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March 30, 2005
The Honorable Anthony A. Williams
Mayor of the District
of Columbia
1350 Pennsylvania Avenue, NW, Suite 600
Washington, DC
20004
The Honorable Linda W. Cropp
Chairman
Council of the District of Columbia
1350 Pennsylvania Avenue, NW, Suite 504
Washington, DC
20004
Dear Mayor Williams and Chairman Cropp:
The Private or Alternative Stadium Financing and Cost
Trigger Emergency Act of 2004 requires the Chief Financial Officer (CFO)
to re-estimate the land acquisition, infrastructure and environmental
costs of the proposed N Street site for the new baseball stadium. The
site is bounded by N Street, SE, Potomac Avenue, SE, South Capitol
Street, SE, and 1St Street, SE. In December 2004, the CFO estimated
these costs at $115 million, but qualified that the estimate did not
include costs for environmental remediation or relocation of existing
owners: The legislation states that if the re-estimated costs exceed the
CFO's original estimate by $50 million (for a total of $165 million) a
new site for the stadium would have to be identified.
As instructed by the Act, the Office of the Chief
Financial Officer (OCFO) conducted a study to re-estimate the costs for
land acquisition, environmental remediation, and infrastructure
requirements. The study, based on data available through March 18, finds
that the cost to the District to acquire roughly 13.8 acres of land,
remediate the site, and provide Ballpark-related infrastructure
improvements is approximately $161.4 million, including $11.9 million in
contingency costs. Based on this finding, the site would be deemed
"financially available" pursuant to the Ballpark Act.
As required by the Act, the cost re-estimation study:
- Provides separate appraisals of each parcel of land to
be acquired,
- Estimates environmental remediation costs,
- Approximates legal expenses associated with land acquisition,
- Addresses the estimate for basic road and sidewalk
improvements,
- Estimates the cost of expanding the Navy Yard Metro
station to accommodate additional usage anticipated by the stadium, and
- Quantifies water and sewer relocation costs.
Since the Baseball Stadium Agreement defines
infrastructure as the relocation of existing utilities and connection of
new services, including water, storm, sewer, electric, and telephone,
the CFO includes cost estimates from PEPCO, Verizon, and Comcast in
addition to the Council's requirements.
The following table summarizes the results of the cost
re-estimation study.
|
Summary of Findings
|
Direct Costs (in million)
|
Contingency (in millions)
|
Total Estimated Cost (in millions)
|
|
Property Costs
|
$77.1
|
N/A (see Land Acquisition section)
|
$771
|
|
Environmental Costs
|
$8.0
|
N/A (see Environmental Remediation section)
|
$8.0
|
|
Infrastructure Costs
|
$64.3
|
$11.9
|
$76.2
|
|
Total
|
|
|
$161.3
|
Land Acquisition
The proposed ballpark site consists of approximately 19
acres of land, of which the District already owns approximately 5 acres
in roads and rights-of-way. The remaining 13.8 acres must be purchased
from private landowners. The study identifies all of the privately owned
squares and lots. These are assembled into economic units representing
single or contiguous parcels with a single common owner. The economic
units -are appraised at their highest and best use, adjusting for costs
associated with demolishing existing structures and environmental
remediation. The highest and best use takes recent zoning changes in the
area into account.
The study also includes estimates of the cost to relocate
existing businesses and indirect expenses such as legal/condemnation
costs related to use of eminent domain. "Just compensation"
for property taken by the government in a condemnation proceeding is the
full money equivalent of the property taken. Courts adopt market value
as a rough equivalent of value to the owner. For condemnation purposes,
just compensation will not take into account any increase in the value
of the land due to the announcement of the public investment in the
stadium.
Environmental Remediation
The District does not yet control the site and therefore
invasive environmental testing could not be done. A Phase I
Environmental Site Assessment was performed in accordance with American
Society of Testing and Materials (ASTM) standards. The analysis
identifies current and past uses of the property as well as
"recognized environmental conditions" observed at the site.
The study was conducted through record reviews, site
reconnaissance, and interviews. The cost of environmental remediation is
estimated at approximately $8 million. If environmental remediation
costs increase, offsetting adjustments to property costs can be made.
