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Home My WebLink About2010-02-17 PACKET 08.A.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # DATE 02/17/201 PREPARED BY Engineering ORIGINATING DEPARTMENT Jennifer Levitt STAFF AUTHOR ***************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** COUNCIL ACTION REQUEST Adopt resolution approving the feasibility report and calling for a public hearing for the 2010 Pavement Management River Acres (District H) Project. STAFF RECOMMENDATION Recommend the Council adopt the resolution approving the feasibility report and calling for a public hearing for the 2010 Pavement Management River Acres (District H) Project. SUPPORTING DOCUMENTS ® MEMO /LETTER: Jennifer Levitt, February 10, 2010. ® RESOLUTION: Resolution to adopt approval of feasibility report and calling for a public hearing for the 2010 Pavement Management Project. ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: ® OTHER: 2010 Pavement Management Project Feasibility Report, Notice of Public Hearing, Various letter from residents, Preliminary assessment, Neighborhood Meeting Notes (1/7/2010), Proposed PM Maps (5), and Benefit Appraisal (1/21/2010). ADMINISTRATORS COMMENTS �4 t ry J ity Administrator Date COUNCIL ACTION TAKEN: APPROVED ❑ DENIED ❑ OTHER & '-7p/o CITY OF COTTAGE GROVE MINNESOTA To: Honorable Mayor and City Council Ryan Schroeder, City Administrator From: Jennifer M. Levitt, P.E., City Engineer Date: February 10, 2010 Re: 2010 Pavement Management Approve Feasibility Report Call for Public Improvement Hearing Background On October 21, 2009 the City Council authorized that a feasibility report be prepared for the 2010 Pavement Management Area. The 2010 Pavement Management Area is for the River Acres Area, known as District H as established by the 1994 Pavement Management Program. The City Council held a workshop session on December 2, 2009 to discuss the various elements of the proposed improvements. The workshop session provided the necessary guidance to define the scope of the improvements. A neighborhood meeting was held for the proposed area on January 7, 2010 at 7:00 p.m. at City Hall. The meeting was attended by approximately 61 individuals. A presentation was made covering the history of pavement management in the community, the proposed scope and cost of the project, a project schedule and process for the improvements, and how the assessment process works. There were also two separate meetings held on the 7 th with residents that live on the two private roads, one at 6:00 p.m. and one at 6:30 p.m., that allowed time to discuss more specific and relevant issues to the unique situations each road segment presents. Please see the attached Neighborhood Meeting Notes from January 7, 2010. Also enclosed is the correspondence staff has received from residents regarding the proposed project. One of the questions asked at the neighborhood meeting was how much it costs to maintain the roads in the River Acres area. The annual cost to maintain the roads over the last ten years has been approximately $19,100. Over the last ten years the total cost to maintain the roads was $191,000. This cost will continue to increase annually due to the deterioration of the pavement and the continued maintenance effort to address the washouts on Inman Avenue. The road condition is poor and would not warrant spending dollars on a future sealcoat for the roadway if the project does not move forward. In 1989 the City paved 113 Street based upon a petition submitted by the residents. The road was paved in one lift of bituminous approximately 2" thick. The assessment was adopted on November 1, 1989 and twenty -five residents were assessed $765.68 each for the improvement. Discussion Feasibility Report: On the basis of the Council's previous action, a feasibility report has been prepared. Upon this analysis, the project is felt to be physically and financially feasible. The feasibility report is enclosed for the Council's review. Call for Public Improvement Hearing: The public improvements associated with the 2010 Pavement Management Area will benefit properties in the immediate area. Therefore, for the costs to be assessed to all benefited properties, it will be necessary to hold a public hearing for the project. A hearing date of March 17, 2010 will afford the necessary time to publish legal notices and send out letters to affected property owners. Funding: Complete Project Funding Analysis The determination of the feasibility report was to not proceed with the extension of sanitary sewer and water due to the cost implication. The total project cost for the road work, storm sewer, trail, and quiet zone is $1,646,123.19. According to the City's policy, 45% of the total project is assessed against the benefiting properties. The total project value that is assessed is $740,755.44. A benefit appraisal was conducted for eight properties within the project area. The agriculture parcels were appraised according to the City's policy and the value of the special benefit appraisal was used to determine the proposed assessment. It should be noted that the 42.80 acre parcel that is adjacent to Ideal Avenue was found to have no special benefit from our project. Based upon this determination, the overall value of the assessments for the remaining parcels in the project area experienced an increase. The average assessment per parcel is $6,275.34. Since this area has many unique lot characteristics, the preliminary assessment role is enclosed for review on a parcel basis. Individual Project Element Funding Analysis Quiet Zone Improvements The issue of the quiet zone at the BNSF railroad crossing has been discussed for a number of years. The quiet zone construction would allow for the trains to not blow their horns when passing through the intersection. The residents in the area provided the City with a petition for the improvements. The total project cost for the quiet zone improvement is $28,600. The total assessment amount is $12,870 based upon 45% assessed to benefiting properties. The overall benefit of the quiet zone would be assessed against 52 properties in the project area (only parcels with homes). Please refer to the map titled Proposed River Acres Pavement Management Project— Quiet Zone Area. The value of the assessment to the benefiting properties would be $247.50. 4 Storm Sewer Improvements The storm sewer improvements revolve around two main issues: wash outs on Inman Avenue and the poorly draining area on 113 Street between 113 Street Court and Inman Avenue. The total project cost for storm sewer is $161,088. The total assessment amount is $103,660.13 based upon 45% assessed to benefiting properties. The overall benefit of the storm sewer improvements would be assessed against 68 properties in the project area. Please refer to the map titled Proposed River Acres Pavement Management Project — Storm Sewer Area for a visual representation of the benefiting parcels. The value of the assessment to the benefiting properties would be $1,524.41. The benefiting properties were determined based upon the drainage area and the poor roadway condition created by the drainage problems and those that need to utilize the roadway to access their property. Turn- Around Improvement The turn - around improvement would relocate the existing bus turn - around from the area north of the railroad tracks to the area shown by lot number 136. The bus turn - around would not be able to exist in its current location if the quiet zone were constructed. If the quiet zone were not constructed there is still benefit to the lower district as buses would then be able to pick up students on the river side of the railroad tracks, which currently does not occur because of the lack of a turn - around. The turn - around would also provide for a location for delivery truck turn- around. The total project cost for the turn - around improvement is $81,510. The total assessment amount is $36,679.50 based upon 45% assessed to benefiting properties. The overall benefit of the trail would be assessed against 71 properties in the project area. Please refer to the map titled Proposed River Acres Pavement Management Project — Turn - Around Area. The value of the assessment to the benefiting properties would be $516.61. This was determined by the necessity of moving /relocating the existing bus turn - around, which services both the upper and lower district area as shown on the referenced map. Trail Improvement The proposed trail improvement is adjacent to Ideal from 110 Street to 113 Street. The total project cost for the trail improvement is $71,500. The total assessment amount is $32,175 based upon 45% assessed to benefiting properties. The overall benefit of the trail would be assessed against 127 properties in the project area. Please refer to the map titled Proposed River Acres Pavement Management Project— Trail Area. The value of the assessment to the benefiting properties would be $253.35. Recommendation It is recommended the Council adopt the attached resolution approving the feasibility report and establishing a March 17, 2010 public improvement hearing date for the 2010 Pavement Management Project, River Acres District H. 3 RESOLUTION NO. 2010- RESOLUTION APPROVING OF FEASIBILITY REPORT AND CALLING FOR A HEARING ON IMPROVEMENT FOR THE 2010 PAVEMENT MANAGEMENT, RIVER ACRES (DISTRICT H) PROJECT WHEREAS, pursuant to resolution the council adopted October 21, 2009, a report was authorized to be prepared by Short Elliott Hendrickson, Inc. for the 2010 Pavement Management River Acres, (District H) Project; and WHEREAS, the feasibility report has been prepared and does find the construction of said improvements to be necessary, cost - effective, and feasible; and WHEREAS, the City desires to assess the cost of said improvements to all benefited properties; and NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF COTTAGE GROVE, MINNESOTA: The feasibility report which was prepared pursuant to Resolution No. 2009 -179 for the 2010 Pavement Management River Acres (District H) Project finds the improvements to be necessary, cost effective and feasible and is hereby approved. 2. The council will consider the improvement of such streets, storm sewer, quiet zone, trail, and turn - around in accordance with the feasibility report and the assessment of benefitting property for all or a portion of the cost of the improvement pursuant to Minnesota Statutes, Chapter 429 at an estimated total cost of the improvement of $1,646,123.19. 3. A public hearing shall be held on such proposed improvement on the 17th day of March, 2010, in the council chambers of the city hall at 7:30 p.m. and the clerk shall give mailed and published notice of such hearing and improvement as required by law. Adopted by the council this 17`" day of February, 2010. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk CITY OF COTTAGE GROVE NOTICE OF PUBLIC HEARING ON PROPOSED IMPROVEMENTS FOR THE 2010 PAVEMENT MANAGEMENT RIVER ACRES (DISTRICT H) PROJECT NOTICE IS HEREBY GIVEN, that the City Council of the City of Cottage Grove, Minnesota will meet at 7:30 p.m. on March 17, 2010, at the Cottage Grove City Hall, 7516 80 Street South, Cottage Grove, Minnesota, to consider the making of an improvement on the following streets: Ideal Avenue So. from 110 Street So. to 113 Street So.; 110t Street So. from Ideal Avenue So. to Cul -de -sac; 113 Street So. from Ideal Avenue So. to Cul -de -sac; 113 Court So. from Ideal Avenue So. to Cul -de -sac; 113 Street So. from Ideal Avenue So. to Inman Avenue So.; Inman Avenue So. from 113 Street So. to 115 Street So.; 115 Street So. from Inman Avenue So. to BNSF railroad crossing; River Acres Road from BNSF railroad crossing to end of public right - of -way; pursuant to Minn. Stat. Chapter 429.011 to 429.111. The area proposed to be assessed for such improvements is the 2010 Pavement Management River Acres (District H) Area. The estimated total cost of the improvement is $1,646,123.19. A reasonable estimate of the impact of the assessment will be available at the hearing. Such persons as desire to be heard with reference to the proposed improvement will be heard at this meeting. Individuals unable to attend the public hearing can make written comments by writing to Ryan Schroeder, City Administrator, City of Cottage Grove City Hall, 7516 80 St, Minnesota 55016. Written comments must be received prior to the public hearing. BY ORDER OF THE CITY COUNCIL /s City Administrator Published on March 3, 2010 and March 10, 2010. February 17, 2010 RE: 2010 Pavement Management Project Feasibility Report Cottage Grove, Minnesota City Project No. 2010 -001 SEH No. COTTG 110505 Honorable Mayor and City Council City of Cottage Grove 7516 80 Street South Cottage Grove, MN 55016 Dear Mayor and City Council: With your authorization, we are pleased to submit this Feasibility Report for the 2010 Pavement Management project (City Project No. 2010 -001). This report summarizes our study of street and storm sewer improvements for the following streets: 1. Ideal Avenue So. from 110' Street So. to 113 Street So. 2: 110 Street So. from Ideal Avenue So. to Cul -de -sac 3. 