HomeMy WebLinkAbout1.41 EngDesign-PreliminaryCostEstimate0
1
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 7i 'Description Units 1 Qty. Unit Cost' ' Total 'Notes
LS 'Lump Sum Estimate (including Contingency I 1
Use Lump Sum Estimate ❑
Itemized Estimate
1 'Type 1 -Road (Entry) 1 ft 1 7901 $ 300.00 1 $ 237,000 1
0
0
$ 142,500
$ 500,000
$ 46,800
$ 46,000
$ 33,000
$ 672,000
$ 368,000
$ 601,450
12 'Dry Utilities 1 ft ' 52301 $ 125.00 1 $ 653,750
Total Construction Costs $ 4,413,000
00 0 0
$ 250.00
$ 200.00
[00'000'oos $
00'05T $
0 0
0 0
0 0
1
N N
$ 15.00
$ 100.00
0 0
0 0
0
01v ..
N N
4450
0
O .-1
o)
3900
920
2200
6720
9200
5230
,-
r- w
sq ft
ft
w w
,v
Type 2 -Road (Local)
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
Bridge
Walls
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
Sanitary Sewer
N m
v 01
o n
0o am
2 ti
Item 9 Description 1 Units 1 Qty. 1 Unit Cost Total Notes
LS Lump Sum Estimate (including Contingency $ -
Use Lump Sum Estimate ❑
Itemized Estimate
$ 206,000
11 Sanitary Sewer ft 0 $ 115.00 $ -
12 Dry Utilities ft 0 $ 125.00 $ -
Total Construction Costs $ 206,000
$ 300.00
$ 250.00
00 0 0
00'01 $
00'000'00S S
0 0
0
00
No . N.
aui
v1 .1
o0
O O
0 0
0 0
rnO
0 0
0 0
0 0
www
w
Ea
sq ft
x w
x
Type 1 -Road (Entry)
Type 2 -Road (Local)
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
W '^
v
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
.. N
m a
1n 00
r 00
a1 2
tG
o
Item p Description 1 Units 1 Qty. 1 Unit Cost Total Notes
LS Lump Sum Estimate (including Contingency $ -
Use Lump Sum Estimate ❑
Itemized Estimate
O
0
ti
al
11 Sanitary Sewer ft 0 $ 115.00 $ -
12 Dry Utilities ft 0 $ 125.00 $ -
Total Construction Costs $ 114,000
00
00
0 N
$ 200.00
$ 150.00
00
00
O N
O
00160 $
00'00 $
00'0b $
00'000 $
0 0
570
0
0 0
0 0
0 0
w
w w
Ea
sq ft
w 4.'-
Type 1 -Road (Entry)
Type 2 -Road (Local)
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
011 m
v—
i m 3
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
.. 0
m v
In 0
n a
m 2
Attachment C Prel. Cost Estimate
ructure Cost Estins
E
Item tt Description I Units Qty. 1 Unit Cost Total Notes
LS _Lump Sum Estimate (including Contingency 1 $ - I _
Use Lump Sum Estimate ❑
Itemized Estimate
$ 40,000
$ 497,500
$ 8,600
$ 210,000
$ 6,000
$ 37,500
$ 16,950
$ 276,000
$ 80,400
11 Sanitary Sewer ft 2810 $ 115.00 $ 323,150
12 Dry Utilities ft 1880 $ 125.00 $ 235,000
Total Construction Costs $ 1,691,000
$ 300.00
$ 250.00
$ 200.00
$ 150.00
0 0
..1
0
0
0
0 0
o 0
0
0 0
o 0
O O
m0
O O1
NO O
O OO
Raw Water
Sanitary Sewer
m c
Ea
sq ft
w m
2 ti
Type 1 -Road (Entry)
Type 2 -Road (Local)
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
ao
m 3
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
.. N
m 00
01 OD
N co
01 2
iZ
Item k Description I Units I Qty. ] Unit Cost Total Notes
LS Lump Sum Estimate (including Contingency $ -
Use Lump Sum Estimate ❑
Itemized Estimate
$ 40,000
$ 17,700
$ 138,600
$ 200,0001
12 Dry Utilities I ft 1 15001 $ 125.001 $ 187,500
Total Construction Costs $ 1,070,000
$ 200.00
$ 150.00
$ 500,000.00
$ 12.00
$ 50.00
0000
L'i0
+ o
11 Sanitary Sewer ft 0 $ 115.00 $ -
12 Dry Utilities ft 0 $ 125.00 $ -
Total Construction Costs $ 200,000
$ 300.00
$ 250.00
00000000
000000vi00
No LN.
.n N
O O
0
0
to V1
Nd.
Vl UY
0 00
tn. tn.
