29th, Bill Christian and I met with Mark Kasma of Bolton Menk and discussed the City of Albertville's latest proposal for the Lachman Avenue extension through the Barthel property north of LaBeaux Station development. This proposal represents an additional $93,500 to be charged to Cascade II for the Lachman Avenue extension. Subsequent to the meeting, Bill Christian has spoken to the Barthel's about their interest in selling their property. The Barthel's have represented that they are interested in selling portions of their property, however, because of current personal matters that they are dealing with and because of the unknowns related to their property, this issue will not be resolved in time for us nor the Barthel's to respond to this proposal. Terra Development and Cascade II would like to proceed with LaBeaux Station development and formally request additional time to evaluate the options for the completion of the Lachman extension through the Barthel property. This issue should in no way compromise our final plat approval anticipated on September 6, 2005 for LaBeaux Station. Grading and utility work is anticipated to begin immediately and construction of the first retail building would begin in October 2005. Call with any questions that you may have. Sincerely, ~' /~ t T m H. Brown Vice President THB/tb C: Chuck Christian Bill Christian A n f,~{ , ~~ ~~~ ~~~ OPTION 1 LACHMAN AVENUE (LABEAUX STATION TO 60TH STREET NE) ASSUMES WEST SIDE OF BARTHEL'S PROPERTY IS BUILDABLE STREET COST $330,000.00 STORM SEWER COST $28,000.00 TOTAL IMPROVEMENT COST $358,000.00 BARTHEL FRONT FOOTAGE WETLAND FRONT FOOTAGE TOTAL STREET FRONT FOOTAGE 229 LF ~ / ®(®~ 756 LF 985 LF FRONT FOOTAGE COST = $358,000 / 985 LF = $364 / LF BARTHEL COST = 229LF X $364 / LF = $83,356 WETLAND COST = 756 LF X $364 / LF = $275,184 ASSUMES WETLAND COST = 50% BARTHEL AND 50% CASCADE II CASCADE it COST = $137,592 BARTHEL COST = $137,592 + $83,356 = $220,948 <~`~ ~~.~, k ~ P sa s ~~~ ~~~ ~ OPTION 2 LACHMAN AVENUE (LABEAUX STATION TO 60TH STREET NE) ASSUMES WEST SIDE OF BARTHEL'S PROPERTY IS NON- BUILDABLE STREET COST $330,000.00 STORM SEWER COST $28,000.00 TOTAL IMPROVEMENT COST $358,000.00 BARTHEL FRONT FOOTAGE 123 LF WETLAND FRONT FOOTAGE 862 LF TOTAL STREET FRONT FOOTAGE 985 LF FRONT FOOTAGE COST = $358,000 / 985 LF = $364 / LF BARTHEL COST = 123LF X $364 / LF = $44,772 WETLAND COST = 862 LF X $364 / LF = $313,768 ASSUMES WETLAND COST = 50% BARTHEL AND 50% CASCADE II CASCADE II COST = $156,884 BARTHEL COST = $156,884 + $44,772 = $201,656 1 1 1 1 1 1 1 Feasibility Study for Lachman Avenue Extension City of Albertville, Minnesota May 27, 2005 BMI Project No. T15.21652 ~~~.1;~1iin~, C~~, ~i.l~~ _ ~_:~~n~~ cis MANKATO, MN FAIRMONT, MN SLEEPY EYE, MN BURNSVILLE, MN WILLMAR, MN CHASKA, MN AMES, IA www.bolton-menk.com An Equal Opportunity Employer r'~ BOSTON ~ MAN K, INC. Consulting Engineers ~C Surveyors 2638 Shadow Lane, Suite 200 • Chaska, MN 5531 8-1 1 72 Phone (952) 448-8838 • FAX (952) 448-8805 May 27, 2005 Mr. Larry Kruse, City Administrator City of Albertville 5975 Main Avenue NE, P.O. Box 9 Albertville, MN 55301-0009 Re: Feasibility Study Lachman Avenue Extension Honorable Mayor and City Council Members: Pursuant to your request, we have prepared a feasibility study for the Lachman Avenue Extension. We have included maps indicating the proposed improvements and estimated costs. I will be at your June 6~' City Council meeting to present this report. Respectfully Submitted, BOLTON & MENK, INC. ~!