113 Sreet So. from Ideal Avenue So. to Cul -de -sac 4. 113 Street Court So. from Ideal Avenue So. to Cul -de -sac 5. 113 Street So. from Ideal Avenue So. to Inman Avenue So. 6. Inman Avenue So. from 113 Street So. to 115`' Street So. 7. 115 Street So. from Inman Avenue So. to BNSF railroad crossing 8. River Acres Road from BNSF railroad crossing to end of public right -or way Along with the above street improvements the following improvements will also be included as part of this report: 1. Railroad crossing improvements where the Burlington Northern — Sante Fe tracks crosses Inman Avenuell 15" Street So. (River Acres Road) to accommodate the future quiet zone. 2. 8 -foot wide bituminous trail along the east side of Ideal Avenue So. from 110" Street So. to 113" Street So. 3. Creation of a turn around area towards the west end of River Acres Road to accommodate school bus and emergency vehicles once medians are installed as part of the railroad crossing improvements. 4. Installation of sanitary sewer and lift stations to provide City sewer service to properties served by the above referenced streets. Short Elliott Hendrickson Inc, 3535 Vadnais Center Drive, St. Paul, MN 55110 -5196 SEH is an equal opportunity employer ( www.sehinc.com 1 651.490.2000 1 800.325.2055 1 651.490.2150 fax Honorable Mayor and City Council February 17, 2010 Page 2 5. Installation of water main to provide City water service to properties served by the above referenced streets. The total estimated project cost is $1,646,123 for the street, trail, turn- around, and storm sewer improvements, $7,807,659 for sanitary sewer and water main improvements, and $28,600 for quiet zone improvements. The project is proposed to be funded by a combination of special assessments to benefiting properties, General Tax Levy, and City Enterprise Funds for repairs and improvements to the streets and storm sewer and entirely by special assessment to benefiting properties for sanitary sewer and water main improvements. We recommend that the City Council review this report and, if acceptable, proceed with implementation as recommended in this report. Sincerely, SHORT ELLIOTT HENDRICKSON INC. Chad E. Setterholm, PE Project Manager ah S.�CCons�l 10505 -R,mwowvew�.doo 2010 Pavement Management Project Feasibility Report Cottage Grove, Minnesota City Project No. 2010 -001 SEH No. COTTG 110505 February 17, 2010 I hereby certify that this report was prepared by me or under my direct supervision, and that I am a duly Licensed Professional Engineer under the Reviewed by: ��'- 2. Date Short Elliott Hendrickson Inc. 3535 Vadnais Center Drive St. Paul, MN 55110 -5196 651.490.2000 Date: February 17. 2010 Lic. No.: 40913 Table of Contents Letter of Transmittal Certification Page Table of Contents Page 1.0 Conclusions and Recommendations ......................................... ..............................1 1.1 Conclusions .......................................................................... ..............................1 1.2 Recommendations ................................................................ ..............................2 2 .0 Introduction .................................................................................. ..............................3 3.0 Existing Conditions.. .................................. ....... - ..................................................... 4 3.1 Streets ................................................................................... ..............................4 3.2 Sanitary Sewer ...................................................................... ..............................5 3.3 Water Main ............................................................................ ..............................5 3.4 Storm Sewer.. ...................................................... .............................................. 6 3.5 Existing Private Wells ........................................................... ..............................6 4.0 Criteria for Investigation ............................................................. ..............................6 5.0 Permits and Approvals ................................................................ ..............................6 6.0 Proposed Improvements ............................................................. ..............................7 6.1 Streets ................................................................................... ..............................7 6.2 Sanitary Sewer ...................................................................... ..............................7 6.3 Water Main ............................................................................ ..............................8 6.4 Storm Sewer / Rain Gardens ................................................ ..............................8 6.5 Driveways .........................:................................................... ..............................9 7.0 Implementation ............................................................................ ..............................9 7.1 Estimated Costs .................................................................... ..............................9 7.2 Benefits and Assessment ..................................................... ..............................9 7.3 Proposed Funding ................................................................ .............................10 7.4 Easements ........................................................................... .............................10 7.5 Project Schedule .................................................................. .............................10 Appendices Appendix A Exhibits Appendix B Funding Allocations SEH is a registered trademark of Short Elliott Hendrickson Inc. Feasibility Report COTfG 110505 City of Cottage Grove Page i February 17, 2010 2010 Pavement Management Project Prepared for the City of Cottage Grove, Minnesota 1.0 Conclusions and Recommendations 1.1 Conclusions As a result of this study, we conclude that: • The streets within the project area 45 years old; are beyond their original design life and are in need of structural improvements that are beyond localized patching and seal coating. • A paved private roadway exists off the west end of River Acres Road which the City has been maintaining. The roadway is located in a dedicated easement. • An unimproved public roadway exists off the east end of River Acres Road which the City has not been maintaining. The roadway is located in public right -of -way. • The centerline of the existing street pavements on 113 Street So. (East of Ideal Avenue So.), Inman Avenue So., 115 h Street So., and River Acres Road is not centered in the right -of -way in several locations as identified on the County half - section maps. • Streets can be improved by reclaiming the existing pavement section, utilizing the reclaimed material as an aggregate base, and paving a new bituminous section. • The low point along 113 Avenue So., between 113 Street Court and Inman Avenue So. has poor drainage and creates localized flooding during larger rainfall events. • The steep grade along Inman Avenue So., from 113 Street So. to 115 Street So., promotes washouts along the existing gravel shoulder. COTTG 110505 Page 1 • The Burlington Northern — Same Fe (BNSF) railroad track crosses at the jog in the street alignment between 115 Street So. and River Acres Road. • School buses currently turn around north of the intersection of the railroad tracks and 115 h Street So. • No provision exists to turn around school buses or emergency vehicles towards the west end of River Acres Road. • The existing bituminous trail along the east side of Ideal Avenue So. runs southerly from 100' Street So. and terminates at 110`" Street So. • Several residences within the project area have wells that are being filtered as they are contaminated with perflourochemicals that exist in the groundwater. • Sanitary sewer and water main does not exist in the project area. • The total estimated project cost is $1,646,123 for street, trail, turn- around, and storm sewer improvements, $7,807,659 for sanitary sewer and water main improvements, and $28,600 for quiet zone improvements. • This project as related to street improvements is necessary to extend the life of City streets, is cost effective by combining a large number of similar streets and recycling existing construction materials, and is feasible from an engineering standpoint. ■ While the sanitary sewer and water main improvements are feasible from an engineering standpoint, they are not cost effective based upon the City's existing assessment policy unless adequate funding can be acquired to lower assessments to benefiting properties such that assessment amounts supports the increase in property value as determined by a consulting appraiser. 1.2 Recommendations Based on these conclusions, we recommend that: This report be reviewed by the City Council, City staff, financial advisors, and consulting appraiser, if necessary. ■ The existing streets be improved as proposed in this report. Rain gardens should be installed in the boulevards at the low point on 113' Street So. to localize the flooding that occurs to the boulevard areas and promote efficient infiltration into the ground. Easements will need to be obtained from adjacent properties if these improvements are outside the right-of-way. Feasibility Report COT TG 110505 City of Cottage Grove Page 2 Concrete curb & gutter along with storm sewer be installed along Inman Avenue So. to eliminate washouts that currently occur to the existing gravel shoulder. ■ Center medians (concrete) be added on each side of the BNSF railroad crossing to accommodate the future quiet zone. ■ Provisions for turning school buses and emergency vehicles around towards the west end.of River Acres Road be installed as part of the street improvements as medians will be installed as part of the railroad crossing improvements eliminating the current turn around area just north of the intersection of the railroad tracks and 115 Street So. ■ Obtain additional right -of -way or permanent easement for turn- around improvements. ■ Extend the existing 8' bituminous trail along the east side of Ideal Avenue So. from 110 Street So. to 113 Street So. ■ Sanitary sewer and water main not be installed as part of this project unless adequate funding can be acquired to lower assessments to benefiting properties such that the assessment amount supports the increase in property value as determined by a consulting appraiser. ■ The City Council accept this report and proceed with the proposed implementation schedule. • The project be built in one phase to keep assessments consistent throughout the project area. • The street, trail, turn- around, and storm sewer improvements be constructed as proposed in this report for an estimated cost of $1,646,123 and turn- around improvements for $28,600. 2.0 Introduction A feasibility study for City Project No. 2010 -001 was authorized by the Cottage Grove City Council on October 21, 2009. This project is included in the City's Capital Improvement Program (CIP). The project area consists of streets generally located south of the intersection of 110th Street So. and Ideal Avenue So. The project location is shown on Exhibit No. 1, located in Appendix A. City Project No. 2010 -001 includes the following street segments: 1. Ideal Avenue So. from 110 Street So. to 113 Street So. 2. 110 Street So. from Ideal Avenue So. to Cul -de -sac 3. 113 Sreet So. from Ideal Avenue So. to Cul -de -sac Feasibility Report COTTG 110505 City of Cottage Grove Page 3 4. 113 h Street Court So. from Ideal Avenue So. to Cul -de -sac 5. 