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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 7 (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. COST CONSIDERATIONS Costs were developed based upon phased implementation. The phasing is as depicted on Figure 4 in Appendix A. All costs presented in the following pages are 2015 costs, with no allowance for inflation. Improvement Type Phase 1 Phase 2 Phase 3 Roadway $ 1,427,000 $ 1,383,000 $ 1,626,000 Trails/Sidewalks $ 220,000 $ 146,000 $ 175,000 Storm Water Management $ 0 $ 0 $ 64,000 Street Lighting $ 143,000 $ 104,000 $ 126,000 Trunk Water $ 19,000 $ 219,000 $ 247,000 Trunk Sanitary Sewer $ 11,000 $ 188,000 $ 654,000 Total Costs/Phase $ 1,820,000 $ 2,040,000 $ 2,892,000 The above costs are considered project costs and include 30% contingencies and project development costs. Project development costs include administrative, engineering, and fiscal related costs. The roadway costs include allotments for phase transitions associated with tapering pavements sections to match in-place sections where required, and subsequent removals of the transition areas. Right turn lanes are not depicted on the graphics, but will be required. The actual right turn lane locations and Prepared by: Bolton & Menk, Inc. COST CONSIDERATIONS City of Ramsey — Future Business Park Page 11