2022 STREET AND UTILITY IMPROVEMENTS - FOCUS ENGINEERING, inc - 30TH STREET N - City of Lake Elmo
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2022 STREET AND UTILITY IMPROVEMENTS
30TH STREET N
20TH STREET
10TH STREET N
OCTOBER, 2021
CITY OF LAKE ELMO, MN.
Project No. 2021.128
www.FOCUSengineeringinc.com FOCUS ENGINEERING, inc.
CERTIFICATION
FEASIBILITY REPORT
2022 STREET AND UTILITY IMPROVEMENTS
THE CITY OF LAKE ELMO, MINNESOTA
OCTOBER 2021
Lake Elmo Project No: 2021.128
I hereby certify that this plan, specification, or report was prepared by me, or under
my direct supervision, and that I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
______________________________________________________________________
John W. Griffin | License No. 22492 | October 5, 2021
651.300.4264
FOCUS Engineering, inc.
www.FOCUSengineeringinc.com
2022 STREET AND UTILITY IMPROVEMENTS
CITY OF LAKE ELMO PROJECT NO: 2021.128
TABLE OF CONTENTS
PAGE NO.
EXECUTIVE SUMMARY .............................................................................................................. 3
SECTION I. PROJECT INITIATION AND SCOPE .............................................................................. 5
SECTION II. PROJECT AREA CHARACTERISTICS ............................................................................. 6
SECTION III. PROPOSED STREET & DRAINAGE IMPROVEMENTS ..................................................... 7
SECTION IV. PROPOSED WATERMAIN IMPROVEMENTS ................................................................ 9
SECTION V. IMPACTS OF PROPOSED IMPROVEMENTS ............................................................... 10
SECTION VI. RIGHT‐OF‐WAY AND EASEMENTS ........................................................................... 11
SECTION VII. PERMITS AND APPROVALS ..................................................................................... 11
SECTION VIII. SUMMARY OF ESTIMATED PROJECT COSTS ............................................................. 12
SECTION IX. FINANCING OF IMPROVEMENTS AND SPECIAL ASSESSMENTS ................................... 12
SECTION X. PROJECT SCHEDULE .............................................................................................. 15
SECTION XI. CONCLUSIONS AND RECOMMENDATIONS .............................................................. 15
APPENDIX
PAGES
FIGURE 1A: LOCATION MAP – FIELDS OF ST. CROIX 1ST ADDITION .............................................................. 1
FIGURE 1B: LOCATION MAP – BEAUT CREST ESTATES ADDITION ................................................................. 1
FIGURE 2: PROPOSED STREET IMPROVEMENTS – FIELDS OF ST. CROIX 1ST ADDITION ................................ 1
FIGURE 3: PROPOSED STREET IMPROVEMENTS – BEAUT CREST ESTATES ADDITION................................... 1
FIGURE 4: TYPICAL STREET SECTION – FULL RECONSTRUCTION ................................................................... 1
FIGURE 5: TYPICAL STREET SECTION – STREET RECLAMATION ..................................................................... 1
ENGINEER’S PRELIMINARY ESTIMATES OF COST ............................................................................................ 7
FIGURE 6: ASSESSABLE PROPERTIES – FIELDS OF ST. CROIX 1ST ADDITION ................................................... 1
FIGURE 7: ASSESSABLE PROPERTIES – BEAUT CREST ESTATES ADDITION ...................................................... 1
PRELIMINARY ASSESSMENT ROLLS ................................................................................................................. 3
City of Lake Elmo, Minnesota Project No: 2021.128
2022 Street and Utility Improvements PAGE 2
2022 STREET AND UTILITY IMPROVEMENTS
CITY OF LAKE ELMO
PROJECT NO. 2021.128
EXECUTIVE SUMMARY
This Feasibility Report has been prepared to address street and drainage improvements programmed for
construction in 2022. In accordance with the City of Lake Elmo annual Street Capital Improvement
Program, the City Council authorized the preparation of a feasibility report to be completed in
accordance with Minnesota State Statutes 429. The report serves to identify the necessary
improvements, the estimated project costs, and to consider the assessment of a portion of the project
costs to properties adjacent to and benefitting from the improvements. The report includes a
preliminary assessment roll for each of the benefiting properties in accordance with the latest revision
of the City of Lake Elmo Special Assessment Policy.
The proposed project includes street and drainage improvements within the Fields of St. Croix 1st
Addition and the Beaut Crest Estates Addition, consisting of approximately 9,800 feet (1.85 miles) of
local streets, including Linden Trail North, from 50th Street North to Stillwater Boulevard (CSAH 15); the
Linden Trail North loop road; Lilac Way North; Lilac Place North; Larkspur Lane North; Lilac Lane North;
35th Street North; and Isle Court North.
The proposed improvements include the reclamation or reconstruction of the public streets with new
bituminous pavement, and new concrete curb and gutter. The existing bituminous curb will be replaced
with new concrete curb and gutter to improve drainage, improve the construction quality, and provide
edge control to protect and extend the service life of the new bituminous surface. No roadway widening
or geometric alterations are anticipated or proposed for either neighborhood.
The timing of these street improvements was determined by the city’s pavement management program.
Upon review of the necessary street improvements, staff also reviews the street drainage systems and
existing public utilities. In addition to the street improvements, the scope of this Report includes the
restoration of the existing street drainage system, including either repair or replacement of existing
drainage pipe and structures, and storm sewer casting replacement. Drainage improvements are limited
City of Lake Elmo, Minnesota Project No: 2021.128
2022 Street and Utility Improvements PAGE 3
to the necessary improvements to meet watershed rules and to prevent water from standing on or along the new street pavements, and are not intended to resolve pre‐existing drainage issues. The Fields of St. Croix 1st Addition is a rural open space development consisting of 47 residential lots. The subdivision is served by private water wells and a community wastewater treatment system. The neighborhood resides outside of the City’s Municipal Urban Service Area (MUSA), therefore there are no current plans to extend public sanitary sewer to the neighborhood. However, public watermain currently exits directly adjacent to the subdivision, along 50th Street North. This Report therefore includes a preliminary layout to extend municipal water into the neighborhood to serve each of the 47 properties. An estimated project cost and corresponding unit assessment is reported to allow the City Council and property owners to make an informed decision as to whether connecting to the public water system is a desirable improvement to be completed at the time of the street reconstruction work. The neighborhood is not located in a known area for PFAS contamination or within a Special Well Construction Area. The properties within the Beaut Crest Estates Addition are currently served by city water provided through connection to a 6‐inch watermain constructed at the time of the development. This report therefore includes a budget allocation from the water enterprise fund to address watermain repairs and upgrades, mostly for replacement of system valves and hydrants, that are determined to be required through the project design and construction phases. Wastewater management is provided for each lot using individual on‐site wastewater treatment systems. The neighborhood resides outside of the City’s Municipal Urban Service Area (MUSA), therefore there are no current plans to extend public sanitary sewer to serve the properties. The estimated total cost for the street and drainage improvements is $2,223,000 for the Fields of St. Croix 1st Addition to fully reconstruct the street, and $463,100 for the Beaut Crest Estates Addition for a street reclamation together with $96,900 in water system repair/upgrades. A full reconstruction may be required in the Fields of St. Croix 1st Addition, in particular if city water is extended as part of the improvements. If watermain is not extended as part of the project and a street reclamation is determined to be a feasible design, the cost for this portion of the project could be reduced to $1,400,000. Of the total estimated project costs, $806,900 is proposed to be assessed to the benefiting properties resulting in a unit assessment of $14,200 for each of the 47 residential properties in the Fields of St. Croix 1st Addition, and $9,300 for each of the 15 residential properties in the Beaut Crest Estates Addition. The city cost share for the street and drainage improvements, to be financed through the general tax levy, is therefore estimated to be $1,879,200. The detailed breakdown of the proposed City of Lake Elmo, Minnesota Project No: 2021.128 2022 Street and Utility Improvements PAGE 4