~Ya~i~ Yiu-- Mark D. Kasma, P.E. Albertville City Engineer MDK/dlp Enclosures MANKATO, MN FAIRMONT, MN SLEEPY EYE, MN BURNSVILLE, MN WILLMAR, MN CHASKA, MN AMES, IA www.bolton-menk.com :~n ~quaf Opportuni~yEmployer ' Summary and Conclusions: The following provides a summary of the information contained within the report and conclusions drawn from the information: 1. All improvements addressed within this report are feasible from a technical standpoint. In addition, the improvements are necessary ' to provide adequate transportation facilities and municipal services to the project area, and represent cost effective solutions for doing so. 2. The proposed project consists of constructing a bituminous street, watermain and storm sewer facilities from existing Lachman ' Avenue at 60th Street N.E. southerly to the north plat line of the proposed LaBeaux Station Plat. 3. The proposed extension will be across private property, platted as Barthel Commercial Park Second Addition, on which no right-of- way currently exists. There is an existing 60 foot wide utility easesment running southerly from the intersection of 60th Street N.E. and Lachman Avenue to 57th Street N.E. centered on a 12- inch sanitary sewer line. 4. The total estimated project costs are apportioned as follows: ITEM Street Construction: Storm Sewer: Watermain: Total Estimated Project Cost: TOTAL PROJECT COST $304,600 $ 28,300 $ 48,000 $380,900 I. Project Background ^ The impetus of this report is a request from the City of Albertville to evaluate the feasibility of extending Lachman Avenue from 60th Street N.E. to the north plat line of the proposed plat, LaBeaux Station, a distance of 525 feet. Drawing No. 1 indicates the proposed project area. As a condition of approval, the developer of this plat would be required to complete the extension of Lachman Avenue through ' the plat to 57th Street N.E., an additional distance of 412 feet. Existing Lachman Avenue was extended to 60th Street N.E. and 60th Street N.E. was extended to Lachman Avenue by the developer of Don's Bus Service (6000 LaBeaux Avenue N.E.) in 1997-98. Lachman Avenue was constructed to a width of 45 feet (back of curb to back of curb) with surmountable curbing. In addition, storm sewer was extended from the site paralleling Lachman Avenue to 60th Street N.E. and street catch basins added at the northwest, southwest and southeast quadrants of this intersection. A 30-inch HDPE storm sewer was 1 constructed in a southerly direction from the southeast catch basin a distance of 165 feet, where it outlets to a stormwater treatment pond that was also constructed by the developer. This treatment pond was constructed adjacent to the delineated wetland and it outlets to the wetland, which then drains north via an 18-inch HDPE storm sewer which was constructed by the developer. II. Current Conditions As part of this report, the wetland that would be impacted by the extension of Lachman Avenue was delineated and surveyed by Bolton & Menk staff. While this recent wetland delineation conforms closely with that done in 1997, there is now an area of fill immediately south of 60th Street N.E., along the alignment of the proposed Lachman Avenue extension. The fill area extends south approximately 120 feet and is about 9 feet above natural grade at its high point. The wetland edge is approximately 150 feet south of 60th Street N.E. and extends southerly onto the proposed LaBeaux Station plat. There is an 8-inch watermain under Lachman Avenue which is stubbed out a short distance south of 60th Street N.E. There is also a 12-inch trunk sanitary sewer under Lachman Avenue which continues southerly at a depth of about 20 feet. There is an existing 60 foot wide utility easement over this trunk sewer which extends to 57th Street N.E. through the proposed LaBeaux Station plat. Proposed Lachman Avenue intersects 57th Street N.E. at a point that aligns with ' an existing commercial driveway on the south side of 57th Street N.E. 1 I ~ f ; --~. `---~ ,, ~ .;~, ~ E , ~ .