113 Street So. from Ideal Avenue So. to Inman Avenue So. 6. Inman Avenue So. from 113' Street So. to 115' Street So. 7. 115 Street So. from Inman Avenue So. to BNSF railroad crossing 8. River Acres Road from BNSF railroad crossing to end of public right -or way The main objective of this project is to improve the condition of the existing streets and perform any necessary drainage improvements. Along with the above street improvements, the following improvements should be included as part of this project: 1. Install rain gardens in the boulevards at the low point on 113` Street So. to localize flooding to the boulevard areas and promote efficient infiltration. 2. Install concrete curb & gutter with storm sewer along Inman Avenue So. to eliminate washouts that currently occurs to the existing gravel shoulder. 3. Install concrete center medians on each side of the BNSF railroad crossing to accommodate the future quiet zone. 4. Create an area towards the west end of River Acres Road to allow school buses and emergency vehicles to turn around once the medians are installed with the railroad crossing improvements. 5. Extend the existing 8' bituminous trail along the east side of Ideal Avenue So. from 110"' Street So. to 113 Street So. 3.0 Existing Conditions 3.1 Streets The streets within the project area were originally constructed starting back in 1964. They range from 19 to 24 feet in width, and all have gravel shoulders with no concrete curb and gutter. Since these streets were originally constructed, the pavement has deteriorated to the point where crackfilling, patching and overlays are generally no longer feasible to improve their condition. The pavements are severely cracked in many areas, and the City has had to place relatively expensive bituminous patches prior to seal- coating in these areas to maintain the street surface in recent years. In 1994, a pavement management program was conducted to determine the condition of all streets within the City. The City currently maintains approximately 159 miles of streets. All of the Feasibility Report COTTG 110505 City of Cottage Grove Page 4 streets were field rated to document the existing street conditions. The streets within the project area were last rated in 2009. The streets were rated on a scale from 1 to 100, with 100 being the condition of a new street. Pavement ratings for streets in the project area are shown on Exhibit No. 6 located in Appendix A. From the latest rating done in the summer of 2009, the streets within this project area have a composite score of approximately 55 out of 100. Streets with scores below 45 are typically well beyond the point where they can be economically overlaid, and rehabilitation via reclamation is the most feasible method of improvement. While the composite score of the pavements is slightly higher than 45, it is reflective of the recent seal- coating that was done in 2004. While seal - coating is a common pavement rehabilitation method, it is relatively short lived and does not address any structural issues the pavements may have. Therefore, it is anticipated that the composite score within the project area will be back below a score of 45 when the streets are rated again and in need of rehabilitation via reclamation. Borings have been performed to determine the thickness of the existing bituminous and also investigate subsurface conditions within the project area. Several borings indicated thin pavement sections exist where the bituminous is only 1— 2 % inches thick. Thin pavement sections such as the ones existing on this project do not provide sufficient structural strength and are susceptible to damage from higher traffic loadings experienced when vehicles such as garbage trucks routinely travel the streets. The data gathered from these borings, augers and associated lab tests will be used to design the final street sub -grade and pavement sections. The centerline of the existing street pavement on 113` Street So. (East of Ideal Avenue So.), Inman Avenue So., 115"' Street So., and River Acres Road is not centered in the right -of -way in several locations as identified on the County half - section maps. A private street exists off the west end of River Acres Road and is located on a dedicated easement. 3.2 Sanitary Sewer Currently, there is no sanitary sewer that serves the project area. The nearest sanitary sewer that exists is the existing Metropolitan Council Environmental Sevices gravity interceptor line that flows to the Eagle Point wastewater treatment plant located east of the project area. 3.3 Water Main Currently, there is no water main that serves the project area. The nearest water main is located along 100' Street So., approximately one mile north of the project area. 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BNSF for quiet zone construction approval and "Notice of Establishment' for the quiet zone implementation. 6.0 Proposed Improvements 6.1 Streets As previously stated, the streets within the project are over 30 years old and are beyond their original approximate 20 -year design life. The pavements are deteriorated to the point that a bituminous overlay is not feasible, and pavement replacement is the best improvement option. The streets are proposed to utilize pavement rehabilitation which consists of reclaiming the existing gravel and bituminous street section, utilizing this material as an aggregate base, and then placing a new bituminous pavement. This reduces costs and construction time, since most material does not have to be hauled away from the project. It also provides an accessible source of gravel to be used for street and driveway access during construction. Concrete curb and gutter is proposed to be installed along Inman Avenue So. to eliminate the washouts that occurs in the existing gravel shoulders. It is also proposed that an area be established towards the west end of River Acres Road to provide school buses and emergency vehicles an area to safely turn around. This will be necessary as the current turn around area, just north of the intersection of the railroad tracks and 115` Street So., will be eliminated once medians are installed with the railroad crossing improvements. Additional right -of -way will need to be acquired from an adjacent property to accommodate the proposed turn- around improvements. Location of the proposed turn- around and anticipated right -of way or permanent easement needs are shown on Exhibit No. 10 located in Appendix A. The proposed street typical sections are shown on Exhibits No. 2 and 3 and the proposed street improvements are shown on Exhibit No. 4, located in Appendix A. 6.2 Sanitary Sewer Sanitary sewer should not be installed as part of this project unless adequate funding can be acquired to lower assessments to benefiting Feasibility Report COTTG 110505 City of Cottage Grove Page 7 properties such that the assessment amount supports the increase in property value as determined by a consulting appraiser. As part of sanitary sewer installation, a 21 -inch trunk sanitary sewer is identified in the City's Comprehensive Sewer Policy Plan, dated January, 1992 to be installed along the 110 Street So. alignment to accommodate future, sanitary sewer flows from development of land west of the current project area. The proposed sanitary sewer improvements are shown on Exhibit No. 5, located in the Appendix A. 6.3 Water Main Water main should not be installed as part of this project unless adequate funding can be acquired to lower assessments to benefiting properties such that the assessment amount supports the increase in property value as determined by a consulting appraiser. If it is determined that water main will be installed, it is recommended that the project area be modeled to verify final water main sizing, flows, and pressures. It is also recommended that water usage versus water quality be researched to determine if routine flushing will be necessary to maintain water quality for the users. The proposed water main improvements are shown on Exhibit No. 5, located in Appendix A. 6.4 Storm Sewer/ Rain Gardens The proposed drainage improvements consist of installing storm sewer with the proposed concrete curb and gutter along Inman Avenue So. and also a series of rain gardens at the low spot along 113 Street So. located between 113 Street Court So. and Inman Avenue So.. The proposed storm sewer along Inman Avenue will convey storm water to the existing discharge point located at the bottom of the hill near the existing BNSF railroad tracks. Catch basins will be installed in the proposed concrete curb and gutter at appropriate spacing to contain storm water between the curb lines. Proposed rain gardens will contain storm water in a more defined location at the low point along 113 Avenue So. and allow it to infiltrate into the ground. In conjunction with the rain gardens, an under -drain system will be installed that will allow over -flow pipes to be installed in each basin allowing larger rainfall events to convey underground. It is anticipated that the under -drain system discharge to the existing bluff south of 113 Street So. This will require piping to be installed two adjacent residential lots from the street right -of -way to the bluff at which time a drainage easement will need to be acquired from the adjacent residential lots. If an under -drain system is not desired for the rain gardens, they should be designed to maximize Feasibility Report COTTG 110505 City of Cottage Grove Page 8 infiltration of storm water while utilizing as much below grade storage as allowable at individual locations. It is recommended that additional funding for rain gardens be pursued from both the South Washington Watershed District (SWWD) and the Washington County Conservation District. Both agencies have programs with funding available to assist in offsetting some of the costs associated with the creation of new rain gardens. Both agencies recognize the water quality and runoff benefits rain gardens provide and encourage their creation in situations where it will benefit the watershed. Funding obtained from either agency will help reduce the associated costs related to storm water improvements. Proposed locations of rain garden and storm sewer improvements are shown on Exhibit 11 located in Appendix A. 6.5 Driveways There are also be a few culverts that need to be installed under existing driveways to correct minor drainage issues that exist at those drives. It is suggested that communication with the residents be conducted to identify which drives the residents are currently having drainage issues with. 7.0 Implementation 7.1 Estimated Costs The total estimated project cost of the street, trail, turn- around, and storm sewer improvements is $1,646,123. A total estimated project cost of the quiet zone improvements is $28,600. The total estimated project cost of the sanitary sewer and water main improvements is $7,807,659 if these utilities are determined to be installed concurrently with the street and storm sewer improvements. The above costs includes construction, 10 percent contingencies, and 30 percent indirect costs (indirect costs consist of engineering, administrative, interim financing, and legal expenses). An estimated cost summary is located in Appendix B. 7.2 Benefits and Assessment Past City practices and policies will be followed to arrive at estimated assessments for this project. The project area is unique as it is comprised of properties that are zoned both agricultural and residential including an overlay district that restricts future subdivision of the properties zoned agricultural unless served by City utilities. All Feasibility Report COTTG 110505 City of Cottage Grove Page 9 properties adjacent and benefit from the improvements are proposed to be assessed. The total estimated project assessments for street, trail, turn- around and storm sewer improvements is $740,755. The estimated assessment cost for quiet zone improvements is $12,800. These assessment costs represent approximately 45 percent of the total project cost for these improvements. A proposed assessment summary is located in Appendix B. 7.3 Proposed Funding This project is proposed to be funded with a combination of assessments and City funding. The estimated assessments are approximately 45 percent, and the City portion is approximately 55 percent of the total project cost for street and storm sewer improvements. City funding consists of General Tax Levy, City Enterprise Funds for repairs and improvements to the street storm sewer systems. A summary of the funding allocations is located in the Appendix B. 7.4 Easements It is anticipated that the proposed rain gardens may require drainage easement to be obtained if these improvements extend beyond the existing right -of -way unless a formal agreement can be executed between the City and adjacent property owners allowing the establishment of rain garden improvements outside the right -of -way. Additional right -of -way will need to be acquired for the proposed turn- around improvements. 