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FEASIBILITY
Report
June 9, 2014
Stemmer Ridge Road
Street & Utility
Improvement Project
City of Prior Lake
Scott County, Minnesota
WSB Project No. 7964-14
A 701 Xenia Avenue South,Suite 300
Minneapolis,MN 55416
WSB
Tel (763)541-4800 Fax (763)541-1700
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FEASIBILITY REPORT
STEMMER RIDGE ROAD
STREET & UTILITY IMPROVEMENT PROJECT
FOR THE
CITY OF PRIOR LAKE, MINNESOTA
June 9, 2014
Prepared By:
WSB & Associates,Inc.
701 Xenia Avenue South, Suite 300
Minneapolis,MN 55416
763-541-4800
763-541-1700 (Fax)
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
Ciry of Prior Lake,MN
WSB Project No.1964-14
WSB
&Assnengineering•planning•environmental.construction 701 Xenia Avenue South
Suite 300
Minneapolis,MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
June 9, 2014
Honorable Mayor and City Council
City of Prior Lake
4646 Dakota Street SE
Prior Lake,MN 55372
Re: Feasibility Report
Stemmer Ridge Road
Street&Utility Improvement Project
City of Prior Lake, MN
WSB Project No. 1964-14
Dear Mayor and City Council Members:
Transmitted herein is the feasibility report for the proposed Stemmer Road Street and Utility
Improvements,which is located in the northwest portion of the City. The proposed project
consists of the extension of Stemmer Ridge Road from its current northerly terminus to CSAH
82. The project, as prepared herein, includes the construction of trunk sanitary sewer and
watermain, storm sewer, and street and trail improvements.
The report contained herein presents costs for the project as well as proposed funding, including
assessments.
We are available at your convenience to discuss this report. Please feel free to contact me at
763-287-8520 or jwedel@wsbeng.com if you have any questions.
Sincerely,
WS Associates,Inc.
son C. Wedel, PE
Associate
Enclosure
cc: Larry Poppler, PE, City Engineer
St.Cloud• Minneapolis•St.Paul
Equal Opportunity Employer
wsbeng.com
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.
r,Azzc Lie.61-e
Jason C.Wedel,PE
Date: June 9 20 Lic.No. 26768
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14
TABLE OF CONTENTS
TITLE SHEET
LETTER OF TRANSMITTAL
CERTIFICATION SHEET
TABLE OF CONTENTS
1. EXECUTIVE SUMMARY 1
2. INTRODUCTION 3
2.1 Authorization 3
2.2 Project Overview 3
2.3 Scope 3
3. EXISTING CONDITIONS 4
3.1 Existing Conditions 4
3.2 Existing Sanitary Sewer and Watermain Conditions 4
3.3 Existing Storm Sewer Conditions 4
3.4 Right-of-Way 5
4. PROPOSED IMPROVEMENTS 6
4.1 Street Improvements 6
4.2 Storm Sewer Improvements 6
4.3 Sanitary Sewer and Watermain Improvements 6
4.4 Right-of-Way/Easements 7
4.5 Permits 8
4.6 Phasing 8
4.7 Environmental Assessment Worksheet 9
5. FINANCING 10
5.1 Opinion of Cost 10
5.2 Funding 10
6. PROJECT SCHEDULE 14
7. CONCLUSIONS AND RECOMMENDATIONS 15
Appendix A
Figure 1 —Location Map
Figure 2—Typical Section
Figure 3 —Stemmer Ridge Road Storm Sewer Improvements
Figure 4—Stemmer Ridge Road Sanitary Sewer and Watermain Improvements
Appendix B
Figure 5 —Stemmer Ridge Road—Alignment A
Figure 6—Stemmer Ridge Road—Alignment B
Figure 7—Stemmer Ridge Road—Development Concept Plan
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14
Appendix C
Opinion of Probable Cost
Proposed Assessment Roll
Figure 8—Parcel Assessment Map
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14
1. EXECUTIVE SUMMARY
The Stemmer Ridge Road Street and Utility Project is a City Council initiated project that
includes the construction of approximately 3,800 lineal feet of utilities and streets. The project
includes extending Stemmer Ridge Road from its current terminus within the Spring Lake
Estates development north to CSAH 82 and will align with the existing intersection of Mystic
Lake Boulevard. The purpose of this project is to connect the City's trunk sanitary sewer and
watermain in this location and to complete the street connection between Shoreline Boulevard
(County Road 12)and CSAH 82. Stemmer Ridge Road is designated a Municipal State Aid
Street and is classified as a Minor Collector in the City's 2030 Comprehensive Plan. In 2030,
the anticipated Annual Average Daily Trips (AADT) is 6,000 trips per day.
