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Belt Line Trade-CS040220GOODWIN ~ ARSHALL~ CIVIL ENGINEERS ~ PLANNERS ~ SURVEYORS February 20, 2004 Mr. Doug Jolmson IDI 5420 LBJ Freeway Suite 1275 Dallas, Texas 75240 Development Cost for 30-Acre site in Coppell, Texas Dear Mr. Johnson: Goodwin & Marshall, Inc. (G&M) has provided an Engineer's Estimate of Probable Cost for construction requirements unique to the property mentioned above. During the feasibility stage of the project, City staff indicated that a 10-inch water line extension would be required along East Belt Line Road from the existing terminus point at the southeast comer of the Shake & Shingle property extending the entire frontage of the 30- acres totaling approximately 2,885 linear feet. Staff also indicated that an 8-inch water line would be required to be extended from its terminus point near the northeast comer of the Shake & Shingle property extending east along the existing railroad line through the 30-acre site and connecting to the extended 10-inch line previously mentioned. The 8- inch extension has been estimated at approximately 2,120 linear feet. The Engineer's Estimate of Probable Cost details the cost for the 10-inch and the 8-inch water line extensions. The Estimate of Probable Cost also includes the required screening wall along the northern boundary of the 30-acre site, debris removal required prior to construction on the property, and a tree mitigation estimate for the required water line easement associated with the 8-inch water line extension. These items are discussed in more detail in this letter. The improvements mentioned above are considered additional development costs associated with this property. The extension of utility facilities adjacent to the property being developed is not uncommon practice. However, typically the developer would be responsible for the development costs of the facilities needed by their development and any additional water line extensions or water line upsizing would be eligible for City participation. The water line loop created by the extension of the 8-inch and 10-inch water lines creates a beneficial situation for that area and not just the 30-acre site. In addition, the screening wall requirement is imposed due to the adjacency of the residential subdivision to the north of the subject site. A 100-foot railroad easement exists between the 30-acre tract and the residential property to the north providing a large setback. Additionally, the residential subdivision is approximately 6-feet to 12-feet below the elevation of the railroad tracks. The separation distance paired with the 6001 BRIDGE STREET, SUITE 100 ! FORT WORTH, TEXAS 76112 / 817-429-4373 (~IETRO) ! 8 ! 7-446-3116 (FAX) {7, - Mr. Doug Johnson 2/20/04 Page 2 of 2 vertical elevation difference between the residential property and the 30-acre site provide an existing screening situation for the residential subdivision. Finally, the required 8-inch water line extension must be within an easement along the entire alignment. Existing trees within this proposed easement must be mitigated in accordance with the City of Coppell's tree ordinance. An estimate for tree mitigation has been added to the Engineer's Estimate of Probable Cost. The site also contains an unusual soil condition. In the past, the site has been mined for material and fill has been placed to raise the site back up. According to the Preliminary Geotechnical Report, the site consists of highly expansive clay fills. The report suggest that the existing soil is not suitable for building subgrade material and that an estimated 3-feet to 6-feet of select fill material must be imported to stabilize a building foundation. This amount of select fill is highly irregular for this area and type of construction. A similar site in this region of Dallas-Fort Worth with the same size building would normally require 1-foot to 2-feet of select material under the proposed building. The additional fill requirement for this site could easily double the excavation costs of the project. G&M has outlined the additional development costs both in the Engineer's Estimate of Probable Cost and in the existing soil condition discussion within this letter. These items are required for the successful development of the project site and incur significant expense to the developer specific to the 30-acre tract. If you have any questions, please do not hesitate to call. Sincerely, Goodwin & Marshall, [nc. Shea Kirkman, P.E. SOI~jc ENGINEER'S OPINION OF PROBABLE COST Date: 2/16/04 Project: 30-Acre North Lake Site Client: IDI Job No: 10166 Location: Coppell, Dallas County Page: 1 of 1 ITEM UNIT TOTAL No. DESCRIPTION UNIT QUANTITY PRICE COST Extension of Water Facilities 1. 10" DR~18 Class 150 PVC L.F. 2,885 $20.50 $59,142.50 2. 8" DR-18 Class 150 PVC L.F. 2,120 $15.00 $31,800.00 3. 10" Gate Valve & Valve Box Ea. 8 $1,060.00 $8,480.00 4. 8" Gate Valve & Valve Box Ea. 6 $875.00 $5,250.00 5. Connect to Exist. 10" W.L. Ea. 1 $1,400.00 $1,400.00 6. Connect to Exist. 8" W.L. Ea. 1 $1,250.00 $1,250.00 7. End & Plug Ea. 1 $300.00 $300.00 8. Fire Hydrant Assembly Ea. 11 $1,650.00 $18,150.00 9. Bore under Spur for 10" W.L. L.F. 90 $175.00 $15,750.00 10. Bore under Spur for 8" W.L. L.F. 130 $175.00 $22,750.00 11. C.I.R.T. Fittings Ton 3.2 $3,750.00 $12,000.00 12. Trench Safety L.F. 5,005 $1.00 $5,005.00 13. System Testing L.F. 5,005 $1.00 $5,005.00 14. Off-Site Easement Acquisition S.F. 8,100 $0.75 $6,075.00 Water Subtotal $192,357.50 6-Foot, Masonry Screening Wall 13. Screening along North Boundary L.F. 1,650 $70.00 $115,500.00 Debris Removal 14. Remove & Dispose of Existing L.S. 1 $35,000.00 $35,000.00 Household Debris Tree Mitigation 15. Tree mitigation along L.S. 8" W.L. alignment 1 $100,000.00 $100,000.00 Subtotal 10%Contingency $442,857.50 $44,285.75 Total $487,143.25 This Engineer's opinion of probable construction cost is made on the basis of the Engineer's experience and best judgement as a design professional. It must be recognized that any evaluation of work to be performed to construct this project must by necessity be speculative in nature until completion of its actual detailed design. In addition the engineer has no control over the cost of labor material or services to be funaished by others or over market conditions. Accordingly Goodwin & Marshall, Inc. can not guarantee that actual costs will not vary from the opinions expressed herein.