Community Boathouse Access Study 08-13-10 Final
Riverfront Access Study ____________________________________________________________________________________ For Construction of the Smith College-City of Northampton-NYCRI Boathouse
and Dock Facility Lane Property Northampton, Massachusetts August 13, 2010 Prepared by: 4 Allen Place, Northampton, Massachusetts 01060 Prepared for: Smith College 126 West Street Northampton,
MA 01063
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 1 of 14 INTRODUCTION The Berkshire Design Group, Inc., of Northampton, MA, was contracted to conduct
a study to determine the feasibility and permitting requirements for the installation of a boathouse facility on a portion of the Lane Construction property off of Damon Road in Northampton
(see Figure 1). The study site is the property of the Lane Construction Corporation off of Damon Road, which is currently in use for construction material processing and storage. Lane
Construction plans to terminate its material processing and storage activities on the site but intends to keep its offices and administrative operations at that location. Figure 2 presents
a topographic survey of the site that shows existing conditions and wetland resource areas. The conceptual site plan, which has been reviewed and preliminarily approved by Lane Construction,
shows the floating dock and emergency access boat ramp, proposed boathouse, driveways and parking. The conceptual plan also shows the proposed office park development, including associated
parking, as desired by Lane Construction and associated parking. Although there is likely to be some overlap in permitting requirements for the boathouse facility and the office park,
the permitting analysis below is specific to the boathouse facility, although it may serve as a useful starting point for Lane Construction if they move forward with their office park
proposal. The Opinion of Probable Cost presented below is also specific to the boathouse project. It does, however, include items such as the access drive from the start of the Lane
property and the extension of utilities from Damon Road, that benefit both projects and for which the costs might appropriately be shared. CONCEPTUAL SITE PLAN Figures 3 and 4 show a
conceptual design for the boathouse facility, including the floating dock and boat ramp, along with a proposed subdivision of the property. Note that the proposed property line is slightly
different from the previously approved Lane plan in order to accommodate the boathouse and associated parking and access. The location shown for the access drive has been determined
by the presence of wetland resources on the site. At the lower end, closer to the river, the access drive to the riverfront uses the location of a former road (now overgrown and only
partially intact) to traverse between a wetland and a potential
Mass GIS Q109894 and Q109898 Scale: Not to scale Figure 1 USGS Locus Lane Construction Property Northampton, Massachusetts Project Site
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 2 of 14 vernal pool. Because of the potential vernal pool, road improvements in this location will
be highly regulated. Although this location is immediately adjacent to both the wetland and the potential vernal pool, use of the former road bed should serve to limit the potential
impacts to those resources. An alternate route, that headed north from the proposed boathouse apron and swept to the east partway down the slope, was explored but not selected as a preferred
alternative. This route would have allowed the access drive to be located further from the potential vernal pool but would have resulted in significantly more work within riverfront,
which is highly regulated. The alternate route can be further explored if permitting authorities require changes to the project. PROJECT PERMITTING The proposed boathouse project will
require permits at the local, state and federal levels. Required permits will include standard land-use permits such as site plan review, and more complicated permits involving endangered
species and Army Corps of Engineers permits for work within regulated waters. Below is a description of the permitting, including regulatory authorities and typical permitting timeframes,
that will be required for the boathouse project. Also included is a proposed permitting sequence for use by the applicant. LOCAL PERMITTING Zoning Permit Application Prior to filing
a site plan review submission with the Northampton Planning Board, a zoning permit application must be filed with the Northampton Building Department. The building department will review
the submission and make a determination as to what type of site plan approval and/or special permit filing will need to be made with the Planning Board. Time from submission of the permit
application to receipt of the permit is approximately two weeks. Although this application is a formality, site plan review and special permit applications cannot be accepted by the
planning board without a Zoning Permit.