7.5 Project Schedule A proposed project schedule has been prepared and is included as shown below. • Initiate Project, Authorize Feasibility Report ........ October 21, 2009 • Neighborhood Meeting ............. ............................... January 7, 2010 • Present Feasibility Report to Council & Call For Public Improvement Hearing ........................ February 17, 2010 ■ Council Holds Public Improvement Hearing & Orders Public Improvements .... ............................... March 17, 2010 • City Council Approves Plans & Specs, Authorizes Advertisement for Bids ............................. May 5, 2010 • Receive Bids ................................ ............................... June 10, 2010 Feasibility Report COTTG 110505 City of Cottage Grove Page 10 • Council Awards Contract ............. ............................... June 16, 2010 • Begin Construction .................. ............................... Early July, 2010 • Substantial Completion ...... ............................... September 31, 2010 • Council Calls For Assessment Hearing On Public Improvement ....... ............................... September 1, 2010 • Final Completion ........................... ........................October 15, 2010 • Council Holds Assessment Hearing & Considers Adopting Assessment Roll ............... ........................October 6, 2010 Feasibility Report COTTG 110505 City of Cottage Grove Page 11 Exhibits NRb N -11-N 6!tl NI VARIES m 2' SHLDR 4.1?XT 4" (MIN.) TOPSOIL & SEED OR SOD (TYP.) VA RIES 19 -2 VARIES 9.5 -11.5' 1 VARIES 9.5 -11.5' 2% 6" AGG. CL III (TYP. ) 2% 2' SHLDR R/W CITY OF COTTAGE GROVE MINNESOTA PHONE: 651.4502000 �j 3535 VADNAIS CENtER Ofl. Si. PAUL, MN 55110 SEH FILE No. COTTG170505 2010 PAVEMENT MANAGEMENT Typ SECTION TYPICAL ICAL SECTI COTTAGE GROVE, MINNESOTA EXHIBIT NO.2 DATE: 2/02/09 1.5" TYPE 41B * BIT. WEAR COURSE 2357 BIT. TACK COAT 2" TYPE 31B a Y BIT. BASE COURSE 6" RECLAIMED BIT. & CL. 5 AGGREGATE BASE M * PG 56 -28 TYPICAL SECTION (ROADS UNDER 9 TON) 110TH ST SO 113TH'ST SO - 113TH ST CT SO 115TH ST SO IDEAL AVE SO RIVERS ACRE RD CITY OF COTTAGE GROVE MINNESOTA PHONE: 651.4502000 �j 3535 VADNAIS CENtER Ofl. Si. PAUL, MN 55110 SEH FILE No. COTTG170505 2010 PAVEMENT MANAGEMENT Typ SECTION TYPICAL ICAL SECTI COTTAGE GROVE, MINNESOTA EXHIBIT NO.2 DATE: 2/02/09 pfi16 M -Ii-Y BPW W VARIES 12' 4' 1 LVD. 4" (MIN.) TOPSOIL & SEED OR SOD (TYP.) I VARIES I 24' F —F 12' BLVD 2% I — 2 % B618 CONC. C &G (TYP. R/W L 1.5" TYPE 41B * BIT. WEAR COURSE 2357 BIT. TACK COAT 2" TYPE 31B * BIT. BASE COURSE x 6" RECLAIMED BIT. & CL. 5 AGGREGATE BASE * PG 58 -28 SECTI TYPICAL • • • INMAN A VE SO CITY OF COTTAGE GROVE MWNESOTA PHONE: 651.990.2000 35 VAONAIS CENTER Oft. 35 3T. PAUL. 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Wfl[ B.I ll 4X3 -StlWi 39tl NItlL O \+a n�U \V \SOS It \611x] \] \3tl��5 0976-.MM Funding Allocations a O o o C� m M � n r N � r CL J fA EA V3 V3 fig fA 9 C O i l0 N Q N l0 M d p m � N N C lf Q � r o m � G t N J N W � o e o 0 0 0 N �1iOOO�[J N y V 0 O V O N N N Q 0 M V V M O O O V W w w �OCV N O V N Q Q t01`NM V O M V U� V N O I�CM SYONO <O th �O c0 N O ( [Y m a N � a N 0 0 0 0 0 0 O st "W-No C .01 _COO O 2 rn n m rn o n y W C V C N (vj N 42 a m s e 3 E � N C N G N d r N N 2 a r fq�N �N N N 2 16 @ C 2 {p = f0 [A (n h > V) d' � O n N N A � d Q - Q N N o a N N � c y N d C N � Q d N d R w E N N N d Q Q � M O N M M W N r � � 4 N 6 �- N E U) O E N E U) U r E d E a� N 6 a C E E � N N (n N y N N Q D wo °- E m a E m y n a N i d � Q Q � d G N W f6 J C c N E c C W 0 m U d 'm N U ti o O oz i C A s y m i g q� Y n n L6 7 N r O C U) LL � M d p m � N N C lf Q � r o m � G t N J N W � o e o 0 0 0 N �1iOOO�[J N y V 0 O V O N N N Q 0 M V V M O O O V W w w �OCV N O V N Q Q t01`NM V O M V U� V N O I�CM SYONO <O th �O c0 N O ( [Y m a N � a N 0 0 0 0 0 0 O st "W-No C .01 _COO O 2 rn n m rn o n y W C V C N (vj N 42 a m s e 3 E � N C N G N d r N N 2 a r fq�N �N N N 2 16 @ C 2 {p = f0 [A (n h > V) d' � O n N N A � d Q - Q N N o a N N � c y N d C N � Q d N d R w E N N N d Q Q � M O N M M W N r � � 4 N 6 �- N E U) O E N E U) U r E d E a� N 6 a C E E � N N (n N y N N Q D wo °- E m a E m y n a N i d � Q Q � d G N W f6 J C c N E c C W 0 m U d 'm N U ti o O oz i C A s y m i g q� Y n PRELIMINARY ASSESSMENT Street/Storm Assessable Unit StreetlStorm ASSESSMENT Quiet Zone ASSESSMENT Total Assessment GEOCODE ACRES Address Street St. 2902721430002 19.488 7624 110TH ST 1 $6,275 $6,275 2902721430006 7.998 0 0.9122 $5,724 $5,724 2902721430005 1750 7682 110TH ST 1 $6,275 $6,275 2902721430001 9.751 7700 110TH ST 1 $6,275 $6,275 2902721440007 1.666 7800 110TH ST 1 $6,275 $6,275 2902721440008 1 1.667 7810 110TH ST 1 $6,275 $6,275 2902721440002 1.667 7830 110TH ST 1 $6,275 $6,275 2902721440003 5.002 7900 110TH ST 1 $6,275 $6,275 2902721440001 5.003 7992 110TH ST 1 $6,275 $6,275 3202721120010 4.997 7521 110TH ST 1 $6,275 $6,275 3202721120001 4.747 7645 110TH ST 1 $6,275 1 $6,275 3202721120011 4.747 7699 110TH ST 1 $6,275 $6,275 3202721120006 1.748 7751110TH ST 1 $6,275 $6,275 3202721110009 4.754 7797110TH ST 1 $6,275 $6,275 3202721110010 4.993 7891110TH ST 1 $6,275 $6,275 3202721110013 2.499 7901110TH ST 1 $6,275 $6,275 3202721110007 0.875 7961 110TH ST 1 $6,275 $6,275 3202721110004 0.551 7979 110TH ST 1 $6,275 $6,275 3202721120009 4.996 7510 113TH ST 1 $6,275 $6,275 3202721120002 1 4.998 76301113TH ST 1 $6,275 $6,275 3202721120012 4.992 7650 113TH ST 1 $6,275 $6,275 3202721120007 3.999 7706 113TH ST 1 $6,275 $6,275 3202721120004 0.007 7706 113TH ST 1 $6,275 $6,275 3202721120008 4.000 7748 113TH ST 1 $6,275 $6,275 3202721110011 2.437 7750 113TH ST 1 $6,275 $6,275 3202721110012 2.438 7780 113TH ST 1 $6,275 $6,275 3202721110001 1 2.434 7810 ST 1 $6,275 $6,275 3202721110002 2.4401 78901113TH ST 1 $6,275 $6,275 3202721110014 2.5001 79001113TH ST 1 $6,275 $6,275 3202721110006 4.0001 7965111 OTH ST 1 $6,275 $6,275 3202721110003 8.223 79801113TH ST 1 $6,275 $6,275 3302721220001 42.800 8275 110th ST 0 $0 $0 3202721130006 4.224 7625113TH ST 1 $6,275 $6,275 3202721130006 1 1.438 7625 113TH ST 0 $0 $0 3202721130010 2.437 7635113TH ST 1 1 $6,275 $6,275 3202721130010 0.555 7635 113TH ST 0 $0 $0 3202721130011 3.379 7641 113TH ST 1 $6,275 $6,275 3202721130011 0.619 76411113TH ST 0 $0 $0 3202721130005 3.165 7653113TH ST 1 $6,275 $6,275 3202721130005 0.550 7653 113TH ST 0 $0 $0 3202721130004 1 3.695 76751113TH ST 1 $6,275 $6,275 3202721130004 1 0.544 76751113TH ST 0 $0 $0 3202721130001 4.504 77551113TH ST 1 $6,275 $6,275 3202721130001 0.315 7755 113TH ST 0 $0 $0 3202721130007 1.094 7777113TH ST 1 $6,275 $6,275 3202721130007 0.048 7777 113TH ST 0 $0 $0 3202721140004 3.751 7801 113TH ST 1 $6,275 $6,275 3202721140006 0.092 7801 113TH AVE 0 $0 $0 3202721140004 0.111 7801 113TH ST 0 $0 $0 3202721140017 0.080 Oil 0 $0 $0 3202721140011 4.112 7825 113TH ST 1 $6,275 $6,275 3202721140011 0.232 7825 113TH ST 0 $0 $0 3202721140010 4.704 7873113TH ST 1 $6,275 $6,275 3202721140010 0.361 7873 113TH ST 0 $0 $0 3202721140014 4.598 7893113TH ST 1 $6,275 $6,275 3202721140019 0.548 7981 FIVER ACRES RD 1 $6,275 $247.50 $6,523 3202721140018 4.124 7903113TH ST 1 $6,275 $6,275 3202721140008 3.139 7903113TH ST 0.55 $3,451 $3,451 3202721140009 0.607 7987 RIVER ACRES RD 0 $0 $0 3202721140012 0.681 7987 RIVER ACRES RD 1 $6,275 $6,275 3202721140009 0.876 7987 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3202721140001 3.729 7998 113TH ST 1 $6,275 $6,275 3202721140002 1 0.476 7993 RIVERACRES RD 1 $6,275 $247.50 $6,523 3202721410003 0.377 7993 RIVER ACRES RD 0 $0 $0 3202721140007 3.711 8000113TH ST 1 $6,275 $6,275 3202721140003 0.899 7995 RIVERACRES RD 1 $6,275 $247.50 $6,523 3302721230019 1.246 8041113TH ST 1 $6,275 $6,275 3302721230020 1.086 8063 113TH ST 1 $6,275 $6,275 3302721230021 0.858 0 1 $6,275 $6,275 3302721230018 1 0.772 8170 ST 1 $6,275 $6,275 3302721230017 0.500 8190 113TH ST 1 $6,275 $6,275 3302721230016 0.517 8216 113TH ST 1 $6,275 $6,275 3302721230015 0.517 8236 113TH ST 1 $6,275 $6,275 3302721230014 0.517 8246 113TH ST 1 $6,275 $6,275 3302721240023 0.516 8256 113TH ST 1 $6,275 $6,275 3302721240022 0.517 8286 113TH ST 1 $6,275 $6,275 3302721240021 0.517 8300 ST 1 $6,275 $6,275 3302721240020 0.692 8322 113TH ST 1 $6,275 $6,275 3302721240019 0.532 0 0.36 $2,259 ` $2,259 3302721240006 0.487 0 0.37 $2,322 ,. $2,322 3302721240028 0.720 0 0.05 $314 $314 3302721310006 0.796 0 0.55 $3,451 $3,451 3302721310007 0.750 0 0,55 $3,451 $3,451 3302721240018 0.517 8366113TH ST 1 1 $6,275 $6,275 3302721240017 0.516 8388113TH ST 1 $6,275 $6,275 3302721240016 0.513 8400113TH ST 1 $6,275 $6,275 3302721240015 0.572 8424 113TH ST 1 $6,275 $6,275 3302721240014 0.166 8424 113TH ST 0 $0 $0 3302721240013 0.713 8462 113TH ST 1 $6,275 $6,275 3302721240012 1.434 11301INMAN AVE 1 $6,275 1 $247.50 $6,523 3302721230001 2.605 80111113TH STREET CT 1 $6,275 $247.50 $6,523 3302721230026 1.617 8011 113TH ST 0 $0 $0 3302721230002 1.093 8049 113TH STREET CT 1 $6,275 $247.50 $6,523 3302721230003 0.938 8075 113TH STREET CT 1 $6,275 $247.50 $6,523 3302721230004 0.845 8101 113TH STREET CT 1 $6,275 $247.50 $6,523 3302721230027 0.707 8101 113TH ST 0 $0 $0 3302721230005 0.815 8127 113TH STREET CT 1 1 $6,275 $247.50 $6,523 3302721230023 1.616 01 0 $0 $0 3302721230006 1.039 81511113TH STREET CT 1 $6,275 $247.50 $6,523 3302721230007 1.737 8163 113TH STREET CT 1 $6,275 $247.50 $6,523 3302721230008 1.647 8175113TH ST 1 $6,275 $247.50 $6,523 3302721230009 0.907 8217 113TH ST 1 $6,275 $247.50 $6,523 3302721230024 1.160 0 0 $0 $0 3302721230011 0.709 8251 113TH ST 1 $6,275 > $247.50 $6,523 3302721230025 0.914 8251 113TH ST 0 $0 $0 3302721230012 0.137 82611113TH ST 0 $0 $0 3302721230013 0.530 8261 113TH ST 1 $6,275 '! $247.50 $6,523 3302721240024 0.933 8261 113TH ST 0 $0 $0 3302721230022 0.209 0 0 $0 $0 3302721240002 0.513 8271 113TH ST 1 $6 ; 275 $247.50 $6,523 3302721240027 0.703 8271 113TH ST 0.25 $1,569 $1,569 3302721240003 0.505 8285 113TH ST 1 $6,275 $247.50 $6,523 3302721240033 1.418 8278 ST 1 $6,275 $247.50 $6,523 3302721240004 0.497 8301 113TH ST 1 $6,275 $247.50 $6,523 3302721240005 0.490 8323 113TH ST 1 $6,275 $247.50 $6,523 3302721240030 0.846 8300 115TH ST 1 $6,275 $247.50 $6,523 3302721240007 0.742 8365 113TH ST 1 $6,275 $247.50 $6,523 3302721240032 0.954 8404 115TH ST 1 $6,275 $247.50 $6,523 3302721240008 0.502 8385 113TH ST 1 $6,275 $247.50 $6,523 3302721240029 0.702 8412 ST 1 $6,275 $247.50 $6,523 3302721240009 0.520 8391 113TH ST 1 $6,275 $247.50 $6,523 3302721240031 0.625 8391 113TH ST 0.25 $1,569 $1,569 3302721240010 1.005 8399 113TH ST 1 $6,275 $247.50 $6,523 3302721240026 0.635 11340INMAN AVE 1 $6,275 $247.50 $6,523 3302721240011 0.875 11325INMAN AVE 1 $6,275 $247.50 $6,523 3302721240035 0.120 11325INMAN AVE 0 $0 $0 3302721240037 3.488 11343INMAN AVE 1 $6,275 $247.50 $6,523 3302721320001 1.068 8001 RIVER ACRES RD 1 $5,275 $247.50 $6,523 3302721320002 0.652 8003 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721320003 0.753 8005 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721320004 0.838 8035 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721320005 0.876 8039 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721320006 0.815 8077 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721320007 0.652 8151 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721320008 0.752 8171 RIVERACRES RD 1 $6,275 $247.50 $6,523 3302721230032 0.704 8211 RIVER ACRES RD 1 $6,275 $6,275 3302721320009 0.885 8211 RIVER ACRES RD 1 $6,275- $6,275 3302721320010 0.946 8211 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721230033 1 0.843 8222 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721230029 0.421 8232 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721230028 0.421 8232 RIVER ACRES RD 1 $6,275 $6,275 3302721320011 0.913 8235 RIVERACRES RD 1 $6,275 $247.50 $6,523 3302721320012 0.870 8251 RIVERACRES RD 1 $6,275 $247.50 $6,523 3302721310001 0.868 8275 RIVER ACRES RD 1 $6,275 $247.50 $6,523 3302721310002 0.966 8279 RIVER ACRES RD 0.6 $3,765 $247.50 $4,013 3302721310003 0.876 8281 RIVER ACRES RD 1 0.6 $3,765 $247.50 $4,013 3302721310004 0.833 8285 RIVER ACRES RD 0.6 $3,765 $247.50 $4,013 3302721310005 0.835 8291 RIVER ACRES RD 0.6 $3,765 $247.50 $4,013 3302721310008 0.672 8327 RIVER ACRES RD 0.6 $3,765 $247.50 $4,013 3302721310009 0.792 8365 RIVER ACRES RD 0.6 $3,765 $247.50 $4,013 3302721240036 1.140 8401 RIVER ACRES RD 0.6 $3,765 $247.50 $4,013 308.602 118.0422 $740,754.94 $12,870.00 $753,624.94 Approx. Assessement Per Parcel = $6,275.34 A SPECIAL BENEFITS APPRAISAL RESTRICTED USE REPORT FORMAT (BRKW File No. 6361) SPECIAL BENEFITS VALUATION OF EIGHT RESIDENTIAL /AGRICULTURAL PROPERTIES 2010 PAVEMENT MANAGEMENT PROJECT RIVER ACRES, DISTRICT H CITY PROJECT #2010 -001 VALUATION DATE: JANUARY 21. 