HomeMy WebLinkAbout07-16-13 CCMPFeasibility Report
for
Section 34 Water and Sewer
Utility Extension Improvements
City of Lake Elmo, Minnesota
July 2013
Project Number N15.106424
July 12, 2013
Honorable Mayor and City Council
City of Lake Elmo
3800 Laverne Avenue North
Lake Elmo, MN 55042
RE:Section 34 Water and Sewer Utility Extension Improvements
BMI Project No. N15.106424
Honorable Mayor and City Council Members,
Enclosed for your review is the Feasibility Report on the proposed Section 34 Water and Sewer Utility Extension
Improvements project. The project scope includes extension of sanitary sewer and water main along Hudson
Boulevard from the Eagle Point Business Park to Keats Avenue, and on Keats Avenue from Hudson Boulevard to
Goose Lake. These improvements are intended to serve an immediate development request by Lennar Corporation
as well as to provide for the development of the remaining properties in Section 34.
This Report describes the existing infrastructure as well as the improvements recommended within the project area.
Detailed cost estimates for the proposed improvements have been prepared, along with a method of cost allocation
to those properties receiving benefit from the improvements. This information is presented in the Report.
We would be happy to discuss this report at your convenience. Please contact me at 651-968-7384 if you have any
questions.
Sincerely,
BOLTON & MENK, INC.
Joseph R. Rhein, P.E.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota Table of Contents
Section 34 Water and Sewer Utility Extension Improvements Page i
FEASIBILITY REPORT
TABLE OF CONTENTS
Table of Contents ..................................................................................................................................... i
Certification ............................................................................................................................................ ii
Introduction ............................................................................................................................................. 1
Project Area ...................................................................................................................................... 1
Existing Conditions ................................................................................................................................. 2
Sanitary Sewer .................................................................................................................................. 2
Water Main ....................................................................................................................................... 2
Services ............................................................................................................................................ 2
Streets ............................................................................................................................................... 2
Drainage ........................................................................................................................................... 3
Private Utilities ................................................................................................................................. 3
Proposed Improvements .......................................................................................................................... 4
Sanitary Sewer .................................................................................................................................. 4
Lift Station ........................................................................................................................................ 6
Water Main ....................................................................................................................................... 6
Services ............................................................................................................................................ 6
Streets ............................................................................................................................................... 7
Geotechnical Evaluation .......................................................................................................................... 7
Permits .................................................................................................................................................... 7
Easements ............................................................................................................................................... 7
Estimated Costs ....................................................................................................................................... 8
Cost Allocation ....................................................................................................................................... 9
REC Allocation Adjustment .............................................................................................................. 9
Water Utility Cost Allocation ............................................................................................................ 9
Sewer Utility Cost Allocation .......................................................................................................... 10
Financing .............................................................................................................................................. 11
Public Hearing....................................................................................................................................... 11
Project Schedule .................................................................................................................................... 12
Conclusion And Recommendations ....................................................................................................... 12
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota Certification
Section 34 Water and Sewer Utility Extension Improvements Page ii
APPENDICES
Appendix A - Figures
Figure 1 – Location Plan
Figure 2 – Site Plan
Figure 3 – Land Use and REC Units
Appendix B – Cost Estimate
Appendix C – Assessment Calculations
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.
By:
_______________________________________
Joseph R. Rhein, P.E.
License No. 23781
Bolton & Menk, Inc.
Date: July 12, 2013
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 1
INTRODUCTION
Proposed development within Section 34 of Lake Elmo has prompted the need to investigate extension
of water main and sanitary sewer to serve the undeveloped properties within the Section. In response
to the need, on March 19, 2013 the City Council authorized the preparation of this Report to determine
the feasibility of the proposed utility improvements. This Report will include a discussion of the
improvements required to serve the project area, estimated costs of those improvements, and a
method of cost allocation to determine project feasibility.
PROJECT AREA
The project area is generally described as being east of the Eagle Point Business Park, north of Hudson
Boulevard, west of Keats Avenue (Washington County State Aid Highway (CSAH) 19), and south of Goose
Lake and the Stonegate development. A location plan of the project area is shown on Figure 1 in
Appendix A of this Report.
The parcels included in the project area are shown on Figure 2 in Appendix A. Figure 2 shows a number
in a circle on each parcel. Those numbers have been created for this Report simply for ease of
reference, and are not related in any way to the actual Property Identification Numbers (PIDs) for these
parcels as listed through Washington County. The following table lists the reference number shown in
Figure 2, as well as the actual PID and the owner for each parcel:
Reference # PIN OWNER
1 34-029-21-33-0002 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY
1a 34-029-21-33-0001 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY
1b 34-029-21-32-0001 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY
2 34-029-21-33-0005 STAR RIVER HOLDINGS LLC
3 34-029-21-33-0004 LAMPERT YARDS INC
4 34-029-21-34-0004 GATSBY INV I LLC
5 34-029-21-34-0003 DALE PROPERTIES LLC
6 34-029-21-34-0001 DALE PROPERTIES LLC
7 34-029-21-31-0001 DALE PROPERTIES LLC
8 34-029-21-42-0001 DALE PROPERTIES LLC
9 34-029-21-44-0004 EBERTZ WALTER J
10 34-029-21-44-0006 EBERTZ WALTER J
11 34-029-21-44-0007 CM PROPERTIES 94 LMTD PARTNERSHIP
12 34-029-21-44-0009 MFC PROPERTIES 94 LMTD PARTNERSHIP
13 34-029-21-41-0004 FRANDSEN BANK & TRUST
14 34-029-21-13-0001 HAMMES WILLIAM E ETAL
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 2
EXISTING CONDITIONS
SANITARY SEWER
In 1996, sanitary sewer was extended from Oakdale across Inwood Ave (Washington CSAH 13), and then
easterly along Hudson Boulevard. A lift station was constructed at the low point in Hudson Boulevard to
the east of Eagle Point Boulevard. From the lift station, a gravity 10-inch diameter sanitary sewer pipe
was extended approximately 1,400-feet to the east, reaching the west edge of Section 34. An 8-inch
diameter pipe is currently stubbed to the east out of the last manhole. Sewer flows in this pipe drain to
the lift station and are then pumped west across Inwood Avenue, discharging into the gravity sewer
system in Oakdale.