Infrastructure Improvements
The infrastructure cost estimate relies on the
cooperation of various agencies currently providing utility service and
roadway access to the site, including DDOT, WASA, WMATA, PEPCO, Comcast,
and Verizon. The estimated total cost of Ballpark-related infrastructure
improvements is $76.2 million, which includes $11.9 million (or 16%) for
unidentified contingencies. The estimate includes $29.4 million to
relocate a twelve-foot sewer tunnel running under the stadium site.
However, it may be possible to design the Ballpark so that the tunnel
does not have to be moved. The cost to protect the tunnel in lieu of
relocation is $2.3 million. The estimate also includes $19 million to
upgrade the Navy Yard Metro station and an estimate of $10 million from
PEPCO for the removal and relocation of existing electric utilities.
Assessment of the Costs
The cost estimates are conservative. If a choice was made
regarding a particular cost, the study includes the option encompassing
the more robust scope of work. For example, the entire $29.4 million
cost of moving the sewer tunnel is included. If the stadium can be
designed around the tunnel, the new tunnel cost would be $2.3 million,
which would reduce the total infrastructure cost to $49.1 million and
bring the total estimated cost to $134.2 million. In addition, $19
million is included for the Metro station. It may be possible to provide
the necessary improvements for substantially less.
The study finds that the cost to the District to acquire
roughly 13.8 acres of land, remediate the site, and provide Ballpark
related infrastructure improvements is approximately $161.4 million,
including $11.9 million in contingency costs. Based on this finding, the
site would be deemed "financially available" pursuant to the
Ballpark Act.
Sincerely,
Natwar M. Gandhi
Chief Financial Officer
Distribution List
Councilmember Carol Schwartz (At-Large)
Councilmember
David Catania (At-Large)
Councilmember Phil Mendelson (At-Large)
Councilmember Jim Graham (Ward 1)
Councilmember Jack Evans (Ward 2)
Councilmember Kathleen Patterson (Ward 3)
Councilmember
Adrian Fenty (Ward 4)
Councilmember Vincent Orange (Ward 5)
Councilmember Sharon Ambrose (Ward 6)
Councilmember
Vincent C. Gray (Ward 7)
Councilmember Marion Barry (Ward 8)
Robert Bobb, Deputy Mayor and City Administrator
Alfreda
Davis, Chief of Staff to the Mayor
Arte Blitzstein, Budget Director, Council of the District
of Columbia
Back to top of page
Office of the Chief Financial Officer
Government of the District of Columbia
Cost Re-estimation Study for Baseball Stadium
March 2005
Overview
- In December 2004, the Council passed
the Private or Alternative Stadium Financing, and Cost Trigger Emergency
Act of 2004
- Required the Chief Financial Officer (CFO) to re-estimate
the costs to the District for land acquisition and infrastructure and
provide a report to the Mayor and the Council by May 15, 2005
- If total amount of the re-estimated costs exceeds $165
million, the primary ballpark site is deemed financially unavailable and
the Mayor and the Sports and Entertainment Commission must pursue
replacement of the primary ballpark site with a substantially less
costly site in the District, subject to approval of Baseball Expos, LP,
or its successors
Back to top of page
Requirements of the Act
- Land Acquisition cost re-estimate
- Separate appraisals of each parcel of land to be
acquired
- Estimate of the environmental remediation costs
- Legal
expenses associated with land acquisition
- Infrastructure cost re-estimate
- Estimate for basic road and sidewalk improvements
- Cost of expanding Navy Yard Metro station to accommodate
the additional usage anticipated by the stadium
- Water and sewer relocation costs
Proposed Ballpark Site
Back to top of page
Summary of Findings
| Summary of Findings |
Direct Cost (in millions) |
Contingency (in millions) |
Total Estimated Cost (in millions) |
| Property Costs |
$77.1 |
N/A |
$77.1 |
| Environmental Costs |
$8.0 |
N/A |
$8.0 |
| Infrastructure Costs* |
$64.3 |
$11.9 |
$76.2 |
| |
|
|
$161.35 |
* The Infrastructure cost estimate includes $29.4 million for the relocation of a twelve-foot sewer tunnel
running under the stadium site. If the Ballpark is designed so that the tunnel does not need to be
moved, the cost to protect the tunnel is approximately $2.3 million, reducing the total
infrastructure cost to $49.1 million, and the total estimated cost to $134.2 million.