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 3 of 14 Site Plan Approval The project site is in the General Industrial (GI) zoning district and
the Watershed Protection (WP) overlay district. The proposed municipal use is allowed by right under the Northampton Zoning Bylaw. The project will require major project site plan approval
from the Northampton Planning Board under the bylaw. Permit applications must be filed at least thirty (30) days in advance of the hearing, and the application can be concurrent with
wetlands and stormwater management permit applications. It is anticipated that the time from submission of a permit application to permit approval will be two to three months. The City
of Northampton Planning Department provides for pre-submission technical review of project proposals. Technical review involves a meeting with various departments to air their concerns,
and allows project proponents to address these concerns prior to making their permitting submissions. Technical review is not mandatory, but is encouraged for larger and more complex
projects (such as the proposed boathouse). It is strongly recommended that the project design team undergo a technical review with the city prior to submitting permit applications. The
following dimensional requirements apply to development projects in this district: District GI-General Industrial Overlay District WP-Watershed Protection Lot Size: 11.1 Acres Frontage:
N/A – Lot has no frontage Dimensional Requirements: Standard Project Municipal Facility Min. Area (sq ft) 20,000 None Min Frontage (ft) 120 None Min. Depth (ft) 140 None Min. Front Setback
(ft) 20 20 Min. Side Setback (ft) 15 15 Min. Rear Setback (ft) 20 20 Max. Bldg Height (ft) 40 40 Min. Open Space (%) 20% 20% Note: dimensional requirements are subject to change and
should be verified with current zoning.
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 4 of 14 City of Northampton Stormwater Management Permit A stormwater management permit from the
City of Northampton Department of Public Works is required under Chapter 281 of the Northampton City Ordinance for all work that will disturb more than 43,560 square feet (one acre)
during construction. The permit application must address the control of sediment and runoff during construction, the specifics of the stormwater management system (including detailed
drainage calculations) to be installed as part of a project, and the operation and maintenance of the stormwater system after installation of the system is complete. Application for
the stormwater permit can be made prior to, or concurrent with, site plan review or special permit applications. Site plan or special permit approval is typically given after the stormwater
permit has been approved, although the planning board has given conditional approval, dependent on later acquisition of the stormwater permit, to some projects. It should be noted that
in cases where conditional approval is granted, changes made during the stormwater review process can result in the need to return to the planning board for approval of those changes.
The City of Northampton stormwater ordinance stipulates a review period of 21 days after which a decision must be handed down by the Northampton DPW. As a practical matter, the time
period from submission of a permit application to approval of the permit will likely last two to three months, and possibly longer. Wetlands Protection Act – Request for Determination
of Applicability A Request for Determination of Applicability is a filing under the Wetlands Protection Act that is used, among other purposes, for verifying that the delineation of
wetland resources on a project site is correct. Although the filing is not a requirement under the Act, verification of the resource areas prior to detailed design work reduces the potential
for later problems as well as for the costs, in terms of re-design time, that those problems will create. It is strongly recommended that a Request for Determination be filed for the
boathouse project. Wayne Feiden has requested that the filing take place after the city takes ownership
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 5 of 14 of the property so that that City is the applicant and is thus exempt from application filing
fees. It is expected that this process would take approximately two months. Wetlands Protection Act – Notice of Intent A delineation of wetlands on the project site has been conducted,
and extensive wetland resources have been identified. Because a significant portion of the project work will take place adjacent to wetlands regulated under the state Wetlands Protection
Act and the City of Northampton wetlands bylaw, a Notice of Intent submission to the Northampton Conservation Commission will be required. The submission will need to detail all work
proposed within or adjacent to jurisdictional areas including riverfront, floodplain, wetlands, vernal pools, etc., as well as any mitigation or restoration proposed as an offset to
potential negative impacts of the project. The Notice of Intent can be filed concurrently with an an application for site plan approval. The City of Northampton requires that a Notice
of Intent be filed at least thirty (30) days prior to a hearing. Given the complexity and extent of the wetland resource areas on the project site, it is expected that the time from
submission of a Notice of Intent to the issuance of an Order of Conditions by the Conservation Commission would be two to three months, and possibly more. It should be noted that approval
by the Northampton Conservation Commission is not guaranteed. The wetlands on the project site are extensive and the commission may not be willing to permit the amount of work that will
be needed so close to the wetland resources that they are charged with protecting. Note also that the Massachusetts Department of Environmental Protection has the authority to appeal
decisions made by a local conservation commission. With this in mind, and given the complexity of the situation on the project site, a pre-project conference with the DEP prior to completion
of project plans and submission of a Notice of Intent is recommended.