2010 WIN CITY OF COTTAGE GROVE ATTN: HOWARD BLIN COMMUNITY DEVELOPMENT DIRECTOR 7516 80 STREET SOUTH COTTAGE GROVE, MN 55016 193.4 PAUL J. GLEASON AND WILLIAM E. PETERSEN BRKW APPRAISALS INC, REAL ESTATE.. VALUATION SERVICES BRKW APPRAISALS, INC, REAL ESTATE VALUATION SERVICES February 1, <2010 City of Cottage Grove ATTN: Howard Blin Community Development Director 7516 80 Street South Cottage Grove, MN 55016 RE: Special Benefits Valuation of Eight Residential /Agricultural Properties 2010 Pavement Management Project River Acres, District H City Project #2010 -001 Dear Mr. Blin: In accordance with your request, we are providing you with a special benefits appraisal pertaining to the above referenced public improvement project proposed by the City of Cottage Grove. The effective date of valuation is January 21, 2010, which is the date of our inspection of the project area and subject properties. Based on our prior agreement, this appraisal is presented in a restricted use report format, in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice. The purpose of the special benefits appraisal is to provide an opinion of the increase in market value, if any, that will accrue to each of the eight subject properties as a result of the proposed street and related improvements. The intended use of the appraisal is to assist City of Cottage Grove officials in determining the appropriate and equitable amount of special assessments that may be levied against properties benefited by the improvement project. The intended users of the report are City of Cottage Grove officials. At your request, a total of eight properties have been appraised herein. It is our understanding that the special benefit opinions we have developed for these eight properties will assist the City of Cottage Grove in determining the special assessments to be levied to other benefiting properties in the project area. Benefiting property owners will be assessed for portions of street and related construction costs. SPRUCE TREE CENTRE SUITE 314 1600 UNIVERSITY AVE 5T PAU1 MTV 55104 651.646.6114 FAX 651 646 8086 brkwObrkw.com The value benefits, if any, of street, utility and other such public improvements accrue to the land value component of a property, not to the value of buildings and other improvements on the land. Consequently, this special benefits analysis is limited to the valuation of only the land components of the properties appraised. The before - and -after valuation methodology has been used in this appraisal, which analyzes the market value of the subject land prior to the project in relation to the market value of the land after the project. The difference between the before and after opinions of market value reflects the value of special benefits to each of the appraised properties, as of January 21, 2010, as shown below: City of Cottage Grove Project #2010-001 Opinion of Land Values and Property Value Benefits Project Parcel# Property Address Tax Parcel ID Land Area* Value Before Value After Special Benefit $ % 1 2 7624 110th Street South 29- 027 -21 -43 -0002 29- 027 -21 -43 -0006 27.49 ac. $450,000 $462,000 $12,000 17% 12 7699 110th Street South 32- 027 -21 -12 -0011 4.75 ac. $214,000 $223,000 $9,000 4.2% 25 7750 113th Street South 32- 027 -21 -11 -0011 2.44 ac. $135,000 $143,000 $8,000 5.9% 32 8275 110th Street South 33- 027 -21 -22 -0001 42.80 ac. $685,000 $685,000 None -- 57 58 7903 113th Street South 32- 027 -21 -14 -0018 32-027 -21 -14 -0008 6.78 ac. $235,000 $245,000 $10,000 4.3% 121 122 8391 113th Street South 33- 027 -21 -24 -0009 33- 027 -21 -24 -0031 1.15 ac. $95,000 $103,000 $8,000 8.4% 137 138 8211 River Acres Road 33- 027 -21 -32 -0009 33- 027 -21 -32 -0010 1.83 ac. $420,000 $435,000 $15,000 16% 149 8327 River Acres Road 33- 027 -21 -31 -0008 0.67 ac. $215,000 $225,000 $10,000 4.7% *Land area excludes road R/W This appraisal assignment is not based on a requested minimum valuation or a specific valuation for approval of a loan. The opinions of market value and special benefits identified in this report were developed independent of any undue influence. The opinions of value assume all real estate taxes and special assessment balances, if any, have been paid in full. The values are gross values with no allowances made for brokerage commissions, real estate taxes or other carrying costs associated with a property during its marketing period. This appraisal report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP) as promulgated by the Appraisal Foundation. The facts and information contained in this report were obtained from sources that are considered to be reliable and are true to the best of our knowledge and belief, but are not guaranteed. This appraisal report is contingent upon the assumptions and limiting conditions included within this report. BREW APPRAISALS, INC. PAGE 2 Your attention is directed to the following report which summarizes the data, analyses and conclusions that support the opinions of value. Sincerely, BRKW APPRAISALS, INC. Paul J. Gie n Certified General Real Property Appraiser Minnesota License 44003073 William E. Petersen Certified General Real Property Appraiser Minnesota License #4001649 BRKW APPRAISALS, INC. PAGE 3 TABLE OF CONTENTS PURPOSE /INTENT OF THE APPRAISAL /INTENDED USERS ...... ............................... I SCOPE OF WORK ...................................................................... ............................... I IDENTIFICATION OF PROPERTIES APPRAISED /LEGAL DESCRIPTIONS ............... 2 PROPERTY RIGHTS APPRAISED ............................................... ............................... 2 ZONING..................................................................................... ............................... 3 LANDUSE PLAN ........................................................................ ............................... 3 MARKET VALUE DEFINITION .................................................. ............................... 4 COMPETENCYPROVISION ....................................................... ............................... 4 CONTINGENT AND LIMITING CONDITIONS ............................ ............................... 5 DESCRIPTION OF SUBJECT PROPERTIES ................................. ..............................6 DESCRIPTION OF EXISTING IMPROVEMENTS ........................ ............................... 9 DESCRIPTION OF PROPOSED IMPROVEMENTS ........................ .............................11 PAVEMENT- MANAGEMENT PROJECT MAP ...................................... ............................... 12 PROJECT PARCELS MAP .............................................................. ............................... 13 PROPOSED STREET REHABILITATION MAP ...................................... ............................... 14 PROPOSEDQUIET ZONE MAP ....................................................... ............................... 15 HIGHEST AND BEST USE ........................................................... .............................16 SPECIAL BENEFIT CONCLUSIONS ............................................ .............................17 SPECIAL BENEFIT ANALYSIS PROCESS .................................... .............................18 CERTIFICATION........................................................................ .............................24 PROFESSIONAL QUALIFICATIONS .................... ERROR! BOOKMARK NOT DEFINED. COMPANY PROFILE ................................................................... .............................29 PURPOSE /INTENT OF THE APPRAISAL /INTENDED USERS The purpose of the appraisal is to develop an opinion of the value of special benefits, if any, that will accrue to eight residential and agricultural properties resulting from the proposed 2010 Pavement Management Project, River Acres, District H in Cottage Grove, Minnesota. The intent of the special benefits appraisal is to assist City of Cottage Grove officials in determining the appropriate and equitable amount of special assessments that may be levied against benefiting properties located in the project area. The intended users of the report are officials of the City of Cottage Grove. SCOPE OF WORK The City of Cottage Grove is proposing to rehabilitate several streets and make related improvements in the River Acres area along the Mississippi River in the extreme south - central part of the city. The project is referred to as City Project 92010 -001. A detailed description of the project and project maps are presented on later pages. A total of eight properties in the project area have been appraised in this report. The opinions of special benefits developed in this appraisal for the eight appraised properties will be used by the City of Cottage Grove as a basis for levying special assessments to other benefiting properties in the project area. Benefiting property owners will be assessed by the City of Cottage Grove for portions of street and related project costs. The exhibit on page 12 indicates properties proposed for assessment. A viewing of the project area and exterior inspections of the eight subject properties were made on January 21, 2010, which is the effective date of valuation. Since the benefits of public improvement projects such as street reconstruction accrue to the land component of properties only, the valuation in this report involves land only. Opinions of the market value of the subject properties have been developed in this appraisal using the Direct Sales Comparison Approach. This approach, which is the one most appropriate for valuing land, involves the comparison and analysis of land parcels recently sold which are similar to the land being appraised. The application of the Cost and Income Approaches typically applies only when a property valuation includes buildings and other improvements having contributory value. The subject land parcels are valued before and after the proposed project improvements. The difference between the before and after opinions of market value is the special benefit value attributable to the proposed project. This report is presented in the restricted use report format in compliance with the reporting requirements of Standards Rule 2 -2 (c) of the Uniform Standards of Appraisal Practice (USPAP). The results of the analysis and the conclusions pertaining to the value benefits to the subject properties are presented in an abbreviated manner in this report, at a level of detail sufficient for the needs of the intended users. Additional notes, analyses, and supporting data are retained in the appraisers' office workfile. The opinions and conclusions stated in this report may not be understood properly without additional information in the workfile. The report is intended to be read and used only by the intended users identified herein. BRKW APPRAISALS, INC. PAGE 1 IDENTIFICATION OF PROPERTIES APPRAISED /LEGAL DESCRIPTIONS The addresses, tax parcel numbers, and owners of the eight appraised properties, as provided by the City of Cottage Grove, are presented below. The abbreviated legal descriptions as provided by Washington County are included, if space allows. City of Cottage Grove Project #2010 -001 Project Parcel # Address Tax Parcel # Owner Legal Description 1 2 7624 110th Street South 29- 027 -21 -43 -0002 29- 027 -21 -43 -0006 John E. Angell Tina R. Ott - Angell Lengthy, on file. 12 7699 110th Street South 32- 027 -21 -12 -0011 Deborah A. Hodges Troy E. Larson N 1/2 - W 1/2 - E 1/2 - NW 1/4 -NE 1/4, exc. N 33 feet, Sec 32 -27 -21 25 7750 113th Sheet South 32- 027 -21 -I1 -0011 William