Feasibility Study for Street Improvements on 210th Lane NW, Goldenrod and Evergreen Streets NW, and 209 th Avenue NW MSA File No.

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1 February 26, 2018 Honorable Mayor and Council Members City of Oak Grove Nightingale Street NW Oak Grove, MN RE: Feasibility Study for Street Improvements on 210th Lane NW, Goldenrod and Evergreen Streets NW, and 209 th Avenue NW MSA File No Dear Honorable Mayor and Council Members: The City Council passed a resolution authorizing this feasibility study at their January 29, 2018 meeting. The Resolution was the result of a petition received from landowners abutting the unpaved portions of 210th Lane NW, Goldenrod and Evergreen Streets NW, and 209 th Avenue NW requesting the preparation of this feasibility study. The study is necessary to assess whether improvements should be made to the roadway and determine estimated costs of the improvements as recommended. Past practice of the Council has been to authorize feasibility studies for these types of projects if more than 51% of the adjacent property owners are in favor of a study. This feasibility study describes the improvement of the roadways by applying past policies for the upgrades of existing rural section graveled roads. It also provides the estimated construction and overhead costs, including city administration, engineering, fiscal, legal, and contingencies associated with this project. Financing for the project is also discussed, including an application of the City s assessment policies to the benefiting properties taking access off the unpaved portions of the aforementioned roads. Location: Goldenrod Street NW, Evergreen Street NW, and segments of 210 th Lane NW and 209 th Avenue NW were platted as part of the North Ridge development. This feasibility study addresses improvements on each of these roads. Goldenrod Street NW intersects Sims Road NW approximately 0.4 miles west of the eastern City boundary, and extends south 0.5 miles to 209 th Avenue NW, where it terminates in a cul de sac outside the Right of Way. 209 th Avenue NW extends 400 feet west from Goldenrod Street NW, and terminates in a cul de sac. The cul desac and majority of existing gravel appear to be outside the 33 Right of Way of 209 th Avenue NW. Evergreen Street NW parallels Goldenrod Street NW approximately one eighth of a mile east. It extends south from Sims Road NW intersecting 210 th Lane NW to the east 0.3 miles Offices in Illinois, Iowa, Minnesota, and Wisconsin 60 Plato Blvd. East, Suite 140 ST. PAUL, MN FAX: ps.com 2018 MSA Professional Services P:\10100s\10150s\10154\ North Ridge Paving\Reports\North Ridge Feasibility Study doc

2 Page 2 Honorable Mayor and Council Members February 26, 2018 south of Sims Road NW, and terminating at 210 th Lane NW to the west 0.4 miles south of Sims Road NW. West of Evergreen Street, 210 th Lane NW runs at an angle from NW to SE, beginning at a cul de sac outside the Right of Way approximately 300 feet west of Goldenrod Street NW, and ending at a cul de sac just east of Evergreen Street NW. A segment of 210 th Lane NW also runs straight east from Evergreen Street NW, joining the existing paved portion of 210 th Lane NW in the Forest Glen plat. The general location of these streets is depicted on Exhibit 1. Existing Conditions: Goldenrod Street NW, Evergreen Street NW, 210 th Lane NW and 209 th Avenue NW consist of a gravel surface mixed with the underlying sand sub base. Although it s difficult to determine the existing structural equivalence of intermixed sand and gravel, it is estimated that there is 2 to 4 inches of class 5 gravel. By comparing roadway alignments from aerial photography with plats of the city map, it appears that most of the roads are located in the approximate center of the right of way. Paving the west cul de sac on 210 th Lane NW, the two cul de sacs on 209 th Avenue NW, and the mainline of 209 th Avenue NW on their current gravel surfaces will require the acquisition of additional Right of Way or easements. An aerial photograph along with overlying plat in relation to the roadways is depicted in Exhibit 2. It has been the observation of the City of Oak Grove Public Works Department that the roads exhibit reasonable strength and therefore the roadway sub base should not require substantial strengthening before paving the surface. Public works will assess the need for additional gravel prior to paving and will add gravel as necessary as part of their normal street maintenance practice for gravel roads. From City Staff measurements of the roadways, the surface and shoulder width of Goldenrod Street NW, Evergreen Street NW, 210 th Lane NW and 209 th Avenue NW are wide enough to install 24 foot wide pavement in accordance with the City s standard street section. Proposed Improvements: A shape and pave project includes shaping of the crown of the roadway, minor ditch grading to facilitate drainage, adding aggregate base course (gravel) as needed and paving the surface of the roadways. Exhibit 3 depicts the typical cross section recommended for this project, and Exhibit 4 illustrates typical cul de sac layouts. Goldenrod Street NW, Evergreen Street NW, 210 th Lane NW and 209 th Avenue NW are ideally suited for the shape and pave improvement project. We propose that these roadways be improved to best fit the existing roadway embankment to minimize expenses. This will require the acquisition of additional Right of Way or easements to pave 209 th Avenue and cul de sacs on their current alignments. Goldenrod Street NW, Evergreen Street NW, 210 th Lane NW and 209 th Avenue NW have a typical thickness of 2 4 inches of class 5 (gravel). The improvements will add approximately 2 inches of new gravel to add strength to the sub base before placing a 2 inch mat of Hot Mix MSA Professional Services P:\10100s\10150s\10154\ North Ridge Paving\Reports\North Ridge Feasibility Study doc