The City has previously constructed trunk utilities to the north and to the south of this project
through a combination of City initiated and developer initiated projects. In 2007, as part of the
CSAH 82 improvement project, 30-inch trunk sanitary sewer and 16-inch trunk watermain were
extended west from CSAH 21 along CSAH 82 and stubbed to the future connection of Stemmer
Ridge Road.
In 2008, Arcon Development received City plat approval and constructed the Stemmer Ridge
development, later known as Spring Lake Estates. This development included the construction
of the existing section of Stemmer Ridge Road. Stemmer Ridge Road was designed and
constructed with 80 feet of right-of-way, a 44-foot wide street from back of curb to back of curb,
16-inch trunk watermain, and dual 12-inch and 16-inch sanitary sewer force mains.
In 2013, Scott County initiated the reconstruction of Shoreline Boulevard(County Road 12). As
part of that project,the City installed 36-inch trunk sanitary sewer from County Road 17 to
Sunset Avenue,the structural components for the lift station that will ultimately be installed at
the intersection of Shoreline Boulevard and Sunset Avenue, and extended 12-inch and 16-inch
force mains from the future lift station and extended them east to the existing force mains that
were installed with the previous County Road 12 improvements and the Spring Lake Estates
development.
Ultimately,the trunk sanitary sewer and watermain that have been installed to date are intended
to service the properties in the immediate area, as well as the southwest corner of the City
including approximately 3,200 acres of future annexation area. This project represents the last
section of the required improvements to complete the connection between the trunk utilities to
the south within Shoreline Boulevard and the trunk utilities to the north within CSAH 82.
The proposed schedule for the project allows for construction of the utilities, curb, aggregate
base, and bituminous base course improvements in 2015. The bituminous wear course and final
project restoration would be completed in 2016. However,the City may wish to phase the
construction of the improvements. Alternative phasing plans are included in Section 4 of this
report.
The total project costs for the street and utility improvements as proposed herein are estimated
between$1,674,000 and $4,181,000, depending on the alternative selected. Proposed funding
for the project will come from General Obligation Improvement Bonds (G.O. Bonds)to cover
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 1
the assessed portions of the improvements. The City's past practice has been to assess 100%of
the project cost to the benefitting property owners, except for any trunk over sizing costs. Over
sizing is considered for watermain over eight inches in diameter, sanitary sewer over eight inches
in diameter, streets wider than 36 feet from back of curb to back of curb, and right-of-way wider
than 66 feet. Over sizing costs would be paid for with the City's trunk sanitary sewer,water, and
street oversize funds.
The project as described herein is necessary, feasible, and cost-effective from an engineering
standpoint. It is the recommendation of WSB &Associates, Inc.that the City Council select a
preferred alternative and call for the public hearing to order the improvements as proposed.
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 2
2. INTRODUCTION
2.1 Authorization
This feasibility report was authorized by the City Council of Prior Lake at its January 27, 2014
meeting.
2.2 Project Overview
The following report represents Stemmer Ridge Road from its current terminus north to CSAH
82. Figure 1 in Appendix A illustrates the proposed project area. The proposed project consists
of street, sanitary sewer, watermain, and storm sewer improvements.
2.3 Scope
The scope of this feasibility report includes the construction of utilities and street for the
following:
■ Stemmer Ridge Road—northerly terminus to CSAH 82
The proposed improvements include the construction of the pavement and curb and gutter,
sanitary sewer,watermain, and storm sewer.