According to the 2030 Sanitary Sewer Comprehensive plan developed in 2005, the southwest quarter of
Section 34 was planned to receive sanitary sewer service through the existing pipe and lift station
extending along Hudson Boulevard from Inwood Avenue. The southeast quarter of Section 34 as well as
the undeveloped area in the northeast quarter was planned for development in a later phase
(approximately 2020) and was to be served by gravity sewer flowing east across Keats Avenue and Lake
Elmo Avenue (County Road 17B) to the Cottage Grove Interceptor provided by the Metropolitan Council
Environmental Services (MCES).
WATER MAIN
Along with the sanitary sewer extension in 1996, a 12-inch diameter ductile iron pipe (DIP) trunk water
main was extended from Oakdale across Inwood Ave (CSAH 13), and then easterly along Hudson
Boulevard. The pipe runs parallel to the sanitary sewer and terminates at approximately the same point,
near the west edge of Section 34 in front of what is now Park Dental.
SERVICES
No municipal water or sewer services exist to the project areas within Section 34. There is some amount
of existing development on a few of the parcels in this area, but they are currently served by individual
well and septic systems.
STREETS
There are two public roads bordering the project area – Hudson Boulevard along the south, and Keats
Avenue (CSAH 19) along the east. Hudson Boulevard is under the jurisdiction of the City and exists as a
rural 2-lane roadway with paved shoulders. The lanes are striped at 12-feet wide and the shoulders are
6.5-feet wide. Driveway entrances exist to properties on the north side of the road. Hudson Boulevard is
bounded by Interstate-94 for a majority of its length and therefore has no properties fronting its south
side. However as Hudson Boulevard approaches Keats Avenue it curves to the north, allowing two
small properties to front the south side of Hudson Boulevard immediately west of Keats Avenue.
Keats Avenue is under the jurisdiction of Washington County, and is designated as CSAH No. 19. Keats
Avenue is also a rural section roadway, although unlike Hudson Boulevard it is divided by a grassy
median and includes two lanes for each direction of through traffic as well as dedicated turn lanes at
intersections.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 3
DRAINAGE
An existing high point near the center of Section 34 divides surface runoff in the project area into three
primary directions. The southwest portion of the project area generally drains south towards Hudson
Boulevard. Runoff is conveyed by existing culverts to the south beneath Hudson Road and Interstate-94.
The southeast portion of the project area generally drains east towards Kramer Lake, with runoff being
conveyed beneath Keats Avenue (CSAH 19) by an existing culvert. The northeast portion of the project
area generally drains north to Goose Lake.
Due to their rural design, drainage along both Hudson Boulevard and Keats Avenue is conveyed in
ditches paralleling the roadway. Culverts exist beneath driveway connections to the road to maintain
drainage flow within the ditches.
PRIVATE UTILITIES
A summary of existing private utilities in and around the project area is as follows:
x An existing natural gas transmission pipeline runs north-south across the western portion of
Section 34, extending across Hudson Boulevard. The pipeline is located within a 50-foot wide
permanent easement.
x A major overhead power transmission line runs in an east-west direction along the center of
Section 34 and crosses Keats Avenue.
x A more ‘standard’ overhead power line exists along the north side of Hudson Boulevard
adjacent to the existing ditch line. This overhead line extends from the west end of the project
to approximately 1500 feet west of Keats Avenue. Another line exists along the west side of
Keats Avenue for approximately 1,000 feet north from Hudson Boulevard.
x Two existing underground gas mains run in an east-west direction along the north side of
Hudson Boulevard.
x An existing communication line runs in an east-west direction along the north side of Hudson
Boulevard.
x No buried utilities appear to be present along the west side of Keats Avenue.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 4
PROPOSED IMPROVEMENTS
SANITARY SEWER
Properties in the eastern portion of Section 34 have indicated a desire to develop sooner than the
timeline shown in the 2030 Sanitary Sewer Comprehensive Plan. The proposed gravity sewer flowing
east to the Cottage Grove Interceptor will not be installed to accommodate the proposed development
schedules of these properties. Therefore, it is proposed to revise the sewer plan to allow the area up to
the west edge of Keats Avenue to flow west to the existing sanitary sewer along Hudson Boulevard.
In order to provide sanitary sewer service to the undeveloped area (project area) within Section 34, the
following improvements are proposed. The existing gravity sanitary sewer line currently terminating at
the west edge of Section 34 will be extended east along Hudson Boulevard for approximately ½ mile.
This extension will provide direct gravity sewer service to more than half the undeveloped area in
Section 34. As noted previously, the southeast and northeast portions of the project area generally
drain east and north. Therefore, the elevation of the gravity sanitary sewer to be extended along
Hudson Boulevard is not sufficiently deep to provide service to those portions of the project area.
The lowest ground surface elevations are located in the northeast portion of the project area, near
Goose Lake. These surface elevations control the required elevation for the sanitary sewer. As a result,
a new sanitary sewer lift station is proposed to be installed near the northeast corner of the project
area, in this location of the critical ground elevations. The new sewer lift station will be installed at an
elevation such that it will be able to serve the balance of the project area not served by the gravity
sewer main along Hudson Boulevard.
A new 8-inch diameter gravity sewer main will extend from the new lift station south along the west
side of Keats Avenue, towards Hudson Boulevard. A portion of the sewer alignment is proposed to be
routed along street alignments shown on the preliminary plat for the Savona development submitted by
the Lennar Corporation. Once the gravity sewer main reaches Hudson Boulevard, it will extend west
along the north side of Hudson Boulevard a distance of approximately 650 feet from Keats Avenue, to
reach parcels in that area. A sewer stub will also be extended across Hudson Boulevard to serve the
properties on the south side of the road.
Sewer flows collected in the new gravity sewer line along Keats Avenue will drain to the new lift station
near the northeast corner of the project area. The sewage will be pumped from the lift station back to
the gravity sewer line along Hudson Boulevard. In order to accommodate this, an 8-inch diameter force
main will be extended from the new lift station down the west side of Keats Avenue to Hudson
Boulevard, then west along Hudson Boulevard approximately ½ mile, discharging into the terminus of
the extended gravity sewer main on Hudson Boulevard.
The preliminary layout of the sanitary sewer improvements described here are shown on Figure 2
included in Appendix A of this Report. Figure 2 also indicates the portion of the project area that will
receive direct gravity service from the sewer main along Hudson Boulevard, and the portion of the
project area where sewer service will be provided by the gravity system connected to the new lift
station.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 5
The Land Use Plan for the project area, along with the corresponding anticipated number of Residential
Equivalent (REC) Units is shown on Figure 3 in Appendix A. This information was updated by the City in
March 2013.
