HomeMy WebLinkAbout1.40 EngDesign-I.PreliminaryCostEstimate
TECHNICAL MEMORANDUM
To: Kathy Eastley
Garfield County Building and Planning
Date: March 28, 2011
From: William S. Otero, P.E.
8140 Partners, LLC
Re: Preliminary Construction Cost Estimate
and Project Financing
River Edge Colorado
This technical memorandum has been prepared to provide a preliminary-level construction cost estimate for River
Edge Colorado based on the preliminary designs shown in the PUD/Preliminary Plan Applications submitted on
January 23, 2011. The estimated construction costs are based on the validated preliminary unit costs developed by
8140 Partners, LLC.
Summary of Estimate: The Preliminary Construction Cost Estimate Summary summarizes the composite in place
costs for the infrastructure necessary to support the development of the River Edge Colorado project. Based on
the assumptions identified below, the construction cost for the required infrastructure is estimated at $25.6 M.
The estimate includes various unknown factors including opportunities to phase access improvements,
minimization and optimization of infrastructure, and the infrastructure phasing during reclamation.
Approach, Assumptions, Limitations, and Exclusions: The estimated construction costs are based on the validated
preliminary unit costs developed by 8140 Partners, LLC for the mountain area infrastructure and all assumptions
associated therewith. Unit costs were generally derived from RS Means 2009 cost database , CDOT Bid Tabs, and
local data obtained by 8140 Partners, LLC in 2009 and has been inflated based on recent economic
information/data concerning construction costs in the region. The estimate is based upon procedures utilized by
heavy civil engineering contractors in preparing “hard money” competitive bids.
The cost estimates are intended to provide an approximation of unit costs to provide for comparative calculations
of total project costs appropriate for the preliminary level of design. These cost estimates are considered to be
approximately -10% to +20% accurate. The base unit cost estimate prepared does not include any contingency to
account for project uncertainties (including final design, permitting restrictions and bidding climate). These
estimates are subject to refinement and revisions as the design is developed in future stages of the project. The
actual cost of construction may be impacted by the availability of construction equipment and crews and
fluctuation of supply prices at the time the work is bid. 8140 Partners, LLC makes no warranty, expressed or
implied, as to the accuracy of such opinions as compared to bids or actual costs.
Project Financing: At the present time, Carbondale Investments, LLC (CI) plans to fund the project with cash and
through traditional financing mechanisms which may include construction loans from financial institutions or
investors. Based on the financial climate at the time construction is initiated and the duration and phasing of the
project, CI reserves the right to use any and all mechanisms determined most financially appropriate and beneficial
for achieving the goals of the project. Making such a determination today concerning project financing or limiting
