3_Northfield Project Reference Document_Cost Estimates by Jody Gunderson

Cost Estimates :

South Site - Plan B LF

Streets Summary

Roadway

5,000 Collector B (100' ROW) 3,700 Local A (70' ROW) 6,000 Local B (70' ROW)

$ $ $

3,035,000.00 2,368,000.00 2,766,000.00

8,169,000.00

Contingency (10%) $ 25% - Legal, Engineering, Administration $

1,225,350.00 2,042,250.00

Subtotal

Total Estimated Public Improvement Costs (2010) Estimate Does Not Include the Following: Small utilities (gas, telephone, electric, broadban communications, etc) Greywater Collections or Distribution System (piping, treatment, etc) Stormwater Ponding Irrigation within Right of Way Grading beyond roadway right of way Wetland Construction

11,436,600.00

Cost per Lineal Foot $607.00 $640.00 $461.00

Opinion of Probable Street Improvement Costs

South Site - Plan B 5,000

Total LF @ Centerline Description (Collector B Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

Paving & Utilities Roadway Improvements 24" Select Granular Borrow Subbase (2-21' Wide B-to-B Roadways) 8" Class 5 Aggregate Base (2-21' Wide B-to-B Roadways) 4" Bituminous Pavement (2-16' Wide Roadways) B1224 Curb and Gutter B618 Curb and Gutter Bituminous Tack Coat Common Excavation

TON TON TON LF LF GAL CY

$ $ $ $ $ $ $

12.00 18.00 70.00 24.00 12.00 2.00 3.00

EA LF

34,600 11,600 4,000 10,000 10,000 1,300 41,200

$ $ $ $ $ $ $

415,200 208,800 280,000 240,000 120,000 2,600 123,600

1.00

20,000 $

20,000

$ $

4,000.00 34.00

10 $ 5,000 $

40,000 170,000

EA LF

$ $

3,500.00 22.00

13 $ 5,000 $

45,500 110,000

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

13 $ 13 $ 5,000 $ $

45,500 19,500 230,000 2,070,700

SF TON

$ $

5.00 18.00

Road Striping and Signage 4" Solid White Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 8" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 8" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 10' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

100,000 1,400

Subtotal B

$ $ $

500,000 25,200 525,200

13 $ $

91,000 91,000

$ $ $

46,500 157,500 204,000

2,890,900

Lighting & Signage Street Lighting @ ~400' Spacing

7,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Tree (shade, 2.5" caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

18,600 350

144,545

3,035,445

$607.00

M:\Northfield\009-PRO#-Northfield 3rd. Business 2Industrial Park\12 Cost Estimates\South Site Infrastructure Cost.Concept B

Opinion of Probable Street Improvement Costs

South Site - Plan B 3,700

Total LF @ Centerline Description (Local Street A)

Unit

Unit Cost

Roadway

Qty

Subtotal

Paving & Utilities Roadway Improvements 24" Select Granular Borrow Subbase (2-21' Wide B-to-B Roadways) 8" Class 5 Aggregate Base (2-21' Wide B-to-B Roadways) 4" Bituminous Pavement (2-16' Wide Roadways) Concrete Hardened Edge 8' Wide Pervious Pavers Bituminous Tack Coat Common Excavation

TON TON TON LF SF GAL CY

$ $ $ $ $ $ $

12.00 18.00 70.00 10.00 8.00 2.00 3.00

EA LF

23,600 7,900 2,200 7,400 59,200 1,500 42,100

$ $ $ $ $ $ $

283,200 142,200 154,000 74,000 473,600 3,000 126,300

2.00

3,700 $

7,400

$ $

4,000.00 34.00

7 $ 3,700 $

28,000 125,800

EA LF

$ $

3,500.00 22.00

9 $ 3,700 $

31,500 81,400

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

9 $ 9 $ 3,700 $ $

31,500 13,500 170,200 1,745,600

SF TON

$ $

5.00 18.00

Road Striping and Signage 4" Double Yellow Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 8" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 8" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 6' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

44,400 1,400

Subtotal B

$ $ $

222,000 25,200 247,200

9 $ 18 $ $

63,000 90,000 153,000

$ $ $

16,438 94,500 110,938

2,256,738

Lighting & Signage Street Lighting @ ~400' Spacing Pedestrian Lighting @ 200' Spacing

EA EA

$ $

7,000.00 5,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Tree (shade, 2.5" caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

6,575 210

112,837

2,369,574

$640.00

M:\Northfield\009-PRO#-Northfield 3rd. Business 3Industrial Park\12 Cost Estimates\South Site Infrastructure Cost.Concept B

Opinion of Probable Street Improvement Costs

South Site - Plan B 6,000

Total LF @ Centerline Description (Local B Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

Paving & Utilities Roadway Improvements 24" Select Granular Borrow Subbase (2-35' Wide B-to-B Roadways) 8" Class 5 Aggregate Base (2-35' Wide B-to-B Roadways) 4" Bituminous Pavement (2-30' Wide Roadways) B618 Curb & Gutter Bituminous Tack Coat Common Excavation

TON TON TON LF GAL CY

$ $ $ $ $ $

12.00 18.00 70.00 12.00 2.00 3.00

EA LF

32,400 10,800 4,500 12,000 1,500 42,100

$ $ $ $ $ $

388,800 194,400 315,000 144,000 3,000 126,300

2.00

6,000 $

12,000

$ $

4,000.00 34.00

12 $ 6,000 $

48,000 204,000

EA LF

$ $

3,500.00 22.00

15 $ 6,000 $

52,500 132,000

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

15 $ 15 $ 6,000 $ $

52,500 22,500 276,000 1,971,000

TON TON SF TON

$ $ $ $

70.00 18.00 5.00 18.00

Road Striping and Signage 4" Double Yellow Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 8" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 8" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 10' Wide Bituminous Trail (2" Thick) 4" Thick Class 5 Sidewalk Base 6' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

1,500 3,400 36,000 2,300

Subtotal B

$ $ $ $ $

105,000 61,200 180,000 41,400 387,600

15 $ $

105,000 105,000

$ $ $

33,250 135,000 168,250

2,631,850

Lighting & Signage Street Lighting @ ~400' Spacing

7,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Trees (shade, 2.5"caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

13,300 300

131,593

2,763,443

$461.00

M:\Northfield\009-PRO#-Northfield 3rd. Business 4Industrial Park\12 Cost Estimates\South Site Infrastructure Cost.Concept B

Collector B Street Length (ft) Width (ft) Depth (ft) Volume (cf) lb/cf Select granular 5,000 25 2.00 500,000 Class 5 5,000 25 0.67 166,667 Bit 5,000 16 0.33 53,333 wide curb & gutter 10,000 curb & gutter 10,000 tack coat 5,000 16 0.05 8,000 excavation 5,000 37 3.00 1,110,000 walk conc 5,000 10 0.33 33,333 walk base 5,000 12 0.333333 40,000

Select granular Class 5 Bit hardened edge tack coat excavation walk conc walk base

Select granular Class 5 Bit curb & gutter tack coat excavation trail bit trail base walk conc walk base

138 138 146

41,111 138

138

Local B Street Width (ft) Depth (ft) Volume (cf) lb/cf 39 2.00 468,000 39 0.67 156,000 30 0.33 60,000

138 138 146

30 0.05 63 3.00 10 0.17 12 0.333333 6 0.33 8 0.333333

9,000 1,134,000 20,000 48,000 24,000 32,000

1,284

Local A Street Length (ft) Width (ft) Depth (ft) Volume (cf) lb/cf 3,700 46 2.00 340,400 3,700 46 0.67 113,467 3,700 24 0.33 29,600 7,400 3,700 24 0.05 4,440 3,700 62 3.00 688,200 3,700 6 0.33 14,800 3,700 8 0.333333 19,733

Length (ft) 6,000 6,000 6,000 12,000 6,000 6,000 6,000 6,000 6,000 6,000

Tons gallons 34,500 11,500 3,893

138 138 146

2,760

Tons gallons 23,488 7,829 2,161

713 25,489 1,362

Tons gallons 32,292 10,764 4,380

1,445 42,000 146 138

1,460 3,312

138

2,208

South Site - Concept A LF

Streets Summary

Roadway

5,200 Collector B (100' ROW) 4,000 Local A (70' ROW)