The feasibility report as presented herein addresses the estimated costs along with the potential
funding for the work to be completed.
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 3
3. EXISTING CONDITIONS
3.1 Existing Conditions
The existing property along the proposed alignment of Stemmer Ridge Road is primarily
undeveloped land and is either being utilized for agricultural purposes or has been left in a
natural state. Starting at the north end of the project,the Shakopee Mdewakanton Sioux
Community(SMSC)owns in fee the majority of the property from CSAH 82 south to Howard
Lake Road. The SMSC is not actively using this property currently and it consists of a
combination of wooded areas and wetlands. There are a few old buildings on site that are no
longer being used. The property is guided for medium density residential housing per the City's
2030 Comprehensive Plan. Adjacent to the southeast corner of the SMSC property is a 2.7 acre
parcel that is owned by Jeffrey Micko. This property consists of a single family home with
access coming from Howard Lake Road. The home is being served by a private on site well and
septic system.
The remaining property from Howard Lake Road south to the current terminus of Stemmer
Ridge Road is broken up into a number of separate parcels that are owned by various members
of the Menden family. This includes property owned by Francis Menden, Robert and Roxanne
Menden, and Tom Menden. The property contains an existing farm house and a number of out
buildings. The farm house is being served by a private on site well and septic system. The
remaining portion of the property is being actively farmed. There is a large area in the middle of
the property that has been identified as wetland per the National Wetland Inventory(NWI)map.
Immediately to the east is park property that is owned by a combination of the City of Prior Lake
and Scott County and is known as Spring Lake Regional Park. The City purchased
approximately 40 acres from Scott County as part of the long term planning for an active use
park in this location. In 2006, Scott County had a master plan prepared for this site. The
planned improvements included active uses; such as baseball fields on the City property and a
dog park and trails on the Scott County property. A significant portion of the site was shown to
be left in its natural condition. To date, only the dog park has been constructed.
3.2 Existing Sanitary Sewer and Watermain Conditions
This area is undeveloped and does not currently have sanitary sewer or watermain available to
serve the parcels included in this report. All of the required utility improvements will be new
construction.
3.3 Existing Storm Sewer Conditions
The project area is currently rural in nature and does not currently have any storm sewer or storm
water treatment in place. The natural drainage pattern is either from the southeast corner of the
Menden property to the low area/wetland in the middle of the property,which ultimately
overflows to the west toward Howard Lake, or it drains from the north end of the project south
toward the low area/wetland on the Menden property,which overflows to the west toward
Howard Lake. Since this area does not drain to Prior Lake it is not under Prior Lake/Spring Lake
Watershed jurisdiction. There are several large wetlands identified for the project area on the
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 4
National Wetland Inventory map. These wetlands will be delineated this summer to confirm
their exact size and location.
3.4 Right-of-Way
There isn't any existing right-of-way or easements in place for the proposed improvements. The
portion of Stemmer Ridge Road that was constructed as part of the Stemmer Ridge development
to the south of this project included the dedication of 80 feet of right-of-way by the developer as
part of their plat.
It is anticipated that all of necessary right-of-way and temporary construction easements will be
acquired prior to the construction of this project. The cost for acquiring the right-of-way and
easements is included in the overall project cost.
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 5
4. PROPOSED IMPROVEMENTS
4.1 Street Improvements
The proposed street improvements are proposed to match the existing section of Stemmer Ridge
Road to the south. The street width is 44 feet from back of curb to back of curb. The street
section consists of 1-1/2 inches of wear course, 2-1/2 inches of base course, 12 inches of Class 5,
and 24 inches of granular base. The street section also includes an eight foot bituminous trail
running parallel to the street on the west side of the roadway and a five foot concrete sidewalk
running parallel to the east side. Figure 2 in Appendix A identifies the proposed typical section.
Soil borings for the proposed alignment are scheduled to be completed in the summer of 2014.
Depending on the results of the soil borings,the street section may be adjusted accordingly.
