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• • Engineering • Landscape Architecture • Planning • Surveying • Traffic INCORPORATED Creating extraordinary Communities MEMORANDUM TO: COPY: FROM DATE: RE: Tom Palmquist, Muir Development Joe Samuel February 19, 2008 via email: tpalmquist a,rmuir.com Twin Lakes Parkway & Associated Improvements RLK Project No. 2007-437-M The purpose of this memorandum is to provide general comment on the City of Roseville's Draft Twin Lakes AUAR Area Infrastructure Improvements dated January, 2008 and to suggest an approach that may be used by the City to commence with proposed Twin Lakes Parkway roadway and utility improvements. General Critique of Twin Lakes Infrastructure Improvements. • This study attempts to identify and price roadway and utility improvements necessary to support land uses studied in the Twin Lakes AUAR (October, 2007). A cost per p.m. peak hour trip for roadway improvements and per acre for utility improvements was then calculated for each parcel in the Twin Lakes redevelopment area. • Several major components necessary to complete accurate cost estimates for roadway and utility improvements appear to be missing. Most notable, cost estimates associated with environmental clean-up work, stormwater ponding, and landscape enhancements are not included. (See attached summary). • Per unit pricing of many improvements appear low or simply not included. Examples of questionable pricing include concrete, curb and gutter, catch basin and stonnwater manholes to name a few. See the attached summary. • Perhaps most important is that utility cost estimates are allocated to parcels based on gross area. Allocating costs should be done on a net basis, deducting area dedicated to roadway right-of-way and perhaps certain utility easements. Suggested Process For Designing and Constructing Twin Lakes Roadway and Utility Improvements. It is our understanding the Twin Lakes Parkway has been officially mapped as part of the City's Comprehensive Plan. Every effort should be made to remain consistent with this official mapping. The City should coordinate recent interest in redeveloping the Twin Lakes area by the private sector with its own activities to design and construct Twin Lakes Parkway and associated infrastructure. Phasing of Twin Lakes Parkway may be done consistent with private sector development plans. Phase I Twin Lakes [mprovements from Cleveland Avenue to Arthur Street should be coordinated with the proposed CSM/McGough development proposals. Specific steps include: Of�ces: Duluth • Ham Lake • Hibbing • Minnetonka • Oakdale (952) 933-0972 • 6110 Blue Circle Drive • Suite 100 • Minnetonka, MN 55343 • FAX (952) 93�1 153 Ec�unl O�rportiuiih� Errrployt:r