$ $

3,153,118.50 2,521,083.60

5,674,202.10

Contingency (10%) $ 25% - Legal, Engineering, Administration $

851,130.32 1,418,550.53

Subtotal

7,943,882.94

Cost per Lineal Foot $606.37 $630.27

Opinion of Probable Street Improvement Costs

South Site - Concept A 5,200

Total LF @ Centerline Description (Collector B Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

TON TON TON LF LF GAL CY

$ $ $ $ $ $ $

12.00 18.00 70.00 24.00 12.00 2.00 3.00

EA LF

35,880 11,960 4,049 10,400 10,400 1,336 42,756

$ $ $ $ $ $ $

430,560 215,280 283,430 249,600 124,800 2,672 128,268

1.00

20,800 $

20,800

$ $

4,000.00 34.00

10 $ 5,200 $

40,000 176,800

EA LF

$ $

3,500.00 22.00

13 $ 5,200 $

45,500 114,400

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

13 $ 13 $ 5,200 $ $

45,500 19,500 239,200 2,136,310

SF TON

$ $

5.00 18.00

Road Striping and Signage 4" Solid White Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 8" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 8" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 10' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

104,000 2,870

Subtotal B

$ $ $

520,000 51,660 571,660

13 $ $

91,000 91,000

$ $ $

46,500 157,500 204,000

3,002,970

Lighting & Signage Street Lighting @ ~400' Spacing

7,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Tree (shade, 2.5" caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

18,600 350

150,149

3,153,119

$606.37

M:\Northfield\009-PRO#-Northfield 3rd. Business 2Industrial Park\12 Cost Estimates\South Site Infrastructure Cost.Concept A

Opinion of Probable Street Improvement Costs

South Site - Concept A 4,000

Total LF @ Centerline Description (Local Street A)

Unit

Unit Cost

Roadway

Qty

Subtotal

Paving & Utilities Roadway Improvements 24" Select Granular Borrow Subbase (2-21' Wide B-to-B Roadways) 8" Class 5 Aggregate Base (2-21' Wide B-to-B Roadways) 4" Bituminous Pavement (2-16' Wide Roadways) Concrete Hardened Edge 8' Wide Pervious Pavers Bituminous Tack Coat Common Excavation

TON TON TON LF SF GAL CY

$ $ $ $ $ $ $

12.00 18.00 70.00 10.00 8.00 2.00 3.00

EA LF

25,392 8,464 2,336 8,000 64,000 771 27,556

$ $ $ $ $ $ $

304,704 152,352 163,520 80,000 512,000 1,542 82,668

2.00

4,000 $

8,000

$ $

4,000.00 34.00

8 $ 4,000 $

32,000 136,000

EA LF

$ $

3,500.00 22.00

10 $ 4,000 $

35,000 88,000

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

10 $ 10 $ 4,000 $ $

35,000 15,000 184,000 1,829,786

SF TON

$ $

5.00 18.00

Road Striping and Signage 4" Double Yellow Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 8" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 8" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 6' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

48,000 1,472

Subtotal B

$ $ $

240,000 26,496 266,496

10 $ 20 $ $

70,000 100,000 170,000

$ $ $

17,750 117,000 134,750

2,401,032

Lighting & Signage Street Lighting @ ~400' Spacing Pedestrian Lighting @ 200' Spacing

EA EA

$ $

7,000.00 5,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Tree (shade, 2.5" caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

7,100 260

120,052

2,521,084

$630.27

M:\Northfield\009-PRO#-Northfield 3rd. Business 3Industrial Park\12 Cost Estimates\South Site Infrastructure Cost.Concept A

Collector B Street Length (ft) Width (ft) Depth (ft) Volume (cf) lb/cf Select granular 5,200 25 2.00 520,000 Class 5 5,200 25 0.67 173,333 Bit 5,200 16 0.33 55,467 wide curb & gutter 10,400 curb & gutter 10,400 tack coat 5,200 16 0.05 8,320 excavation 5,200 37 3.00 1,154,400 walk conc 5,200 10 0.33 34,667 walk base 5,200 12 0.333333 41,600

Select granular Class 5 Bit hardened edge tack coat excavation walk conc walk base

Select granular Class 5 Bit curb & gutter tack coat excavation trail bit trail base walk conc walk base

138 138 146

42,756 138

138

Local B Street Width (ft) Depth (ft) Volume (cf) lb/cf 39 2.00 0 39 0.67 0 30 0.33 0

138 138 146

30 0.05 63 3.00 10 0.17 12 0.333333 6 0.33 8 0.333333

0 0 0 0 0 0

1,336

Local A Street Length (ft) Width (ft) Depth (ft) Volume (cf) lb/cf 4,000 46 2.00 368,000 4,000 46 0.67 122,667 4,000 24 0.33 32,000 8,000 4,000 24 0.05 4,800 4,000 62 3.00 744,000 4,000 6 0.33 16,000 4,000 8 0.333333 21,333

Length (ft) 0 0 0 0 0 0 0 0 0 0

Tons gallons 35,880 11,960 4,049

138 138 146

2,870

Tons gallons 25,392 8,464 2,336

771 27,556 1,472

Tons

gallons

0 0 0 0 0

146 138

0 0

138

COUNTY ROAD 23

320TH STREET

NORTH AVENUE

STATE HWY 19

LEGEND Civic Light Industrial/Industrial OďŹ&#x192;ce/Institutional Retail DECKER AVENUE

Mixed-Use High Density Housing Medium Density Housing Parking/Streets Open Space

August 2nd, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram NORTH SITE PHASE 1

COUNTY ROAD 23

320TH STREET

NORTH AVENUE

STATE HWY 19

LEGEND Civic Light Industrial/Industrial OďŹ&#x192;ce/Institutional Retail DECKER AVENUE

Mixed-Use High Density Housing Medium Density Housing Parking/Streets Open Space

August 2nd, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram NORTH SITE PHASE 2

COUNTY ROAD 23

320TH STREET

NORTH AVENUE

STATE HWY 19

LEGEND Civic Light Industrial/Industrial OďŹ&#x192;ce/Institutional Retail DECKER AVENUE

Mixed-Use High Density Housing Medium Density Housing Parking/Streets Open Space

August 2nd, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram NORTH SITE PHASE 3

COUNTY ROAD 23

320TH STREET

NORTH AVENUE

STATE HWY 19

LEGEND Civic Light Industrial/Industrial OďŹ&#x192;ce/Institutional Retail DECKER AVENUE

Mixed-Use High Density Housing Medium Density Housing Parking/Streets Open Space

August 2nd, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram NORTH SITE PHASE 4

90TH STREET EAST

Riv er

Ca nn on

MS T

RO AD

DECKER AVENUE

STATE HWY 19

100TH STREET EAST

LEGEND Civic Commercial.Retail OďŹ&#x192;ce/Institutional Medium Density Housing Parking/Right-of-Way Open Space

August 2nd, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram SOUTH SITE PHASE 1

90TH STREET EAST

Riv er

Ca nn on

MS T

RO AD

DECKER AVENUE

STATE HWY 19

100TH STREET EAST

LEGEND Civic Commercial.Retail OďŹ&#x192;ce/Institutional Medium Density Housing Parking/Right-of-Way Open Space

August 2nd, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram SOUTH SITE PHASE 2

90TH STREET EAST

Riv er

Ca nn on

MS T

RO AD

DECKER AVENUE

STATE HWY 19

100TH STREET EAST

LEGEND Civic Commercial.Retail OďŹ&#x192;ce/Institutional Medium Density Housing Parking/Right-of-Way Open Space

August 2nd, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram SOUTH SITE PHASE 3

90TH STREET EAST

Riv er

Ca nn on

MS T

RO AD

DECKER AVENUE

STATE HWY 19

100TH STREET EAST

LEGEND Civic Commercial.Retail OďŹ&#x192;ce/Institutional Medium Density Housing Parking/Right-of-Way Open Space

August 2nd, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram SOUTH SITE PHASE 4

Northfield Business and Industrial Park - North Site (Phase 1) Estimated Taxable Property Values 9/8/2010 Building Land Use Program Units Light Industrial/Industrial 653,400 sf Office/Institutional 708,000 sf Retail 72,000 sf Mixed Use retail 15,000 sf office 100,000 sf residential 200 units Hotel Accomodations 120 rooms Civic sf High Density Housing 120 units Medium Density Housing 250 units Open Space NA Right of Way NA