In order to provide gravity service to the western portion of the project area, as well as to receive the
pumped sewer flows from the southeast and northeast portions of the project area, at the anticipated
REC Unit counts, the proposed sanitary sewer main along Hudson Boulevard will need to be 12-inch
diameter. This 12-inch pipe will connect to the 10-inch diameter pipe that currently exists along Hudson
Boulevard west of Section 34.
The existing 10-inch diameter gravity sanitary sewer main and existing lift station along Hudson
Boulevard, as well as the connection to the gravity system in Oakdale, do not have sufficient capacity to
accommodate sewer flows developed by the anticipated REC Units within the project area. Ultimately,
as the project area in Section 34 develops, the existing lift station along Hudson Boulevard will need to
be replaced with a larger capacity station. Discharge from the larger capacity station would then be
directed south to the WONE Interceptor sewer in Woodbury, rather than to the system in Oakdale. The
WONE Interceptor is owned and operated by the MCES and has sufficient capacity to accept flow from
the entire project area in Section 34.
The existing 10-inch pipe along Hudson Boulevard is anticipated to reach capacity limitations when
development of the project area in Section 34 nears approximately 82% of the projected REC Units. In
order to accommodate full anticipated development of the project area, the capacity of the segment of
10-inch sanitary sewer would need to be increased. This could be accomplished through replacement of
the 10-inch pipe with a larger capacity sewer, installation of a parallel sewer main, or other means.
Replacement of the existing lift station and increasing the capacity of the existing 10-inch diameter
sewer are not part of this proposed project and are beyond the scope of this Report. As such, they have
not been investigated further than the discussion provided here. This information is presented as a
reference and as a tool for future planning by the City. As development occurs in the Section 34 project
area, the City should monitor the actual development REC Unit count compared to the projected REC
Units to determine when the existing 10-inch pipe will reach capacity.
The gravity sanitary sewer mains to be installed on this project are proposed to be polyvinyl chloride
(PVC) pipe. Precast concrete manholes would be provided at appropriate locations along the new sewer
to allow for grade and / or alignment changes as well as access. The force main extending from the new
lift station is proposed to be ductile iron pipe (DIP). Air release valves contained in precast concrete
access structures would be provided at appropriate locations along the force main.
The new gravity sanitary sewer and force main installed along Hudson Boulevard is proposed to be
located within the existing public right-of-way of Hudson Boulevard. The new gravity sanitary sewer and
force main installed along Keats Avenue is proposed to be located just outside the existing public right-
of-way of Keats Avenue.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 6
LIFT STATION
As mentioned previously, the proposed new lift station will serve the portion of the project area
indicated on Figure 2. Design sewer flows to the new lift station have been calculated based on the
proposed service area and the corresponding anticipated REC Unit counts.
The lift station is proposed to be a duplex submersible type of station similar to the existing lift station
on Hudson Boulevard. The wet well of the station is proposed to be an 8-foot diameter precast concrete
structure, approximately 25-feet deep. The wet well would contain two submersible pumps, each with a
25 horsepower (hp) motor. The pumps would run in an alternating cycle. A second underground
structure would also be installed as part of the lift station. This structure is referred to as the valve vault
and would provide access to valves on the new force main. The valve vault is proposed to be a 6-foot
diameter precast concrete structure, approximately 10-feet deep.
A three-phase electrical service is needed to power the new lift station. Electric utility does not exist
adjacent to the lift station site. The closest electric utility is a single-phase, located on Keats Avenue just
south of 10th Street, approximately 1,000 feet north of the lift station site. The most cost effective
method of providing electric service to the lift station would be to run a new single-phase line down
Keats Avenue to the site, then convert it to three-phase through use of a variable frequency drive (VFD).
In order to maintain sewer service in the event of a power outage, a permanently mounted backup
natural gas generator is proposed to be installed at the lift station site. The generator would be 50
kilowatts (kW) in size and would maintain normal operation of the lift station during an electric outage
or other emergency situation. Since the generator would run on natural gas, a new natural gas service
would also be run to the lift station site.
WATER MAIN
A 12-inch diameter water main exists on Hudson Boulevard at the west end of the project. As part of the
project, the 12-inch water main will be extended east along Hudson Boulevard to Keats Avenue, then
north along Keats Avenue to the north edge of the proposed Savona development, where it could be
connected to by the furthest undeveloped property in the project area (Hammes). The water main will
be equipped with the necessary valves and hydrants for operation and maintenance.
The 12-inch diameter main will be sufficient to provide service to all undeveloped properties within the
project area. However, future extension and looping of the water main is recommended as properties
within the project area develop to provide improved system reliability and quality.
SERVICES
Individual sewer and water services are not planned to be installed as part of this project. As
development occurs, connections can be made to the sewer and water systems in the locations most
appropriate for the development layout.
For the portion of the gravity sanitary sewer running through the Savona development, since a
preliminary plat for those lots has been submitted, service wyes and risers would be extended from the
main at locations indicated by the developer. This will assist the developer with installation of the
individual sewer services to those lots at a later date when the development proceeds, and will prevent
the need to make multiple cut-ins to the existing sewer main at that time.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 7
STREETS
A preliminary analysis of the sanitary sewer and water main trench dimensions along Hudson Boulevard
was performed. As a result, the existing bituminous shoulder will need to be removed to allow the
installation of the utilities, and would be replaced as part of the project. Existing driveways and culverts
disturbed by the utility installations will be replaced with in-kind materials. No additional storm sewer or
street work is proposed with this project.
GEOTECHNICAL EVALUATION
Investigation of the soils along the proposed utility installation routes is underway, however results are
not available for inclusion in this Report. Soil borings are being taken at various locations along the
proposed alignments of the sewer and water mains, as well as at the lift station site. Findings of the soil
investigation will be incorporated into the final design of the project.
PERMITS
In order to construct the proposed improvements described in this Report, it will be necessary to obtain
the following permits prior to the start of construction:
x Minnesota Department of Health (MDH) for water main extension.
x Minnesota Pollution Control Agency (MPCA) for sanitary sewer extension.
x Minnesota Pollution Control Agency (MPCA), NPDES Phase II General Storm Water Permit for
Construction Activities since this project would disturbs more than one acre of land.
x Washington County for construction activity within their right-of-way. Although the utilities
along Keats Avenue will be installed outside the County right-of-way, activities for the
construction (trenching, restoration, etc.) will extend into their right-of-way.
x South Washington Watershed District for construction activity. The western portion of the
project area lies within the boundary of the South Washington Watershed District.
x Valley Branch Watershed District for construction activity. The eastern portion of the project
area lies within the boundary of the Valley Branch Watershed District.
x BP Pipelines for work within their easement and crossing of their natural gas pipeline.
x Xcel Energy for work within their easement and crossing of their electric transmission lines.
