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this time. The actual access locations will be dependent upon the type of land use and internal site <br />characteristics. We included allowances for the right turn lanes in each phase for budgeting purposes. <br />Landscaping <br />The base project includes a very utilitarian approach to the area. Bituminous trails and lighting were <br />included, but other features, such as trees, shrubs, decorative features and monuments are not included <br />in the estimated project costs. <br />Right of Way and Easements <br />Locations of right of way needs are depicted on the exhibits based on roadway and trail needs. The <br />exact areas will need to be determined during the platting process. We assumed that the rights of way <br />would be dedicated as a portion of the development process and no costs are included in the project <br />costs for acquisitions. <br />COST CONSIDERATIONS <br />Costs were developed based upon phased implementation. The phasing is as depicted on Figure 4 in <br />Appendix A. <br />Improvement Type Phase 1 Phase 2 Phase 3 <br />Roadway $ 1,427,000 $ 1,383,000 $ 1,626,000 <br />Trails/Sidewalks $ 220,000 $ 146,000 $ 175,000 <br />Storm Water Management $ 0 $ 0 $ 64,000 <br />Street Lighting $ 143,000 $ 104,000 $ 126,000 <br />Trunk Water $ 19,000 $ 219,000 $ 247,000 <br />Trunk Sanitary Sewer $ 11,000 $ 188,000 $ 654,000 <br />Total Costs/Phase $ 1,820,000 $ 2,040,000 $ 2,892,000 <br />The above costs are considered project costs and include 30% contingencies and project development <br />costs. <br />The roadway costs include allotments for phase transitions associated with tapering pavements sections <br />to match in-place sections where required, and subsequent removals of the transition areas. Right turn <br />lanes are not depicted on the graphics, but will be required. The actual right turn lane locations and <br />lengths will be determined by the entrance locations, land use and associated traffic impacts. Costs are <br />included for right turn lanes in the roadway estimate. <br />Street lighting costs are based upon recent installations within the City of Ramsey. <br />For storm water management, costs were included for manholes, catch basins, and pipe within the <br />street sections and included in the roadway costs. No costs for ponding were included for Phases 1, and <br />Prepared by: Bolton & Menk, Inc. COST CONSIDERATIONS <br />City of Ramsey — Future Business Park Page 10 <br />