Estimated Market Value ($/SF) Total 45 $ 29,403,000.00 100 $ 70,800,000.00 100 $ 7,200,000.00

Tax Capacity Value Rate Total 2% $ 588,060.00 2% $ 1,416,000.00 2% $ 144,000.00

100 100 150,000 40,000 NA 150,000 225,000

Total

Northfield Business and Industrial Park - North Site (Phase 2) Estimated Taxable Property Values 9/8/2010 Building Land Use Program Units Light Industrial/Industrial sf Office/Institutional 81,675 sf Retail sf Mixed Use retail sf office sf residential units Hotel Accomodations rooms Civic 110,000 sf High Density Housing units Medium Density Housing units Open Space NA Right of Way NA

Total

2% 2% 1% 2%

$ 30,000.00 $ 200,000.00 $ 300,000.00 $ 96,000.00

$ $

18,000,000.00 56,250,000.00

1% 1%

$ 180,000.00 $ 562,500.00

$ 3,516,560.00

Estimated Market Value ($/SF) Total 45 $ 100 $ 8,167,500.00 100 $ -

Tax Capacity Value Rate Total 2% $ 2% $ 163,350.00 2% $ -

100 100 150,000 40,000 NA 150,000 225,000

$ $ $ $

2% 2% 1% 2%

$ $ $ $

$ $

1% 1%

$ $

8,167,500.00

$ 163,350.00

Estimated Market Value ($/SF) Total 45 $ 22,275,000.00 100 $ 40,300,000.00 100 $ -

Tax Capacity Value Rate Total 2% $ 445,500.00 2% $ 806,000.00 2% $ -

100 100 150,000 40,000 NA 150,000 225,000

Total

Northfield Business and Industrial Park - North Site (Phase 4) Estimated Taxable Property Values 9/8/2010 Building Land Use Program Units Light Industrial/Industrial 762,000 sf Office/Institutional sf Retail sf Mixed Use retail sf office sf residential units Hotel Accomodations rooms Civic sf High Density Housing units Medium Density Housing units Open Space NA Right of Way NA

1,500,000.00 10,000,000.00 30,000,000.00 4,800,000.00

$ 227,953,000.00

Total

Northfield Business and Industrial Park - North Site (Phase 3) Estimated Taxable Property Values 9/8/2010 Building Land Use Program Units Light Industrial/Industrial 495,000 sf Office/Institutional 403,000 sf Retail sf Mixed Use retail sf office sf residential units Hotel Accomodations rooms Civic sf High Density Housing units Medium Density Housing units Open Space NA Right of Way NA

$ $ $ $

2% 2% 1% 2%

$ $ $ $

$ $

1% 1%

$ $

62,575,000.00

$ 1,251,500.00

Estimated Market Value ($/SF) Total 45 $ 34,290,000.00 100 $ 100 $ -

Tax Capacity Value Rate Total 2% $ 685,800.00 2% $ 2% $ -

100 100 150,000 40,000 NA 150,000 225,000

$ $ $ $

2% 2% 1% 2%

$ $ $ $

$ $

1% 1%

$ $

34,290,000.00

$ 685,800.00

Phase One (estimated costs, developables lands and timetable) 8.19.10 Item Roadway and Utility Costs Arterial (CR 23) Collector (Type A) Collector (Type B) Utilities in North Ave. (per current city cost info) Additional Utilities in North Ave. Roundabout at Hwy 19 and CR 23 Land Acquisition for Roundabout Stormwater management (ponds/infiltration) Water tower Grading (associated with access for development)

Quantity

4,000 2,000 7,000

Unit

LF LF LF LS LS LS LS LS LS LS

Unit Cost

Cost

$ 649.00 $ 2,596,000.00 $ 629.00 $ 1,258,000.00 $ 615.00 $ 4,305,000.00 $ 730,000.00 $ 250,000.00 $ 1,000,000.00 $ 250,000.00 $ 500,000.00 $ 2,000,000.00 $ 1,000,000.00

Total Cost (Phase One) Developable Acres (Phase One) Development Timeframe (Phase One)

$ 13,889,000.00 168.5 acres 15 - 20 years

Breakdown of Phase One Estimated Costs into Subphases (with options) 9.8.10 Note: Phase 1B(2) includes areas of the North Site not originally included within Phase One (see attached diagrams)

Phase I ‐ A

Quantity Roadway and Utility Costs Arterial (CR 23) Asphalt Road Collector (Type A) Collector (Type B) Utilities in North Ave. (per current city cost info) Additional Utilities in North Ave. Roundabout at Hwy 19 and CR 23 Land Acquisition for Roundabout Stormwater management (ponds/infiltration) Water tower (5.5%) Grading (associated with access for development) Total Cost Developable Acres Development Timeframe Estimated Taxable Valuation Estimated Jobs Created

3,100 1650 2,000 2100

1 1

Unit

Unit Cost

LF LF LF LF LS LS LS LS LS LS LS

$ 649.00 $ 100.00 $ 629.00 $ 615.00

Cost

$ 2,011,900.00 $ 165,000.00 $ 1,258,000.00 $ 1,291,500.00 $ 730,000.00 $ 250,000.00 $ 1,000,000.00 $ 1,000,000.00 $ 250,000.00 $ 250,000.00 $ 500,000.00 $ 110,000.00 $ 400,000.00 $ 7,966,400.00 75 6‐8 years $

76,446,118

885

Phase I ‐ B(1)

Roadway and Utility Costs Arterial (CR 23) Collector (Type A) Collector (Type B) Utilities in North Ave. (per current city cost info) Additional Utilities in North Ave. Roundabout at Hwy 19 and CR 23 Land Acquisition for Roundabout Stormwater management (ponds/infiltration) Water tower (1.6%) Grading (associated with access for development)

900 0 1500

LF LF LF LS LS LS LS LS LS LS

Phase I ‐ B(2)

Total Cost Developable Acres Development Timeframe Estimated Taxable Valuation Estimated Jobs Created

Phase I ‐ C (St. Olaf)

18,606,865

345

300 3500 2500

LF LF LF LS LS LS LS LS LS LS

$ 629.00 $ 188,700.00 $ 615.00 $ 2,152,500.00 $ 495.00 $ 1,237,500.00

$ 500,000.00 $ 100,000.00 $ 400,000.00 $ 4,578,700.00 82.50 6‐8 years

Total Cost Developable Acres Development Timeframe Estimated Taxable Valuation Estimated Jobs Created Roadway and Utility Costs Arterial (CR 23) Collector (Type A) Collector (Type B) Utilities in North Ave. (per current city cost info) Additional Utilities in North Ave. Roundabout at Hwy 19 and CR 23 Land Acquisition for Roundabout Stormwater management (ponds/infiltration) Water tower (5.2%) Grading (associated with access for development)

$ 100,000.00 $ 32,000.00 $ 300,000.00 $ 1,938,600.00 38.00 3‐4 years

Total Cost Developable Acres Development Timeframe Estimated Taxable Valuation Estimated Jobs Created Roadway and Utility Costs Collector (Type A) Collector (Type B) Local (Type B) Utilities in North Ave. (per current city cost info) Additional Utilities in North Ave. Roundabout at Hwy 19 and CR 23 Land Acquisition for Roundabout Stormwater management (ponds/infiltration) Water tower (5%) Grading (associated with access for development)

$ 649.00 $ 584,100.00 $ 629.00 $ ‐ $ 615.00 $ 922,500.00

62,559,005

1,420

3500

LF LF LF LS LS LS LS LS LS LS

$ 649.00 $ 629.00 $ 615.00 $ 2,152,500.00

$ 200,000.00 $ 104,000.00 $ 200,000.00 $ 2,656,500.00 55.25 5‐7 years $

95,663,287

1,150

Northfield Village Center Plan (South Site) 20 Year Concept Snapshot Model 7/5/2010 Total Net Sellable Land

220 Acres Assumed Net Acres Per Year Sold 8 Acres Total Number of Years for Build‐Out 27.50 Average Improved Land Sales Price $ 175,000 /Acre Annual Land Sales Price Escalation 2.00%

Raw Land Purchase Price $ 20,000 /Acre Acres Per Year Purchased (Incl Open Space, ROW, etc.) Annual Land Purchase Price Escalation 2.00%