T. Serpico Lengthy, on file. 32 8275 110th Street South 32- 027 -21 -22 -0001 William G. Pehich Carol L. Petrich Lengthy, on file. 57 58 7903 113th Street South 32- 027 -21 -14 -0018 32- 027 -21 -14 -0008 John E. Swenson Darlene Swenson Lengthy, on file. 121 122 8391 113th Street South 33- 027 -21 -24 -0009 33- 027 -21- 24-0031 Robert E. Albright Diane L. Albright Lengthy, on file. 137 138 8211 River Acres Road 33- 027 -21 -32 -0009 33- 027 -21 -32 -0010 Richard V. Mullen Annette M_ Mullen Lots 10 & 11, House's River Acres 149 8327 River Acres Road 33- 027 -21 -31 -0008 Sharon L. Marcotte ILot 21, House's River Acres The project parcel numbers as assigned by the City of Cottage Grove are indicated above in the first column. The properties and their project parcel numbers are presented on a snap on page 13. PROPERTY RIGHTS APPRAISED The property rights appraised are those of the fee simple estate. BRKW APPRAISALS, INC. PAGE 2 ZONING The appraised properties are zoned as follows: City of Cottage Grove Project #2010 -001 Address Tax Parcel # Zonin 7624 110th Street South 29- 027 -21 -43 -0002 29- 027 -21-43 -0006 R -3, Single Family Residential 7699 110th Street South 32- 027 -21 -12 -0011 R -3, Single Family Residential 7750 113th Street South 32- 027 -21 -11 -0011 R -3, Single Family Residential 8275 110th Street South 32- 027 -21 -22 -0001 R -3, Single Family Residential 7903 113th Street South 32- 027 -21 -14 -0018 32- 027 -21 -14 -0008 R -3, Single Family Residential 8391 113th Street South 33- 027 -21 -24 -0031 33- 027 -21 -24 -0009 R -4, Low Density Residential 8211 River Acres Road 33- 027 -21 -32 -0009 33- 027 -21 -32 -0010 R -4, Low Density Residential 8327 River Acres Road 33- 027 -21 -31 -0008 R -4, Low Density Residential The subject properties are currently zoned either R -3, Single Family Residential or R- 4, Low Density Residential. Critical Overlay District: That portion of the project area between the Mississippi River and 110 Street South is within the Mississippi River Corridor Critical Area Overlay District, which imposes various development restrictions in addition to the current zoning requirements. Density of residential development in overlay district areas without sanitary sewer shall not exceed four dwelling units per quarter/quarter section (40 acres). LAND USE PLAN The current land use plan for the city indicates the properties in the project area to be guided Low Density Residential. BRKW APPRAISALS, INC. PAGE 3 MARKET VALUE DEFINITION Market Value as defined by the United States Department of the Treasury through the Comptroller of the Currency and the Office of Thrift Supervision is: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: ♦ buyer and seller are typically motivated; ♦ both parties are well informed or well advised, and each acting in what he considers his own best interest; ♦ a reasonable time is allowed for exposure in the open market; ♦ payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and ♦ the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. This definition is also recognized by the Appraisal Foundation and is part of the Uniform Standards of Professional Appraisal Practice (USPAP). COMPETENCY PROVISION Paul J. Gleason has been a full -time professional real estate appraiser since April 1992. William E. Petersen has been a full -time professional real estate appraiser since November 1986. Provided later in this report are summaries of their professional qualifications. The educational training and extensive work experience of the appraisers, each of whom is licensed as a Certified General Real Property Appraiser, enable completion of this appraisal assignment in a professional manner consistent with the intent of the competency provision of the Uniform Standards of Professional Appraisal Practice. BRKW APPRAISALS, INC. PAGE 4 CONTINGENT AND LIMITING CONDITIONS This appraisal report is subject to the following Limiting Conditions and Assumptions: 1. The legal descriptions contained herein are assumed to be correct. 2. The appraiser assumes no responsibility for matters legal in nature affecting the property appraised or the title thereto, nor does the appraiser render any opinion as to the title, which is assumed to be good and marketable. The property is appraised as though under responsible ownership. 3. No survey has been prepared of the property by the appraiser and no responsibility is assumed in connection with such matters. Sketches in this report are included only to assist the reader in visualizing the property. 4. Information furnished by others is assumed to be reliable. However, the appraiser assumes no responsibility for its accuracy. 5. In cases where no soil tests have been submitted, the appraiser has assumed a good subsoil condition, subject to visual observations noted in the report. 6. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil or structures, which would render it more or less valuable. The appraiser assumes no responsibility for such conditions or for engineering that might be required to discover such factors. 7. The appraiser is not required to give testimony or appear in court because of having made this appraisal with reference to the property in question, unless arrangements have been previously made. 8. The distribution of the total valuation in this report between land and improvements applies only under the highest and best use of the property. 9. The Bylaws and Regulations of the professional appraisal organizations with which the appraiser is affiliated govern disclosure of the contents of the appraisal report. IO.Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and, in any event, only with proper written qualifications and only in its entirety. I I.Neither all nor any part of the contents of this report, or a copy thereof, shall be conveyed to the public through advertising, public relations, news, sales or any other media without written consent and approval of the appraiser. Nor shall the appraiser, firm or professional organization of which the appraiser is a member be identified without the written consent of the appraiser. 12.The value conclusion assumes all taxes and special assessments are paid in full. 13.The after improvements valuation in this appraisal assumes proposed improvements have been completed in accordance with the description of the proposed work provided to the appraisers by the City of Cottage Grove. Environmental Disclaimer: The value opinions in this report are based on the assumption that the subject properties are not adversely affected by the existence of hazardous substances or detrimental environmental conditions. A routine inspection of the properties did not reveal or indicate any such conditions. In that the appraisers are not qualified in this field of expertise, the client is encouraged to retain an expert in such investigations, if so desired. BRKW APPRAISALS, INC. PAGE 5 DESCRIPTION OF SUBJECT PROPERTIES Following are brief descriptions of the eight appraised properties. The project parcel number(s) for each property is included with the address. The subject properties are identified by their project parcel number(s) on the map on page 13. Land areas were provided by the City of Cottage Grove and are subject to survey. 7624 110 Street South (Parcels 1 and 2) This property fronts the north side of I10` Street South approximately 0.36 mile west of Ideal Avenue South. The total land area is 27.49 acres according to the City of Cottage Grove. The land area does not include road right of way. The property is comprised of two adjoining tax parcels, one 19.49 acres and the other 8.00 acres. Frontage along 110` Street South is approximately 660 feet. The fronting street is paved and has no curbs. Based on the inspection coupled with a review of aerial photos, the land is generally level, open, and used for agricultural purposes. Trees serve as wind breaks along the edges of the tax parcels. The property is not homesteaded. The estimated market value for payable taxes in 2010 is $274,600, which is divided $263,100 land and $11,500 buildings. The buildings appear to be farm - related and not residential. The larger tax parcel was purchased by the current owner in June 2002 for $300,000. 7699 110` Street South (Parcel 12) This property fronts the south side of I IO' Street South approximately 0.30 mile west of Ideal Avenue South. The road frontage is approximately 330 feet. The land area is 4.75 acres, which does not include any road right of way. The site is improved with a single family walkout rambler which was built in 1998. The land is level to rolling, mostly open, with mature trees along the north, west and east edges serving as landscaping and wind breaks. The estimated market value for taxes payable in 2010 is $411,000, which is divided $146,700 land and $264,300 building. The property is homesteaded. The current owners acquired the property in October 2007 for $427,500 on a sale that was marketed on the MLS. 7750 113` Street South (Parcel 25) The property fronts the north side of 113` Street South approximately one -fifth mile west of Ideal Avenue South. The land area is 2.44 acres, which does not include any right of way. Frontage on 113` Street South is approximately 166 feet. The land is generally level and partially wooded with mature trees. Access is on uncurbed 113` Street South. The land is improved with a single family house built in 1972. The estimated market value for taxes in 2010 is $294,800, which is divided $146,700 land and $148,100 building. The house directly east was built in 2001 and sold for $558,000 in September 2006. The house on the west was built in 1983 and has an assessed value of $297,900. BRKW APPRAISALS, INC. PAGE 6 8275 110 Street South (Parcel 32) This is a large agricultural parcel which contains approximately 42.8 acres. According to Washington County, the land area is all productive acreage and no roads are included. The land is generally level and open, and used for crops. Mature trees serve as wind breaks along the parcel edges. The parcel has approximately 620 feet of frontage on I IP Street South at the angled southwest corner. The entire north lot line fronts I I 01 Street South and the entire west property line extends along Ideal Avenue South. The owner's residence is on the adjoining tax parcel to the east which, on aerial photos, appears to provide the field access to Parcel 32. The estimated market value for 2010 taxes is $642,000 land only, which equates to $15,000 per acre. The land is within the Mississippi River Corridor Critical Area Overlay District which limits development to a density of four dwelling units per quarter /quarter or 40 acres. 7903 113` Street South (Parcels 57 and 58) This property fronts the south side of 113` Street about 300 feet west of Ideal Avenue South. The property consists of two adjoining tax parcels. The larger parcel is approximately 4.12 acres with 165 feet of road frontage and the other is approximately 3.14 acres with 150 feet of frontage. The property totals 7.26 acres which includes right of way for 113` Street South. Excluding right of way, the land area is approximately 6.78 acres, of which approximately 2.91 acres is for the smaller tax parcel. The land is partially wooded, with dense evergreens at the front along 113 " Street South. The rear of the land is low -lying in relation to the front. The estimated market value of the property for 2010 taxes is $395,500, which is divided $263,000 land and $132,500 building. The land is improved with a single family house built in 1964. The house is on the larger tax parcel and the smaller tax parcel is vacant. 