EASEMENTS
Permanent utility easements will be needed from the properties abutting Keats Avenue, since the sewer
and water mains along Keats Avenue are proposed to be installed outside the right-of-way.
Although the sewer and water mains along Hudson Boulevard will be located within the right-of-way,
due to the depth of the sanitary sewer it is recommended permanent easements be obtained from
those properties abutting the sewer, to allow future access to the utility as needed by the City.
Temporary construction easements will need to be obtained from each parcel abutting the utility
installations, to allow for activities such as staging, trenching, and restoration.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 8
Exact sizes and configurations of the easements necessary for the project will be determined during final
design. Appropriate documentation for each easement will be prepared, including sketches and legal
descriptions. It will be necessary to obtain all easements prior to the start of construction. It is
anticipated all easements will be provided to the City for no direct compensation to the property owner.
Therefore, no costs for permanent or temporary easements have been included in this report.
Furthermore, it is recommended the City Council require the easements needed for the project be
obtained at no cost to the City as a condition of adopting this Report.
ESTIMATED COSTS
Detailed cost estimates for the project have been prepared and are included in Appendix B. All costs are
based on anticipated unit prices for the 2013 construction season. All costs include a 10 percent
contingency and a 25 percent allowance for indirect costs associated with the project (engineering,
administrative, financing, and legal). No costs are included for capitalized interest during the
construction period or before assessments are collected.
Costs for the improvements have been broken down between sanitary sewer and water main. Within
the sanitary sewer, costs have further been broken down into four components as described:
x Gravity sanitary sewer along Hudson Boulevard.
x Lift station system, including the station, gravity sanitary sewer draining to the station, and force
main from the station to the connection point at the gravity sewer along Hudson Boulevard.
x Service to the CM Properties, which consists of the sewer crossing of Hudson Blvd to reach
reference property #11 (PID 34-029-21-44-0007; CM Properties 94 Lmtd Partnership).
x Lennar Area Services, which consists of the sewer wyes and risers for preliminary platted lots
within the Savona development.
Following is an overall summary of the estimated costs:
Estimated Project Costs
Item Cost
Water Main $671,726
Sanitary Sewer
Gravity Sewer –Hudson Boulevard $490,644
Lift Station System $1,190,186
Service to CM Properties $20,939
Lennar Area Services $4,455
Total –Sanitary Sewer $1,706,224
Total Estimated Project Costs $2,377,950
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 9
COST ALLOCATION
The Total Estimated Project Costs are proposed to be assessed to all benefiting properties. Project costs
for the improvements were apportioned based on the Residential Equivalent (REC) Units method. REC
Units were determined by the City in March 2013 for the area of the City south of 10th Street, based on
the Land Use Plan and the anticipated development density. The Land Use Plan and corresponding REC
Units for this area are shown on Figure 3 in Appendix A.
The total number of REC Units within the project area is 1092.
REC ALLOCATION ADJUSTMENT
One adjustment was made to the REC Unit allocation method. In looking at the properties within the
project area as shown on Figure 2, it is seen that the existing sewer and water utility along Hudson Blvd
currently terminates near the southwest corner of property #1. Properties #1 and #1a have the same
owner. Therefore, in theory the owner of properties #1 and #1a could extend sewer and water across
their frontage to obtain service, without the need for the larger project being undertaken here.
Accordingly, the costs allocated to properties #1 and #1a for this large project should be capped at the
estimated amount of the ‘theoretical’ project to extend the utilities just across their frontage, since that
is the maximum amount of benefit they can receive from any additional extension of the water and
sewer utilities.
The difference between the actual calculated allocation amount to properties #1 and #1a and the
capped amount to allocate to them must be redistributed over other properties within the project area.
It is recommended to redistribute this incremental difference over those properties within the project
area that have the greatest development potential and correspondingly the greatest potential benefit
from the extension of sewer and water utilities across the larger project area. Those properties would
be #5 through #14.
Properties #2, #3, and #4 are in a similar situation to properties #1 and #1a. That is, in theory those
properties could just extend sewer and water across their frontage, without the need or benefit of the
larger project being proposed. When this exercise was performed for properties #2, #3, and #4 though,
it was found the estimated costs from the ‘theoretical’ project were very close to the actual allocations
calculated for the larger project. As a result, it is deemed that an adjustment or capping of the
allocations to properties #2, #3, and #4 is not warranted.
WATER UTILITY COST ALLOCATION
Water main assessments were determined by dividing the total water main costs by the number of REC
Units in the project area to establish the cost per REC Unit. Properties were then assigned an
assessment based upon the number of REC’s contained in their parcel, plus any REC Allocation
Adjustment needed as described above. The following table shows the project cost for the water main,
the number of REC’s, and the resulting cost per REC Unit. The adjustment of the capping of the cost to
properties #1 and #1a is also illustrated in the table. The detailed worksheet showing the assessment
calculations by parcel is included in Appendix C of this Report.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 10
Assessment Rates – Water Main
Item Project Cost REC Cost per REC Unit
Water Main $671,726 1092*$615.13
Capped rate for properties #1 and #1a 156 $419.28
Reduction to properties #1 and #1a
($615.13 - $419.28) * 156 REC Units ($30,553)
Adjustment for Capped rate to #1 and #1a $30,553 859**$35.57
Total $671,726
* Includes properties #1 and #1a
** Costs assigned to properties #5 through #14
SEWER UTILITY COST ALLOCATION
Sanitary sewer assessments were determined by dividing the cost for each component of the sanitary
sewer improvements by the number of REC Units associated with that component. Properties were
then assigned an assessment based upon the number of REC’s contained in their parcel and the
components of the sewer improvements that applied to that parcel.
The allocation of cost for each component of the sanitary sewer improvements is described as:
x Gravity Sewer – Hudson Boulevard: Since this sewer will ultimately receive all flow from all
properties within the project area, this cost was divided over all REC Units in the entire project
area. The allocation adjustment for properties #1 and #1a were also applied to this component.
x Lift Station System: These costs were divided over the REC Units included within the lift station
service area as shown on Figure 2.
x Service to CM Properties: Since this portion of the improvement will serve only property #11,
the costs were divided only by the REC Units included in that property.
x Lennar Area Services: Since this portion of the improvement affects only property #13, the costs
were divided only by the REC Units included in that property.