Year 2 8

$ ‐

Year 3 8

Year 4 8

Year 5 8

Year 6 8

Year 7 8

Year 8 8

Year 9 8

Year 10 8

Year 11 8

Year 12 8

Year 13 8

Year 14 8

Year 15 8

Year 16 8

Year 17 8

Year 18 8

Year 19 8

Year 20 8

$ 1,428,000 $ 1,456,560 $ 1,485,691 $ 1,515,405 $ 1,545,713 $ 1,576,627 $ 1,608,160 $ 1,640,323 $ 1,673,130 $ 1,706,592 $ 1,740,724 $ 1,775,539 $ 1,847,270 $ 1,847,270 $ 1,884,216 $ 1,921,900 $ 1,960,338 $ 1,999,545 $ 2,039,536

$ (327,273) $ (333,818) $ (340,495) $ (347,304) $ (354,251) $ (361,336) $ (368,562) $ (375,933) $ (383,452) $ (391,121) $ (398,944) $ (406,923) $ (415,061) $ (423,362) $ (431,829) $ (440,466) $ (449,275) $ (458,261) $ (467,426) $ (476,775) 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36 16.36

On‐Site Improvement Costs

5.00% 15.00% 25.00%

Initial Est. 3,250,000 200,000 250,000 450,000 8,752,500 250,000 (500,000) 657,625 1,972,875 3,288,125 $ 18,571,125 On‐Site Improvement Annual Cost Escalation 2.00%

Year 1

Mass Rough Grading/SWM Wetland Mitigation Sanitary Sewer Lift Station Fire Water Tank, Pumps & Pump House Road Improvements Incl. Utilities Entry Monumentation Improvements Paid by Public Agencies Construction Management Fee Contingency Soft Costs

(640,761) (39,431) (49,289) (88,721) (1,725,619) (49,289) 98,579 (129,656) (388,967) (648,278)

(707,452) (43,536) (54,419) (97,955) (1,905,223) (54,419) 108,839 (143,150) (429,451) (715,751)

(781,084) (48,067) (60,083) (108,150) (2,103,520) (60,083) 120,167 (158,049) (474,148) (790,247)

(133,929) (37,946) (33,482) (22,321) (66,964) (848,214) 178,571 (57,143) (171,429) (285,714)

(147,868) (41,896) (36,967) (24,645) (73,934) (936,497) 197,157 (63,090) (189,271) (315,452)

(163,258) (46,256) (40,815) (27,210) (81,629) (1,033,968) 217,678 (69,657) (208,970) (348,284)

(180,250) (51,071) (45,063) (30,042) (90,125) (1,141,585) 240,334 (76,907) (230,720) (384,534)

Off‐Site Improvement Costs

5.00% 15.00% 25.00%

Initial Est. 750,000 212,500 187,500 125,000 375,000 4,750,000 (1,000,000) 320,000 960,000 1,600,000 $ 8,280,000 Off‐Site Improvement Annual Cost Escalation 2.00%

(580,357) (35,714) (44,643) (80,357) (1,562,946) (44,643) 89,286 (117,433) (352,299) (587,165)

Traffic Signals Sanitary Sewer Line Extension Water Line Extension Gas Line Extension Power Line Extension Road Improvements Improvements Paid by Public Agencies Construction Management Fee Contingency Soft Costs

Net Income/(Loss) Cumulative Net Income/(Loss)

$ (327,273) $ (3,700,662) $ 1,116,065 $ 1,138,387 $ 1,161,154 $ 1,184,378 $ (4,085,830) $ 1,232,226 $ 1,256,871 $ 1,282,008 $ 1,307,649 $ (4,511,086) $ 1,360,478 $ 1,423,908 $ 1,415,441 $ 1,443,750 $ (4,980,604) $ 1,502,077 $ 1,532,119 $ 1,562,761 $ (327,273) $ (4,027,935) $ (2,911,869) $ (1,773,482) $ (612,328) $ 572,050 $ (3,513,780) $ (2,281,554) $ (1,024,683) $ 257,326 $ 1,564,974 $ (2,946,112) $ (1,585,634) $ (161,726) $ 1,253,714 $ 2,697,464 $ (2,283,140) $ (781,062) $ 751,056 $ 2,313,817 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Year 11 Year 12 Year 13 Year 14 Year 15 Year 16 Year 17 Year 18 Year 19 Year 20

IRR

5.99%

Discount Rate Net Present Value Sensitivities 10% NPV of Net Income Stream ($634,237) 15% NPV of Net Income Stream ($1,017,600) 20% NPV of Net Income Stream ($1,188,833)

Northfield Village Center Plan (North Site) 20 Year Concept Snapshot Model 7/5/2010 Land Sales Assumptions

355 Acres Assumed Net Acres Per Year Sold 8.00 Acres Total Number of Years for Build‐Out 44.38 Average Improved Land Sales Price $ 205,000 /Acre Annual Land Sales Price Escalation 2.00%

Raw Land Purchase Price $ 20,000 /Acre Acres Per Year Purchased (Incl Open Space, ROW, etc.) Annual Land Purchase Price Escalation 2.00%

$ ‐

Year 2

Year 3 8.00

8.00

Year 4 8.00

Year 5

Year 6 8.00

Year 7 8.00

Year 8 8.00

Year 9 8.00

8.00

Year 10 8.00

Year 11 8.00

Year 12 8.00

Year 13 8.00

Year 14 8.00

Year 15 8.00

Year 16 8.00

Year 17 8.00

Year 18 8.00

Year 19 8.00

Year 20 8.00

$ 1,672,800 $ 1,706,256 $ 1,740,381 $ 1,775,189 $ 1,810,693 $ 1,846,906 $ 1,883,844 $ 1,921,521 $ 1,959,952 $ 1,999,151 $ 2,039,134 $ 2,079,917 $ 2,163,945 $ 2,163,945 $ 2,207,224 $ 2,251,369 $ 2,296,396 $ 2,342,324 $ 2,389,170

$ (238,873) $ (243,651) $ (248,524) $ (253,494) $ (258,564) $ (263,735) $ (269,010) $ (274,390) $ (279,878) $ (285,476) $ (291,185) $ (297,009) $ (302,949) $ (309,008) $ (315,188) $ (321,492) $ (327,922) $ (334,480) $ (341,170) $ (347,993) 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94 11.94

On‐Site Improvement Costs

5.00% 15.00% 25.00%

Initial Est. 3,750,000 250,000 250,000 450,000 32,250,000 250,000 (500,000) 1,860,000 5,580,000 9,300,000 $ 53,440,000 On‐Site Improvement Annual Cost Escalation 2.00%

Year 1 8.00

(460,034) (30,669) (30,669) (55,204) (3,956,290) (30,669) 61,338 (228,177) (684,530) (1,140,883)

(507,914) (33,861) (33,861) (60,950) (4,368,063) (33,861) 67,722 (251,926) (755,777) (1,259,628)

(560,778) (37,385) (37,385) (67,293) (4,822,695) (37,385) 74,770 (278,146) (834,438) (1,390,731)

(55,556) (23,611) (20,833) (13,889) (41,667) (527,778) (222,222) 111,111 (45,278) (135,833) (226,389)

(61,338) (26,069) (23,002) (15,334) (46,003) (582,709) (245,351) 122,676 (49,990) (149,971) (249,952)

(67,722) (28,782) (25,396) (16,930) (50,791) (643,358) (270,888) 135,444 (55,193) (165,580) (275,967)

(74,770) (31,777) (28,039) (18,693) (56,078) (710,319) (299,082) 149,541 (60,938) (182,814) (304,690)

Off‐Site Improvement Costs

5.00% 15.00% 25.00%

Initial Est. 500,000 212,500 187,500 125,000 375,000 4,750,000 2,000,000 (1,000,000) 407,500 1,222,500 2,037,500 $ 10,817,500 Off‐Site Improvement Annual Cost Escalation 2.00%

(416,667) (27,778) (27,778) (50,000) (3,583,333) (27,778) 55,556 (206,667) (620,000) (1,033,333)

Traffic Signals Sanitary Sewer Line Extension Water Line Extension Gas Line Extension Power Line Extension Road Improvements Hwy 19 Improvement Contribution Improvements Paid by Public Agencies Construction Management Fee Contingency Soft Costs

Net Income/(Loss) Cumulative Net Income/(Loss)

