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Home My WebLink About2000-11-27 BRAA Ltr to CA RE 55th Street Access & TrafficBonestroo, Rosene, Anderlik and Associat( ern Affirmative Action/E Opportunit Emplo and Emplo Owned Principals: Otto G. Bonestroo, RE. ■ Marvin L. Sorvala, PE. ■ Glenn R. Cook, P.E. - Robert G. Schunicht, P.E. a Jerr A. Bourdon, RE. Senior Consultants. Robert W. Rosene, PE. ■ Joseph C. Anderlik, PE. - Richard E. Turner, P.E. • Susan M. Eberlin, CYA. Associate Principals: Howard A. Sanford, RE. - Keith A. Gordon, PE. ■ Robert R. Pfefferle, PE. ■ Richard W. Foster, PE. * David O. Loskota, P.E. - Robert C. Russek, A.I.A. - Mark A. Hanson, RE. ■ Michael T Rautmann, RE. ■ Ted K.Field, PE. - Kenneth P. Anderson, P.E. ■ Mark R. Rolfs, RE. ■ David A- Bonestroo, M.B.A. ■ Sidne P. Williamson, PE., L.S- - A M. Rin M.B.A. ■ Allan Rick Schmidt, PE. Offices: St- Paul, St. Cloud, Rochester and Willmar, MN - Milwaukee, Wl Ulebsite: www.bonestroo.com November 27, 2000 Mr. Mark J. Vierlin Eckber.g., Lammers, Bri I'K'15 N.-orth%\-estem Avenue Stilheater, MN 55082 701ff & Vierlincr P.L.L.P. NOV FIL E Cap y Re: Carria Station IX , h 1 5-) Street North — Access and Traffic Our File No. 5 5 -00-000 D e ar 'IN-1 ark-: I I re%-1e\\-ed vour N-'oN-ember 21, 2000 letter ( cap` attached re the cost of existin and proposed improvements to 55"' Street North and pro traffic volumes from the Post Offil,C',e and the Carriac.-re Station IX deNelopment. Please consider the followin with respect to these issues: I've fonvarded y ou several e-mails re the cost of existin and proposed improvements for 55"' Street North that I will tr to summarize here. 55 `h Street 'North, from State -Hi ghwav -"') to Memorial Avenue N. was improved as part of the Kem Center improvements. A 9-ton roadwa section u�as constructed over sanitary sewer and water main improvements. I am assumin the 9-ton roadwa was utilized to accommodate truck traffic accessin the Kem Center. The .11 I'D construction cost for this section was 561.36/1ft. ( $79.41 total project [assessable] cost). If we convert this to an e 7-ton residential roadwa the construction cost would e to S42.681/ft, which is fairl close to the construction cost per linear foot of $37.29 for the Carria Station IX development that Mr. Arkell is q uotin g . We have previousl estimated improvements for 5 . 5 th Street North. from Memorial Avenue N. to the westerly city boun dary. to cost 594.09/ft. for construction. This estimate also utilizes a 9-ton roadwav section vNfhich I assume Mr. Anderlik used knowin the Post Office location and not knov,�•in.c., Nvhat else ma develop to the south or west. If we convert this to an e 7-ton S d-.-,�ntilal roads -av and take out 12" of select g ranular borroNv ( sand ) included in the estimate ',-\ that was not needed on 55 th Street N. east of Memorial Ave. 'N, the construction cost would e to S, -51.67/ft. The reason for estimatin a hi cost per linear foot for this section is due Z� to the smaller scale project that t hi unit prices for construction items. 01 g enerates *-0 We have anal the projected traffic volumes for the Carria Station IX development as 01i submitted b MFRA, Inc. and conclude that their numbers are reasonable. We estimate that approximatel 75% of the residential traffic and all of the g eneral office traffic from Lot 15, 2335 West Hi 36 v St. Paul, MN 55113 x 651-636-4600 a Fax: 651-636-1311 Block 1 of this development would use 55 Street. without getting into specific number of trips or types of vehicles, we estimate the projected traffic volumes on 55 Street N. generated by the Carriage Station IX development and by the Post office (from numbers previously supplied by the USPS) to be approximately equal. With respect to cost allocations for 55 Street North, we propose the following to be a fair and equitable distribution. The "normal" scenario would be to assess half the cost to the abutting properties, in this case 5 0% to the Post office and 50% to C arria ge Station IX. However, due to the 9 -ton roadway section proposed for 55 Street N. from Memorial Ave. N. to the . westerly cit boundary Carriage Station IX should be responsible for half of an equivalent 7-ton roadway and the Post office should be responsible for the' other half of an equivalent 7 -ton roadway, plus the additional cost of the proposed 9-ton roadway for the entire street. Based on our estimated numbers, this would equate to a cost participation as follows: Develop Carriage Station IX Post office Est. Construction Cost Est. Total Project Cost 1 20% $14,261 $25,435 $11,884* $23,696 ** Half of