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lengths will be determined by the entrance locations, land use and associated traffic impacts. Costs are included for right turn lanes in the roadway estimate. Street lighting costs are based upon recent installations within the City of Ramsey. For storm water management, costs were included for manholes, catch basins, and pipe within the street sections and included in the roadway costs. No costs for ponding were included for Phases 1, and 2. For Phase 3, ponding costs were included for excavation related activities. We assumed a ponding area would be acquired through the platting process, and ponding within a development site would be expanded to include volume for roadway drainage. The Phase 2 limits are based upon the area that can be served by a gravity sanitary sewer system. The Phase 3 sanitary sewer costs include a lift station and forcemain. COST ALLOCATION ALTERNATIVES The costs, or a portion of the costs, of the improvements are typically allocated back to adjacent properties through the use of assessments, fees and other methods. The costs are typically allocated in a way that is equitable to the properties benefitting from the improvements. Public improvements that will become City owned and maintained are typically constructed through a public process, while secondary improvements are constructed by the property owner. For our analysis, we assumed the following items would be constructed through the public process: • Roadways, including storm water conveyance systems, • Trunk Water Facilities, • Trunk Sanitary Sewer Facilities, • Trails, and • Street Lighting. While the street lights will most likely be installed by a private utility and the trails could potentially be constructed by the property owner, we have included these items as public improvements. Other improvements were considered secondary and are typically the property owner's responsibility to install: • Sanitary Sewer Service Extensions, • Water Service Extensions, • Natural Gas Lines to Buildings, • Telephone Service to Buildings, • Electric Service to Buildings, • Site Grading, • Site Landscaping, • Site Storm Water Conveyance, • Storm Water Ponding, and • Easement Dedication. Prepared by: Bolton & Menk, Inc. COST ALLOCATION ALTERNATIVES City of Ramsey — Future Business Park Page 12