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HomeMy Public PortalAbout05.17.2022 Work Session Packet Posted 5/29/2009 Page 1 of 1 WORK SESSION AGENDA MEDINA CITY COUNCIL Tuesday, May 17, 2022 6:00 P.M. Medina City Hall 2052 County Road 24 I. Call to Order II. Hackamore Road Improvements Update III. CommonBond Communities TIF Request – NE corner Highway 12/CR 29 IV. Adjourn Posted 5.13.2022 STAFF REPORT Agenda Item II Council Meeting: Medina: May 17, 2022 Work Session Corcoran: May 26, 2022 Council Meeting Prepared By: Dusty Finke, City of Medina Jessica Beise, City of Corcoran Topic: Hackamore Road Improvements Update Action Required: Discussion Summary: Planning for street improvements to Hackamore Road are underway along the border of Corcoran and Medina. The existing road is reaching its life expectancy and the need for improvements to the corridor have been identified because of increasing transportation demands resulting from development activity and pavement condition. Over the past two years, both Medina and Corcoran City Council approved a proposal from WSB to complete engineering services for two 30% street design layout options and a 75% design. A virtual Open House meeting for adjacent property owners was held in May 2020. Approximately 20 residents participated in the event with preliminary feedback given related to the increased traffic potential, future development in the area, and drainage concerns. Road design has been completed to 75% design. Staff have been actively discussing the next steps and potential timeframe to move forward with the project. Mayors McKee and Martin have also discussed coordination. A cost estimate was completed in May 2021 and projected a total cost of $6.7 million. The project was pledged funding of $700,000 from the Minnesota Department of Transportation from the Local Road Improvement Program (LRIP), which would need to be contracted by 2023. To utilize this funding, both staffs are recommending proceeding with final design in 2022. Proceeding with final design will provide the opportunity for the cities to refine costs, analyze funding mechanisms, and complete a cohesive plan guiding the transportation needs, right-of-way, and pedestrian mobility of this corridor. It also positions the cities to be able to contract for an improvement project in 2023. Final Design Staff from both Cities recommend proceeding with final design for the project with the goal of finalizing design by early 2023. Staff also recommend submitting for final watershed approval prior to October 31, 2021, when new rules are anticipated to take effect which may increase the cost and complexity of the project. Based on current schedules the Cities would need to authorize final design by June 9th and begin work on the project to get into the watershed for review by October 31, 2021. Page 2 WSB has submitted a proposal (attached) with an hourly not-to-exceed cost as follows: • Final Design - $229,612 • Easement preparation and staking - $28,484 • Construction Services - $310,094 Staff has reviewed the proposal and reviewed engineering costs for other past projects for context. WSB has also adjusted the scope and costs based on staff feedback. Staff from both cities believes there are significant benefits for WSB to complete final review since the firm has completed the preliminary design work to this point. If both City Councils concur with the framework described in this memo, staff from each city intend to request that each Council authorize final design at the first meeting in June, with the costs of design to be split evenly between Corcoran and Medina. Financial/Budget: The following funding sources have been identified and are projected to cover a majority of the project costs: • Development Responsibilities/Contributions • LRIP Grant Funds from MNDOT • Assessments (future development property-potentially) The cities are also seeking additional funding from Hennepin County for the signals and street improvements at County Road 116 and Hackamore Road. The County participation is expected to be known in the fall of 2022. The amount and means that adjacent developments will contribute to the overall project are still being finalized on various projects. However, staff have projected that there will be a gap after all of the funding noted above have been finalized. Staff from both Cities would like to agree on a framework for the potential funding gap in the project. Staff would propose a 50/50 cost share for the remaining gap. Staff request that each City Council provide feedback on whether they support this framework. Additional details, to the extent known or anticipated, can be provided during the Council’s discussion. Next Steps Based on feedback from each Council, staff anticipates the following next steps: • Request authorization from each Council to proceed with final design • Prepare a memorandum of understanding for consideration by each Council related to the schedule, process, and framework described above (or as indicated by the Councils). Page 3 Options: 1. Provide feedback to staff. 2. Send back to staff for further review. Recommendation: Provide feedback to staff. Council Action: Discussion Attachments: 1. WSB Proposal 2. Hackamore Road Improvement Project – Final Design Memorandum K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx 7 0 1 X E N I A A V E N U E S | S U I T E 3 0 0 | M I N N E A P O L I S , M N | 5 5 4 1 6 | 7 6 3 . 5 4 1 . 4 8 0 0 | W S B E N G . C O M Memorandum To: Honorable Mayors and City Councils City of Corcoran City of Medina From: Jim Stremel, PE - Senior Project Manager, WSB Date: May 13, 2021 Re: Hackamore Road Improvement Project – 75% Design WSB Project No. R-015661-000 Project Scope & Background The Hackamore Road Improvement Project, extending from Medina Lake Drive to the approach of Brockton Lane N (CR 101), was initiated jointly by the City of Corcoran and the City of Medina. The project was initiated to address deteriorating and insufficient infrastructure, and to develop a cohesive plan that both cities can provide to adjacent property owners and developers to guide transportation needs, right-of-way, pedestrian mobility, and stormwater management needs in the area. This memorandum constitutes a summary of the engineering work completed to a level of 75% design. Approval of the vision and design of the corridor from the City Councils’ will not constitute an authorization for funding or construction of the project. The preparation of the 75% plans will also provide the basis to implement the project vision with potential phasing of construction as one large project or as smaller multiple projects involving various stakeholders. Information and materials used in the preparation of this report were collected from the City of Corcoran, City of Medina, Hennepin County, MnDOT, and other impacted agencies. This data included: ·Existing and historic traffic volume data ·Current crash history ·Proposed and anticipated development plans ·As-built roadway plans ·Survey/topographic data previously obtained or readily available ·Wetland and floodplain locations from available delineations, GIS, or other mapping ·Property Owner and Stakeholder engagement data ·City franchise agreements with private utility companies ·Soil borings and geotechnical report by Haugo Geotechnical Services, June 2019 Existing Conditions The project corridor extends from Medina Lake Drive to the intersection at Brockton Lane N (CR 101). The existing Hackamore Road is currently a 24-foot wide, bituminous paved rural section; no pedestrian facilities exist along this section of roadway. The alignment of the roadway is generally straight with no horizontal curves. The current posted speed is 40 MPH in both directions. Based on a 40 MPH speed, a vertical curve on the easterly portion of the project (the westerly approach to CR 101) is deficient and does not provide the required sight distance. Crash data from the past 3 years (2017-2019) was collected for the Hackamore Road corridor. The data shows that over the past three years there has been 11 crashes in the corridor. 10 of K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx the crashes have occurred at the County Road intersections and just one at the internal street intersections. Table 1 show the crash data by year for each location. Table 1: Crash Summary by Year Location 2017 2018 2019 Total Crashes PI PD PI PD PI PD Hackamore Road at Pinto Dr (CSAH 116) 0 2 0 1 1 1 5 Hackamore Road at Hunter Road 0 0 0 0 0 1 1 Hackamore Road at Brocton Lane (CSAH 101) 1 1 1 1 0 1 5 PD = Property Damage, PI = Personal Injury Pavements in the study area are aging and experiencing differing severities of stresses including alligator cracking, longitudinal cracking, and transverse cracking. Areas of isolated pavement settlement also exist throughout the project area. The Geotechnical Exploration Report, by Haugo Geotechnical Services in June 2019, can be provided upon request. Currently, there is not a storm sewer collection system within Hackamore Road. The existing roadway is a rural section road with ditches along a majority of the length of the roadway. Driveway culverts are present at existing driveway approaches to the road. Additionally, there are 4 culverts that convey drainage across the roadway. There are existing drainage issues that have been identified both by residents and engineering observation and analysis. Specifically, there is a low point in the corridor to the west of Hackamore Circle. Currently, water pools on private property along both sides of the roadway at this location. This drainage issue will involve working with adjacent property owners on the north side of the road to determine if property is available for stormwater management. There are no existing sanitary sewer systems within Hackamore Road. There is an existing 8” PVC watermain section located along the south side of Hackamore in the boulevard between Hunter Drive and Bergamot Drive with a crossing to Corcoran at Bergamot Drive for use as an emergency interconnection. Existing traffic volume data for the primary intersections was collected based on traffic counts conducted the week of March 9, 2020. These counts were used as the existing baseline conditions for the area. The existing 2020 peak hour and average daily traffic (ADT) traffic counts for the corridor are shown on the attached figure in Appendix D and used for the traffic forecasting and operations analysis in this report. Traffic Forecasting Analysis In order to analyze the lane configuration and traffic control needs in the corridor, traffic forecasts were prepared for the twenty-year design (year 2040) condition, representing the full development of the area. 2040 traffic volumes were determined for the project by projecting the existing 2020 traffic counts to the 2040 design year. The projections included: · Background traffic growth of 1% / year. · Estimating the traffic volume from the current adjacent development that is yet to be completed. · Estimating the traffic volumes from proposed future development in the corridor. K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx The trip generation used to estimate the proposed area traffic is based on rates for other similar land uses as documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The projected 2040 AM and PM peak hour traffic volumes, assuming full development of the area traffic, are shown on the attached figure in Appendix D. Traffic Operations Analysis The traffic operations analysis was completed by evaluating the existing and projected traffic operations for the Hackamore Road project area, including the intersections of: · Medina Lake Drive / Future Development Access · Foxberry Drive · Pinto Drive (CSAH 116) · Future Development Access · Hunter Road / Future Development Access · Bergamot Drive / Steeple Chase Lane · Proposed Development Access (Church) · Brockton Lane (CSAH 101) The intersections in the corridor were evaluated during the AM and PM peak hours using Synchro/SimTraffic micro simulation software. The results are derived from established methodologies documented in the Highway Capacity Manual (HCM). The software was used to evaluate the characteristics of the roadway network including lane geometrics, turning movement volumes, traffic control, and signal timing. The results of the operations analysis is provided in Appendix D for the Existing year 2020 Conditions, year 2040 without any improvements conditions, and year 2040 with proposed improvements condition. The table shows worse levels of service in 2040 if no improvements are made, and improved levels of service in 2040 if the improvements are made. Turn Lane Analysis Based on the Forecasted 2040 traffic conditions a turn lane analysis was completed for the primary intersections in project area. The analysis was conducted to determine the turn lanes needed to accommodate the existing and future development on Hackamore Road. Criteria and guidance reviewed included: · MnDOT Road Design Manual · MnDOT Access Management Manual · MnDOT / LRRB (Local Road Research Board) Research Report 2008-14: Turn Lane Lengths for Various Speed Road and Evaluation of Determining Criteria · NCHRP (National Cooperative Highway Research Program) Report 457: Evaluating Intersection Improvements: An Engineering Study Intersection locations to future developments were provided with 30% design and are based on either an existing development plan (Tavera development), or site constraints such as proximity to other intersections, wetlands, or undesirable topography. The proposed intersection at the future development site located at 19200 Hackamore road is placed at the recommended minimum distance to County Road 101. The proposed intersection location at the future development site located at 19600 Hackamore road is placed at a convenient access point that is east of the existing wetlands and that would be ideal for aligning with any future development access to the south of Hackamore Road. K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx During the 75%, design right-of-way constraints associated with the location of the pedestrian path required the additional review of the westbound right turn lane at Hunter Road. Based on further review of the turn lane criteria, it was determined that the right turn lane could be eliminated. All other turn lanes recommended in the turn lane location analysis were implemented per the 30% design evaluation and recommendations. The full turn lane analysis report can be found in Appendix D and graphically shown in the project plans/exhibits in Appendices A & B. Proposed Improvements During the 30% design phase of the project, two options were considered for the roadway, turn lane, and pedestrian alignments. Option 1 was comprised of a continuous center left turn lane, right turn lanes at designated intersections, and one through lane in each direction. The second option included dedicated left and right turn lanes as necessary, and one through lane in each direction. The cities choose to proceed to 75% design with Option 2. This option was less costly, while maintaining beneficial corridor improvements to accommodate current and future traffic levels, by decreasing the impervious surface, lowering the stormwater management needs, and minimizing wetland impacts in comparison to Option 1. The final trail configuration was a combination of Options 1 and 2, with the boulevard width maximized where future development could accommodate the additional impacts and minimized or eliminated adjacent to existing developed property. The detail in this memo will focus on the improvements of the preferred option (Option 2). Road Geometric Comparisons: The proposed improvements include roadway pavement reclamation, subbase reconstruction, intersection improvements, and trail construction on the north side of Hackamore Road. The roadway will be a combination of both a rural and urban street section. Curb and gutter is proposed for locations needing additional drainage collection/conveyance, where the trail will be located at the back of curb to decrease the overall roadway width, and at the intersections with CR 116 and CR 101. The roadway section includes dedicated left and right turn lanes as necessary, and one through lane in each direction. The trail location is generally close to (with varying widths of boulevard) or abutting the edge of the roadway. Hackamore Road is a designated by both cities as a State Aid roadway. The existing roadway alignment meets all horizontal curve requirements but does not meet the vertical curve requirements at the east end of the project on the westerly approach to CR 101 for a 40 MPH posted speed limit. In order to meet State Aid requirements and the required sight distance, the proposed design lengthens this vertical curve, which would require grading to lower the elevation by a minimum of one foot. Pedestrian & Bicycle Improvements: Currently, there are no pedestrian facilities along Hackamore Road. However, pedestrian facilities do exist on the east side of the CR 101 intersection extending to the north and south and in the southwest quadrant of CR 116 extending to the south. The proposed pedestrian improvements on Hackamore Road extend the full length of the project corridor from Medina Lake Drive to Brockton Lane N (CR 101). The proposed multi-use bituminous trail is 8-feet wide with a boulevard of varying width. Where the trail is adjacent to the roadway or at back of curb, the trail will be 10-feet wide to meet clear zone requirements. The use of a retaining wall at the eastern end of the project, near CR 101, is necessary to facilitate the vertical curve adjustments for State Aid standards and contain impacts within the existing ROW to the greatest extent possible. If the adjacent property is subdivided, the City of Corcoran may have the opportunity to request additional permanent easements and eliminate the retaining wall. K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx As part of the pedestrian and trail plans, crossing improvements are proposed at both CR 116 and CR 101, including push buttons on the signals and crosswalk markings. An uncontrolled pedestrian crossing is being considered near Hunter Drive. The final determination of the crossing location will be made during final design in consideration of the location of the future development accesses to the south of Hackamore Road and available right-of-way. Based on comments received from property owners and both City Councils, six-foot bituminous shoulders were included on the north and south sides of Hackamore Road to accommodate additional bicycle traffic. This is intended to reduce the conflict between pedestrians