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 6 of 14 Northampton DPW Trench Permit A trench permit from the City of Northampton DPW is required
for any project work involving trenches. Acquisition of this permit, which is the responsibility of the site contractor, is a formality and not part of the pre-construction project permitting
process. STATE PERMITTING Chapter 91 Waterways License Projects that propose to conduct work or install structures within, or on, certain waters of the commonwealth, including the Connecticut
River, require a Chapter 91 Waterways license in compliance with the regulations of 310 CMR 9.00 Waterways. Structures and fill that are to be installed in the waterway in regard to
the construction of the proposed emergency access drive, as well as the floating dock, rampway and mooring lines used to secure the dock, are jurisdictional under the regulations. According
to the instruction for the Waterways License application form, review and approval of a project can take as much as 276 days, although this is presented as a maximum time, rather than
as a standard or average review period. The application for the Chapter 91 Waterways License can be filed concurrently with the Notice of Intent required under the Wetlands Protection
Act, but a copy of the Notice of Intent package must be included with the Chapter 91 application submission. Natural Heritage and Endangered Species Program (NHESP) The NHESP is responsible
for implementing provisions of the Massachusetts Endangered Species Act (MESA) and protecting state-listed endangered species in Massachusetts (see Federal Permitting section below for
federally-listed endangered species). Any work proposed for within areas identified by the NHESP as endangered species habitat requires the filing of detailed project plans with NHESP
which will determine whether the proposed work will have any negative impacts on the endangered species in or adjacent to the project site. The desired outcome of this process is not
a permit in the traditional sense, but rather a
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 7 of 14 finding from NHESP that the project will not result in a “taking” of an endangered species.
This process is expected to take three to four months. A significant portion of the project site, including the area adjacent to and upland from the Connecticut River and the area adjacent
to the perennial stream on the eastern side of the site, have been identified as priority habitat for endangered species. Although the NHESP doesn’t identify the specific species of
concern until later in the project review phase, the BioMap and Living Waters project of the NHESP lists the following endangered or threatened species that may reside in or near the
project area: twelve-spotted tiger beetle; bald eagle; American waterwort; brook floater; yellow lampmussel; shortnosed sturgeon. Also referenced are “ten species of state-listed dragonflies,”
although the individual dragonfly species are not listed (See Figures 5 and 6). At the time that the project Notice of Intent is filed with the Conservation Commission, a copy will need
to be submitted to the NHESP program as well. The NHESP has thirty days after receiving notification of a project to make a determination as to whether a project will result in a taking
or to request additional information from the applicant. According to NHESP staff, they are able to complete this review within the thirty-day time frame seventyfive percent of the time.
It is recommended that the applicant file a MESA Information Request Form with NHESP prior to moving to more detailed project planning. This filing will result in a more site-specific
listing of species with which the NHESP will be concerned. It is further recommended that the applicant request a pre-filing consultation with NHESP prior to the start of more detailed
project planning. This type of consultation with NHESP staff can identify design parameters and specific issues of concern to NHESP staff, along with methods to address those concerns,
concerns, at the start of design work where they are easier to address. The DEP and NHESP have suggested that it would be desirable to engage wildlife biologists who specialize in the
specific endangered species that may be impacted by the project as part of the permitting and design team.
Mass GIS – “Oliver” online data viewer Scale: Not to scale Figure 5 NHESP BioMap Locus Lane Construction Property Northampton, Massachusetts Project Site
Mass GIS – Living Waters online data viewer Scale: Not to scale Figure 6 NHESP Living Waters Locus Lane Construction Property Northampton, Massachusetts Project Site
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 8 of 14 401 Water Quality Certification Section 401 of the Federal Clean Water Act is administered
by the Massachusetts Department of Environmental Protection under regulations at 314 CMR 9.00. The regulations address the discharge of fill and dredged material into water of the United
States within Massachusetts, and would apply to projects involving the installation of docks or boat ramps. It does not appear that the proposed project would surpass any of the thresholds
that would require a 401 Water Quality Certification and, given that an Order of Conditions and a Chapter 91 Waterways license will be required for this project, staff from the DEP have
indicated that they are not likely to invoke their regulatory discretion to require certification. It should be noted, however, that if the Army Corps of Engineers requires an individual
permit (see section on federal permitting below), a water quality certification will be required. FEDERAL PERMITTING National Pollution Discharge Elimination System (NPDES) The proposed
project will require coverage under the NPDES General Permit for Construction Activities. The NPDES General Permit is intended to reduce or eliminate the discharge of pollutants (broadly
defined and including sediments) during the project construction process, and applies to all projects that will disturb one acre or more. In order to receive coverage under the permit,
the applicant must develop and implement a Stormwater Pollution Prevention Plan (SWPPP) and file an Environmental Protection Agency Notice of Intent. The SWPPP is a detailed document
that describes the project and sequencing of work and presents and in-depth discussion of procedures designed to reduce the chance of the discharge of pollutants. The scope of the document
includes, but is not limited to, the following: location and nature of erosion control measures and procedures for inspection of those measures; description of construction materials
expected to be on the site as well as their storage; sequencing of work; emergency procedures. The SWPPP will need to be present at the construction site at all times.
