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Parking Ramp Location Analysis 5 4 09
CITY OF DUBUQUE PROPOSED RAMP LOCATION ANALYSIS 04130/09 OPTION 1A 1B 1C 1D 1F iG 2A 2B 2C 3A 3B 4 4A 5 SA 5B SC 6 7 7A 8" 8A "" NOTES: 1 2 3 4 5 #Jf# I I CJI I.UJ CONSTR TOTAL NET IMPACT 0 FEET TO . COST PER CONSTRUCTION LAND DEMO SOFT PROJECT SPACE HISTORC (LOCATION DESCRIP ION COST COSTS COST GAINED STRUCTU ZES TION DBQ BLDG LEVELS CAPACITY NET GAIN SPACE COST A CQUISIT FIRE LOT NORTH HALF OF BLOCK 1035 6 480 400 $ 000 16 $ 7,660,000 $ 2,150,400 $ 9,630,400 $ 24,576 N FIRELDT PARTIAL BLOCKWIFIREHOUSE 1035 5 600 480 $ , 15 000 $ 9,000,000 $ 2,520,000 $ 11,520,000 $ 24,000 FireHeadouader (FIRE LOT FULL BLOCK W!0 FIREHOUSE 1035 7 1050 930 $ , 21,714 $ 22,799,700 $ 6,383,916 $ 29,183,616 $ 31,380 IFIRELOT FIRE LOT FULL BLOCKWIFIREHOUSE 1035 8 1120 1000 ~ $ 19,176 $ 21,479,360 $ $ 6,014,221 406 276 2 $ $ 27,493,581 120 000 11 $ $ 27,494 045 41 Fire Headquarter N I~I~ NORTH HALF OF BLOCK R 1035 ( 6 371 268 $ 23,164 $ 8,593,844 , , , , , r E LOT 9 H & CENTRAL-SOUTHN/2 OF BLOCK 1035 9 650 650 $ 26 955 $ 750 520 17 $ 6,000,000 $ 4,905,610 $ 28,426,560 $ 43,733 I+.OCI~ST RAMP DEMO W!6 LEVEL REPLACEMENT 100 6 870 426 $ , 15 500 $ , , 000 13 485 $ 800,000 $ 3,775,600 $ 16,060,800 $ 42,396 LOCUSTRAMP DEMOWI7LEVELREPLACEMENT 100 7 1015 571 $ , 16,000 $ , , 16,240,000 $ 800,000 $ 4,547,200 $ 21,567,200 $ 37,806 J LOCUST RAMP DEMO W/9 LEVEL REPLACEMENT 100 9 1305 861 $ 17 000 $ 165,000 22 $ 800,000 $ 6,211,800 $ 29,196,800 $ 33,910 J MUSEUM PARTIAL BLOCK Wf 5 LEVEL RAMP 100 5 450 450 $ , 15,000 $ , 6,750,000 $ 1,080,200 $ 400,000 $ 1,690,000 $ 10,120,200 $ 22,489 24 045 CNall ~C Hall MUSEUM PARTIAL BLOCK WI 10 LEVEL RAMP 100 10 900 900 $ 17 500 $ 15,750,000 $ 1,080,200 $ 400,000 $ 4,410,000 $ 21,640,200 $ , IOWA RAMP DEMO W17 LEVEL REPLACEMENT 750 7 1470 838 $ , 16,000 $ 23,520,000 $ 1,100,000 $ 6,585,600 $ 31,205,600 $ 37,238 N IOWA RAMP OEMO W!4 LEVEL REPLACEMENT 750 4 750 125 $ 18,799 $ 14,099,250 $ 500,000 $ 3,947,790 $ 18,547,040 $ 148,376 N 5TH 8 MAIN FULL SITE W/12 LEVEL RAMP 668 12 1020 966 $ 19,000 $ 19,360,000 $ 5,426,400 $ 24,806,400 $ 25,680 5TH-7TH MAIN FULLBLOCKlUNITEDWAYBLDG 200 4 576 493 $ 22 112 $ 736 512 12 $ 1,600,000 $ 250,000 $ 3,566,223 $ 18,152,735 $ 36,821 5TH-7TH MAIN FULLBLOCK/UNITEDWAYBLDG 200 7 1055 972 $ , 18 181 $ , , 19,180,955 $ 1,600,000 $ 250,000 $ 5,370,667 $ 26,401,622 $ 27,162 5TH-7TH MAIN FULL BLOCKIUNITED WAY BLDG 200 9 1375 1292 $ , 17 084 $ 23,490,500 $ 1,600,000 $ 250,000 $ 6,577,340 $ 31,917,640 $ 24,704 4TH ST RAMP VERTICAL EXPANSION 3 LEVELS 1320 7 400 400 $ , 17 600 $ 7,040,000 $ 1,971,200 $ 9,011,200 $ 22,528 Partial Demo o ary o 5TH & BLUFF eras ~~~~.