and bicycles that may occur on the multi-use trail on the north side of Hackamore Road. Intersection Improvements: In addition to the improvements on Hackamore Road, turn lane and intersection improvements are proposed on CR 116 and CR 101. Right turn lanes on CR 116 are proposed on the northbound and southbound directions to accommodate additional vehicular operations; additional northbound or southbound turn lanes on CR 101 are not proposed. Signal improvements at both Hennepin County intersections will be necessary due to the widening of Hackamore Road and the addition of improved pedestrian crossings. Roadway reconstruction is also proposed for the CR 47 approach to Hackamore Road, east of CR 101, to accommodate the revised traffic pattern and turn lanes. The City of Plymouth is currently working on the preliminary design for a larger CR 47 project as a part of the future turn-back process with Hennepin County. The project will include improvements up to and potentially including the intersection at CR 101. At this time, it is anticipated that the CR 47 improvements will be included with the City of Plymouth project. Further discussions between the cities will be needed to determine what portions of the intersection at CR 101 could be included with the CR 47 project and how the costs would be shared between each city. The improvements to CR 47 east of CR 101 have not been included with the cost estimate, but half of the CR 101 signal improvements were included. Street/Pavement Section: Two 10-ton street sections were proposed within the geotechnical report previously completed by Haugo Geotechnical Services in 2019. The first recommended section consisted of 6 ½ inches of bituminous over 18 inches of aggregate base, the second section consisted of 6 inches of bituminous, 10 inches of aggregate base, and 18 inches of select granular borrow sub-base. Both meet the granular equivalency requirements for the project. City staff determined that the most conservative option should be considered. With that in mind, the second street section was considered for 75% design and the cost estimations included with this memorandum. During final design, either a combination of both sections (depending on the prevailing underlying soil conditions) or utilize only the first street section option to further reduce the overall roadway costs of the project. In addition, where the soil borings indicated poor underlying conditions, excavation and replacement of the materials has been included with the cost estimate. The full report can be provided upon request. Full plan and profile sheets along with typical sections of the proposed roadway design are included in Appendices A & B, respectively. A full 75% plan set will be provided to the cities at the conclusion of this design phase. Sanitary Sewer & Watermain: There are no sanitary sewer or watermain improvements proposed as part of this project. The City of Corcoran is planning to install watermain between the Ravinia development, the future development east of CR 116, and the Tavera development as a future separate project. It is K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx likely that the watermain would be installed via directional drilling within easements along these developments and under the bituminous trail where easements cannot be obtained. Right-of-Way Considerations: Additional right-of-way and/or easements will need to be acquired from parcels identified for development due to the widening of Hackamore Road, the installation of pedestrian facilities on the north side of the roadway, and for the stormwater treatment ponds. The necessary right-of- way and/or easement acquisition needs have been minimized through the alignment and location of the trail and boulevard widths, and no permanent improvements are proposed on private property that is not identified as a future development site. However, grading will be necessary on many private properties and temporary easements will need to be acquired by the cities to accomplish this. No costs for temporary or permanent easement acquisition have been included in the estimates. Stormwater Management & Floodplain Impacts: Proposed stormwater improvements throughout the Hackamore Road reconstruction project include a combination of rural roadway sections, storm sewer within the urban roadway sections to meet State Aid requirements, and stormwater treatment areas to capture and retain stormwater in accordance with the City of Corcoran, the City of Medina, and Elm Creek Watershed Management Commission (ECWMC) requirements. Impacts to the 100-year floodplain are not anticipated with this project. Under existing conditions, the north half of Hackamore Road discharges north into Corcoran and the south half discharges south into Medina. There are five existing centerline culverts that will be replaced in-kind with this project. The proposed design will generally maintain existing drainage/discharge patterns and balance BMP footprint between Medina and Corcoran. There are a few locations in the corridor where drainage patterns will need to be modified due to pending developments. Proposed drainage patterns and routing is shown on the drainage map in Appendix E. · The area shown in orange, west of CR 116 will be routed entirely to the pending Tavera development in Corcoran. · The area shown in blue, west of Hackamore Circle, will be routed entirely to a BMP on the north side of the road. This maintains the existing drainage patterns since there is an existing centerline culvert that conveys the road runoff in this location. · The area in green, east of Hackamore Circle, will be routed entirely to the Reserve and future development in Medina. · The drainage patterns to the east of Steeple Chase Lane remain the same as existing conditions, generally split by the roadway centerline. The project is required to meet rate control, volume control, and water quality requirements for the net increase in impervious surface area from the proposed improvements. A combination of best management practices (BMPs) are proposed to meet the stormwater requirements within adjacent developments. The drainage figure included in Appendix E illustrates where stormwater runoff from Hackamore Road will be routed and treated. Some of the ponding locations that are located further into pending developments have not been shown graphically. A preliminary HydroCAD model was built to analyze runoff rates from the project limits. As a linear project, the roadway corridor discharges off-site in multiple locations. Proposed runoff rates at each discharge point are less than or equal to existing runoff rates. The adjacent development BMPs will be utilized to provide rate control. To meet the volume control requirement, 1.1-inches of runoff must be abstracted from the net new impervious surface. In total, the project creates 4.44 acres of net new impervious surface, correlating to a required volume of 17,729 CF. Volume control is provided via the adjacent development BMPs. Retention volume will be provided via biofiltration as soils are not conducive K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx to infiltration. Abstraction will also be provided via irrigation reuse, particularly in the development areas. The developments will be responsible for sizing BMPs to adequately treat Hackamore Road runoff. The estimated volume with the future adjacent developments is 19,862 CF. ECWMC requires no net increase in total phosphorus or total suspended solids from existing to proposed conditions on an annual basis. The adjacent development BMPs will be utilized to meet water quality requirements. Permits/Approvals This project as proposed will result in disturbing more than one acre of underlying subgrade material, and therefore, a National Pollution Discharge Elimination System (NPDES) permit will be required. Because the proposed project will disturb more than 1 acre of land and create 1 or more acres of new impervious surface, an ECWMC permit is required prior to the commencement of construction. A pre-application meeting was held on April 23, 2020 with ECWMC and the cities of Medina and Corcoran to discuss the project intent and requirements. The minutes were included with the 30% memorandum and can be provided upon request. Proposed impervious surfaces will be routed to existing BMPs to the maximum extent possible to minimize project costs. In some cases, the proposed BMPs capture existing and new impervious surface area, accounting for new impervious areas that are unable to be captured or treated. ECWMC is amenable to this approach. ECWMC permit approval will likely include a contingency for phased construction of Hackamore concurrent with the construction of the adjacent developments. A permit from Hennepin County will also be needed for the work within the county right-of-way on both CR 101 and CR 116. If the cities propose to utilize State Aid funds, plan review and approval will also be required by MnDOT. Wetland impacts will occur as a result of the project. The project will require permitting through the Wetland Conservation Act, US Army Corps of Engineers, Department of Natural Resources, and ECWMC. Permit applications will be prepared after the 75% design is complete. Mitigation for wetland impacts will be required at a 2:1 ratio. The Board of Water and Soil Resources’ Local Road Replacement Program will be reviewed to determine if the project meets the requirements for replacement. It is anticipated that a majority of the wetland impacts will meet the requirements and will not require the cities to purchase wetland credits. For any impacts that do not meet the requirements, mitigation is recommended through the purchase of wetland credits as it is more cost-effective than on-site mitigation. In addition, there is little to no upland available within the existing right-of-way so on-site mitigation would need to be identified in an adjacent development. Private Utilities There are private utilities currently located within the proposed project area. Based on Gopher State One Call ticket information and the topographic survey, known utility owners include: · CenturyLink [Telephone] · Comcast [Internet/Television] · Wright Hennepin Coop [Communications] · CenterPoint Energy [Gas] · Xcel Energy [Gas/Electric] · Arvig [Fiber] · Mediacom [Fiber] · Zayo Group [Fiber] The roadway impacts to private utilities have been minimized to the greatest extent possible, but relocations will be necessary for utility poles and potentially some underground infrastructure. Known utility owners have been notified of the proposed improvements. A utility coordination K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx meeting was conducted on Thursday, May 20th, 2021 in which the 75% plans were provided to the private utility company representatives. The utility relocations are primarily needed to meet the State Aid requirement of a minimum 10- foot clear zone, measured from the edge of the outside through-traffic lane; Hackamore Road is classified as a “Suburban Undivided” roadway. A significant number of utility poles and sections of the existing gas main at the edge of the existing roadway do not meet the current clear zone requirements and will be in direct conflict with the trail, roadway, or proposed clear zone. Table 2: Private Utilities Utility Name Impacted (Based on GSOC Response) City of Corcoran City of Medina Available Franchise Agreement Corcoran Available Franchise Agreement Medina Century Link Yes Yes Yes No No Comcast NA NA NA Yes No Wright Hennepin Co-op Yes Yes Yes Yes No CenterPoint Energy Yes Yes Yes Yes Yes Xcel Energy Yes No Yes No Yes Arvig NA NA NA No No Mediacom Yes Yes Yes No Yes Zayo Group No No No No No 75% Plans As part of the 75% Design, a plan set has been created. The plans have been prepared to meet State Aid submission standards in preparation for potential funding during final design. The plans were also prepared to provide the information necessary for a submittal to the watershed district for stormwater management permitting at the conclusion of 75% design. Plan Set Inclusions: · Title Sheet · General Project Layout · Removal Plans · Street and Storm Sewer Plans · Stormwater Basin Plans · Signing and Striping Plans · Signal Improvement Plans · Erosion Control Plans · Cross Sections Exclusions: · Standard Details · Project Phasing Plans · Traffic Control Plans Additional plan sheets for project phasing, traffic control, standard details, or other more detailed design will be addressed during final design once funding and phasing of the project has been finalized. K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx Appendix A includes street and storm sewer plan and profile sheet excerpts from the full plan set. These sheets provide the proposed site layout and horizontal geometry and alignment, as well as the vertical alignment of Hackamore Road. A roll plot which depicts the entire corridor can be provided for reviewing upon request. Project Cost Estimates & Funding Opinion of Probable Cost: A detailed opinion of probable cost can be found in Appendix C of this report. The opinion of probable cost incorporates estimated 2022 construction costs and includes a 10% construction contingency factor. Indirect costs are projected at 25% of the construction cost and include engineering, legal, financing, and administrative costs. The table below provides a summary of the opinions of probable cost for the proposed improvements. Table 3: Estimated Project Cost Summary Description Estimated Project Cost Street Improvements $ 4,509,000 Trail Improvements $ 607,000 Wetland Mitigation $ 20,000 Storm Sewer Improvements $ 701,000 CR 116 Intersection Costs $ 585,000 CR 101 Signal Improvements $ 280,000 Grand Total for Project $ 6,702,000 The above costs in Table 4 are estimated costs for roadway, storm sewer, stormwater improvements, intersection improvements, and minor utility impacts. At this time, costs have not been reduced in consideration of the potential for adjacent development to share in the cost of trail and stormwater management improvements. The CR 101 signal improvements have been split in half, assuming a cost share with Plymouth and Maple Grove. Assumptions & Inclusions: · Right-of-way or other improvements associated with stormwater management improvements/ponding within adjacent future developments (meeting governing requirements) will be provided at no cost to the cities (negotiated with development agreements). · Costs to mitigate disturbances for proposed roadway improvements where pertinent, mitigation will occur through the purchase of wetland credits and not on-site mitigation. No contingency or overhead were included with the cost of the wetland credits. · Lighting and dynamic signage for the proposed crosswalk at Hunter. Exclusions: · Obtaining right-of-way for proposed improvements encroaching within single-family properties (costs are not anticipated). · Costs to mitigate wetlands within adjacent development for ponding needs. · The cost of stormwater treatment/ponding (rate or volume) even if shown on plans. K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx · Costs for private utility relocations after a review of the available franchise agreements provided by the cities. There may be costs associated with relocations if other franchise agreements exist that were not received. · Costs associated with improvements east of CR 101 along CR 47. · Lighting at proposed development intersections, developers will be responsible for costs. Potential Project Funding: Funding for the Hackamore Road improvements is proposed to come from a combination of City of Medina and City of Corcoran funds, and cost sharing agreements with adjacent development projects. Hackamore Road has been designated as a State Aid route by both cities. State Aid funding may be considered in the future, and design guidelines for State Aid roadways have been accounted for in the preparation of the proposed improvements. Special assessments to benefiting single-family property owners are not being proposed by either city at this time. Potential cost sharing agreement partners include Hennepin County for the work within the county road intersections and signals at CR 116 and CR 101. There is also a cost share opportunity for the portion of CR 47 east of CR 101 with Hennepin County, cities of Plymouth and Maple Grove that may also include all or a portion of the full intersection improvements. Lastly, a Local Road Improvement Program (LRIP) grant application was submitted through MnDOT for the proposed improvements, at the time of this report the cities are waiting on a response on this grant award. Community Engagement & Agency Coordination During 30% design, City engineering staff met with the City of Plymouth, City of Maple Grove, and Hennepin County to discuss proposed improvements along Hackamore Road. The most critical portions of the project with respect to these agencies are the intersections at CR 116, and CR 101. To gather information from adjacent property owners a Virtual Open House meeting was held on May 19, 2020. Preliminary information was presented regarding the concept plans and impacts associated with the project. Approximately 20 residents were in attendance, as well as council members in both cities, city staff from both the City of Medina and the City of Corcoran, and WSB engineering representatives. Lastly, Social Pinpoint was used to gather additional information from property owners. The site included an interactive map to compare the existing conditions, Option 1, and Option 2, as well as a space to add comments on the various options. A summary of the meeting minutes and property owner feedback is included with the 30% Street Design Memorandum. Formal engagement with the cities of Plymouth, Maple Grove, and Hennepin County was not conducted during the 75% design phase. The City of Plymouth is currently in the preliminary stages of design for the turnback of CR 47. The improvements within this corridor are planned to be improved in multiple phases. For construction in 2022, The City is considering the portion from CR 47 to Peony Lane and may include improvements to the intersection of CR 101. Plymouth is planning to reach out to the project stakeholders, including the cities of Corcoran and Medina, in the coming weeks to discuss cost sharing opportunities. There may be an opportunity for cooperative project coordination and cost participation from all cities (Plymouth, Maple Grove, Corcoran, and Medina). Coordination with this project would also provide the potential for more cost-effective improvements for all cities. The City of Plymouth is planning to meet with all cities and Hennepin County prior to