€,t ill j'~~r ~ ~ t 1 ~ ~ j I"I ! ~ tr ~ MUO JAKE ~~ s //yy (( ~~ ~ ~ ~ ~ ~ 1 (~ ~ {~-~ t ~~ ~ ~ r ~~ ~ ~ ~ _ ~ n „_-~ II ~ ~ F~~,'^~., "-'`.,! j SCHDOI LAKE /j J ~ I ~~ ~ F°'' PROJE ~ ,~/ r ~r 9 ~ ~ ~ AREA^~%/ ~, , r ~~ ~~t i ~-'~--~, ~"J1 '~Ji I ~ -'- ~ > \ ~ ~r ~ I I ~ ;,~--! I ~ ~ 333 I, ( f f~p O . 7 I ~ ~ u r '-' ~ ~y ~ t r ! a '~.i ~ I~ I f 1~~~~~~~ i ~ ~ ~ 3 j I I" ~ ~ I 1 ~, ~~ , ! i i : ui , I Sf '-; '_', ~ ~~ # i ~ l I I 1~t~" f ~ 4 ~~ ~1 t } ~ J f~ ~~._, 3 ~~ l ~ _ ~ f .~ ~ ~ i i~ I~ 1 ~ ~ J 1 Q ~~ I 4 I ~ ~ ~ i 1 ( ~ ~ I ~ I ~ ~ ~(-`-t i , s~ i= -.7 ~ f~ ~ ~ ~ 1 3 I E i' ~r~~-~i-~ I~ ~ ~ ~ !~ ;~,-, i BO!_TON S~ MCNK, INC. CITY OF ALBERTVILLE Consulting Engineers & Surveyors LACHMAN AVE. IMPROVEMENTS MANKATO, MN FAIRMONT, MN SLEEPY EYE, MN WILLMAR, MN VICINITY MAP suRNSVILLE, MN CHASKA, MN AMES, la MAY, 2005 QRAWING N0. 1 i. w z BARTHEL I _ COMMERCIALS Z PARK , FIRST ? ~ / ADDITION 1 g ~ ~ ~ D 120 ~ I FEET - - -~ l~ ~ I 60TH ST NE I ~ _ ---~-- ~ ~ ~BARTHEL COMMERCIAL PARK ~ -- -- s ~- SECOND ADDITION _. ~ u ~~.. 1.. t. ~. OUTLOT A .... _.. J. LM.. i ak.: A. EXISTING SANITARY ~.. _ SEWER EASEMENT PROPOSES 80` f~OW--~ - ~ ~ ~ u __ _..._ _____...._ 45' B-B -- .._.~ : .. .T~ LABEAUX STATION ~ M _I _. I j ~ i I i ~'' __.,,. ~ . ~ I I I I I I J ~ _ s ~.. _ .._~ __....~ ~. , EGEND , EXIST. EASEMENT ~ - - ~ rJ'; EXIST. POND 2 l ( ~ 2 EXIST. C&G -- I I EXIST. WETLAND Q I PROP. ROW - ,a I I PROP. C&G - CITY OF ALBERTVILLE ei o ~.. r©~ ~ ~ ~ N K, ~ N c. IMPROVEMENTS LACHMAN AVE Consulting Engineers & Surveyors . MANKATO, MN FAIRMONT, MN SLEEPY EYE, MN WI LLMAR, MN PROPOSED STREET & ROW BURNSVILLE, MN CHASKA, MN AMES, IA MAY, 2005 DRAWING N0. 2 H:\ALBT\Tt521652\21652FEAS.DWG ~~ ~ j _.. f~ARTHEL Q coMMERCiAi PARK FIRST ~ , / ADDITION ~ g I o rzo ~ ' FEET 60TH ST i~E -....__. ., . _. .. ,,, ~~.. y f3A~'TNEL, COM~MERC~AL PARK - ~' .~ -~~` _ __ SECOND ADDITIOi~! 0 UTLOT A ,. ~ ~ - ~`"~~„ 'PROPOSED 80' . ~ ~. ,. ~ _ _ `~_• RIGHT OF WAY W ~ .~ .. ,. .. LABEAUX STP,TI01~ _~ -~~~" ~_ _ ~ . ~~~~ ~. -,.~ .. a .~ .. _ - .,..~. _ ~ LEGEND 2 EXIST. POND 2 1 2 EXIST. STORM SEWER EXIST. WETLAND O PROP. STORM SEWER ~--~?- PROP. POND EXPANSION o ~T~ ~ ~ n~ ~ rv K, ~ N c. CITY OF ALBERNI LLE consuC~ing Engineers & Surveyors LACHMAN AVE. IMPROVEMENTS MANKATO, MN FAIRMONT, MN SLEEPY EYE, MN Yc~ILLMAR, MN PROPOSED STORM SEWER suRNSViLLE, MN cHasKn,, MN AMES, iR MAY, 2005 DRAWING N0. 3 H:\ALbT\Ti52ifi52\2Sfi52FERS.DWG j Z BARTHEL Q ~ GOMMERCIA ! Z ~ PARK ! ~ ADDITION ~ ' ~ a iza ~ I ~~ ~ FEET ~ ____-._._---.~- ~.._-_...-~._ _....r. _-,_...~~. _.__-__ ..--._.____- _ ..__ _._ 60TH ST NE r ! I ~____- BARTHEL COMMERCIAL PARK SECOND ADDITION OUTLOT A ~. `'~- PROPOSED 80' -' RIGHT OF WAY LABEAUX STATION 1 r"t.. ~; ~. _____ ,~__-____ _ -------___-- - ------ -,~ 2 ~~ LEGEND 2 1 2 EXIST. WATERMAIN ------ PROP. WATER VALVE PROP. HYDRANT ~- PROP. WATERMAIN ' CITY OF ALBERTVILLE c c~ L~ o N 8~ M E N K, i NC. IMPROVEMENTS LACHMAN AVE Consulting Engineers & Surveyors . PROPOSED WATERMAIN MANKATO, MN FAIRMONT, MN SLEEPY EYE, MN wILL MAR, MN BURNSVILLE, MN CHASKA, MN AMES, IA MAY, 2005 DRAWING N0. 