-~ FULL SITE W/8 LEVEL RAMP _..___.._. _-_ 702 6 992 910 $ , 16,500 $ 16,368,000 $ a 4,583,040 n~•~o•• $ a 20,951,040 ~o n9A 9oe $ Q 23,023 7S Q49 Partial Oemo of Mary o y BUFIRELOT 5TH BLUFF+FIREHOUSELOT 702/1035 5+5 1220 ~' 1016 $ 15,000 $ 16,300,000 $ 5,124,000 $ 23,424,000 BUFIRE LOT 5TH BLUFFlFIRE HOTRS NORTH 702!1035 5+8 728 501 $ 18,991 $ 13,825,448 g 3,871,125 $ 17,696,573 AKDOWN OF TWO LOCATIONS $ $ $ " & BLUFF FULL SITE W15 LEVEL RAMP 702 5 620 536 000 $ $ 15 9,300,000 $ 2,604,000 $ 11,904,000 HOUSE LOT PARTIAL BLOCKWIFIREHOUSE 1035 5 600 460 , $ 15,000 $ 9,000,000 $ 2,520,000 $ 11,520,000 ION eA CONS TRUCTION COSTS INCLUDE $200,000 FOR CONSTRUCTION OF 3 ADDITIONAL TRUCK BAYS IN FIRE HEADQUARTERS. ••• FOR OPTION 8A, NET GAINS ARE 164 @ 5TH & BI CAPACITY IS 291 @ 5TH 8 BLUE CEPTUAL ESTIMATE OF CONSTRUCTION COSTS ARE BASED ON 2009 DOLLARS 8A ~ FIREHOUSE NORTH LOT ~ 66 CARS PER LEVEL, )ACQUISITION COSTS: SOURCES INCLUDE THE COUNTY OF DUBUQUE ASSESSORAND THE CITY OF DUBUQUE SA ~ 5TH & BLUFF LOT (CURRENT LOT FOOTPRINT( DLITION COSTS; SOURCES INCLUDE CONLON CONSTRUCTION AND WALKER PARKING CONSULTANTS, JANUARY 6, 2009 "COSTS:ARCHITECTURAL&ENGINEERINGFEES CLIENTADMINISTRATION LAND SURVEY TECHNICAL REPORT MATERIALS TESTING FINANCING 8 LEGAL FEES AND CONSTRUCTION CONTINGENCY RMATION PROVIDED BY WALKER PARKING CONSULTANTS PARKING ANALYSIS DATED JANUARY 6 2009 WAS USED FOR THE TABLE. . , INCLUDES RETAILALONG IOWASTREETAND 10TH STREET AND ENTRANCES AND EXITS ALLOW RETAIL OPTION NIA s NIA ADD $2.5 MIL s ADD$2.SMIL^"" NONE NONE NONE NIA N!A NIA N!A NIA ADD $6 MIL ### _AD(1$6 MIL #tt# (INCLUDED INCLUDED INC .UDED INC UDED f Anaels NIA f Angels INCLUDED NONE Partial Demo of Marv of Ana_els INCL. IN 5TH BLUFF PORTION N INCL. IN 5TH BLUFF PORTION I )USE LOT. COS ~ER LEVEL EST 52,000,000 COST PFR I F.VEI. CITY OF DUBUQUE PROPOSED RAMP LOCATION ANALYSIS 04130109 PROJECTS RANKED BY TOTAL PROJECT COST OPTION LOC, 1F AFIRE 6 ~4TH1 1A FIRE 3A ~MUSI 1E FIRE 1B FIRF 2A SA 4A 7 28 3B 8" 5 5B 1D 1G iC 2C 4 5C