3 Page 3 Honorable Mayor and Council Members February 26, 2018 Asphalt. The work improvements will be within the permitted right of way, primarily contained within the existing roadway as traveled and the shoulder area. With the exception of the Goldenrod Street NW cul de sac, the cul de sacs will be constructed similar in size to the preexisting cul de sacs (see Exhibit 3). The Goldenrod Street NW cul de sac would be removed and paved as a curve. A cul de sac has limited public benefit because of its close promity to the 209 th Avenue NW cul de sac. Some minor grading of ditches may be necessary to accommodate the desired width of the roadways. In keeping with the City of Oak Grove design standards, the return radii at intersections will be 38 feet. The bituminous mat will be extended out at mailboxes and driveways. These extensions will be implemented to strengthen the shoulder and prevent the edge of bituminous pavement mat from breaking off or raveling. Widening the edge of the bituminous mat at driveways also protects the pavement of the driving lane. Where driveways are paved and extended close to the edge of the traveled way, the bituminous pavement will be extended to meet the existing driveway pavement. We recommend the City contract for the final preparation of the aggregate base course and the placement of the bituminous pavement. Similar to past improvement projects, it is assumed that the Public Works Department will place the gravel, install road culverts, develop and grade ditches, clear trees, shoulder, and complete final restoration. With small projects, the City would pay a premium for the mobilization of different crews to accomplish these tasks. The increased costs on a small project drive the costs to a point that they would not be sustainable. Permits: This project abuts two other paved city streets. It will require milling to match existing pavement. It is anticipated that this project will not significantly impact the flow of traffic within the project area or on adjacent roads. As this project intersects a County highway (Sims Road NW) in two places, a permit will be required from Anoka County. Opinion of Construction Cost: MSA Professional Services, Inc. (MSA) develops opinions of construction cost based on the complexity of the proposed project and the bid prices received on previous similar projects. The volume of projects bidding, the cost of raw materials, the cost of fuels and other various factors can have a significant impact on the cost of construction. In this case we have bid prices from last year s 2017 Bituminous Street Improvement Project, as well as other projects in nearby communities. This study assumes the paving of these gravel roads can be completed at reasonably similar prices. Anticipated quantities and the opinion of costs can be found on Exhibit 5. The total project is expected to be $184, MSA Professional Services P:\10100s\10150s\10154\ North Ridge Paving\Reports\North Ridge Feasibility Study doc

4 Page 4 Honorable Mayor and Council Members February 26, 2018 Necessity, Cost Effectiveness, and Feasibility: It is our opinion that Goldenrod Street NW, Evergreen Street NW, 210 th Lane NW, and 209 th Avenue NW should be paved with a bituminous surface. The continuous grading efforts and additions of gravel to maintain the surface are costly to the City and deplete natural resources. As is typical in rural residential areas, traffic along gravel roads can cause annoying and irritating dust problems. The proposed shape and pave improvement is cost effective for the City. Other paving options for improving the roadway surface are not suitable. Portland cement concrete paving is expensive and unrealistic for this application. The life cycle costs of concrete can only be justified for roads subjected to heavy and frequent traffic loading. The paving of Goldenrod Street NW, Evergreen Street NW, 210 th Lane NW, and 209 th Avenue NW is also feasible from an engineering perspective. The City of Oak Grove has improved streets in various parts of the City and has found the improvements to increase the value of the properties benefiting from the improvements. The street cross section shows both an acceptable width for the pavement surface and shoulders and the structural strength to support the anticipated traffic loading. If necessary, minor drainage improvements should be completed by City forces ahead of the improvements included herein to protect the street structure from saturation during the more frequent rainfalls and spring snowmelt MSA Professional Services P:\10100s\10150s\10154\ North Ridge Paving\Reports\North Ridge Feasibility Study doc