the approaches CI may use would be inappropriate and potentially misrepresentative. Additionally, depending on
the nature and extent of requirements placed on CI by the various review and permitting agencies, additional
mechanisms not currently being considered may be required including, but not limited to, the establishment of a
metropolitan district.
Attachment C Prel. Cost Estimate
Item # Description Units Qty.Unit Cost3TotalNotesLSUse Lump Sum EstimateFALSE1Type 1‐Road (Entry)ft790300.00$ 237,000$ 2Type 2‐Road (Local)ft4450250.00$ 1,112,500$ 3T 3Rd(GHA)ft0200 00$$River Edge Colorado Infrastructure Cost Estimates1,2,4Filing 1Lump Sum Estimate (including ContingencyItemized Estimate3Type 3‐Road (GH Access)ft0200.00$ ‐$ 4Type 4‐Road (Alley) ft 950 150.00$ 142,500$ 5 Bridge Ea 1 500,000.00$ 500,000$ 6 Walls sq ft 3900 12.00$ 46,800$ 7 Trails (Hard) ft 920 50.00$ 46,000$ 8 Trails (Soft) ft 2200 15.00$ 33,000$ 9Potable Water ft 6720 100.00$ 672,000$ 10 Raw Water ft 9200 40.00$ 368,000$ 11 Sanitary Sewer ft 5230 115.00$ 601,450$ 12DUtilitift5230125 00$653 750$12Dry Utilitiesft5230125.00$ 653,750$ 4,413,000$ Item # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 0 300.00$ ‐$ 2T 2Rd(L l)ft0250 00$$Filing 1ALump Sum Estimate (including ContingencyItemized EstimateTotal Construction Costs2Type 2‐Road (Local)ft0250.00$ ‐$ 3Type 3‐Road (GH Access) ft 1030 200.00$ 206,000$ 4Type 4‐Road (Alley) ft 0 150.00$ ‐$ 5 Bridge Ea 0 500,000.00$ ‐$ 6 Walls sq ft 0 12.00$ ‐$ 7 Trails (Hard) ft 0 50.00$ ‐$ 8 Trails (Soft) ft 0 15.00$ ‐$ 9Potable Water ft 0 100.00$ ‐$ 10 Raw Water ft 0 40.00$ ‐$ 11SitSft0115 00$$11Sanitary Sewerft0115.00$ ‐$ 12 Dry Utilities ft 0 125.00$ ‐$ 206,000$ Item # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1T 1Rd(E t )ft0300 00$$Itemized EstimateFiling 1BLump Sum Estimate (including ContingencyTotal Construction Costs1Type 1‐Road (Entry)ft0300.00$ ‐$ 2Type 2‐Road (Local) ft 0 250.00$ ‐$ 3Type 3‐Road (GH Access) ft 570 200.00$ 114,000$ 4Type 4‐Road (Alley) ft 0 150.00$ ‐$ 5 Bridge Ea 0 500,000.00$ ‐$ 6 Walls sq ft 0 12.00$ ‐$ 7 Trails (Hard) ft 0 50.00$ ‐$ 8 Trails (Soft) ft 0 15.00$ ‐$ 9Potable Water ft 0 100.00$ ‐$ 10RWtft040 00$$10Raw Waterft040.00$ ‐$ 11 Sanitary Sewer ft 0 115.00$ ‐$ 12 Dry Utilities ft 0 125.00$ ‐$ 114,000$ Total Construction CostsPrelimianry Infrastructure Cost Estimate‐River Edge ColoradoPage 1 of 5Attachment C Prel. Cost Estimate
Item # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 0 300.00$ ‐$ 2Type 2‐Road (Local) ft 1990 250.00$ 497,500$ 3Type 3‐Road (GH Access) ft 43 200.00$ 8,600$ 4Type 4‐Road (Alley) ft 1400 150.00$ 210,000$ Filing 2Lump Sum Estimate (including ContingencyItemized Estimateyp(y)5BridgeEa0500,000.00$ ‐$ 6Wallssq ft50012.00$ 6,000$ 7Trails (Hard)ft75050.00$ 37,500$ 8Trails (Soft)ft113015.00$ 16,950$ 9Potable Waterft2760100.00$ 276,000$ 10Raw Waterft201040.00$ 80,400$ 11Sanitary Sewerft2810115.00$ 323,150$ 12Dry Utilitiesft1880125.00$ 235,000$ 1,691,000$ Total Construction CostsItem # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 0 300.00$ ‐$ 2Type 2‐Road (Local) ft 0 250.00$ ‐$ 3Type 3‐Road (GH Access) ft 1000 200.00$ 200,000$ Filing 2ALump Sum Estimate (including ContingencyItemized