Back to top of page
Land Acquisition
- Proposed Ballpark site is situated
on approximately 19 acres of land
- The District would have to purchase 13.83 acres made up
of 63 privately-owned parcels of land
- Remaining 5 acres consist of District owned streets and
rights-of-way
- Land appraised at highest and best
use as commercial property based on the rezoning of the area without regard to the District's
public infrastructure project
- Eminent Domain
- "Just compensation" for property
taken by the government in a condemnation proceeding is the full money
equivalent of the property taken
- Courts adopt market value as a rough equivalent of value to
the owner
- For condemnation purposes, just compensation will not
take into account any increase in the value of the land because of the
public investment in the stadium
- Study included estimates of related indirect expenses
such as legal/condemnation costs related o use of eminent domain
- Cost adjustments for demolition of existing structures
and environmental remediation were applied where appropriate
- Study included estimates to relocate existing businesses
Back to top of page
Land Cost Estimate - Summary
|
Market Value
|
$73.68 million
|
|
Condemnation/Legal Cost Estimate
|
$2.5 million
|
|
Business & Residence Relocation Cost Estimate
|
$0.95 million
|
|
Total Land Acquisition Cost Estimate
|
$77.1 million
|
Back to top of page
Land Cost Estimate - Detail
|
Unit
|
Square
|
Lot
|
Property Address
|
Land (SF)
|
Bldg (SF)
|
Building Type
|
Current Use
|
Market Value
|
|
1
|
702
|
106
|
7 N St SE
|
8,530
|
|
Vacant Land
|
Vacant Land
|
$1,169,210
|
|
702
|
807
|
N St SE
|
|
702
|
808
|
N St SE
|
|
702
|
826
|
1300 South Capitol St SE
|
|
702
|
859
|
South Capitol St SE
|
|
702
|
860
|
9 N St SE
|
|
702
|
861
|
11 N St SE
|
|
702
|
866
|
South Capitol St SE
|
|
702
|
869
|
N St SE
|
|
2
|
702
|
126
|
1352 South Capitol St. SE
|
4,376
|
3,639
|
Office/Street Level Retail
|
Unknown
|
524,020
|
|
3
|
702
|
852
|
South Capitol St SE
|
1,682
|
|
Vacant Land
|
Vacant Land
|
228,438
|
|
4
|
702
|
853
|
South Capitol St SE
|
1,331
|
|
Vacant Land
|
Vacant Land
|
180,127
|
|
5
|
702
|
127
|
1345 Half St SE
|
20,070
|
19,867
|
Industrial
|
Night Club
|
2,458,746
|
|
6
|
702
|
804
|
31 N St SE
|
8,857
|
|
Vacant Land
|
Tow Truck Impound Lot
|
1,202,255
|
|
702
|
805
|
N St SE
|
|
702
|
845
|
25-29 N St SE
|
|
7
|
702
|
841
|
20 0 St SE
|
10,001
|
14,960
|
Industrial Warehouse
|
"Bath House Chain"
|
1,109,921
|
|
8
|
702
|
846
|
1342 South Capitol St SE
|
17,994
|
2,944
|
Aamco
|
Transmission Repair
|
2,335,099
|
|
9
|
702
|
851
|
South Capitol St SE
|
3,013
|
|
Vacant Land
|
Vacant Land
|
449,934
|
|
702
|
857
|
South Capitol St SE
|
|
10
|
702
|
858
|
South Capitol St SE
|
1,345
|
|
Vacant Land
|
Vacant Land
|
180,281
|
|
11
|
702
|
854
|
South Capitol St SE
|
1,331
|
|
Vacant Land
|
Vacant Land
|
178,354
|
|
Unit
|
Square
|
Lot
|
Property Address
|
Land (SF)
|
Bldg (SF)
|
Building Type
|
Current Use
|
Market Value
|
|
12
|
702
|
856
|