5 Page 5 Honorable Mayor and Council Members February 26, 2018 Project Schedule: The proposed project can progress along the following schedule: Action Date Neighborhood Meeting December 5, 2017 Petition Received January 9, 2018 Council Orders Feasibility Study January 29, 2018 Council Receives Feasibility Study March 12, 2018 Orders Improvement Hearing and Directs Staff to investigate including the paving into the 2018 Street Improvement Project March 12, 2018 First Published Notice March 20, 2018 Second Published Notice March 27, 2018 Improvement Hearing and Council Orders Improvement April 9, 2018 Council may approve adding the paving into the 2018 Street Improvement Project April 9, 2018 Council Orders Preparation of Assessment Roll June 11, 2018 First Published Notice June 19, 2018 Second Published Notice June 25, 2018 Paving July 2018 Construction is completed August 2018 Lump Sum Assessment Payment Due November 15, st Assessment Appears on Property Tax Statement May MSA Professional Services P:\10100s\10150s\10154\ North Ridge Paving\Reports\North Ridge Feasibility Study doc

6 Page 6 Honorable Mayor and Council Members February 26, 2018 Assessments: The anticipated cost for this improvement project is $6,150 per lot including the project overhead. Project overhead generally includes the cost of designing, surveying, inspection of construction operations, city administration costs, project financing costs, contingency funds, and the preparation of the assessment roll. The City of Oak Grove uses a factor of 22% of the construction cost for estimating the project overhead costs. The City of Oak Grove has a policy that the properties benefiting from a roadway improvement be assessed per unit. Each property that can be built upon will be assessed per the number of residential lots that the property can support taking access off on the improved street. Thirty private properties take or could take access off the unpaved portions of Goldenrod Street NW, Evergreen Street NW, 210 th Lane NW, and 209 th Avenue NW. There is also an Outlot (Northridge Park) that abuts Goldenrod Street NW. This Outlot is owned by the City of Oak Grove. Exhibit 6 lists a proposed assessment roll based on the properties shown in Exhibit 2. Financial Analysis: Minnesota statute requires that a project being assessed under MS429 include an economic analysis of project benefit. We recommend that the City of Oak Grove consider contacting a qualified real estate appraiser to provide an opinion of economic benefit versus assessment costs to properties within the project area. Recommendations and Conclusions: This project is needed, cost effective and feasible. Per City assessment manual street construction projects are assessed over a period of years. Assuming an interest rate of 4% over a 10 year period, equates to an annual cost of $ per assessment unit. MSA recommends the City of Oak Grove to proceed with the proposed improvements of the North Ridge subdivision. The project can progress along the schedule presented in this study to allow construction to coincide or be incorporated into the City s 2018 Street Improvement Project. We will be pleased to work with you to continue to develop the necessary engineering work products to complete this project. Please call me if you have any questions or comments. Sincerely, MSA Professional Services, Inc. Charles D. Schwartz, P.E. Municipal Team Leader Enclosures MSA Professional Services P:\10100s\10150s\10154\ North Ridge Paving\Reports\North Ridge Feasibility Study doc

7 NO SCALE PROJECT AREA File Name: P:\10100s\10150s\10154\ North Ridge Paving\CADD\Parcels.dwg ARCHITECTURE ENGINEERING ENVIRONMENTAL FUNDING PLANNING SURVEYING 60 Plato Blvd E St. Paul, MN (612) (866) MSA Professional Services, Inc. NORTH RIDGE PAVING OAK GROVE, MN OAK GROVE PROJECT LOCATION MAP FILE NO EXHIBIT 1

8 SIMS ROAD NW (CSAH 86) TH LAN EN TH LANE NW W EVERGREEN ST NW GOLDENROD ST NW File Name:P:\10100s\10150s\10154\ North Ridge Paving\CADD\Parcels.dwg 209TH AVE NW ARCHITECTURE ENGINEERING ENVIRONMENTAL FUNDING PLANNING SURVEYING 60 Plato Blvd E St. Paul, MN (612) (866) MSA Professional Services, Inc. NORTH RIDGE PAVING OAK GROVE, MN ASSESSMENT AREA & PARCEL NUMBERS FILE NO EXHIBIT 2

9 File Name: P:\10100s\10150s\10154\ North Ridge Paving\CADD\Parcels.dwg ARCHITECTURE ENGINEERING ENVIRONMENTAL FUNDING PLANNING SURVEYING 60 Plato Blvd E St. Paul, MN (612) (866) MSA Professional Services, Inc. NORTH RIDGE PAVING OAK GROVE, MN TYPICAL SECTION OAK GROVE FILE NO EXHIBIT 3

10 File Name: P:\10100s\10150s\10154\ North Ridge Paving\CADD\Parcels.dwg ARCHITECTURE ENGINEERING ENVIRONMENTAL FUNDING PLANNING SURVEYING 60 Plato Blvd E St. Paul, MN (612) (866) MSA Professional Services, Inc. NORTH RIDGE PAVING OAK GROVE, MN TYPICAL CUL-DE-SAC LAYOUTS FILE NO EXHIBIT 4