finalizing their improvement project. K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx Proposed Schedule Proposed construction for the improvements will likely occur in several phases, based on the progress of adjacent developments and/or other adjacent public projects (i.e. CR 47 turnback by the City of Plymouth). At the time final design commences, it is anticipated that schedules for the construction of adjacent developments in the City of Corcoran and the City of Medina would be known and the project could proceed at that time. Further discussion with all project stakeholders will need to occur with final design. Summary and Recommendation The Hackamore Road Improvement Project includes roadway, stormwater, intersection, signal, and pedestrian improvements from Medina Lake Drive to Brockton Lane N (CR 101). The existing roadway has been identified for improvements by both the City of Corcoran and the City of Medina due to the deteriorating pavement and the need to accommodate the additional traffic volumes with increased development in the area. The project design was initiated to address deteriorating and insufficient infrastructure, and to develop a cohesive plan that both cities can provide to adjacent property owners and developers to guide the transportation needs, right-of- way, and other anticipated infrastructure improvements. The current level of completion with 75% design provides the opportunity for the cities to further pursue funding mechanisms and cost share agreements with adjacent developers, cities of Maple Grove/Plymouth, Hennepin County, and pursue potential grant funding. The preparation of these plans for the proposed improvements is an important step in the planning for adjacent development access, including the necessary right-of-way, stormwater management connections/treatment, pedestrian facilities/connections, and the ability to implement the vision with potential phasing of construction as one large project or as smaller multiple projects involving various stakeholders. Based on the information provided in this memorandum and the input from staff in both cities, it is recommended that the 75% design vision for the Hackamore Road Improvement Project be considered for approval by both cities. Approval from the City Councils’ will not constitute an authorization for funding or construction of the project(s). It is recommended that staff and Councils in both cities plan for future funding discussions prior to consideration of final design, phasing, and timelines for the project. List of Figures and Appendices Appendix A – 75% Street & Storm Sewer Plans Appendix B – Typical Sections Appendix C – Detailed Opinion of Project Costs Appendix D – Traffic Analysis, Figures, Tables Appendix E – Drainage Map K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx Appendix A 75% Street & Storm Sewer Plans BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UG T UG T UGT UGT UGT UGT UGTUGTUGTUGTUGTUGTUGTUGT OHE 99+00 100+00 101+00 102+00 103+00 104+00 105+00 50035002 5004 5001 5000 15 " 15"15" 15 " 15" 8 10 PEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPE PE PEPEPE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TETETETE 970 975 980 985 990 995 1000 1005 1010 970 975 980 985 990 995 1000 1005 1010 98 8 . 6 98 8 . 3 98 8 . 5 98 8 . 7 98 9 . 0 98 9 . 6 99 0 . 0 99 0 . 2 99 0 . 3 99 0 . 2 98 9 . 9 98 9 . 4 98 8 . 9 98 8 . 6 98 8 . 0 98 7 . 4 98 7 . 0 98 8 . 6 2 98 8 . 9 0 98 9 . 1 8 98 9 . 4 6 98 9 . 7 4 99 0 . 0 2 99 0 . 2 7 99 0 . 2 4 98 9 . 8 8 98 9 . 3 8 98 8 . 8 8 98 8 . 3 8 98 7 . 8 8 98 7 . 3 8 98 6 . 8 9 98 6 . 6 1 99+00 99+50 100+00 100+50 101+00 101+50 102+00 102+50 103+00 103+50 104+00 104+50 105+00 105+50 106+00 106+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION 0.56% -1.00% PV I S : 9 8 + 7 5 . 0 7 PV I E : 9 8 8 . 4 8 PVIS:102+37.26 PVIE:990.51 AD:1.56 K:76.91 120.00' VC BV C S : 1 0 1 + 7 7 . 2 6 BV C E : 9 9 0 . 1 7 EV C S : 1 0 2 + 9 7 . 2 6 EV C E : 9 8 9 . 9 1 HP STA:102+20.35 HP ELEV:990.29 PVIS:106+50.00 PVIE:986.38 AD:1.50 K:80.00 120.00' VC BV C S : 1 0 5 + 9 0 . 0 0 BV C E : 9 8 6 . 9 8 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE 198' - 15" RCP CL V @ 0.50% 5002 ST A 1 0 0 + 9 0 . 3 1 -2 5 . 0 5 L T RI M = 9 8 9 . 2 1 (4 8 " Ø ) INV: 984.13 (W) INV: 982.64 (E) 265' - 15" RCP CL V @ 0.50% 5003 ST A 1 0 3 + 5 5 . 6 2 -2 9 . 6 7 L T RI M = 9 8 8 . 7 6 (4 8 " Ø ) INV: 981.31 (W) INV: 984.21 (S) INV: 981.21 (E) 287' - 15" RCP CL V @ 0.50% INV: 985.22 (S) INV: 985.12 (E) 5001 ST A 9 8 + 9 2 . 1 6 -1 7 . 8 6 L T RI M = 9 8 8 . 0 1 (4 8 " Ø ) INV: 981.38 (E) INV: 981.08 (W) INV: 980.98 (N) 5005 ST A 1 0 3 + 8 2 . 5 3 -3 0 . 0 5 L T RI M = 9 8 8 . 7 0 (4 8 " Ø ) 74' - 15" RCP CL V @ 1.12% HACKAMORE ROAD LOCATION SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 3 : 3 0 A M N S.A.P. XXX-XXX-XXX C.P. XXXX-XX CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) MA T C H L I N E S T A : 1 0 5 + 5 0 SE E S H E E T 12 MA T C H L I N E S T A : 1 0 5 + 5 0 SE E S H E E T 12 WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 11 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS 4730 SETTLERS COURT LUKE & RACHEL HAMMER 4777 MEDINA LAKE DRIVE SCOTT A & PEGGY A WEAVER 20202 HACKAMORE RD RUTH M MCKOWN 4780 MEDINA LAKE DRIVE GEORGE & HEATHER ALLENDORPH ME D I N A L A K E R O A D 3' WIDE CURB CUT OVER EXISTING CULVERT 3' WIDE CURB CUT OVER EXISTING CULVERT B618 CONCRETE CURB & GUTTER B618 CONCRETE CURB & GUTTER PID 3511923430001 LENNAR DEVELOPMENT TAVERA 1ST BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGT UGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGT U G T U G T U G T U G E U G E U G E OHE OHE OHE OHE OHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 106+00 107+00 108+00 109+00 110+00 111+00 112+00 5009 5008 5006 5007 5010 15 " 12" 12 " 8 PEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TETETETETETETETE 970 975 980 985 990 995 1000 1005 1010 1015 970 975 980 985 990 995 1000 1005 1010 1015 98 8 . 0 98 7 . 4 98 7 . 0 98 6 . 8 98 6 . 6 98 6 . 8 98 7 . 0 98 7 . 3 98 7 . 7 98 7 . 9 98 8 . 1 98 8 . 2 98 8 . 4 98 8 . 5 98 8 . 4 98 8 . 1 98 7 . 8 98 7 . 3 8 98 6 . 8 9 98 6 . 6 1 98 6 . 6 4 98 6 . 8 8 98 7 . 1 3 98 7 . 3 8 98 7 . 6 3 98 7 . 8 8 98 8 . 1 3 98 8 . 3 4 98 8 . 4 7 98 8 . 5 1 98 8 . 4 7 98 8 . 3 4 98 8 . 1 3 98 7 . 8 8 106+00 106+50 107+00 107+50 108+00 108+50 109+00 109+50 110+00 110+50 111+00 111+50 112+00 112+50 113+00 113+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION -1.00%0.50%-0.50% PVIS:111+50.00 PVIE:988.88 AD:1.00 K:300.00 300.00' VC BV C S : 1 1 0 + 0 0 . 0 0 BV C E : 9 8 8 . 1 3 EV C S : 1 1 3 + 0 0 . 0 0 EV C E : 9 8 8 . 1 3 HP STA:111+50.00 HP ELEV:988.51 PVIS:106+50.00 PVIE:986.38 AD:1.50 K:80.00 120.00' VC BV C S : 1 0 5 + 9 0 . 0 0 BV C E : 9 8 6 . 9 8 EV C S : 1 0 7 + 1 0 . 0 0 EV C E : 9 8 6 . 6 8 LP STA:106+70.00 LP ELEV:986.58 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE 5007 ST A 1 0 6 + 6 9 . 6 1 -3 4 . 5 5 L T RI M = 9 8 6 . 5 8 (4 8 " Ø ) INV: 982.92 (S) INV: 982.82 (W) HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 3 : 3 7 A M N MA T C H L I N E S T A : 1 0 5 + 5 0 SE E S H E E T 11 MA T C H L I N E S T A : 1 1 2 + 5 0 SE E S H E E T 13 MA T C H L I N E S T A : 1 1 2 + 5 0 SE E S H E E T 13 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 12 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS 4780 MEDINA LAKE DRIVE GEORGE & HEATHER ALLENDORPH 4795 FOXBERRY DRIVE VINCENT L & JOYCE S HAYDEN F O X B E R R Y D R I V E B618 CONCRETE CURB & GUTTER PID 3511923410002 LENNAR DEVELOPMENT TAVERA 1ST BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGT UGT UGT UG T UGTUGT UGTUGT UGT UGT UGT U G T U G T UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGT UGT UG T UG T UG T UG T UG T UG T F/ O F/ O F/ O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O OHE OHE OHE OHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE UG E UG E UG E UG E UG E UG E UG E OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 113+00 114+00 115+00 116+00 117+00 118+00 119+00 5011 5012 5103 5013 5101 5100 5102 12 " 12" 15" 24 " 8 8 PEPEPEPE PE PE PE PE PEPEPE PE PE PE PE PE PE PE PEPE PE TE TE TE TE TE TE TETETETETETETETE TE TE 970 975 980 985 990 995 1000 1005 1010 1015 970 975 980 985 990 995 1000 1005 1010 1015 98 8 . 4 98 8 . 1 98 7 . 8 98 8 . 2 98 7 . 7 98 7 . 4 98 7 . 1 98 7 . 1 98 7 . 2 98 7 . 3 98 7 . 5 98 7 . 8 98 8 . 3 98 8 . 7 98 9 . 6 99 0 . 6 99 1 . 5 98 8 . 3 4 98 8 . 1 3 98 7 . 8 8 98 8 . 1 8 98 7 . 7 1 98 7 . 4 3 98 7 . 1 8 98 7 . 0 8 98 7 . 1 8 98 7 . 4 3 98 7 . 6 8 98 7 . 9 3 98 8 . 1 8 98 8 . 6 5 98 9 . 4 3 99 0 . 4 3 99 1 . 4 3 113+00 113+50 114+00 114+50 115+00 115+50 116+00 116+50 117+00 117+50 118+00 118+50 119+00 119+50 120+00 120+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION -0.50%3.00%-3.00% -0.50%0.50% 2.00% PV I S : 1 1 3 + 8 4 . 2 5 PV I E : 9 8 7 . 7 1 PV I S : 1 1 4 + 1 7 . 1 6 PV I E : 9 8 8 . 7 0 PV I S : 1 1 4 + 5 1 . 4 0 PV I E : 9 8 7 . 6 7 PVIS:111+50.00 PVIE:988.88 AD:1.00 K:300.00 300.00' VC EV C S : 1 1 3 + 0 0 . 0 0 EV C E : 9 8 8 . 1 3 PVIS:116+00.00 PVIE:986.93 AD:1.00 K:120.00 120.00' VC BV C S : 1 1 5 + 4 0 . 0 0 BV C E : 9 8 7 . 2 3 EV C S : 1 1 6 + 6 0 . 0 0 EV C E : 9 8 7 . 2 3 LP STA:116+00.00 LP ELEV:987.08 PVIS:119+00.00 PVIE:988.43 AD:1.50 K:80.00 120.00' VC BV C S : 1 1 8 + 4 0 . 0 0 BV C E : 9 8 8 . 1 3 EV C S : 1 1 9 + 6 0 . 0 0 EV C E : 9 8 9 . 6 3 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE INV: 984.74 (N) INV: 984.74 (SW) 43' - 12" RCP CL V @ 0.56% 5103 ST A 1 1 5 + 3 7 . 0 6 -3 6 . 7 6 L T RI M = 9 8 6 . 5 4 (4 8 " Ø ) INV: 982.35 (W) 72' - 24" RCP CL V @ 0.24% 5012 ST A 1 1 3 + 4 1 . 9 0 24 . 2 2 R T RI M = 9 8 7 . 2 2 (4 8 " Ø ) 5101 ST A 1 1 4 + 6 7 . 7 7 -3 6 . 6 7 L T RI M = 9 8 6 . 9 9 (6 0 " Ø ) INV: 982.00 (E) INV: 981.79 (S) INV: 981.69 (N) 69' - 15" RCP CL V @ 0.50% HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 3 : 4 5 A M N MA T C H L I N E S T A : 1 1 2 + 5 0 SE E S H E E T 12 MA T C H L I N E S T A : 1 1 9 + 5 0 SE E S H E E T 14 MATCHLINE SEE SHEET 22 MATCHLINE SEE SHEET 22 MA T C H L I N E S T A : 1 1 9 + 5 0 SE E S H E E T 14 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 13 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS 19800 HACKAMORE ROAD LAKEVIEW DEVELOPMENT CO LLC GONYEA PID 0111823220003 DANIEL & JACALYN MILLEA 655 HACKAMORE ROAD NANCY JEAN PID 0211823110024 FOXBERRY FARMS HOMEOWNERS CO U N T Y R O A D 1 1 6 / P I N T O D R I V E B618 CONCRETE CURB & GUTTER B618 CONCRETE CURB & GUTTER B618 CONCRETE CURB & GUTTER PID 3511923410002 LENNAR DEVELOPMENT TAVERA 1ST BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTF/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OH E OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 120+00 121+00 122+00 123+00 124+00 125+00 126+00 Cut/Fill Summary Name VOL 2 EG COMBINE vs G-2 Totals Cut Factor 1.00 Fill Factor 1.00 2d Area 7590.02 Sq. Ft. 7590.02 Sq. Ft. Cut 1077.98 Cu. Yd. 1077.98 Cu. Yd. Fill 6.24 Cu. Yd. 6.24 Cu. Yd. 1 5 " 5104 8 10 8 PEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPE PE PE P E TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TETETETETETETE 975 980 985 990 995 1000 1005 1010 1015 975 980 985 990 995 1000 1005 1010 1015 98 9 . 6 99 0 . 6 99 1 . 5 99 2 . 4 99 3 . 3 99 4 . 2 99 5 . 0 99 5 . 6 99 6 . 2 99 6 . 4 99 6 . 4 99 6 . 3 99 5 . 9 99 5 . 4 99 5 . 0 99 4 . 7 99 4 . 5 98 9 . 4 3 99 0 . 4 3 99 1 . 4 3 99 2 . 4 3 99 3 . 4 3 99 4 . 4 3 99 5 . 4 0 99 6 . 1 4 99 6 . 6 2 99 6 . 8 5 99 6 . 8 1 99 6 . 5 2 99 6 . 0 0 99 5 . 4 6 99 5 . 0 4 99 4 . 7 8 99 4 . 6 9 120+00 120+50 121+00 121+50 122+00 122+50 123+00 123+50 124+00 124+50 125+00 125+50 126+00 126+50 127+00 127+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION 2.00% -1.10% PVIS:123+75.00 PVIE:997.93 AD:3.10 K:96.74 300.00' VC BV C S : 1 2 2 + 2 5 . 0 0 BV C E : 9 9 4 . 9 3 EV C S : 1 2 5 + 2 5 . 0 0 EV C E : 9 9 6 . 2 8 HP STA:124+18.48 HP ELEV:996.86 PVIS:119+00.00 PVIE:988.43 AD:1.50 K:80.00 120.00' VC EV C S : 1 1 9 + 6 0 . 0 0 EV C E : 9 8 9 . 6 3 PVIS:127+34.31 PVIE:993.97 AD:1.94 K:154.98 300.00' VC BV C S : 1 2 5 + 8 4 . 3 1 BV C E : 9 9 5 . 6 2 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE 39' - 15" RCP CL V @ 0.50%INV: 990.50 (NW) 5104 ST A 1 2 2 + 0 5 . 3 4 -3 6 . 6 8 L T RI M = 9 9 3 . 8 3 (2 ' X 3 ' ) HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 3 : 5 2 A M N MA T C H L I N E S T A : 1 1 9 + 5 0 SE E S H E E T 13 MA T C H L I N E S T A : 1 2 6 + 5 0 SE E S H E E T 15 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) MA T C H L I N E S T A : 1 2 6 + 5 0 SE E S H E E T 15 S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 14 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS 19800 HACKAMORE ROAD LAKEVIEW DEVELOPMENT CO LLC GONYEA 19710 HACKAMORE ROAD LAKEVIEW DEVELOPMENT CO LLC GONYEA 655 HACKAMORE ROAD NANCY JEAN 625 HACKAMORE ROAD HARRY A & ANGELA S DENNY B618 CONCRETE CURB & GUTTER BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGT UG T UG T UG T UG T UG T F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/OOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE 127+00 128+00 129+00 130+00 131+00 132+00 133+00 989 99 3 99 2 991 99 0 98 9 9 9 0 9 8 9 Fill 6.24 Cu. Yd. 6.24 Cu. Yd. Net 1071.74 Cu. Yd.<Cut> 1071.74 Cu. Yd.<Cut> 5201 5202 1 5 " 15 " 5105 15 " 5106 8 10 TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TETETETETETETETETETE TETE P E P E P E PE PE PE PE P E PE 980 985 990 995 1000 1005 1010 1015 1020 980 985 990 995 1000 1005 1010 1015 1020 99 5 . 0 99 4 . 7 99 4 . 5 99 4 . 6 99 4 . 7 99 5 . 1 99 5 . 5 99 6 . 1 99 6 . 6 99 7 . 2 99 7 . 9 99 8 . 7 99 9 . 4 99 9 . 9 10 0 0 . 5 10 0 1 . 5 10 0 1 . 8 99 5 . 0 4 99 4 . 7 8 99 4 . 6 9 99 4 . 7 5 99 4 . 9 8 99 5 . 3 6 99 5 . 7 8 99 6 . 2 9 99 6 . 9 3 99 7 . 6 7 99 8 . 4 1 99 9 . 1 5 99 9 . 9 0 10 0 0 . 6 3 10 0 1 . 2 3 10 0 1 . 6 2 10 0 1 . 8 8 127+00 127+50 128+00 128+50 129+00 129+50 130+00 130+50 131+00 131+50 132+00 132+50 133+00 133+50 134+00 134+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION 0.83% 1.48% 0.50% PVIS:133+50.00 PVIE:1001.38 AD:0.98 K:122.14 120.00' VC BV C S : 1 3 2 + 9 0 . 0 0 BV C E : 1 0 0 0 . 4 9 EV C S : 1 3 4 + 1 0 . 0 0 EV C E : 1 0 0 1 . 6 8 PVIS:127+34.31 PVIE:993.97 AD:1.94 K:154.98 300.00' VC EV C S : 1 2 8 + 8 4 . 3 1 EV C E : 9 9 5 . 2 2 LP STA:127+54.95 LP ELEV:994.68 PVIS:130+00.00 PVIE:996.19 AD:0.65 K:185.24 120.00' VC BV C S : 1 2 9 + 4 0 . 0 0 BV C E : 9 9 5 . 6 9 EV C S : 1 3 0 + 6 0 . 0 0 EV C E : 9 9 7 . 0 8 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE 5202 ST A 1 3 1 + 1 7 . 7 9 25 . 1 0 R T RI M = 9 9 5 . 5 7 (4 8 " Ø ) 46' - 15" RCP CL V @ 0.50% 5201 ST A 1 3 1 + 0 5 . 6 3 -1 9 . 6 0 L T RI M = 9 9 7 . 1 4 (2 ' X 3 ' ) INV: 992.94 (S) INV: 993.04 (NW)INV: 992.71 (N) INV: 992.71 (S) HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 WSB PROJECT NO.: RE V I S I O N S NO . DA T E DE S C R I P T I O N K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 4 : 0 0 A M N S.A.P. SHEET OF 60 15 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D IM P R O V E M E N T S P R O J E C T CI T Y O F M E D I N A A N D C I T Y OF C O R C O R A N STREET & STORM SEWER PLANS XXX-XXX-XXX C.P. XXXX-XX MA T C H L I N E S T A : 1 2 6 + 5 0 SE E S H E E T 14 MA T C H L I N E S T A : 1 3 3 + 5 0 SE E S H E E T 16 MA T C H L I N E S T A : 1 3 3 + 5 0 SE E S H E E T 16 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) 6215 HACKAMORE CIRCLE FREDERICK J BENKUSKY 6210 HACKAMORE CIRCLE JOHN G & SHERRY A MORRILL 565 HACKAMORE ROAD RYAN M & APRIL D LINDELL 545 HACKAMORE ROAD TIMOTHY J BEAURPE 435 HACKAMORE ROAD MARILYN A LARSON PID 0111823210008 PULTE HOMES OF MINNESOTA LLC THE RESERVE OF MEDINA HA C K A M O R E C I R C L E B618 CONCRETE CURB & GUTTER BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGTUGTUGTUGTUGTUGTUGTUGTUGTUGT UG T UG T UG T UG T UGTUGTUGTUGTUGTUGTUGTUGTUGTUGTF/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 134+00 135+00 136+00 137+00 138+00 139+00 140+00 5203 5204 5205 15" 15 " 15" 15" 5206 10 10 TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE TE PE PE PE PE PE PE PE PE PE PE PE 985 990 995 1000 1005 1010 1015 1020 1025 985 990 995 1000 1005 1010 1015 1020 1025 10 0 0 . 5 10 0 1 . 5 10 0 1 . 8 10 0 1 . 9 10 0 2 . 2 10 0 2 . 4 10 0 2 . 6 10 0 2 . 9 10 0 3 . 2 10 0 3 . 3 10 0 3 . 9 10 0 4 . 1 10 0 4 . 6 10 0 5 . 2 10 0 6 . 4 10 0 7 . 5 10 0 8 . 5 10 0 1 . 2 3 10 0 1 . 6 2 10 0 1 . 8 8 10 0 2 . 1 3 10 0 2 . 3 8 10 0 2 . 6 3 10 0 2 . 8 8 10 0 3 . 1 3 10 0 3 . 3 8 10 0 3 . 6 3 10 0 3 . 8 8 10 0 4 . 3 5 10 0 5 . 1 3 10 0 6 . 1 3 10 0 7 . 1 3 10 0 8 . 1 3 10 0 9 . 1 3 134+00 134+50 135+00 135+50 136+00 136+50 137+00 137+50 138+00 138+50 139+00 139+50 140+00 140+50 141+00 141+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION 0.50% 2.00% PVIS:133+50.00 PVIE:1001.38 AD:0.98 K:122.14 120.00' VC EV C S : 1 3 4 + 1 0 . 0 0 EV C E : 1 0 0 1 . 6 8 PVIS:139+00.00 PVIE:1004.13 AD:1.50 K:80.00 120.00' VC BV C S : 1 3 8 + 4 0 . 0 0 BV C E : 1 0 0 3 . 8 3 EV C S : 1 3 9 + 6 0 . 0 0 EV C E : 1 0 0 5 . 3 3 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE INV: 999.32 (E) 166' - 15" RCP CL V @ 0.50% INV: 998.49 (W) INV: 998.39 (S) 5204 ST A 1 3 8 + 9 2 . 4 3 -2 9 . 6 8 L T RI M = 1 0 0 3 . 7 1 (4 8 " Ø ) 5203 ST A 1 3 7 + 2 6 . 7 0 -2 9 . 6 8 L T RI M = 1 0 0 2 . 6 9 (2 ' X 3 ' ) HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 4 : 0 8 A M N MA T C H L I N E S T A : 1 3 3 + 5 0 SE E S H E E T 15 MA T C H L I N E S T A : 1 4 0 + 5 0 SE E S H E E T 17 MA T C H L I N E S T A : 1 4 0 + 5 0 SE E S H E E T 17 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 16 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS 6205 HUNTER ROAD JOSEPH & HANNA SMITH 19510 HACKAMORE ROAD OLGA & SERGEY KARACHENETS 435 HACKAMORE ROAD MARILYN A LARSON PID 0111823210008 PULTE HOMES OF MINNESOTA LLC THE RESERVE OF MEDINA PID 0111823120008 WILD MEADOWS HMOWNRS ASC INC HU N T E R R O A D B618 CONCRETE CURB & GUTTER BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UG T UG T UGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGTUGT UG T UGT UGT UGT UGT UGT UGT F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 141+00 142+00 143+00 144+00 145+00 146+00 147+00 5300 15" 5301 15"10 10 TE TETE 990 995 1000 1005 1010 1015 1020 1025 1030 1035 990 995 1000 1005 1010 1015 1020 1025 1030 1035 10 0 6 . 4 10 0 7 . 5 10 0 8 . 5 10 0 9 . 2 10 0 9 . 6 10 1 0 . 2 10 1 0 . 3 10 1 0 . 0 10 0 9 . 5 10 0 8 . 8 10 0 7 . 5 10 0 5 . 3 10 0 3 . 5 10 0 1 . 9 10 0 0 . 3 99 8 . 5 99 6 . 6 10 0 7 . 1 3 10 0 8 . 1 3 10 0 9 . 1 3 10 1 0 . 0 8 10 1 0 . 7 3 10 1 1 . 0 2 10 1 0 . 9 6 10 1 0 . 5 4 10 0 9 . 7 7 10 0 8 . 6 9 10 0 7 . 5 6 10 0 6 . 2 2 10 0 4 . 5 6 10 0 2 . 6 9 10 0 0 . 8 2 99 8 . 9 4 99 7 . 