South Capitol St SE
|
1,331
|
|
Vacant Land
|
Vacant Land
|
178,354
|
| 13 |
702
|
855
|
South Capitol St SE
|
12,721 |
|
Vacant Land |
Tow Truck Impound Lot |
1,901,189 |
| 702 |
868 |
South Capitol St SE |
| 14 |
702
|
37
|
21 N St SE |
5,799 |
3,500
|
Single-family Residential & Vacant
Land |
Single-family Residential &
Vacant Land |
695,716 |
|
702
|
38
|
|
702
|
39
|
| 15 |
702
|
104
|
3 N St SE
|
3,072 |
|
Vacant Land |
Vacant Land |
417,982 |
|
702
|
105
|
5 N St SE
|
|
702
|
867
|
N St SE
|
|
16
|
702
|
806
|
Half St SE
|
1,400
|
|
Vacant Land
|
Vacant Land
|
178,541
|
|
17
|
702
|
862
|
13 N St SE
|
6,371 |
3,500 |
Single-family Residential
|
Single-family Residential
|
210,159
|
|
18
|
702
|
863
|
15 N St SE
|
Single-family Residential
|
Single-family Residential
|
210,159
|
| 19 |
702 |
864 |
17 N St SE |
Single-family Residential |
Single-family Residential |
210,159 |
|
20
|
702
|
865
|
19 N St SE
|
Single-family Residential
|
Single-family Residential
|
210,159
|
| 21 |
702
|
79
|
1315 Half St SE
|
23,088 |
|
Vacant Land |
Tow Truck Impound Lot or
Junkyard |
2,995,967 |
|
702
|
80
|
1315 Half St SE
|
|
702
|
81
|
1315 Half St SE
|
|
702
|
82
|
1315 Half St SE
|
|
702
|
83
|
1315 Half St SE
|
|
702
|
84
|
1315 Half St SE
|
|
702
|
85
|
1315 Half St SE
|
|
702
|
836
|
1315-1317 Half St SE
|
|
702
|
838
|
1315 Half St SE
|
|
Unit
|
Square
|
Lot
|
Property Address
|
Land (SF)
|
Bldg (SF)
|
Building Type
|
Current Use
|
Market Value
|
|
22
|
702
|
870
|
Half St SE
|
36,752
|
15,595
|
Industrial Warehouse w/ Office
|
Large truck repair shop
|
4,407,569
|
|
702
|
871
|
1331 Half St SE
|
|
23
|
703
|
5
|
1338 Half St SE
|
9,588
|
16,591
|
Industrial Warehouse
|
Artist Studio
|
999,363
|
|
24
|
703
|
6
|
Half St SE
|
19,176
|
25,344
|
Industrial Warehouse
|
Unknown
|
2,255,579
|
|
703
|
7
|
1326 Half St SE
|
|
25
|
703
|
8
|
1318 Half St SE
|
9,588
|
9,340
|
Industrial Warehouse
|
Car Repair Shop
|
1,203,681
|
|
26
|
703
|
53
|
60-80 O St SE
|
67,119
|
|
Paved Parking Lot
|
Paved Parking Lot
|
9,071,213
|
|
27
|
703
|
54
|
1315 1st St SE
|
53,418
|
17,329
|
Industrial Warehouse
|
Garbage Transition Sub-station
|
7,100,161
|
|
28
|
703
|
819
|
SE
|
24,651
|
15,601
|
Industrial Warehouse
|
Appears vacant
|
3,382,914
|
|
703
|
821
|
65 N St SE
|
|
703
|
822
|
65 N St SE
|
|
29
|
704
|
11
|
1400-1430 South Capitol St SE
|
88,595
|
81,496
|
Industrial Warehouse
|
Warehouse/office
|
10,204,967
|
|
30
|
705
|
15
|
60 P St SE
|
88,100
|
|
Asphalt Plant
|
Asphalt Plant
|
9,865,002
|
|
31
|
706
|
802
|
South Capitol St SE
|
3,233
|
|
Vacant Land
|
Vacant Land
|
298,213
|
|
32
|
706
|
806
|
31-41 P St SE
|
57,567
|
28,176
|
Industrial Warehouse
|
Warehouse/office
|
6,264,294
|
|
706
|
807
|
24 Potomac Ave SE
|
|
706
|
808
|
South Capitol St SE
|
|
33
|
706
|
809
|
1522 South Capitol St SE
|
12,513
|
|
Vacant Land
|
Vacant Land
|
1,404,871
|
|
OVERALL SUMMARY - Land Acquisition Cost Estimate
|
|
|
|
Market Value
|
$73,682,599
|
|
Add: Condemnation/Legal Cost Estimate
|
2,500,000
|
|