O O
1000
0
0 0
0 0
0 0
Raw Water
Sanitary Sewer
m c
Ea
sq ft
w m
2 ti
Type 1 -Road (Entry)
Type 2 -Road (Local)
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
ao
a -
m
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
... N
m 00
.n 00
00 CO
01 o
Item 8 Description I Units 1 Qty. 1 Unit Cost Total Notes
LS Lump Sum Estimate (including Contingency $ -
Use Lump Sum Estimate ❑
Itemized Estimate
1 Type 1 -Road (Entry) ft o[ $ 300.00 $ -
2 Type 2 -Road (Local) ft 13301 $ 250.00 $ 332,500
$ 40,000
$ 17,700
$ 138,600
$ 126,800
$ 226,550
12 Dry Utilities I ft 1 15001 $ 125.001 $ 187,500
Total Construction Costs $ 1,070,000
$ 200.00
$ 150.00
$ 500,000.00
$ 12.00
$ 50.00
0000
L'i0
+ o
0,n
a :
O O
01
0
800
O
m
419
3170
1970
Ea
sq ft
ft
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
Bridge
Walls
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
Sanitary Sewer
m c
o OD n
w m
2 ti
Attachment C Prel. Cost Estimate
ructure Cost Estins
E
Item Description I Units Qty. 1 Unit Cost Total Notes
LS _Lump Sum Estimate (including Contingency 1 $ - I _
Use Lump Sum Estimate ❑
Itemized Estimate
$ 50,000
$ 25,650
$ 142,000
$ 122,800
$ 185,150
$ 188,750
$ 1,077,000
$ 705,000
VT VT
VT an.
$ 50,000
$ 21,750
$ 326,000
$ 173,040
11 Sanitary Sewer ft 3315 $ 115.00 $ 381,225
12 Dry Utilities ft 2750 $ 125.00 $ 343,750
Total Construction Costs $ 2,001,000
$ 300.00
$ 250.00
$ 200.00
$ 150.00
00'01 $
00'000'005 $
$ 50.00
$ 15.00
O O
O O
O O
O a
0 0
00
0 0
0 0
00 N
O a
3260
4326
N
O
O
N N
Ea
sq ft
Type 1 -Road (Entry)
Type 2 -Road (Local)
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
ao
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
21 —
CE 3
.. N
00 a
LI) 00
N 00
01 2
Item k Description I Units I Qty. ] Unit Cost Total Notes
L5 Lump Sum Estimate (including Contingency $ -
Use Lump Sum Estimate ❑
Itemized Estimate
$ 50,000
$ 25,650
$ 142,000
$ 122,800
$ 185,150
$ 188,750
$ 1,077,000
$ 200.00
$ 150.00
$ 500,000.00
$ 12.00
$ 50.00
$ 15.00
0
o.
c
oo
11 Sanitary Sewer ft 1610 $ 115.00
12 Dry Utilities ft 1510 $ 125.00
Total Construction Costs
O
O
O O
11 Sanitary Sewer ft 0 $ 115.00 $ -
12 Dry Utilities ft 0 $ 125.00 $ -
Total Construction Costs $ 184,000
$ 300.00
$ 250.00
00 0 0
0
0 0
0
0
0 0
0 tai
O of
O O
N .o N.
O 0 0
m 2
Cr
O
O
N
v1 Vf
in V1
VT VT
VY of
O O
O O
al
O
0 0
0co O
Ea
sq ft
Type 1 -Road (Entry)
Type 2 -Road (Local)
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
a0
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
—
a 3
m
N
CO a
VI 00
N CO..
m O,
Item 8 Description I Units 1 Qty. 1 Unit Cost Total Notes
LS Lump Sum Estimate (including Contingency $ -
Use Lump Sum Estimate ❑
Itemized Estimate
1 Type 1 -Road (Entry) ft OI $ 300.00 $ -
2 Type 2 -Road (Local) ft 14501 $ 250.00 $ 362,500
$ 50,000
$ 25,650
$ 142,000
$ 122,800
$ 185,150
$ 188,750
$ 1,077,000
$ 200.00
$ 150.00
$ 500,000.00
$ 12.00
$ 50.00
$ 15.00
O O
O
O O a
11 Sanitary Sewer ft 1610 $ 115.00
12 Dry Utilities ft 1510 $ 125.00
Total Construction Costs
O
O
O O
00 O
O
O N
V OO
Ea
sq ft
ft
ft
w V-
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
Bridge
Walls
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
m a
in to
n ca
m 2
Attachment C Prel. Cost Estimate
ructure Cost Estins
E
Item 9 Description I Units Qty. Unit Cost Total Notes
LS Lump Sum Estimate (including Contingency $ -
Use Lump Sum Estimate ❑
Itemized Estimate
1 Type 1 -Road (Entry) ft 0 $ 300.00 $ -
2 Type 2 -Road (Local) ft 0 $ 250.00 $ -
Use Lump Sum Estimate ❑
Itemized Estimate
0
0
0
vs.n..n.n.,,us.n.n
$ 612,500
0
0
o
CO
11 Sanitary Sewer ft 0 $ 115.00 $ -
12 Dry Utilities ft 0 $ 125.00 $ -
Total Construction Costs $ 114,000
$ 200.00
$ 150.00
0 0
o r..�.n
oo
0
0 0
o vi
.�
0 0
0 0
o vi
570
0
0 0
0 0
0 0
0
2450
Ea
sq ft
0 0
500
1750
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
v N
v=
m 3
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
m c
in to
n co
6
6
Item 6 Description I Units I Qty. I Unit Cost Total Notes
L5 Lump Sum Estimate (including Contingency $ -
Use Lump Sum Estimate ❑
Itemized Estimate
$ 612,500
0
0
o
CO
.