$ (238,873) $ (5,710,573) $ 1,457,732 $ 1,486,887 $ 1,516,625 $ 1,546,957 $ (6,304,934) $ 1,609,454 $ 1,641,643 $ 1,674,476 $ 1,707,966 $ (6,961,157) $ 1,776,968 $ 1,854,937 $ 1,848,757 $ 1,885,732 $ (7,685,679) $ 1,961,916 $ 2,001,154 $ 2,041,177 $ (238,873) $ (5,949,446) $ (4,491,714) $ (3,004,827) $ (1,488,202) $ 58,755 $ (6,246,179) $ (4,636,725) $ (2,995,082) $ (1,320,605) $ 387,360 $ (6,573,796) $ (4,796,829) $ (2,941,892) $ (1,093,134) $ 792,598 $ (6,893,082) $ (4,931,166) $ (2,930,012) $ (888,835) Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Year 11 Year 12 Year 13 Year 14 Year 15 Year 16 Year 17 Year 18 Year 19 Year 20

IRR

‐1.74%

Discount Rate Net Present Value Sensitivities 10% NPV of Net Income Stream 15% NPV of Net Income Stream 20% NPV of Net Income Stream

($2,454,086) ($2,502,483) ($2,448,369)

MEMO Date: July 6, 2010 From: Mike Russell To:

Jeff McMenimen

Subject:

Northfield Business Park – CONCEPT 20 Year Snapshot IRR Models

Jeff, In thinking about presentation of the concept IRR models, and because our to‐date estimates show long absorption schedules, it occurred to me that it might be best to look at producing models that have a reduced “snapshot” or window of time, say 20 years. While this work today is still more guesswork than science, it does provide a master developer’s perspective on how one analytic approach may be made to evaluate the shorter‐term financial feasibility of these types of complex, non‐core market projects. Because the projects are still in the early planning stages and there are numerous unknowns, these models should not be accepted as gospel. There are cost items that can’t be identified at this time so costs will change, development sequencing will be dependent on who’s strategizing and directing the development, local and state jurisdiction requirements/participation, traffic impacts, etc.; we cannot even be sure of the purchase price of the raw land since in essence since there are no purchase and sale information/agreements in place. All we can do is provide our best guess for this type of analysis based on the information we have available at this time. A Few Notes About the Excel Spreadsheets: 

Highlighted Cells: All cells highlighted in yellow in the attached spreadsheets are variables that can be changed to develop different sensitivities.



Annual Escalations: Annual cost and price escalations (currently included at 2% per year) for purchasing raw land, selling developed land and all construction costs are included in the attached model calculations. Land Acquisition & Development Assumptions: Since we are viewing this effort from 50,000 feet up, we have included the following land acquisition and development assumptions in the models: o Land can be purchased from the land seller for only the estimated land absorbed (sold) each year, modified by dividing gross site acreage by the net sellable acres. For the North Site, the raw land purchase calculation is (530/355) times estimated net sellable acres in any given year; for the South site, the raw land purchase calculation is (450/220) times estimated net sellable acres in any given year. o The model includes a straight line annual average absorption based on earlier developed guesstimates of future annual land absorption. o For simplification, we have assumed that land development activities (and incurred land development costs) will occur every 5 years during the duration of the overall build‐out. Again, we have used a straight line method for these calculations, adjusted by the indicated annual escalation factors. We did not front‐load the land development costs. Also, if the Assumed Net Acres Per Year Sold variable is changed in the models, the land development amounts will change to reflect slower or faster absorption, albeit in 5 year increments. This will undoubtedly not be how this site is actually developed, but for now and for this test, this level of detail should suffice.

North Site: For the North Site, we have included the following costs and assumptions: 



o Wetland Mitigation: Place holder cost of $250,000 in case mitigation is required at the site. o Sanitary Sewer Lift Station: Place holder cost of $250,000 in case lift station is required at the site. o Fire Water Tank, Pump and Pump House: $450,000 to cover 350,000 gallon fire water tank, pump and pump house if required at the site. o Road & Utility Improvements: Road and utility improvements are based on the previously generated MSA Engineers’ budgets. For the attached models, all Arterial, Collector A, Collector B, Local A and Local B streets have been included; we have added cost to include street landscaping at both sides of the streets throughout this scheme. This scheme includes a total 50,050 lineal feet of street construction in the attached budget. o Entry Signage & Monumentation: For now, an allowance of $250,000 has been included to cover main entry signage, monumentation and related adjacent landscaping. o Improvements Paid by Public Agencies: This budget is a total guess, as we could use meaningful feedback on what participation may be available at the site. o Construction Management Fee: Percentage fee based on hard construction costs (fee is currently shown at 5%, but can be changed if desired). o Contingency: Percentage fee based on hard construction costs (fee is currently shown at 15%, but can be changed if desired). o Soft Costs: This line item includes design, engineering, surveying, testing/inspection services, permits and other normal soft costs related to the land development activities (currently shown at 25%, but can be changed if desired). Off‐Site Costs: o Traffic Signals: We have assumed two complete signalized intersections will be required in our current model. o Sanitary Sewer Line Extension: We have assumed that 2,500 lineal feet of sanitary sewer line will be needed to service the site. o Water Line Extension: We have assumed that 2,500 lineal feet of water line will be needed to service the site o Gas Line Extension: We have assumed that 2,500 lineal feet of natural gas line will be needed to service the site o Power Extension: We have assumed that 2,500 lineal feet of underground power line will be needed to service the site. o Road Improvements: This early in a project and in our typical site analysis, we assume that half‐street improvements will be required at all property lines

o o o o o

adjacent to current street ROW’s; we’ve interpolated pricing from MSA Engineer’s budgets, and we’ve included 6,400 lineal feet of half‐street improvements at the perimeter of the site in our budgets. Highway 19 Improvement Contribution: This budget is a total guess, as we could use meaningful feedback on what participation may be needed at the site. Improvements Paid by Public Agencies: This budget is a total guess, as we could use meaningful feedback on what participation may be available at the site. Construction Management Fee: Percentage fee based on hard construction costs (fee is currently shown at 5%, but can be changed if desired). Contingency: Percentage fee based on hard construction costs (fee is currently shown at 15%, but can be changed if desired). Soft Costs: This line item includes design, engineering, surveying, testing/inspection services, permits and other normal soft costs related to the land development activities (currently shown at 25%, but can be changed if desired).

South Site: For the South Site, we have included the following costs and assumptions: 

On‐Site Costs: o Mass Grading/Storm Water Management: This is a budget we’ve typically included in our modeling to evaluate the total site cost impact; this budget is our best guess at this time (without detailed grading studies) to prepare the development areas to an overlot graded condition. For this site, we have guesstimated that 1.275 million cubic yards of dirt will need to be balanced on site to attain overlot condition in developed site areas; open space disturbance is assumed to be minimal. o Wetland Mitigation: Place holder cost of $200,000 in case mitigation is required at the site. o Sanitary Sewer Lift Station: Place holder cost of $250,000 in case lift station is required at the site. o Fire Water Tank, Pump and Pump House: $450,000 to cover 350,000 gallon fire water tank, pump and pump house if required at the site. o Road & Utility Improvements: Road and utility improvements are based on the previously generated MSA Engineers’ budgets. For the attached models, all Collector B, Local A and Local B streets have been included; we have added cost to include street landscaping at both sides of the streets throughout this scheme.



