Agenda - Economic Development Authority - 09/03/2015

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Phase Transitions There is the potential for portions of the roadways to be constructed to wider sections than currently exist. If this occurs, the new roadways will need to taper to meet the existing roadway widths. The tapered sections will then be removed as the next phase of improvements is completed. Costs were included in each phase for these tapering sections. Right Turn Lane Additions The roadways depicted in the exhibits depict through lanes and left turn lanes. Right turn lanes will be required at each access off of Bunker Lake Boulevard and Puma Street. Individual access locations were not considered in this study, and so the locations and lengths of right turn lanes were not considered at this time. The actual access locations will be dependent upon the type of land use and internal site characteristics. We included allowances for the right turn lanes in each phase for budgeting purposes. Landscaping The base project includes a very utilitarian approach to the area. Bituminous trails and lighting were included, but other features, such as trees, shrubs, decorative features and monuments are not included in the estimated project costs. Right of Way and Easements Locations of right of way needs are depicted on the exhibits based on roadway and trail needs. The exact areas will need to be determined during the platting process. We assumed that the rights of way would be dedicated as a portion of the development process and no costs are included in the project costs for acquisitions. Timing of Improvements While the improvements discussed and depicted in the exhibits will be required to support the area, timing of the improvements will most likely be dependent upon each proposed development. For instance, the portions of Lot 8 (See Figure 17) that are within Phase 1 could potentially be developed without further public improvements being required immediately. Roadways and intersections are adequate to support development of this parcel and trunk sanitary sewer and trunk water have been extended through this area. In cases such as this, the properties would most likely be assessed at such time as the City determines the public improvements are necessary. As individual developments are considered, the public infrastructure will need to be reviewed and determinations made as to its adequacy. As upgrades, extensions and improvements are determined to be necessary, funding strategies will need to be developed which may include full of partial assessments to benefitting properties. Prepared by: Bolton & Menk, Inc. ADDITIONAL ANALYSIS City of Ramsey — Future Business Park Page 10