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 9 of 14 Coverage under the permit also requires the filing of an EPA Notice of Intent. The EPA NOI,
which is different from the Notice of Intent filed under the Wetlands Protection Act, is a simple, two-page form that is filed online. Approval of the EPA NOI is required prior to the
start of construction; the time frame from filing the form to approval is normally seven days. NPDES permitting is not normally part of the pre-construction project permitting process.
However, information required for applying for the City of Northampton stormwater permit, which is typically filed concurrently with site plan approval, overlaps significantly with the
information required for NPDES permitting. It should be noted, though, that NPDES permitting covers construction activities only, while the Northampton Stormwater Permit covers activities
during construction as well as design and management of the stormwater system itself. Army Corps of Engineers – Programmatic General Permit The Army Corps of Engineers administers Section
404 of the Clean Water Act and Section 10 of the Rivers and Harbors Act of 1899 through the Massachusetts General Permit dated January 21, 2010. Section 404 of the Clean Waters Act regulates
discharges of dredged material or fill to waters of the United States, while Section 10 of the Rivers and Harbors Act regulates work or structures that are on, over, or under navigable
waters of the United States. A separate permit is required under each of these acts. Because the proposed work will result in the placement of new fill in navigable waters of the United
States, for which there is no applicable Category 1 (non-reporting) threshold, the project will require the submission of detailed plans and project information to the Army Corps as
a reportable Category 2 project. Although the project will require separate permits for the Clean Water Act and Rivers and Harbors Act, a single submission can be made under the General
General Permit. The Corps of Engineers has indicated that the typical permitting time for a Category 2 project is three to four months. It should be noted that the Corps of Engineers
has the authority to require an individual permit, which would have much higher submission requirements than a Category 2 filing (and
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 10 of 14 which would require a 401 Water Quality Certification). However, individual permits are
normally for large projects, and staff at the Corps of Engineers have indicated that it is unlikely that an individual permit would be required for this type of project. Endangered Species
Act Permitting Protection of endangered species under the Endangered Species Act is handled by the United States Fish and Wildlife Service (USFWS) and the National Marine Fisheries Service
(NMFS). In addition to the purposes described above, the Corps of Engineers Programmatic General Permit is used for endangered species consultations at the federal level. Following the
required Category 2 filing, the Corps of Engineers will forward project information to USFWS and NMFS to determine if the proposed work is likely to result in a take of endangered species.
According to staff from USFWS, no federally listed land-or freshwater-based endangered species are located within the project area. The NMFS has identified one marine-based endangered
species, the shortnosed sturgeon (a population of which resides in the Connecticut River) within the project area. Given the nature and limited scope of the project in respect to work
within the Connecticut River, NMFS Species Recovery Program staff have indicated that it is unlikely that there would be permitting issues related to the presence of the shortnosed sturgeon.
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 11 of 14 PROPOSED PERMITTING SEQUENCE The following sequence of permitting filings and consultation
is proposed for the boathouse project. It should be noted that permitting agencies, in the course of their review, may request or require changes that affect, or are even in opposition
to, requirements of other permitting agencies. These conflicts can result in changes to project design parameters, permitting timelines and project costs. The permitting process should
not be viewed as a simple, linear process, but rather as an iterative process that frequently requires stepping back in the process in a circular fashion before eventually moving forward.
Permitting actions prior to completion of construction drawings: Action Time Frame Request for Determination of Applicability 60 days MESA Information Request Form (NHESP) 45 days Army
Corps of Engineers Pre-filing conference Not applicable NHESP pre-filing conference Not applicable Permitting actions after completion of construction drawings: Action Time Frame Chapter
91 Waterways License-MA DEP 276 days Army Corps of Engineers-Category 2 filing 90-120 days Notice of Intent-Northampton Conservation Commission 60-90 days NHESP Endangered Species Review
90-120 days City of Northampton Stormwater Management Permit 60-90 days Zoning Permit Application 14 days Site Plan Review-Northampton Planning Board 60-90 days NPDES Construction General
Permit 14 days
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 12 of 14 PROPOSED CONSULTANT PERMITTING FEES The following fees for design and permitting for the
river access portion of the boathouse project are proposed. It should be noted that although Berkshire Design Group is hopeful that necessary permits will be issued and will work diligently
to make that happen, it is not possible to guarantee that all necessary permits will be granted by the issuing authorities. It should also be noted that in order to secure many of the
permits required for the project, construction drawings for the proposed work will need to be complete. For example, site plan review submissions to the Northampton Planning Board require
construction drawings and drainage calculations. With that in mind, a design fee for completion of construction documents for river access is proposed. In general, it would be preferable
to design and permit the river access and the boathouse (and associated site improvements) portions of the project together as this would reduce permitting and design costs and ensure
the most efficient overall site plan. However, since boathouse funding may not be immediately available, the fees proposed below are for the river access portion of the project only.