8391 113` Street South (Parcels 121 and 122) This interior lot is comprised of two adjoining tax parcels. The property fronts the south side of 113` Street South approximately 190 feet west of Inman Avenue South. The total land area is approximately 1.15 acres. Frontage on 113` Street is 102 feet. A house built in 1973 is on the smaller front tax parcel of 0.52 acre. The adjoining undeveloped rear parcel of approximately 0.63 acre is considered unbuildable according to the City of Cottage Grove. As such, the two tax parcels comprise one building site. The site is heavily wooded, with a steep downhill slope to the south where the land has about 115 feet of frontage on I I5` Street South. The site is within the proposed "quiet zone" which is described on page 11. The estimated market value for taxes payable in 2010 is $282,800, which is divided $141,700 land and $141,100 building. Nearby homes date typically from the 1960s and 1970s. The house directly east at 8399 113` Street South was built in 1962. The house on the west was built in 1966. BRKW APPRAISALS, INC. PAGE 7 8211 River Acres Road (Parcels 137 and 138) This is a single family homesite fronting the Mississippi River. The property consists of two adjoining tax parcels which together contain approximately 1.83 acres. The lot has approximately 224 feet of frontage along the river and 200 feet on River Acres Road. The land is partially wooded and appears to be generally level. A flowage easement encumbers the rear half or so. The land is improved with a house that was built in 1972 and 1984 according to Washington County. The estimated market value for 2010 taxes is $875,900, which is divided $573,100 land and $302,800 building. The house on the 0.91 -acre lot directly east at 8235 River Acres Road, built in 1989, sold for $700,000 in August 2004. The subject lot is within the proposed "quiet zone," as described on page 11. 8327 River Acres Road (Parcel 149) This is a river lot which is on a private gravel road. The road surface is ten feet wide and located within a public right of way. The lot contains approximately 0.67 acre with 100 feet of road frontage and about 105 feet of river frontage on the angled south lot line. The property is wooded, mostly in the north half near the road. The house on the land was built in 1959. The land directly west is vacant and encumbered by a natural gas pipeline easement. The lot on the east is improved with a single family house built in 1958. The estimated market value for the 2010 tax year is $381,900, which is divided $277,800 land and $104,100 building. The property is within the proposed "quiet zone." BRKW APPRAISALS, INC. PAGE 8 DESCRIPTION OF EXISTING IMPROVEMENTS The project area includes the following streets: Ideal Avenue South from I10` Street South to 113` Street South I I 01 Street South from Ideal Avenue South to cul -de -sac 113` Street South from Ideal Avenue South to cul -de -sac 113` Street Court South from 113 "' Street South to cul -de -sac 113` Street South from Ideal Avenue South to Inman Avenue South Inman Avenue South from 113` Street South to 115` Street South 115"' Street South from Inman Avenue South to BNSF railroad crossing River Acres Road from BNSF railroad crossing to end of public right of way Following is a description of existing improvements in the project area according to a feasibility report and various information provided by the City of Cottage Grove. 1. The streets in the project area were originally constructed starting in 1964. The streets range from 19 to 24 feet in width and have gravel shoulders. Existing pavement has reportedly deteriorated to a point where patching and overlays are no longer feasible to improve and maintain the pavement condition. 2. Borings indicate that existing street pavement is thin in many areas. Existing bituminous paving is sometimes only one inch to two and a half inches thick, which is too thin to provide the structural strength required for heavy vehicles such as garbage trucks. 3. No provision exists to turn around school buses or emergency vehicles towards the west end of River Acres Road. School buses currently turn around north of the intersection of the BNSF railroad tracks and 115"' Street South. 4. The centerline of existing street pavement on 113` Street South (east of Ideal Avenue South), Inman Avenue South, 115` Street South, and River Acres Road is not centered within the existing right of way in several locations. 5. Existing storm sewer consists of a couple of catch basins along Inman Avenue South connected by corrugated metal pipe that discharges along the BNSF railroad tracks. All other streets in the project area handle storm water by utilizing shallow ditches and culverts as necessary to convey drainage under existing driveways. 6. There is a low point along 113` Street South between 113`" Street Court and Inman Avenue South which has poor drainage and creates localized flooding during larger rainfall events. BRKW APPRAISALS, INC. PAGE 9 7. The steep grade along Inman Avenue South from 113` Street South to 115` Street South promotes washouts along the existing gravel shoulder. 8. Properties in the project area have no public water or sanitary sewer services. There is no watermain that serves the area. 9. A private street with a 10- foot -wide gravel surface exists on a 66- foot -wide public right of way off the east end of paved River Acres Road. 10. There is no median in I I5` Street South or River Acres Road near the BNSF railroad crossing. Because there is no median in place, vehicles have the opportunity to drive around the crossing gate when it is down. Trains are required by law to sound the horn at such a crossing. BRKW APPRAISALS, INC. PAGE; 10 DESCRIPTION OF PROPOSED IMPROVEMENTS The City of Cottage proposes to rehabilitate the streets in the project area and make other related improvements as part of City Project #2010 -001. The main objective of the project is to improve the condition of the existing streets and perform any necessary drainage improvements. Proposed improvements include the following: 1. The project streets will be rehabilitated through reclamation, which is a process in which the existing pavement is completely removed, crushed into small pieces, and then reused as an aggregate base material. The base material is re- graded and a new bituminous pavement is installed on top. The gravel private road extending east of paved River Acres Road will not be improved. 2. The completed streets will be 19 to 23 feet wide with two -foot gravel shoulders, except for Inman Avenue South which will be 24 feet wide with two - foot shoulders. The new pavement will have a one and a half inch bituminous wear course over two inches of bituminous base. The new bituminous pavement will increase the thickness which is lacking in the existing streets. The underlying aggregate base, which includes reclaimed crushed pavement, will be six inches thick. 3. Concrete curb and gutter will be installed on Inman Avenue South to eliminate the washouts that occur in the existing gravel shoulders. 4. A turnaround will be constructed towards the westerly end of River Acres Road to provide an area for school buses and emergency vehicles to safely turn around. 5. A storm sewer will be installed with the proposed curb and gutter along Inman Avenue South. The storm sewer will convey storm water to the existing discharge point located at the bottom of the hill near the existing BNSF tracks. 6. A series of rain gardens will be constructed in the low area along 113` Street South where periodic flooding occurs. The rain gardens will contain storm water and allow it to infiltrate into the ground. 7. Culverts will be installed, where necessary, under existing driveways to correct minor drainage issues that exist at those locations. 8. Center concrete medians will be installed on each side of the BNSF railroad crossing to accommodate a future quiet zone. With the installation of street medians near the railroad crossing, trains will no longer be required to sound the horn at the crossing. An exhibit indicating the bounds of the proposed quiet zone is on a following page. 9. The existing eight- foot -wide bituminous trail which runs along the east side of Ideal Avenue South will be extended from I 101 Street South to 113` Street South. BRKW APPRAISALS, INC. PAGE 11 N W �O IL C W Q' a 0 z t w Z � m � 1v � N W r 4 E � L a U} E a E N o k1 a i� oao on Duo S N W M e: C c, U a `e Q; n Q + y � V x GQ V a d d ifl E N N M1 2 12 2 3 v ¢ ¢ ¢ 6 S W @ EZG bz V9 v z tli b ¢ � a � n a � a E & GG 5 O N 19 L. EVG 96 4) E 4) 9hV 47V y to V 90D t N � ZOG co G 6EG £G m w a� 961 66 i Vf $6 tr6 £6 enusAV ieepi G6 $z1 � M N LO zz M N fti O: W Y] P+ I M1 N M � x Q} x x` s` � � M � M N M � N N M M1 M � O CJ ItL. M PM O 6S M M +$ M � ei rve< M e: C c, U a `e Q; n Q + y � V x GQ w j l z 4 w M O . cc >. 41 , CD cc CII VIA f ca g 2i i lws l e x — �..�.. ._.. 1 _... G a i E 1 ! t _ Ga Is.P ,1 r re_ �� 'ice wm n t I it rr { <� lO, f ` �f f ! S £ A r [ m ) / r_ J .L — i Ittit: G 1 7 W V Q a. U Q nl Q �1 �1 QI Q 3 x p '1 I m z tt Z OE uj G7 Y 5 1 �iO � M rn .,,. } 7 W Zp48 �- 4 d C7 C9 in» K bLC@ GUffi i9Zff 8lH ow e$za 4 ' n8 3 sv� 9[ >@ iS29 ZS2a �$ Y Wa GtS$ FTZ j OG:B Oel LU bCt$ � �.PatH fi94 LclN. A L W :b0a 1104 OS 3AV W30 -6 OM �L WX M4 5584 C061 tfi6L O 4L cs9z 0ML Q Pisz �„ CiF< 0244 xcc I was _9�ZL�� 1 w Qn 'tid 9a @4i. efi?i2✓Ctfu �.nw3' 9 iab\ eamSryV,a._r \coirOtt \41roo4aiv \:c HIGHEST AND BEST USE Highest and Best Use - Before Proposed Improvements As Vacant In the case of 7624 1lo` Street South (Project Parcels I and 2), the highest and best use of the land is for continued agricultural purposes until the market dictates subdivision to single family homesites. Without water and sewer, the required minimum lot size is at least 1.5 acres. Given current market conditions, any residential subdivision development is purely speculative. The highest and best use is for agricultural purposes, with potential for subdivision some time in the future. Parcel 32 at 8275 110 "' Street South contains 42.8 acres and is within the Mississippi River Corridor Critical Area Overlay District, which limits development without water and sewer to four dwelling units per quarter /quarter section or 40 acres. Public services are not forecast to be available to the land for about 20 years according to the City of Cottage Grove. Market conditions are currently not favorable for subdivision. The highest and best use of the land, in our opinion, is for continued agricultural purposes until urban services become available, at which time the highest and best use would be for urban residential development. The highest and best use of each of the other properties is for a single family homesite, which is how they are currently used. As Improved Only the land components of the subject properties are being appraised. Therefore, the highest and best use, as improved, is not addressed. Highest and Best Use - After Proposed Improvements After the proposed street and related improvements are completed, the highest and best use of the subject properties is unchanged relative to the before improvements position. BRKW APPRAISALS, INC. PAGE 16 SPECIAL BENEFIT CONCLUSIONS Before the proposed improvements, the roads in the project area are old and deteriorated. The roadways are approaching the end of their physical lives. It can be anticipated that further deterioration will result in a worsening of problems associated with advanced age, including improper drainage, uneven driving surfaces, increased formation of potholes, etc. 2. It is recognized that the condition and quality of streets serving and fronting residential properties influences the value, curb appeal and general desirability of the properties. 3. The proposed rehabilitation of the roads serving the subject properties will substantially improve the safety, convenience and general appeal of access into and out of the subject properties. The project will reverse the deteriorating state of the roads and result in new street surfacing. 4. Safety aspects for vehicles traveling on a new street are enhanced by the elimination of potholes, cracks, etc. Street icing problems are reduced as water is more efficiently diverted off the roadway surface that could otherwise collect in the deteriorated street areas during frost seasons. 6. The installation of medians near the BNSF railway crossing will eliminate the need for passing trains to sound their horn at the crossing. For residents of homes in proximity to the crossing, the creation of the new "quiet zone" will increase the overall quiet enjoyment of the area. The medians will also increase the safety of the railroad crossing, eliminating the opportunity and temptation to drive around the lowered cross arms with an oncoming train. 7. The installation of rain gardens on a portion of 113` Street South and the construction of curb and gutter on Inman Avenue South will better handle heavy rain events and eliminate ponding of water and /or washouts along those roadways. 