street and drainage improvement costs and corresponding assessment amounts are provided in the “Financing of Improvements” section of this report. The total estimated cost for extending public watermain to the Fields of St. Croix 1st Addition is $1,042,000. Watermain extension improvements are assessed 100% against the benefitting properties, resulting in a unit assessment of $22,500 for each of the 47 assessable properties, should it be decided to incorporate public watermain into the project. In addition to the watermain improvement assessment, each property will incur a $3,000 Water Availability Charge (WAC), a $1,000 Water Connection Charge, a meter fee and permit fee at the time they make the connection to the public watermain. The detailed breakdown of the proposed watermain improvement costs and corresponding assessment amounts are also provided in the “Financing of Improvements” section of this report. Assessments for street and drainage improvements will be levied over a 15‐year period. If watermain improvements are incorporated into the project, assessments for public watermain will be levied over a 20‐year period. All assessments are be charged an interest rate of 1% over the bond rate for the project. In addition to the recommended improvements, the estimated project costs and the proposed assessments, this report addresses the project schedule, permitting requirements and the easement and right‐of‐way acquisition needed to implement the improvements. The recommended project improvements are necessary, cost‐effective, and feasible and will result in a benefit to the properties proposed to be assessed. It is recommended that the City Council accept this report, hold the public hearing, and order the improvements. I. PROJECT INITIATION AND SCOPE This project was initiated as part of the City’s Street Capital Improvement Plan (CIP). The preparation of a feasibility report for the 2022 Street and Utility Improvements was authorized by the City Council on August 17, 2021, after reaffirming the Street Capital Improvement Plan and the designated street segments to be considered for construction in 2022. This report is primarily a desktop study, based on street pavement ratings, street inventory measurements, record drawings, aerial photography, aerial contours, Washington County plat records, and city utility maps. Field observations were made to review and evaluate the severity of the distresses in the street pavements and also review the conditions of the existing drainage and storm sewer infrastructure. Topographic surveys were not completed as part of this report. It has been assumed that City of Lake Elmo, Minnesota Project No: 2021.128 2022 Street and Utility Improvements PAGE 5
the general drainage characteristics of each neighborhood can be preserved or improved as the improvements are implemented, however this must be verified as part of the detailed design for the selected improvements. A geotechnical investigation will also be required as part of the project design to determine the in‐place pavement sections for each of the street segments, including the bituminous and aggregate base, and the underlying subbase soil characteristics. The geotechnical investigation will also be needed to verify the feasibility of completing a street reclamation. II. PROJECT AREA CHARACTERISTICS The Fields of St. Croix 1st Addition is a rural open space development consisting of 47 residential lots constructed in the early 2000’s. The subdivision can be accessed at Linden Trail North in two locations, 50th Street North and Stillwater Boulevard (CSAH 15). Within the development there is over 8,000 feet of public roadways that were constructed as urban street sections with bituminous curb. The street segments include a combination of two‐way, 24‐foot‐wide roadways within 50‐foot rights‐of‐way; and one‐way divided streets that are typically between 16‐18 feet in width. The one‐way divided streets include landscaped center islands within 120‐foot right‐of‐way. The one‐way divided streets include segments along Lilac Way, Lilac Place, Lilac Lane, and the main entrance at the intersection of Linden Trail and Stillwater boulevard. The subdivision also includes a shared private driveway that extends from Linden Trail to provide access for 6 of the properties. The development was constructed using limited small diameter storm sewer consisting of both reinforced concrete pipe (RCP) and high‐density polyethylene pipe (HDPE). The storm sewer provides limited street drainage with the storm water runoff discharged into two separate low areas, one located on an HOA owned Outlot, and the other onto private property with a drainage and utility easement. The Fields of St. Croix 1st Addition is served by private water wells and a community wastewater treatment system. The neighborhood resides outside of the City’s Municipal Urban Service Area (MUSA), therefore there are no current plans to extend public sanitary sewer or public water to serve the properties. The subdivision is not located in an area of known PFAS contamination or within a Special Well Construction Area, and remains generally outside of the projected PFAS plume areas. The Beaut Crest Estates Addition was developed in 1997 and consists of 15 residential rural estate lots. The subdivision has a single access from Jamaca Avenue and consists of two streets ending with cul‐de‐ sacs with city standard 45‐foot turning radius. The public streets were constructed as 30‐foot‐wide urban section roadways with bituminous curb, located within 60‐foot right‐of‐way. The storm sewer City of Lake Elmo, Minnesota Project No: 2021.128 2022 Street and Utility Improvements PAGE 6
system provides limited street drainage with the storm water runoff discharged into two separate storm
water ponds located on private property with drainage and utility easements. The storm sewer was
constructed using reinforced concrete pipe.
The Beaut Crest Estates properties are connected to city water provided through connection to a 6‐inch
DIP watermain constructed at the time of the development. The development is located adjacent to the
city watermain that was constructed using MPCA grants due to contamination related to the
Washington County Landfill. Wastewater management is provided for each lot using individual on‐site
wastewater treatment systems. The neighborhood resides outside of the City’s Municipal Urban Service
Area (MUSA), therefore there are no current plans to extend public sanitary sewer to serve the
properties.
III. PROPOSED STREET & DRAINAGE IMPROVEMENTS
A full reconstruction is recommended for the street segments in the Fields of St. Croix 1st Addition,
consisting of over 8,000 feet of roadways:
Linden Trail North, from 50th Street North to Stillwater Boulevard (CSAH 15).
Linden Trail North loop road, from Linden Trail North to Linden Trail North.
Lilac Way North, from Linden Trail North to east end.
Lilac Place North, from Linden Trail North to east end.
Larkspur Lane North, from Linden Trail North to Linden Trail North.
Lilac Lane North, from Linden Trail North to south end.
Street reconstruction includes the removal of the existing roadway base material to a depth to
accommodate a new street section that includes a 1‐foot sand subbase with draintile at low points, a 6‐
inch Class 6 aggregate base layer and a 3.5‐inch bituminous surface. New concrete curb and gutter is
proposed to replace the existing bituminous curb, to improve drainage and construction quality.
During the design phase of the project a geotechnical investigation will be conducted to further evaluate
the existing in‐place roadway materials and to evaluate the potential for completing a street
reclamation for these street segments at a much lower cost. If it is determined that a reclamation is
feasible than the improvement will provide a new bituminous surface and concrete curb and gutter
supported by a renewed recycled aggregate base. If the geotechnical report concludes that a
reclamation is not feasible, a reconstruction improvement would be required to remove and replace any
unstable subbase soils and construct a uniform 7‐ton engineered pavement section that includes a sand
subbase drainage layer to protect the new roadway from future frost heave failures. High strength and
City of Lake Elmo, Minnesota Project No: 2021.128
2022 Street and Utility Improvements PAGE 7stability are needed from the upper portion of the subgrade to resist yielding from wheel loads.
Although load intensity dissipates with depth, the more critical portion requiring high strength for wheel
load resistance is normally considered the upper 3 feet of the subgrade, referred to as the critical
subgrade zone. A 1‐foot sand subbase helps to consistently address the presence of unstable soils while
providing a controlled uniform layer of support to the road.
A street reclamation is recommended for the street segments in the Beaut Crest Estates Addition,
consisting of approximately 1,740 feet of roadways:
35th Street North, from Jamaca Avenue North to west end.
Isle Court North, from 35th Street North to south end.
The street reclamation will provide a new bituminous surface supported by a renewed recycled
aggregate base. The proposed project would consist of reclaiming the existing pavement and aggregate
base materials to a depth of approximately 8 inches to create a recycled aggregate base. Excess
aggregates materials would be hauled off site to keep the streets and cul‐de‐sacs at the existing
centerline and pavement to limit or minimize the construction grading and drainage impacts to adjacent
properties. Maintaining the existing grading and drainage conditions, with minimal change, is very
important to controlling overall project costs. It is anticipated that drain tile will need to be installed at
all low points and along various segments of the streets to provide subsurface drainage for the
underlying subgrade and roadway base. Drain tile will extend and discharge into existing and proposed
catch basins along the street. During the design phase a geotechnical investigation will be required to
investigate and verify that there is adequate bituminous pavement and aggregate base material in place
to employ a street reclamation for these roadways.
In both subdivision areas, the storm sewer and drainage systems will be repaired, and in some instances
replaced to restore the original drainage patterns within the neighborhood. Storm sewer structures will
have work completed as needed to address defective pipe connections, repair structure joints, make
corrections to any inverts, and replace all structure castings. In each neighborhood, a few storm sewer
structures have been identified for complete replacement. Storm sewer outlets will have trees and
brush cleared, sediment removed, and new rip rap placed at the outlet. During the design of the project,
additional catch basins and storm sewer runs may be added to improve roadway drainage along the
new streets. Drainage improvements will be limited to the necessary improvements to meet watershed
rules and to prevent water from standing on or along the new street pavements, and are not intended
to resolve pre‐existing private property drainage issues.
