project cost

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Project Cost

Assignment of Fiscal Responsibilities/Liability

Vs.

Benefits to Jefferson County and ResidentsNorfolk Southern Corporations Proposed Intermodal Site In New Market

Contents

Page• New Market Site Selection…………3• Public Roads………………………4,5• TDOT Specifications………………..6• Estimated Road Cost……………….7• Additional Land……………………8,9• Miscellaneous Cost………………..10• Employment Projections…………..11• Conclusion………………………….12• Attachment One……………………13• UT Site Analysis• Attachment Two……………………16• TDOT Traffic Impact Study• Attachment Three………………….21• Norfolk Southern Conceptual Plan• Attachment Four…………………...23• AJC Article

Page• Attachment Five……………………29• Lost Creek Flood Picture• Attachment Six……………………..31• Letters From TDOT• Attachment Seven…………………34• Distribution Regional Jobs• Attachment Eight…………………..36• BWS&C Master Plan New Market• Attachment Nine……………………39• TDOT Highway Cost

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New Market Site SelectionIntermodal InfrastructurePer University of Tennessee Site Selection Analysis March 17, 2009, See Attachment One

• NSC and the Jefferson County Chamber of Commerce contracted UT to perform a site selection analysis of the New Market location. The recommendations and considerations of the study were made public in March, 2009. ( Note the statistical information applied in the study is a compilation of data obtained from 1992-1997 on jobs creation data.)

• Per UT Study Off Site Development Costs- Cost to Jefferson County Water Supply and Fire Protection 1,750,000.00 Natural Gas Distribution 900,000.00 *Sanitary Sewer 5,200,000.00 Industrial Access Road 2,730,000.00 Grade Separation Rail Crossing 10,000,000.00 **County Road Improvements 2,458,000.00

Estimated Total $23,038,000.00• Sewer estimate based on usage of Knox County treatment plant.

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Public RoadsRoad Closings, Relocations and New Road ConstructionPer TDOT Traffic Impact Field Study March 2011, See Attachment Two

• Whitaker Road, between US 11E and Old Andrew Johnson Highway:

Reconstructed to provide 12’ wide travel lanes, conceptual drawing doesn’t give number, with 8’ wide shoulders (6’ to be stabilized)

• Old Andrew Johnson Highway relocation to be constructed to provide:

Minimum two 10’ wide travel lanes and minimum 5’ wide shoulder, with associated intersections and connector roads with Ken Manley RD, Lost Creek RD, Charter Oaks LN, Beaver Creek RD, and Stapleton RD.

Critical Concerns 1. Above scenarios represent only 2 of 20 recommendations for consideration

as a result of TDOT analysis

2. Determination of Assignment of Fiscal Responsibility/Liability

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Public RoadsRoad Closings, Relocations and New Road ConstructionPer Norfolk Southern Corp / Conceptual Plan, See Attachment Three

• Old Andrew Johnson Highway will be relocated.

Road relocated to north of existing NS tracks, starting at Whitaker RD and Old AJ Hwy, continuing west to Hodges Switch RD and Old AJ Hwy

• Road closings and road reconfigurations to include:

Ken Manley Rd, Lost Creek Rd, Stapleton Rd, Charter Oaks Ln, Sun Rd, Eslinger Rd, Beaver Creek RD

• New Road Construction to include:

Fly-Over Bridge across existing track line to relocate Old AJ near Old AJ Hwy and Whitaker RD.

Grade crossing at Hodges Switch Rd and Old AJ Hwy.

Critical Concerns1. Determination of Assignment of Fiscal Responsibility/Liability

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Per TDOT Highway Specifications

• Roads will be: a. excavated to compactable base and filled b. constructed above flood plains c. Conceptual plan calls for utilizing part of Beaver Creek Rd and existing

bridge over Beaver Creek. Further study may be needed to determine if bridge classification will support heavier traffic loads.

d. further study needed to determine if section of Beaver Creek Rd will require raising to above flood Plain levels. (anticipated result of additional run off from site) See Attachment Four, Atlanta Journal Constitution article about Austell GA Flooding and Intermodal “Outcries Unheeded” and Picture of Lost Creek flood next to site, see Attachment Five.

Critical Concerns 1. Above scenarios represent minimal circumstances that may require major

road construction in the site area and are based on information that has been provided for public review.

2. Determination of Assignment of Fiscal Responsibility/Liability. See Attachment Six Letters from TDOT on Fiscal responsibility for local roads.