Add: Business & Residence Relocation Cost
Estimate
|
950,000
|
|
Total Land Acquisition Cost Estimate
|
$77,132,599
|
Back to top of page
Environmental Remediation
- Conducted Phase I Environmental Site
Assessment (ESA) in accordance with the requirements of ASTM 1527 2000 (American Society
for Testing and Materials)
- Phase I ESA typically focuses on
current and past uses of the property and the resulting assessment of the "Recognized
Environmental Conditions observed at the site
- Environmental site assessment was conducted through
records review, site reconnaissance, and interviews
- Total Cost $8.0 million
Back to top of page
Environmental Cost Estimate - Detail
|
Economic Unit
|
Square
|
Block
|
Lot
|
Property Address
|
Assessed Owner Name
|
Land (SF)
|
Bldg (SF)
|
Estimated Environment
al Cost
|
Soil Contamination
Cost Estimate
|
Remedial Cost Estimate
|
|
1
|
702
|
1
|
106
|
7 N St SE
|
1352-1354 Corporation
|
8,530
|
|
$4,842
|
$56,859
|
$61,701
|
| |
|
|
|
|
702
|
1
|
807
|
N St SE
|
| |
|
|
|
|
702
|
1
|
808
|
N St SE
|
| |
|
|
|
|
702
|
|
826
|
1300 South Capitol St SE
|
| |
|
|
|
|
702
|
1
|
859
|
South Capitol St SE
|
|
702
|
|
860
|
9 N St SE
|
|
|
|
|
| |
|
|
|
|
702
|
1
|
861
|
11 N St SE
|
| |
|
|
|
|
702
|
1
|
866
|
South Capitol St SE
|
| |
|
|
|
|
702
|
1
|
869
|
N St SE
|
|
2
|
702
|
1
|
126
|
1352 South Capitol St. SE
|
1352-1354 Corporation
|
4,376
|
3,639
|
$7,027
|
$29,169
|
$36,197
|
|
3
|
702
|
1
|
852
|
South Capitol St SE
|
1352-1354 Corporation
|
1,682
|
|
$3,069
|
$11,212
|
$14,281
|
|
4
|
702
|
1
|
853
|
South Capitol St SE
|
1352-1354 Corporation
|
1,331
|
|
$3,069
|
$8,872
|
$11,941
|
|
5
|
702
|
1
|
127
|
1345 Half St SE
|
Robert Siegel Inc
|
20,070
|
19,867
|
$15,675
|
$133,781
|
$149,456
|
|
6
|
702
|
1
|
804
|
31 N St SE
|
N Street SE Joint Venture LLC
|
8,857
|
|
$16,804
|
$59,038
|
$75,843
|
|
702
|
1
|
805
|
N St SE
|
|
|
|
$-
|
|
702
|
1
|
845
|
25-29 N St SE
|
|
|
|
$-
|
|
7
|
702
|
1
|
841
|
20 O St SE
|
William Cohen Et Al
|
10,001
|
14,960
|
$17,239
|
$66,664
|
$83,903
|
|
8
|
702
|
1
|
846
|
1342 South Capitol St SE
|
Richard A Biggs & Nancy S Biggs
|
17,994
|
2,944
|
$34,878
|
$119,943
|
$154,821
|
|
9
|
702
|
1
|
851
|
South Capitol St SE
|
1316 South Capitol LLC
|
3,013
|
|
$4,842
|
$20,084
|
$24,926
|
|
702
|
1
|
857
|
South Capitol St SE
|
|
|
|
$-
|
|
10
|
702
|
1
|
858
|
South Capitol St SE
|
1316 South Capitol LLC
|
1,345
|
|
$4,842
|
$8,965
|
$13,807
|
|
11
|
702
|
1
|
854
|
South Capitol St SE
|
South Capitol Street JV
|
1,331
|
|
$4,842
|
$8,872
|
$13,714
|
|
12
|
702
|
1
|
856
|
South Capitol St SE
|
South Capitol Street JV
|
1,331
|
|
$4,842
|
$8,872
|
$13,714
|
| Economic Unit |
Square |
Block |
Lot |
Property Address |
Assessed Owner Name |
Land (SF)
|
Bldg (SF)
|
Estimated Environments
1 Cost
|
Soil Contamination
Cost Estimate
|
Remedial Cost Estimate |
| 13 |
702
|
1
|
855
|
South Capitol St SE
|
Donohoe Company Inc |
12,721 |
|
$18,892
|
$84,795
|
$103,687
|
|
702
|
1
|
868
|
South Capitol St SE
|
|
|
|
|
| 14 |
702
|
2 |