City of Lake Elmo, Minnesota Project No: 2021.128
2022 Street and Utility Improvements PAGE 8Restoration work will include new boulevard sod along maintained properties and seed where the vegetation is not actively maintained. Maintaining the existing grading and drainage conditions, with minimal change, is important to controlling overall project costs. The proposed project will attempt to keep the reconstructed street at or very near the existing centerline and pavement widths to minimize the construction grading and drainage impacts to adjacent properties. No street widening or geometric changes appear to be necessary for any of the streets identified for improvement in 2022. IV. PROPOSED WATERMAIN IMPROVEMENTS This report includes proposed watermain improvements to address the potential for extending city water to serve the Fields of St. Croix 1st Addition properties, and to address any water system repair and/or replacement needed to the existing watermain infrastructure within the Beaut Crest Estates Addition prior to reconstructing the public streets. To extend city water to the 47 properties in the Fields of St. Croix 1st Addition, an 8‐inch diameter ductile iron watermain pipe would be extended into the neighborhood along the existing streets, prior to the street reconstruction work. A 12‐inch trunk watermain currently runs adjacent to the neighborhood along 50th Street North, allowing for a direct connection at the intersection of Linden Trial. An 8‐inch public watermain would need to be extended along Linden Trail and each of the neighborhood streets so that individual water service stubs can be placed at the right‐of‐way edge for each of the properties. An additional 495 feet of watermain would need to be extended along a private shared driveway in order to provide service to 4 of the properties. This improvement would require the reconstruction of the shared private driveway to accommodate the watermain installation. Hydrants and system valves would be installed in accordance with city design standards. Due to the layout of the subdivision, the installation of public watermain would result in long watermain dead end, extending over 2,900 feet. Should this improvement move forward it is recommended that a review of the overall water system be conducted as part of the project design to determine if a looped watermain system should be pursued due to an improved hydraulic performance. The existing public watermain in the Beaut Crest Estates Addition was constructed with the original development in 1997, making the watermain system approximately 25 years old. At this age it would be expected that the watermain should be in good condition, which was confirmed through discussions with the Public Works department. Therefore, full watermain replacement is not recommended. However, it is recommended that the project be allocated a budget from the water enterprise fund to City of Lake Elmo, Minnesota Project No: 2021.128 2022 Street and Utility Improvements PAGE 9
address watermain repairs and upgrades that are found throughout the project when the facilities are exposed for construction. This report includes a cost estimate to address the replacement of the system valves and hydrants. V. IMPACTS OF PROPOSED IMPROVEMENTS The city maintains the option of not completing the improvements at this time, and for various reasons may defer the improvements until some future date. Over recent years the city did not go forward with street improvement projects in 2007, 2008, 2013, 2015 and 2019. When improvements are ready for major repair or replacement but then deferred, the street sections will continue to degrade at an accelerated rate. These street pavements are beyond their useful service life and distresses will become more severe. Continuing to fund routine maintenance on these streets, such as patching, pothole repairs and overlays will become more expensive and less effective as the repair needs become more substantial and frequent. Deferring the improvements is an option to manage short term cash flow and bonding limitations but will result in increased maintenance and replacement costs over the long term. Choosing not to complete the proposed lateral watermain improvements to serve new properties with municipal water should be based on feedback from the benefitting property owners. Should public drinking water be a desired service from these properties, the extension should be incorporated as part of the street reconstruction project. If the watermain improvements are completed within the useful life of the newly reconstructed street, it may require the use of trenchless methods at a higher cost than open trench methods to install the watermain pipe and will require new excavations in the newly constructed pavements. Should a construction project be pursued as recommended there are several short‐term impacts that will affect properties adjacent to and surrounding the project area. Short‐term traffic delays, construction dust and noise, minor tree loss, and erosion will occur during construction of the improvements. Efforts to minimize these impacts include resident communications, proper construction traffic signage, restriction of work hours, and implementation of dust and erosion control measures. Special efforts will be required by the contractor to maintain access to properties and access for emergency vehicles. Driveways and boulevard areas will be impacted with curb and ditch improvements. For new curb areas, disturbances will occur approximately 12‐15 feet behind curb into the boulevard and driveway areas. This may require the property owners to relocate all private property located within city right‐of‐way including any underground sprinkler systems or invisible dog City of Lake Elmo, Minnesota Project No: 2021.128 2022 Street and Utility Improvements PAGE 10
fences prior to construction. Mailboxes will be removed and relocated by the contractor to facilitate the
curb installation. Disruptions that occur to existing yards and driveways will be restored consistent with
general construction practices, however it is not always possible to restore to pre‐existing conditions.
Construction impacts can be mitigated through the use of proper construction specifications and best
management practices.
VI. RIGHT‐OF‐WAY AND EASEMENTS
Most of the improvements are proposed to be constructed within existing city right‐of‐way, prescriptive
easements, or existing drainage and utility easements. The Fields of St. Croix 1st Addition plat shows 50‐
foot right‐of‐way along the two‐way street segments and 120‐foot right‐of‐way along the one‐way
street segments. One storm water discharge point is located within an existing drainage and utility
easement and the other is located on an HOA owned Outlot. The Beaut Crest Estates Addition plat
shows 60‐foot right‐of‐way along each street with a 60‐foot right‐of‐way radius at each cul‐de‐sac. Both
stormwater discharge points and both storm water ponds in Beaut Crest Estates appears to be located
within existi
ng drainage and utility easements.
Construction easements or right‐of‐entry agreements may be necessary to address the storm water
outlet cleaning improvements proposed within the Fields of St. Croix Outlot, and if watermain is
proposed to be installed along the private driveway. Right‐of‐entry agreements are also obtained to
address the placement of individual water service stubs, and are sometimes requested from property
owners for unique construction issues.
Easement requirements will be further evaluated during the design phase to determine any necessary
acquisitions to construct the proposed improvements.
VII. PERMITS AND APPROVALS
The following permits will be required to implement the proposed improvements:
Valley Branch Watershed District Permit for stormwater management and erosion control.
MPCA NPDES Construction Permit for stormwater management and erosion control.
Minnesota Department of Health (MDH) Watermain Extension Permit.
City of Lake Elmo, Minnesota Project No: 2021.128
2022 Street and Utility Improvements PAGE 11VIII. SUMMARY OF ESTIMATED PROJECT COSTS
Included in the Appendix is the detailed estimate of probable project costs for the proposed street and
storm sewer improvements. An estimate of probable project costs for the public watermain extension
improvements are also provided to assist the city and property owners in determining the total scope of
work for the proposed project. The estimates detail the estimated construction costs, engineering,
geotechnical investigations, legal, and administration costs directly associated with project
implementation. A small allowance is included for potential easement acquisition and a 10%
contingency is included to address changing market conditions until contractor bids can be received to
firm up the construction costs.
These cost estimates are based on recent construction projects of similar character and assume that the
proposed improvements would begin in 2022. The actual project costs will be determined through a
competitive bidding process and will vary with market conditions at the time of the bid.
FIELDS OF ST. CROIX 1ST ADDITION
Total estimated project cost for Street, Storm Sewer and Watermain Improvements: $3,265,000
Full Street Reconstruction with Storm Sewer Repair/Replacement $2,223,000
*Street Reclamation (if feasible): $1,400,000
Public Watermain Extension Improvements $1,042,000
BEAUT CREST ESTATES ADDITION
Total estimated project cost for Street, Storm Sewer and Watermain Improvements: $560,000
Street Reclamation and Storm Sewer Improvements $463,100
Water System Repairs/Upgrades $ 96,900
IX. FINANCING OF IMPROVEMENTS AND SPECIAL ASSESSMENTS
Special assessments will be levied in accordance with Minnesota Statutes Chapter 429 and the City of
Lake Elmo Special Assessment Policies and Procedures for Public Improvements. The City may use fund
reserves or bonds to pay the up‐front project costs and to cover City cost participation. Special
City of Lake Elmo, Minnesota Project No: 2021.128
2022 Street and Utility Improvements PAGE 12assessments would be levied against the benefiting properties with payment terms structured so that
the City receives funds to meet debt obligations.
Public Street and Storm Sewer Improvements: The assessable project costs related to the street and
storm sewer improvements in the Fields of St. Croix 1st Addition and the Beaut Crest Estates Addition
will be assessed at a rate of 30% for residential properties using a unit method. Residential properties
are considered to provide an equal demand on street use and are therefore assessed on a per unit basis.
