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• The City is not requesting a master -planning effort for this analysis. It is unknown where internal driveways, and related curb -cuts, will be needed. • Providing service lines for sewer and water utilities should be considered along all future roadways. While the precise locations of the service lines is unknown, costs associated with the improvements should be considered in the report. • Cost estimations and design should include: roadways, trails/sidewalks, storm water management features, street lighting, trunk water mains and trunk sanitary sewer mains • The City has adopted Comprehensive Sanitary Sewer and Water Plans. These plans should be reviewed and consulted as forecasting and design work is completed. • Regional storm water considerations should be included in the study IV. GENERAL DISCUSSION While the primary focus of the analysis is related to identifying the public infrastructure required to serve development, additional considerations can influence decision -making The following items were considered throughout the course of the analysis. Right -of -Way Requirements The COR was originally platted as Ramsey Town Center in 2003, with roadway rights -of -way (ROW) being established over a portion of the area. Future improvements within the COR will be primarily development driven, and ROW secured through the platting process. Understanding and documenting potential ROW needs will allow the City to plan in advance for acquisitions. Additionally, platted ROW can be vacated during the development process, allowing for larger areas of development. Figure 4 shows the existing ROW that does not follow the master plan roadway alignments, and also shows new ROW required for future public improvements. National Wetland Inventory The National Wetland Inventory (NWI) shows three wetland areas within the study area. These areas are shown in Figure 5 in Appendix B. The City has planned in advance for wetland impacts that may occur within a portion of the COR. In 2003 the City delineated these wetlands and completed a wetland mitigation strategy for replacement of impacted wetlands. The mitigation plan was titled "On -Site Wetland Mitigation and Replacement Plan" and provided for the construction of four replacement wetlands. We anticipate the City will provide that documentation to developers as they begin to consider development options. Segment Improvements While there is a general understanding of the total public improvements required to serve the area, sequencing of the improvements will allow for planning and fiscal responsibility. Our understanding of the most likely individual segments to be developed initially are shown in Figure 2 in the Appendix, and include: Prepared by: Bolton & Menk, Inc. GENERAL DISCUSSION Center Street Area Analysis' R16.114929 Page 2