This scheme includes a total 14,700 lineal feet of street construction in the attached budget. o Entry Signage & Monumentation: For now, an allowance of $250,000 has been included to cover main entry signage, monumentation and related adjacent landscaping. o Improvements Paid by Public Agencies: This budget is a total guess, as we could use meaningful feedback on what participation may be available at the site. o Construction Management Fee: Percentage fee based on hard construction costs (fee is currently shown at 5%, but can be changed if desired). o Contingency: Percentage fee based on hard construction costs (fee is currently shown at 15%, but can be changed if desired). o Soft Costs: This line item includes design, engineering, surveying, testing/inspection services, permits and other normal soft costs related to the land development activities (currently shown at 25%, but can be changed if desired). Off‐Site Costs: o Traffic Signals: We have assumed three complete signalized intersections will be required in our current model. o Sanitary Sewer Line Extension: We have assumed that 2,500 lineal feet of sanitary sewer line will be needed to service the site. o Water Line Extension: We have assumed that 2,500 lineal feet of water line will be needed to service the site o Gas Line Extension: We have assumed that 2,500 lineal feet of natural gas line will be needed to service the site o Power Extension: We have assumed that 2,500 lineal feet of underground power line will be needed to service the site. o Road Improvements: This early in a project and in our typical site analysis, we assume that half‐street improvements will be required at all property lines adjacent to current street ROW’s; we’ve interpolated pricing from MSA Engineer’s budgets, and we’ve included 11,900 lineal feet of half‐street improvements at the perimeter of the site in our budgets. o Improvements Paid by Public Agencies: This budget is a total guess, as we could use meaningful feedback on what participation may be available at the site. o Construction Management Fee: Percentage fee based on hard construction costs (fee is currently shown at 5%, but can be changed if desired). o Contingency: Percentage fee based on hard construction costs (fee is currently shown at 15%, but can be changed if desired).

o Soft Costs: This line item includes design, engineering, surveying, testing/inspection services, permits and other normal soft costs related to the land development activities (currently shown at 25%, but can be changed if desired). Additional Notes/Observations: In the North Site Model, we had to make the starting Improved Land Sales Price $205,000 per acre (likely higher pricing than realistic market?) so the model would even calculate an IRR. Costs for the North Site are much higher, based on the site carrying over 50,000 lineal feet of road construction in the attached models. The North Site Model shows negative IRR and NPV, so the model would indicate that this investment (under all the current costs and assumptions) is not viable, at least from a master developer’s viewpoint. The South Site Model starting Improved Land Sales Price is currently plugged into the model at $175,500 per acre (more realistic pricing in the market?), which shows a less than marginal IRR and negative NPV, so the model would indicate that this investment (under all the current costs and assumptions) is not viable, at least from a master developer’s viewpoint. Please note that changing any of the variables in these models will provide very different outcomes, and that these models can be updated and changed based on any varying array of assumptions/approaches.

North Site - Concept A LF

Streets Summary

Roadway

6,400 Arterial Street 16,000 Collector B (100' ROW)

$ $

4,139,692.20 9,848,153.70

13,987,845.90

Contingency (10%) $ 25% - Legal, Engineering, Administration $

2,098,176.89 3,496,961.48

Subtotal

19,582,984.26

Cost per Lineal Foot $646.83 $615.51

Opinion of Probable Street Improvement Costs

North Site - Concept A 6,400

Total LF @ Centerline Description (Arterial Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

Paving & Utilities Roadway Improvements 24" Select Granular Borrow Subbase (2-22' Wide B-to-B Roadways) 8" Class 5 Aggregate Base (2-22' Wide B-to-B Roadways) 4" Bituminous Pavement (2-18' Wide Roadways) B624 Curb and Gutter Bituminous Tack Coat Common Excavation

TON TON TON LF GAL CY

$ $ $ $ $ $

12.00 18.00 70.00 25.00 2.00 3.00

EA LF

45,926 19,136 5,606 25,600 1,849 56,889

$ $ $ $ $ $

551,112 344,448 392,420 640,000 3,698 170,667

0.50

12,800 $

6,400

$ $

4,000.00 38.00

13 $ 6,400 $

52,000 243,200

EA LF

$ $

3,500.00 25.00

16 $ 6,400 $

56,000 160,000

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

16 $ 16 $ 12,800 $ $

56,000 24,000 588,800 3,288,745

TON TON

$ $

70.00 18.00

Road Striping and Signage 4" Dashed White Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 10" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 10" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 10' Wide Bituminous Trail (2" Thick) 4" Thick Class 5 Trail Base

1,557 3,553

Subtotal B

$ $ $

108,990 63,954 172,944

16 $ $

112,000 112,000

$ $ $

152,875 216,000 368,875

3,942,564

Lighting & Signage Street Lighting @ ~400' Spacing

7,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Trees (shade, 2.5"caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

61,150 480

197,128

4,139,692

$646.83

M:\Northfield\009-PRO#-Northfield 3rd. Business2Industrial Park\12 Cost Estimates\North Site Infrastructure Cost.Concept A

Opinion of Probable Street Improvement Costs

North Site - Concept A 16,000

Total LF @ Centerline Description (Collector B Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

TON TON TON LF LF GAL CY

$ $ $ $ $ $ $

12.00 18.00 70.00 24.00 12.00 2.00 3.00

EA LF

110,400 36,800 12,459 32,000 32,000 4,110 131,556

$ $ $ $ $ $ $

1,324,800 662,400 872,130 768,000 384,000 8,220 394,668

1.00

64,000 $

64,000

$ $

4,000.00 38.00

32 $ 16,000 $

128,000 608,000

EA LF

$ $

3,500.00 25.00

40 $ 16,000 $

140,000 400,000

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

40 $ 40 $ 16,000 $ $

140,000 60,000 736,000 6,690,218

SF TON

$ $

5.00 18.00

Road Striping and Signage 4" Solid White Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 10" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 10" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 10' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

320,000 8,832

Subtotal B

$ $ $

1,600,000 158,976 1,758,976

40 $ $

280,000 280,000

$ $ $

177,500 472,500 650,000

9,379,194

Lighting & Signage Street Lighting @ ~400' Spacing

7,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Trees (shade,2.5" caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

71,000 1,050

468,960

9,848,154

$615.51

M:\Northfield\009-PRO#-Northfield 3rd. Business3Industrial Park\12 Cost Estimates\North Site Infrastructure Cost.Concept A

Select granular Class 5 Bit curb & gutter tack coat excavation trail bit trail base

Arterial Street Length (ft) Width (ft) Depth (ft) Volume (cf) lb/cf 6,400 26 2.00 665,600 6,400 26 0.83 277,333 6,400 18 0.33 76,800 25,600 6,400 18 0.05 11,520 6,400 40 3.00 1,536,000 6,400 10 0.17 21,333 6,400 12 0.333333 51,200

Select granular Class 5 Bit curb & gutter tack coat excavation walk conc walk base

Collector A Street Length (ft) Width (ft) Depth (ft) Volume (cf) lb/cf 0 31 2.00 0 0 31 0.67 0 0 23 0.33 0 0 0 23 0.05 0 0 41 3.00 0 0 8 0.33 0 0 10 0.333333 0

138

Collector B Street Width (ft) Depth (ft) Volume (cf) lb/cf 25 2.00 1,600,000 25 0.67 533,333 16 0.33 170,667

138 138 146

Tons gallons 110,400 36,800 12,459

Select granular Class 5 Bit wide curb & gutter curb & gutter tack coat excavation walk conc walk base

Length (ft) 16,000 16,000 16,000 32,000 32,000 16,000 16,000 16,000 16,000

Select granular Class 5 Bit hardened edge tack coat excavation walk conc walk base

Local A Street Length (ft) Width (ft) Depth (ft) Volume (cf) lb/cf 0 46 2.00 0 0 46 0.67 0 0 24 0.33 0 0 0 24 0.05 0 0 62 3.00 0 0 6 0.33 0 0 8 0.333333 0

16 0.05 37 3.00 10 0.33 12 0.333333

Length (ft) Width (ft)

25,600 3,552,000 106,667 128,000

Local B Street Depth (ft) Volume (cf) lb/cf

138 138 146

Tons gallons 45,926 19,136 5,606

1,849 56,889 146 138

1,557 3,533

Tons 138 138 146

gallons

0 0 0 0 0

4,110 131,556 138

8,832

Tons 138 138 146

gallons

0 0 0 0 0

138

Tons

gallons

Select granular Class 5 Bit curb & gutter tack coat excavation trail bit trail base walk conc

0 0 0 0 0 0 0 0 0 0

39 39 30

2.00 0.67 0.33

0 0 0

30 0.05 63 3.00 10 0.17 12 0.333333 6 0.33 8 0.333333

0 0 0 0 0 0

138 138 146

0 0 0 0 0

146 138

0 0

138

North Site - Concept B LF 6,400 5,150 14,950 15,150 8,400

Streets Summary

Roadway

Arterial Street Collector A (110' ROW) Collector B (100' ROW) Local A (70' ROW) Local B (70' ROW)