The following table shows the project cost for each component of the sanitary sewer, the number of
REC’s assigned to that cost, and the cost per REC Unit. The adjustment of the capping of the cost to
properties #1 and #1a is also illustrated in the table. The detailed worksheet showing the assessment
calculations by parcel is included in Appendix C of this Report.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 11
Assessment Rates – Sanitary Sewer
Item Project Cost REC Cost per REC Unit
Gravity Sewer – Hudson Boulevard $490,644 1092*$449.31
Capped rate for properties #1 and #1a 156 $411.84
Reduction to properties #1 and #1a
($449.31 - $411.84) * 156 REC Units ($5,845)
Adjustment for Capped rate to #1 and #1a $5,845 859**$6.80
Lift Station System $1,190,186 490 $2,428.95
Service to CM Properties (#11)$20,939 23 $910.37
Lennar Area Services (#13)$4,455 146 $30.51
Total $1,706,224
* Includes properties #1 and #1a
** Costs assigned to properties #5 through #14
FINANCING
The entire project costs are proposed to be financed by assessments levied against benefitting
properties based on the cost allocation described in this report. The proposed assessment roll for the
project is shown in Appendix C of this Report.
Since the assessments will be levied over a period of time, an interim funding source will be needed to
pay project costs as they are incurred. It is the understanding of this Report that the City intends to
bond for the project as the interim funding source, and will repay the bond using the assessments as
they are collected. Per the City’s adopted Special Assessment Policy, it is recommended the City levy
the assessments over a 15-year period and assign an interest rate of 1% to 2% over the average coupon
rate of the bond to the assessments. This will address the internal costs the City will incur associated
with the bonding and with documentation of the assessments.
PUBLIC HEARING
This project has been initiated by petition of the property owners. The petition was received by the City
Council and found adequate on March 19, 2013. As such, it is the intent that prior to proceeding with
these improvements, all properties benefitting from this project will sign an Agreement of Assessment
and Waiver of Irregularity and Appeal. Obtaining signed Agreements from all property owners will
waive the need for a Public Hearing on the proposed improvements. In the event that not all property
owners sign the Agreement, it is recommended the City Council order the Public Hearing and continue
the process until all property owners have signed the Agreement.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sewer Utility Extension Improvements Page 12
PROJECT SCHEDULE
Below is the proposed schedule for the project to be constructed in 2013:
භ March 19, 2013 Council accepts the Petition; authorizes Preparation of a Feasibility
report; and authorizes Preparation of the Plans and Specifications.
භ March 21, 2013 Project kickoff meeting.
භ July 16, 2013 Council Accepts Report; Adopts Project Assessment Policy;
Approves Plans and Specifications; and Authorizes Advertisement
for Contractor Bids.
භ August 20, 2013 Accept Contractor Bids.
භ August 30, 2013 Council receives signed Agreements of Assessment and Waiver of
Irregularity and Appeal from 100% of the properties; Agreement
Waives 429 Hearings; Council receives all permanent and
temporary construction easements from property owners.
භ September 3, 2013 Council Orders the Improvement and Awards the Contract.
භ September 16, 2013 Conduct Pre-Construction Meeting & Issue Notice to Proceed.
භ December 20, 2013 Contractor Work is Substantially Complete (estimated 14 weeks)
except Lift Station due to equipment delivery schedule.
භ January 24, 2014 Final Completion Date including Lift Station, all punch list items, and
Final Project Close-Out.
CONCLUSION AND RECOMMENDATIONS
To support development of properties within Section 34, sanitary sewer and water main extensions are
needed. This Report has identified the recommended utility improvements to provide sanitary sewer
and water service to the properties within the project area. It has also estimated the cost of the
recommended improvements and identified a method of cost allocation to finance the project.
This project as proposed is technically and financially feasible, is necessary, cost-effective, and will result
in a benefit to the properties to be assessed. It is recommended that the City Council accept this Report.
