HomeMy WebLinkAbout6.o. Receive Feasibility Report/Award Project/Order Plans and Spec's McNamara Additon, Phase 2 Street & Utiity Improvements, City Project #304 CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
CITY COUNCIL MEETING DATE: March 2, 1999
AGENDA ITEM: Receive Feasibility Report/Approve AGENDA SECTION:
Project/Order Plans & Spec's - McNamara Addition, Phase II Consent
Street & Utility Improvements, City Project #304
PREPARED BY: Bud Osmundson AGEND�-�lpi� � �
City Engineer/Public Works Director � C�
ATTACHMENTS: Resolution, Executive Summary from APPROVED BY:
Feasibility Report
The City received a petition for public improvements from Mike McNamara of Chippendale
42 Partnership on September 28, 1998 and a Feasibility Report was ordered at the
October 6, 1998 Council meeting. Attached is a copy of the Executive Summary from
the Feasibility Report and drawings of the project.
The proposed improvements include all the streets and utilities needed to serve Outlots A,
B, C and D of the McNamara Addition. The total estimated project cost is S 1 ,827,472
which includes all legal, engineering, administration and finance costs. Dakota County
will share in the cost for improvements to CSAH 42, and the City's Storm Sewer Core
Fund will pay for the storm sewer oversizing as described in the Report. With the
recommended action as stated below, the Plans and Specifications would be presented to
Council at their April 6, 1999 meeting for a proposed April 30, 1999 bid opening date.
Construction could begin in May.
Staff and WSB & Associates recommend that the City Council take the action as
described below.
RECOMMENDED ACTION: MOTION TO ADOPT A RESOLUTION RECEIVING THE FEASIBILITY
REPORT, APPROVING THE PROJECT AND ORDERING THE PLANS AND SPECIFICATIONS
FOR THE McNAMARA ADDITION, PHASE II STREET AND UTILITY IMPROVEMENTS, CITY
PROJECT #304.
COUNCIL ACTION:
4
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 1999 -
A RESOLUTION RECEIVING THE FEASIBILITY REPORT, APPROVING
THE PROJECT AND ORDERING PLANS AND SPECIFICATIONS FOR THE
McNAMARA ADDITION, PHASE II STREET & UTILITY IMPROVEMENTS
CITY PROJECT #304
WHEREAS, pursuant to the resolutions of the Council adopted on October 6, 1998, a report
has been prepared by the City Engineer with reference to the improvement of McNamara
Addition, Phase II Street & Utility Improvements, City Project #304, and this report was
received by the Council on March 2, 1999, and
WHEREAS, the report provides information regarding whether the proposed project is
necessary, cost-effective, and feasible.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF ROSEMOUNT,MINNESOTA:
1 . The Council will consider the improvements in accordance with the report and the
assessment of abutting property for all or a portion of the cost of the improvements
pursuant to Minnesota Statutes, Chapter 429 at an estimated cost of the
improvements of $1 ,827,472.
2. Such improvements are hereby ordered as proposed pursuant to a petition by the
affected property owner.
3. The City Engineer is hereby ordered to prepare plans and specifications for the making
of such improvements.
ADOPTED this 2nd day of March, 1999.
Cathy Busho, Mayor
ATTEST:
Susan M. Walsh, City Clerk
Motion by: Seconded by:
Voted in favor:
Voted against:
1. EXECUTIVE SUMMARY
The McNamaza Addition Phase 2 includes the construction of streets and utility
improvements for a proposed 23.54 acre commercial development within Outlots A,B,
C, and D of the existing McNamara Addition in addition to street improvements to
County State Aid Highway(CSAI�42.This development is the fourth project contained
within the 80-acre McNamaza Addition. The property is located as shown in Figures 1
_ and 2. �
As part of the McNamara Addition Phase 2 Planned Unit Development(PUD)agreem�nt,
the developer is required to construct three new accesses to CSAH 42 with spacing of
approximately one-eighth(1/8)mile between Chippendale Avenue and Shannon Pazkway.
The center access point (Claret Avenue) will be a three-quarter (3/4) movement
intersection. This would provide for all movements except for the left turn from Claret
Avenue to westbound CSAH 42. The remaining access points to eastbound CSAH 42
(Crestone and Cimarron Avenue)will be right-in/right-out intersections with no access
to westbound CSAH 42.
The proposed improvements include the construction of CSAH 42, between Shannon
Parkway and Chippendale Avenue to a typical eighty-foot (80')wide full urban section �
consisting of a bituminous overlay,B418 concrete curb and gutter and storm sewer. The
improvements include construction of paved turn lanes and shoulders.
Crestone Avenue will be constructed to a thirty-six-foot(36')wide urban street consisting
of bituminous pavement, B618 concrete curb and gutter, and a five-foot (5') concrete
� ' sidewalk on the west side of the street. Claret Avenue will be constructed to a fifty-eight-
foot (58') wide urban street section consisting of bituminous pavement, B618 concrete
curb and gutter, a six-foot (6') concrete center median, and five-foot (5') concrete
sidewalks on both sides of the street. Cimarron Avenue will be constructed to a thirty-
six-foot(36')wide urban street consisting of bituminous pavement, B618 concrete curb
and gutter, and a five-foot(5') concrete sidewalk on the east side of the street.
The utility improvements include the construction of trunk and lateral storm sewer,lateral
watermain and lateral sanitary sewer systems. The storm sewer will be constructed to
address street drainage for the proposed street construction and will be sized to
accommodate the future development of the McNamara Addition outlots.A twelve-inch
(12")lateral watermain along Crestone Avenue,Claret Avenue,Cimarron Avenue and the
north plat property line,from the northwest comer of Outlot A to the northeast corner of
Outlot C, will also be constructed.
The estimated total project cost is$1,827,472.00,which includes a 10%contingency and
30% indirect costs. Funding for the project is provided from special assessments to the
benefitting properties, contributions from the City's Storm Sewer Core Funds and a
contributing share of the CSAH 42 improvements by Dakota County to pay for street
improvements and oversizing costs associated with trunk storm sewer improvements.
City ojRosemount-McNamara Addition Phase 2
Street and U�ility Constraction
Feasibllity Repor!-City ProJect No.304
WSB Project No. 1067.40 pa8e�
The majority of the improvements can be completed, including both lifts of bituminous
and all restoration items, in 1999. It is intended to assess the cost of improvements in
1999.
This project is feasible,necessary and cost-effective from an engineering standpoint and
should be constructed as proposed herein.
City ojRosemount-McNamara Addition Phase 2
Street and Uti[ity Construclion
Feastbllity Report-Clty Project No.304
WSB Project No.1067.40 page Z
/ \ .__—.I � ' u � � �I I :� �r II `i'1 I�y� �� j a �l`�
, y. �� � �/�7—.'!"
�' � y + ,�: � �
� � � ' f � � ° i k. ' >
if ��r_� '� S . �
� � ','� 1� �t �
� � � �
� � � ,I
fr � � c�, � --�' �fC�{�� �� � �
� , ,
� � � � z�' . �':�: �� �
f : , i �� ' `� I I I�
I ' � \\.��/i "���"# I Q
Q �� t �� 4� { ���? �� �; -n,� ( 11'� p � '�
�� �� � �, , t � '
, ,,, E � = Q
5 �4 � / IG f �,!�� I � ,� C+� l-1�`` �."z,, � f � G�
I �`?� � � I , h I�' 1� ' ► � � f�
: .;��_, _ _ —
____-_—__ , —
� -- -
�\�'� _ , t _ _ r'� ❑
, � ; ': i ��11 �� t
Y.;, ; � �' . �Q 1 „� o s � '
� �\�,j f , - e fSfFfEQT���R�: �� �...Otf'ttOT B a � �IX3TLOT C ��� ..Z� � ' � .:a �"�
V I � �. : . � � �Z � � � �� �.�� B
� '� ADD ON ` �1 �_ -
' ' t �
, . -2 E 1 � ` .-�'" _ _
, V � r
� — � — -- r� _ > �._ _
��L L [, ,�-^'��/' � ,���, �{�t � ,�
-�--� (- --- - 51sT �= ____ - -,:___-'=�'L ���' ��� t�
� ` :� REE7� � i�' � :: � - S1ViANN�,\�,y r E r •�;
�J� _ �� � .L �. �'EN3 LOT E �� �'�\� �� I� ADDTTION'\`-'9 � € �
� ,
� �
� D�TIOl�i \ � 1 i� f
k ---- '
I \ �\ �' i' ,
f T t � n:.�.�n�-- _'J �� r (MAR /CY "- ` {{ , �
'f , - --`�` � ,: , �
� i z / (\ �3/ � j �o Y�S$I�,I,S F�H; __I_ ��_fl� � — —
� ' � � �wr•7 7-T.cr7�
Y`� � � Q �( ADDia�0�1 -f—�--'� - � - ---
i � `� �,` � ► � k � � ;; � ° �
��r��J !���+�. drr � �� I � . I � f . :�_�_�; i��1; E� , �u'
',E, �
;,a ,'� t� �^l-t,�, �,t � � } � { -( -�`�- E I(i��
, � t = E 14
�J �a �^j`�f ��n'� � �f j ( �� � � l' �!t
� f �
,� � ,!t ,�J 1-��'� � j I 1 � �i ` ts+tr,T.r.�—�_1-i �� �
� ,; �,,�'h�l� ��'��i � ( i � � i : 1� � `�` ��i'��
l `
�: t .'�� , ° � �� � ` k `� �
� ��� ��� � �'��� � � ,
�
;��i� ^`��� , � � �. �� �.- --J�-�-- j. ,
, 3e
� ,� �—
'. �
. � I�'� '; '��I ��'�('�i i l . ` I�'!' � � ►' i�l !� I�� o � ��� � �
X
�
a
v
.�
� 0 250 500
�
9 ����� McNnmara Addition-Phase 2 ����•� ��►���
� ��� aw,w.r�ear�.�a Streets,Utilit�ies,and Appurtenant Work
i Mlrria�poB,MN 66426
- �� e,=�,.� Pro�ect Locahon Figure Number
E �Iaada�tR b� FAX 641-1T00
'�� � �'°'"� � � Rosemoun Minnesota. 2
'
' � •
McNamaxa Addltion
1
Phase 2
' •�.� . . .
�,, Streets Utilities
�
1 �
and A urtenant Work
pp
� �
Ci Pro'ect Number : 304
� tY J
' for the City of
��'
'�r� :
� - �•.�
*� •
1 � �
. .�
�
1 �
�
�� -
1 � .
�
•
i
' WSB Pro'.No. 1067.40 Mazch 2, 1999
J
Submitted to:
� C� of Rosemo t
tY un
' 2875 West 145th Street
Rosemount, Minnesota. 55068
1
' - 350 Westwood Leke Offioe
��� 8441 Wayzate Boulevard
Minneapotis,MN 55426
' -_ 612�41�800
&Assoctates.Ittc. FAX 541-1T00
INFRASTRUCTURE - ENGINEERS - PLANNERS
'
'
' FEASIBILITYREPORT
'
, McNAMARA ADDITION PHASE 2
STREET AND UTILITY CONSTR UCTION
'
' CITY OF ROSEMOUNT
' CITY PROJECT NO. 304
� MARCH 2, 1999
'
'
,
Prepared By:
, WSB &Associates,Inc.