Residential properties with direct access to the street, including properties accessing Linden Trail from a
shared private drive, are included as benefitting properties. Each property is assessed one unit unless
the property has the ability to be subdivided using the current underlying land use and zoning
regulations. The city planning and land use department reviews larger parcels to determine if a parcel
can be subdivided and the number of lots that could be obtained. There are 47 residential benefitting
properties located along the public streets in the Fields of St. Croix 1st Addition and 15 residential
benefitting properties located along the public streets in the Beaut Crest Estates Addition. The
preliminary assessment rolls detailing each property’s proposed assessment amount are included in the
Appendix of this report.
The total estimated project costs for the proposed street and drainage improvements and
corresponding assessment amounts are listed in the table below:
Total Estimated City Share of Estimated Per Unit
Proposed Improvement
Project Costs Project Cost Assessed Rate
Fields of St. Croix 1st Addition $2,223,000 $1,555,600 $14,200
Beaut Crest Estates Addition $463,100 $323,600 $9,300
Public Watermain Improvements: The public watermain improvements, if included in the project, are
proposed to be assessed 100% to the benefitting properties using a residential equivalent unit method.
Each benefitting residential property is assessed 1 Residential Equivalent Connection (REC), or 1 WAC
unit. Watermain assessments are proposed for those properties that abut the improvements and
City of Lake Elmo, Minnesota Project No: 2021.128
2022 Street and Utility Improvements PAGE 13receive a service stub as part of the project. There are 47 benefitting properties located within the Fields
of St. Croix 1st Addition. A preliminary assessment roll has been prepared for the watermain
improvements and can be found in the Appendix of this report. The total estimated project costs for the
Watermain Improvements and corresponding assessment amounts are listed in the table below:
Total Water Number of Estimated Per
Public Watermain
Estimated Enterprise Fund Benefitting Unit Assessed
Improvements
Project Costs Properties Rate
Fields of St. Croix 1st Addition $1,042,000 47 $22,200
Beaut Crest Estates Addition $96,900 $96,900 NA NA
Assessment Terms: The street and storm sewer improvements will be levied over a 15‐year period and
the watermain improvements will be levied over a 20‐year period. Assessments will be charged an
interest rate of 1% over the bond rate for the project or as set by the City Council.
City of Lake Elmo, Minnesota Project No: 2021.128
2022 Street and Utility Improvements PAGE 14X. PROJECT SCHEDULE
The following schedule is proposed to accommodate construction of the improvements in 2022:
August 17, 2021 Council orders preparation of Feasibility Report.
October 5, 2021 Presentation of Feasibility Report. Council accepts Report and calls for
Improvement Hearing.
November 3, 2021 Public Improvement Hearing. Council Orders the Improvement (4/5th Vote)
and preparation of Plans and Specifications.
March 1, 2022 Council approves Plans and Specifications and orders Advertisement for
Bids.
March 30, 2022 Project Bid Date: Receive contractor bids.
April 19, 2022 Council accepts bids and awards Contract.
May 30, 2022 Conduct Pre‐Construction Meeting and issue Notice to Proceed.
October 7, 2022 Substantial completion.
November 18, 2022 Final completion.
*Final Assessment Hearing schedule TBD
XI. CONCLUSIONS AND RECOMMENDATIONS
The street pavement surfaces in the Fields of St. Croix 1st Addition and the Beaut Crest Estates Addition,
as reviewed as part of this report, are beyond their useful service life and show surface distresses
indicating improvements are needed at this time. A full reconstruction may be required in the Fields of
St. Croix 1st Addition, in particular if city water is extended to serve the neighborhood as part of this
project. If watermain is not extended as part of the project and a street reclamation is determined to be
a feasible design, the street and drainage improvements costs and corresponding assessments could be
reduced. A street reclamation is recommended for the public streets in the Beaut Crest Estates Addition.
From a preliminary design perspective, it appears that no street widening or geometric changes will be
needed in either neighborhood, allowing the improvements to maintain the existing grading, drainage,
and curb line conditions, with minimal change.
City of Lake Elmo, Minnesota Project No: 2021.128
2022 Street and Utility Improvements PAGE 15This report also includes a proposed layout for extending public water to serve each of the 47 properties in the Fields of St. Croix 1st Addition. An estimated project cost and corresponding unit assessment is reported to allow the City Council and property owners to make an informed decision as to whether connecting to the public water system is a desirable improvement to be completed at the time of the street reconstruction work. The street and drainage improvements, as proposed in this report, are consistent with the City’s Comprehensive Plan, the Capital Improvement Plan, is technically and financially feasible, is necessary, cost effective, and will result in a benefit to the properties proposed to be assessed. It is recommended that the City Council accept this report, hold the public hearing, and order the improvements. City of Lake Elmo, Minnesota Project No: 2021.128 2022 Street and Utility Improvements PAGE 16
APPENDIX City of Lake Elmo, Minnesota Project No: 2021.128 2022 Street and Utility Improvements PAGE 17
PROJECT STREETS
FIELDS OF ST. CROIX FIRST ADDITION
LINDEN TRAIL N FROM 50TH ST N TO
STILLWATER BLVD N
LINDEN TRAIL N WEST LOOP
LILAC WAY N CUL-DE-SAC
LILAC PLACE N CUL-DE-SAC
LARKSPUR LANE N LOOP
LILAC LANE N CUL-DE-SAC
LEGEND
FIELDS OF ST. CROIX 1ST ADDITION
CITY OF
LAKE ELMO
FIGURE NO. 1A
2022 STREET
IMPROVEMENTS LOCATION MAP
PROJECT NO. 2021.128
OCTOBER, 2021
FIELDS OF ST. CROIX 1ST ADDITIONPROJECT STREETS
BEAUT CREST ESTATES ADDITION
35TH STREET N FROM JAMACA AVE N TO
WEST END
ISLE COURT N FROM 35TH ST N TO
CUL-DE-SAC
LEGEND
BEAUT CREST ESTATES ADDITION
CITY OF
LAKE ELMO
FIGURE NO. 1B
2022 STREET
IMPROVEMENTS LOCATION MAP
PROJECT NO. 2021.128
OCTOBER, 2021
BEAUT CREST ESTATES ADDITIONSTREET IMPROVEMENTS
| | |
SEE RIGHT
|
CONNECT TO EXISTING WITH NEW CONCRETE
|
| |
12-INCH WATERMAIN CURB AND GUTTER (TYP.)
SEE LEFT
STREET IMPROVEMENTS
WITH NEW CONCRETE
4668
|
|
4971 4853
>>
|
CURB AND GUTTER (TYP.)
|
|
4835
|
4963 4654
|
|
|
|
|
|
|
8" WATERMAIN
|
|
|
8"
WA
|
|
8" WATERMAIN
16'
|
TE
|
|
4955 4861 4827
|
4979 4644
RM
|
8"
|
AIN
|
|
|
|
W
|
|
4676
AT
|
4987 4873
|
|
|
|
ER
|
4943 4815 4690 4634
|
M
|
|
AI
|
|
4698 4622
|
N
|
|
|
|
17.5' 17.5'
|
|
|
>>
24' 26'
|
|
|
4931 4805
|
>>
|
4881 4610
|
4995
|
24'
|
|
12
|
|
|
02
|
|
92
|
>> >> >>
4602
|
11
|
>>
| | | | | | | | | | | | | | | | | |
| | |
|
8" WATERMAIN
4 00
4596
|
09
4996
|
|
24'
|
4594
|
|
4720
|
|
4582
|
4854
|
5
1182
|
|
EXTEND NEW 8"
24' 4732
|
4574
PUBLIC WATERMAIN
|
|
8" WATERMAIN WITH SERVICE TO
4748
|
EACH PROPERTY (TYP.)
|
| | | | | |
4566
EXTEND NEW 8" 4886
|
PUBLIC WATERMAIN
4768
4558
|
WITH SERVICE TO 17.5'
EACH PROPERTY (TYP.)
|
REMOVE AND REPLACE
4550
EXISTING STORM SEWER
|
4990
AND STORM STRUCTURES
4982 4966 4944 4910 (TYP.)
4926 CITY LIMITS
LEGEND
| EX. WATER MAIN | | | PROP. 8" WATER MAIN STREET IMPROVEMENTS WITH NEW
EX. HYDRANT PROP. HYDRANT CONCRETE CURB AND GUTTER 0 200 400
Feet
PROP. GATE VALVE
EXISTING STORM STRUCTURE PROPOSED STORM STRUCTURE
>> EXISTING STORM SEWER >> PROPOSED STORM SEWER
FIGURE NO. 2
2022 STREET IMPROVEMENTS
PROPOSED IMPROVEMENTS
PROJECT NO. 2021.128 2022 STREET IMPROVEMENTS
OCTOBER, 2021 FIELDS OF ST. CROIX 1ST ADDITION>>
>>
>>
EX.