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sanitary Utility Extension Improvements
Appendix A
Figures
COMM:DATE:H:\LKELMN\N15106424\C3D\REPORT\106424-F001.DWG 7/8/2013
LOCATION PLAN
SECTION 34 WATER AND SEWER
UTILITY EXTENSION IMPROVEMENTS
N15.106424
1FIGURE:
FEET
30001500
SCALE
0
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sanitary Utility Extension Improvements
Appendix B
Cost Estimate
Cost Estimate
City of Lake Elmo
Section 34 Water and Sewer Utility Extension Improvements
N15.106424
7/12/2013
SANITARY SEWER (GRAVITY SEWER-HUDSON BOULEVARD)
Item Unit Unit Price Quantity Cost
MOBILIZATION LS 12,000.00$1 12,000$
TRAFFIC CONTROL LS 5,000.00$1 5,000$
CONCRETE JERSEY BARRIERS LF 20.00$900 18,000$
CLEAR AND GRUB TREES LS 3,500.00$1 3,500$
REMOVE BITUMINOUS SHOULDER SY 6.00$650 3,900$
REMOVE BITUMINOUS DRIVEWAY SY 5.00$800 4,000$
REMOVE CULVERT LF 15.00$300 4,500$
REMOVE SANITARY SEWER PIPE LF 10.00$13 130$
SALVAGE AND REINSTALL FENCE LF 20.00$370 7,400$
PATCH BITUMINOUS SHOULDER SY 30.00$650 19,500$
PATCH BITUMINOUS DRIVEWAY SY 25.00$800 20,000$
PATCH GRAVEL DRIVEWAY TN 15.00$60 900$
CULVERT LF 40.00$300 12,000$
CONNECT TO EXISTING SANITARY SEWER MH EA 1,000.00$1 1,000$
12" PVC SANITARY SEWER, 0' - 10' DEEP LF 30.00$458 13,740$
12" PVC SANITARY SEWER, 10' - 15' DEEP LF 35.00$1,123 39,305$
12" PVC SANITARY SEWER, 15' - 20' DEEP LF 40.00$153 6,120$
12" PVC SANITARY SEWER, 20' - 25' DEEP LF 55.00$174 9,570$
12" PVC SANITARY SEWER, 25' - 30' DEEP LF 75.00$151 11,325$
12" PVC SANITARY SEWER, 30' - 35' DEEP LF 100.00$505 50,500$
12" PVC SANITARY SEWER, 35' - 40' DEEP LF 120.00$35 4,200$
JACK 12" PVC SANITARY SEWER LF 250.00$80 20,000$
RESTRICTED TRENCH LF 20.00$900 18,000$
4' DIAMETER SANITARY SEWER MH EA 2,000.00$7 14,000$
4' DIAMETER OVERDEPTH LF 120.00$125 15,000$
SEED & BLANKET SY 2.00$15,000 30,000$
SEED & HYDROMULCH SY 1.00$10,300 10,300$
DITCH CHECK EA 200.00$15 3,000$
CULVERT INLET PROTECTION EA 200.00$8 1,600$
SILT FENCE LF 3.00$1,500 4,500$
4" SOLID WHITE STRIPE LF 0.50$900 450$
CONSTRUCTION COSTS 363,440$
+10% CONTIGENCY +36,344$
+25% INDIRECT COSTS +90,860$
TOTAL PROJECT COSTS - SANITARY SEWER (GRAVITY SEWER-HUDSON BOULEVARD)490,644$
SANITARY SEWER (LIFT STATION/FORCEMAIN SYSTEM)
Item Unit Unit Price Quantity Cost
MOBILIZATION LS 25,000.00$1 25,000$
TRAFFIC CONTROL LS 1,500.00$1 1,500$
CLEAR AND GRUB TREES LS 6,000.00$1 6,000$
TEMPORARY ROCK CONSTRUCTION ENTRANCE EA 2,000.00$2 4,000$
REMOVE BITUMINOUS DRIVEWAY SY 5.00$700 3,500$
REMOVE CONCRETE PAVEMENT SY 8.00$40 320$
REMOVE CONCRETE CURB AND GUTTER LF 5.00$30 150$
REMOVE CULVERT LF 15.00$450 6,750$
PATCH BITUMINOUS DRIVEWAY SY 25.00$250 6,250$
PATCH CONCRETE DRIVEWAY SY 40.00$40 1,600$
PATCH GRAVEL DRIVEWAY TN 15.00$550 8,250$
B618 CONCRETE CURB AND GUTTER LF 10.00$30 300$
CULVERT LF 40.00$450 18,000$
8" PVC SANITARY SEWER, 0' - 10' DEEP LF 28.00$788 22,064$
City of Lake Elmo
Section 34 Water and Sewer Utility Extension Improvements
8" PVC SANITARY SEWER, 10' - 15' DEEP LF 30.00$1,743 52,290$
8" PVC SANITARY SEWER, 15' - 20' DEEP LF 35.00$821 28,735$
8" PVC SANITARY SEWER, 20' - 25' DEEP LF 45.00$639 28,755$
10" PVC SANITARY SEWER, 15' - 20' DEEP LF 40.00$107 4,280$
10" PVC SANITARY SEWER, 20' - 25' DEEP LF 55.00$183 10,065$
10" PVC SANITARY SEWER, 25' - 30' DEEP LF 75.00$148 11,100$
10" PVC SANITARY SEWER, 30' - 35' DEEP LF 90.00$79 7,110$
8" DIP SANITARY SEWER, 10' - 15' DEEP LF 40.00$20 800$
8" DIP OUTSIDE DROP LF 250.00$15 3,750$
12" DIP SANITARY SEWER 15'-20' DEEP LF 40.00$40 1,600$
12" DIP OUTSIDE DROP LF 275.00$12 3,300$
4' DIAMETER SANITARY SEWER MH EA 2,000.00$26 52,000$
4' DIAMETER OVERDEPTH LF 120.00$155 18,600$
8" FORCEMAIN LF 25.00$5,922 148,050$
AIR RELEASE MH EA 4,500.00$2 9,000$
DIP FITTINGS LB 6.00$1,500 9,000$
LIFT STATION LS 280,000.00$1 280,000$
LIFT STATION SITE IMPROVEMENTS LS 5,000.00$1 5,000$
SEED & BLANKET SY 2.00$28,000 56,000$
SEED & HYDROMULCH SY 1.00$25,300 25,300$
DITCH CHECK EA 200.00$30 6,000$
CULVERT INLET PROTECTION EA 200.00$11 2,200$
SILT FENCE LF 3.00$5,000 15,000$
CONSTRUCTION COSTS 881,619$
+10% CONTIGENCY +88,162$
+25% INDIRECT COSTS +220,405$
TOTAL PROJECT COSTS - SANITARY SEWER (LIFT STATION/FORCEMAIN SYSTEM)1,190,186$
SANITARY SEWER (SERVICE TO CM PROPERTIES: PARCEL 11)
Item Unit Unit Price Quantity Cost
8" PVC SANITARY SEWER, 0' - 10' DEEP LF 28.00$45 1,260$
JACK 8" SANITARY SEWER LF 225.00$60 13,500$