350 Weshvood Lake Office Park
, 8441 Wayzata Boulevard
Minneapolis,MN 55426
(612) 541-4800
, (612) 54I-1700(Fax)
1
'
City of Rosemount-McNamara Addition Phase 2 -
' Street and Utility Construction ��o
Feasibility Report-City Project No.304 0
WSB Project No. 1067.40 e�
,
' - B.A.Mictelsceadc,P.E.
350 Westwood Lake Office Bret A.Weiss,r.E.
II���� 8441 Wayzata Boulevard Peter R.Willenbring,P.E.
, Minneapolis, MN 55426 Donald W.Sterna,PE.
Ronald B. Bray,P.E.
612-541-4800
, &Associates, Inc. FAX 541-1700
March 2, 1999
'
Honorable Mayor and City Council
' City of Rosemount
2875 West 145th Street
' Rosemount, MN 55068
Re: Feasibility Report
, McNamara Addition Phase 2
Street& Utility Construction
City of Rosemount Project No. 304
' WSB Project No. 1067.40
Dear Mayor and Council Members:
' On October 6, 1998, the City Council authorized the preparation of a Feasibility Report for the
construction of streets and utilities to serve the McNamara Addition Phase 2. In accordance with
, the Council's request, the report has been completed.
We would be happy to discuss this report with you at your convenience. Please give us a call at
' S41-4800 if you have any questions.
Sincerely,
' WSB &Associates Inc.
,
' � �
, Bret A. Weiss, P.E.
Vice President
' Enclosure
cp
1
'
1
' M i n n e a p o l i s • S t . C l o u d
Infrastructure Engineers Planners
EQUAL OPPORTUNITY EMPLOYER
' CERTIFI ATI N
C O
'
'
'
' I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly Registered
' Professional Engineer under the laws the State of Minnesota.
' Bret A. Weiss, P.E.
Date: March 2, 1999 Reg. No. 20753
�
,
,
,
'
'
,
'
'
'
City of Rosemount-McNamara Addition Phase 2 -
' Street and Dtility Construction ,w,��
Feasibiliry Repor[-City Project No.304 I�/�
WSB Project No. 1067.40 �,��
'
'
TABLE OF CONTENTS
'
TITLE SHEET
, LETTER OF TRANSMITTAL
CERTIFICATION SHEET
TABLE OF CONTENTS
t1. EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 1
' 2. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page3
2.1 Authorization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 3
2.2 Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page3
' 2.3 Data Available . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 3
3. GENERAL BACKGROLTND . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 4
' 3.1 Project Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 4
3.2 Project Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 4
3.3 Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 4
' 4. PROPOSED IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Pa e 5
g
' 4.1 Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PageS
4.2 Site Grading Page 6
4.3 Storm Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 6
, 4.4 Watermain . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 6
4.5 Sanitary Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 7
4.6 Sidewalks and Trails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 7
' 4.7 Private Utilities/Street Lights : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : Page 7
4.8 Permits/Approvals Page 7
4.9 Rights-of-Way/Easements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 8
, 5. FINANCING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 9
5.1 Opinion of Cost . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 9
' S.2 Funding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 9
6. PROJECT SCHEDULE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 12
, 7. FEASIBILITY AND RECOMMENDATION . . . . . . . . . . . . . . . . . . . . . . . . . . Page 13
' APPENDIX A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page14
Figures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page14
, APPENDIX B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 21
Opinion of Cost . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 21
'
' City of Rosemount-McNamara Addition Phase 2 -
Street and Utiliry Construction /A/[�p
Feasibility Report-City Project No.304 �������
WSB ProjecJ No. 1067.40 �-
'
'
1. EXECUTIVE SUMMARY
' The McNamara Addition Phase 2 includes the construction of streets and utility
improvements for a proposed 23.54 acre commercial development within Outlots A, B,
' C, and D of the existing McNamara Addition in addition to street improvements to
County State Aid Highway(CSAH)42.This development is the fourth project contained
within the 80-acre McNamara Addition. The property is located as shown in Figures 1
' and 2.
As part of the McNamara Addition Phase 2 Planned Unit Development(PUD)agreem�nt,
' the developer is required to construct three new accesses to CSAH 42 with spacing of
approximately one-eighth(1/8)mile between Chippendale Avenue and Shannon Parkway.
The center access point (Claret Avenue) will be a three-quarter (3/4) movement
' intersection. This would provide for all movements except for the left turn from Claret
Avenue to westbound CSAH 42. The remaining access points to eastbound CSAH 42
(Crestone and Cimarron Avenue) will be right-in/right-out intersections with no access
' to westbound CSAH 42.
The proposed improvements include the construction of CSAH 42, between Shannon
, Parkway and Chippendale Avenue to a typical eighty-foot (80')wide full urban section
consisting of a bituminous overlay,B418 concrete curb and gutter and storm sewer. The
improvements include construction of paved turn lanes and shoulders.
' Crestone Avenue will be constructed to a thirt -six-foot 36' wide urban street consistin
Y � ) g
' of bituminous pavement, B618 concrete curb and gutter, and a five-foot (5') concrete
sidewalk on the west side of the street. Claret Avenue will be constructed to a fifty-eight-
foot (58') wide urban street section consisting of bituminous pavement, B618 concrete
' curb and gutter, a six-foot (6') concrete center median, and five-foot (5') concrete
sidewalks on both sides of the street. Cimarron Avenue will be constructed to a thirty-
six-foot(36')wide urban street consisting of bituminous pavement, B618 concrete curb
� and gutter, and a five-foot (5') concrete sidewalk on the east side of the street.
The utility improvements include the construction of trunk and lateral storm sewer,lateral
' watermain and lateral sanitary sewer systems. The storm sewer will be constructed to
address street drainage for the proposed street construction and will be sized to
accommodate the future development of the McNamara Addition outlots. A twelve-inch
' (12")lateral watermain along Crestone Avenue,Claret Avenue,Cimarron Avenue and the
north plat property line, from the northwest corner of Outlot A to the northeast corner of
Outlot C, will also be constructed.
' The estimated total project cost is$1,827,472.00,which includes a 10%contingency and
30% indirect costs. Funding for the project is provided from special assessments to the
, benefitting properties, contributions from the City's Storm Sewer Core Funds and a
contributing share of the CSAH 42 improvements by Dakota County to pay for street
improvements and oversizing costs associated with trunk storm sewer improvements.
'
' City of Rosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibiliry Repon-City Project No.304
' WSB Project No. 1067.40 page]
, The ma'ori of th im rov be com let d in
� ty e p ements can p e , cluding both lifts of bitummous
, and all restoration items, in 1999. It is intended to assess the cost of improvements in
1999.
, This project is feasible,necessary and cost-effective from an engineering standpoint and
should be constructed as proposed herein.
'
'
,
'
,
'
,
,
,
'
,
,
,
,
' City ojRosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibility Report-City Project No.304
' WSB Project No. 1067.40 page 2
, 2. INTRODUCTION
' 2.1 Authorization
, On October 6, 1998, the Rosemount City Council authorized the preparation of a
Feasibility Report to address development-related infrastructure costs attributed to the
proposed McNamara Addition Phase 2, including improvements to CSAH 42. This
' project has been designated as City Project No. 304.
2.2 Scope
' This project will include the construction of street and utility improvements for the
McNamara Addition Phase 2(located north of 151 S`Street,east of Shannon Parkway and
' west of Chippendale Avenue),along with the reconstruction of CSAH 42 to accommodate
the proposed new accesses to the development. The project area is identified as CSAH
42 and Outlots A, B, C, and D of the McNamara Addition. McNamara Addition Phase
' 2 consists of approximately 23.54 acres of commercial property.
The proposed improvements include the construction of streets, storm sewer, sanitary
, sewer and watermain improvements. In addition to the proposed lateral improvements,
the project also includes trunk storm sewer to serve areas located north of CSAH 42. The
improvements to CSAH 42 will allow for construction of an urban section roadway from
' Chippendale Avenue to Shannon Parkway. Site grading of the McNamara Phase 2 site
will be completed by the developer as part of a private contract.
, 2.3 Data Available
' Information and materials used in the preparation of this report include the following:
• City of Rosemount Record Plans for adjoining properties
' ; City of Rosemount Topography Maps
City of Rosemount Stortn Water Management Plan
• McNamara Addition Plans and Specifications
' : Wensmann l lth Addition Plans and Specifications
Grading Plan completed by Ryan Engineering
• City of Rosemount Water Distribution Plan
�
,
'
,
' City of Rosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibility Report-City Project No.304
WSB Project No. 7067.40 Page 3
'
' 3. GENERAL BACKGROUND
' 3.1 Project Location
, McNamara Addition Phase 2 is located within Outlots A, B,C,and D of the McNamara
Addition, bounded on the east and west by Block 1, Lots 2 and 3, and Block 2 Lot 1 of
McNamara 1 st Addition and bounded on the north and south by CSAH 42 and 151 st
� Street, respectively. (See Figures 1 and 2)
3.2 Project Zoning
' The zoning for the McNamara Addition Phase 2 is mixed-use PUD. McNamara Addition
Phase 2 will consist of commercial properties.
, 3.3 Existing Conditions
' The project area is currently in the process of being graded for commercial use. The
terrain generally slopes from north to south toward the O'Leary Hills 4th and Sth
Additions. T'he property is close to transportation services with Dakota CSAH 42 along
, the entire length of the north property line, Shannon Parkway on the west and
Chippendale Avenue on the east.
, The Wensmann llth Addition included the construction of 151st Street from Claret
Avenue to Chippendale Avenue, and Claret Avenue from 151 st Street to the south plat
line. In addition,a proposed three-acre park and storm water pond located east of Claret
' Avenue and south of 151 S` Street was required to be graded at that time.
' The McNamara Addition included the construction of a segment of 1515t Street
immediately east of Shannon Parkway and was completed in 1997. The Wensmann 12`n
Addition pro�ect will complete 1515` Street from Chippendale Avenue to Shannon
, Parkway and will be constructed under a separate contract in 1999.
'
,
�
,
'
' City ojRosemount-McNamara Addition Phase 2
S[reer and Utiliry Construction
Feasibility Report-City Project No.304
WSB Project No. 1067.40 page q
,
, 4. PROPOSED IMPROVEMENTS
' This report addresses the street and utility improvements necessary to serve Outlots A,B,
C, and D of McNamara Addition as noted in the PUD agreement, with the exception of
� the privately-financed grading activities.
4.1 Street (See Figures 3 and 4)
' Street construction for this project will consist of constructing three (3) city streets with
access to CSAH 42 between Shannon Parkway and Chippendale Avenue. The center
' access street (Claret Avenue) will be a three-quarter(3/4) movement intersection. This
would provide for all movements except for the left turn from Claret Avenue to
westbound CSAH 42. The other two(2)proposed access streets to eastbound CSAH 42
� would be right-in/right-out intersections. Proposed improvements to CSAH 42 involve
upgrading the existing street to an urban section with the addition of concrete curb and
gutter, paved turn lanes and shoulders, and storm sewer. The westbound lanes will be
' shifted south to allow for a shoulder for most of the length of the street. CSAH 42 will
be constructed to a width of eighty feet (80'), transitioning to 90 feet in areas with turn
lanes. The east and westbound lanes will be twenty-six (26') wide, with a total width of
' forty feet (40') wide in areas with turn lanes and shoulders.