roadway at $51.671ft. ` Half of roadway at $51.671ft plus difference between 9 -ton and 7-ton roadway ($1 Note: Typical 25% should be added to the Total Project Cost for security reg Uirements. For 55 Street N. from State Highway 5 to Memorial Ave. N. the total construction cost for the 9 -ton roadway was $36,390 ($47,089 total project cost). Since Carriage Station IX is requesting a limited b usinesslgeneral office entrance onto 5 5 Street N. in this location, this development should be responsible for half the cost of 55 Street N. for this reach, or $18,195 construction cost ($23,545 total project cost). In summar with the type of development proposed and access being requested by the Carriage Station IX development, they should be responsible for 33.40% of the total project costs for 55 Street N. west of Memorial Ave. N. (the Post office should be responsible for the other 66.60 %) and 50% of the cost of 55 Street N. east of Memorial Ave. N. If you have any questions or require additional information, please contact me at (651) 604 -4815. Very truly yours, BON TROD, ROSENE, ANDERLIK &ASSOCIATES, INC. Dermis M. Postler, P.E. Enclosure cc: Tom Melena, Administrator Kris Danielson, Community Development Director DMP, K.SS, File — BRAA KA55155GEN\Wor&Cairiane Station -- 35th 5t & traffic issues_l 1- 27- 00.doc LAW OFFICES of kckber La James F. Lammers Robert G. Briggs Mark J. vierlin.g Gregory G. Galler Thomas J. Weidner Susan D. Olson � David K. Snyder Timothy M. Kelley 1835 Northwestern Avenue Stillwater, Minnesota 55082 (651) 439 -2878 FAX (651) 439 -2923 Writer's Direct Dial: (651) 351 -2118 November 21, 2000 Paul A. Wolff (1944 -1996) Lyle J. E ckb erg Of Counsel *Qualified Neutral Arbitrator Certified Real Estate Specialist �QuaUed Neutral Mediator VIA FACSIMILE Mr. Dennis Postler Bonestroo, Rosene, Anderlik & Associates 233 5 west Highway 3 6 St. Paul, NIN 55113 Re: Carriage Station IX vs. City of Oak Park Heights Dear Dennis: I've had some discussions with Mr. Arkell's attorney with regard to resolving the issue on 55" Street. Mr. Arkell would require some data to better understand the City's position as it affects the cost of 55 Street construction. I've related to hire that the City's cost per linear foot was between $79 and $80 per a memo I'd received from you. Mr. Arkell is reporting to his attorney that his cost to build the streets which he feels in the plat of Carriage Station is wider than ghat the City constructed on 55 1h Street was $37.29 per linear foot. His uestions are thus: why is it that the City's cost for construction of 55 Street q y was so high, i.e. was it as a result of the type of traffic (trucks for the Post Office) that the street was 'built to a higher standard, or were there particular or unique features to the construction that had it projected so high? His comments in this regard I would assume would apply to bath that section of 55"' Street which has been constructed and that which is proposed to be constructed in the Spring of 2001. He was further curious as to the volume of traffic that was projected by the City of Oak Park Heights for Post Office utilization. He has supplied some graphing and deeded data with regard to the projected traffic counts from his proposed development and I am faxing copies of those over to you. In concept, he indicates through his attorney that he is more than willing to t f his fair share of the cost of 55 Street and its upgrade, but he feels that 55 make payment o P Street (1) may have been constructed to a higher standard due to the commercial grade and volume of traffic that was expected from the Post Office and (2) that the number and volume of traffic from the Post Office, even without the consideration of the type of traffic, may be higher November 21, 2000 Page 2 than that which is projected for Carriage Station. Given the foregoing, I would ask that you review Joe's notes with regard to 55 Street as constructed and as projected for the Spring construction of 2001 and address both of those issues. If you could also, then, analyze, for me the detail that I am forwarding over to you on his projections for traffic from Carriage Station and, without doing the full analysis, please review his detail to see whether or not the projections that he is making are within bounds of reason. If you have thoughts with regard to a reasonable allocation of the expense of 55 Street given the foregoing, I would ask that you also reduce that to writing and forward it to me. If you have any questions with regard to same, please feel free to contact me directly. MJV/dcb Cc o Tom Melena City Council