CONSTR. COST PER CONSTRUCTIDN LAND DEMD CAPACITY NET GAIN SPACE COST ACQUISITION COST PANSIDN 1035 2 132 132 VSION 3 LEVELS ~ 1320 7 400 400 BLOCK ~ 1035 6 480 400 Wl5 LEVEL RAMP 100 5 450 450 5 5THBLlFIRELOT STHBLUFFIFIREHOTRSNORTH 702/1035 5+8 726 501 $ 18,991 $ 13,825,448 LOCUST RAMP DEMO W/6 LEVEL REPLACEMENT 100 6 670 426 $ 15,500 $ 13,485,000 5TH-7TH MAIN FULL BLOCK/UNITED WAYBLDG 200 4 576 493 $ 22,112 $ 12,736,512 $ 1,600,000 IOWA AMP ~ DEMO WI4 LEVEL REPLACEMENT 750 4 750 125 $ 18,799 $ 14,099,250 5TH& LUFF FULL SITEWIBLEVELRAMP 702 8 992 910 $ 16,500 $ 16,368,000 i ~~~ir rwmr DEMO W/7 LEVEL f MUSE PARTIAL BLOCK WI 5Tf{ ~I./FIRE LOT 5TH BLUFF+FIREH AFIRE EMENT 100 7 1015 571 $ 16,000 $ 16,240,000 S EL RAMP 100 10 900 900 $ 17,500 $ 15,750,000 $ 1,080,200 $ OT 702/1035 5+5 1220 1018 $ 15,000 $ 18,300,000 MP 668 12 1020 966 $ 19,000 $ 19,360,000 BLDG 200 7 1055 972 $ 18,161 $ 19,180,955 $ 1,600,000 $ = 1035 8 1120 1000 $ 19,178 $ 21,479,360 ?OF BLOCK 1035 9 650 650 $ 26,955 $ 17,520,750 $ s,o6o,D0o LSE 1035 7 1050 930 $ 21,714 $ 22,799,700 EMENT 100 9 1305 861 $ 17,000 $ 22,165,000 $ EMENT 750 7 1470 638 $ 16,000 $ 23,520,000 BLDG 200 9 1375 1292 $ 17,084 $ 23,490,500 $ 1,600,000 $ 800\000 $ 250,000 $ 500,000 $ 800,000 $ 400,000 $ $ 250,000 $ $ 800,000 $ 1+100,000 $ 250,000 $ TOTAL NET IMPACT TO SOFT _ PROJECT SPACE HISTORIC RETAIL COSTS _ COST GAINED STRUCTURES OPTION 996,257 $ 4,554,317 $ 34,502 N NONE 1,971,200 $ _ 9,011,200 $ 22,528 Partial Demo of Mary of Mgels NfA _ 2,150,400 $ _ 9,830,400 $ 24,576 N NIA 1,890,000 $ _ 10,120,200 $ 22,489 KCHaII NIA 2,406,276 $ 11,000,120 $ 41,045 N NONE 2,520,000 $ 11,520,000 $ 24,000 I Fire Headquarters NIA 2,717,814 $ 12,424,294 $ 25,992 N NONE 3,871,125 $ 17,696,573 $ 35,323 N INCL. IN 5TH BLUFF PORTION 3,775,800 $ 18,060,800 $ 42,396 N NIA 3,566,223 $ 18,152,735 _ $ 36,821 N INCLUDED 3,947,790 $ 16,547,040 _ $ 148,376 N ADD $6 MIL #tt# 4,563,040 $ 20,951,040 $ 23,023 Partial Demo of Mary of Angels INCLUDED 4,547,200 $ 21,587,200 $ 37,806 N NIA 4,410,000 $ 21,640,200 $ 24,045 KC Hall N!A 5,124,000 $ 23,424,000 $ 23,010 Partial Demo of Mary of Angels INCL. IN 5TH BLUFF PORTION 5,426,400 $ 24,806,400 $ 25,680 N INCLUDED 5,370,667 $ 26,401,622 $ 27,162 N INCLUDED 6,014,221 $ 27,493,581 $ 27,494 FireHeadquaders ADD$2.5MIL^"^ 4,905,610 $ 28,426,560 $ 43,733 N NONE 6,383,916 $ 29,183,616 $ 