11 February 26, 2018 GOLDENROD STREET NW, EVERGREEN STREET NW, 210TH LANE NW, & 209TH AVENUE NW STREET PAVING (NORTH RIDGE) PROJECT OAK GROVE, MINNESOTA MSA PROJECT NO OPINION OF PROBABLE COSTS Estimated Quantities Include the Following: NORTH RIDGE PAVING (2" Bituminous) Description Unit Quantity Unit Price Total Price Mobilization and Traffic Control LS 1 $2, $2, Subgrade Preparation RS 73.2 $ $14, Mill Bituminous Surface SY 32 $10.00 $ Bituminous Tack Coat GAL 10 $5.00 $50.00 Type SP9.5 Wearing Course Mixture (2,C) Ton 2228 $60.00 $133, Total Construction Cost $151, Project Overhead (22%) $33, Total Project Cost $184, Number of Assessable Units 30 Cost Per Assessable Unit $6, EXHIBIT 5

12 No. PID OWNER ADDRESS CITY ST ZIP ASSESSMENT GOLDENROD STREET NW HUGHS BRADLEY J GOLDENROD ST NW OAK GROVE MN $6, RIEKEN TODD M & LAURIE M GOLDENROD ST NW OAK GROVE MN $6, PANZER LAURA E GOLDENROD ST NW OAK GROVE MN $6, JPMORGAN CHASE BANK NA 7255 BAYMEADOWS WAY GOLDENROD ST NW JACKSONVILLE OAK GROVE FL MN $6, STOCKE DAVID GOLDENROD ST NW OAK GROVE MN $6, GOLDENROD STREET NW, EVERGREEN STREET NW, 210TH LANE NW, & 209TH AVENUE NW (NORTH RIDGE) STREET PAVING PROJECT OAK GROVE, MINNESOTA MSA PROJECT NO KRIESEL K J & DULLNIG R NORLING WILLIAM L & JODIE L NORLING WILLIAM L & JODIE L ROEPKE DONALD JR SHIRLEY HOLM BRADFORD W D & DEBRA J WITT MARLIN F & KATHLEEN A OPINION OF PROBABLE COSTS PROPOSED ASSESSMENT ROLL PARCEL OWNERS GOLDENROD ST NW OAK GROVE MN $6,150 UNDEVELOPED WITH STREET ACCESS OAK GROVE MN $6, GOLDENROD ST NW OAK GROVE MN $6, GOLDENROD ST NW OAK GROVE MN $6, GOLDENROD ST NW OAK GROVE MN $6, GOLDENROD ST NW OAK GROVE MN $6,150 EVERGREEN STREET NW 12 GOLDEN CHRISTIAN & KAREN EVERGREEN ST NW OAK GROVE MN $6, MATT TIMOTHY & PATRICIA A EVERGREEN ST NW OAK GROVE MN $6, MACBAEN TRINA M & RONALD EVERGREEN ST NW OAK GROVE MN $6, STANIEC CHRISTOPHER EVERGREEN ST NW M & JENNIFER OAK GROVE MN $6, FLEMING MICHAEL J & HORST LYNETTE M EVERGREEN ST NW OAK GROVE MN $6, ADAMS KRISTIN M EVERGREEN ST NW OAK GROVE MN $6, BROWN ANGELETTE M & JEFFREY D EVERGREEN ST NW OAK GROVE MN $6,150 EXHIBIT 6

13 SIMS ROAD NW PUFF DANIEL D & ANN M HABECK GENE & KAREN P.O. BOX SIMS RD NW OAK GROVE MN $6, SIMS RD NW OAK GROVE MN $6, TH AVENUE NW BERNARD JUNELLE E & TH AVENUE NW STUART N TRUSTEES OAK GROVE MN $6,150 DOEBBELING DAVID L & TH AVENUE NW MICHELE A OAK GROVE MN $6, TH LANE NW MIROVSKY DENNIS & PEED KAREN TH LANE NW OAK GROVE MN $6, LEITER THOMAS D & WENDY L TH LANE NW OAK GROVE MN $6, FLICK MICHAEL W TH LANE NW OAK GROVE MN $6, HANEY DAVID & LIVIJA TH LANE NW OAK GROVE MN $6, KOTTKE GARY A & GRACE F TH LANE NW OAK GROVE MN $6, FIELDS MORTON A & MARY K TH LANE NW OAK GROVE MN $6, WALDHOFF BRUCE M & TH LANE NW PAULETTE M OAK GROVE MN $6, STOFFELS EILEEN J TH LANE NW OAK GROVE MN $6,150 TOTAL $184,500 EXHIBIT 6