Discussion with Scott County confirmed the need to make modifications to Mystic Lake
Boulevard on the north side of CSAH 82 where it will align with Stemmer Ridge Road to the
south. These improvements will be needed so that the street sections will match one another. As
part of the future project design, Scott County will require the completion of an Intersection
Control Evaluation. It is not anticipated that a traffic signal will be needed initially; however, as
development occurs in the City's annexation area and additional traffic is generated, it is possible
that this intersection will meet the warrants for signalization in the future.
4.2 Storm Sewer Improvements
The proposed storm sewer improvements include the construction of storm water ponds. The
existing pond located along the south side of CSAH 82 is proposed to be expanded to
accommodate the additional storm water runoff that will be directed to that pond. In addition, a
new pond will need to be constructed along the east side of Stemmer Ridge Road immediately
adjacent to the existing wetland area. To facilitate the storm water runoff from Stemmer Ridge
Road, catch basins and storm sewer will be installed to direct the water to the storm water ponds.
Figure 3 in Appendix A identifies the proposed storm sewer system improvements for Stemmer
Ridge Road.
4.3 Sanitary Sewer and Watermain Improvements
The existing 30-inch PVC sanitary sewer located within CSAR 82 is proposed to be extended
south to the current terminus of Stemmer Ridge Road. The existing 12-inch and 16-inch force
mains will connect into this pipe. This connection will complete the final link between the lift
station located at the intersection of Shoreline Boulevard and Sunset Avenue and the existing
trunk gravity sewer located within CSAH 82. In addition to providing a connection for the two
force mains,the 30-inch trunk sanitary sewer will also serve any future homes with direct
frontage along Stemmer Ridge Road, as well as provide lateral connections to the developable
property to the east and west.
The proposed watermain improvement consists of extending 20-inch DIP trunk watermain from
CSAH 82 south to the current terminus of Stemmer Ridge Road. The new watermain will
complete the trunk watermain loop as shown in the City's 2030 Comprehensive Plan for this
area. The 20-inch trunk watermain will also serve any future homes with direct frontage on
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 6
Stemmer Ridge Road as well as provide lateral connections to the developable property to the
east and west. Figure 4 in Appendix A identifies the proposed sanitary sewer and watermain
improvement for Stemmer Ridge Road.
4.4 Right-of-Way/Easements
The project is proposed to be constructed within a new 80-foot right-of-way. The alignment for
the right-of-way will be based on the alignment of the streets and utilities identified in this
report. As part of the preparation of this report, meetings with the various land owners impacted
by this project were held to review the proposed alignment. At those meetings two alternatives
were presented for their consideration. The two alternatives,Alignment A and Alignment B, are
shown in Figures 5 and 6 in Appendix B. The property owners contacted were as follows:
1. Stanley Ellison—representative for the Shakopee Mdewakanton Sioux Community
2. Fritz Menden—representative for the Menden family
3. Mark Themig—Three Rivers Park District
4. Scott Jensen—Scott County Public Works
Alignment A is centrally located within the project area and Alignment B is located primarily
along the east side of the project area. The benefits that were discussed for Alignment A
included the minimization of wetland impacts and its central location making it more accessible
to the surrounding property. The sole negative response to the alignment was that it did not
provide direct access to the regional park located along the east side of the project area.
The benefit for Alignment B was that it provided direct access to the park property. The
negative responses for this alignment included more wetland impact, creation of a parcel of
property in the southeast corner of the project area that would be difficult to develop, and it was
not as accessible to the project area to the west.
The consensus of the representatives listed above was to utilize Alignment A. Using this
alignment, a development concept was prepared to illustrate how the adjacent property might
develop in the future and is shown in Figure 7 in Appendix B. The concept demonstrates that
the proposed alignment for Stemmer Ridge Road will accommodate future development of the
vacant property to the east and west of the roadway.
If the City Council moves forward with ordering this project. it is anticipated that right-of-way
acquisition would begin in 2014 following the alignment shown in Alignment A.
It should be noted that Scott County mentioned that Howard Lake Road was previously agreed to
be turned back from Scott County to the City of Prior Lake,but the final paper work has never
been recorded. As part of this project,the County will require the completion of that turn back.