0 7 141+00 141+50 142+00 142+50 143+00 143+50 144+00 144+50 145+00 145+50 146+00 146+50 147+00 147+50 148+00 148+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION 2.00%-2.25% -3.75% PVIS:143+25.00 PVIE:1012.63 AD:4.25 K:70.59 300.00' VC BV C S : 1 4 1 + 7 5 . 0 0 BV C E : 1 0 0 9 . 6 3 EV C S : 1 4 4 + 7 5 . 0 0 EV C E : 1 0 0 9 . 2 5 HP STA:143+16.18 HP ELEV:1011.04 PVIS:146+00.00 PVIE:1006.44 AD:1.50 K:80.00 120.00' VC BV C S : 1 4 5 + 4 0 . 0 0 BV C E : 1 0 0 7 . 7 9 EV C S : 1 4 6 + 6 0 . 0 0 EV C E : 1 0 0 4 . 1 9 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 4 : 1 5 A M N MA T C H L I N E S T A : 1 4 0 + 5 0 SE E S H E E T 16 MA T C H L I N E S T A : 1 4 7 + 5 0 SE E S H E E T 18 MA T C H L I N E S T A : 1 4 7 + 5 0 SE E S H E E T 18 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 17 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS RAVINIA 10TH ADDITION PID 0111823120008 WILD MEADOWS HMOWNRS ASC INC PID 0111823120008 WILD MEADOWS HMOWNRS ASC INC RAVINIA 10TH ADDITIONST E E P L E C H A S E L A N E BE R G A M O T DR I V E B618 CONCRETE CURB & GUTTER10' WIDE EXISTING TRAIL EASEMENT BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 148+00 149+00 150+00 151+00 152+00 153+00 154+00 5302 5304 5305 15 " 15" 5400 8 PE PE TETETETETETETETETETETETETETE TE TE TE 970 975 980 985 990 995 1000 1005 1010 1015 970 975 980 985 990 995 1000 1005 1010 1015 10 0 0 . 3 99 8 . 5 99 6 . 6 99 5 . 0 99 3 . 2 99 1 . 5 99 0 . 0 98 8 . 9 98 7 . 9 98 7 . 0 98 5 . 9 98 5 . 0 98 4 . 0 98 3 . 0 98 2 . 0 98 0 . 8 97 9 . 6 10 0 0 . 8 2 99 8 . 9 4 99 7 . 0 7 99 5 . 1 9 99 3 . 3 2 99 1 . 6 7 99 0 . 3 5 98 9 . 2 4 98 8 . 1 4 98 7 . 0 4 98 5 . 9 4 98 4 . 8 4 98 3 . 7 4 98 2 . 6 4 98 1 . 5 4 98 0 . 4 4 97 9 . 3 4 148+00 148+50 149+00 149+50 150+00 150+50 151+00 151+50 152+00 152+50 153+00 153+50 154+00 154+50 155+00 155+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION -3.75% -2.20% PVIS:150+00.00 PVIE:991.44 AD:1.55 K:77.39 120.00' VC BV C S : 1 4 9 + 4 0 . 0 0 BV C E : 9 9 3 . 6 9 EV C S : 1 5 0 + 6 0 . 0 0 EV C E : 9 9 0 . 1 2 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE INV: 991.00 (NE) INV: 994.36 (W)39' - 15" RCP CL V @ 2.00% 40' - 15" RCP CL V @ 3.00% 5304 ST A 1 4 8 + 3 7 . 4 9 -6 8 . 2 7 L T RI M = 9 9 6 . 9 4 (4 8 " Ø ) INV: 990.22 (SW) INV: 984.21 (NE) 5302 ST A 1 4 8 + 1 7 . 6 9 -3 4 . 7 8 L T RI M = 9 9 7 . 6 6 (4 8 " Ø ) HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 4 : 2 2 A M N MA T C H L I N E S T A : 1 4 7 + 5 0 SE E S H E E T 17 MA T C H L I N E S T A : 1 5 4 + 5 0 SE E S H E E T 19 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) MA T C H L I N E S T A : 1 5 4 + 5 0 SE E S H E E T 19 S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 18 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS PID 0111823120008 WILD MEADOWS HMOWNRS ASC INC PID 0111823120008 WILD MEADOWS HMOWNRS ASC INC B618 CONCRETE CURB & GUTTER 10' WIDE EXISTING TRAIL EASEMENT BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 155+00 156+00 157+00 158+00 159+00 160+00 161+00 977 976 975 974 973 97 3 OCS 972972 973 974 975 975 97 7 97 6 975 974 973 972 5402 5406 1 2 " 2 4 " 5401 5403 5413 5415 12" 5405 15"8 PE PE PE PE PE PE PE PE PE PE PE PE PE PE PE PE PE PE PE PE PE PE PE TE TE TETETETETE TE 960 965 970 975 980 985 990 995 1000 1005 960 965 970 975 980 985 990 995 1000 1005 98 2 . 0 98 0 . 8 97 9 . 6 97 8 . 6 97 8 . 0 97 7 . 6 97 7 . 3 97 6 . 9 97 6 . 6 97 6 . 5 97 6 . 6 97 7 . 1 97 9 . 0 98 2 . 3 98 2 . 5 98 4 . 0 98 4 . 4 98 1 . 5 4 98 0 . 4 4 97 9 . 3 4 97 8 . 3 6 97 7 . 5 9 97 7 . 0 5 97 6 . 7 4 97 6 . 6 5 97 6 . 7 9 97 7 . 0 4 97 7 . 3 5 97 8 . 1 2 97 9 . 4 0 98 1 . 1 1 98 2 . 4 9 98 3 . 3 0 98 3 . 5 4 155+00 155+50 156+00 156+50 157+00 157+50 158+00 158+50 159+00 159+50 160+00 160+50 161+00 161+50 162+00 162+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION -2.20% 0.50% 3.60% PVIS:162+60.27 PVIE:986.90 AD:7.85 K:43.95 345.00' VC BV C S : 1 6 0 + 8 7 . 7 7 BV C E : 9 8 0 . 6 9 HP STA:162+45.98 HP ELEV:983.54 PVIS:157+00.20 PVIE:976.04 AD:2.70 K:111.14 300.00' VC BV C S : 1 5 5 + 5 0 . 2 0 BV C E : 9 7 9 . 3 4 EV C S : 1 5 8 + 5 0 . 2 0 EV C E : 9 7 6 . 7 9 LP STA:157+94.64 LP ELEV:976.65 PVIS:160+00.27 PVIE:977.54 AD:3.10 K:48.39 150.00' VC BV C S : 1 5 9 + 2 5 . 2 7 BV C E : 9 7 7 . 1 7 EV C S : 1 6 0 + 7 5 . 2 7 EV C E : 9 8 0 . 2 4 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE 5402 ST A 1 5 7 + 9 8 . 1 6 -3 1 . 5 3 L T RI M = 9 7 5 . 6 7 (4 8 " Ø ) INV: 974.00 (NW) INV: 974.10 (W) 37' - 12" RCP CL V @ 0.54% 66' - 15" RCP CL V @ 0.50% INV: 978.33 (S) 5407 ST A 1 6 1 + 6 4 . 1 2 -3 6 . 6 7 L T RI M = 9 8 2 . 0 6 (4 8 " Ø ) HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 4 : 2 8 A M N MA T C H L I N E S T A : 1 5 4 + 5 0 SE E S H E E T 18 MA T C H L I N E S T A : 1 6 1 + 5 0 SE E S H E E T 20 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) MA T C H L I N E S T A : 1 6 1 + 5 0 SE E S H E E T 20 S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 19 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS 19220 HACKAMORE ROAD GREGORY S & JACKIE A HOGLUND 19200 HACKAMORE ROAD HOMELAND INVSTMNTS LLC ETAL PID 0111823110014 WILD MEADOWS HMOWNRS ASC INC B618 CONCRETE CURB & GUTTER PREFERRED ALTERNATE TRAIL ALIGNMENT BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT UGT F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 162+00 163+00 164+00 165+00 166+00 167+00 5407 5408 5412 5411 5409 15 " 24 " 10 5410 PE PE PE PE PE PE PE PE TE TE TE TE TE TE TE TE TE TETETE TE TE TE TE 960 965 970 975 980 985 990 995 1000 1005 960 965 970 975 980 985 990 995 1000 1005 98 2 . 5 98 4 . 0 98 4 . 4 98 4 . 0 98 2 . 8 98 0 . 7 97 8 . 5 97 6 . 7 97 5 . 2 97 4 . 0 97 3 . 1 97 2 . 9 97 2 . 8 97 1 . 7 97 0 . 7 96 9 . 6 98 2 . 4 9 98 3 . 3 0 98 3 . 5 4 98 3 . 2 1 98 2 . 3 1 98 0 . 8 4 97 8 . 8 4 97 6 . 8 5 97 5 . 2 8 97 4 . 1 4 97 3 . 4 3 97 2 . 9 6 97 2 . 9 0 97 1 . 8 2 97 0 . 7 2 96 9 . 6 3 96 8 . 5 3 162+00 162+50 163+00 163+50 164+00 164+50 165+00 165+50 166+00 166+50 167+00 167+50 168+00 168+50 169+00 169+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION -4.25% -1.15%2.00%-2.00% -2.19% PV I S : 1 6 6 + 9 6 . 6 3 PV I E : 9 7 2 . 8 9 PV I S : 1 6 7 + 2 3 . 6 2 PV I E : 9 7 3 . 4 3 PV I S : 1 6 7 + 5 3 . 6 2 PV I E : 9 7 2 . 8 3 PVIS:162+60.27 PVIE:986.90 AD:7.85 K:43.95 345.00' VC EV C S : 1 6 4 + 3 2 . 7 7 EV C E : 9 7 9 . 5 7 HP STA:162+45.98 HP ELEV:983.54 PVIS:165+50.27 PVIE:974.58 AD:3.10 K:58.06 180.00' VC BV C S : 1 6 4 + 6 0 . 2 7 BV C E : 9 7 8 . 4 0 EV C S : 1 6 6 + 4 0 . 2 7 EV C E : 9 7 3 . 5 4 PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE 72' - 24" RCP CL V @ 0.15% INV: 968.76 (W) 5412 ST A 1 6 6 + 3 8 . 5 2 -2 9 . 6 7 L T RI M = 9 7 2 . 7 9 (2 ' X 3 ' ) 24' - 15" RCP CL V @ 1.00% INV: 963.49 (S) INV: 963.49 (N) INV: 968.52 (E) 5410 ST A 1 6 6 + 1 4 . 4 5 -2 9 . 6 7 L T RI M = 9 7 3 . 8 1 (4 8 " Ø ) SUMP: 960.49 HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 4 : 3 4 A M N MA T C H L I N E S T A : 1 6 1 + 5 0 SE E S H E E T 19 MA T C H L I N E S T A : 1 6 7 + 5 0 SE E S H E E T 21 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) MA T C H L I N E S T A : 1 6 7 + 2 5 SE E S H E E T 21 S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 20 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS 19200 HACKAMORE ROAD HOMELAND INVSTMNTS LLC ETAL PID 0111823110014 WILD MEADOWS HMOWNRS ASC INC CO U N T Y R O A D 1 0 1 / B R O C K T O N L A N E B618 CONCRETE CURB & GUTTER B618 CONCRETE CURB & GUTTER PREFERRED ALTERNATE TRAIL ALIGNMENT BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UGTF/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O OH T OH T OH T OHT OHT OHT OHT OHT OHT OHT OHT OHT OHT OHT OHT OHT OHT OHT OHT OHT F/ O F/ O F/ O F/ O F/ O F/ O F/ O OHE 168+00 169+00 170+00 171+00 172+00 173+00 960 965 970 975 980 985 990 995 1000 1005 960 965 970 975 980 985 990 995 1000 1005 97 3 . 1 97 2 . 9 97 2 . 8 97 1 . 7 97 0 . 7 96 9 . 6 97 3 . 4 3 97 2 . 9 6 97 2 . 9 0 97 1 . 8 2 97 0 . 7 2 96 9 . 6 3 96 8 . 5 3 96 7 . 4 4 96 6 . 5 1 96 5 . 8 1 96 5 . 3 4 96 5 . 1 0 96 5 . 1 0 96 5 . 3 3 96 5 . 6 3 167+00 167+50 168+00 168+50 169+00 169+50 170+00 170+50 171+00 171+50 172+00 172+50 173+00 173+50 174+00 174+50 PROPOSED CL ELEVATION EXISTING CL ELEVATION PROPOSED CL PROFILE EXISTING CL PROFILE PROPOSED SUBGRADE CL PROFILE HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 4 : 4 1 A M N MA T C H L I N E S T A : 1 6 7 + 2 5 SE E S H E E T 20 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 21 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS LAYOUT SHOWN FOR REFERENCE ONLY. PLYMOUTH-LED PROJECT EXPECTED FOR CONSTRUCTION IN 2022. BITUMINOUS ROAD AND TRAIL LEGEND PROPOSED CURB AND GUTTER DES. B618 GRAVEL DRIVEWAY PROPOSED BITUMINOUS EDGE CONCRETE PAVEMENTPROPOSED DRAINAGE STRUCTURE PROPOSED RCP STORM SEWER GRADING LIMITS PE APPROX. PERMANENT EASEMENT TE APPROX. TEMPORARY EASEMENT UG T UG T UGT UG T UG T U G T UG T UG T UGT UGT UG T UG T UG T UG T UG T UG T UGTUGTUGTUGTUGTUGTUGTUGT UGT UGT UGT UGT UGTF/O F/O F/O F/O F/O F/O F/O F/ O F/ O F/ O OH E OH E OH E OH E OH E OH E UGE UGE UGE UGE UGE UG E UG E UG E UGE UGE UGE UGE UGE UGE UGE UGE UGE OH E OH E OH E OH E 11 3 + 0 0 11 4 + 0 0 11 5 + 0 0 5011 5012 5013 5101 5100 5102 12" 1 2 " 15 " 24" PE PE PE PE PE TE TE TE HACKAMORE ROAD SCALE IN FEET 0 H: 30 60 SCALE IN FEET 0 V: 5 10 K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - S T R T - P L A N . d w g 5/ 1 3 / 2 0 2 1 1 1 : 4 4 : 4 6 A M N MATCHLINE STA 113+00 SEE SHEET 13 MATCHLINE STA 115+00 SEE SHEET 13 LOCATION CITY OF MEDINA CITY OF CORCORAN CITY OF MAPLE GROVE CITY OF PLYMOUTH FO X B E R R Y D R CR - 1 1 6 ( P I N T O D R ) SETTLER S R D SN Y D E R R D HA C K A M O R E CI R HU N T E R R D BE R G A M O T DR CR - 1 0 1 ( B R O C K T O N L N N ) HACKAMORE RD HACK A M O R E R D CR - 1 1 6 ( P I N T O D R ) CR - 1 0 1 ( B R O C K T O N L N N ) S.A.P. XXX-XXX-XXX C.P. XXXX-XX WSB PROJECT NO.: SHEET OF RE V I S I O N S NO . DA T E DE S C R I P T I O N 60 22 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N STREET & STORM SEWER PLANS K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx Appendix B Typical Sections Hackamore Road Typical Sections 8' Trail 5' Blvd (Min.) 11' Thru Lane 11' Thru Lane 6' Shoulder, Rural Edge 10' Trail 8' Trail 6' Shoulder, Conc. Curb 6' Shoulder, Rural Edge 11' Thru Lane 11' Thru Lane 11' Thru Lane 11' Thru Lane 6' Shoulder, Conc. Curb 6' Shoulder, Conc. Curb 6' Shoulder, Conc. Curb 5' Blvd (Min.) 12' Turn Lane 12' Turn Lane 11' Turn Lane WSB PROJECT NO.: SHEET C.P.OF RE V I S I O N S NO . DA T E DE S C R I P T I O N K: \ 0 1 5 6 6 1 - 0 0 0 \ C a d \ P l a n \ 0 1 5 6 6 1 - 0 0 0 - C - T Y P S E C T . d w g 5/ 1 3 / 2 0 2 1 1 1 : 3 9 : 5 5 A M 60 4 015661-000 SCALE: PLAN BY: DESIGN BY: CHECK BY: AS SHOWN MPM JLS GMD I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , OR R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LI C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A . LI C . N O : DA T E : JA M E S L . S T R E M E L 05 / 1 8 / 2 0 2 1 45 7 8 2 HA C K A M O R E R D I M P R O V E M E N T S PR O J E C T CI T Y O F M E D I N A A N D C I T Y O F CO R C O R A N TYPICAL SECTIONS XXXX-XX 11' THRU LANE 11' THRU LANE 6' SHOULDER 6' SHOULDER 46.67' SECTION 11' THRU LANE 12' LEFT TURN LANE OR STRIPED MEDIAN 63.67' SECTION 11' THRU LANE 1 1/2 1' SEE INSET A CURB AND GUTTER (TYP.) B618 HACKAMORE ROAD (WITH RIGHT AND LEFT TURN LANES) 1 1/2 1' 1:4 M A X . 1:4 M A X . 6" MIN. TOPSOIL AND TURF, AS SPECIFIED RESTORE ALL DISTURBED AREAS CURB AND GUTTER (TYP.) B618 SEE INSET A HACKAMORE ROAD (STANDARD SECTION) 10" AGGREGATE BASE CLASS 5 OR RECYCLED EQUAL (MNDOT 3138) APPROVED SUBGRADE (12" DEPTH MIN., "SUBGRADE PREPARATION") INSET A 2357 BITUMINOUS TACK COAT 2.0" TYPE SP 12.5 NON WEAR COURSE MIX (3,C) (SPNWB330C) 1.5" TYPE SP 12.5 WEAR COURSE MIX (3,C) (SPWEB340C) 6" CL 5 AGGREGATE BASE OR RECYCLED EQUAL (MNDOT 3138) (INCIDENTAL) 3" TYPE SP 9.5 WEARING COURSE MIX (SPWEA240B) APPROVED SUBGRADE (INCIDENTAL) INSET B 2' SHLDR 8' BIT. TRAIL SEE INSET B BITUMINOUS TRAIL 1:4 MA X . 1:4 M A X . 6' BOULEVARD STA 113+90 - STA 117+00 STA 161+50 - STA 173+00 11' THRU LANE 12' LEFT TURN LANE OR STRIPED MEDIAN 58.67' SECTION 11' THRU LANE 6' SHOULDER 10.67' BIT. TRAIL INCL. CURB BACK 1 1/2 1'SEE INSET A SEE INSET B CURB AND GUTTER (TYP.) B618 BITUMINOUS TRAIL 1:4 MAX . 1:4 M A X . SEE INSET B STA 98+75 TO 102+00 STA 124+00 TO 135+00 STA 147+60 TO 158+50 HACKAMORE ROAD (LEFT TURN LANE OR CENTER STRIPED MEDIAN) STA 117+00 TO 124+00 (RIGHT TURN LANE FROM STA 122+00 TO 124+00) STA 135+00 TO 147+60 (RIGHT TURN LANE FROM STA 145+60 TO 147+60) STA 158+50 TO 161+50 HACKAMORE ROAD ALTERNATE TRAIL TYPICAL SECTION 6' SHOULDER 6' SHOULDER 2' GRAVEL SHOULDER 1:4 M A X . 1:4 M A X . 6" MIN. TOPSOIL AND TURF, AS SPECIFIED RESTORE ALL DISTURBED AREAS 1:4 M A X . 1:4 M A X . 6" MIN. TOPSOIL AND TURF, AS SPECIFIED RESTORE ALL DISTURBED AREAS 2' GRAVEL SHOULDER 2' GRAVEL SHOULDER 2.0% 2.0% 2.0%2.0% 2.0% 2.0% 2.0% 2.0% GEOTEXTILE FABRIC (NON-WOVEN, MNDOT 3733 TYPE V) OVER 2' SHLDR 8' BIT. TRAIL SEE INSET B BITUMINOUS TRAIL 1:4 MA X . 1:4 M A X . 10' DITCH HACKAMORE ROAD ALTERNATE DITCH SECTION 2.0% 18" SELECT GRANULAR EMBANKMENT (MNDOT 3149) 2.5" TYPE SP 12.5 NON WEAR COURSE MIX (3,C) (SPNWB330C) 2357 BITUMINOUS TACK COAT 10.67' BIT. TRAIL INCL. CURB BACK SEE INSET B BITUMINOUS TRAIL 1:4 MAX . 1:4 M A X . SEE INSET B 2.0% 10.67' BIT. TRAIL INCL. CURB BACK SEE INSET B BITUMINOUS TRAIL 1:4 MAX . 1:4 M A X . SEE INSET B 2.0% 11' THRU LANE 11' THRU LANE 6' SHOULDER 6' SHOULDER 48.67' SECTION 1 1/2 1' CURB AND GUTTER (TYP.) B618 SEE INSET A HACKAMORE ROAD (URBAN SECTION) STA 98+75 TO 113+90* 2.0%2.0% 8' BIT. TRAIL SEE INSET B BITUMINOUS TRAIL 1:4 MA X . 1:4 M A X . SEE INSET B 6' BLVD INCL. CURB BACK 1:4 M A X . 1:4 M A X . *STA 102+00 TO STA 103+75 INCLUDES LEFT TURN LANE *STA 103+75 TO STA 113+90 INCLUDES RIGHT AND LEFT TURN LANE OR STRIPED MEDIAN STA 124+20 TO STA 129+85 STA 147+60 TO STA 158+50 2.0% 11' RIGHT TURN LANE K:\015661-000\Admin\Docs\75% Design Memos\1. 75% Hackamore Design Memo - Medina - Final Draft 051321.docx Appendix C Detailed Opinion of Project Costs WSB Project:Hackamore Drive Option 2 Design By:LME Project Location:Medina, MN & Corcoran, MN Checked By:JLS City Project No.: WSB Project No:015661-00 Date:5/12/2021 Item No. MnDOT Specification No. Description Unit Estimated Total Quantity Estimated Unit Price Estimated Total Cost 1 2021.501 MOBILIZATION LS 1 156,200.00$ 156,200.00$ 2 2101.505 CLEARING ACRE 0.5 30,000.00$ 15,000.00$ 3 2101.505 GRUBBING ACRE 0.5 30,000.00$ 15,000.00$ 4 2104.503 REMOVE CURB AND GUTTER L F 138 6.00$ 828.00$ 5 2104.504 REMOVE BITUMINOUS DRIVEWAY S Y 201 12.00$ 2,412.00$ 6 2104.504 REMOVE GRAVEL DRIVEWAY S Y 232 8.00$ 1,856.00$ 7 2104.504 REMOVE SIGN EACH 10 50.00$ 500.00$ 8 2104.504 REMOVE MAILBOX EACH 14 50.00$ 700.00$ 9 2104.603 SAWCUT BITUMINOUS PAVEMENT (FULL DEPTH)L F 454 3.00$ 1,362.00$ 10 2105.504 GEOTEXTILE FABRIC TYPE V S Y 40771 2.00$ 81,542.00$ 11 2106.507 EMBANKMENT - COMMON C Y 14602 9.00$ 131,418.00$ 12 2106.507 EXCAVATION - SUBGRADE C Y 33687 16.00$ 538,992.00$ 13 2106.507 SELECT GRANULAR EMBANKMENT (CV)C Y 20386 24.00$ 489,264.00$ 14 2106.507 EXCAVATION - MUCK C Y 8590 18.00$ 154,620.00$ 15 2106.507 GRANULAR EMBANKMENT (CV)C Y 859 24.00$ 20,616.00$ 16 2112.519 SUBGRADE PREPARATION RDST 68 300.00$ 20,400.00$ 17 2123.610 STREET SWEEPER WITH PICKUP BROOM HOUR 30 175.00$ 5,250.00$ 18 2131.506 CALCIUM CHLORIDE SOLUTION GAL 9531 2.50$ 23,827.50$ 19 2211.509 AGGREGATE BASE CLASS 5 C Y 5943 30.00$ 178,290.00$ 20 2215.504 FULL DEPTH RECLAMATION S Y 20618 3.50$ 72,163.00$ 21 2231.603 BITUMINOUS RAMPING LF 5848 1.25$ 7,310.00$ 22 2357.506 BITUMINOUS MATERIAL FOR TACK COAT GAL 3530 3.00$ 10,590.00$ 23 2360.509 TYPE SP 12.5 WEARING COURSE MIX (3,C)TON 3142 77.00$ 241,934.00$ 24 2360.509 TYPE SP 12.5 NON WEAR COURSE MIX (3,C)TON 9424 74.00$ 697,376.00$ 25 2502.541 4" PERF PE PIPE DRAIN LIN FT 5848 16.00$ 93,568.00$ 26 2502.602 4" PVC PIPE DRAIN CLEANOUT EACH 17 550.00$ 9,350.00$ 27 2531.503 CONCRETE CURB & GUTTER DESIGN B618 L F 6141 16.00$ 98,256.00$ 28 2540.602 INSTALL MAIL BOX SUPPORT EACH 14 75.00$ 1,050.00$ 29 2563.601 TRAFFIC CONTROL L S 1 20,000.00$ 20,000.00$ 30 2564.502 INSTALL SIGN PANEL EACH 24 300.00$ 7,200.00$ 31 2564.518 SIGN PANELS TYPE C S F 216 60.00$ 12,960.00$ 32 2573.501 STABILIZED CONSTRUCTION EXIT LS 1 3,500.00$ 3,500.00$ 33 2573.502 STORM DRAIN INLET PROTECTION EACH 22 200.00$ 4,400.00$ 34 2573.503 SILT FENCE, TYPE MS L F 3382 2.50$ 8,455.00$ 35 2573.503 SEDIMENT CONTROL LOG TYPE WOOD FIBER L F 6763 2.50$ 16,907.50$ 36 2573.503 SEDIMENT CONTROL LOG TYPE ROCK L F 1691 8.00$ 13,528.00$ 37 2574.507 BOULEVARD TOPSOIL BORROW C Y 910 28.00$ 25,480.00$ 38 2575.504 EROSION CONTROL BLANKETS CATEGORY 3 S Y 2067 4.00$ 8,268.00$ 39 2575.504 RAPID STABILIZATION METHOD 4 S Y 8266 2.00$ 16,532.00$ 40 2575.504 SODDING TYPE LAWN S Y 3153 9.00$ 28,379.70$ 41 2575.508 SEED MIXTURE 25-141 LB 188 8.00$ 1,504.00$ 42 2575.604 SEEDING SPECIAL ACRE 1.80 4,000.00$ 7,200.00$ 43 2582.503 4" SOLID LINE MULTI COMP L F 17684 1.00$ 17,684.00$ 44 2582.503 24" SOLID LINE MULTI COMP L F 1000 2.00$ 2,000.00$ 45 2582.503 4" DBLE SOLID LINE MULTI COMP L F 10073 0.75$ 7,554.75$ 46 2582.518 CROSSWALK MULTI COMP S F 720 8.00$ 5,760.00$ 47 2582.518 PAVT MSSG MULTI COMP S F 585 4.00$ 2,340.00$ CONSTRUCTION TOTAL 3,279,327.45$ CONTINGENCY TOTAL (10%)327,932.75$ SUBTOTAL 3,607,260.20$ INDIRECT COST TOTAL (25%)901,815.05$ TOTAL 4,509,000.00$ WETLAND MITIGATION COST 20,000.00$ OPINION OF PROBABLE COST A. Roadway Costs 48 2021.501 MOBILIZATION LS 1 21,100.00$ 21,100.00$ 49 2101.505 CLEARING ACRE 0.3 20,000.00$ 6,000.00$ 50 2101.505 GRUBBING ACRE 0.3 15,000.00$ 4,500.00$ 51 2104.504 REMOVE BITUMINOUS TRAIL S Y 141.0 5.00$ 705.00$ 52 2104.518 REMOVE CONCRETE WALK S F 90 4.00$ 360.00$ 53 2105.504 GEOTEXTILE FABRIC TYPE V S Y 6634 2.00$ 13,268.00$ 54 2106.507 EXCAVATION - SUBGRADE C Y 1106 16.00$ 17,696.00$ 55 2211.509 AGGREGATE BASE CLASS 5 C Y 1156 30.00$ 34,680.00$ 56 2360.509 TYPE SP 9.5 WEARING COURSE MIX (2,C) - TRAIL S Y 6333 30.00$ 189,990.00$ 57 2531.504 6" CONCRETE WALK S F 1350 15.00$ 20,250.00$ 58 2531.618 TRUNCATED DOMES S F 224 55.00$ 12,320.00$ 59 2540.618 RETAINING WALL S F 425 75.00$ 31,875.00$ 60 2557.603 CHAINLINK SAFETY FENCE L F 170 100.00$ 17,000.00$ 61 2564.601 CROSSWALK SIGNAGE AND LIGHTING L S 1 20,000.00$ 20,000.00$ 62 2574.507 BOULEVARD TOPSOIL BORROW C Y 827 30.00$ 24,810.00$ 63 2575.504 RAPID STABILIZATION METHOD 4 S Y 7515 2.00$ 15,030.00$ 64 2575.508 SEED MIXTURE 25-141 LB 171 8.00$ 1,368.00$ 65 2575.604 SEEDING SPECIAL ACRE 2.1 5,000.00$ 10,500.00$ CONSTRUCTION TOTAL 441,452.00$ CONTINGENCY TOTAL (10%)44,145.20$ SUBTOTAL 485,597.20$ INDIRECT COST TOTAL (25%)121,399.30$ TOTAL 607,000.00$ 66 