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
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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
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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.
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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.
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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.
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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
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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
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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
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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.
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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
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1000
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99
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8
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98
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98
6
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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
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:
9
9
0
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:
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+
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2
6
EV
C
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:
9
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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
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RI
M
=
9
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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
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.
8
6
L
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M
=
9
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.
0
1
(4
8
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Ø
)
INV: 981.38 (E)
INV: 981.08 (W)
INV: 980.98 (N)
5005
ST
A
1
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+
8
2
.
5
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.
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5
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M
=
9
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.
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0
(4
8
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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
\
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S.A.P.
XXX-XXX-XXX
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XXXX-XX
CITY
OF
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CITY
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CORCORAN
CITY
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CITY
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PLYMOUTH
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HACK
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WSB PROJECT NO.:
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015661-000
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
AS SHOWN
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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
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1
3
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7
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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
\
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.
d
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5/
1
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1
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:
4
3
:
3
7
A
M
N
MA
T
C
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L
I
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S
T
A
:
1
0
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+
5
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SE
E
S
H
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T
11
MA
T
C
H
L
I
N
E
S
T
A
:
1
1
2
+
5
0
SE
E
S
H
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T
13
MA
T
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H
L
I
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E
S
T
A
:
1
1
2
+
5
0
SE
E
S
H
E
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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
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SN
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D
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R
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HU
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E
R
R
D
BE
R
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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
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C
I
F
I
C
A
T
I
O
N
,
OR
R
E
P
O
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T
W
A
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P
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A
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B
Y
M
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O
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U
N
D
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R
M
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DI
R
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C
T
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U
P
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V
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S
I
O
N
A
N
D
T
H
A
T
I
A
M
A
D
U
L
Y
LI
C
E
N
S
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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
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S
P
L
A
N
,
S
P
E
C
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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
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I
S
P
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A
N
,
S
P
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I
C
A
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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
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R
M
Y
DI
R
E
C
T
S
U
P
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R
V
I
S
I
O
N
A
N
D
T
H
A
T
I
A
M
A
D
U
L
Y
LI
C
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S
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D
P
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S
S
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N
A
L
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N
D
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R
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LA
W
S
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S
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A
.
LI
C
.
N
O
:
DA
T
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:
JA
M
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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
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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
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C
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C
A
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N
,
OR
R
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P
O
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T
W
A
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P
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B
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M
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D
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M
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C
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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
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7
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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
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C
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5/
1
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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
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Y
D
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-
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1
6
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CR
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T
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N
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)
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
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P
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N
,
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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
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P
A
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D
B
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M
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O
R
U
N
D
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R
M
Y
DI
R
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C
T
S
U
P
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R
V
I
S
I
O
N
A
N
D
T
H
A
T
I
A
M
A
D
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L
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LI
C
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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
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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
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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