CSAH 42 will have a one and one-half-inch(1 '/2")bituminous overlay pavement placed
' over the existing pavement. In areas where turn lanes are constructed, the street section
will consist of six and one-half inches(6 `/2")of bituminous and fourteen inches(14")of
gravel base.
' B-418 concrete curb and utter will be laced alon both the shoulders and the medi
g p g an.
' Most of the existing B-618 concrete curb and gutter located along the north side of the
westbound drive lane will remain in place. The median will be concrete in the nose area
where the median width is less than ten feet (10'). In the wider median areas, a grass
' median is proposed.
Claret Avenue will be constructed within an eighty-foot (80') wide right-of-way from
, 151st Street to CSAH 42. Claret Avenue will be constructed to a fifty-eight-foot (58')
wide urban street section with twenty-six-foot(26') wide drive lanes, consisting of four
inches(4")of bituminous and eight inches(8")of Class 5 aggregate base,B-618 concrete
' curb and gutter, and a six-foot(6') wide concrete center median.
Crestone and Cimarron Avenues will be constructed within a sixty-six-foot (66') wide
� right-of-way from 151 st Street to CSAH 42. The streets will be constructed to a width
of thirty-six feet(36'), with a street section consisting of four inches (4") of bituminous
and eight inches (8") of Class 5 aggregate base.
'
�
' City of Rosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibi[ity Report-City Project No. 304
WSB Project No. 1067.40 Page S
'
, 4.2 Site Gradin
g
� Site grading activities will be completed and funded privately by the developer prior to
the street and utility construction. Much of the site grading was completed in the fall of
' 1998 and should be complete in the spring of 1999.
4.3 Storm Sewer (See Figures 3 and 4)
' The storm sewer for this project consists of connecting to the existing trunk storm sewer
systems within 151 S`Street to address drainage concerns along Claret Avenue, Crestone
' Avenue and Cimarron Avenue, as well as extending new lateral lines to serve the
properties located north of 151 st Street. Storm water runoff from the existing drainage
easement contained within Outlot B will be accommodated as part of the improvements.
' There is currently a ditch located within Outlot B which serves properties north of
CSAH 42,which will be eliminated with the completion of this project and the easement
vacated. As part of the construction of Claret Avenue, the storm water which currently
, discharges into the ditch will be redirected into a trunk storm sewer line which will
discharge into O'Leary's Pond (Pond WA-P600).
' The design of this storm sewer system from 151 S`Street to the pond was completed as part
of the Wensmann 11`h Addition project. Since Wensmann 12`"Addition is now moving
forward,a modification to the design could be considered which will improve the system
� at a reduced cost. This storm sewer modification involves a revision to the Wensmann
11`'' Addition plans to accommodate the necessary changes. The City staff is currently
evaluating options for having the improvements completed with the Wensmann 11`n
' Addition project or this project. The costs were previously allocated with the Wensmann
11`h Addition project. The figures identify the revised design.
' The storm sewer system for CSAH 42 will replace the existing ditch and culvert system.
The McNamara Addition storm sewer has been sized to accommodate the runoff from
, CSAH 42 and direct it along Cimarron Avenue to the Wensmann 11`h Addition pond
located in the southeast corner of the site. An outlet has been provided for the existing
wetland located just east of Cimarron Avenue and south of CSAH 42. It has not been
' determined if the wetland will remain in place,so the County storm water will be directed
to the storm sewer system.
' This project includes the construction of an outlet for an existing storm sewer system
located north of CSAH 42 across from Cimarron Avenue. The storm water
comprehensive plan has identified this outlet for inclusion into the McNamara drainage
� ponds. The outlet will be stubbed to the north curb line of CSAH 42,with the connection
to the north planned for a future date.
, 4.4 Watermain (See Figures 5 and 6)
A twelve-inch (12") diameter lateral watermain is proposed to be constructed along the
' north property line of the McNamara Addition,from the northwest corner of Outlot A to
, City of Rosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibi[ity Repon-City Projecr No.304
WSB Project No. 1067.40 Page 6
'
� the northeast corner of Outlot C. Additional twelve-inch 12" diameter lateral
� )
watermains will also be constructed along Crestone Avenue,Claret Avenue and Cimarron
' Avenue to provide service to the development area.
Watermain service to Outlots A, B, C, and D of McNamara Addition Phase 2 will be
� available from eight-inch (8") services off of the proposed twelve-inch (12") diameter
watermain to be located along Crestone Avenue, Claret Avenue and Cimarron Avenue.
� 4.5 Sanitary Sewer (See Figures 5 and 6)
' Outlot A of McNamara Addition is served by an eight-inch (8") sanitary sewer system
located on the east side of Lots 1 and 2 of Block I,McNamara Addition as constructed
with the Phase 1 improvements. This sanitary sewer system is connected to the Empire
� Wastewater Treatment Plant. Outlots B, C and D will be served from existing sanitary
sewer stubs located at Claret Avenue and Cimarron Avenue. The west side of Outlot B
is proposed to be served by an eight-inch (8") sanitary line located adjacent to CSAH 42
� extended from Claret Avenue. This sanitary sewer system is connected to the City of
Rosemount Wastewater Treatment Plant.
, The outlots will be served by six-inch (6") sanitary sewer stubs located at the property
line.
' 4.6 Sidewalks and Trails (See Figures 3 and 4)
The proposed improvements include the construction of a ten-foot(10')wide bituminous
, pathway along the south side of CSAH 42. Claret Avenue will be constructed with a five-
foot (5') wide concrete sidewalk on both sides of the street. Crestone Avenue and
Cimarron Avenue will be constructed with five-foot(5') wide concrete sidewalks on the
' west side and east side of the streets, respectively.
' 4.7 Private Utilities/Street Lights
The development will be provided electrical power by Northern States Power (NSP),
' telephone service by Frontier Communications, gas service by Peoples Natural Gas, and
cable television by Marcus Cable.
� A street light layout for the site is shown on the figures and includes the "Rosemount"
decorative lights at one hundred-foot (100') spacing along the bike path from Shannon
Parkway to Chippendale Avenue and on both sides of Claret Avenue. Additional
' Rosemount standard lights will be placed at the intersection with 151 S`Street for all three
(3) access streets.
' 4.8 Permits/Approvals
Permits will be required for this project from Dakota County and Mn/DOT State Aid for
' improvement to CSAH 42. Dakota County would like the improvements funded and,
' City of Rosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibility Report-City Project No.304
WSB Project No. 1067.40 page�
,
� therefore a roved b State Aid for CSAH 42. Permits are also re uired from the
, PP Y q
' Minnesota Department of Health for the watermain extensions and the Minnesota
Pollution Control Agency for the sanitary sewer extensions. In addition,the Metropolitan
Council-Environmental Services Division also requires the approval ofthe sanitary sewer
' plans.
4.9 Rights-of-Way/Easements
, The final plat of the McNamara Addition includes the proposed street rights-of-way and
all necessary easements. No additional right-of-way is anticipated for construction of
� CSAH 42.
As each outlot is developed, final plats will be required to follow the normal platting
' process through the Planning Commission and City Council as defined in the
Chippendale/42 Partnership P.U.D. Agreement in accordance with City ordinances and
policies.
� The existing drainage easement in Outlot B will be quit claimed from the City to the
property owner after the completion of these public improvements.
,
�
,
'
'
,
�
'
,
�
, City of Rosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibility Reporl-City Project No.304
WSB Project No. 1067.40 page g
�
� 5. FINANCING
� 5.1 Opinion of Cost
' A detailed opinion of cost can be found in Appendix B of this report. The opinion of cost
incorporates anticipated 1999 construction costs and includes a 10%continency factor and
all related indirect costs,with the exception of street lighting which is a direct cost. The
' indirect costs are estimated at 30% and includes legal, engineering, administrative and
financing items. The summary of the project cost is as follows:
' Total
Surface Improvements �, $ 1,142,341.00
------- . _—
' ' $ 60,889.00
� ,- -- -- ____
anrt ewer I
Watermam � $ 188,038.00
� Storm Sewer $ 316,204.00
-- --- - � - —__ _---
Street Li hts ', $ 120,000.00
� Total ' $ 1,827,472.00
� The above costs do not include site grading. All site grading and most of the turf
establishment will be completed by the developer prior to the construction activities
contained herein. Since Dakota County will be paying the City directly, they will
� contribute 18% engineering on top of their share of the construction cost. They will not
participate in any of the project capitalized interest costs.
, 5.2 Funding
Funding for the project will be provided through special assessments to the benefitting
' property, the Storm Sewer Core Fund and Dakota County Highway Department. The
Dakota County funding will be provided to the City in 2000, in accordance with the
' Dakota County Capital Improvement Program (CIP). A sununary of the funding of
specific items is as follows:
� • Watermain: City policies require a twelve-inch (12") watermain to serve the
commercial property. Therefore,project costs associated with twelve-inch(12")
watermain construction will be funded by the developer.
' • Storm Sewer: The project costs associated with the storm sewer improvements
will be funded by the developer with the exception of the oversizing costs
� associated with redirecting the runoff from CSAH 42 and properties to the north
of CSAH 42.
�,
� City of Rosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibility Reporl-City Project No.304
WSB Project No. 1067.40 Page 9
'
� Based on State Aid re uirements CSAH 42 storm sewer construction will be
q �
financed by Dakota County at a rate of 55%of State Aid approved sharing rates,
�' with the remainder funded by the developer for all storm sewer within the CSAH
42 right-of-way. All storm sewer receiving contributing flow from the County,
' but outside of the right-of-way, will also receive a weighted contribution from
Dakota County and the City of Rosemount based on the percentage of
contributing area wrthin the Trunk Storm Sewer System. This is also for the
percentage of the system that is deemed State Aid eligible.
�
All City contributions will be assessed to the developer on a standard benefit
analysis, equal to the frontage with respect to the contiguous streets.
�
• Streets: CSAH 42 will receive a 55% cost contribution for construction from
� Dakota County and a 45% cost contribution from the developer. These
percentages apply to all aspect of CSAH 42 construction with the exception of
concrete curb and gutter, and costs involved in constructing the turn lanes at
� Crestone Avenue,Claret Avenue and Cimarron Avenue. These items will receive
a 100%cost contribution by the developer. All City contributions will be assessed
to the developer on a standard benefit analysis equal to the frontage with respect
� to the contiguous highway.
The project costs associated with the street construction are proposed to be
� assessed on a standard benefit analysis, equal to the frontage of each outlot with
respect to the contiguous streets.
� The City reserves the right to redistribute the proposed assessments on a
square footage basis if it is deemed necessary at the time of the assessment
' hearing.