SEED & BLANKET SY 2.00$300 600$
SILT FENCE LF 3.00$50 150$
CONSTRUCTION COSTS 15,510$
+10% CONTIGENCY +1,551$
+25% INDIRECT COSTS +3,878$
TOTAL PROJECT COSTS - SANITARY SEWER (SERVICE TO CM PROPERTIES: PARCEL 11)20,939$
SANITARY SEWER (LENNAR AREA SERVICES: PARCEL 13)
Item Unit Unit Price Quantity Cost
8"x4" PVC WYE EA 150.00$11 1,650$
4" SEWER SERVICE RISER LF 15.00$110 1,650$
CONSTRUCTION COSTS 3,300$
+10% CONTIGENCY +330$
+25% INDIRECT COSTS +825$
TOTAL PROJECT COSTS - SANITARY SEWER (LENNAR AREA SERVICES: PARCEL 13)4,455$
WATER MAIN
Item Unit Unit Price Quantity Cost
MOBILIZATION LS 14,000.00$1 14,000$
TRAFFIC CONTROL LS 1,500.00$1 1,500$
CONNECT TO EXISTING 12" WATER MAIN EA 1,200.00$1 1,200$
6" DIP WATER MAIN LF 25.00$215 5,375$
12" DIP WATER MAIN LF 50.00$7,270 363,500$
JACK 12" DIP WATER MAIN LF 250.00$40 10,000$
6" GATE VALVE AND BOX EA 1,300.00$14 18,200$
12" BUTTERFLY VALVE AND BOX EA 2,200.00$7 15,400$
City of Lake Elmo
Section 34 Water and Sewer Utility Extension Improvements
HYDRANT EA 3,600.00$14 50,400$
DUCTILE IRON FITTINGS LB 6.00$3,000 18,000$
CONSTRUCTION COSTS 497,575$
+10% CONTIGENCY +49,758$
+25% INDIRECT COSTS +124,394$
TOTAL PROJECT COSTS - WATER MAIN 671,726$
SUMMARY
TOTAL SANITARY SEWER (GRAVITY SEWER-HUDSON BOULEVARD)490,644$
TOTAL SANITARY SEWER (LIFT STATION/FORCEMAIN SYSTEM)1,190,186$
TOTAL SANITARY SEWER (SERVICE TO CM PROPERTIES: PARCEL 11)20,939$
TOTAL SANITARY SEWER (LENNAR AREA SERVICES: PARCEL 13)4,455$
TOTAL WATER MAIN 671,726$
TOTAL PROJECT COST 2,377,950$
City of Lake Elmo
Section 34 Water and Sewer Utility Extension Improvements
SECTION 34 UTILITY EXTENSIONS
City of Lake Elmo, Minnesota
Section 34 Water and Sanitary Utility Extension Improvements
Appendix C
Assessment Calculations
PRELIMINARY ASSESSMENT WORKSHEET - WATER MAIN
PROJECT COST REC UNITS COST/REC UNIT
LAKE ELMO, MN WATER MAIN 671,726$1092 615.13$
BMI PROJECT NO. N15.106424 TOTAL 671,726$
July 12, 2013
TOTALS
PROPERTY NO.PIN OWNER LAND USE REC UNITS RATE COST RATE COST
1 34-029-21-33-0002 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY**C 11 419.28$4,600$-$4,600$
SUBTOTAL 4,600$-$4,600$
1a 34-029-21-33-0001 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY**C 39 419.28$16,400$-$16,400$
R4MUBC 100 419.28$41,900$-$41,900$
R3 6 419.28$2,500$-$2,500$
SUBTOTAL 60,800$-$60,800$
1b 34-029-21-32-0001 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY R4MUBC 0 -$-$-$
R3 0 -$-$-$
SUBTOTAL -$-$-$
2 34-029-21-33-0005 STAR RIVER HOLDINGS LLC C 28 615.13$17,200$-$17,200$
SUBTOTAL 17,200$-$17,200$
3 34-029-21-33-0004 LAMPERT YARDS INC C 28 615.13$17,200$-$17,200$
SUBTOTAL 17,200$-$17,200$
4 34-029-21-34-0004 GATSBY INV I LLC C 21 615.13$12,900$-$12,900$
SUBTOTAL 12,900$-$12,900$
5 34-029-21-34-0003 DALE PROPERTIES LLC C 34 615.13$20,900$35.57$1,200$22,100$
R4 30 615.13$18,500$35.57$1,100$19,600$
R3 25 615.13$15,400$35.57$900$16,300$
SUBTOTAL 54,800$3,200$58,000$
6 34-029-21-34-0001 DALE PROPERTIES LLC C 50 615.13$30,800$35.57$1,800$32,600$
R4 9 615.13$5,500$35.57$300$5,800$
R3 22 615.13$13,500$35.57$800$14,300$
SUBTOTAL 49,800$2,900$52,700$
7 34-029-21-31-0001 DALE PROPERTIES LLC R3 24 615.13$14,800$35.57$900$15,700$
SUBTOTAL 14,800$900$15,700$
8 34-029-21-42-0001 DALE PROPERTIES LLC C 96 615.13$59,100$35.57$3,400$62,500$
R4 47 615.13$28,900$35.57$1,700$30,600$
R3 32 615.13$19,700$35.57$1,100$20,800$
R3 57 615.13$35,100$35.57$2,000$37,100$
SUBTOTAL 142,800$8,200$151,000$
9 34-029-21-44-0004 EBERTZ WALTER J HC 52 615.13$32,000$35.57$1,800$33,800$
SUBTOTAL 32,000$1,800$33,800$
10 34-029-21-44-0006 EBERTZ WALTER J HC 16 615.13$9,800$35.57$600$10,400$
SUBTOTAL 9,800$600$10,400$
11 34-029-21-44-0007 CM PROPERTIES 94 LMTD PARTNERSHIP HC 23 615.13$14,100$35.57$800$14,900$
SUBTOTAL 14,100$800$14,900$
12 34-029-21-44-0009 MFC PROPERTIES 94 LMTD PARTNERSHIP HC 27 615.13$16,600$35.57$1,000$17,600$
SUBTOTAL 16,600$1,000$17,600$
13 34-029-21-41-0004 FRANDSEN BANK & TRUST R4MUC 146 615.13$89,800$35.57$5,200$95,000$
SUBTOTAL 89,800$5,200$95,000$
14 34-029-21-13-0001 HAMMES WILLIAM E ETAL R3 169 615.13$104,000$35.57$6,000$110,000$
SUBTOTAL 104,000$6,000$110,000$
TOTALS 1092 641,200$30,600$671,800$
NOTES:
** CAPPED ASSESSMENT AT RATE FOR A STAND-ALONE 'THEORETICAL' PROJECT TO SERVE PROPERTIES #1 AND #1a
NO COSTS HAVE BEEN INCLUDED FOR TEMPORARY OR PERMANENT EASEMENTS
NO COSTS HAVE BEEN INCLUDED FOR PRIVATE UTILITY RELOCATIONS
WATER MAIN
SECTION 34 WATER AND SEWER
UTILITY EXTENSION IMPROV.