4 H:\ALBT\T1521652\21652FEAS.DWG III. GeotechnicalInformation f', As a part of the required geotechnical data obtained for the proposed LaBeaux Station plat, an additional soil boring was taken midway between this north plat line and 60th Street N.E. within the wetland. The results of this soil boring indicated poor soils to a depth of 14 feet. The soils consultant is recommending subcutting through the wetland and backfilling with a minimum of 2.5 feet of sand over a geotextile fabric. N. Proposed Improvements Lachman Avenue would be extended as a 44-foot wide (face of curb to face of curb) bituminous roadway from its existing terminus at 60th Street N.E. and align with Lachman Avenue, as proposed through the LaBeaux Station Plat (refer to Drawing No. 2). This will require a westerly shift of 147 feet, which will be accomplished by designing two horizontal curves into the proposed alignment. While Lachman Avenue north of 60th Street N.E. has surmountable curb and gutter, straight-back curb and gutter, B618 is proposed for the extension. The "B" type curb is preferable when there are either known access points or none anticipated. Due to the wetland, through which most of the extension will be constructed, it is probable that no future accesses will need to be constructed along this section of roadway. In addition, the proposed LaBeaux Station plat has B618 curb and gutter for Lachman Avenue, as their access points are included in the preliminary plan. In accordance with the soils consultant's analysis and recommendation, a 3-foot subcut is recommended through the wetland, backfilled with 3 feet of sand over geotextile fabric. The pavement section would include 8-inches of class 5 ' aggregate over the sand, along with 5.5-inches of bituminous pavement to meet the City's 9-ton design requirement. u The vertical alignment of the proposed roadway would include one low point where stormwater can be collected. This runoff would then be piped easterly in an 18-inch reinforced concrete pipe (RCP) to the existing treatment pond as shown in Drawing No. 3. The volume of this pond will need to be increased slightly to accommodate the additional runoff from the roadway. A separate 24- inch RCP culvert would be required to provide for the wetland drainage from west to east under Lachman Avenue. A portion of the existing 30-inch HDPE storm sewer along the east side of the proposed Lachman Avenue extension may need to be removed and re-installed as a part of the roadbed construction. Utility improvements include extension of the existing 8-inch watennain as indicated in Drawing No. 4. There are existing water service stubs to the property west of Lachman Avenue off of 60th Street N.E., so additional services should not be needed. There is an existing 12-inch sanitary sewer running north/south, as well as a 12-inch line extending to the west through the wetland, both of which 2 could be used for service, as necessary. There is also an 8-inch sanitary sewer under 60th Street N.E., which could provide service. V. Wetland Impacts Wetland impact cannot be avoided with the Lachman Avenue extension. It will impact approximately 0.9 acres, which will require 1.8 acres of mitigation. The required wetland process will be followed, in accordance with the Wetland Conservation Act. It is recommended that the City purchase wetland credits through the Minnesota Board