8 "W 8870 8898 8916 8938 8962 8982
>>
ATE STREET IMPROVEMENTS
RM
AIN WITH NEW CONCRETE
>>
N
AI CURB AND GUTTER
RM 29'
>>
E
AT 48' R
>>
W
. 8" >> >> >>
EX
>>
EX. 6" WATERMAIN
>>
AIN
>>
>>
ATERM
>>
>>
>>
>>
>>
8965
EX. 16" WATERMAIN
3473
EX. 6" W
>>
>>
8899
8867
>>
>>
>> >> >> >> >>
>>
>> >> >> >> >> >> >> >> >> >> >> >> >>
>>
>>
3432
>>
>>
>>
>>
30'
>>
>>
3455
>>
>>
>>
>>
45' R
>>
3424 3443
>>
>>
3435
>>
>>
EX. 4" WATERMAIN
>>
EX. 8
" WA
TERM
AIN
LEGEND
| EX. WATER MAIN | | | PROP. WATER MAIN STREET IMPROVEMENTS WITH NEW
EX. HYDRANT PROP. HYDRANT CONCRETE CURB AND GUTTER 0 200 400
Feet
PROP. GATE VALVE
EXISTING STORM STRUCTURE PROPOSED STORM STRUCTURE
>> EXISTING STORM SEWER >> PROPOSED STORM SEWER
FIGURE NO. 3
2022 STREET IMPROVEMENTS
PROPOSED IMPROVEMENTS
PROJECT NO. 2021.128 2022 STREET IMPROVEMENTS
OCTOBER, 2021 BEAUT CREST ESTATES ADDITION2022 STREET AND UTILITY IMPROVEMENTS
PROJECT NO. 2021.128
CITY OF LAKE ELMO, MINNESOTA
FIELDS OF ST. CROIX 1ST ADDITION ‐ FULL STREET RECONSTRUCTION
ENGINEER'S OPINION OF PROBABLE COST DATE: OCTOBER 2021
GENERAL ‐ EROSION CONTROL ‐ RESTORATION
Item Description Quantity Unit Unit price Total Cost
1 MOBILIZATION 1.00 LS $105,900.00 $105,900
2 TRAFFIC CONTROL 1.00 LS $37,800.00 $37,800
3 SILT FENCE 8,015.00 LF $3.00 $24,045
4 INLET PROTECTION 19.00 EA $200.00 $3,800
5 ROCK CONSTRUCTION ENTRANCE 2.00 EA $1,500.00 $3,000
6 STREET SWEEPING (WITH PICKUP BROOM) 25.00 HR $160.00 $4,000
7 CLEAR AND GRUB 333.33 SY $10.00 $3,333
8 TREE REMOVAL 4.00 EA $250.00 $1,000
9 GRUBBING 4.00 EA $250.00 $1,000
10 SALVAGE AND REINSTALL MAILBOX 47.00 EA $125.00 $5,875
11 REMOVE SIGN 21.00 EA $50.00 $1,050
12 FURNISH AND INSTALL SIGN PANEL 21.00 EA $350.00 $7,350
13 IMPORT AND PLACE TOPSOIL BORROW 2,968.52 CY $35.00 $103,898
14 EROSION CONTROL BLANKET (WOOD FIBER) 666.67 SY $3.00 $2,000
15 SEEDING, FERTILIZER 0.07 AC $5,000.00 $344
16 SODDING 17,811.11 SY $8.00 $142,489
Estimated TOTAL Construction Cost: General ‐ Erosion Control ‐ Restoration $446,885
DIVISION 1: STREET AND STORM SEWER
Item Description Quantity Unit Unit price Total Cost
1 SAWCUT PAVEMENT (ALL TYPES) 1,123.00 LF $4.50 $5,054
2 REMOVE & DISPOSE OF EXISTING BITUMINOUS PAVEMENT (P) 18,763.89 SY $5.00 $93,819
3 REMOVE & DISPOSE OF EXISTING BITUMINOUS PAVEMENT (DRIVEWAYS) 711.11 SY $10.00 $7,111
4 REMOVE & DISPOSE OF EXISTING CONCRETE PAVEMENT (DRIVEWAYS) 342.22 SY $10.00 $3,422
5 REMOVE & DISPOSE OF EXISTING CATCH BASIN/STORM MANHOLE 1.00 EA $500.00 $500
6 REMOVE AND REPLACE CASTING AND RINGS 19.00 EA $1,000.00 $19,000
7 ADJUST CASTING 16.00 EA $550.00 $8,800
8 COMMON EXCAVATION (CV) (P) 12,296.47 CY $14.50 $178,299
9 SUBGRADE CORRECTION 686.31 CY $16.00 $10,981
10 GEOTEXTILE FABRIC TYPE S 2,058.94 SY $3.00 $6,177
11 SUBGRADE PREPARATION 80.15 RS $120.00 $9,618
12 SELECT GRANULAR BORROW (CV), SPEC 3149.2B 6,863.15 CY $18.00 $123,537
13 CLASS 6, AGGREGATE BASE, 100% CRUSHED LIMESTONE (CV‐P) 3,279.44 CY $27.00 $88,545
14 TYPE SP 12.5 BITUMINOUS NON‐WEARING COURSE (SPNWB230C) 1,800.94 TN $75.00 $135,070
15 TYPE SP 9.5 BITUMINOUS WEARING COURSE (SPWEA230C) 1,350.70 TN $80.00 $108,056
16 TYPE SP 9.5 BITUMINOUS WEARING COURSE (SPWEA230B), DRIVES 711.11 SY $27.00 $19,200
17 BITUMINOUS MATERIAL FOR TACK COAT 1,057.89 GAL $3.00 $3,174
18 CONCRETE CURB AND GUTTER 16,135.00 LF $14.50 $233,958
19 6" CONCRETE DRIVE 342.22 SY $77.00 $26,351
20 PEDESTRIAN RAMP 7.00 EA $1,350.00 $9,450
21 TRUNCATED DOME PANELS 140.00 SF $50.00 $7,000
22 4" PVC PERF EDGE DRAIN W/BACKFILL & WRAP 2,000.00 LF $15.00 $30,000
23 CORE DRILL 4" DRAIN TILE CONNECTION INTO EXISTING CATCH BASIN 20.00 EA $300.00 $6,000
24 DRAINTILE CLEANOUT 20.00 EA $350.00 $7,000
25 CONNECT TO EXISTING STORM SEWER 2.00 EA $1,200.00 $2,400
26 MUD DOGHOUSE AND INVERT FOR EXSITING DRAINAGE STRUCTURE 7.00 EA $800.00 $5,60027 CONSTRUCT DRAINAGE STRUCTURE TYPE 402 (W/ CASTING) 2.00 EA $2,500.00 $5,000
28 CONSTRUCT DRAINAGE STRUCTURE TYPE 404 (W/ CASTING) 4.00 EA $3,200.00 $12,800
29 CONSTRUCT DRAINAGE STRUCTURE TYPE 405 ‐ 48" (W/ CASTING) 1.00 EA $5,000.00 $5,000
30 CONSTRUCT DRAINAGE STRUCTURE TYPE 406 ‐ 48" (W/ CASTING) 2.00 EA $3,000.00 $6,000
31 15" RC PIPE STORM SEWER PIPE 230.00 LF $65.00 $14,950
32 15" RC FLARED END SECTION 2.00 EA $1,800.00 $3,600
33 CLASS 3 RIP RAP W/GEOTEXTILE FABRIC 60.00 CY $120.00 $7,200
34 CLEAN AND TELEVISE STORM SEWER 918.00 LF $4.00 $3,672
35 CLEAN FLARED END SECTION 6.00 EA $160.00 $960
36 DITCH GRADING 150.00 LF $16.00 $2,400
Estimated TOTAL Construction Cost: Street and Storm Sewer $1,209,704
Estimated TOTAL Construction Cost $1,656,589
Contingencies at 10% $166,000
Easement Acquisition (Legal and Land Survey Services) $22,600
Engineering Services: Feasibility Report: $10,800
Engineering Services: Design and Construction Administration: $200,000
Full‐Time Construction Observation: $100,000
Geotechnical Engineering: $22,000
Legal, Fiscal and Administration: $45,000
Total Estimated Project Cost: $2,223,000
TOTAL PROJECT COSTS ‐ BY INFRASTRUCTURE FUND
DIVISION 1: STREET AND STORM SEWER $2,223,000 100.0%2022 STREET AND UTILITY IMPROVEMENTS
PROJECT NO. 2021.128
CITY OF LAKE ELMO, MINNESOTA
FIELDS OF ST. CROIX 1ST ADDITION ‐ WATERMAIN EXTENSION
