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Costs were allocated to the appropriate parcel based on future land use projections contained in the City of Lino Lakes 2008 Comprehensive Plan. Land use types and sizes were estimated using the I -35E Corridor AUAR for the respective area. The land uses identified were generalized into four categories: Commercial, Industrial, Mixed -Use and Institutional. Existing uses were taken into account that fall within the affected area. A cost per square foot value was determined for each respective land use type based on the impact these potential land uses have or will have on the adjacent roadway network, resulting in the need for the proposed interchange improvement. A real estate appraisal firm was engaged to confirm the assessment methodology and to review the proposed special assessment amounts for the properties based on their potential for market value increases resulting from the project. Lake State Realty Services, Inc. reviewed the property assessment values and confirmed their validity. Furthermore, the parcels were prorated based on their potential to develop due to City utility staging plans. The City of Lino Lakes has identified when City services will be eligible for extension into areas for future development (see Figure 6 - Utility Staging Map). This will impact the ability of these areas to develop, and as such may impact value. Therefore, parcels located closer to the proposed improvement and provided with utility service sooner will have more value and pay a higher portion of assessment. VIII. Project Funding Sources The total cost of the project is estimated to be $23,025,000. Funding sources for this project include the following: • Surface Transportation Program (STP): $5,775,000 • Federal High Priority Project funds (HPP): $980,000 • American Recovery and Reinvestment Act funds (ARRA): $4,800,000 • Mn /DOT (In- Construction Services): $1,200,000 • Local (Anoka County /City of Lino Lakes): $10,270,000 o The City of Lino Lakes is proposing to assess $5,506,415 of their contribution to property owners in the immediate vicinity A detailed preliminary construction cost estimate is included in Appendix A of this report. CSAH 14 & I -35E Interchange Project Feasibility Study July 2009 Page 14