�
�
�
�
�
�;
' City of Rosemount-McNamara Addition Phase 2
Street and Uti[ity Construction
Feasibility Report-City Project No.304
WSB Project No. 1067.40 Page 10
�
,
'
, OPINION OF COST FUNDING
WSB Project:McNAMARA ADDITION PHASE 2
' Project Location:CITY OF ROSEMOUNT
WSB Project No: 1067.40
Funding Summary
� Dakota County Storm Sewer
Weighted%Based
on Contributing
Storm Water Area COrB Fu�dS
' Outlet A Outlet B Outlet C Outlet D Cost
Frontage Frontage Frontage Frontage Oversizing
CSAH 42 CSAH 42 CSAH 42 CSAH 42 CSAH 42 STM Sewer
310.00' 715.00' 645.00' 345.00' Through Outlot E
' ; Frontage I Frontage I Frontage Frontage
CSAH 42
Street � $78,636.18 $181,370.55 $163,613.99� $87,514.46 $406,732.92 $0.00
SanitarySewer $44.00 $101.48 $91.55� $48.97 $0.00 $0.00
Watermain $0.00 $0.00 $0.00; $0.00 $0.00 $0.00
t StortnSewer $12,638.11, $29,149.19 $26,295.42 $14,064.99 $88,160.35 $0.00
CSAH42Total $91,318.29j $210,621.22� $190,000.96, $101,628.42 $494,893.28 $0.00
Crestone Avenue
Street $35,079.33' $35,079.33' $0.00' $0.00 $0.00 $0.00
' Sanitary Sewer _ $0.00 $0.00 $0.00 $0.00 $0.00 - -$0.00
Watertnain $16,580.SSI $16,580.85j $0.00', $O.00i, $0.00 $0.00
Storm Sewer $16,409.97 $16,409.97; $0.00', $0.00 $0.00 $0.00
TotalCrestone Ave. $68,070.15 $68,070.151 $0.001 $0.00 $0.00 $0.00
t Claret Avenue(North oT 151st.Street) _ _
Street $0.00 $50,095.94 $50,095.94� $0.00 $0.00 $0.00
SandarySewer $0 $12,673.38 $12,673.38i $0.00 $0.00 $0.00
Watermain $0.00 $19,240.65 $19,240.651 $0.00 $0.00 $0.00
Stortn Sewer �- $0.00 $18,955.21 $18,955.21; $0.00 $0.00 $26,710.20
, "Street Lights $0.00 $21,000.00 $21,000.00 $0.00 $0.00 $0.00
TotalClaretAve. $0.00 $121,965.18 $121,965.18 $0.00 $0.00 $26,710.20
Cimarron Ave.
� Street $0.00 $0.00 $25,809.71 $25,809.71 $0.00 $0.00
SanRary Sewer $0.00 E0.00 $11,322.03 $11,322.03 $0.00 $0.00
Watertnain $0.00 $0.00 $13,545.68 $13,545.68 $0.00 $0.00
Storm Sewer $0.00 $0.00 $5,074.01 $5,074.01 $16,549.63 $21,758.00
Total Cimarron Ave. $0.00 $0.00 $55,751.42 $55,751.42 $16,549.63 $21,758.00
' N.Property Line
Street $385.00 $887.98 $801.05 $428.47 $0.00 $0.00
' Sanitary Sewer $0.00 $12,612.60 $0.00 $0.00 $0.00 $0.00
Wffiertnain $13,739.00 $31,688.34 $28,585.98 $15,290.18 $0.00 $0.00
"SVeet Lights $12,000.00 $27,677.42 $24,967.74 $13,354.84 $0.00 $0.00
Total N.Prope Line $26,124.00 $72,866.34 $54,354.77 a29,073.48 50.00 $0.00
� Total $185,512.44 3473,522.88 $422,072.33 $186,453.32 $511,442.91 $48,468.20
NOTE: TOTALS INCLUDE 10%CONTINGENCY AND 30°h CITY AND 18%COUNTY INDIRECT COSTS WITH THE EXCEPTION OF CORE FUNDS.
CORE FUNDS INCLUDE 10%CONTINGENCY COSTS ONLY.
' "CSAH 42 CONSTRUCTION WILL BE FINANCED BY DAKOTA COUNTY AT A RATE OF 55%OF STATE AID APPROVED SHARING RATES
AND THE REMAINDER BY THE CITY OF ROSEMOUNT WITH THE FOLLOWING EXCEPTION.
THE CIN OF ROSEMOUNT WILL CONTRIBUTE 100%OF COSTS FOR CONCRETE CURB AND GUTTER AND ALL COSTS INVOLVED IN
CONSTRUCTING THE TURN LANES AT CRESTONE AVENUE,CLARET AVENUE AND CIMARRON AVENUE.
' "STREET LIGHTS DO NOT HAVE CONTINGENCY OR INDIRECT COSTS INCLUDED.
The City reserves the right to redistribute the proposed assessments on a square footage basis if it is
' deemed necessary at the time of the assessment hearing.
' Page 11
' 6. PROJECT SCHEDULE
' The proposed project schedule for this improvement is as follows:
� Order Feasibility Report, Plans and Specifications . . . . . . . . . . . . . . . October 6, 1998
Receive Feasibility Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . March 2, 1999
' Receive Plans and Specifications/Order Ad for Bid . . . . . . . . . . . . . . . . . May 4, 1999
' Receive Bids . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . May 28, 1999
Award Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . June 1, 1999
' Begin Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . June 14, 1999
' Substantial Construction Completion . . . . . . . . . . . . . . . . . . . . . . September 15, 1999
Assessment Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Spring, 2000
, Final Lift of Bituminous (McNamara Addition Phase 2) . . . . . . . . . . . . . . June, 2000
' • This schedule is contingent on the developer providin a raded site. An dela s
g g Y Y
associated with that decision or other developer-related decisions will require the
' extension of the above-noted schedule.
,
,
'
t
'
,
'
' City of Rosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibility Report-City Project No.304
WSB Project No. ]067.40 page 12
'
, 7. FEASIBILITY AND RECOMMENDATION
' City Project No.304 consists of the development of streets,utilities,and appurtenant work
to accommodate the proposed McNamara Addition Phase 2. Included with the project
' improvements are sanitary sewer, watermain, storm sewer, and street improvements, in
accordance with the City of Rosemount's comprehensive plans.
' It is the recommendation of WSB&Associates,Inc.that City Project No. 304 is feasible,
necessary and cost-effective from an engineering standpoint. We recommend construction
of the proposed improvements as detailed in this report and phased according to developer
, desires arid City requirements.
'
'
'
'
'
'
'
'
�
'
,
'
' City ojRosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibility Report-City Project No.304
WSB Project No. 1067.40 page]3
'
,
'
'
'
'
'
'
,
' APPENDIX A
Figures
,
'
'
'
'
'
'
,
, City of Rosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibi[ity Report-City Project No.304
' WSB Project No. ]067.40 Page 14
'
'
�;
,
�
'
'
'�----�,�-_�,��-�,r-�u----------------------_-- -_-�--�
' �--- --- --_—�-------------�--------- � ---- ____ '
. '-... _r�_�_�__�_�_ _r�
. . .r r�������_� .,.-; �-..
�r��.�.._-i- -i � f -1P � i---------'�� �---�r- �# +
N
�� i �' � i� �I i ��i I � ��i i ;�� p i � � i
� ►�i : � y our{.at k i f � IXRLOT 6 — I�� � � ounor c � � �.�°f �,� + ' _� r
� , �.a� � , �—��_�' � , ► r �[ � � t . '
� � � � 1 � �
� i � z � I � � '� I � � ;�f J�y��.:�� L_..__._.__.....,
� � 1 � ! �.� .� �.�-...�� f .
�t` i? y � � � \\ � ` , ��r''�*-" � .
_...�� !�.-.�_ �-1J.,. � ' � �� � t 1 ,..�'i .r'" � 1
�,.... i \ 1 ,. ,�- ,,-�
�j,,�-__� .-- �� I �__ �` _ t � � ''� ' �X � i
r��-� -._ �� � �_ _ _�, ,� � ,��
� _
_ _� �
, -___�,_-�..._ _ _��
' ,p 5,�«---— �--' _ 1
1 �.Y ������ r � �s
� � f 0117l9T E ' ���k ' � �
' , � : k�`� AUTt.CT� . F (�,
t f � y,,�-�---_--� ��1 t ��
' i � �,.,. 4 g�� — —
I � �" wrvF,imm raman �-� ��J.L r. ,.��I �•,
i !:�-,.✓ .....1� ' �
� ' �
' '
� i � � .
� � �
�
� ��"+���'G� LE�Cc����►�1
�
�
�
�
�
i, - McN�man Additioa-Phase 2 ���� ���� �:�z�see
' �0e4a+�� Streete,Utilitiea,snd Appurtenant Work
� �SB �'MN bB4T6
� e,�.+.� Project Locatioa Figure Number
F dcAnoelaMrina FAX641-1T00
INFRASTRUCTURE - ENOINEERS - P� Rosemount Minnesota. 1
'
,
� "•� \` j Y �,� r-�- �f � 1-tI �� f T T u—'_ � � �-'.� ..a}.'T_ �_ 'j. .� �. . u i C -F I I I _'�L i
�� � ; � I � ,L. �r --�II �--� I � �i I i � i i � � /� ���r- t�� :_.�
�✓ ��,� �� y�� � . . . rt I �;ill � .�I�--, 1, �Ir� - ��i��L1'��' ,�� �Si -
I I � i �
t` r� �� i� � ,-.,i_ . ;�� � I f�i
,� �, k rt ��, � �- � � , � � �F�-
''` �rtx" � -_I) i i ii # I �`�� � � �� �-� ` ' i = ���L`�`_I�I � �1 ., �_{ I (i r, c� `t�- I
�; -'' � � -+ ,.r;� f • -�i - -I 1� _,_ - -� _ ,y'"__� +..=_�.J II+( , �� ��L
� � �. �� r-1� -�- :.;� � i� I � � I l , i —�r---- - �'�� i 1 �
.., �•.� � L � L � � �_ � � ---r-�I `� ! �'��I�i��f-- �'`" �/ � � � �
: �" i �- ;�„ � I
� , \ �, �, . � �; ! --f--+� i E- � i � r ) I -
� � J� � { 4 � Y ' t't �) � u 4 � ' I �� �
(� I . 1 J I I � 1 I I � I i � —1 �
' ��� ,� � � -�} I I _ ,`�`�,.r� �- -i�.�-�: _ , �-j a i t � �
� � I I TI
> i -��i < < ' � ��- -}. � �- --{ � ! � � � � � r--i � - , � ,� r
����+ � ��.�� r l_J 1 I II I, I � II I ,1 � 1� .��'.I�I � �1.� II I � '�.1 { Il:�f , � . �..
I �. �t i ���,� -�� ��J —�I � - -II � _i I r-f l �,� �- _���•.� -1-_ —1 � - � i' �� `u �,,�
� �' i�� u - , i-, i r 7 i ' f � c �.' _` I(I � Il�i +�' I-F
i i i 1 r. i --i-t��F� t- ` i �i i�r-^rv� r---i
��=� ��'-���_,� ;�--�, �� ��: �x��t __ ii �.---. -� � r--{' ���� � � ;c��; ��iz������ �'���',�;� �, I li� � ;
t �� �t �
� � � , � � � � � - I
' �i�_;'„ ��`� ; �i �� 1�_ � ' ��-�� '��n>� �'�' � �- � _d�}; � i�rr � , � = �� _ ;.
t 1 � �"
_ � - �i "- � i i
� � � � �'i � i �� - �_� �� _ _�__ �� � ��`��'� I 1�� e�1 J �'�- i i�
� _�
� i �� l ^ ; ?I i � II - I f �� h-�i J) +C �--� .J�-
� t � i � i 4< ` r �.