2021.501 MOBILIZATION LS 1 20,900.00$ 20,900.00$ 67 2104.502 REMOVE STORM SEWER L F 762 10.00$ 7,620.00$ 68 2104.502 REMOVE DRAINAGE STRUCTURE EACH 3 750.00$ 2,250.00$ 69 2105.601 DEWATERING L S 1 2,000.00$ 2,000.00$ 70 2130.610 UTILITY CREW HOUR 10 800.00$ 8,000.00$ 71 2451.607 PIPE BEDDING MATERIAL C Y 851 16.00$ 13,616.00$ 72 2501.502 12" PIPE APRON EACH 2 300.00$ 600.00$ 73 2501.502 15" PIPE APRON EACH 5 350.00$ 1,750.00$ 74 2501.502 24" PIPE APRON EACH 7 500.00$ 3,500.00$ 75 2503.503 12" RC PIPE SEWER DES 3006 CL V L F 323 68.00$ 21,964.00$ 76 2503.503 15" RC PIPE SEWER DES 3006 CL V L F 2380 72.00$ 171,360.00$ 77 2503.503 18" RC PIPE SEWER DES 3006 CL V L F 29 90.00$ 2,610.00$ 78 2503.503 24" RC PIPE SEWER DES 3006 CL III L F 280 110.00$ 30,800.00$ 79 2506.502 CASTING ASSEMBLY (STORM)EACH 16 800.00$ 12,800.00$ 80 2506.502 CONST DRAINATE STRUCTURE DESIGN H EACH 4 1,000.00$ 4,000.00$ 81 2506.503 CONST DRAINAGE STRUCTURE DES 48-4020 L F 126 650.00$ 81,900.00$ 82 2506.503 CONST DRAINAGE STRUCTURE DES 60-4020 L F 10 800.00$ 8,000.00$ 83 2506.602 CONST DRAINATE STRUCTURE DESIGN SPEC (2'X3')EACH 11 3,000.00$ 33,000.00$ 84 2511.507 RANDOM RIP RAP CLASS III C Y 70 120.00$ 8,400.00$ 85 2511.507 RANDOM RIP RAP CLASS IV C Y 84 160.00$ 13,440.00$ CONSTRUCTION TOTAL 448,510.00$ CONTINGENCY TOTAL (10%)112,127.50$ SUBTOTAL 560,637.50$ INDIRECT COST TOTAL (25%)140,159.38$ TOTAL 701,000.00$ C. Storm Sewer Improvements B. Trail Improvements 86 2021.501 MOBILIZATION LS 1 17,500.00$ 17,500.00$ 87 2104.504 REMOVE BITUMINOUS PAVEMENT S Y 156 3.00$ 468.00$ 88 2104.603 SAWCUT BITUMINOUS PAVEMENT (FULL DEPTH)L F 700 3.00$ 2,100.00$ 89 2105.504 GEOTEXTILE FABRIC TYPE V S Y 619 2.00$ 1,238.00$ 90 2106.507 EXCAVATION - SUBGRADE C Y 481 16.00$ 7,696.00$ 91 2106.507 SELECT GRANULAR EMBANKMENT (CV)C Y 524 24.00$ 12,576.00$ 92 2211.509 AGGREGATE BASE CLASS 5 C Y 157 30.00$ 4,710.00$ 93 2357.506 BITUMINOUS MATERIAL FOR TACK COAT GAL 23 5.00$ 115.00$ 94 2360.509 TYPE SP 9.5 WEARING COURSE MIX (2,C) - TRAIL S Y 53 30.00$ 1,590.00$ 95 2360.509 TYPE SP 12.5 WEARING COURSE MIX (3,C)TON 40 100.00$ 4,000.00$ 96 2360.509 TYPE SP 12.5 NON-WEAR COURSE MIX (3,C)TON 120 92.00$ 11,040.00$ 97 2531.503 CONCRETE CURB & GUTTER DESIGN B618 L F 96 16.00$ 1,536.00$ 98 2531.504 6" CONCRETE WALK S F 450 15.00$ 6,750.00$ 99 2531.618 TRUNCATED DOMES S F 48 55.00$ 2,640.00$ 100 2582.503 4" SOLID LINE PAINT L F 924 1.00$ 924.00$ 101 2582.518 PAVT MSSG PAINT S F 60 4.00$ 240.00$ 102 2565.601 SIGNAL SYSTEM LS 1 350,000.00$ 350,000.00$ CONSTRUCTION TOTAL 425,123.00$ CONTINGENCY TOTAL (10%)42,512.30$ SUBTOTAL 467,635.30$ INDIRECT COST TOTAL (25%)116,908.83$ TOTAL 585,000.00$ 103 2021.501 MOBILIZATION LS 1 8,800.00$ 8,800.00$ 104 2360.509 TYPE SP 9.5 WEARING COURSE MIX (2,C) - TRAIL S Y 35 30.00$ 1,050.00$ 105 2531.503 CONCRETE CURB & GUTTER DESIGN B618 L F 170 16.00$ 2,720.00$ 106 2531.504 6" CONCRETE WALK S F 300 15.00$ 4,500.00$ 107 2531.618 TRUNCATED DOMES S F 32 55.00$ 1,760.00$ 108 2563.601 TRAFFIC CONTROL L S 1 10,000.00$ 10,000.00$ 109 2565.601 SIGNAL SYSTEM LS 1 175,000.00$ 175,000.00$ CONSTRUCTION TOTAL 203,830.00$ CONTINGENCY TOTAL (10%)20,383.00$ SUBTOTAL 224,213.00$ INDIRECT COST TOTAL (25%)56,053.25$ TOTAL 280,000.00$ D. Intersection Costs - CR 116 E. Intersection Costs - CR 101 - Half of Signal System Costs Only 7 0 1 X E N I A A V E N U E S | S U I T E 3 0 0 | M I N N E A P O L I S , M N | 5 5 4 1 6 | 7 6 3 . 5 4 1 . 4 8 0 0 | W S B E N G . C O M May 11, 2022 Mr. Dusty Finke Mr. Kevin Mattson City Planning Director Public Works Director City of Medina City of Corcoran 2052 County Rd 24 8200 County Rd 116 Medina, MN 55340 Corcoran, MN 55340 Re: Cities of Medina & Corcoran – Hackamore Road Improvement Project Proposal to Provide 100% Final Construction Docs, Bidding, and Construction Services Dear Mr. Finke and Mr. Mattson: On behalf of WSB, we are pleased to present this proposal to provide professional engineering services to the cites of Medina and Corcoran. Specifically, our services will include the completion of 100% final design and plans, technical specifications, construction documents, bidding, and construction services for the Hackamore Road Street Improvement Project. WSB has the staff and experience needed to complete all of the proposed services inhouse. The following letter proposal represents our entire understanding of the project scope and level of engineering services requested. WSB’s experience in working for the Cities of Medina and Corcoran on the design for the Hackamore Road project to date and our history of working with project stakeholders along similar project corridors in the area makes WSB the ideal candidate to complete the 100% final design and construction services. Our project team members have led many projects requiring coordination with the multiple Cities, MnDOT, and Hennepin County. We will support Medina and Corcoran in their efforts at all levels to complete this project in the most efficient and cost effective manner. PROJECT UNDERSTANDING The Cities are requesting engineering design services that include 100% final design plans, specifications, construction documents, bidding, and construction services for the full reconstruction of Hackamore Road. The project will generally include final design of the proposed street, trail, storm sewer, and related stormwater management from 1,500 feet west of CR 116 to the westerly quadrant of CR 101; in total approximately 6,800 lineal feet. The scope of the requested engineering and technical services will include the following: · This design phase will be an extension of the plans previously completed up to a 75% level; it has been assumed that the general design and proposed alignments/locations for the roadway, trail, storm sewer, and stormwater management systems will not change significantly. · The portions of the proposed trail and permanent stormwater management that are adjacent to or extend beyond the street right-of-way into the “Gonyea” and “Hoglund” parcels will not be designed or constructed with this scope of work. · The signal at CR 116 will be included with the project scope for both design and construction. Coordination with Hennepin County for approval of the signal funding and design has also been included. · The easterly extents of the project will include what is needed to connect into the project currently being proposed at CR 101 by the City of Plymouth for the CR 47 improvements. Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 2 This project proposes the design and installation of the signal system and street improvements up to the westerly quadrant radii of the intersection at CR101. · No watermain or sanitary sewer reconstruction or extension will be included with this scope of work. · For the construction services phase, it has been assumed that all portions of the project included with 100% final design will be bid and constructed as one contiguous project, but with multiple phases occurring during the specified duration for active construction. · It is understood that the City of Corcoran is planning to assess adjacent property owners with future development potential (Gonyea and Hoglund), but none other. As requested in the RFP, the proposed scope of engineering services detailed in this proposal will include the following in summary: 100% Final Construction Documents & Bidding · Topographic survey for remaining areas (confirmation of Wenck ROW boundary) and base-map updates in an AutoCAD format. · Preparation of temporary/permanent easement sketches, legal descriptions, and staking of easements in the field. Cities will coordinate and provide title work/searches and owner negotiations. Lennar project easements not needed. · Utility coordination and two meetings with utility companies. · Final design and preparation of 100% construction plans, specifications, contract documents. · Prepare feasibility study meeting the requirements of MN Chapter 429, preparation of assessment roll, and attendance/presentations at public hearings. · Prepare Intersection Control Evaluation (ICE) report for the CR 116 intersection. · Coordinate the signal design and approval through Hennepin County. · Stormwater management design (interim conditions) and preparation of SWPPP. · Submit plans/permit application to watershed district for permanent stormwater management and construction related erosion control. · Prepare wetland impact permit application, coordinate mitigation or credit request. · Prepare a cost estimate at 90% and 100% completion to the City for the road, trail, stormwater management, and the CR 116 signal location. · Submit final plans and SEQ to MnDOT for review and approval meeting State Aid Requirements. · Prepare LRIP agreement and coordinate approvals for use of grant funds on project. · Constructability review and QA/QC coordination. · Bidding services, attend bid opening, coordination and preparation of bid tabulation. Provide brief memorandum for Council agenda packet. Stakeholder Engagement & Public Involvement · Project meetings with the staff of both Cities (simultaneous) including one for a kick-off and one every month thereafter through December (total of seven meetings). · One meeting that includes Hennepin County, Medina, and Corcoran. · Two City Council meetings with each of the Cities (total of four meetings), one at approximately 90% design and the other at the approval of plans/specifications. Provide presentation and brief memorandum for Council agenda packets as needed. · Meetings with property owner groups, two total meetings. · Public involvement including one community engagement activity, virtual or in-person. Construction Services · Project management and administration including weekly meeting attendance/coordination. · NPDES permit preparation for construction activity. · Review of shop drawings including those for signal work. Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 3 · RFI’s and plan/design revisions. · Full-time construction observation. · Construction surveying/staking. · Materials testing in accordance with MnDOT standards. · Preparation of record drawings (both roadway and wetland impacts). · Project documentation review and prevailing wage compliance coordination. · Warranty inspection and coordination. DETAILED SCOPE OF SERVICES FOR 100% DESIGN & BIDDING The following is a list of deliverables needed to complete the engineering and design components of the project at a 100% level of design, final construction plans, construction documents, specifications, and bidding services. Project management is a key component included in each task as proposed. Within each task and deliverable, project coordination and communication with both Cities, residents, other project stakeholders, and the project design team will be critical for success. Active project management and utilization of WSB’s project controls group will allow for open lines of communication and routine updates on project issues, as well as keeping the project on schedule and within budget. Topographic Survey, Boundary Confirmation & Base-Mapping Updates A design level topographic survey was completed prior for the project between Wenck & WSB for the general corridor area within public right of way to identify surficial information/landmarks, existing grades, and public/private utility locations. Because Wenck completed the original survey of the boundary and right of way line work, WSB will need to confirm with shots of additional property corners and review with available monumentation. The final AutoCAD base-mapping information will not constitute an official boundary survey, but a high-quality survey grade right-of-way/parcel map will be created using available plat maps and existing field survey shots. The cost of document fees for official plats, title work, or easement documents have not been included with this proposal. The overall task will also include additional topography work in areas beyond the public right of way where the proposed design extends into these areas and finalizing an AutoCAD base map with the additional information for the purposes of final design, notification of private utility companies within the project corridor, and any other related information for the area that may impact design or future construction. In addition, once private utility mapping is received and reviewed, the scope of the survey work will include additional field shots and verification of private utility lines that may have changed since the original survey was completed. 100% Design and Final Construction Plan Preparation WSB will complete 100% final design and prepare a set of final construction plans in accordance with MnDOT State Aid Highway standards. WSB will coordinate its work closely with the Cities of Medina and Corcoran, MnDOT State Aid, and other public agencies (including Hennepin County) during the entire design process to ensure that agency requirements are met. We will work together with both City staff during the final design task to determine any further cost saving means and methods of designing and constructing the proposed street and trail improvements. The plans will detail the improvements including the roadway typical street/pavement sections, quantity tabulations with MnDOT SEQ, removals and restoration, plan/profiles for street/storm sewer improvements, signal design at CR 116, temporary/permanent signing/striping, construction traffic control, erosion control, SWPPP, cross sections, and other plans required to meet the governing agency requirements for submittal at this stage of the project. Assessment Process We understood that the City of Corcoran is planning to assess adjacent property owners with future development potential (Gonyea and Hoglund), but no other property locations. Our team will prepare Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 4 a feasibility study that outlines the project necessity, feasibility of constructing the improvements, review of existing conditions, include estimated costs, and include a preliminary assessment roll. We will assist the City of Corcoran in the special assessment process, including preparation of the assessment roll based on the estimated project costs in conformance with State Statute Chapter 429 for special assessments. WSB will prepare for, attend, and present at both the improvement and assessment hearings. Final Signal Design & Coordination with Hennepin County WSB will prepare final construction plans for the signal system at CR 116 based on the preliminary design. The traffic signal system will be designed in conformance with all applicable state and local electrical codes, federal and state Manuals on Uniform Traffic Control Devices (MnMUTCD), and both MnDOT State Aid and Hennepin County standards. The traffic signal final design and construction plans will be prepared to be included in the roadway plans. The final plan sheets will include: · Standard traffic signal detail sheets · Intersection layout showing the signal phasing, detector operations, pedestrian accommodations, and Emergency Vehicle Preemption (EVP) · Field wiring diagram Prepare Intersection Control Evaluation (ICE) Report In accordance with MnDOT and Hennepin County requirements, WSB will prepare an Intersection Control Evaluation (ICE) for a proposed revision to the Hackamore Road and CR 116 intersection. The ICE report will be prepared using the site and traffic data and analysis previously completed. The report will be prepared and signed by a WSB registered engineer and submitted to the Cities for review and comment. It is assumed that the Cities will provide one set of review comments. Following receipt of comments, a final report and recommendation will be prepared and submitted to the Cities for final approval and signature. The document will then be submitted to Hennepin County and MnDOT State Aid for review and approval. MnDOT Coordination & Final Plan Submittal WSB will prepare and submit final plans for both Cities, Hennepin County, and MnDOT State Aid review and comments. We will provide a written comment resolution form for each submittal addressing the comments and actions taken. We will work proactively with both Cities, Hennepin County, and MnDOT’s review staff to address the comments in the most efficient manner. WSB will prepare and submit a final signed and certified plan set to Hennepin County and MnDOT in order to receive approval to let the project. The Cites received and LRIP grant award for this project and our scope of services will also assist in preparing the necessary MnDOT agreements and coordination with the pertinent staff for approvals. Private Utility & GSOC Coordination This task will include a Gopher State One Call request for utility maps to confirm the locations of utilities match that of the original field survey, and coordination with specific utility companies that may have conflicts with the proposed street and storm sewer installations. If potholing in the field is necessary to determine the elevation of specific utility lines, WSB will coordinate this effort, but the City will be responsible for contracting with a company or providing staff that can complete the pot-holing work. WSB will hold two formal utility coordination meetings with the affected utility providers and any necessary meetings in the field to discuss specific impacts, if needed. It has been assumed there will be utility impacts and modifications needed to complete the reconstruction as proposed and Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 5 this task includes the coordination necessary with the private utility owners to accommodate relocations. The scope of work does not include interpretation or enforcement of the cities franchise agreements for the costs of relocation or undergrounding of utilities. Stormwater Management Design & Permitting WSB will provide final design services for the storm sewer system and BMPs for the proposed Hackamore Road improvements in accordance with both Cities and ECWMC’s design requirements. Taking the 75% design to final design and construction documents for drainage includes: · Finalize permitting with ECWMC. The 75% plans were submitted for preliminary review by ECWMC. They have indicated preliminary acceptance of the concept plan for the project and the potential for it to meet the Commission requirements. However, they will require a full submittal (Erosion sediment control, SWPPP, updated BMP design using adjacent developments for a portion of compliance, evaluation of interim conditions, etc). Based on the initial permit submittal comment memo from ECMWC, this includes: o We have included in our scope response to one round of ECWMC comments. o Both the Reserve of Medina and Tavera have submitted plans for approval