$ $ $ $ $

4,153,248.75 3,239,302.50 9,188,077.50 9,810,018.75 4,154,010.00

30,544,657.50

Contingency (10%) $ 25% - Legal, Engineering, Administration $

4,581,698.63 7,636,164.38

Subtotal

42,762,520.50

Cost per Lineal Foot $648.95 $628.99 $614.59 $647.53 $494.53

Opinion of Probable Street Improvement Costs

North Site - Concept B 6,400

Total LF @ Centerline Description (Arterial Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

TON TON TON LF GAL CY

$ $ $ $ $ $

12.00 18.00 70.00 25.00 2.00 3.00

EA LF

46,000 19,200 5,700 25,600 1,900 57,000

$ $ $ $ $ $

552,000 345,600 399,000 640,000 3,800 171,000

0.50

12,800 $

6,400

$ $

4,000.00 38.00

13 $ 6,400 $

52,000 243,200

EA LF

$ $

3,500.00 25.00

16 $ 6,400 $

56,000 160,000

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

16 $ 16 $ 12,800 $ $

56,000 24,000 588,800 3,297,800

TON TON

$ $

70.00 18.00

Road Striping and Signage 4" Dashed White Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 10" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 10" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 10' Wide Bituminous Trail (2" Thick) 4" Thick Class 5 Trail Base

1,600 3,600

Subtotal B

$ $ $

112,000 64,800 176,800

16 $ $

112,000 112,000

$ $ $

152,875 216,000 368,875

3,955,475

Lighting & Signage Street Lighting @ ~400' Spacing

7,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Trees (shade, 2.5"caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

61,150 480

197,774

4,153,249

$648.95

M:\Northfield\009-PRO#-Northfield 3rd. Business2Industrial Park\12 Cost Estimates\North Site Infrastructure Cost.Concept B

Opinion of Probable Street Improvement Costs

North Site - Concept B 5,150

Total LF @ Centerline Description (Collector A Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

Paving & Utilities Roadway Improvements 24" Select Granular Borrow Subbase (2-27' Wide B-to-B Roadways) 8" Class 5 Aggregate Base (2-27' Wide B-to-B Roadways) 4" Bituminous Pavement (2-23' Wide Roadways) B618 Curb and Gutter Bituminous Tack Coat Common Excavation

TON TON TON LF GAL CY

$ $ $ $ $ $

12.00 18.00 70.00 12.00 2.00 3.00

EA LF

44,100 14,700 5,800 20,600 1,950 47,000

$ $ $ $ $ $

529,200 264,600 406,000 247,200 3,900 141,000

1.00

20,600 $

20,600

$ $

4,000.00 38.00

10 $ 5,150 $

40,000 195,700

EA LF

$ $

3,500.00 25.00

13 $ 5,150 $

45,500 128,750

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

13 $ 13 $ 5,150 $ $

45,500 19,500 236,900 2,324,350

SF TON

$ $

5.00 18.00

Road Striping and Signage 4" Solid White Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 10" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 10" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 8' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

82,400 2,400

Subtotal B

$ $ $

412,000 43,200 455,200

13 $ $

91,000 91,000

$ $ $

57,000 157,500 214,500

3,085,050

Lighting & Signage Street Lighting @ ~400' Spacing

7,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Trees (shade,2.5" caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

22,800 350

154,253

3,239,303

$628.99

M:\Northfield\009-PRO#-Northfield 3rd. Business3Industrial Park\12 Cost Estimates\North Site Infrastructure Cost.Concept B

Opinion of Probable Street Improvement Costs

North Site - Concept B 14,950

Total LF @ Centerline Description (Collector B Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

TON TON TON LF LF GAL CY

$ $ $ $ $ $ $

12.00 18.00 70.00 24.00 12.00 2.00 3.00

EA LF

103,200 34,400 11,700 29,900 29,900 3,900 123,000

$ $ $ $ $ $ $

1,238,400 619,200 819,000 717,600 358,800 7,800 369,000

1.00

59,800 $

59,800

$ $

4,000.00 38.00

30 $ 14,950 $

120,000 568,100

EA LF

$ $

3,500.00 25.00

37 $ 14,950 $

129,500 373,750

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

37 $ 37 $ 14,950 $ $

129,500 55,500 687,700 6,253,650

SF TON

$ $

5.00 18.00

Road Striping and Signage 4" Solid White Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 10" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 10" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 10' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

299,000 8,300

Subtotal B

$ $ $

1,495,000 149,400 1,644,400

37 $ $

259,000 259,000

$ $ $

166,000 427,500 593,500

8,750,550

Lighting & Signage Street Lighting @ ~400' Spacing

7,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Trees (shade,2.5" caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

66,400 950

437,528

9,188,078

$614.59

M:\Northfield\009-PRO#-Northfield 3rd. Business4Industrial Park\12 Cost Estimates\North Site Infrastructure Cost.Concept B

Opinion of Probable Street Improvement Costs

North Site - Concept B 15,150

Total LF @ Centerline Description (Local A Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

Paving & Utilities Roadway Improvements 24" Select Granular Borrow Subbase (2-21' Wide B-to-B Roadways) 8" Class 5 Aggregate Base (2-21' Wide B-to-B Roadways) 4" Bituminous Pavement (2-16' Wide Roadways) Concrete Hardened Edge 8' Wide Pervious Pavers Bituminous Tack Coat Common Excavation

TON TON TON LF SF GAL CY

$ $ $ $ $ $ $

12.00 18.00 70.00 10.00 8.00 2.00 3.00

EA LF

96,200 32,100 11,700 30,300 242,400 3,000 104,400

$ $ $ $ $ $ $

1,154,400 577,800 819,000 303,000 1,939,200 6,000 313,200

2.00

15,150 $

30,300

$ $

4,000.00 38.00

30 $ 15,150 $

120,000 575,700

EA LF

$ $

3,500.00 25.00

38 $ 15,150 $

133,000 378,750

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

38 $ 38 $ 15,150 $ $

133,000 57,000 696,900 7,237,250

SF TON

$ $

5.00 18.00

Road Striping and Signage 4" Double Yellow Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 10" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 10" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 6' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

181,800 5,600

Subtotal B

$ $ $

909,000 100,800 1,009,800

38 $ 76 $ $

266,000 380,000 646,000

$ $ $

67,325 382,500 449,825

9,342,875

Lighting & Signage Street Lighting @ ~400' Spacing Pedestrian Lighting @ 200' Spacing

EA EA

$ $

7,000.00 5,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Trees (shade,2.5" caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

26,930 850

467,144

9,810,019

$647.53

M:\Northfield\009-PRO#-Northfield 3rd. Business5Industrial Park\12 Cost Estimates\North Site Infrastructure Cost.Concept B

Opinion of Probable Street Improvement Costs

North Site - Concept B 8,400

Total LF @ Centerline Description (Local B Street)

Unit

Unit Cost

Roadway

Qty

Subtotal

TON TON TON LF GAL CY

$ $ $ $ $ $

12.00 18.00 70.00 12.00 2.00 3.00

EA LF

45,300 15,100 6,200 16,800 2,100 58,900

$ $ $ $ $ $

543,600 271,800 434,000 201,600 4,200 176,700

2.00

8,400 $

16,800

$ $

4,000.00 38.00

17 $ 8,400 $

68,000 319,200

EA LF

$ $

3,500.00 25.00

21 $ 8,400 $

73,500 210,000

EA EA LF

$ $ $

3,500.00 1,500.00 46.00

21 $ 21 $ 8,400 $ $

73,500 31,500 386,400 2,810,800

TON TON SF TON

$ $ $ $

70.00 18.00 5.00 18.00

Road Striping and Signage 4" Double Yellow Stripe

Watermain Improvements Hydrant w/Gate Valve & Box @ ~500' Spacing 10" DIP Watermain

Sanitary Sewer Improvements Sanitary Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing 10" PVC Sanitary Sewer

Storm Sewer Improvements Storm Sewer Manhole (48" Diameter w/Casting) @ ~400' Spacing Storm Sewer Catch Basin (2' x 3') @ ~400' Spacing 24" RCP Storm Sewer Subtotal A

Trails & Sidewalk 10' Wide Bituminous Trail (2" Thick) 4" Thick Class 5 Sidewalk Base 6' Wide Concrete Sidewalk (4" Thick) 4" Thick Class 5 Sidewalk Base

2,100 4,700 50,400 3,100

Subtotal B

$ $ $ $ $

147,000 84,600 252,000 55,800 539,400

21 $ 42 $ $

147,000 210,000 357,000

$ $ $

46,500 202,500 249,000

3,956,200

Lighting & Signage Street Lighting @ ~400' Spacing Pedestrian Lighting @200' Spacing