Estimateyp( )4Type 4‐Road (Alley)ft0150.00$ ‐$ 5BridgeEa0500,000.00$ ‐$ 6Wallssq ft012.00$ ‐$ 7Trails (Hard)ft050.00$ ‐$ 8Trails (Soft)ft015.00$ ‐$ 9Potable Waterft0100.00$ ‐$ 10Raw Waterft040.00$ ‐$ 11Sanitary Sewerft0115.00$ ‐$ 12Dry Utilitiesft0125.00$ ‐$ 200,000$ Item # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 0 300.00$ ‐$ 2Type 2‐Road (Local) ft 1330 250.00$ 332,500$ Filing 3Lump Sum Estimate (including ContingencyItemized EstimateTotal Construction Costsyp()3Type 3‐Road (GH Access)ft0200.00$ ‐$ 4Type 4‐Road (Alley)ft0150.00$ ‐$ 5BridgeEa0500,000.00$ ‐$ 6Wallssq ft012.00$ ‐$ 7Trails (Hard)ft80050.00$ 40,000$ 8Trails (Soft)ft118015.00$ 17,700$ 9Potable Waterft1386100.00$ 138,600$ 10Raw Waterft317040.00$ 126,800$ 11Sanitary Sewerft1970115.00$ 226,550$ 12Dry Utilitiesft1500125.00$ 187,500$ 1,070,000$ Total Construction CostsPrelimianry Infrastructure Cost Estimate‐River Edge ColoradoPage 2 of 5Attachment C Prel. Cost Estimate
Item # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 0 300.00$ ‐$ 2Type 2‐Road (Local) ft 2820 250.00$ 705,000$ 3Type 3‐Road (GH Access) ft 0 200.00$ ‐$ 4Type 4‐Road (Alley) ft 0 150.00$ ‐$ Filing 4Lump Sum Estimate (including ContingencyItemized Estimateyp(y)5BridgeEa0500,000.00$ ‐$ 6Wallssq ft012.00$ ‐$ 7Trails (Hard)ft100050.00$ 50,000$ 8Trails (Soft)ft145015.00$ 21,750$ 9Potable Waterft3260100.00$ 326,000$ 10Raw Waterft432640.00$ 173,040$ 11Sanitary Sewerft3315115.00$ 381,225$ 12Dry Utilitiesft2750125.00$ 343,750$ 2,001,000$ Total Construction CostsItem # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 0 300.00$ ‐$ 2Type 2‐Road (Local) ft 0 250.00$ ‐$ 3Type 3‐Road (GH Access) ft 920 200.00$ 184,000$ Filing 4ALump Sum Estimate (including ContingencyItemized Estimateyp( )4Type 4‐Road (Alley)ft0150.00$ ‐$ 5BridgeEa0500,000.00$ ‐$ 6Wallssq ft012.00$ ‐$ 7Trails (Hard)ft050.00$ ‐$ 8Trails (Soft)ft015.00$ ‐$ 9Potable Waterft0100.00$ ‐$ 10Raw Waterft040.00$ ‐$ 11Sanitary Sewerft0115.00$ ‐$ 12Dry Utilitiesft0125.00$ ‐$ 184,000$ Item # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 0 300.00$ ‐$ 2Type 2‐Road (Local) ft 1450 250.00$ 362,500$ Filing 5Lump Sum Estimate (including ContingencyItemized EstimateTotal Construction Costsyp()3Type 3‐Road (GH Access)ft0200.00$ ‐$ 4Type 4‐Road (Alley)ft0150.00$ ‐$ 5BridgeEa0500,000.00$ ‐$ 6Wallssq ft012.00$ ‐$ 7Trails (Hard)ft100050.00$ 50,000$ 8Trails (Soft)ft171015.00$ 25,650$ 9Potable Waterft1420100.00$ 142,000$ 10Raw Waterft307040.00$ 122,800$ 11Sanitary Sewerft1610115.00$ 185,150$ 12Dry Utilitiesft1510125.00$ 188,750$ 1,077,000$ Total Construction CostsPrelimianry Infrastructure Cost Estimate‐River Edge ColoradoPage 3 of 5Attachment C Prel. Cost Estimate
Item # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 0 300.00$ ‐$ 2Type 2‐Road (Local) ft 0 250.00$ ‐$ 3Type 3‐Road (GH Access) ft 570 200.00$ 114,000$ Lump Sum Estimate (including ContingencyItemized EstimateFiling 5Ayp( )4Type 4‐Road (Alley)ft0150.00$ ‐$ 5BridgeEa0500,000.00$ ‐$ 6Wallssq ft012.00$ ‐$ 7Trails (Hard)ft050.00$ ‐$ 8Trails (Soft)ft015.00$ ‐$ 9Potable Waterft0100.00$ ‐$ 10Raw Waterft040.00$ ‐$ 11Sanitary Sewerft0115.00$ ‐$ 12Dry Utilitiesft0125.00$ ‐$ 114,000$ Item # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 0 300.00$ ‐$ 2Type 2‐Road (Local) ft 2450 250.00$ 612,500$ Filing 6Lump Sum Estimate (including ContingencyItemized EstimateTotal Construction Costsyp()3Type 3‐Road (GH Access)ft0200.00$ ‐$ 4Type 4‐Road (Alley)ft540150.00$ 81,000$ 5BridgeEa0500,000.00$ ‐$ 6Wallssq ft012.00$ ‐$ 7Trails (Hard)ft50050.00$ 25,000$ 8Trails (Soft)ft175015.00$ 26,250$ 9Potable Waterft3140100.00$ 314,000$ 10Raw Waterft492040.00$ 196,800$ 11Sanitary Sewerft2410115.00$ 277,150$ 12Dry Utilitiesft2920125.00$ 365,000$ 1,898,000$ Item #DescriptionUnitsQty.Unit CostTotalNotesLS‐$ Use Lump Sum EstimateFALSE1Intersection HWY 82Ea11,250,000.00$ 1,250,000$ Additional Offsite ActivitiesLump Sum Estimate (including ContingencyItemized EstimateTotal Construction Costs2Water Tank Ea2350,000.00$ 700,000$ 3Water Linesft2600200.00$ 520,000$ 4‐$ 5‐$ 6‐$ 7‐$ 8‐$ 9‐$ 10‐$ 11‐$ 12‐$ 2,470,000$ Total Construction CostsPrelimianry Infrastructure Cost Estimate‐River Edge ColoradoPage 4 of 5Attachment C Prel. Cost Estimate
Item # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Earthwork/Soil Placement cu.yd. 720000 4.00$ 2,880,000$ 2 Landscaping sq. ft 2042880 1.25$ 2,553,600$ 3 Glenwood Ditch ft 2890 50.00$ 144,500$ 4 WTP Ea 1 750,000.00$ 750,000$ Additional Onsite ActivitiesLump Sum Estimate (including ContingencyItemized Estimate5WWTPEa11,500,000.00$ 1,500,000$ 6RWTPEa175,000.00$ 75,000$ 7Community FacilityLS11,500,000.00$ 1,500,000$ 8Park ImprovementsLS1600,000.00$ 600,000$ 9RFTA TunnelLS1150,000.00$ 150,000$ 1011‐$ 12‐$ 10,153,000$ Total Construction CostsItem # Description Units Qty. Unit Cost Total NotesLS‐$ Use Lump Sum EstimateFALSE1Type 1‐Road (Entry) ft 790 300.00$ 237,000$ 2Type 2‐Road (Local) ft 14490 250.00$ 3,622,500$ 3Type 3‐Road (GH Access) ft 4133 200.00$ 826,600$ Total Construction CostsLump Sum Estimate (including ContingencyItemized Estimateyp( )4Type 4‐Road (Alley)ft2890150.00$ 433,500$ 5BridgeEa1500,000.00$ 500,000$ 6Wallssq ft440012.00$ 52,800$ 7Trails (Hard)ft497050.00$ 248,500$ 8Trails (Soft)ft942015.00$ 141,300$ 9Potable Waterft18686100.00$ 1,868,600$ 10Raw Waterft2669640.00$ 1,067,840$ 11Sanitary Sewerft17345115.00$ 1,994,675$ 12Dry Utilitiesft15790125.00$ 1,973,750$ 13Additional Offsite ActivitiesLS12,470,000.00$ 2,470,000$ 14Additional Onsite ActivitiesLS110,153,000.00$ 10,153,000$ 25,590,000$ Notes: 1 Roadways include sidewalks, curb/gutter, lighting, and landscaping, roundabout, stormwater and site grading allowances. Water, sewer and dry utilities unti costs include all fittings, liftstations, manholes and other appurtances.2 Garden Home Lots are assumed to be served by utilities from the streets and not internal accessways. Additonal grading, fencing, berming and landscaping are considered part of lot development costs at time of building construction and are excluded from this ti tTotal Construction Costsestimate.3 All unit costs are built or lump sum numbers prepared for preliminary costing.4 Required grading, fencing, berming, and plantings on indiviudal lots are considered a part of building costs and are excluded from this estimate. Prelimianry Infrastructure Cost Estimate‐River Edge ColoradoPage 5 of 5Attachment C Prel. Cost Estimate