from ECWMC that included treatment of impervious areas from the Hackamore Road project. We have assumed that no additional rate control analysis for those portions of the road project will be required. o We have budgeted for a total of 6 hours of coordination and updates with the Tavera developer’s engineer. This development has continued to progress since the 75% submittal date. We will update the design and permit memo as needed to reflect the updates for the Tavera development. o We have assumed that the other future developments along the corridor have not progressed since the 75% plans were completed and sent to ECWMC. o Since the Gonyea and Hoglund developments have not proceeded, ECWMC staff have indicated that interim BMPs may be needed to mitigate downstream erosion and discharge rate increases. We have assumed that interim BMPs will be needed at 2 locations. We will design interim BMPs to address the temporary conditions until developments occur on these properties. It is assumed that ECWMC will approve an interim solution that allows Hackamore Road to be built adjacent to these properties and full BMP designs to be provided at a later date when the developments occur. · Prepare 90% and 100% drainage plans, specifications and engineering cost estimates. Our budget assumes that no major changes will be required to the roadway profile and typical section from the 75% submittal. · Prepare and submit the State Aid Hydraulic submittal. · Prepare a summary Stormwater Report for submittal to ECWMC, including an accounting of the proposed impervious values to be routed to future developments for tracking (Gonyea and Hoglund properties). · The final version of both the HydroCAD modeling and Stormwater Report will incorporate any comments received from both City staff members. · We have included 2 meetings with full project team (including both Cities) to discuss the drainage design. · We have included 3 meetings with ECWMC Staff to discuss the updated permit submittal. · We have included 2 meetings with 2 of the property owners to specifically discuss the proposed drainage improvements. Stormwater Pollution Prevention Plan (SWPPP) Development This task includes the final preparation of the construction related erosion/sediment control plan sheets and the written narrative of a Stormwater Pollution Prevention Plan (SWPPP) in accordance with MPCA NPDES permitting requirements. The NPDES permit will not be Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 6 submitted for until the project has been bid and construction is imminent. The permit fee has not been included but can be invoiced as a pass-through cost. Wetland Impact Permitting WSB will prepare permit applications and obtain permits from the following agencies, as needed: · Elm Creek Watershed Management Commission · Wetland Conservation Act (City of Medina and City of Corcoran) · US Army Corps of Engineers · MN Board of Water and Soil Resources (for Local Road Wetland Replacement Program, if applicable) · MN Department of Natural Resources · MN Pollution Control Agency (NPDES Construction Stormwater Permit) Permits may also be needed for construction dewatering but will be the responsibility of the construction contractor to obtain. This scope also assumes that any wetland impacts from the project will fall under the USACE’s Transportation Regional General Permit or a Nationwide Permit Category and no additional MPCA coordination will be required for Section 401 Certification. To prepare the applications, WSB will develop a purpose and need, evaluate project alternatives, and create impact exhibits. If the project qualifies for the BWSR Local Road Wetland Replacement Program, WSB will develop the information for that approval as well. If the project impacts do not qualify, WSB will identify wetland banks that meet the siting criteria for WCA and the USACE Section 404 permit. Upon approval of permits, WSB will review permit conditions and inform the Cities of any conditions prior to construction. Mitigation for impacts to DNR public waters is expected to be covered by the WCA/USACE mitigation and no additional DNR-specific mitigation will be required. Specifications & Contract Documents WSB will prepare final specifications, special provisions, contract documents, wage compliance documents, and bid form(s) in accordance with both City standards and State Aid requirements and to facilitate bidding of the project. Cost Estimating WSB will prepare final project cost estimate at 90% and 100% completion levels that includes the proposed street, trail, intersection control (signal) improvements, stormwater management components, and associated overhead allotments. The costs will be split by funding categories in accordance with what MnDOT requires for a State Aid compliant plan. Quality Control Within all tasks of this project, WSB will implement plan review and quality assurance/quality control procedures and protocols for the proposed design and plans. This will provide the client with a high level of plan/document quality and future constructability. Public Engagement & Stakeholder Involvement WSB will hold project meetings with the Cities and other stakeholders throughout the design process to ensure the final product meets the intended need. The meetings will include one kick-off meeting with both City staff members upon authorization of the proposal, six progress/design meetings with both Cities (simultaneously) approximately every month, three City Council meetings (two with Median and one with Corcoran), two separate public hearings at the City of Corcoran for the Chapter 429 assessment process, one community engagement activity with affected residents or other stakeholders, a total of two meetings with property owner groups in the field to discuss project related impacts, and one meeting that includes Hennepin County and both Cities. WSB has excellent working relationships with the regulatory agencies and will plan early and frequent communication in order to keep the permitting process on schedule. Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 7 WSB will provide the necessary graphics, maps, and presentation materials to be used at the public engagement activity and project meetings. We will work with the staff members of both Cities to develop and mail the required notices for project meetings and prepare any necessary resolutions for City Council meetings, if needed. WSB can provide a formatted notice to be sent to property owners or other stakeholders, but the City will mail the notices using City stationary and address labels. Bidding Services WSB staff will prepare the advertisement for bids, respond to contractor questions, attend the bid opening at City Hall, provide a bid tabulation, tabulate the bids, evaluate qualifications, and provide an award recommendation. It has been assumed that no pre-bid meeting will be required and that bidding will occur in an electronic format. Easement Sketches & Staking There are a37 total parcels adjacent to Hackamore Road through the 1.4 miles of the project area. Of those parcels, our design team identified approximately 22 that may have a need for temporary, permanent (or both) easements. The scope of work will include the additional field work to verify parcel boundaries and the necessary updates to the AutoCAD base-mapping. We will also prepare temporary/permanent easement sketches, legal descriptions, and provide staking of easements in the field (one set for each property). We did not include easements for the Lennar parcel(s) west of CR 116. It is expected that the cities will coordinate and provide the title searches for each of the properties, negotiate with the property owners, and draft the required conveyance documents if needed. We understand that some properties may have existing easements and some time has been included for identifying these through the title work. However, if there are a significant amount of them and/or are highly complicated, the time and fee for our services could vary and increase; we will not know how this could vary without reviewing the title work first. DETAILED SCOPE OF SERVICES FOR CONSTRUCTION SERVICES The following is a list of detailed deliverables needed to administer the construction phase of the project. WSB will provide the necessary project management and inspection services to ensure the construction phase proceeds according to the plans and specifications. Based on our knowledge of this project, we anticipate 22 weeks of active construction in 2023; it is understood that final project completion including wear course will be in 2023. It is understood that the Cities may utilize State Aid funding for this project and therefore materials testing and wage compliance procedures will be required and the necessary oversight achieved with our scope of services to allow for retroactive MSA or grant funding reimbursement. Project Management WSB will provide project management throughout the duration of this project. This will include the following deliverables: · Prepare materials for and attend the preconstruction meeting and weekly on-site meetings for the duration of the project. · Prepare materials and coordinate private utility relocations prior to construction. · Communicate with the City Engineer’s and Contractor to address project related issues. · Coordinate signal construction with Hennepin County. · Review shop drawings, respond to RFI’s, prepare any necessary plan revisions, and coordinate with the contractor and cities on any plan changes. · Provide understanding of City’s standard construction practices as they relate to the project. Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 8 · Provide the necessary resources and direction to WSB personnel to ensure project compliance and quality results. · Review and verify prepared pay vouchers and documented quantities. · Provide the tools and equipment needed to WSB personnel to perform and meet the expected outcomes of the project including cell phones, computers, iPad’s, PPE, testing equipment, and additional supplies needed to perform the work. · Provide services required under this contract as necessary to accommodate the contractor’s schedule. Contract Administration WSB will provide contract administration for this project. Our project team will work with the contractor and the Cities to ensure construction work and activities will be constructed in accordance with the plans and standards and are correctly and adequately documented throughout the project. Scope of work for this task includes: · Attend construction meetings for close coordination of day-to-day progress of work and ensure the project is being completed as intended. · Communicate regularly with involved stakeholders to keep them informed regarding the impact of construction to the area, including neighbors, businesses, and local agencies. · Review, document and file contractor permits, submittals, test reports, and certificates of compliance. · Verify and review all labor submittals meet requirements. · Accurately verify contract pay items daily. · Prepare all pay vouchers in accordance to project revenues and expenses. · Prepare contract change documents and cost estimates with negotiations with the contractor on any contract changes. · Respond to all contractor requests for information (RFI). · Complete all necessary field finalizing of the project documentation in accordance with project specifications. Construction Observation and Inspection WSB will provide Construction Observation and Inspection services through construction of the project and final project closeout. This task will include: · Record all construction activities daily, making a complete and accurate record of all events. · Ensure construction practices and materials used on site are compliant with project specifications. · Accurately measure and record contract pay items daily. · Perform daily reviews of construction signing, detour signing, and construction traffic control maintenance. · Perform monthly labor compliance interviews. · Communicate regularly with the Project Manager, Contractor, Cities, and involved stakeholders. · Perform reviews of temporary and permanent erosion control measures on the project for compliance to applicable permits and specifications. · Provide services required under this contract as necessary to accommodate the contractors schedule and needs. · Exercise the “Authority and Duties of the Inspector” as necessary. Construction Staking WSB will provide Survey services through project construction. This will include: · Verifying datum points are accurate and correct. · Provide all required construction staking including setting benchmark elevation locations. · Providing and maintain records for as-builts. · Coordinate with contractor on private utility relocations. Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 9 Depending on project sequencing and workload, as determined by the contractor, we will adjust our staffing needs accordingly. Materials Testing WSB will conduct materials testing for the project in compliance with State Aid requirements. The testing is conducted to verify that what materials the contractor is procuring for the project are consistent with the construction specifications. The deliverable for this task will include plant inspections, materials certification review, certification summary, and any exception reports required. Project Closeout, Wage Compliance, & Documentation Review WSB will review project documents including those as a result of the materials testing, wage compliance, and other required documentation. This work is an effort to complete this project under the requirements of MnDOT State Aid. Record Drawings WSB will prepare record drawings for the project upon completion of construction. This task will include a field survey of the final invert elevations of any storm sewer, hydrants, or sewer manholes as well as updates to the pertinent plan sheet information. WSB will provide hard copies to City staff, update the City’s Datalink system mapping, and provide a link to the electronic record plan pdf. Warranty Inspection WSB will conduct a warranty review of the project with City staff and prepare a letter of final acceptability prior to the expiration of the warranty period. OPTIONAL SERVICES NOT INCLUDED Right-Of-Way Acquisition/Coordination Our right of way group has extensive experience acquiring right of way for Cities, counties, MnDOT and outstate DOT’s as well. These acquisitions were completed on a variety of types of properties including residential, commercial, industrial, agricultural and recreational land. Our approach on all our projects is to treat the owners respectfully, listen to their concerns and work to address them, if possible, without compromising the needs and integrity of the project schedule. A determination of the scope of this work can be determined once the affected parcels are identified. Miscellaneous · Formal report or detailed memoranda/feasibility unless specifically noted. · Additional grant funding applications or coordination thereof. · Additional traffic studies and traffic generation modelling. · Retaining wall design. · Soil borings or geotechnical evaluation. · Lighting or landscaping design/plans. · Interpretation or enforcement of private utility franchise agreements. Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 10 ANTICIPATED PROJECT SCHEDULE Below is a general project schedule with major milestones. The exact timing of the community engagement activity, work task timelines, and completion dates will be discussed with the Cities at the project kick-off meeting. 100% Final Design & Bidding Services Schedule Consultant Authorization (Medina CC 6/7, Corcoran CC 6/9) ................................. By June 9, 2022 Project Kickoff Meeting with Project Team (Both Cities) .............................. Week of June 20, 2022 Field Work (Remaining Topographic Survey / Boundary) ............................................... June, 2022 Begin Final Design ............................................................................................................. July, 2022 First Utility Coordination Meeting(s) .............................................................................. August, 2022 Evaluate Final Right of Way Needs ....................................................................... September, 2022 Meeting with County and both Cities ..................................................................... September, 2022 Submit ICE to Hennepin County and MnDOT ....................................................... September, 2022 Set of City Council Meetings (for Input and Direction on Final Design, Costs) .......... October, 2022 Complete 90% Level of Design ........................................................................ End of October, 2022 Submit Plans/Permit to Watershed .................................................................. End of October, 2022 Community Engagement Event ..................................................................... Early November, 2022 Submit to MnDOT for Final Review ............................................................... Early November, 2022 Second Utility Coordination Meeting(s) ................................................................... November, 2022 Finalize Wetland Mitigation/Impact Permit .............................................................. November, 2022 Complete 100% Final Design ................................................................................. December, 2022 Set of City Council Meetings (Approve Plans / Authorize for Bid) ................. January 12 & 17, 2023 Bid Opening .......................................................................................................... February 16, 2023 Project Award ........................................................................................................ March 2 & 7, 2023 Construction Services Begin Construction ................................................................................................... Late May, 2023 Substantial Completion (Including Wear Course) ...................................................... October, 2023 Final Completion ..................................................................................................... November, 2023 Warranty Inspection (2-Year Warranty) ......................................................................... Spring, 2025 PROPOSED FEE Based on the proposed task hour budget, WSB will complete the scope of work for 100% final design, construction documents, and construction services on hourly basis for a not-to-exceed cost as follows. The optional services are not included in this summary. 