EA EA

$ $

7,000.00 5,000.00

SY EA

$ $

2.50 450.00

Subtotal C

Landscaping Seed (native) with topsoil Trees (shade,2.5" caliper) Subtotal D

Subtotal Mobilization

Subtotal w/ Mobilization Estimated Cost Per Lineal Foot (2010)

5/21/2010

18,600 450

197,810

4,154,010

$494.53

M:\Northfield\009-PRO#-Northfield 3rd. Business6Industrial Park\12 Cost Estimates\North Site Infrastructure Cost.Concept B

Select granular Class 5 Bit curb & gutter tack coat excavation trail bit trail base

Select granular Class 5 Bit curb & gutter tack coat excavation walk conc walk base

Collector A Street Length (ft) Width (ft) Depth (ft) Volume (cf) lb/cf 5,150 31 2.00 638,600 5,150 31 0.67 212,867 5,150 23 0.33 78,967 20,600 5,150 23 0.05 11,845 5,150 41 3.00 1,266,900 5,150 8 0.33 27,467 5,150 10 0.333333 34,333

138

Collector B Street Width (ft) Depth (ft) Volume (cf) lb/cf 25 2.00 1,495,000 25 0.67 498,333 16 0.33 159,467

138 138 146

Select granular Class 5 Bit wide curb & gutter curb & gutter tack coat excavation walk conc walk base

Length (ft) 14,950 14,950 14,950 29,900 29,900 14,950 14,950 14,950 14,950

Select granular Class 5 Bit hardened edge tack coat excavation walk conc walk base

Local A Street Length (ft) Width (ft) Depth (ft) Volume (cf) lb/cf 15,150 46 2.00 1,393,800 15,150 46 0.67 464,600 15,150 24 0.33 121,200 30,300 15,150 24 0.05 18,180 15,150 62 3.00 2,817,900 15,150 6 0.33 60,600 15,150 8 0.333333 80,800

16 0.05 37 3.00 10 0.33 12 0.333333

Length (ft) Width (ft)

23,920 3,318,900 99,667 119,600

Local B Street Depth (ft) Volume (cf) lb/cf

138 138 146

Tons gallons 45,926 19,136 5,606

1,849 56,889 146 138

138 138 146

1,557 3,533

Tons gallons 44,063 14,688 5,765

1,902 46,922 2,369

Tons gallons 103,155 34,385 11,641

3,840 122,922 138

138 138 146

8,252

Tons gallons 96,172 32,057 8,848

2,919 104,367 138

5,575

Tons

gallons

Select granular Class 5 Bit curb & gutter tack coat excavation trail bit trail base walk conc walk base

8,400 8,400 8,400 16,800 8,400 8,400 8,400 8,400 8,400 8,400

39 39 30

2.00 0.67 0.33

655,200 218,400 84,000

30 0.05 63 3.00 10 0.17 12 0.333333 6 0.33 8 0.333333

12,600 1,587,600 28,000 67,200 33,600 44,800

138 138 146

45,209 15,070 6,132 2,023 58,800

146 138

2,044 4,637

138

3,091

COUNTY ROAD 23

320TH STREET

NORTH AVENUE

STATE HWY 19

LEGEND Civic Light Industrial/Industrial OďŹ&#x192;ce/Institutional Retail Mixed-Use DECKER AVENUE

High Density Housing Medium Density Housing Parking/Streets Open Space Existing Roads

September 9th, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram NORTH SITE PHASE 1-A

COUNTY ROAD 23

320TH STREET

NORTH AVENUE

STATE HWY 19

LEGEND Civic Light Industrial/Industrial OďŹ&#x192;ce/Institutional Retail Mixed-Use DECKER AVENUE

High Density Housing Medium Density Housing Parking/Streets Open Space Existing Roads

September 9th, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram NORTH SITE PHASE 1-B1

COUNTY ROAD 23

320TH STREET

NORTH AVENUE

STATE HWY 19

LEGEND Civic Light Industrial/Industrial OďŹ&#x192;ce/Institutional Retail Mixed-Use DECKER AVENUE

High Density Housing Medium Density Housing Parking/Streets Open Space Existing Roads

September 9th, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram NORTH SITE PHASE 1-B2

COUNTY ROAD 23

320TH STREET

NORTH AVENUE

STATE HWY 19

LEGEND Civic Light Industrial/Industrial OďŹ&#x192;ce/Institutional Retail Mixed-Use DECKER AVENUE

High Density Housing Medium Density Housing Parking/Streets Open Space Existing Roads

September 9th, 2010

- Northland Securities Workshop EcoDEE Design P - MS Inc. A Pro fessi oup r G onal ler Serv g e o ices K - Pro n Logis to g n i is o H

Business & Industri al Park

Master Plan

Phasing Diagram NORTH SITE PHASE 1-C

Northfield Business and Industrial Park 8-Sep-10 Phasing Strategy - North Site (DRAFT) Phase One (estimated costs, developables lands and timetable) Item

Quantity

Roadway and Utility Costs Arterial (CR 23) 4,000 Collector (Type A) 2,000 Collector (Type B) 7,000 Utilities in North Ave. (per current city cost info) Additional Utilities in North Ave. Roundabout at Hwy 19 and CR 23 Land Acquisition for Roundabout Stormwater management (ponds/infiltration) Water tower Grading (associated with access for development)

Unit

Unit Cost

Cost

LF LF LF LS LS LS LS LS LS LS

$ 649.00 $ 629.00 $ 615.00

$ $ $ $ $ $ $ $ $ $

2,596,000.00 1,258,000.00 4,305,000.00 730,000.00 250,000.00 1,000,000.00 250,000.00 500,000.00 2,000,000.00 1,000,000.00

Total Cost (Phase One)

$ 13,889,000.00

Developable Acres (Phase One)

168.5 acres

Development Timeframe (Phase One)

15 - 20 years

Estimated Annual Tax Revenue Generated (City)

$ 1,900,496.00

Estimated Number of Jobs Created

2,703

Phase Two (estimated costs, developables lands and timetable) Item

Quantity

Unit

Unit Cost

Cost

Roadway and Utility Costs Local (Type A) Local (Type B)

3,800 5,600

LF LF

$ 647.00 $ 495.00

$ 2,458,600.00 $ 2,772,000.00

Total Cost (Phase Two)

$ 5,230,600.00

Developable Acres (Phase Two)

17.5 acres

Development Timeframe (Phase Two)

2 - 3 years

Estimated Annual Tax Revenue Generated (City)

Estimated Number of Jobs Created

67,793.00 314

Note: The streets and utilities identified for development in Phase Two could be considered for negotiation with developer for sharing costs. These are the local streets necessary to complete the plan and open up all developable areas within the Phase One general area.

Phase Three (estimated costs, developables lands and timetable) Item

Quantity

Roadway and Utility Costs Collector (Type A) 300 Collector (Type B) 3,500 Local (Type B) 2,900 Stormwater management (ponds/infiltration) Grading (associated with access for development)

Unit

Unit Cost

Cost

LF LF LF LS LS

$ 629.00 $ 615.00 $ 495.00

$ 188,700.00 $ 2,152,500.00 $ 1,435,500.00 $ 200,000.00 $ 250,000.00

Total Cost (Phase Three)

$ 4,226,700.00

Developable Acres (Phase Three)

98.5 acres

Development Timeframe (Phase Three)

10 - 12 years

Estimated Annual Tax Revenue Generated (City)

521,475.00

Estimated Number of Jobs Created

1,420

Phase Four (estimated costs, developables lands and timetable) Item

Quantity

Roadway and Utility Costs Arterial (CR 23) 2,400 Collector (Type B) 6,660 Stormwater management (ponds/infiltration) Grading (associated with access for development)

Unit

Unit Cost

Cost

LF LF LS LS

$ 649.00 $ 615.00

$ 1,557,600.00 $ 4,095,900.00 $ 200,000.00 $ 250,000.00

Total Cost (Phase Four)

$ 6,103,500.00

Developable Acres (Phase Four)

100 acres

Development Timeframe (Phase Four)

10 - 12 years

Estimated Annual Tax Revenue Generated (City)

Estimated Number of Jobs Created

285,618.00 635