ENGINEER'S OPINION OF PROBABLE COST DATE: OCTOBER 2021
DIVISION 2: WATER SYSTEM
Item Description Quantity Unit Unit price Total Cost
1 MOBILIZATION 1.00 LS $37,400.00 $37,400
2 TRAFFIC CONTROL 1.00 LS $7,500.00 $7,500
3 TEMPORARY WATER 1.00 LS $7,000.00 $7,000
4 16" X 8" WET TAP W/8" GATE VALVE & BOX 1.00 EA $6,500.00 $6,500
5 HYDRANT 11.00 EA $6,200.00 $68,200
6 HYDRANT EXTENSION 11.00 LF $875.00 $9,625
7 CONCRETE HYDRANT SPLACH PAD (10 SF/HYDRANT) 11.00 SF $14.00 $154
8 6" DIP WATERMAIN (CL 52) 110.00 LF $60.00 $6,600
9 8" DIP WATERMAIN (CL 52) 6,165.00 LF $68.00 $419,220
10 1" CORPORATION STOP 47.00 EA $200.00 $9,400
11 1" CURB STOP & BOX 47.00 EA $360.00 $16,920
12 1" TYPE K COPPER PIPE 2,360.00 LF $40.00 $94,400
13 6" GATE VALVE & BOX 11.00 EA $1,500.00 $16,500
14 8" GATE VALVE & BOX 6.00 EA $2,200.00 $13,200
15 PRIVATE DRIVE RESTORATION 1.00 LS $50,000.00 $50,000
16 WATERMAIN FITTINGS 2,807.00 LBS $11.00 $30,877
Estimated TOTAL Construction Cost: General ‐ Erosion Control ‐ Restoration $793,496
Estimated TOTAL Construction Cost $793,496
Contingencies at 10% $80,000
Easement Acquisition (Legal and Land Survey Services) $10,000
Engineering Services: Feasibility Report:
Engineering Services: Design and Construction Administration: $90,000
Full‐Time Construction Observation: $45,000
Geotechnical Engineering: $9,000
Legal, Fiscal and Administration: $15,000
Total Estimated Project Cost: $1,042,500
TOTAL PROJECT COSTS ‐ BY INFRASTRUCTURE FUND
DIVISION 2: WATER SYSTEM $1,042,500 100.0%2022 STREET AND UTILITY IMPROVEMENTS
PROJECT NO. 2021.128
CITY OF LAKE ELMO, MINNESOTA
FIELDS OF ST. CROIX 1ST ADDITION ‐ STREET RECLAMATION
ENGINEER'S OPINION OF PROBABLE COST DATE: OCTOBER 2021
GENERAL ‐ EROSION CONTROL ‐ RESTORATION
Item Description Quantity Unit Unit price Total Cost
1 MOBILIZATION 1.00 LS $66,000.00 $66,000
2 TRAFFIC CONTROL 1.00 LS $23,600.00 $23,600
3 SILT FENCE 8,015.00 LF $3.00 $24,045
4 INLET PROTECTION 19.00 EA $200.00 $3,800
5 ROCK CONSTRUCTION ENTRANCE 2.00 EA $1,500.00 $3,000
6 STREET SWEEPING (WITH PICKUP BROOM) 25.00 HR $160.00 $4,000
7 CLEAR AND GRUB 333.33 SY $10.00 $3,333
8 TREE REMOVAL 4.00 EA $250.00 $1,000
9 GRUBBING 4.00 EA $250.00 $1,000
10 SALVAGE AND REINSTALL MAILBOX 47.00 EA $125.00 $5,875
11 REMOVE SIGN 21.00 EA $50.00 $1,050
12 FURNISH AND INSTALL SIGN PANEL 21.00 EA $350.00 $7,350
13 IMPORT AND PLACE TOPSOIL BORROW 1,187.41 CY $35.00 $41,559
14 EROSION CONTROL BLANKET (WOOD FIBER) 666.67 SY $3.00 $2,000
15 SEEDING, FERTILIZER 0.07 AC $5,000.00 $344
16 SODDING 7,124.44 SY $8.00 $56,996
Estimated TOTAL Construction Cost: General ‐ Erosion Control ‐ Restoration $244,953
DIVISION 1: STREET AND STORM SEWER
Item Description Quantity Unit Unit price Total Cost
1 SAWCUT PAVEMENT (ALL TYPES) 1,123.00 LF $4.50 $5,054
2 REMOVE & DISPOSE OF EXISTING BITUMINOUS PAVEMENT (DRIVEWAYS) 711.11 SY $10.00 $7,111
3 REMOVE & DISPOSE OF EXISTING CONCRETE PAVEMENT (DRIVEWAYS) 342.22 SY $10.00 $3,422
4 REMOVE & DISPOSE OF EXISTING CATCH BASIN/STORM MANHOLE 1.00 EA $500.00 $500
5 REMOVE AND REPLACE CASTING AND RINGS 19.00 EA $1,000.00 $19,000
6 ADJUST CASTING 16.00 EA $550.00 $8,800
7 FULL DEPTH RECLAIM 18,763.89 SY $2.10 $39,404
8 HAUL EXCESS RECLAIMED MATERIAL OFF SITE (LV) 2,236.03 CY $10.00 $22,360
9 SUBGRADE CORRECTION 686.31 CY $16.00 $10,981
10 GEOTEXTILE FABRIC TYPE S 2,058.94 SY $3.00 $6,177
11 SUBGRADE PREPARATION 80.15 RS $120.00 $9,618
12 TYPE SP 12.5 BITUMINOUS NON‐WEARING COURSE (SPNWB230C) 1,800.94 TN $75.00 $135,070
13 TYPE SP 9.5 BITUMINOUS WEARING COURSE (SPWEA230C) 1,350.70 TN $80.00 $108,056
14 TYPE SP 9.5 BITUMINOUS WEARING COURSE (SPWEA230B), DRIVES 711.11 SY $27.00 $19,200
15 BITUMINOUS MATERIAL FOR TACK COAT 1,057.89 GAL $3.00 $3,174
16 CONCRETE CURB AND GUTTER 16,135.00 LF $14.50 $233,958
17 6" CONCRETE DRIVE 342.22 SY $77.00 $26,351
18 PEDESTRIAN RAMP 7.00 EA $1,350.00 $9,450
19 TRUNCATED DOME PANELS 140.00 SF $50.00 $7,000
20 4" PVC PERF EDGE DRAIN W/BACKFILL & WRAP 2,000.00 LF $15.00 $30,000
21 CORE DRILL 4" DRAIN TILE CONNECTION INTO EXISTING CATCH BASIN 20.00 EA $300.00 $6,000
22 DRAINTILE CLEANOUT 20.00 EA $350.00 $7,000
23 CONNECT TO EXISTING STORM SEWER 2.00 EA $1,200.00 $2,400
24 MUD DOGHOUSE AND INVERT FOR EXSITING DRAINAGE STRUCTURE 7.00 EA $800.00 $5,600
25 CONSTRUCT DRAINAGE STRUCTURE TYPE 402 (W/ CASTING) 2.00 EA $2,500.00 $5,000
26 CONSTRUCT DRAINAGE STRUCTURE TYPE 404 (W/ CASTING) 4.00 EA $3,200.00 $12,80027 CONSTRUCT DRAINAGE STRUCTURE TYPE 405 ‐ 48" (W/ CASTING) 1.00 EA $5,000.00 $5,000
28 CONSTRUCT DRAINAGE STRUCTURE TYPE 406 ‐ 48" (W/ CASTING) 2.00 EA $3,000.00 $6,000
29 15" RC PIPE STORM SEWER PIPE 230.00 LF $65.00 $14,950
30 15" RC FLARED END SECTION 2.00 EA $1,800.00 $3,600
31 CLASS 3 RIP RAP W/GEOTEXTILE FABRIC 60.00 CY $120.00 $7,200
32 CLEAN AND TELEVISE STORM SEWER 918.00 LF $4.00 $3,672
33 CLEAN FLARED END SECTION 6.00 EA $160.00 $960
34 DITCH GRADING 150.00 LF $16.00 $2,400
Estimated TOTAL Construction Cost: Street and Storm Sewer $787,268
Estimated TOTAL Construction Cost $1,032,221
Contingencies at 10% $103,300
Easement Acquisition (Legal and Land Survey Services) $20,500
Engineering Services: Feasibility Report: $10,200
Engineering Services: Design and Construction Administration: $125,000