._—� -,. _�, �� x� �� ,��- � � __. _ ��_.__: - . :'� _.._�__ � j � �� .� � -��1-� _-+�� r�'� ----y i�-�----�'
_ . — - �
"I,�T 3�' ;��_i! !I /;, .,.-- _.- ; �:_� . �_ -- -r�i- . .S�'� G ;_� ;,j ur1—1 , ;',�t"=;;�.�; I��'�; � �, �
, --7- T ` :i �I 4 � r + a-
� - -� .
� � ��, �j
_I�r i, �il.,��' �� I ��C7�� ' i ' y!I I :� a �q � �� � � ���I'� � r_ �
.>'J �i
I i �� >{� ��:� 'i � � L ; � i �_7�lS}4H` I,�' ; f 1 i i ',,� ',, �' I
_
-F -- - -- _ _--- - -
-- �� -
._ : � ,;- . � �+ �,- _ a_ - p = ._. _ _
, 1 _ _ _
- i ` - - . -
� �-J ` �, -�;�=,__�_�T� . ,�:___ .�__ . :_� .___�— -_`�_ �--�- ., _... _. __
�
, �~ j II
i , � ' �i � I I ( � !
�
��LI �� ��b' �i� �. � ;i ,�_...
� �1 � ' � � 41 0 . � �= � �
� � Q � f�
��
�~� ?y � �' I ��� i OUTLOT A ,a OUTLOT B OUTLOT C Z � � � .'�E�-�'�
� %!. �\�� I � .� �W � � ( � o � 1�C � i
I �Z ��y
� r �i � I .� W i B��"�+� � IL (�
' �`�=_1 E-�l ��'� `; � ADD ON � � � l - � -tr � � . � ?-��.
y
�y,`` .. l��1 1 � 2 1 � ._ `
, -� ,' P E 1 � ` � '� - - --- �,,� t 4 -_"'�._
.
� �-i �� i f, �, ' �� U �,, - '��_ , ��kT -� �i(�-.
_ � _
'='- ' -`�---�.�r`,,�� -� =., --_,L --'� - I, '; i ��, �I,���` ,' -;I�--�
� - � ;_� " � ----� �- - � �" '�� ',`° �' �', ��-� - ''—
-
-
, �� �� �, � -- --_ - ;�� �� � s J�-
-
1' ` � i ' ;� a ; 51 -- __� - � _ .��' , � ;� �-�;- {i� �� 'I
r` sMaNri��.
� gT��,RE -- -� - � '' � � �
I + i��j =- � ` E' -- "; — -- � �. Qy �� �,i h , �i' r
I � � � �"i �yoff`.,.-./ '.�'� �� �' � '��� �i 1� I ill. �-- . _F�__'__
� f�j�' i '�i�"��!���I'� �„ � - ' ��,�;�or E , �� 11�'�'I ADDITION� � 9 ��� �' � � � �-
. ��-��-- 6 ��`� 1 1� OUTLOT F F� ��� ��
'i � '
i R'EN$ �� ;�'.;' fi
'� '� `' ` '��� ,� � ?°�=_=iz��nrrloN ;��� �� �a--- yiM���7T�ra � , � i�
. ir� 1 � �
ri�Ll���IS_�iL illi IN� � . ;� \� ' . _ � \�__.. � .. � ' i
-+T--,---�j---- �. / ov�¢�uwrr usmrt �.� � �' , `Y� AR 1� YY Y ��I -�--
i
' .� �' . .... .... . � -- _ '-- _'_ _ �'�--- -- f-'---
�r�l�-�� � I { �1— -------..._ ' `1-�- -
i��� lI'� �! , T i, --'_.T-�� ��_� _-I— � I ~�I 4'
�i. lL; L��-� J t�I I Z I \ .v ! L_� I I� I,��I.�Y`s�L�1 JLc�II� '_�_ � cl �-]�tl ( �j _��.1--r�---=��_�
���'��;�_'; �;' � Q _='t �, t� `-i--Q ADDITION -:--,��,.� 'r - --.�_
��1�'►- -- --' , - -- --_:�,._ �� �T�7- , , i ,`_T!_,�-� - i � k �i � � �-�;
� � H i
� '��_�� � .��� � �� � �' Ll� � i j I I � i �r�. 1'���� i❑ 1 I
.I � ! �I � ' 1 I L ,l_���_.. }__-1.__� 1^� � � J �
�� � � � �� D�, � � L'-�.l I -�---� � I � � e_,s, i �,
` �'� � �`=�� �� � ''��' I s�#n N � , � � � � . ' ; � - - ��,t��� �
�,I� IY�-�A; �� .�_��, 'T . _--s�«r�-. . - +rc�-:-�-- ii I ! i . � , ! ! __. I __ '�i III� J i
J I 1 , t l I I � I L �
�
f} �tf`�---���,I i I,y � -��J �, { i ,I '' � ' ..f_ ��U �i { � i ; I � I r ' ii,li jj� �
1 ��j�,t ,�L� � � I I i i�rir� L-�---
�� �_ � � �� l + L�� �_L --+- ' � ' r I I I � � .� h�
i �,- �l 1�,..-1 "`-�� i �I I i r r--i- -� �_---r j--�-- --r-1---E-- ----�- , -�--I --; - --�'�'i� �
.�/ _ � . � ���-4 i � ��r��' j . I � { I � � t i� �
�.� � �I4 F:i'�. Ai i� r�n�IC, Ir{ �I }���� I � 1_'1 It�{ f� I I � � � �� I �
��:�L JY- � - P�i � I� ii� -�" era+N-- :J� ;ff � ;`T il I ( I I I � I� I I � .._i '���I��I�
, ._ �4 �'i � � . "<w�. � C �` ' .a H;i.w � �I I i _'-'_'_.'_
-� 4 1 1 ? �� 1 � 1 ' il
.r,�, f�`y w\u �F t,�.// / }� ; � � '�-s��! �L� ��� if��-i'� J i i i i i i T �-1 � '--� il - r--
�1�I ��� � S I� � �� �- �� -.��_���. �'� i � ��� '_r� I � .� � � � ���j�ii �. >
��� i' �/ �� � , -_,_�- � �, � _� ,� , ; ! , � � , � , _ � .,,_
i --Y��—{�� 4L I( 1 � ��I IC l��I �� ��.._ �-T �-� -� +- �� ....� �- -t - y _... � � ��J�I�f��� � ��
I i� {� r,�� •. It�� 1 � ��� -I 1��1�Z ca �ai i �,- i-� � i2:,�--'�j -I��i�
. � I� � ��Cr���� �fii';_J ',�' �..�'��� }�ti9� rl �I�i�' 4J���CLJ II � � f r'i'� �i� JI� ' liili�
, I � I � I � � �� t � ;�IL � � �,-� 'l �I � T{� � � -11� I$+-1:�
� � �� _-. F-�i� � l ��11J�.� �_�.� �� . ���JL �L �. Ji�� . _�_. � I i' i� �
' JI I�' I?f_n�"Y"" 1Tt I""'' T_��' ,_/.TI ,JI } . ^ _ �r -t �'� T�{ I.� F ��iTt �} "5d�' T��,{� I lkr�.. 1
�� a �� � , �.i� t� �, ,r �-1 �l-��_>� f-�l-��_ -�,f , i , ��� �� �� � ��. �� �
��i L il1 '�1? '�I � I I -iFnr� .r�i�� �'1� 1 ��I�����L'��l�� �i��'���) JC._ ��� ��, ( �f �Y� 1, 1
I 5 i�, { ������si � 1 { . I ! � . ��. I � � -I.� i � �. � 'I� � I � � � .. ,� �� I�flliil� �
' �
'
C
� 0 250 500
2 - McNamara Addition-Phase 2 wse��o• +aa�.eo u�:�n z�see
' ��� �e+.+"�w�.e�o�re°.��a Streete,Utilitiea,and Appurtenant Work
� MYrropoN,MN b6426
� a,�,•� Project Location Figure Number
F Qc deoclafK Ipa FAX 6�1-7T00
' INFRASTRUCTURE - ENOII�ERS - PW�ERS Rosemoun Minnesota. �
,
�
�:
' ' . � ----.----------------—----...._...------------__--------- ---^-- �� _ -
'� . �
� � � I� p �
I � J
� � i� : i ----------;---- —�--T---r-----i— --,,i' I\++� l
i �, i' F�C.8�18 C di(i i I I ' ' ' 175� �� '\ \`f I I1I.
i I�; � i ��R��� l � I � � I � ��'I' '' ��8��8Gi 'i _
, I � � .p ------ -- ,
,I I i�( ( , � / I � ZO'iMEDIAN; i R�.�►'1) i �
, ; i ' � �
� � i � � � 34`F i- -�---__ , i o
�I.�� , i C�AH�2 ; s ! i -
y :
-
�
' ^� `� --�= - _ �-----� — --- � - - -- --- _-- ----_ __--_ -_ _
� . --- -� ,�_t � ��.�a=
_..__ --
. -� s
� ___� - -}� ---- T�
_f��{_ao _ .-�.-_t+e.-r.--� _....`""37—-:-"`t�°"-"-�.^.:�— - � �
� �.00 �.m ..m . .
_ ,. . r�. „, ..... u _ � ��.. ...:........__.._: _....
. , - ... ., . . ,
, `�..._....�::.� , . _ .� :�.,� . _ .---
, I ___. �I^. _ ,..__.y...
� �i—.—�-_____.�_
' \ --- a--�------ _..;------- - -- ---- .,._ ��.-- ---d- -------•---�-- - - � -
�' f I - �- - �--�F w—°- _--- � Y � 1,,. . ��
--�i i i i d =�-- -- --- -- � � 21'STORM;I � .
;�� I I I I ; 1S"STORM � � SEWER ' E �
j �� � � SE4VER � � i ' 18"STORM 24"STORM �� I
j��I ',,, � � '�= L-�� S E Y V E R S E W E R i
, i I I I g� I�a I ( �—38'F-F i�� � j
j� �I! ! OUTLOT A ` � , 5a'F-F r� �
II ; I"' � � ! ' I ' � OUTLOT B 80'ww �
� � +s���� I �s�srow� ��t � �? � �
' 'i � �.j �a McN �R i I �z �iy
�i� J I�� � � � � 7 8"3 T O R M / �
�:� ,;�. Z ADDIT�O�1 � ;� s�R ,.Z;
1 � i ___— l�i F.'!_l li_F E H:i E V E P;'—__—__.-,�'' '
' �; ; ; . Z--�--- PAASE �' , � ; !Q ,- ____:__- -- -- - ------------- � �,
� ? �
'� �,r � I Z i i 'W � Q
I�� � ��_ � �Z ���' � i •
��� I ��j N ' 18"3TORM � � � �� ���',� �
' ��� � j� 2 � SEIAfER � �N �'�.`� �
t ; � � , ��,� g �
"b', ,� ?J ' � 'w U
� � � � � �� �`,.�,;� �
o��r, ,�` 24" ORM �
' "���� �� , � ---�qg -- (BY R 1211ij ' j V �\�� 27"STORM � �
,�. � � '�•,. SEWER ! 1
"1�a!: , • 1
� ;'�_- _=�---.�=�''^h � `'''`' ' k
.l" I �� � ._'__ ' __—_.___"._T.�+� R�'��:� .
,-� ----------- "_ --_ , 21"STORM�,:�� 24" TORM � �
�
I f�- ..--�,..,Y.�._.��- ;_'�_--� ``----�`__,__..� J, gEWER �\ S � 1
�; ,: ..� -.._-. - .--. -- --. _- --- -� BY 1NEN
' �'e� __ _ __.-__- -'-- '------ SMANN 1 -
, ��.