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 7
4.5 Permits
Permits required as part of the proposed improvements are anticipated as follows:
Minnesota Pollution Control (MPCA)
• NPDES Construction Activity Permit
• Sanitary Sewer
Minnesota Department of Health(MDH)
• Watermain
Scott County
• Right-of-Way Permit
• Water Management Organization
4.6 Phasing
The proposed project as shown will benefit the project area in the following ways:
• It will facilitate development of the Menden property.
• It completes a minor arterial roadway connection between CSAH 82 and County Road
12.
• It provides sanitary sewer and watermain service to the annexation area.
Depending on which of these benefits is a priority for the City,the project could be completed in
phases. The following alternatives address each of these three priorities.
Alternative No. 1
This alternative includes completion of the utilities and streets for the entire project length. This
alternative is the largest of the three and addresses all of the priorities listed above.
Pros:
• Facilitates the development of the City's annexation area.
• Facilitates development of the Menden property.
• Completes the Stemmer Ridge Road connection between and CSAH 82 and County Road
12.
• Eliminates the need to maintain the gravel portion of Howard Lake Road west of
Stemmer Ridge Road.
Cons:
• Most expensive of the three alternatives at$4,181,000.
• Removes flexibility on the location of Stemmer Ridge Road for future development
design for the Menden property.
The cost associated with each of these alternatives is outlined in more detail in Section 5 of this
report.
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 8
Alternative No. 2
If it is a priority to facilitate private development of the Menden property, an alternative would
be to complete the sanitary sewer and watermain improvements for the entire project length as
described in Alternative No. 1 and add the street and storm sewer from CSAH 82 south to
Howard Lake Road.
Pros:
• Would accommodate access to the Menden property from CSAH 82.
• Facilitates the development of the City's annexation area.
• In the future as development occurs on the Menden property,a developer could complete
the street and storm sewer improvements at that time and at their expense.
• Eliminates the need to maintain the gravel portion of Howard Lake Road west of
Stemmer Ridge Road.
Cons:
• Project cost of$2,928,000.
• Completion of Stemmer Ridge Road is dependent on Menden development.
Alternative No. 3
If providing sanitary sewer and watermain service to the annexation area is a priority, an
alternative would be to construct only the sanitary sewer and watermain along the entire project
length initially and complete the street and storm sewer at a later date. The street and storm
sewer could be completed in the future as a City project or potentially as a private development.
Pros:
• Minimizes project costs and allows the property to continue to be used for agricultural
purposes.
• Facilitates the development of the City's annexation area.
• In the future as development occurs on the Menden property, a developer could complete
the street and storm sewer improvements at that time and at their expense.
• Provides for the maximum amount of flexibility with how the project area might develop
in the future..
Cons:
• Development of the Menden property would be restricted to access from the south until
the SMSC decides to develop their property.
• Completion of Stemmer Ridge Road is dependent on Menden and SMSC development.
4.7 Environmental Assessment Worksheet
An Environment Assessment Worksheet(EAW) is required for this project due to the connection
of the trunk sanitary sewer. The completion of the sanitary sewer between CSAH 82 and the
current terminus of Stemmer Ridge Road will facilitate the potential service of the City's
proposed 3,200 acre annexation area with municipal services. Facilitating the development of
this much area triggers the need for an EAW. The City Council approved the preparation of the
EAW at the January 27, 2014 City Council meeting. Preparation of the EAW will be completed
in 2014.