31,380 N ADD$2.5MIL 6,211,800 $ 29,196,800 $ 33,910 N N(A 6,565,600 $ 31,205,600 $ 37,236 N ADD $6 MIL#kk _ 6,577,340 $ 31,917,840 $ 24,704 N INCLUDED CITY OF DUBUQUE PROPOSED RAMP LOCATION ANALYSIS 04130109 PROJECTS RANKED BY NET GAIN IN SPACES OPTION I (LOCATION I I (DESCRIPTION 5C 15TH-7TH MAIN I FULLBLOCKIUNITEDWAYBLDG I 8*' 5THBIJFIRELOTSTHBLUFF+FIREHOUSELOT I 1D FIRE LOT IFULLBLOCKWIFIREHO~Sf_ I 5B 5TH-7TH MAIN FULL BLOCK/UtJITED WAY BLDG I 5 5TH 8 MAIN I FULL SITE WI 12 LEVEL RAMP I 1C FIRE LOT IFULLBLOCKWIOFIREHOUSE I 7 5TH & BLUFF (FULL SITE Wl B LEVEL RAMP I 3B MUSEUM PARTIAL BLOCK W/ 10 LEVEL RAMP I 2C LOCUST RAMP I DEMO WI 9 LEVEL REPLACEMENT I 4 IOWA RAMP I DEMO W17 LEVEL REPLACEMENT 1 G FIRE LOT 19TH & CENTRAL-SOUTH 112 OF BLOCK( 2B LOCUSTRAMP DEMOWl7LEVELREPLACEMENT I SA "' 15TH BLIFIRE LOT 15TH BLUFFIFIRE HOTRS NORTH I 5A ISTH-7TH MAIN IFULLBLOCKAINITEDWAYBLDG I 1B ~FIRELOT ~PARTIALBLOCKWIFIREHOUSE I 2A ILOCUSTRAMP I~~~~Mb~Nl6. 6 14TH ST RAMP (VERTICAL ~k to (FIRE LOT (NORTH HALF tE FIRE LOT NORTH HALF 1F FIRE LOT ND~2j~jljt~LF 4A IOWA RAMP DEMM~bj1~)4 E ~-_ FEET TO I DBO BLDG LEVELS CAPACITY 200 9 1375 70211035 5 + 5 1220 1635 8 1120 200 I 7 1055 688 12 1020 1035 7 1050 702 8 992 100 10 900 100 9 1305 750 7 1470 1035 I 9 650 100 7 1015 702(1035 5+6 728 200 4 576 1035 5 I 600 ESL REPLACEMENT ~ 100 ~ 6 PAN, ION 3 _EVELS I 1320 I 7 OF BOCK 1035 6 OF BLOCK 1035 6 FXP ~NSION 1035 2 VELREALACEMENT 750 4 870 400 480 371 132 750 EST COST( CONSTR. TOTAL NET IMPACT TO COST PER CONSTRUCTION LAND DEMO SOFT PROJECT SPACE HISTORIC RETAIL NET GAIN SPACE COST ACQUISITION COST COSTS COST GAINED STRUCTURES OPTION 1292 $ 17 064 $ 23,490,500 $ 1,600,000 $ 250,000 $ 6,577,340 $ 31,917,840 $ 24,704 N INCLUDED 1018 $ , 15,OD0 $ 18,300,000 $ 5,124,000 $ 23,424,000 $ 23,010 Partial Demo of Mary ofMgels INCL. IN 5TH BLUFF PORTION 1000 $ 19,1781 $ 21,479,360 $ 6,014,221 $ 27,493,581 $ 27,494 FireHeadquarlers ADD$2.SMIL"'" 972 $ 18,181 $ 19,180,955 $ 1,600,000 $ 250,000 $ 5,370,667 $ 26,401,622 $ 27,162 N INCLUDED 966 $ 19,000 $ 19,380,000 $ 5,426,400 $ 24,806,400 $ 26,680 N INCLUDED 930 $ 21,714 $ 22,799,700 $ 6,383,916 $ 29,163,616 $ 31,380 N ADD $2.6 MIL 910 $ 16,500 $ 16,368,DOD $ 4,583,040 $ 20,951,040 $ 23,023 ParlialDemoofMaryofAngels INCLUDED 900 $ 17,500 $ 15,750,DOD $ 1,080,200 $ 400,000 $ 4,410,000 $ 21,640,200 $ 24,045 KC Hall N1A 861 $ 17,OD0 $ 22,185,000 $ 800,OOD $ 6,211,800 $ 29,196,BOD $ 33,910 N NfA 638 $ 16,000 $ 23,520,000 $ 1,100,OOD $ 6,585,600 $ 31,205,600 $ 37,238 N ADD $6 MIL #i!