100% Final Construction Documents & Bidding Services $ 229,612 Easement Preparation & Staking Services $ 28,484 Construction Services $ 310,094 Grand Total $ 568,190 A copy of the project task hour budget is attached for your reference. This represents our complete understanding and scope of the project. We are available to begin work immediately upon authorization as indicated in the proposed project schedule. Cities of Corcoran & Medina – Hackamore Rd Improvement Project – Proposal for Final Design, Bidding & Construction Services May 11, 2022 Page 11 WSB appreciates the opportunity to provide the Cities of Corcoran and Medina with this proposal. As always, we are looking forward to working with you and your staff toward the completion of the project. Please feel free to contact me with any questions or comments that you have. Sincerely, WSB James L. Stremel, PE Senior Project Manager 763.287.8532 jstremel@wsbeng.com Attachments: Detailed Estimate of Fees City of Medina: City of Corcoran: _________________________________ _______________________________ Authorized Signature Authorized Signature _________________________________ _______________________________ Title Date Title Date Project Design Manager Project Manager Construction Project Lead Inspector Environmental Compliance EEO/ Labor Senior Survey Technician Two Person Signal Specialist Clerical Total Hours Cost Jim Stremel Paul Kyle TBD Joel Sundeen Kelly Timmreck Pete Helder Survey Crew Mary Schwartz Sue Buckley WORK TASK Construction Services PROJECT MANAGEMENT Project Management (2 hour per week CM and 3 hours per week for DM)66 44 10 120 $19,626 RFI, Design Revision, Change Orders 16 8 24 $4,120 Public Engagement for Construction Related Activities 8 24 32 $5,080 Submittal Review/Shop Drawing Review 12 8 6 26 $4,316 CONTRACT ADMINISTRATION Pre-Construction Conference 4 2 2 2 10 $1,494 Private Utility Meetings 8 6 14 $2,018 Weekly Meeting (Assume 1 meeting a week for 22 weeks, 1.5 hours per meeting)11 33 44 $6,985 Labor Compliance (2 hours per week)44 44 $4,004 Documentation Review (1/2 hour a week)11 11 $1,661 Contract Administration (1/2 hour a week)11 11 $1,661 Monthly Pay Estimates (6 estimates) 6 6 12 24 $3,162 Final Pay Voucher 2 2 4 2 10 $1,400 Final Documentation (1 week, 40 hours per week)2 30 10 42 $6,244 CONSTRUCTION INSPECTION SERVICES Pre-Project Inspection / Removal Measurements 25 6 31 $4,299 Construction Inspection (22 Weeks)980 48 1028 $139,692 Punchlist / Final Inspection 6 16 6 28 $4,176 Record Plan Measurements 8 8 $1,080 CONSTRUCTION SURVEYING SERVICES Construction Survey Staking 230 230 $45,770 Office Support 20 20 $3,440 Record Plans 4 16 12 32 $5,868 ENVIRONMANTAL Weekly NPDES Inspections (2 hours per week, for 26 weeks)52 52 $4,940 On Site Documentation (1 hours per week, for 26 weeks)26 26 $2,470 Post Rain Event Inspections (Assume 1 rain event every other week) 26 26 $2,470 Wetland Post-Construction Asbuilt & Memo, Closeout with Watershed 1 8 4 13 $1,738 Agency Coordination 4 4 $380 Assume 12 weeks construction inspection, 5 days per week, 11 hours per day Assume 6 weeks construction inspection, 5 days per week, 8 hours per day Assume 4 weeks construction inspection, 5 days per week, 4 hours per day Total Hours 138 187 1051 116 44 36 246 66 26 1910 278,094$ Hourly Costs 182$ 151$ 135$ 95$ 91$ 172$ 199$ 154$ 97$ WSB SALARY COSTS 25,116$ 28,237$ 141,885$ 11,020$ 4,004$ 6,192$ 48,954$ 10,164$ 2,522$ 278,094$ Construction Materials Testing 32,000$ TOTAL CONSTRUCTION SERVICES PROJECT COST 310,094$ Estimate of Fees Professional Engineering Services for the Construction Phase Hackamore Road Improvement Project Cities of Medina and Corcoran, Minnesota Task Description 1 1.1 Project Management & Controls 60 60 10,440$ 1.2 Topographic Survey & Base Mapping Update 1 2 4 8 11 16 42 7,014$ 1.3 Design - Road & Trail 24 120 120 300 2 4 570 76,256$ 1.4 Design - Signal System & County Coordination 2 6 4 24 8 24 40 108 15,608$ 1.5 Design - Stormwater & BMP 2 16 8 24 8 48 106 13,460$ 1.6 Design - SWPPP, Erosion/Sediment Control 2 8 16 24 50 5,652$ 1.7 Design - Temporary Traffic Traffic Control 2 16 2 16 1 8 1 12 58 7,925$ 1.8 Cost Estimates & MnDOT SEQ 6 12 2 6 2 1 2 2 4 37 5,141$ 1.9 Utility Coordination & Meetings (2) 14 40 2 8 64 8,952$ 1.10 Meetings - WSB Design Team (Inc. Kick-Off) (7)12 7 2 2 2 2 2 4 7 40 6,143$ 1.11 Meetings - Full Project Team (Inc. Both Cities) (7) 21 12 2 2 2 39 6,220$ 1.12 Meetings - Property Owner Groups (2) 6 8 3 3 20 3,002$ 1.13 Meetings - With County (Inc. Both Cities) (1) 3 3 1 7 1,109$ 1.14 Meetings - City Council (3)15 9 2 2 28 4,392$ 1.15 Meetings - CC Public Hearings (2) 10 6 16 2,520$ 1.16 Community Engagement Activity (1) 4 8 2 2 4 20 2,786$ 1.17 Feasibility Report & Assessment Roll (Corcoran)12 20 8 40 5,448$ 1.18 ICE Report for CR 116 Signal 2 8 14 4 28 4,448$ 1.19 Permit Application - Wetland Mitigation 2 2 4 8 55 71 7,147$ 1.20 Permit Application - Watershed 1 8 100 2 10 121 13,828$ 1.21 MnDOT Coordination (LRIP, State Aid) 12 12 2 2 28 4,292$ 1.22 Specifications & Contract Documents 8 24 1 2 6 6 1 4 20 72 9,293$ 1.23 Constructability & QA / QC Review 6 4 8 4 8 30 4,444$ 1.24 Bidding Services 8 12 12 32 4,092$ Task 1 Total Estimated Hours and Fee 235 347 148 412 11 25 25 60 54 30 170 10 65 24 44 11 16 1687 229,612$ 2 2.1 Boundary Field Work 12 12 2,388$ 2.2 Basemapping Updates 40 40 6,560$ 2.3 Easement (Temp & Perm) Sketches 90 90 14,760$ 2.4 Staking of Easements 24 24 4,776$ Task 2 Total Estimated Hours and Fee 130 36 166 28,484$ Total Estimated Hours 235 347 148 412 11 25 25 60 54 30 170 10 65 24 44 141 52 1853 Average Hourly Billing Rate 174$ 130$ 138$ 130$ 184$ 138$ 197$ 138$ 148$ 197$ 109$ 164$ 85$ 91$ 95$ 164$ 199$ Subtotal Base Fee by Labor Classification 40,890$ 45,110$ 20,424$ 53,560$ 2,024$ 3,450$ 4,925$ 8,280$ 7,992$ 5,910$ 18,530$ 1,640$ 5,525$ 2,184$ 4,180$ 23,124$ 10,348$ 258,096$ TOTAL ESTIMATE OF ENGINEERING FEES 258,096$ Estimate of Fees Hackamore Road Improvement Project City of Medina & City of Corcoran Alison HarwoodMallori Fitzpatrick Water Res. Project Engineer Cost Gina Dullinger Total Hours SWPPP Specialist Mary Schwartz Joel SundeenLaura Pietila Easement Sketches & Staking Pete Halder Two-Person Survey Coordinator Nic Hentges Earth Evans Final Road & Trail Design Evan Schnitker Geometric Design Engineer Environmental Scientist Dustin Simonson Admin Assistant Sue Buckley Environmental Scientist Water Res. Project Manager Professional Engineering Services for 100% Final Construction Plans & Bidding Project Engineer Jim Stremel Municipal Project Engineer Senior Project Manager Lydia Ener Senior Traffic Engineer Chuck Rickert Transportation Project Manager CAD Corridor Designer CAD Designer Chris Bunders Survey CrewSignal Specialist CommonBond Communities Page 1 of 2 May 17, 2022 TIF Request City Council Work Session TO: Mayor Martin and Members of the City Council FROM: Dusty Finke, Planning Director DATE: May 12, 2022 MEETING: May 17, 2022 City Council Work Session SUBJ: CommonBond Communities TIF Request – NE corner Highway 12/CR 29 Summary CommonBond Communities has indicated that their organization would like to pursue an affordable housing project on the property guided for High Density Residential (HDR) development at the NE of Highway 12 and County Road 29. The applicant intends to submit requests for funding from Minnesota Housing and various other agencies for the project, which they project as a 50-unit apartment building with all units to be reserved for residents at varying levels of affordability. Property will also be platted into a separate lot and set aside for additional high-density development to meet the minimum density requirement for the site. A concept plan is attached. At this time, the applicant projects that Tax Increment Financing (TIF) will likely be necessary for the project to be viable after accounting for anticipated funding from other agencies. The applicant requests City Council discussion regarding the level of TIF support, if any, which the City may be willing to discuss. Request The applicant’s request is summarized in their attached letter. The applicant proposes a 25-year Housing TIF district. The applicant projects that the TIF district could generate $78,000 annually and propose to dedicate the increment toward their mortgage. Representatives from CommonBond Communities will be available at the May 17 work session to discuss the request. General information on Housing TIF districts is attached for reference. Staff Comments Housing TIF districts are one of the most common tools for local governments to support creation of affordable housing in a community. The table to the right describes Metropolitan Council’s allocation of need for creation of units at varying levels of affordability. MEMORANDUM Work Session III CommonBond Communities Page 2 of 2 May 17, 2022 TIF Request City Council Work Session The City acknowledged the Met Council’s allocation within the Housing Chapter of the Comprehensive Plan. The Plan also describes TIF as a program which may be considered by the City: “Tax Increment Financing: Cities may create a housing district to create a tax increment financing (TIF) district. The TIF bonds issued on this district are to be used to support the construction of affordable housing, and property taxes received above the original tax value (increment) from the development are utilized to finance these bonds. The property tax revenue that otherwise would be available to pay for city services would be restricted and not available to pay for the services. The City has utilized a TIF Redevelopment District in Uptown Hamel to construct improvements which support the development of denser and more affordable housing, and property remains available for development in this area.” Staff consulted with the City’s Financial Consultants at Ehlers who noted that, in their experience, it is not common for cities to pledge a Housing TIF district at the maximum length of 25-years. The maximum TIF pledge would ultimately need to be analyzed based upon the other funding sources the applicant is able to secure to support the “but-for” test for TIF (that the project would not proceed but for the provision of TIF). Staff believes TIF funding should essentially be viewed as the “last resort” and the applicant would need to exhaust all other sources. Even if the financial analysis confirms a longer-term TIF district may be justified, a community does not need to pledge the maximum TIF. Based on policy and other City interests, the City could pledge up to a shorter term (as proven by subsequent financial analysis). If the applicant could not otherwise secure sufficient funding, the project would not proceed. It should be noted that the subject site is the largest property designated for HDR development in the Comprehensive Plan. The allowed density on the site allows for the largest HDR project within the current timing timeframe. If the City Council were interested in concentrating financial support on property which would likely result in the highest number of affordable units, the subject site affords the opportunity. Council Feedback Requested The applicant intends to submit a request for funding from agencies beginning in June 2022. These requests include a summary of local support for a project and also potential local financial support such as TIF. The pool for funding is extremely competitive. Local support makes an application more competitive for funding. Staff was interested in general Council feedback on support for a project as described by CommonBond and whether there was interest in further exploring a Housing TIF district for the project before proceeding with more significant financial analysis. Attachment 1. TIF Request 2. Conceptual Site Plan 3. Information on Housing TIF 1080 Montreal Ave – Saint Paul, MN 55116 May 6, 2022 Mr. Dusty Finke Planning Director, City of Medina 2052 County Road 24 Medina, MN 55340 RE: Application for Tax Increment Financing, Corner of Baker Road and Highway 12, Medina, MN Dear Mr. Finke, We are proposing a new construction 63,000 square foot, 50-unit affordable housing development intended for families and children. The project will include 12 one-bedrooms, 20 two-bedrooms, 13 three- bedrooms, and 5 four-bedroom units, with affordability levels will vary from 30% to 60% area median income (“AMI”). Of the 50 units, 7-units will be restricted to formerly homeless individuals and 8-units to people with disabilities. The building will include a lobby, on-site management offices, community room with kitchen, computer lab, and surface parking. On-site supportive services will be provided by Interfaith Outreach & Community Partners. A case manager will provide general support, coaching, problem solving assistance, counseling and crisis intervention to those families living in the supportive housing units. The financial structure includes a first mortgage, 9% Low-Income Housing Tax Credits, Hennepin County loan, sales tax and energy rebates and a deferred developer fee. Due to the current climate of rising construction costs, first mortgage interest rates and the utility connections and infrastructure costs for this site, we are requesting TIF from the City of Medina. The proposed structure is a 25-year Housing TIF district, allowing for an annual TIF payment of $78,000 towards our first mortgage loan. We’re currently assuming a 1.0 DCR with a 5.75% interest rate on the TIF support portion of the first mortgage. Please see the attached housing unit matrix, income and operating expenses, mortgage and TIF calculations, cash-flow, development costs, and sources and uses for the project. If you have questions, please contact CommonBond’s development project manager, Sally Rabban, at Sally.Rabban@commonbond.org or (651) 312-3349. Sincerely, Heidi Rathmann Director of Acquisition and Development CommonBond Communities Multifamily Workbook ‐ 9% Medina ‐ 5.4.2022 ‐ TIF calc Utility Type SRO no  Kitchen SRO with  Kitchen 0BR/Eff 1BR 2BR 3BR 4BR Natural Gas 34 38 43 47 Electric 7 10 13 16 37 47 57 67 78 95 113 130 Source UNIT / RENT GRID Program Type Unit Type # of  Bath‐ rooms # of Units Unit Sq Ft Monthly  Contract  Rent Total Annual  Contract  Rent Tenant  Paid  Utilities Monthly  Gross Rent HT C HO M E NH T F HP H PW D HI B   S e n i o r Re n t   A s s t Op   S u b s Rooms  Per Unit Total  Rooms Source of Rental Assistance or Operating Subsidy 1BR 1.00 5 650 676 40,560 78 754 30% MTSP 30% MTSP 3.5 17.5 Housing Support 1BR 1.00 7 650 676 56,784 78 754 30% MTSP 30% MTSP 3.5 24.5 Housing Support 2BR 1.00 3 925 659 23,724 95 754 30% MTSP 30% MTSP 4.5 13.5 Housing Support 2BR 1.00 6 925 1,199 86,328 95 1,294 50% MTSP 60% MTSP 4.5 27.0 2BR 1.00 11 925 1,457 192,324 95 1,552 60% MTSP 60% MTSP 4.5 49.5 3BR 1.50 9 1,100 1,382 149,256 113 1,495 50% MTSP 60% MTSP 6.0 54.0 3BR 1.50 4 1,100 1,680 80,640 113 1,793 60% MTSP 60% MTSP 6.0 24.0 4BR 2.00 1 1,300 1,537 18,444 130 1,667 50% MTSP 60% MTSP 7.0 7.0 4BR 2.00 4 1,300 1,870 89,760 130 2,000 60% MTSP 60% MTSP 7.0 28.0 50 737,820 Total Rooms 245 Total # Bathrooms in Units Average Income Test 51.00%NOTE: Average Income is based on number of HTC units with MTSP Income Limit Rent Limit/Income Limit Key: Option 30/30 MM ALW 80>S/AMI 100>S/AMI 100% of the greater of SMI or AMI Rental Hsg PotentialTotal Units Equals 30% of 30% Metro Median Affordable to the Local Workforce 80% of the greater of SMI or AMI Metro HRA Effective Date 1/1/2022 Rent Limit Income Limit Other Total Tenant Paid Water/Sewer Service Fee Electric A/C Cooking Water Heating Heating HOUSING INCOME TENANT PAID UTILITY ALLOWANCE Utility 5BR 6BR Workbook Housing Income ‐ Page 1 of 1 5/6/2022 11:01 AM Multifamily Workbook ‐ 9% Medina ‐ 5.4.2022 ‐ TIF calc Total Per Unit Per Room Rental Housing Potential 737,820 14,756 3,012 Parking / Garage Rent Potential Covered Parking # of spaces Mo Fee Surface Parking # of spaces 88 Mo Fee Commercial Rent Potential  Gross Potential Rent 737,820 14,756 3,012 Tenant Fees Laundry Equipment 3,500 70 14 Other  1,500 30 6 Other  Forfeited Security Deposits Interest Income Total Other Income 5,000 100 20 7.0% 51,997 1,040 212 Other Other  51,997 1,040 212 Net Rental Income / Total Revenue 690,823 13,816 2,820 Total Per Unit Per Room Comments Advertising and Marketing 800 16 3 % Revenue $/Unit/Mo 41,449 829 169 Percent of Total Revenue (OR)6.0% $69.08 Per Unit Per Month Professional Fees (Specify in Comments) 6,500 130 27 Applicant Screening/Collection Expense 2,100 42 9 Site Office Expense (Specify in Comments) 17,000 340 69 On‐Site Management Payroll (Specify in Comments) 51,500 1,030 210 3,000 60 12 Administrative Subtotal 122,349 2,447 499 Elevator Maintenance/Contract 3,500 70 14 Security Rubbish Removal 12,000 240 49 Other Contract Services (Includes Exterminating) 3,000 60 12 Maintenance/Janitor Supplies 8,500 170 35 Grounds Maintenance 7,000 140 29 Snow Removal 8,000 160 33 Heat & A/C Repair Services 2,000 40 8 General Repair Services 4,500 90 18 Painting/Decorating Materials 4,500 90 18 32,448 649 132 Other Maintenance and Operating (Specify in Comments) 12,200 244 50 Maintenance Subtotal 97,648 1,953 399 Electricity 15,000 300 61 Water & Sewer 25,000 500 102 Gas and Oil 8,000 160 33 Utilities Subtotal 48,000 960 196 janitor UTILITIES Paint, decorating, FFE Maintenance/Janitor Payroll (Specify in Comments) 0.5 FTE, salary + benefits MAINTENANCE exterminating contracts Rent expense, etc. Office supplies, computer, phone, com 1.0 FTE, salary + benefits Other Administration (Specify in Comments)Monitoring fees, licenses, etc. Property Management Fee Audit, legal NET RENTAL INCOME MANAGEMENT & OPERATING EXPENSES (M&O) ADMINISTRATIVE Total Rental Loss Parking / Garage Vacancy Vacancy Rate Commercial Vacancy Vacancy Rate RENTAL LOSS Rental Housing Vacancy  Vacancy Rate OTHER INCOME FROM OPERATIONS (excluding TIF) INCOME Comments GROSS POTENTIAL RENT Workbook Income & Expense ‐ Page 1 of 2 5/6/2022 11:02 AM Multifamily Workbook ‐ 9% Medina ‐ 5.4.2022 ‐ TIF calc INCOME Property and Liability Insurance Expense 32,000 640 131 AGENCY MANAGEMENT AND OPERATING ADJUSTMENT Agency Management and Operating Adjustment Total Management and Operating 299,997 6,000 1,224 Real Estate Taxes 90,000 1,800 367 22,500 450 92 Miscellaneous Reserves Reserves & Escrows Subtotal 112,500 2,250 459 Effective Gross Expense 412,497 8,250 1,684 Net Operating Income 278,326 5,567 1,136 TEMPORARY INCOME (i.e., TIF, IRP, etc) # Years 26 78,000 1,560 318 Total Temporary Income 78,000 1,560 318 Specify TIF City of Medina Specify EFFECTIVE GROSS EXPENSE NET OPERATING INCOME TOTAL MANAGEMENT AND OPERATING REAL ESTATE TAXES AND RESERVES Replacement Reserve SUPPORTIVE HOUSING Unique