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Estimated Cost Road Construction

• Per quotes from commercial road contractor (based on topography and the crossing of the Lost Creek Flood Plain ), the UT Study estimates, the BWSC Master Plan on New Market estimates. See Attachment Eight , and TDOT 2010 Cost Analysis, See Attachment Nine, minimal cost projected for the road work:

• Roads and associated connectors for approximately 3.5 miles,@ $4,987,500 Million (+) per mile of road. $17,456,250

• ROW Cost $3,587,500• Fly-Over Bridge $4,000,000• Estimated Total $25,456,250

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Additional Land Required for New Road and Road Relocation

• Per the current conceptual plan, see Attachment Three of the New Market Intermodal, extensive road construction will be a required component of the project. To meet the TDOT road specifications, additional purchase of land/private property will be required for roads.

• Approximately 30 acres of land/private property must be purchased for the approximately 3.5 miles of road.

1. Approximate market price based on recent sales in locale, $33.3K per acre.

2. ROW Cost TDOT Cost, $1,025,000 per mile, See Attachment Nine

3. Presently 6 private homes are located in path of proposed road ways.

4. Presently 1 private barn (under construction) located in path of road.

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Critical Concerns

1. Above scenarios are based on current project design and are only approximates.

2. Cost of 30 acres ROW@ $1.025 Million = $3,587,500 Million land purchase only.

3. Value of 6 private homesteads = incalculable

4. Value of 1 private barn (new construction) = $100,000+

5. If property owners are unwilling to sell, the issue of Eminent Domain arises.

6. Determination of Assignment of Fiscal Responsibility/Liability?

Cost of additional land for Road $3,587,500.00

One newly constructed Barn 100,000.00+

Six homes ????????

Estimated Total $3,687,500.00+

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Miscellaneous Cost of NSC Intermodal Infrastructure

• Police Protection / Traffic Control

Anticipated increase in personnel staffing for police protection and traffic control.

Anticipated increase in personnel staffing for EMS/First Responders

• Utilities Relocation

AT&T facilities relocation (Approximate cost $300,000 - $500,000),

Power, water, ? Rate payers don’t need to pay for relocation.• Other Infrastructure, Gas, Water, Sewer, ETC. $7,850,000+

Critical Concerns

1. There are far more areas and issues pertaining to the infrastructure cost projections. Today, the data and specifications provided by NSC and others have been altered with each conceptual plan and drawings and determining definitive cost is impossible.

2. There is still the need to determine Assignment of Fiscal Responsibilities/ Liabilities.

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Employment Projections for NSC Intermodal

• Per the UT study March 17, 2009

Intermodal facility jobs = 77

• Per NSC Presentation July 2009 Intermodal facility jobs = 78 by 2020

Wages (2020)

Rail yard / $16.83 per hour , $35,006.40 annual income

Estimates for employment and associated pay scale are based on full build out of rail yard.

Critical Concerns 1. NSC has quoted employment information per above consistently since

announcement of proposed Intermodal.

2. NSC initially included possible jobs in the thousands regionally with the proposed Intermodal. A UT study on distribution of regional jobs theorized that Jefferson County would get more jobs if in another county. See Attachment Seven.

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ConclusionMinimum Total Cost to Jefferson County Taxpayers

• UT Study March 17, 2009 Estimates: $23.8 Million Dollars off site cost for 77 jobs

• Jefferson County Tomorrow Study, based on most recent conceptual plan utilizing UT Study, BWS&C New Market Master Plan and TDOT Cost 2010

Estimates: $32,893,750 +Million Dollars of off-site cost for 78 jobs

Critical Concerns 1. Determination of Assignment of Fiscal Responsibility/Liability ? 2. Lack of community approval and acceptance. 3. Disparity of Estimates 4. Lack of project information and transparency 5. Due diligence in confirmation of total cost for project completion. 6. Time frame for decision.

WHO PAYS

Attachment OneUniversity of Tennessee Site

Selection AnalysisMarch 17, 2009

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Attachment TwoTDOT Traffic Impact Study

March 2011

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Attachment ThreeNorfolk Southern Conceptual

Plan

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Attachment FourAtlanta Journal Constitution

Article“Austell Faces Rising Danger at

Juncture of Five Creeks”February 28,2010

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Attachment FiveLost Creek Flood

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Attachment SixLetters From TDOT

Letter One, Steve Allen, Director of Project Plans Division for TDOT

Letter Two, John C. Schroer, Commissioner of Transportation for the State of Tennessee

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Attachment SevenDistribution of Regional Jobs

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Attachment EightBWS&C Master Plan for New

Market

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Attachment NineTDOT Highway Cost 2010

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