Full‐Time Construction Observation: $62,000
Geotechnical Engineering: $15,800
Legal, Fiscal and Administration: $31,000
Total Estimated Project Cost: $1,400,000
TOTAL PROJECT COSTS ‐ BY INFRASTRUCTURE FUND
DIVISION 1: STREET AND STORM SEWER $1,400,000 100.0%2022 STREET AND UTILITY IMPROVEMENTS
PROJECT NO. 2021.128
CITY OF LAKE ELMO, MINNESOTA
BEAUT CREST ESTATES ‐ STREET RECLAMATION
ENGINEER'S OPINION OF PROBABLE COST DATE: OCTOBER 2021
GENERAL ‐ EROSION CONTROL ‐ RESTORATION
Item Description Quantity Unit Unit price Total Cost
1 MOBILIZATION 1.00 LS $26,500.00 $26,500
2 TRAFFIC CONTROL 1.00 LS $9,500.00 $9,500
3 SILT FENCE 1,740.00 LF $3.00 $5,220
4 INLET PROTECTION 7.00 EA $200.00 $1,400
5 ROCK CONSTRUCTION ENTRANCE 1.00 EA $1,500.00 $1,500
6 STREET SWEEPING (WITH PICKUP BROOM) 20.00 HR $160.00 $3,200
7 CLEAR AND GRUB 444.44 SY $10.00 $4,444
8 TREE REMOVAL 2.00 EA $250.00 $500
9 GRUBBING 2.00 EA $250.00 $500
10 SALVAGE AND REINSTALL MAILBOX 15.00 EA $125.00 $1,875
11 REMOVE SIGN 4.00 EA $50.00 $200
12 FURNISH AND INSTALL SIGN PANEL 12.00 EA $350.00 $4,200
13 IMPORT AND PLACE TOPSOIL BORROW 301.53 CY $35.00 $10,553
14 EROSION CONTROL BLANKET (WOOD FIBER) 1,656.83 SY $3.00 $4,971
15 SEEDING, FERTILIZER 0.09 AC $5,000.00 $459
16 SODDING 1,809.16 SY $8.00 $14,473
Estimated TOTAL Construction Cost: General ‐ Erosion Control ‐ Restoration $89,496
DIVISION 1: STREET AND STORM SEWER
Item Description Quantity Unit Unit price Total Cost
1 SAWCUT PAVEMENT (ALL TYPES) 90.00 LF $4.50 $405
2 REMOVE & DISPOSE OF EXISTING BITUMINOUS PAVEMENT (DRIVEWAYS) 244.44 SY $10.00 $2,444
3 REMOVE & DISPOSE OF EXISTING CONCRETE PAVEMENT (DRIVEWAYS) 122.22 SY $10.00 $1,222
4 REMOVE & DISPOSE OF EXISTING STORM SEWER 30.00 LF $14.00 $420
5 REMOVE & DISPOSE OF EXISTING CATCH BASIN/STORM MANHOLE 2.00 EA $1,500.00 $3,000
6 REMOVE CATCH BASIN/STORM MANHOLE CASTING 2.00 EA $250.00 $500
7 REMOVE AND REPLACE CASTING AND RINGS 5.00 EA $1,000.00 $5,000
8 ADJUST VALVEBOX 6.00 EA $450.00 $2,700
9 FULL DEPTH RECLAIM 7,213.72 SY $2.10 $15,149
10 HAUL EXCESS RECLAIMED MATERIAL OFF SITE (LV) 859.63 CY $10.00 $8,596
11 SUBGRADE CORRECTION 240.46 CY $16.00 $3,847
12 GEOTEXTILE FABRIC TYPE S 721.37 SY $3.00 $2,164
13 SUBGRADE PREPARATION 19.20 RS $120.00 $2,304
14 TYPE SP 12.5 BITUMINOUS NON‐WEARING COURSE (SPNWB230C) 768.80 TN $75.00 $57,660
15 TYPE SP 9.5 BITUMINOUS WEARING COURSE (SPWEA230C) 576.60 TN $80.00 $46,128
16 TYPE SP 9.5 BITUMINOUS WEARING COURSE (SPWEA230B), DRIVES 244.44 SY $27.00 $6,600
17 BITUMINOUS MATERIAL FOR TACK COAT 451.61 GAL $3.00 $1,355
18 CONCRETE CURB AND GUTTER 4,045.49 LF $14.50 $58,660
19 6" CONCRETE DRIVE 122.22 SY $77.00 $9,411
20 4" PVC PERF EDGE DRAIN W/BACKFILL & WRAP 800.00 LF $15.00 $12,000
21 CORE DRILL 4" DRAIN TILE CONNECTION INTO EXISTING CATCH BASIN 8.00 EA $300.00 $2,400
22 DRAINTILE CLEANOUT 8.00 EA $350.00 $2,800
23 CONNECT TO EXISTING CATCH BASIN 6.00 EA $1,200.00 $7,200
24 CONSTRUCT DRAINAGE STRUCTURE TYPE 406 ‐ 48" (W/ CASTING) 2.00 EA $4,500.00 $9,000
25 15" RC PIPE STORM SEWER PIPE 30.00 LF $130.00 $3,900
26 CLASS 3 RIP RAP W/GEOTEXTILE FABRIC 10.00 CY $120.00 $1,20027 CLEAN AND TELEVISE STORM SEWER 211.00 LF $4.00 $844
28 CLEAN FLARED END SECTION 1.00 EA $160.00 $160
29 DITCH GRADING 200.00 LF $8.00 $1,600
Estimated TOTAL Construction Cost: Street and Storm Sewer $268,670
DIVISION 2: WATER SYSTEM
Item Description Quantity Unit Unit price Total Cost
1 REMOVE WATERMAIN PIPE 80.00 LF $12.00 $960
2 HYDRANT 4.00 EA $8,125.00 $32,500
3 HYDRANT EXTENSION 4.00 LF $900.00 $3,600
4 CONCRETE HYDRANT SPLACH PAD (10 SF/HYDRANT) 4.00 SF $14.00 $56
5 6" DIP WATERMAIN (CL 52) 80.00 LF $70.00 $5,600
6 6" GATE VALVE & BOX 6.00 EA $2,250.00 $13,500
Estimated TOTAL Construction Cost: Water System $56,216
Estimated TOTAL Construction Cost $414,382
Contingencies at 10% $42,000
Easement Acquisition (Legal and Land Survey Services) $5,000
Engineering Services: Feasibility Report: $5,000
Engineering Services: Design and Construction Administration: $50,000
Full‐Time Construction Observation: $25,000
Geotechnical Engineering: $5,000
Legal, Fiscal and Administration: $13,600
Total Estimated Project Cost: $560,000
TOTAL PROJECT COSTS ‐ BY INFRASTRUCTURE FUND
DIVISION 1: STREET AND STORM SEWER $463,100 82.7%
DIVISION 2: WATER SYSTEM $96,900 17.3%SEE RIGHT
SEE LEFT
4668
4971 4853
4963 4835 4654
4979 4955 4861 4827 4644
4676
4987 4873 4690
4943 4815 4634
4698 4622
4931 4805
4995 4881 4610
12
02
92
11
4 00 4602
09 4596
4996
4594
4720
4854 4582
4732 4574
4748
4566
4886
4768
4558
4550
4990
4982 4966 4944 4910
4926
LEGEND
0 200 400
ASSESSABLE PROPERTY - STREET AND DRAINAGE IMPROVEMENTS
Feet
AND WATERMAIN IMPROVEMENTS
FIGURE NO. 6
2022 STREET IMPROVEMENTS
ASSESSABLE PROPERTIES
PROJECT NO. 2021.128 2022 STREET IMPROVEMENTS
OCTOBER, 2021 FIELDS OF ST. CROIX 1ST ADDITION8870 8898 8916 8938 8962 8982
3473 8965
8899
8867
3432
3455
3424 3443
3435
LEGEND
0 200 400
ASSESSABLE PROPERTY - STREET AND DRAINAGE IMPROVEMENTS
Feet
FIGURE NO. 7
2022 STREET IMPROVEMENTS
ASSESSABLE PROPERTIES
PROJECT NO. 2021.128 2022 STREET IMPROVEMENTS
OCTOBER, 2021 BEAUT CREST ESTATES ADDITIONCITY OF LAKE ELMO, MN. 2022 STREET AND UTILITY IMPROVEMENTS PAGE 1 of 1