The fees below are provided as ranges. The fee at the lower end of the range represents the cost for completing and submitting a permit application, attending a meeting with a permitting
agency, and attending a hearing, and represents a best-case scenario for permitting. At the higher end of the range, the fee represents permit application submission, multiple meetings
with regulatory agencies and permitting boards, and coordination between regulatory agencies and design team participants. Because this project is complex from a permitting standpoint,
it is recommended that the higher end of the fee range be used for project planning purposes. Permitting actions prior to completion of construction drawings: Permit Fee Range Request
for Determination of Applicability $1,500-$2,000 MESA Information Request Form (NHESP) $1,000-$1,500 Army Corps of Engineers Pre-filing conference $1,000-$1,500 NHESP pre-filing conference
$1,500-$2,000
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 13 of 14 Permitting actions after completion of construction drawings: Permit Fee Range Chapter
91 Waterways License-MA DEP $6,000-$8,000 Army Corps of Engineers-Category 2 filing $5,000-$7,500 Notice of Intent-Northampton Conservation Commission $4,000-$7,500 NHESP Endangered
Species Review $4,000-$8,000 City of Northampton Stormwater Management Permit $4,000-$6,000 Zoning Permit Application $500-$1,000 Site Plan Review-Northampton Planning Board $3,000-$4,000
NPDES Construction General Permit $2,000-$3,500 Permit Fees and Plan Reproduction $5,000 Total Permitting Cost $38,500-$57,500 Design Fee for River Access Drive $22,000-$26,000 (Does
not include boathouse and associated site improvements) Total Design and Permitting for River Access $60,500-$83,500 Fees cover the initial application submission and initial planning.
Changes to project plans that are required by permitting agencies may increase fees substantially. Note that the fees assume that permitting will be conducted by The Berkshire Design
Group, Inc., which is already familiar with the site, the proposed work and potential permitting issues.
Riverfront Access Study Smith College-City of Northampton-NYCRI Boating Facility Page 14 of 14 OPINION OF PROBABLE COST FOR CONSTRUCTION An Opinion of Probable Cost for construction
of the boathouse project has been developed and is presented below. The Opinion of Probable Cost was developed using the Conceptual Site Plan and should be considered to be preliminary.
For example, although the significant cost for extending utilities from Damon Road is included, detailed design and coordination with local utility companies could reveal that some of
the existing utilities are adequate for the proposed new use. Also for example, the cost for the floating dock was provided by a dock manufacturer based on the conceptual site plan.
The manufacturer indicated that the cost they provided should be considered to be on the high end and that additional information on design parameters, along with regulatory approval
of some potential cost-saving measures, could result in a lower cost option. As was noted above, the Opinion of Probable Cost is specific to the boathouse project. It does, however,
include items, such as the access drive from the start of the Lane property and the extension of utilities from Damon Road, that benefit both the boathouse project and future development
of the Lane office park. Figure 7 shows the limit of work that was included in the Opinion of Probable Cost.