$ 25,000
$ 26,250
$ 314,000
$ 196,800
11 Sanitary Sewer ft 2410 $ 115.00 $ 277,150
12 Dry Utilities ft 2920 $ 125.00 $ 365,000
Total Construction Costs $ 1,898,000
$ 300.00
$ 250.00
$ 200.00
$ 150.00
oo
0 0
o ri
o . - A
0
O0
v.
0 0
0 0
o vi
on .-.
w
0 0
0 0
0 0
o a
th
0
2450
0
540
0 0
500
1750
3140
4920
Ea
sq ft
Type 1 -Road (Entry)
Type 2 -Road (Local)
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
m
v 71
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
.. 0
to V
0 t0
N ICO
01 o
a
0
0
9
Item tt Description Units I Qty. 1 Unit Cost Total I Notes
LS Lump Sum Estimate (including Contingency 1$ -
Use Lump Sum Estimate ❑
Itemized Estimate
$ 1,250,000
$ 700,000
$ 520,000
11 $ -
12 $ -
Total Construction Costs $ 2,470,000
$ 1,250,000.00
$ 350,000.00
0
0
0
vy
2600
Intersection HWY 82
Water Tank
Water Lines
.-1 ry
m c
in ko
n co
m 2
Attachment C Prel. Cost Estimate
ructure Cost Estins
E
O
0 0
Item li Description I Units Qty. 1 Unit Cost Total [Notes
LS _Lump Sum Estimate (including Contingency I $ - I _
Use Lump Sum Estimate ❑
Itemized Estimate
$ 2,880,000
$ 2,553,600
$ 144,500
$ 750,000
$ 1,500,000
$ 75,000
$ 1,500,000
$ 600,000
$ 150,000
11 F 1— $
12 $
Total Construction Costs $ 10,153,000
$ 4.00
$ 1.25
0 00
00
0
0
n
n
N N
$ 1,500,000.00
$ 75,000.00
0
00
0 0
0
o 0
in 0
h h
00'000'OSt $
720000
2042880
Fl
$ 115.00
$ 125.00
790
14490
(0 0
00 on
.. 00
V N
2 c
ft
Ea
Ea
Ea
LS
LS
LS
Earthwork/Soil Placement
Landscaping
Glenwood Ditch
WTP
WWTP
RWTP
Community Facility
Park Improvements
RFTA Tunnel
.. N
00 00
0 0
N co
m
0
0 0
00
u
0
Item 8 Description 1 Units I Qty. Unit Cost Total Notes
L5 Lump Sum Estimate (including Contingency $ -
Use Lump Sum Estimate ❑
Itemized Estimate
$ 237,000
$ 3,622,500
$ 826,600
$ 433,500
$ 500,000
$ 52,800
$ 248,500
$ 141,300
$ 1,868,600
$ 1,067,840
$ 1,994,675
$ 1,973,750
13 Additional Offsite Activities LS 1 $ 2,470,000.00 $ 2,470,000
14 Additional Onsite Activities LS 1 $ 10,153,000.00 $ 10,153,000
Total Construction Costs $ 25,590,000
$ 300.00
$ 250.00
$ 200.00
$ 150.00
0 0
0 0
0 ti o
o0
0
0 0
0 0
N
0 0
0 0
o 00
$ 115.00
$ 125.00
790
14490
(0 0
00 on
.. 00
V N
4400
4970
9420
0 l0
co m
0
o0 0 t0
.. N
17345
15790
Ea
sq ft
Type 1 -Road (Entry)
Type 2 -Road (Local)
Type 3 -Road (GH Access)
Type 4 -Road (Alley)
w N
=
m 3
Trails (Hard)
Trails (Soft)
Potable Water
Raw Water
Sanitary Sewer
Dry Utilities
.. N
CO 00
01 0
N CO
01 OQ
,..1,Ny
E
t
Attachment C Prel. Cost Estimate
ructure Cost Estins
E