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 9
5. FINANCING
5.1 Opinion of Cost
A detailed Engineer's Opinion of Probable Cost for the proposed improvements can be found in
Appendix C of this report. These opinions of probable cost incorporate 2014 construction costs
and include a 10%construction contingency and 25%project support costs. The project support
costs include legal, engineering, administrative, and financing items. A summary of the project
costs is shown below:
SUMMARY OF COSTS
Alternate No. 1 Alternate No. 2 Alternate No. 3
Street Improvements $1,736,000 $950,000 $155,000
Sanitary Improvements $331,000 $331,000 $331,000
Watermain Improvements $579,000 $579,000 $579,000
Storm Sewer Improvements $242,000 $117,000 $0
Subtotal $2,888,000 $1,977,000 $1,065,000
Contingency(10%) $289,000 $197,500 $106,000
Total Construction Cost $3,177,000 $2,174,500 $1,171,000
Project Support Costs (25%) $794,000 $543,500 $293,000
Right-of-Way Acquisition $210,000 $210,000 $210,000
Total Project Cost $4,181,000 $2,928,000 $1,674,000
5.2 Funding
The proposed funding for the project will include G.O. Improvement Bonds and City Trunk
Funds. The G.O. Improvement Bonds will cover the costs associated with constructing a
standard utility and street project. Payment of the bonds will come from assessments to be
levied against the benefiting properties in the project area. City Trunk Funds will be used to
cover the over sizing costs for the sanitary sewer, watermain, and street.
A number of assessment methodologies for this project were reviewed by the City's Assessment
Committee on April 9,2014 and April 15,2014. The recommended method for levying
assessments for this project is using a combination of area and per lot assessments. Utilizing the
proposed development concept plan shown in Figure 7 Appendix B,there are a total of 16 lots
that will have direct frontage along the proposed Stemmer Ridge Road extension. These lots will
be immediately buildable and therefore receive a higher benefit than the rest of the surrounding
property. These lots will be assessed on a per unit basis. The remaining property located south
of CSAH 82, north of the current Stemmer Ridge Road,west of the Three Rivers Park property,
and east of Howard Lake will be assessed on a net acreage basis. These properties receive a
benefit of having access to the collector roadway and trunk utilities which makes their properties
developable. Wetlands will be deducted from the gross acreage.
The calculation of the assessment rates for each alternative is as follows:
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 10
Alternative No. 1
The total number of units= 16
The total assessable area= 139.787 acres (excludes area for unit assessment)
It is estimated that the per unit benefit for utilities and streets is as follows:
Street $18,000
Water Service $ 6,000
Sanitary Sewer Service $ 6,000
Total $30,000
The area assessment rates were calculated as follows:
Total Street Cost $2,720,000
Oversizing ($277,460)
Unit Cost ($360,000) 20 units x $18,000
Balance $2,082,540
Street Area Assessment Rate=$2,082,540± 139.787 acres = $14,898 per acre
Total Watermain Cost $796,000
Oversizing ($263,120)
Unit Cost ($120,000) 20 units x $6,000
Balance $412,880
Watermain Area Assessment Rate=$412,880 - 139.787 acres = $2,954 per acre
Total Sewer Cost $665,000
Oversizing ($216,233)
Unit Cost ($120,000) 20 units x $6,000
Balance $328,767
Sewer Area Assessment Rate= $328,767_ 139.787 acres = $2,352 per acre
Alternative No. 2
The total number of units=4 (streets) and 20 (water& sewer)
The total street assessable area= 59.01 acres (full street for SMSC property)
The total street assessable area= 85.597 acres (misc. street for Menden)
The total sewer and water assessable area= 139.787 (excludes area for unit assessment)
It is estimated that the per unit benefit for utilities and streets is as follows:
Street $18,000
Sanitary Sewer Service $ 6,000
Water Service $ 6,000
Total $30,000
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 11
The area assessment rates were calculated as follows:
Total Street Cost $1,467,000
Misc. street costs ($ 127,600)
Oversizing ($105,500)
Unit Cost ($ 72,000) 4 units x $18,000
Balance $1,161,900
Street Area Assessment Rate=$1,161,900 ±59.01 acres =$19,690 per acre(SMSC/Micko)
Street Area Assessment Rate=$127,600 -85.597 acres=$1,491 per acre (Menden)
Total Watermain Cost $796,000
Oversizing ($263,120)
Unit Cost ($120,000) 20 units x $6,000
Balance $412,880