Opinion of Probable Cost Smith College-Northampton Community Boathouse Northampton, Massachusetts Prepared by: The Berkshire Design Group,
Inc. Item Unit Qty Unit Cost Total Cost General Mobilization 1. Mobilization LS 1 $25,000.00 $25,000.00 2. Traffic Control LS 1 $5,000.00 $5,000.00 3. Bonds and Insurance LS 1 $170,000.00
$170,000.00 $200,000.00 Site Demolition 1. Erosion Control Barrier LF 2,400 $4.50 $10,800.00 2. Clear and Grub Brush LS 1 $8,000.00 $4,000.00 3. Remove Trees and Stumps LS 1 $6,000.00
$6,000.00 4. Sawcut Bituminous Concrete Pavement LF 30 $2.00 $60.00 5. Remove and Dispose of Bit Conc Pavement SY 7,300 $9.00 $65,700.00 6. Remove and Dispose of Gravel Paving (12")
CY 4,600 $14.00 $64,400.00 7. Remove/Relocate Misc. Site Features LS 1 $4,000.00 $4,000.00 $154,960.00 Site Demolition by Lane Construction (See Note Below) 1. Remove and Dispose of
Storage Trailers LS 1 $0.00 $0.00 2. Remove and Dispose of Storage Bins LS 1 $0.00 $0.00 3. Remove and Dispose of Storage Sheds LS 1 $0.00 $0.00 4. 4. Remove and Dispose of Material
Lab LS 1 $0.00 $0.00 5. Remove and Dispose of Asphalt Plant LS 1 $0.00 $0.00 6. Remove and Dispose of Fuel Tanks/Drums LS 1 $0.00 $0.00 7. Remove and Dispose of Containment Tank LS 1
$0.00 $0.00 8. Remove and Dispose of Gravel Piles CY 15,600 $0.00 $0.00 $0.00 Paving and Site Improvements 1. Rough Grading CY 22,000 $9.00 $198,000.00 2. New Bit Conc Paving TON 1,350
$75.00 $101,250.00 3. Import/Install Gravel Subgrade -12" Depth CY 2,000 $24.00 $48,000.00 4. Gravel Paving CY 84 $36.00 $3,024.00 5. Import/Install Gravel Subgrade -12" Depth CY 242
$24.00 $5,808.00 6. Concrete Pavement SF 2,600 $6.00 $15,600.00August 13, 2010 General Mobilization Total Site Demolition Total Site Demolition Total Note: Items in section above to
be removed by Lane Construction under separate contract. Page 1 of 2
7. Import/Install Gravel Subgrade -8" Depth CY 66 $24.00 $1,584.00 8. Lines and Striping LS 1 $4,000.00 $4,000.00 9. Accessible Ramp EA 1 $12,000.00 $12,000.00 10. Concrete Steps EA
1 $3,500.00 $3,500.00 11. Prefabricated Concrete Boat Ramp EA 1 $20,000.00 $20,000.00 12. Removable Boat Dock EA 1 $150,000.00 $150,000.00 13. Site Furnishings LS 1 $12,000.00 $12,000.00
14. Import Spread Topsoil CY 1,240 $24.00 $29,760.00 15. Fine Grade and Seed SY 7,400 $2.00 $14,800.00 16. Planting Allowance LS 1 $15,000.00 $15,000.00 17. Restoration and Mitigation
Allowance LS 1 $30,000.00 $30,000.00 18. Boathouse LS 1 $5,000,000.00 $5,000,000.00 $5,664,326.00 Site Utilities 1. 6" Ductile Iron Domestic and Fire Service LF 2,200 $40.00 $88,000.00
2. Fire Hydrant EA 1 $1,600.00 $1,600.00 3. Force Sanitary Pipe LF 2,200 $16.00 $35,200.00 4. Sewage Ejector Station EA 1 $6,000.00 $6,000.00 5. Gas Service CY 2,200 $24.00 $52,800.00
6. Underground Electrical Service LF 800 $20.00 $16,000.00 7. Telephone and Cable TV LF 1,800 $14.00 14.00 $25,200.00 8. Trench and Backfill for Utilities LF 9,200 $6.00 $55,200.00 9.
Drainage Allowance LS 1 $60,000.00 $60,000.00 $340,000.00 $6,359,286.00 $636,000.00 $1,050,000.00 $8,045,286.00 Design and Permitting 1. Design Fee (8%) LS 1 $645,000.00 $645,000.00
2. Permitting LS 1 $57,500.00 $57,500.00 3. Legal Fees for Property Acquisition LS 1 $80,000.00 $80,000.00 4. Contribution To Access Road and Utilities LS 1 $300,000.00 $300,000.00 5.
Adjacent Site Acquisition for Mitigation LS 1 $125,000.00 $125,000.00 6. Inflation Factor (3% -one year assumed) LS 1 $241,358.00 $241,358.00 $1,448,858.00 $9,494,144.00 Figure 7 as
well as the cost for extending utilities from off site. Paving and Site Improvements Total Site Utilities Total Contingency (10%) Contractor Overhead & Profit (15%) Project Construction
Total Project Construction Subtotal Included in this Opionion of Probable Cost is demolition and construction within the limits shown on Design and Permitting Total Total Project Cost
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