37
|
21 N St SE
|
Kenneth B Wyban
|
1,933
|
|
$13,576
|
$12,885
|
$26,461
|
|
702
|
2
|
38
|
N St SE
|
Kenneth B Wyban
|
1,933
|
|
$4,842
|
$12,885
|
$17,727
|
|
702
|
2
|
39
|
N St SE
|
Kenneth B Wyban
|
1,933
|
|
$4,842
|
$12,885
|
$17,727
|
| 15 |
702
|
2
|
104
|
3 N St SE
|
N Street LLC |
3,072 |
|
$4,842
|
$20,477
|
$25,319
|
|
702
|
2
|
105
|
5 N St SE
|
|
|
|
|
|
702
|
2
|
867
|
N St SE
|
|
|
|
|
|
16
|
702
|
2
|
806
|
Half St SE
|
Paka Inc
|
1,400
|
|
$4,842
|
$9,332
|
$14,174
|
|
17
|
702
|
2
|
862
|
13 N St SE
|
George J Quinn Sr
|
6,371 |
|
$17,605
|
$42,467
|
$60,072
|
|
18
|
702
|
2
|
863
|
15 N St SE
|
George J Quinn Sr
|
|
|
|
|
|
19
|
702
|
2
|
864
|
17 N St SE
|
George J Quinn Sr
|
|
|
|
|
|
20
|
702
|
2
|
865
|
19 N St SE
|
George J Quinn Sr
|
|
|
|
|
|
Economic Unit
|
Square
|
Block
|
Lot
|
Property Address
|
Assessed Owner Name
|
Land (SF)
|
Bldg (SF)
|
Estimated Environmental
Cost
|
Soil Contamination
Cost Estimate
|
Remedial Cost Estimate
|
| 21 |
702
|
3
|
79
|
1315 Half St SE
|
Federal Eagle Associates
DC Ltd |
23,088 |
|
$28,283
|
$153,899
|
$182,181
|
|
702
|
|
80
|
1315 Half St SE
|
|
|
|
|
|
702
|
3
|
81
|
1315 Half St SE
|
|
|
|
|
|
702
|
3
|
82
|
1315 Half St SE
|
|
|
|
|
|
702
|
3
|
83
|
1315 Half St SE
|
|
|
|
|
|
702
|
3
|
84
|
1315 Half St SE
|
|
|
|
|
|
702
|
3
|
85
|
1315 Half St SE
|
|
|
|
|
|
702
|
3
|
836
|
1315-1317 Half St SE
|
|
|
|
|
|
702
|
3
|
838
|
1315 Half St SE
|
|
|
|
|
|
22
|
702
|
3
|
870
|
Half St SE
|
1331 Half Street Corporation
|
36,752
|
15,595
|
$40,816
|
$244,979
|
$285,795
|
|
702
|
3
|
871
|
1331 Half St SE
|
|
|
|
|
|
23
|
703
|
2
|
5
|
1338 Half St SE
|
Patricia Ghiglino
|
9,588
|
16,591
|
$-
|
$63,911
|
$63,911
|
| 24 |
703
|
2
|
6
|
Half St SE
|
E M Warring |
19,176 |
25,344
|
$59,144
|
$127,822
|
$186,966
|
|
703
|
2
|
7
|
1326 Half St SE
|
|
|
|
|
|
|
|
25
|
703
|
2
|
8
|
1318 Half St SE
|
Joseph Lukaesko
|
9,588
|
9,340
|
$47,885
|
$63,911
|
$111,796
|
|
Economic Unit
|
Square
|
Block
|
Lot
|
Property Address
|
Assessed Owner Name
|
Land (SF)
|
Bldg (SF)
|
Estimated Environment
al Cost
|
Soil Contamination
Cost Estimate
|
Remedial Cost Estimate
|
|
26
|
703
|
2
|
53
|
60-80 0 St SE
|
SE Land Development Association
|
67,119
|
|
$32,918
|
$447,398
|
$480,315
|
|
27
|
703
|
2
|
54
|
1315 1st St SE
|
WSI Acquisition Company
|
53,418
|
17,329
|
|
$356,070
|
$356,070
|
|
28
|
703
|
2
|
819
|
SE
|
RLG Realty Company Inc
|
24,651
|
15,601
|
$35,030
|
$164,317
|
$199,347
|
| |
|
|
$-
|
|
703
|
2
|
821
|
65 N St SE
|
| |
|
|
$-
|
|
703
|
2
|
822
|
65 N St SE
|
|
29
|
704
|
3
|
11
|
1400-1430 South Capitol St SE
|
Government Services Inc
|
88,595
|
81498
|
$176,955
|
$590,551
|
$767,507
|
|
30
|
705
|
1
|
15
|
60 P St SE
|
Roubin Associates LLC
|
88,100
|
|
$1,299,530
|
$587,252
|
$1,886,781
|
|
31
|
706
|
3
|
802
|
South Capitol St SE
|
William Martin (Square 706 LLC A DC LLC)
|
3,233
|
|
$39,273
|
$21,550
|
$60,824
|
|
32
|
706
|
3
|
806
|
31-41 P St SE
|
Schroff Real Estate Co
|
57,567
|
28,176
|
$291,521
|
$383,727
|