# 650 $ 26,955 $ 17,520,750 $ 6,000,000 $ 4,905,810 $ 28,426,560 $ 43,733 N NONE 571 $ 16 000 $ 16,240,DOD $ 800,000 $ 4,547,200 $ 21,587,200 $ 37,806 N NIA 501 $ , 16,991 $ 13,825,446 $ 3,871,125 $ 17,696,573 $ 35,323 N INCL. IN 5TH BLUFF PORTION 493 $ 22,112 $ 12,736,512 $ 1,800,000 $ 250,000 $ 3,666,223 $ 18,152,735 $ 36,821 N INCLUDED 480 $ 15,000 $ 9,000,000 $ 2,520,OD0 $ 11,520,000 $ 24,000 Fire Headquarters NIA 478 $ 333 $ 17 9,706,480 $ 2,717,614 $ 12,424,294 $ 25,992 N NONE 450 $ , 15,000 $ 6,750,DOD $ 1,060,200 $ 400,000 $ 1,890,000 $ 10,120,200 $ 22,469 KC Hall NIA 426 $ 15,500 $ 13,485,000 $ 800,000 $ 3,775,800 $ 18,060,800 $ 42,398 N NIA 400 $ 17,600 $ 7,040,DOD $ 1,971,200 $ 9,011,200 $ 22,528 Partial Demo of Mary of Angels NIA 400 $ 16,000 $ 7,680,000 $ 2,150,400 $ 9,830,400 $ 24,576 N ~ NIA 268 $ 23 164 $ 8,593,844 $ 2,406,276 $ 11,000,120 $ 41,045 N NONE 132 $ , 26,955 $ 3,558,O6D $ 996,257 $ 4,554,317 $ 34,502 N NONE 125 $ 16,799 $ 14,099,250 $ 500,000 $ 3,947,790 $ 16,547,040 $ 148,376 N ADD $6MIL### I I I FEET TO OPTION LOCATION I (DESCRIPTION I I DBOBLDG LEVELS 1F FIRE LOT INORTHHALFEXPANSION i 1035 2 4A IOWA RAMP (DEMO W74 LEVEL REPLAC MENT I 750 4 5A 1B 5TH-7TH MAIN FIRELO FULL BLOCKNNITED WA~BLDG I ~ 200 4 3A T MUSEUM ARTIALBLOCKWIFIREHOySE i 1035 5 (PARTIAL BLOCK W15 LEVEL RAMP i 100 5 1A AFIRE LOT (NORTH HALF OF BLOCK 1035 6 1E 2A FIRE LOT LOCUST RAMP NORTH HALF OF BLOCK DEMO W16 LEVEL REPLACEMENT 1035 100 6 6 1C FIRE LOT IFULLBLOCKWIOFIREHOUSE 1035 7 2B LOCUSTRAMP IDEMOWI7LEVELREPLACEMENT 100 7 4 IOWA RAMP (DEMO WI I LEVEL REPLACEMENT i 750 7 5B 5TH-7TH MAIN (FULL BLOCIUUNITED WAY BLDG i 200 7 6 7 4TH ST RAMP VERTICAL EXPANSION 3 LEVELS 1320 7 A 1D 5TH&BLUFF FIRE LOT CURRENT LOT SITE ~FULLBLOCKW/FIREHOUSE 702 1035 7 8 7 5TH 8 BLUFF (FULL SITE Wf 6 LEVEL RAMP 702 8 1G I FIRE LOT 19TH 8 CENTRAL-SOUTH 112 OF BLOCK 1035 9 2C ILOCUSTRAMP IDEMOWI9LEVELREPLACEMENT 100 9 5C 15TH-7TH MAIN (FULL BLOCK/UNITED WAYBLDG 200 9 3B MUSEUM I I PARTIAL BLOCK W110 LEVEL RAMP 100 10 5 STH 8 MAIN I FULL SITE WI 12 LEVEL RAMP 688 12 B" I5THBIJFIRELOTI5THBLUFF+FIREHOUSELOT I 702!1035 5+5 BA "` 5THBIJFIRELOTI5THBLUFF/FIREHOTRSNORTH ~ _I 702H035 5+8 - I _ CITY OF DUBUQUE