11 �,����a-..:,_..;- �-,.- �� �, -�-_-_.� �--�__(__ �, I
. ._ �. _
_ y
, _ _
� ��
,� "�."�S`.� _,. � _ _
__._ -__ .
J ; 5 �_ _
- _ �.
�.: J` � ` _ .•
-�, � � st ST E—��:�, ___�— _ _ --�-_ _� __..r.! ,
, -
�_--
�
„�i�' � � R ET —==�:ti--��_ __-_:.'____=,�__-`s�= _ -=____-�'��1�—
,,;;, , �Sr _�_`__ �: � � ---_ :�_�_.._ ..�
' _ �,�- =----_F;- � ___ . -�K_-.---- --__=--_--a"=1
�. _._.__�==� �-----.�-----_ _.�:_
�'��� i ,, ; i �; r� :��-
; , ,.- , ,� � � ;� , , � , , ;��__'�_-
�!�i '� �_ �:`T'���`; �,.' % ;r � , ,� � `, ,,t ;
��-. , , , ,,C� ;
�il �__ ' OViLVl Fi `'�s,�. 4--' I' ' � ';�` �i
' I`€ _ � , ` � ,\
:``\ � J i/ +,. � `.. �'• ;\\�� j
�I�I -�--- ..<.�-` ._� i � �•� �\ \�� .\• �� �
r i ✓.
( o WENSMANN � � �,��� � •� `, i
� 4� r ' � ��, '�'�'� �;';9 �
' �!!� � ,�a 200 12TH ADDITION ' ' �',, . ' '" ' � '���_� ;
I�If LEGEND = - � ;2 i
�, +;
��j O PROPOSED BITt�tiNOUS ROAD(OVERIAY 8 NEUh �� ''i .'��i�� �
' i�I � 10'BITUMINOUS TRAIL i �i.a�,� �
�I� � s�coNCR�wnuc s�R°R"'' ��,._C;1.�- ;
� PROPOSED CONCRETE MEDUW (BY WENSMANN 12TH)
� 0 PROPOSED LANDSCAPED MEDIAN
EXI3TING MEDUW(f0 RFMAII�
� • PROPOSED STREET LlGHT
1, - McNxman Addition-P6ase 2 ���• ��•� ����19ee
� ��� e4+ w.y,sae«+s�.►o Streeb,Utilities,and Appurtenant Work
� MYrrapols,MN b6426
�12��� Street / Storm Sewer Figure Number
� ��� F,��+,_,�
MffRASTRUCT�tE - BIOINEERS - �g Rosemount Minnesota 3
'
,
�
' , _ r ---_-�.----- -— -- I' ''
,_., ; . _ I �
�� rfi. < j i , � � --i-�-�*- r--—�' --��I,-j-+_-1�• ;l 1 J 'I
,%�� _'�`�<t'1'��t2�4V �!!'-�-.`'I jr f� T ,�T— 1 u II �- � _� i J ,I!��� �� ;�' '' �i � _'
, � ,
9'. Dl7�t�•... . _J i� . _ I ;�� �--.._.�% ,�.�,, I --
, �
, -i-' ,q$' '�,` I r ---�, �,� i i� � ' --1�I� i� I� •� ' � , �
-,..__ � T `�. � i..._..---�I21"ST�RM il r,--� j�i i� �y��1���,--.., i � ��, --� 1/
- '-,�1 ME �� -- , �I { ,\ , � �----�
�-_ � `,�.�-F i J � .gEUVEf2 � L—�� j tJl. 8 V_d}V �. `��
' ' -- --^- i i; �
�T � �� ' �- (TD IIII I , \ `. � �' ��
SEWE� �SEVUEs Rl M I x� �L, �I --�,.L� , � � -
�`� --- - . --- -- -_•__---
> � _ -
' -- —----- ---- -----------�-- ---- -- ---- -- _ -4 -_=__--___ - -- ---_ -- - �_+ �---
--------- --_-- -------- ----- ----- --_��H_.
= •--• �--„�=�—• -- _ �� � - -
�
--_�. - ------ - ,:� �,.� e,«r^'-
�-- - - -��._ �--`- --- - -- - ------ - - ---
,
' � _t-_��==-t-=�--.�_ -V-..__-- __- -- ---_- -----
�----�------------R- .......---..-.--------------��-- ;---------t- � ---�.; _
�--�-------_- ----------_--�--- - I ; - -- 33"3TORM � �-. - �� � ;i I. rr_
' � SEWER � , ;�,• � ;�� � �,� i_�
� � t � ��� ���� � �� ��� �� �----�I
� � � 3g'� �1� ���� � ���� � '�� �� -----
� ,
W I � 15"sTORM I'.��-,�;�,�� .��` ,� r`' ,� +-�_'_.��='
�� SEVIIER � ) ..� ; �. � �---. ----
' j_. 2 �� � i d� �.,�110 � ;,_
' O[T�LOT C �� � _ �----_ �� �i �,� i; ,i -
, \;......_ �
a� � OUIT.OT D � � 1 �7;!li � �I) �--1
O� i I � � ; ;I� i I j �---,-r
�� � , ��\ � If� �� � �
I ` � i,� I ; �� i li; �Ii �
� � j � � ' '
� � ,;; �________
; , j : i i � ,;, �--- -
� i ,.
� ; ` � � �sTowr+ _,1------.--=,�--�-���- - �---- ---
--� i ; �.
I� 1. sEvueR "'�---` _-—-—-�---�� ' —-
' � 1 ,;;, ���-,".=------.__._-----�=�_ �' ,, -
�`� .�-- �� -� ..,,�----�.�.�-
��� t, .., ��
'
�
4
v;
� i � i I
�I
� li� ! I i i � / I � ; i � j I � � i � j I I ��_ 1, .
' � q, !�! � i I I � � � I � I -- I ��. , ��� , � �I ��
�� I� I �� ,'' ;, ; I j � j � _£flWNEC�`T `� ���
� _t__ 9 �
,� r 'I L#,.,�{;8,, � i i i x � j CSA�142 � i DC�4"RCP,' \ J ' -,::
�'�"�'ya'! --— �__—- I ------ I — -- - — , — -I I_�_�
' ;-.�_—��-—-- ----_ ----- ;�__:z�---- ---------- - - �-
=w>�r--"f" ��i� ""'.----• ��°
1 I -�-,'.-...�.
i I
I�I ! �� i `�--�•=-•--�'-
"' -- --- `-� -=�"°--- ---�----�-------- -- - �
- ',- - - - - I ��..
_ � � iI- - -- - ( ;• �
' , T --P---�----- �----�-- ` ---- -- ------_----- --- ~' - ---'..._ ��� __ __ '
-�' - - ---,._ a � _;. . �
_. _. d_ _ _ _ _ _ ___ __ _ __ -
- --
- ------ P_ ' .__ _ r f. �- _'
- . � ,
�. .<.-
--. • � ,i�.�.------------------------ • _ �. —;--- .
---� ' � ' �r ___- T — —
j��II i � �i j �• --I --------- -'--- �—� �T-�'r'=t-=--r=r—� ` —� .
I: t> >->->-a >
I�I I � I i� .. i i � j i I� ^ i_
' �'�I�i i) �- 12"WM � I_ �
�� , 12"WM " I
� I' j' } '' CONNECT TO I �-I I 12"VNN I I
�� � �I I I ���� � I 10'SANITARY �
I�, ��a 1 �; j - � SEWER I , I-
i l i ' � �� � I ' ( ;
' 1 I I
, � IG � I I � _
�i� �� ��oc �. ! st- �W � �
1'�+i � ��a MCNAN�R� � �I �W ',%'�,�� � I
�! ���i Z�__ADDIITO � I $� �> ------ -- -_--_- ---..- w i I �
i i� � P E � OUTLOT A � x� Q �; ---_�_: ._��,�_F: E�_:t���=-___=___=%� � I
' !�I� ,�;� i Z s�i.s ; � I- 'W ;;',%: I$,-
�'' �
i, + I � ��a ' � �I !� i�i ov�rLar B W "_
11�; , i i��E= ,; ; �- IF ';fi _
' �f I i�I;'N w, 1 ' � OC
i���� ' ,!''� ; I 'v� �''`'�' �
t,�' �s '� Z i ,W � �
?�ii`i 1 I� �i ! e�l I� 11�`,' V
���r r��,I �i I $i_ �V ,�,\`\
� � �� �
� , CONNECT TO 12„�
v!�� � ' I'� � � EX.12"VNAA
�!.�� °'��_-- ---- ...�_ _ � � I ' � I
�• �!_�-_____��=---_�=�\�} �-1-'"--`'-�-!>_� i - ' .,:\
--- _�_ � '�� CONNECT TO
�
, _
' ��...��n u,-.. =� --- _`_ _ _ __ IX.12"V11M '
';� ;��-- ` � -- ;� �t�--�_..�_�'"�-��:
i _T. �w�-�:� •,.�.�., �.
'-
�
r � � -�. ,,
, �. --- -- - '
� ;/- � i� ����, ` =-'�, '`'.-----='��r---__-�".__--�----------'"�� _.
f%,s � ` 151 r=-==�_.:---`_-'==___ _----- - -� -�-.---_ - -�'-
���� ; ;;� StSTR� T —___� � `-,- --_------_ __ -
, � S�;'-===_-_: ______ _�"--_-- ---- ——___----��---
j�j _ _—��`_=��-�`� '__. +,}'` � '�-_-'_`__=- `i �� --------
' ,��� -�-. �� ( _.ti'� �� 1 �
`�� ,!�-r;. �";�" _=�, �;� ,� � , ',I �
l�a' k�"T'""--�-ti.
,;�4� l ..�'.�r-, �� �,� � 1 :',1
- �� ,' ,�
�' �, \� _-- ' `� \ -' i - `� '`1
I � ` �/'� ! ' � `� '\ .
, ' �.. _-- -(-
7+i�j '\ � ��C�� I �Ltt;�"Y�`\ `\� ``\°�:�� ._
!;�II � `�. -�2�� jl.� � l�", '� � Y�.�� _
i';II '�. , 1 1- I\\ rG�, � ;�;-�,�, �
' Ilii� `\ \�.....� \\ �r� �,I �`\��� �`��~/ ��' �'��\1\�' ♦"
)
!''� WENSMANN '% " � - • �_� 'L
;;i \+ r � � �',�.
�;I'' 12TH ADDITION '��-,, �;.� ,,,'1,',1', G�
' ''!I \ �_ _� � ' _ ._. -- .