Watermain Area Assessment Rate=$412,880 _ 139.787 acres =$2,954 per acre
Total Sewer Cost $665,000
Oversizing ($216,233)
Unit Cost ($120,000) 20 units x $6,000
Balance $328,767
Sewer Area Assessment Rate=$328,767- 139.787 acres= $2,352 per acre
Alternative No. 3
The total number of units=20
The total street assessable area= 147.19 (no units deducted)
The total sewer and water assessable area= 139.787 (excludes area for unit assessment)
It is estimated that the per unit benefit for utilities and streets is as follows:
Sanitary Sewer Service $ 6,000
Water Service $ 6,000
Total $12,000
The area assessment rates were calculated as follows:
Total Street Cost $213,000
Oversizing ($000,000)
Balance $213,000
Street Area Assessment Rate= $213,000_ 147.19 acres= $1,447 per acre
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
Page 12
WSB Project No.1964-14
Total Watermain Cost $796,000
Oversizing ($263,120)
Unit Cost ($120,000) 20 units x $6,000
Balance $412,880
Watermain Area Assessment Rate=$412,880= 139.787 acres=$2,954 per acre
Total Sewer Cost $665,000
Oversizing ($216,233)
Unit Cost ($120,000) 20 units x $6,000
Balance $328,767
Sewer Area Assessment Rate=$328,767± 139.787 acres=$2,352 per acre
Ultimately,the levied assessments cannot be greater than the value increase presented by the
improvements. The preliminary assessment roll for each of the three project alternatives is
included in Appendix C. Consistent with the City's Special Assessment Policy,the assessments
for the utilities are proposed to be levied over a 20-year period and the assessments for the streets
are proposed to be levied over a 10-year period, at an interest rate that is 2%over the rate at
which the City sells G.O. Bonds. It should be noted that the property owned by the Menden's is
currently in Green Acres and any assessments to those parcels will be deferred accordingly.
Below is a table that breaks down the proposed funding sources for each alternative.
Alternative No. 1 Alternative No.2 Alternative No.3
Assessments $3,424,187 $2,343,147 $1,197,647
Trunk Sewer Fund $216,233 $216,233 $216,233
Trunk Water Fund $263,120 $263,120 $263,120
Trunk Storm Fund $0 $0 $0
Street Oversize Fund $277,460 $105,500 $0
Total $4,181,000 $2,928,000 $1,674,000
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN Page 13
WSB Project No.1964-14
6. PROJECT SCHEDULE
In consideration of the effort required to complete the project as presented,the following
preliminary schedule is proposed. This schedule may be revised as the project progresses:
EAW Initiated March 24,2014
Receive Feasibility Report June 9, 2014
Right-of-Way/Easement Acquisition June-December 2014
EAW Complete June 2014
Publish Notice of Public Hearing August 23 &August 30, 2014
Mail Notice of Public Hearing August 25, 2014
Hold Public Hearing/Order the Improvements September 8,2014
Preparation of Plans and Specifications October—December 2014
Approve Plans and Specifications/Authorize Bids January 12, 2015
Receive Bids February 3, 2015
Mail Notice of Assessment Hearing February 18, 2015
Publish Notice of Assessment Hearing February 21,2015
Assessment Hearing March 9, 2015
Award Contract(Within one year of Ordering Improvements) April 13,2015
Begin Construction May 2015
Street and Utility Construction Substantially Complete September 2015
Construction Complete June 2016
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 14
7. CONCLUSIONS AND RECOMMENDATIONS
Based on the preceding discussions,we offer the following conclusions:
1. It is necessary to construct the sanitary sewer and watermain to facilitate development
within the City's annexation area.
2. Each of the three project alternatives are feasible to construct and cost effective through
resident assessments and City trunk funds from an engineering standpoint.
3. The City will need to decide which alternative to proceed with and order the public
hearing by the end of July to ensure construction in 2015.
Based on the preceding discussion,we offer the following recommendations:
1. It is the recommendation of WSB &Associates and City staff to construct
improvements as proposed herein.
2. The City Council accepts this feasibility report and call for the public hearing. This is
necessary to order the improvements consistent with Minnesota State Statute No.429
governing public improvements.
3. The project should be partially funded by assessments to the benefiting property
owners.
Feasibility Report
Stemmer Ridge Road Street&Utility Improvement Project
City of Prior Lake,MN
WSB Project No.1964-14 Page 15