Operating Expenses (Specify in comments) Services Coordinator INSURANCE Workbook Income & Expense ‐ Page 2 of 2 5/6/2022 11:02 AM Multifamily Workbook ‐ 9% Medina ‐ 5.4.2022 ‐ TIF calc Year 1 Year 15 Net Operating Income Income Inflator 2.00% 278,326 307,125 Expense Inflator 3.00% Income Available for Debt Service 278,326 307,125 Lender/Loan Total Subordinated Debt Payments Income Available after Subordinated Debt 278,326 307,125 Minimum Debt Coverage Ratio 1.1500 1.0000 Net Income Available for Debt Service 242,023 307,125 Lowest Income Available for Debt Service 242,023 Term (Years)15 Amortization (Years)35 Interest Rate 5.750% Mortgage Insurance Premium (MIP) Debt Service Constant (including MIP)0.066420088 Maximum Calculated Mortgage 3,643,816 Maximum NOI Supported Mortgage (rounded) 3,643,000 Actual Mortgage if not Maximum Supported 3,500,000 Annual TIF Payment 78,000 Minimum Debt Coverage Ratio 1.0000 Available TIF for Debt Service 78,000 Amortization (Years)26 Total Permanent Note Rate 5.750% Mortgage Insurance Premium (MIP) Debt Service Constant (including MIP)0.074198401 Maximum Calculated TIF Mortgage 1,051,236 Maximum TIF Supported Mortgage (rounded) 1,051,000 Actual TIF Mortgage if not Maximum Supported FIRST MORTGAGE CALCULATION TIF MORTGAGE CALCULATION Debt Service Year 1 Debt Service Year 15 Check if  MN Hsg Principal Rate Term  (Years) Amort  (Years) MORTGAGE CALCULATION INCOME AVAILABLE FOR DEBT SERVICE Change on the Cash Flow tab: Temporary Income (excluding TIF) SUBORDINATED DEBT PAYMENTS Workbook Mortgage Calc ‐ Page 1 of 1 5/6/2022 11:03 AM Multifamily Workbook ‐ 9% Medina ‐ 5.4.2022 ‐ TIF calc Development Name Medina # Units Rent # Units Rent # Units Rent # Units Rent # Units Rent Total Units 50 5 676 Cap Rate 7.00% 7 676 3 659 9 1,382 1 1,537 Vacancy Rate / Credit Allowance 7.0%6 1,199 4 1,680 4 1,870 Income Inflator 2.00%11 1,457 Expense Inflator 3.00% Initial Inflator Future  Inflator Begin in  Year Actuals  Two Years  Ago Actuals  One Year  Ago Actuals  Current  Year Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Year 11 Year 12 Year 13 Year 14 Year 15 Rental Income 2.00% 737,820 752,576 767,628 782,980 798,640 814,613 830,905 847,523 864,474 881,763 899,398 917,386 935,734 954,449 973,538 Parking Income 2.00% Commercial Income 2.00% Gross Potential Rent 737,820 752,576 767,628 782,980 798,640 814,613 830,905 847,523 864,474 881,763 899,398 917,386 935,734 954,449 973,538 Other Income from Operations (incl Laundry) 2.00% 5,000 5,100 5,202 5,306 5,412 5,520 5,631 5,743 5,858 5,975 6,095 6,217 6,341 6,468 6,597   Other    Other   Other Total Other Income 5,000 5,100 5,202 5,306 5,412 5,520 5,631 5,743 5,858 5,975 6,095 6,217 6,341 6,468 6,597 Rental Vacancy 7.0% 2.00% 51,997 53,037 54,098 55,180 56,284 57,409 58,558 59,729 60,923 62,142 63,385 64,652 65,945 67,264 68,609 Parking Vacancy 2.00% Commercial Vacancy 2.00% Other 2.00% Other 2.00% Total Rental Loss 51,997 53,037 54,098 55,180 56,284 57,409 58,558 59,729 60,923 62,142 63,385 64,652 65,945 67,264 68,609 Net Rental Income 690,823 704,639 718,732 733,106 747,769 762,724 777,978 793,538 809,409 825,597 842,109 858,951 876,130 893,653 911,526 Property Management Fee 6.00% 2.00% 41,449 42,278 43,124 43,986 44,866 45,763 46,678 47,612 48,564 49,535 50,526 51,537 52,567 53,619 54,691 Administrative Expenses (less Prop Mgmt Fee) 3.00% 80,900 83,327 85,827 88,402 91,054 93,785 96,599 99,497 102,482 105,556 108,723 111,985 115,344 118,804 122,369 Maintenance Expenses 3.00% 97,648 100,577 103,595 106,703 109,904 113,201 116,597 120,095 123,698 127,408 131,231 135,168 139,223 143,399 147,701 Utilities 3.00% 48,000 49,440 50,923 52,451 54,024 55,645 57,315 59,034 60,805 62,629 64,508 66,443 68,437 70,490 72,604 Unique Operating Expenses 3.00% Insurance M&O/DU/Mo:$500 3.00% 32,000 32,960 33,949 34,967 36,016 37,097 38,210 39,356 40,537 41,753 43,005 44,295 45,624 46,993 48,403 Agency M&O Adjustment 3.00% Real Estate Taxes 3.00% 90,000 92,700 95,481 98,345 101,296 104,335 107,465 110,689 114,009 117,430 120,952 124,581 128,318 132,168 136,133 Reserves Reserves/Unit:$450 22,500 22,500 22,500 22,500 22,500 22,500 22,500 22,500 22,500 22,500 22,500 22,500 22,500 22,500 22,500 Effective Gross Expense 59.71%412,497 423,782 435,398 447,354 459,660 472,326 485,363 498,782 512,594 526,811 541,445 556,509 572,013 587,973 604,401 Net Operating Income 278,326 280,857 283,334 285,753 288,109 290,398 292,616 294,756 296,814 298,785 300,663 302,443 304,117 305,680 307,125 Temporary Income Temporary Income ‐ TIF 78,000 78,000 78,000 78,000 78,000 78,000 78,000 78,000 78,000 78,000 78,000 78,000 78,000 78,000 78,000 356,326 358,857 361,334 363,753 366,109 368,398 370,616 372,756 374,814 376,785 378,663 380,443 382,117 383,680 385,125 232,470 232,470 232,470 232,470 232,470 232,470 232,470 232,470 232,470 232,470 232,470 232,470 232,470 232,470 232,470 77,983 77,983 77,983 77,983 77,983 77,983 77,983 77,983 77,983 77,983 77,983 77,983 77,983 77,983 77,983 Other Other 310,453 310,453 310,453 310,453 310,453 310,453 310,453 310,453 310,453 310,453 310,453 310,453 310,453 310,453 310,453 1.15 1.16 1.16 1.17 1.18 1.19 1.19 1.20 1.21 1.21 1.22 1.23 1.23 1.24 1.24 45,873 48,404 50,881 53,300 55,656 57,945 60,163 62,303 64,362 66,333 68,211 69,990 71,664 73,227 74,672 45,873 48,404 50,881 53,300 55,656 57,945 60,163 62,303 64,362 66,333 68,211 69,990 71,664 73,227 74,672 1.15 1.16 1.16 1.17 1.18 1.19 1.19 1.20 1.21 1.21 1.22 1.23 1.23 1.24 1.24 Payment  Amount Inflation  Factor 5,000 3% 5,000 5,150 5,305 5,464 5,628 5,796 5,970 6,149 6,334 6,524 6,720 6,921 7,129 7,343 7,563 493,942 40,873 43,254 45,576 47,836 50,029 52,149 54,193 56,154 58,028 45,851 Deferred Loans Rate 13,958 61,491 63,069 64,535 65,884 67,109 CASH FLOW Floor Plan Floor Plan Floor Plan Floor Plan Floor Plan 1BR 2BR 3BR 4BR 1BR 2BR 2BR 3BR 4BR TIF Supported Mortgage INCOME EXPENSES Total Income for Debt Service DEBT SERVICE First Mortgage Cash Flow MIP Total Debt Service Total Debt Service Coverage Funds from Debt Services Reserve Enter this amt in Dev Costs, Reserves Adjusted Cash Flow Adjusted Debt Service Coverage Expenses to be paid from Available Cash Asset Management Fee to LP Deferred Developer Fee Minnesota Housing Cash Flow Note Net Cash Flow Workbook Cash Flow ‐ Page 1 of 2 5/6/2022 11:50 AM Multifamily Workbook ‐ 9% Medina ‐ 5.4.2022 ‐ TIF calc Total Costs Per Unit 4% Credit Basis 9% Credit Basis Historic Credits Basis Inter‐ med.  Costs Comments ACQUISITION or REFINANCE EXISTING DEBT Land 750,000 15,000 Existing Structures Demolition 750,000 15,000 Special Assessments Other Other Holding Costs Holding Costs Acquisition/Refinance Total 750,000 15,000 CONSTRUCTION New Construction Residential 11,425,000 228,500 11,425,000 Garages $ per stall: Accessory Structures On Site Work Off Site Work 200,000 4,000 new road Other Other New Construction Subtotal 11,625,000 232,500 11,425,000 Rehabilitation Residential Garages $ per stall Accessory Structures On Site Work Off Site Work Other Other Rehabilitation Subtotal New and Rehabilitation Subtotal 11,625,000 232,500 11,425,000 General Requirements 1.72% 200,000 4,000 200,000 Contractor's Overhead Above Std.3.44% 400,000 8,000 400,000 Contractor's Profit 2.80% 325,000 6,500 325,000 Construction Contract Amount 12,550,000 251,000 12,350,000 Construction Contingency 5.00% 627,500 12,550 Total Construction Costs 13,177,500 263,550 12,350,000 ENVIRONMENTAL ABATEMENT Soil Abatement Lead Abatement Asbestos Abatement Other Abatement Contingency (Agency determined) Abatement Total DEVELOPMENT COSTS Acquisition/Refinance Subtotal new road Workbook Development Costs ‐ Page 1 of 3 5/6/2022 11:50 AM Multifamily Workbook ‐ 9% Medina ‐ 5.4.2022 ‐ TIF calc Total Costs Per Unit 4% Credit Basis 9% Credit Basis Historic Credits Basis Inter‐ med.  Costs Comments DEVELOPMENT COSTS PROFESSIONAL FEES Architect's Fee Total 375,000 3.0% Architect's Fee ‐ Design 80% 300,000 6,000 300,000 Architect's Fee ‐ Supervision 20% 75,000 1,500 75,000 Architect's Reimburseables 5,000 100 5,000 Marketing 25,000 500 Surveys 15,000 300 7,500 Soil Borings 10,000 200 7,500 Payment & Performance Bond Premium included in construction con Building Permit(s) Sewer‐Water Access Charge 543,000 10,860 543,000 SAC, WAC, MetCouncil fees Park Dedication Fees 175,000 3,500 175,000 Other Local Fees Appraisal Fee 11,000 220 Energy Audit 15,000 300 incld in arch contract? Energy Consultant Environmental Assessment 10,000 200 5,000 Cost Certification/Audit 25,000 500 Market Study 6,000 120 Tax Credit Fees (% of credits) 94,500 1,890 Compliance Fees (1st year) Furnishings and Equipment 70,000 1,400 70,000 Legal Fees 110,000 2,200 55,000 Relocation Costs Other Fees 25,000 500 12,500 Other Fees 20,000 400 20,000 Other Fees Other Fees 5,000 100 Professional Fees Total 1,539,500 30,790 1,275,500 DEVELOPER FEE Developer Fee 1,600,000 32,000 1,600,000 Processing Agent Owner's Construction Representative Other Consultant Fees Other Developer Fee Total 9.6%1,600,000 32,000 1,600,000 SYNDICATOR/INVESTOR FEES Organization Fees 40,000 800 Bridge Loan Tax Opinion Due Diligence Fees Other Fees Syndicator/Investor Fees Total 40,000 800 Special Inspections (construction) Soft cost contingency City and Watershed fees Workbook Development Costs ‐ Page 2 of 3 5/6/2022 11:50 AM Multifamily Workbook ‐ 9% Medina ‐ 5.4.2022 ‐ TIF calc Total Costs Per Unit 4% Credit Basis 9% Credit Basis Historic Credits Basis Inter‐ med.  Costs Comments DEVELOPMENT COSTS FINANCING COSTS Construction Period Costs Hazard and Liability Insurance 35,000 700 8,750 Construction Interest at: 24 375,000 7,500 281,250 Builder's Risk Insurance included in GC contract Taxes During Construction 30,000 600 7,500 Minnesota Housing Bridge Loan Origination Fee Construction Loan Origination Fee 90,000 1,800 67,500 75% of the loan amount Minnesota Housing Construction Oversight Fee Minnesota Housing Housing Infrastructure Bond Fee Other Inspection Fee 40,000 800 legal, inspections, review Permanent Financing Costs Minnesota Housing Application Fee 800 16 Minnesota Housing 1st Mortgage Origination Fee HUD/FHA MIP HUD/FHA Exam Fee HUD/FHA Inspection Fee Other Permanent Origination Fee 45,510 910 1% Mortgage Insurance Premium Bond Counsel Underwriter Counsel Trustee Fee Rating Agency Other Bond Fees Title and Recording 60,000 1,200 30,000 15,000 300 10,000 200 Financing Costs Total 701,310 14,026 395,000 TOTAL MORTGAGEABLE COSTS 17,808,310 356,166 15,620,500 RESERVES AND NON‐MORTGAGEABLE COSTS 22,500 450 361,475 7,229 6 month op ex Non‐Mortgageable Costs Total 383,975 7,679 TOTAL DEVELOPMENT COST Total Development Costs 18,192,285 363,846 Total Basis for Tax Credits 15,620,500 Total Intermediary Costs % of total 16.67%3,032,810 Other Other Construction lender legal Bond Issuance Fee Other Perm Lender legal Other City TIF Deposit Fee Replacement Cost Res Operating Cost Reserv Workbook Development Costs ‐ Page 3 of 3 5/6/2022 11:50 AM Multifamily Workbook ‐ 9% Medina ‐ 5.4.2022 ‐ TIF calc Total Development Cost from Development Costs tab:$18,192,285 Term  (Months) Rate Amount Per Unit Committed 0 24 3.750% 12,000,000 240,000 0 0 0 Total Construction Financing 12,000,000 240,000 Term  (Years) Rate Amount Per Unit Committed Include in  HTC Gap End Loan 15 5.750% 4,551,000 91,020 100 2 11,946,305 238,926 0 0 0 342,938 6,859 15,000 300 0 625,000 12,500 43,000 860 175,000 3,500 0 0 0 0 0 0 0 0 493,942 9,879 Total Permanent Financing 18,192,285 363,846 00 Construction Loan SOURCES CONSTRUCTION SOURCES Name of Source Notes Minnesota Housing Bridge Loan General Partner Cash Syndication Proceeds State Historic Proceeds PERMANENT CAPITAL SOURCES OF FUNDING Name of Source Notes (Enter info about status and  estimated timing of funding) First Mortgage Energy Rebates Hennepin County Federal Historic Proceeds Deferred Loan Request Sales Tax Rebate SAC Credit Park Dedication Fee Credit Deferred Developer Fee FUNDING GAP REMAINING Workbook Sources ‐ Page 1 of 2 5/6/2022 11:51 AM SITE LOCATION US- 1 2 BA K E R P A R K R D SITE LOCATION WETLAND CONCEPT PLANMEDINA, MN / 05.11.2022 / 22-0526 Baker Park Rd & US-12 1 3 LEVELS MULTIFAMILY 21,250 GSF FLOOR PLATE COURTYARD 88 PARKING STALLS PROOF OF PARKING SITE PLAN CONCEPT PLANMEDINA, MN / 05.11.2022 / 22-0526 Baker Park Rd & US-12 2 DEVELOPMENT SUMMARY: CommonBond - Medina Updated 2022-05-03 DESCRIPTION Parking GSF Structured Parking Surface Parking Total Parking Amenity NLSF Efficiency Residential Parking Residential Units 1 Lobby / Amenity / Units 21,250 88 88 21,250 3,000 14,235 67%88 14 2 Units 21,250 21,250 16,575 78%18 3 Units 21,250 21,250 16,575 78%18 63,750 0 0 88 88 63,750 3,000 47,385 74% 88 50 Gross SF Parking GSF Structured Parking Surface Parking Total Parking Residential GSF Amenity NLSF Efficiency Residential Parking Residential Units METRICS Site SF 523,380 SF UUnniitt TTyyppee MMiixx QQttyy TToottaall BBeeddss AAvvgg UUnniitt NNLLSSFF TToottaall NNLLSSFF Site Acreage 12.02 Acres 1 BR 24%12 12 650 7,800 Dwelling Units 50 DU 2 BR 40%20 40 925 18,785 Dwelling Unit per Acre 4 DU/Acre 3 BR 26%13 39 1,100 14,300 4 BR 10%5 20 1,300 6,500 Residential Parking Ratio Per Unit 1.76 Stalls/Unit 90%50 91 942 47,385 Residential Parking Ratio Per Bedroom 0.97 Stalls/Bed RESIDENTIAL MIX TOTAL PARKING RESIDENTIAL Gross SF Residential GSF DEVELOPMENT SUMMARY CONCEPT PLANMEDINA, MN / 05.11.2022 / 22-0526 Baker Park Rd & US-12 7 CHARACTER IMAGERY CONCEPT PLANMEDINA, MN / 05.11.2022 / 22-0526 Baker Park Rd & US-12 8 Pouring the Foundation TIF and Tax Abatement Basics Part of an economic development strategy • Create or retain jobs • Redevelop blighted areas • Remediate polluted sites • Construct affordable housing • Increase tax base • Change the market in the community Why Consider Providing Assistance? 2/4/2020 2 Fill a financing gap / encourage development that would not normally occur without assistance (“but for…”) Why Consider Providing Assistance? 2/4/2020 3 Minnesota Statutes 469.174-469.1794 The ability to capture and use most of the increase in local property tax revenues from new development within a defined geographic area for a defined period of time without approval of the other taxing jurisdictions. What is Tax Increment Financing (TIF)? 2/4/2020 5 Original Tax Capacity 2/4/2020 7 Prior to TIF or abatement assistance, properties have a “base value” with tax revenues funding local units of government • TIF: Base value continues to go to taxing jurisdictions • Abatement: Base value may be reduced to 0 Original Tax Capacity = 1,729 Total Tax Capacity 2/4/2020 8 Original Tax Capacity = 1,729 New development increases Total Tax Capacity Original tax revenues Total Tax Capacity = 31,907 Building Blocks: TIF & Abatement 2/4/2020 9 New Total Tax Capacity = 31,907 - Original Tax Capacity =1,729 “Captured” Tax Capacity (increase) = 30,178 x Tax Rate = 129.186% Annual TIF or abatement = 38,985 Background: • Undeveloped land • Proposing 49 units of rental housing with completed market value of $4.25MM • At least 40% of units will be occupied by persons at or below 60% AMI • Developer will apply for 4d class rate • Financing gap = $469,500 • City has no tax abatement obligations Case Study: Housing Project 2/4/2020 10 TIF vs. Abatement TIF Tax Abatement Process:45-60 days for notices and City public hearing Public hearing by each participating jurisdiction Location:TIF district must be within a project area No project area requirement Increment must be spent within TIF district, generally No restrictions on where funds are spent Value:Captures increase in value Flexible structure: can capture existing value 2/4/2020 11 TIF vs. Abatement TIF Tax Abatement Use of funds: Restricted by district type Few restrictions Annual limit:No maximum Annual total is greater of 10% of the jurisdiction’s net tax capacity or $200,000 Term:9-26 years based on district type 8-20 years, depending on participating jurisdictions Maximum assistance: No maximum Annual total is greater of 10% of the jurisdiction’s net tax capacity or $200,000 2/4/2020 12 TIF vs. Abatement TIF Tax Abatement Reporting: Annual reports to OSA; May require Subsidy reporting No reports to OSA; May require Subsidy reporting End use:Restrictions on end user by district type No restrictions on end use unless established by policy Income limits (housing) No income limits: can be used for market rate housing Blighted buildings and coverage (redevelopment) No blight findings 2/4/2020 13 TIF vs. Abatement TIF Tax Abatement End use:Manufacturing, warehouse, distribution (economic development) No restrictions on use: can use for retail development Maximum vacancy rates, business statements, and county and school approval (economic development – workforce housing) No maximum vacancy rates or business statements Cannot be used for recreational facilities Can be used for parks, pools, rinks, etc. 2/4/2020 14 Case study: Housing Project 2/4/2020 15 Which One? Housing TIF Tax Abatement Establishment:Est. 60+ days for notices and hearing Est. 30+ days for hearing Reporting:Annual income reports None Available assistance for gap ($469,500): 26 years 15 years 20 years $1.01 million City: $167,213 County: $200,412 School: $213,404 City: $222,951 County: $267,216 2/4/2020 16 Gather project information • Project description • Market values & tax rates • Estimated fiscal impacts of development • Map showing project area & TIF district Draft cashflow projections The Process 2/4/2020 17 TIF Building Blocks 2/4/2020 18 Process: Cashflows – Estimated taxes 2/4/2020 19 Process: Cashflows – What To Exclude? 2/4/2020 20 Process: Cashflow 2/4/2020 21 Amount available for financing gapProject and Base Tax Capacities City may retain 10% for administration Project information: • Undeveloped land • Proposing 49 units of rental housing • Will apply for the 4d class rate • 40% of units will be occupied by persons at or below 60% AMI •Market rate housing • No tax abatement obligations • Request for $469,500 Case study: Housing Project 2/4/2020 25 Gather project information • Project description • Parcel information • Market values & tax rates • Confirm participating entities Draft cashflow projections Process 2/4/2020 26 Rebecca Kurtz Ehlers rkurtz@ehlers-inc.com 651-697-8516 Your Presenters 2/4/2020 33 Dan Burns Taft Dburns@Taftlaw.com 612-977-8511 ADDITIONAL RESOURCES Pouring The Foundation: TIF Districts 2/4/2020 34 Purpose: Affordable housing Income test = main qualification • TIF law references Federal rules on income limitations Rental (annual requirement): 40% of units restricted to 60% of county median income or 20% of units restricted to 50% median income Owner occupied: 95% of first buyers’ income at 110% or 115% of the greater of State or local median income Housing TIF – 26 Years 2/4/2020 35