$675,248
|
| |
|
|
|
|
706
|
3
|
807
|
24 Potomac Ave SE
|
| |
|
|
|
|
706
|
3
|
808
|
South Capitol St SE
|
|
33
|
706
|
3
|
|
1522 South Capitol St SE
|
William LP Genstar Stout Products
|
12,513
|
|
$67,758
|
$83,408
|
$151,166
|
|
34
|
|
|
|
|
|
251,324
|
|
|
$1,675,260
|
$1,675,260
|
|
Totals
|
|
|
|
|
|
853,936
|
|
$2,310,525 |
$5,692,115
|
$8,002,640
|
Back to top of page
Infrastructure Improvements
Scope of infrastructure improvements
determined through coordination with various agencies currently
providing utility service and roadway access to the site
Estimate includes costs related to
site
utilities
sewer tunnel relocation/protection
roadway improvements
Navy Yard Metro Rail Station improvements
Estimate includes a contingency for
unforeseen costs related to infrastructure improvements
The infrastructure cost assumes the
relocation of the sewer tunnel at $29.4 million
It may be possible that
the Ballpark can be designed such that the tunnel does not have to be
removed
The cost to protect the tunnel in lieu of relocation is
estimated to be $2.3 million
Total cost of infrastructure improvements without tunnel
relocation would be $49.1 million
Total estimated costs for land
acquisition, environmental remediation and infrastructure would be
$134.2 million
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Infrastructure Improvements - Detail
|
Description
|
Cost Estimate
|
|
Site Utilities - Inspection, testing, removal and
the relocation of existing utilities on the footprint of the proposed site:
|
|
|
Water, Gas and Storm Drainage:
|
$3,201,074
|
|
Estimated cost provided by PEPCO:
|
$10,000,000
|
|
Estimated cost provided by Comcast:
|
$250,000
|
|
Estimated cost provided by Verizon:
|
$1,500,000
|
|
Tunnel Protection - Relocate the tunnel &
sanitary sewer lines under the footprint of the Baseball Stadium.. If the stadium can be designed so as not
to impact the tunnel, the cost to protect the tunnel (in lieu of the relocation costs shown here) is
estimated to be $2,275,207.
|
$29,439,421 |
|
Roadway Improvements -- This is typical
for Potomac Avenues, N Street and 1st Street up to M Street: demolition & roadway excavation, new
sidewalk, new curb & gutter, new street lighting, trees, striping, milling of existing pavement,
2" overlay, and new drainage.
|
|
|
1st Street SE Improvements (Between Potomac Avenue
& M Street
|
$5,683,541
|
|
N Street SE Improvements
|
$3,020,252
|
|
Potomac Avenue SE Improvements
|
$3,230,710
|
|
Navy Yard Metro Station - Improvements per Metro
recommendations to accommodate approximately 15,000 passengers/hour, including
adding fare gates and extending the mezzanine to accommodate increased passenger flow. Necessary
scope of work was provided by WMATA.
|
$19,892,647 |
|
Infrastructure Total
|
$76,217,645
|
Back to top of page
Summary of Cost Re-estimation Study
- Total projected costs of acquiring
the land, environmental remediation, and infrastructure improvements are estimated at
$161.4
million
- Includes $11.9 million in
contingency
|