PROPOSED RAMP LOCATION ANALYSIS 04130109 PROJECTS RANKED BY NUMBER OF LEVELS ~ - I EST COST( CONSTR. I TOTAL NET IMPACT TO COST PER CONSTRUCTION LAND DEMO SOFT PROJECT SPACE HISTORIC CAPACITY NET GAIN SPACE COST ACQUISITION COST COBTS COST GAINED STRUCTURES 132 132 $ 269551 $ 3558,0601 I $ 996,257 I $ 4,554,317 $ 34,502 N 750 125 ~ 18~YJ9 $ 1499.250 $ 600,000 $ 3,947.790 $ 18,547,040 $ 148,376 N 576 ~ 493 ~ ~ 22,11 ~ 736.512~ $ 1.600,000 $ 250,000 $ 3,566.223 $ 18,152,735 $ 36,821 N 600 ~ 480 $ 15.000 ~ ~ `` 000 ~ 9,000 $ 2,520,000 $ 11,520,000 $ 24,000 Fire Headquarters 450 450 I $ 15 000 `` 6.750000 $ 1.060,200 $ 400.000 $ 1,890,000 $ 10,120,200 $ 22,469 KC Hall 480 ~ 400 $ ` 16,000 $ 7,680,000 I $ 2,150,400 $ 9,830,400 $ 24,576 N 371 268 $ 23,164 $ 8,593,044 $ 2,406,276 $ 11,000,120 $ 41,045 N 870 426 ~ $ 15.500 { 13485000 $ 800,000 $ 3,775,800 $ 18,060,600 $ 42,3961 N I 1050 930 $ 21 714 ~ $ 22~J9~a0 $ 6,383,916 $ 29,163,616 $ 31,360 N 1015 571 $ ` 16.000 ~ $ 18,240 000 $ 800,000 $ 4,547,200 $ 21,567,200 $ 37,806 I N 1470 838 $ 16.000 $ r 23,520,000 $ 1,100,000 $ 6,585,600 $ 31,205,600 $ 37,238 N 1055 972 $ 18.181 I $ 19 180,955 $ 1.600,000 $ 250,000 $ 5,370,667 $ 26,401,622 $ 27,162 I N 400 560 400 $ 17,60D~ $ 1 \\ 7,040,000 $ $ 1,971,200 $ 717 814 $ 2 9,011,200 294 12 424 $ $ 22,528 992 25 Partiel Uemo of Mary of Angels N 1120 478 1000 $ $ 7,333 $ 19.178 $ 9,706,480 21479.360 $ , , 6,014,221 $ , , 27,493,581 $ , 27,494 Fire Headquarters 992 910 $ 16,500 $ 16,68 OOD $ 4,583,040 $ 20,951,040 $ 23,023 Partial Demo of Mary of Angels 650 650 $ 26,955 $ 17,520~~0 $ 6,000,000 $ 4,905,810 $ 28,426,560 $ 43,733 N 1305 861 $ 17.000 $ 22,165,000 $ 800,000 $ 6,211,800 $ 29,196,800 $ 33,910 I N 1375 1292 $ 17.064 $ 23,490 500 $ 1.600,000 $ 250,000 $ 6,577,340 $ 31,917,840 $ 24,704 N 900 900 $ 17 500 $ ` 15,750 000 $ 1.080,200 $ 400,000 $ 4,410,000 $ 21,640,200 $ 24,045 1 KC Hall 1020 966 $ ` 19.000 $ ` 000 19,360 I $ 5,426,400 $ 24,806,400 $ 25,680 N 1220 1018 $ 15.0001 $ `` 1830QOD0 $ 5,124,0001 $ 23,424,000 $ 23,010 Partial Demo of Mary of Angels I 728 601 $ 16,991 $ 1325,448 $ 3,871,125 $ 17,696,573 $ 35,323 N I I ~ I ~ I RETAIL OPTION NONE ADD $6 MIL #tkk INCLUDED NIA NIA NIA NONE NIA ADD $2.5 MIL NIA ADD $6 MIL ##1k INCLUDED NIA NONE ADD $2.5 MIL """ INCLUDED NONE WA INCLUDED WA INCLUDED INCL. IN 5TH BLUFF PORTION INCL. IN 5TH BLUFF PORTION