ADJUSTMENT FOR CAPPING
PROPERTIES 1 AND 1a
PRELIMINARY ASSESSMENT WORKSHEET - SANITARY SEWER
PROJECT COST REC UNITS COST/REC UNIT
LAKE ELMO, MN SANITARY SEWER (GRAVITY SEWER-HUDSON BLVD)490,644$1092 449.31$
BMI PROJECT NO. N15.106424 SANITARY SEWER (LIFT STATION / FORCEMAIN SYSTEM)1,190,186$490 2,428.95$
July 12, 2013 SANITARY SEWER (SERVICE TO CM PROPERTIES: PARCEL 11)20,939$23 910.37$
SANITARY SEWER (LENNAR AREA SERVICES: PARCEL 13)4,455$146 30.51$
TOTAL 1,706,224$
TOTALS
PROPERTY NO.PIN OWNER LAND USE REC UNITS RATE COST RATE COST RATE COST RATE COST RATE COST
1 34-029-21-33-0002 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY**C 11 411.84$4,500$-$-$-$-$4,500$
SUBTOTAL 4,500$-$-$-$-$4,500$
1a 34-029-21-33-0001 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY**C 39 411.84$16,100$-$-$-$-$16,100$
R4MUBC 100 411.84$41,200$-$-$-$-$41,200$
R3 6 411.84$2,500$-$-$-$-$2,500$
SUBTOTAL 59,800$-$-$-$-$59,800$
1b 34-029-21-32-0001 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY R4MUBC 0 -$-$-$-$-$-$
R3 0 -$-$-$-$-$-$
SUBTOTAL -$-$-$-$-$-$
2 34-029-21-33-0005 STAR RIVER HOLDINGS LLC C 28 449.31$12,600$-$-$-$-$12,600$
SUBTOTAL 12,600$-$-$-$-$12,600$
3 34-029-21-33-0004 LAMPERT YARDS INC C 28 449.31$12,600$-$-$-$-$12,600$
SUBTOTAL 12,600$-$-$-$-$12,600$
4 34-029-21-34-0004 GATSBY INV I LLC C 21 449.31$9,400$-$-$-$-$9,400$
SUBTOTAL 9,400$-$-$-$-$9,400$
5 34-029-21-34-0003 DALE PROPERTIES LLC C 34 449.31$15,300$-$6.80$200$-$-$15,500$
R4 30 449.31$13,500$-$6.80$200$-$-$13,700$
R3 25 449.31$11,200$-$6.80$200$-$-$11,400$
SUBTOTAL 40,000$-$600$-$-$40,600$
6 34-029-21-34-0001 DALE PROPERTIES LLC C 50 449.31$22,500$-$6.80$300$-$-$22,800$
R4 9 449.31$4,000$-$6.80$100$-$-$4,100$
R3 22 449.31$9,900$-$6.80$100$-$-$10,000$
SUBTOTAL 36,400$-$500$-$-$36,900$
7 34-029-21-31-0001 DALE PROPERTIES LLC R3 24 449.31$10,800$-$6.80$200$-$-$11,000$
SUBTOTAL 10,800$-$200$-$-$11,000$
8 34-029-21-42-0001 DALE PROPERTIES LLC C 96 449.31$43,100$-$6.80$700$-$-$43,800$
R4 47 449.31$21,100$-$6.80$300$-$-$21,400$
R3 32 449.31$14,400$-$6.80$200$-$-$14,600$
R3 57 449.31$25,600$2,428.95$138,500$6.80$400$-$-$164,500$
SUBTOTAL 104,200$138,500$1,600$-$-$244,300$
9 34-029-21-44-0004 EBERTZ WALTER J HC 52 449.31$23,400$2,428.95$126,300$6.80$400$-$-$150,100$
SUBTOTAL 23,400$126,300$400$-$-$150,100$
10 34-029-21-44-0006 EBERTZ WALTER J HC 16 449.31$7,200$2,428.95$38,900$6.80$100$-$-$46,200$
SUBTOTAL 7,200$38,900$100$-$-$46,200$
11 34-029-21-44-0007 CM PROPERTIES 94 LMTD PARTNERSHIP HC 23 449.31$10,300$2,428.95$55,900$6.80$200$910.37$20,900$-$87,300$
SUBTOTAL 10,300$55,900$200$20,900$-$87,300$
12 34-029-21-44-0009 MFC PROPERTIES 94 LMTD PARTNERSHIP HC 27 449.31$12,100$2,428.95$65,600$6.80$200$-$-$77,900$
SUBTOTAL 12,100$65,600$200$-$-$77,900$
13 34-029-21-41-0004 FRANDSEN BANK & TRUST R4MUC 146 449.31$65,600$2,428.95$354,600$6.80$1,000$-$30.51$4,500$425,700$
SUBTOTAL 65,600$354,600$1,000$-$4,500$425,700$
14 34-029-21-13-0001 HAMMES WILLIAM E ETAL R3 169 449.31$75,900$2,428.95$410,500$6.80$1,100$-$-$487,500$
SUBTOTAL 75,900$410,500$1,100$-$-$487,500$
TOTALS 1092 484,800$1,190,300$5,900$20,900$4,500$1,706,400$
NOTES:
** CAPPED ASSESSMENT AT RATE FOR A STAND-ALONE 'THEORETICAL' PROJECT TO SERVE PROPERTIES #1 AND #1a
NO COSTS HAVE BEEN INCLUDED FOR TEMPORARY OR PERMANENT EASEMENTS
NO COSTS HAVE BEEN INCLUDED FOR PRIVATE UTILITY RELOCATIONS
SECTION 34 WATER AND SEWER
UTILITY EXTENSION IMPROV.
SANITARY SEWER (GRAVITY
SEWER - HUDSON BLVD)
SANITARY SEWER (LIFT
STATION/FORCEMAIN SYSTEM)
SANITARY SEWER (SERVICE TO
CM PROPERTIES: PARCEL 11)
ADJUSTMENT FOR CAPPING
PROPERTIES 1 AND 1a
SANITARY SEWER (LENNAR
AREA SERVICES: PARCEL 13)
PRELIMINARY ASSESSMENT ROLL
SECTION 34 WATER AND SEWER UTILITY EXTENSION IMPROVEMENTS
LAKE ELMO, MN
BMI PROJECT NO. N15.106424
July 12, 2013
PROPERTY NO.PIN OWNER SANITARY ASSESSMENT WATER ASSESSMENT TOTAL ASSESSMENT
1 34-029-21-33-0002 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY 4,500$4,600$9,100$
1a 34-029-21-33-0001 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY 59,800$60,800$120,600$
1b 34-029-21-32-0001 DAMIANI LOUIS J & TIMOTHY C MONTGOMERY -$-$-$
2 34-029-21-33-0005 STAR RIVER HOLDINGS LLC 12,600$17,200$29,800$
3 34-029-21-33-0004 LAMPERT YARDS INC 12,600$17,200$29,800$
4 34-029-21-34-0004 GATSBY INV I LLC 9,400$12,900$22,300$
5 34-029-21-34-0003 DALE PROPERTIES LLC 40,600$58,000$98,600$
6 34-029-21-34-0001 DALE PROPERTIES LLC 36,900$52,700$89,600$
7 34-029-21-31-0001 DALE PROPERTIES LLC 11,000$15,700$26,700$
8 34-029-21-42-0001 DALE PROPERTIES LLC 244,300$151,000$395,300$
9 34-029-21-44-0004 EBERTZ WALTER J 150,100$33,800$183,900$
10 34-029-21-44-0006 EBERTZ WALTER J 46,200$10,400$56,600$
11 34-029-21-44-0007 CM PROPERTIES 94 LMTD PARTNERSHIP 87,300$14,900$102,200$
12 34-029-21-44-0009 MFC PROPERTIES 94 LMTD PARTNERSHIP 77,900$17,600$95,500$
13 34-029-21-41-0004 FRANDSEN BANK & TRUST 425,700$95,000$520,700$
14 34-029-21-13-0001 HAMMES WILLIAM E ETAL 487,500$110,000$597,500$
TOTALS 1,706,400$671,800$2,378,200$