OCTOBER, 2021 FIELDS OF ST. CROIX 1ST ADDITION
PRELIMINARY ASSESSMENT ROLL
STREET AND
DRAINAGE
ASSESSMENT
NO. NAME ADDRESS MAILING ADDRESS PID AMOUNT
1 ANDERSON RICHARD C 4550 LILAC LN N 4550 LILAC LN N LAKE ELMO MN 55042 1202921140024 $14,200
2 SEESTROM KURT W & DENISE M HEUER 4558 LILAC LN N 4558 LILAC LN N LAKE ELMO MN 55042 1202921140023 $14,200
3 JOHNSON KIP L & JULIET 4566 LILAC LN N 4566 LILAC LN N LAKE ELMO MN 55042 1202921140022 $14,200
4 JOHNSON LOWELL A & ANDREA E 4574 LILAC LN N 4574 LILAC LN N LAKE ELMO MN 55042 1202921140021 $14,200
5 HOFFMAN PAUL & DEBRA 4582 LILAC LN N 4582 LILAC LN N LAKE ELMO MN 55042 1202921140020 $14,200
6 KELLAR ALLAN D & LINDA B 4594 LILAC LN N 4594 LILAC LN N LAKE ELMO MN 55042 1202921140019 $14,200
7 BAHR ALLISON T 4596 LILAC LN N 4596 LILAC LN N LAKE ELMO MN 55042 0702920230012 $14,200
8 HOLMBERG JOSEPH W & SHELLY E 4602 LILAC LN N 4602 LILAC LN N LAKE ELMO MN 55042 1202921140018 $14,200
9 EICHTEN SHARON JEAN MILLER 4610 LILAC LN N 4610 LILAC LN N LAKE ELMO MN 55042 0702920230013 $14,200
10 TRAYNOR KYLE & MORGAN 4622 LILAC LN N 4622 LILAC LN N LAKE ELMO MN 55042 0702920230011 $14,200
11 DUTKO KATHLEEN A & DEAN 4634 LINDEN TRL N 4634 LILAC LN N LAKE ELMO MN 55042 1202921140013 $14,200
12 NIEBUHR SHERYL L & JO ANN FORD 4644 LINDEN TRL N 4644 LILAC LN N LAKE ELMO MN 55042 1202921140014 $14,200
13 DUSTIN WILLIAM K & SUSAN A 4654 LINDEN TRL N 4654 LILAC LN N LAKE ELMO MN 55042 1202921140015 $14,200
14 TOMASEK BENJAMIN & MARY 4668 LINDEN TRL N 4668 LILAC LN N LAKE ELMO MN 55042 1202921140016 $14,200
15 BURGWALD JASON C & MARY M 4676 LARKSPUR LN N 4676 LARKSPUR LN N LAKE ELMO MN 55042 1202921140012 $14,200
16 MEISTER WILLIAM W & KAREN K 4690 LARKSPUR LN N 4690 LARKSPUR LN N LAKE ELMO MN 55042 1202921140011 $14,200
17 MOLINE KJERSTI L 4698 LARKSPUR LN N 4698 LARKSPUR LN N LAKE ELMO MN 55042 1202921140010 $14,200
18 ROBERT ENGSTROM COMPANIES 4801 81ST ST W #101 BLOOMINGTON MN 55437 1202921140009 $14,200
19 WINTER CHRISTOPHER P & KELLY M 4720 LARKSPUR LN N 4720 LARKSPUR LN N LAKE ELMO MN 55042 1202921140008 $14,200
20 LAQUA MARK L & BETH E 4732 LARKSPUR LN N 4732 LARKSPUR LN N LAKE ELMO MN 55042 1202921140007 $14,200
21 WILLIAM J MOHR III & DAWN C MOHR REV TRS 4748 LARKSPUR LN N 4748 LARKSPUR LN N LAKE ELMO MN 55042 1202921140006 $14,200
22 BOTTINI PATRICK & ALLISON 4768 LARKSPUR LN N 4768 LARKSPUR LN N LAKE ELMO MN 55042 1202921110015 $14,200
23 BECKER ELIZABETH L & RODNEY A 4805 LILAC PL N 4805 LILAC PL N LAKE ELMO MN 55042 1202921110023 $14,200
24 DRESSER SAMUEL & TAMARA TINKHAM 4815 LILAC PL N 4815 LILAC PL N LAKE ELMO MN 55042 1202921110022 $14,200
25 APPERT ROBERT J & JOELLE M 4827 LILAC PL N 4827 LILAC PL N LAKE ELMO MN 55042 1202921110021 $14,200
26 GUNDERSON DAVID C & LAUREL K 4835 LILAC PL N 4835 LILAC PL N LAKE ELMO MN 55042 1202921110020 $14,200
27 HARRISON BARRY & MARY A 4853 LILAC PL N 4853 LILAC PL N LAKE ELMO MN 55042 1202921110019 $14,200
28 WOHLERS NICHOLAS J & MICHELLE 4861 LILAC PL N 4861 LILAC PL N LAKE ELMO MN 55042 1202921110018 $14,200
29 HAZELROTH TIMOTHY & ROBERTA 4873 LILAC PL N 4873 LILAC PL N LAKE ELMO MN 55042 1202921110017 $14,200
30 NELSON MARK & GRETCHEN 4881 LILAC PL N 4881 LILAC PL N LAKE ELMO MN 55042 1202921110016 $14,200
31 TRS AGR KEVIN L & MAUREEN A THOLEN 4854 LINDEN TRL N 4854 LINDEN TRL N LAKE ELMO MN 55042 1202921110014 $14,200
32 ROBERT M SCHWARTZ REV TRS 4886 LINDEN TRL N 4886 LINDEN TRL N LAKE ELMO MN 55042 1202921110013 $14,200
33 MITCHELL J & KAREN E JORGENSEN LIVING TRS 4910 LINDEN TRL N 4910 LINDEN TRL N LAKE ELMO MN 55042 1202921110012 $14,200
34 BRENNAN PHILIP J & EILEEN B 4926 LINDEN TRL N 4926 LINDEN TRL N LAKE ELMO MN 55042 1202921110011 $14,200
35 FOSSUM ROBERT J & RACHEL W 4944 LINDEN TRL N 4944 LINDEN TRL N LAKE ELMO MN 55042 1202921110010 $14,200
36 BREKKE BRIAN D & ANGELIA SMITH‐BREKKE 4966 LINDEN TRL N 4966 LINDEN TRL N LAKE ELMO MN 55042 1202921110009 $14,200
37 MELANDER PETER K & JUDITH C 4982 LINDEN TRL N 4982 LINDEN TRL N LAKE ELMO MN 55042 1202921110008 $14,200
38 GERALD OCONNELL REV TRS & JANET OCONNELL REV TRS 4990 LINDEN TRL N 4990 LINDEN TRL N LAKE ELMO MN 55042 1202921110007 $14,200
39 SYPURA WILLIAM D & NAOMI M MARIETTA 4996 LINDEN TRL N 4996 LINDEN TRL N LAKE ELMO MN 55042 1202921110032 $14,200
40 PARR RICHARD J & ELIZABETH N A HARROD‐PARR 4931 LILAC WAY N 4931 LILAC WAY N LAKE ELMO MN 55042 1202921110031 $14,200
41 CHRISTENSEN KENT E & MARY M 4943 LILAC WAY N 4943 LILAC WAY N LAKE ELMO MN 55042 1202921110030 $14,200
42 HANSON DAVID G & LAUREN M 4955 LILAC WAY N 4955 LILAC WAY N LAKE ELMO MN 55042 1202921110029 $14,200
43 ECKMAN ERIK S & ANDREA 4963 LILAC WAY N 4963 LILAC WAY N LAKE ELMO MN 55042 1202921110028 $14,200
44 ALBERS TRACI & TIMOTHY 4971 LILAC WAY N 4971 LILAC WAY N LAKE ELMO MN 55042 1202921110027 $14,200
45 GIORDANA URIAH J & MONIQUE D 4979 LILAC WAY N 4979 LILAC WAY N LAKE ELMO MN 55042 1202921110026 $14,200
46 PETERSON BRADLEY & AMY 4987 LILAC WAY N 4987 LILAC WAY N LAKE ELMO MN 55042 1202921110025 $14,200
47 ERICKSON RANDALL D & MICHELLE R 4995 LILAC WAY N 4995 LILAC WAY N LAKE ELMO MN 55042 1202921110024 $14,200
TOTAL $667,400You can also read