'' OiTPLOT E �, `' -�.� -,1��1
-°-.-----�--
�
n
� 0 100 200
1 McNAmara Addition-Phnse 2 ►��pea r�o. +aar.�o oax�ra►�,+eee
� ��� e4► w.nwearsr.�a Streetg,Utilities,and Appurtenant Work
MYriwpob,MN b642a
6t2��•°°° Sanitary Sewer /Watermain Figure Number
F � F��-�� �
' M�RA9TRUCT�JRE - ENOINEER3 - P�$ Rosemoun Minnesota,
,
�
�:
' �l'..� ' _'__.___�:-._.__ �___ -._ _ _ _ . . '1 �
-t, y � � %� , '� 1 i —i --y:� r" 1
\'� .l���' �' ��1; —;� �-�� T� �� - ,--�-'�T��;� '�. � � � �` � � r _/..�
�.. ,-��c�.;��r '/l �,�f T ��--- ' L 'i I � � _l�j'� � 'i i �\` �� ,���,.� I V ��f � , �.��
' -Y y�' � ,� � -.._I i �. �__. i � i ,--�i � ' � -}- �\,{
,__C. , �� �— �, ,I � ' ' ��r � �' � ,-- 1
L , ��I - � \.;7.� ,� i�a =f�----'( ; �II II j;`-,_ _ ��'�j ;I ';j i'`\,J� \> '�, ; �t---' .
' �. �/ I �4...� �,,� t t � �'__.i ` �i i � +i I L J
I I \ � �
i II ' � i
a I ; ' ' �� � � �P ��'� � � ! ;,
� � �,
; -i � �
��_._»--'—�--�---L--._1 �L z�_ _�_- ----' —�_�— ----
�
-
_. ----- -
- -----� -- ------------- � ,
p,Q.��- �
----— ---- .
__ _��
-- ' (r
, .� _....__""'�.___' _-___--_-____-'_-'__�e.—______'-�__-'--___�-52�.'Q7=.�'�_----— —_''_' ' '_'_ '__''"' ___ _ _+_�� v
_ -- '
---..._.. ---n,��•--..,__,,,�-_.- -�- --�----� -----.1, ' , ..
� --,�__.,._.-- ----- -----� - , -- ------ z,.� f,»,.
� - -- - -
,
;--_..___--.__-.'_—.�-__-.._-_�-_._y.-___.-.___.____4�__' _ __ __ _.__b..__.�__- __._ -- _ __ ' ____ ' _ 'Y__.
i �.
' 1 � �-��_'--'_",._'_'-�-'� 'j�' ��±��"�' �' "
� �
...___.._—�..-_-_-•._-:-__..__--�___s'�__._'__._-'.."'_
--o-- �' -• -e-_ __ ___ ' .
+ _.
s-`J ry -a—�; "--_ ^ rl
=T""_=�_'_`---=+�i�--r-=�r-�,a9----� - �---�='=� - ��� " ��i rJ
- --- ---- --I- ' "8"SANRARY `:� I ^ _���I' � ;I� i,
� � - � � " � I d I�� W �
� 4 � SENVER � �, , - � �I � i:
�rw� � �rvuM ' , �'i� . ��� � � ;
' � j �i i �� ;�, �� ,
i � `� ; ( i I�; � ',,,`\ �� ---
' , - ,� � _\ r '� � ?c ---
W I a j - OUTLOT D � I\`" ��� ���// � � ' -- -
�� � � ---J� � ? ��" f, i +� '�---
' z' - , - -�..—._---- � �_ `----_
� 2 ; �yl�� �---,�
�I 1 , ,� � ��" `+�� � i;
� i' ��' ; � �'��'_�� 1� ����� I�I
OUTLOT C z I � - � 8'tSANItA`tY ' �� ' �!�! I Ij g---..-
I � !'' �
' �I i s�R_� i _ � t� ' �\'� ' ��' �I� �----
i , �� ;
" I i � i;
�I �=7 ( --� i _� !� ��,epy I ,,� i i� �--�,
� �{ � 7_� ���- _ _ !�— — ,I� i
V 1 - � ��� �✓r----�'.� � %
1 _ _'1 -�'�—'�-_-_"���_� ___l„__�
l `� 1 i�' _.,-1�_J' _S_�-\ �'� � v � .
' � \ rI i ��;i�'' _ �' (-�+-- I !
` r -+ �: " �� ��'i
�i. ` ,j i� "�� � II � � �
.1 '�-'";' _ \`
\ ;' .,=i ; �I I '� �%--�--=
V�s,� ,'���'J�.a`y,�,,,�'�,�-'��� �` � � � f}�, �
f�� . _ _ vy ; +' � `�'�
' �S�R�✓',�... i'' � �. \ CONNECTTO 1�- i I I 'i I �_,.
,�5� ��� ��:%Jf���-�'� ,`,, ,\ �c.�2^vuM ��� I � ; � ii
r'-"'��,,�'►�'� ;;:%J'�� �`\'��� '/ �'` 4��I� �. i�
� l
_,��r��' i -,�� �. � \ , � � � a I, `
-' �� � ' � � �� � ��� ----
' I " , ' � lr------
�
-e�.-� � ,`, , ` ,��:1�, "� �� II �
/I' R �., `
��.i�'�'�' '��:`�'\�� \� \� � ,I 11 � I {"I4il I�� �""
' � �,' �� WEN$MANN �.�; � =�' � ', 'r--� ;; � ;
"` t � ' i �� L---'
; �; ', 11TH ADDITION r' J` � � �` ;� ;� ; ':
', i � i F------
� ��
�;�, '\',, ,\, ' G-'�; 4!
___� •=-' ., '``, ` ' �, , SX:�:. ;/ �1 t -;' r�`-_-
__ � —_ ;` � �I OUTLOT F ',�`. �X_ ,.: ,� ,• � i i� i
'
, '� �.•t;'-�.-=�_"' - �i�l i '' '.
�
'
,
�
�
�
0 0o Zoo McNamara Addition-Phase 2 ���• ��•� ����19eB
� � �a+�� Strceta�„Utilities,and Appurtenant Work
�SB MMe�poN'MN 6642a
�12��� Sanitary Sewer /Watermain Figure Number
� � FAX bt7-1700
'��"� � �'°'�E� � '� Rosemoun Minnesota. 6
�
'
'
'
'
'
'
,
'
APPENDIX B
, O inion of Cost
P
'
'
'
'
'
'
'
'
' City ojRosemount-McNamara Addition Phase 2
Street and Utility Construction
Feasibi[ity Report-City Project No.304
WSB Project No. 1067.40 page 2�
,
,
•2 R a = $ $ 'a. $ $ $ 8 $ ' $ E 3 � � $ $ $ � 8 8 $ 8 $ $ $ $ $ 'a. $ $ $ $ � s� 8 $ $ $ $
� b € $ a � � x � n � � � � � $ � $ � � a � � _ � m �, � n � � � � � $ � � R � �
, � " �� - � - - _ - � � - � � � � - � _ � � � � - � $
�,;m'' g g = 8 8 8 $ '__ _ - 8 8 � � 8 = $ 4 8 $ $ - s - $ 8 8 � _ - & 3 � � 8 8 8 E � -
�� .. ��§ e a � - - '� � ,y - � � _ _ � S � R x � $ -
' V U $ F d _ - - - - - - _ _
�
� o
U
'
� � •T
e �
' �� n = : =` �. � � � _
� II I�„ a r r » �
°m� -
� � y -
�
a.'
- 34 A � �
' E��=g�
mU
u 3 °
>.� � � I i �
Q o�
E3�y 5<u°I I � i , ''. i I ��
' U�3 � � I
i
� � � _ � 3 = _ - =° Y = -
�
Z E ^I I I '-�i - �
, v � ' ' � ' ' = = N _
y N I I � � �
y I $
< r � `Y
B U i~ - -
U
' � < y - I I� I � i I � � _ �
� � I � I � � PI
� V I i
� ��I � I � ' � $ s
' �
_ - x ; - _ _ � _
� � - I n � _ _ _ -
� � _ _ _ � = - _ _ s;ra � � g � $ s s � s � � � � � - -
, O ��� _ � � � � � 5 � � = � - � � � � �' � $ n x n � �,'; � = - _
V P�xs�o — — — �.� ; �t �..� � " � �t..� �t — �• » — � � ' —
W �o��"' a; �; .�c..
a :� � �: �:
, U3go _ _ i<z �` .:' � _ _
d a _ � � 8 � .� � � a sY�"�� -� a $ - : :
� < o m'' P � � _ m � �'� 7G - a A � : P = � �
O �X a' � r � '" '" 9 � - ?�� � C "� -:� - i� � _ -
a o�s�� � �.
, a �mu - - - - - - - - f$ � - - - - - -
� 30 _ _ - x = _ _ _ x _ � �# ' _ � x � � , _ s, s s _ - - -
�5 a � - - x �' n �7 � ii-�� $ � � �F � �. °� �.a $.
O �. _ _ _ x _ �t� ;._ n.:�;, _
' ~ _ x - - - = a 8`S $ � $ � � �'�� � �„� � ..$ $ ' � $ 8 _ a a � � ��ss ^ N '
`�.,, .2 y � � = 7i` �K � ;A � � A '�.� � � v
a �€ � � x.:. �«
�.n,:
0 y T �
� � � � _ � � � � = C � � � � � '�' z z � z , 'z z�z z Q Z ;.� � � � � � � � � x x
, ai 2 � � � � � 9, � 0 � � �3 � c'+ � u °< ° � Q �,� � � � � � ° ° � g � ,"� 9 a a � `� r�3;a � y �S �
W W °`
W � � 1 � �
C7 - .v c � y � � C �� �. F � �- � . 3 `�'y' �y �Z� � a
, 4 G O N � � ��:: � ���.,-. � C rv _ � < I V V V ' O
W � � I 0. � � ��i�I o� I � � ; � � �'C g � K� g ��� � v ��< � � � � � �I � � g I Q �
� :5 E '�i wt u � 0 3 �' � s W . g � � � � �� tg�� � � a a
`�� u �, I � o a o.
'o ° a � 'z w . � � Ti
ai � "o p ~ S o w � � °`� d � z � � d3 o � � � < o � � �I� � � �5 , iK, .�a. � < " o a�e m fi Q
0 6 a"� F y u �_.o i�+ � '.,<, ,�:d z 4 st ai � � Z a p
� � � ' � V � ° rc � "d � ,� � s� > c5 °� ffi �q g � � ��:� �d � � v`�. � � o € °� �';� c a � � �'� ° � ���'�:
~ � C�g � o � � � o z � z a � u ��:s �2 m ,� m ��° ,� .. � ����`I y � � � 3 2� �o � .a c � `3 � � �V�$
� � � a LL! Fw � �' � � � � zo s � � � � �'� 3 �, € sl9m _ °` c � �� � � o � a r� 'oa8i
0000000b � `� `� `� � � a - - �'� � z z z � � � „���
> > > U J U V
'� � � � � wwww � � � � � � � � . � � : � � � � �:� � � � � � �� � � � o �o $ . a � � LL � �q�Q
' � � � � � � � < < _ m � _ � : : �
y� � w o aa
m
Q.� �3 �3 z Q � � - - - - - - - •^ - - f3,� . !�°�� a, 5 ��:5: �: a U�ii�
'
,
�� � s s � 'a. R $ s e s E n � 7t -
f b � � € n � $ � x � `s. $ � �, � � �
, � " �g - a ' s - x ' _ -
�
m m'' � __ � 4 8 S '_, 8 : g -
�+�Y .. 3�g � - r � � a
' ` Fd =
� U �
E _ x x
� - � �
� u°
� �
� � �
' �' I I- - -
�' , �
� 3 = _ = - - ^
E�� _<u � a
' "1 T m U
u3 I
c o�.� , � I I I
E o��6 U I I
J m U I
' �3 i
� �, _ = � � _
1 � _ � = ' _ � � � _ _
� � F -
:J
' F v � y - � I � .