of Water and Soil Resources, rather than purchasing upland for the required mitigation. The current purchase price of wetland credits through the BWSR is $4,930 per acre to Public Transportation Authorities. VI. Right-of--Way and Easement Needs The proposed extension of Lachman Avenue would require obtaining 80 feet of right-of--way from the owner of the property, Barthel Commercial Park Second Addition. The total area of right-of--way needed to accommodate the 525-foot long extension would be 0.96 acres. In addition, a utility easement would be necessary for the storm sewer extension to the treatment pond. The expansion of the treatment pond may also necessitate obtaining a drainage and utility easement for ponding. Temporary easements will also likely be necessary for construction purposes. VII. Project Costs The total preliminary project cost is estimated to be $380,900 which includes construction, contingencies, engineering and legal, fiscal and administrative costs. Any right-of--way or easement costs are not included. ITEM Street Construction: Storm Sewer: Watermain: TOTAL PROJECT COST $304,600 $ 28,300 $ 48,000 Total Estimated Project Cost: $380,900 3 PRELIMINARY COST ESTIMATE ' FOR LACHMAN AVENUE NE E XTENSION CITY OF ALBERTVILLE, MINNESOTA ' May 2005 ITEM QUANTITY UNIT COST/UNIT TOTAL COST ' STREET CONSTRUCTION: Common Excavation 1800 CY $7.00 $12,600.00 Subgrade Excavation 3300 CY $8.00 $26,400.00 Geotextile Fabric 3300 SY $1.50 $4,950.00 Select Granular Borrow 4700 CY $20.00 $94,000.00 Class 5 Aggregate Base 1400 TON $12.00 $16,800.00 Bituminous Base Course 570 TON $32.00 $18,240.00 Bituminous Wear Course 2415 SY $3.25 $7,848.75 8618 Curb and Gutter 1060 LF $8.00 $8,480.00 Seed and Fiber Blanket 1050 SY $3.00 $3,150.00 ' Topsoil Borrow 175 CY $18.00 $3,150.00 Silt Fence 1250 LF $2.00 $2,500.00 Wetland Mitigation (Purchase Credits) 1.8 ACRE $4,930.00 $8,874.00 Remove Curb 50 LF $5.00 250.00 ' Subtotal $207,242.75 5 % Mobilization $10.362.14 Total Construction 5217,604.89 Contingency $21,760.49 Engineering $43,520.98 Legal, Fiscal, and Administration $21,760.49 Total Project Cost $304,648.84 ITEM QUANTITY UNIT COST/UNIT TOTAL COST STORM SEWER: 48" Structure 3 EACH $1,200.00 $3,600.00 18" RCP 115 LF $27.00 $3,105.00 24" RCP 60 LF $40.00 $2,400.00 18" Flared End 1 EACH $1,200.00 $1,200.00 24" Flared End 2 EACH $1,500.00 $3,000.00 Draintile 200 LF $12.00 $2,400.00 Rip Rap 15 CY $45.00 $675.00 Pond Expansion 160 CY $7.00 $1,120.00 ' Seed and Fiber Blanket 200 SY $3.00 $600.00 Topsoil Borrow 40 CY $18.00 $720.00 Silt Fence 200 LF $2.00 400.00 Subtotal $19,220.00 5 % Mobilization 961.00 Total Construction $20,181.00 Contingency $2,018.10 Engineering $4,036.20 Legal, Fiscal, and AdminisVation 2 018.10 ' Total Project Cost $28,253.40 WATERMAIN: 8" PVC Watermain 560 LF $30.00 $16,800.00 ' 6" PVC Hydrant Lead 20 LF $20.00 $400.00 Hydrant 1 EACH $2,000.00 $2,000.00 8" Gate Valve 2 EACH $850.00 $1,700.00 6" Gate Valve 1 EACH $650.00 $650.00 Connect to Existing Watermain 2 EACH $2,500.00 $5,000.00 Fittings 900 LBS $2.00 $1,800.00 Aggregate Bedding 50 TONS $12.00 $600.00 Bituminous Patch: Select Granular Borrow 45 CY $25.00 $1,125.00 Class 5 Aggregate Base 45 TONS $15.00 $675.00 ' Bituminous Base Course 20 TONS $40.00 $800.00 Bituminous Wear Course 90 SY $12.00 1 080.00 Subtotal $32,630.00 5 % Mobilization 1 631.50 ' Total Construction $34,261.50 Contingency $3,426.15 Engineering $6,852.30 Legal, Fiscal, and Administration 3 426.15 ' Total Project Cost $47,966.10