< 5
j 3
� O
:J
_ � I � s _ ��� � � I
, ' 2 - U � � I Yf � � h —
�
OT = r e� �
'� � �
, � v� _ '✓, �c _z °' � ^ —
O o�,� � � A � rpi P
V � ' _ - - _ _ -
W .5�°��<u
' a . a�c= - - _ -
� ii 3 �
� = P ..' � � „ : g � w N �
� e�,� .� � 3 H � n x m � � a
O � ;�S g� - � � � - - ^ $ � � -
, a � mU
� � 3 0 - ^ � - - _ _ �-�'
'� $ � n � � a
� a N - - - -
, � �, a � � � � _ � = _ � �
�� � � � a � � � � » � �
O M J
� � � _ � � � � � � � � � ��
W = W � � � � � � � � < � o�
w � � �
° m �
, � a � � = t
C7 I a
>
e e � � �
c
W : � � ai 8 � j ,j � � 9 �
�y � ` ' _ � � �` � ° ° � ¢ z
� � $ � w � � � � � � 5 � � � � �� �o
' o a
z � V , � � � 3 3 u 3 � � 5 � �� �V U�
o � . o `8
� � � 2 w � � � � � � � � � � � �� a��Z
� o o � � , 3� e= m�
� � 0 7 � i � bg o z $��
, f� �� � � a � m � ° � � � A � � � � �b �=�'e
o � o R � Z o °°na
� 3 �3 �z Q! S � � - � � � � ° � �� W�
u t. a, U fA LL
'
,
�� � � � � s � � asas � aas � s
' � �: 3 � tt � � � �a, � R � � � $ :Y ^ c �
U F� » sie » � x � � » �
��.m'� ,� � x � s _ _ - - � �
�� 3� � - � � _
' F - � p - -
g � 8
$ $ $ a e a ,
� � : � � � _ -
o � '
U
' � = = � = �
�
' �3 9 m _ _ .. � �
C M � �
m'� � �
� ��.s@o ' _
€�7 0«
� V r m V
u 3 °
�
r� m
�o'_
' V
goi's��
u� ,ou°
3 I
g = � _ _ _ � �
� � �
' � , � a r � � e � 3
Y V I� � _
i
V
, � � � � _ _ _ � � _
U �
' o o f I I
� U I
� V
V �
� � _ X ic z
v` � �
� ���p � � ^ � � �
W ��U 6 V
' � �3'
� p o��
a 5e���u
' ��m�
0 3 0`
0 �
' i"i $ $ s s - g g s s g =
� �� � � tt « » tt � � � 3i �
a
O
, � 2 0 � � � � � � � � � �
W = � � � � a � � � � � �
WN
a
' � o � � a
e o
$ i°
L
Y C
W ---. � � �CT` � � ��' I a € � � Q g
� � ' � ° ~ � u �� ~ � �' u � �
, b � � � z � « � � � y C E o m
E ti� � < � .', `�' `�' N � � � � Z�a p
� u
z ; �g � � � � � � � � � � � � � ���8
� � � 2 Z � � � d � ^ � < � °'� a � � ��'8z
�l E ° � '" � � � � h � X "s z g �'�m
, � � � � � � � � � _ � � " _ � � � � �` �g�'e
� � �a
pr 3 � �' � {� � � � - ro � ro � � i,� „°�/°1
Z h � y u � U!n LL 5
,
,
�2 & � s - s - s a = x
o � - � �
f � � a r� : a n � ` _ �
� � „� �8 - � - G = - � � _
m m� � g s - - -
�Y . �� _ � _
' S� U � F - N � p _ _ _
� a 8 E L� a L� � � �n
� D - � � $ _ � ' � � � a
U
' � - _ _ _
d � -
' ' ' ' ' ' _�_I �i
� I
� _ - x -
g � ' o Qi _ � _ ' _ _ �
E��c<U »I �
' rbu I
u 3 °
e�� � I
, E o� °�u i �� i
�� _o u°
=3 0
� � I - _ _ _ ! � '
, - - _ - ' - " = - _ - -
� ��" _ � _ - ��"
� � � �I $ - 1
3.
,,¢ � �
�� `' = _ � _ _ _ _ ��_ �
' `� J �� �i I� - � _ _ - = Ni�i=
�
� _ _ _ _ _ - = li
� � -
I O 3E
W �O�S �u
� , m U
' M u 3 °
h+l
O P e�c
W �'J���V
� �y 6 m V
� 3 `o $
O < d
i ~ � = Y = � � -
� � � �
a �� _ � _
O
' �' _ _ _ _ � � �
a = � � � � � � 5
w
z �
m
� ~ � �
(� 4 � `a
c
W � � ������ „ h �y a n
� C [ y ` Y I .J U �. I �I� Q Z
O p
A; � ' ` zp �' � `m
� a � � � � m � G a� g �"� Qo
' ''�'� � o~ � � � C � � � ��L`A
� � �$ I � � �`�' � � Z m c V U�
a w g < > � 5 � � �L`°a z
a �� �p � �p � 3 � � ; F � � � °on���
, � � � S �.�' s� ° '� - _ � � e� 7 ' � `"`a
u ❑ a
/�� yV� a Wy r ` � �+ m � � �� W m
Ir1 3 � 3 �Z v $ � F G�i � y u �: UNlmi�
,
'
.� � ss € s s - s - ss $ - ry
� � a F � St a � S = � � � � � � � � : F �
' " 3a n n n n _ _ � . _ _
� �� � s � A � � �
�ro'' g g g g _ g g s = 3 : = s
�+a0�l�. 3� � .�^, a m a e � ` � � w _
� � U 8 F
�
a
V
, I
� � j � I , �
� ' �_ _ _ � _ _ _ :' ��
�� = I i= � - - I a � � � �
� �X.5 �La I i,.,
E�� =au I I I,
' °�m U I
��3 ° I � � I
��� I ! � ��4 = _ _ �ir �
�o�.�a� � ; - I - �j��^I�
' �� m� � I I I
3 � I
I
i
� g I IS � � �I '" "I" i I I
' y - ��Y - - - x � - - - - �
i I _ " _ r P " �
In ' _ � � � � x r
� u = - S, - » 5�. � ��3, .�-, �
�' i� i
� r � s i I� - =II " $ - - I
� � - � i" j �
- - _�- - - - ; - - _,,
_ = e = �,x i � � = a,� � _
' � � - s ��'»I ! � "I� I - „���„
� �M I
s � - - - - - - _ �' j �
U NI�
F
� - hia - al _
� � 3� 5 - ^ °� � � ^ � � � y m S S � r _
V � �X'5 �o = - » � N _
W "�� =<u
� oiu - - - - -
a �Q�
� u3 °
� ry :. � = S
'� <§m.3 '� a _ _ - .,''� _ ay _ s o. _ � a
O �X a _ - _ � - - - ^� .r'4' _
a y'�a��
, a �mV - - - - - - -
3 �
1�-r `a' � � _ F � � .
, O fc _ x_ _ 4_ = - _ :_ x_
I�I �� � � � � �
�
0
� � � � � � � � � x x � � � � _
a 2 � � � � � � � � � � � � � �
w
z � �
m
� � � � � � � � � m rv i n rv L
Z � � °` K e ? q "v a
� � ' w - �" � , o �
(� ' � �i u �i��'� .�i 3 � 1 . �i,:^ �, i- � r�
U ' �U'U u�
� � � X z i�z z �'z Fd s W�E' +I � I I�� a Z
o p ,r�. _ ' ' ' � � � �•
a ` ; � � ^ � � �'� � t� � � � _ � = K F5 E_�'
� a u u u u o
� ! � � W `� � � � � � � c � � � R z�a�
'z a o+ � e��e a��e � s � � � �' ; � � L`t�
Y�I a V$ � 3 y 3 � 3 3 x :7 " c`�' '�' Q m , o(?g
' '`'� � . 2 '� h y � n y y h o � o� o� o� � � �2 U
aF � O c� u u u u u u u C c c N c c7 U � m��Ti
g� � � „ � � � � � � � Z zzzz � � � o��m
, � < « r 5 0 0 0 0 0 0 � � ? � R � W Qa
i"'� 3 � � �z° A - � F � � - � Sj � m � � 2'� m�
W
�I y � H u � U��
,
f�
.2 � � a
' � w « � �
�° �8
�;�� �
a ,''
�O� �
' � US ~ _
�
� U �
,
� �
� '
�
� � ��'
0
' � E��=<�
U o mU
a �3 ;
�
r� m
oe'�
, U m
�o L o Q U
U�3u
E �
1 k ' _
� u ,�q ,�y,
u
� a
� �
0
' t - _
U �
' �
vl o
O �.�
pC 0
N�'�a 6 U
� � r m V
� ii 3�
� Q���
O �X.c o
/1/ <o L �V
� a �.m�
O ; o _
z < �
' ° � �
z - �
� _�
0
� � = _
a �
W =
z N
�
' _ �
� � � a
� ° �
w � ' � ! � 9 g
� 4 ` = x aZ
� �:� � � � N � E$ Qp
' � o
d ���g
z � '� [•i E � o�
�"� j U g W �' � c U
c
z d V ��SZ
'„y � 2 � 3 } a��o
I� � � � V' � � � qEa
� � _ i
m � ro � . � ��'Wm
a � �� �= W ° � ��LL�
�
�
aa :
� � 3x - $ a "s :
' � F V iY - _ � „
m�`�� r
�� 363
� � U V o -
a a a
� _ _ � � _
� - � � _
U �
� �
I
� �
� �� C _ � � � �
�m.� _
H
� � ' _ - -
� E���<u "
, �'rmu
u 3 °
r��' ry c
�U � - - r
' ��. E o��G u
V� mU
� 3 `o
� E �
� v = '" - r
< _ F g
� � - - �
�
� � � I
- t =
� � o n a r - »
� U s
J �
' p q
,^ H z
y, _ & 0 � �
O ����j � � z � Q
V y��s�p; � � s - „ o � �
W " " �
°m u° � o
1 a J - _ = wN
� u3 o Z o 0
o � �r a
� r m T w �G o
F+�� _ � S a v � �
o�� 't N u'S < ��
O X p Q - � A W � w z
a/ o�U�u " .A � = N �a
� � �'c� � �o
3 0 � o .o�
� �' N o�a
O y N F��
� U O V U pZ
Q H
O K C U'�j �
� z
�I i Q oo� i
U<
' � ti
a =� � _ ��w o
� � U
O � °��� U
C/1 '� O�'U� �
� _ � �o o�o; z
� � �� � �'�a o
W O U N m�g 2 )
�j U �+ ��
W o U°'w W �
F-� e O p z ��m¢ _
~rh� � � �+ 7 d' w U' o�u r c
� v � � � 'z m Z a Z a
z � � � �� �o o �
W < � '� I � g3 �� ���� > a $
� � _ �
y, ` � O
€ �Q � '� m� =o 0 >3� o � Z
� � � �, � �� Uo U �o~ $ W o �
� � d � u o �� a o w F Z�a o
� f �°~,g � C � � �� '� o��� � ���$
� LL r rc O� F ?V��
� � � e O g � < � �� �w ���N w o�'8Z7;
� ~ O �p U� � y
�i] � g � O � � u O� O c> �dF� f �o q y�Q
. � t� � � w � : � r3 � am
a 3 �� �Z � � o ��°�
u z