8. The creation of a turnaround area for emergency vehicles on River Acres Road will increase the quality of ingress and egress for fire trucks, and enhance the quality of fire protection to homes in the immediate area. 9. A significant amount of benefit resulting from the project is special, attaching to the properties directly fronting and accessing the rehabilitated streets, including the subject properties. BRKW APPRAISALS, INC. PAGE 17 10. The special benefit accruing to each of the properties in the project area can vary somewhat from property to property. This is due to differences among the properties with respect to lot size and property value, among other factors. Some of the other factors include the following: 7) There is an additional benefit to parcels 121/122 for the drainage improvement resulting from the rain garden construction and 2) There is an additional benefit to parcels 121/122, 137/138 and 149 for the quiet zone improvements. 11. Parcels 1/2 could conceivably be subdivided some time in the future, down to 1.5 -acre lots, without the extension of urban services. Because the likely timeline for subdivision is judged to be relatively distant, there is some, though modest, benefit to this property from the road project. On the other hand, it is judged unlikely that Parcel 32 would be subdivided and developed until urban services become available. Since this likely will be 20+ years, the current benefit to the property from street reconstruction would be negligible, since the interim agricultural use arguably does not rely on the quality of streets flanking its west and south sides. Thus, in our opinion, this parcel does not benefit from the proposed improvements. SPECIAL BENEFIT ANALYSIS PROCESS Arriving at an opinion of special value benefits accruing to each of the subject properties as a result of the proposed improvements is accomplished by developing "before improvements" and "after improvements" opinions of market value for the eight appraised land parcels. The improvements on the land are concluded to have the same value contributions to the total property value in both the "before and after" improvements positions. Consequently, the opinion of direct value benefits from the public improvements project can be reliably developed by analyzing the value of the land only, by processing the Direct Sales Comparison Approach. The Direct Sales Comparison Approach, which involves the comparison of recently sold land parcels similar to the subject land parcels, is applied to the valuation of the subject properties. The comparable sales are analyzed and adjustments are made for value - related differences relative to the subject properties. The result of the analysis and adjustments is the generation of value indications for each of the eight subject properties. The strengths and weaknesses of each comparable sale and its value indication are evaluated before arriving at a final value opinion of each of the appraised properties. On the following pages are summaries pertaining to comparable land sales considered in the Direct Sales Comparison Approach for the valuation of the eight subject properties. The comparable sales are a mix of property types including residential riverfront lots, residential lots without river frontage, and large agricultural parcels. Additional data and analyses employed during the before - and -after valuation process, including adjustment grids, are retained in the office workfile at BRKW Appraisals. BREW APPRAISALS, INC. PAGE 18 3 c4 ro m d m C ti a a U v� .a C 4 a a a x x U 0 aU p❑ �, .o o fi o s� p .-7 a ❑ .E ca m.� ao Ks ooW 7 o �W ca ° 3 G o.. . ai o ,o o > `a}o o ci m as .9 w 3 p .- o U .. M �i vj ss �» e W a W � c a 0 a e � Vl ti HS vi 69 V3 64 e o V] y N O O a � O O O Y � U � pW � V a q q vi > vi v Q o > o V 0 o W v V] 3 c4 ro m d m C ti a a U v� .a C 4 a a a x x M A b O Y Y N R ro a 0 N W Q W U a Q e Q1 Q 3 x o � U "' O � o °' E ° � x Y ❑ 'o v� � s � 0 0 0 W o c W on a s ,.a — • a o ° R y U v v v W o O N h M v on L W m G L w L c E E2 cv cs v3 E 0 � N ^ �O N OG vi " � a 0 a R O M 00 CC LU ^ ^ N O w O M N vi R N Hi N W N R m 'A O O O a Y C !/J V M A b O Y Y N R ro a 0 N W Q W U a Q e Q1 Q 3 x N R: G a vi .a d e a sy C x a GP o ^ � �, .�o • �, a ,��l ,ab �o � .. �o oa u°,_�WS ^ C "^ "70 N °ao> U� ,. ��Y >o�•�^�33;s�Y��N�U,N � U ti.� ° �: c d a "a.� Boa o m c vz m•O as a.?' �.��.. � °•o 6 m O � 'O O N �, cab C 'O q W LG U � O� O �• .� •n_o Y � ao L, r > -p e� ro - o s. s. w o. 0 0 7 b u. ° o `-� o o •° row `� .= , ��-. o >c `� ° wNwwa. c c m cr c c a° v o c�v mot°. a ` P, d. 0 3.4 0 W •� m a v L R d In a FO, N N LL N R+ QI O 6�9 V3 O t, In �. G ,•`�, O O C nl w !a a p My R Q O o Q O V^ G In IN N N 0 a 0 x U Q a z a N° o a 3 .� ~ ° o o o z � M M In N x. In C1 N N N N W N o o o W N In d r - N m v v� N R: G a vi .a d e a sy C x a GP ti 0 ti -"o X N ro ro b _ ro ..7 s N N W C7 w U z `e a F W C r x a ro 0 W T O W ❑ O C r y '� 3 4 � �o m o 3 •'� L� .5 v Q� O ro N N Z C ro O� R 'ia `i"' -' .O t T G • e a ,a N 'O ,a 0. t ; M p 00 s = „ U ..v. � a � � Li. ^O r-a R —' 'n ❑ m v� ro C -O N _., 5 N t. a 69 69 69 69 d ro V N O O O L w W � F D1 h O 00 CC 07 fH M V3 Vl 69 Vl 69 U LL n. 3 3 F F E3 v p p vi o W � -- d ® ry ti N M d' ti 0 ti -"o X N ro ro b _ ro ..7 s N N W C7 w U z `e a F W C r x a ro Opinion of Land Value Before Improvements The subject properties vary greatly with respect to type, with some being small riverfront lots and other being relatively large ag parcels. The comparable sales are comprised of several different land types. The appropriate comparable sales were chosen in the valuation of each of the subject properties. After adjustments are made to the prices of the comparable land sales for value - related differences in relation to the subject land, the comparables provide value indications for each of the subject properties. Before - improvements value opinions are developed for each of the subject properties based on the value indications of the comparable sales. The appraisers reviewed current listings of land, since that often provides an indication of present values. The opinions of value for the subject properties prior to the proposed street and related improvements are shown in the exhibit below. Opinion of Land Value After Improvements Similar to the before - improvements valuation, in the after - improvements valuation the comparable sales are again analyzed and compared to the subject land. An after - improvements value opinion is developed for each of the subject properties based on the value indications provided by the comparable sales. The opinion of value after improvements for each subject property is shown in the exhibit below. Special Value Benefits From Improvements Project The before - improvements values are subtracted from the after - improvements values, resulting in opinions of special value benefits to each of the subject properties resulting from the proposed roadway rehabilitation project, as indicated below. City of Cottage Grove Project #2010-001 Opinion of Land Values and Property Value Benefits Project Parcel# Property Address Tax ParceIID Land Area* Value Before Value After Special Benefit $ % 1 2 7624 110th Street South 29- 027 -21 -43 -0002 29- 027 -21 -43 -0006 27.49 ac. $450,000 $462,000 $12,000 2.7% 12 7699 110th Street South 32- 027 -21 -12 -0011 4.75 ac. $214,000 $223,000 $9,000 4.2% 25 7750 113th Street South 32- 027 -21 -11 -0011 2.44 ac. $135,000 $143,000 $8,000 5.9% 32 8275 110th Street South 33- 027 -21 -22 -0001 42.80 ac. $685,000 $685,000 1 None - -- 57 58 7903 113th Street South 32- 027 -21 -14 -0018 32- 027 -21 -14 -0008 6.78 ac. $235,000 $245,000 $10,000 4.3% 121 122 8391 113th Street South 33- 027 -21 -24 -0009 33- 027 -21 -24 -0031 1.15 ac. $95,000 $103,000 $8,000 8.4% 137 138 8211 River Acres Road 33- 027 -21- 32.0009 33- 027 -21 -32 -0010 1.83 ac. $420,000 $435,000 $15,000 3.6% 149 8327 River Acres Road 33- 027 -21 -31 -0008 0.67 ac. $215,000 $225,000 $10,000 4.7% *Land area excludes road RIW BRKW APPRAISALS, INC. PAGE 23 CERTIFICATION The undersigned does hereby certify that in this appraisal report: I. This appraisal assignment is not based on a requested minimum valuation or specific valuation for approval of a loan. The opinions of market value and special benefits identified in this report were developed independent of any undue influence. 2. Neither our engagement to make this appraisal (or any future appraisals for this client), nor any compensation, therefore, are contingent upon the development or report of a predetermined value or direction in value that favors the cause of the client, the amount of value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of the appraisal. 3. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 4. We have no present or contemplated future interest in the real estate that is the subject of this appraisal report. 5. We have no personal interest or bias with respect to the subject matter of this appraisal report or the parties involved. 6. To the best of our knowledge and belief the statements of fact contained in this appraisal report upon which the analyses, opinions and conclusions expressed herein are based., are true and correct. 7. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased analyses, opinions, and conclusions. 8. This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the Appraisal Institute, and the Uniform Standards of Professional Appraisal Practice. 9. No one provided significant professional assistance to the persons signing this certification. 10. We have made a personal inspection of the property that is the subject of this report. 11. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 12. The by -laws and regulations of the Appraisal Institute govern disclosure of the contents of this appraisal report. 13. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or the firm with which he /she is connected, or any reference to the Appraisal Institute or MAI designation) shall be disseminated to the public through advertising media, public relations media, news media, sales media, or any other public means of communication without the prior written consent and approval of the undersigned. 14. We have the knowledge and experience to complete this appraisal in a competent manner. Neither our company nor ourselves individually have been sued by a regulatory agency or financial institution for fraud or negligence involving an appraisal report. Paul I. Glen William E. Petersen Certified General Real Property Appraiser Certified General Real Property Appraiser Minnesota License #4003073 Minnesota License #4001649 BRKW APPRAISALS, INC. PAGE 24 PROFESSIONAL QUALIFICATIONS PAUL J. GLEASON BRKW APPRAISALS, INC. 1600 University Avenue, Suite 314 St. Paul, Minnesota 55104 Telephone: (651) 646 -6114 Facsimile: (651) 646 -8086 e -mail: pgleason @brkw.com PROFESSIONAL MEMBERSHIPS AND ASSOCIATIONS General Associate Member - The Appraisal Institute To date, all required courses for Member of Appraisal Institute (MAI) designation have been taken and coarse examinations passed; Comprehensive Examination for MAI designation has been passed. LICENSE Certified General Real Property Appraiser - State of Minnesota — License 94003073 EDUCATION University of Wisconsin at La Crosse, Wisconsin, 1985 Bachelor of Science Degree in Business Administration PROFESSIONAL REAL ESTATE STUDIES The Appraisal Institute Course 110: Appraisal Principles (examination passed), 1994 Course 120: Appraisal Procedures (examination passed), 1994 Course 210: Residential Case Study, 1994 Course 310: Basic Income Capitalization, 1996 Course 410: National Uniform Standards of Prof. Appraisal Practice, 2003 Course 420: Business Practices and Ethics, 2003 Course 510: Advanced Income Capitalization, 2002 Course 520: highest and Best Use and Market Analysis, 2000 Course 530: Advanced Sales Comparison and Cost Approaches, 1999 Course 540: Report Writing and Valuation Analysis, 2001 Course 550: Advanced Applications, 2000" Prosource Educational Services, St. Paul, MN Appraisal 101: Intro to Appraisal Principles I, 1992 Appraisal 102: Intro to Appraisal Principles II, 1992 Appraisal 103: Intro to Appraisal Practices I, 1992 Appraisal 104: Intro to Appraisal Practices II, 1992 Appraisal 105: Intro to Appraisal Standards and Ethics, 1992 Numerous Additional Seminars and Classes For Continuing Education From Appraisal Institute and Other Sources, 1993 - present BRKW APPRAISALS, INC. PAGE 25 Professional Qualifications - Paul J. Gleason Page 2 EXPERIENCE Principal — BRKW Appraisals, Inc., St. Paul, MN 1/07- present Staff Appraiser — BRKW Appraisals, Inc., St. Paul, MN 10/93 -12/06 Certified Appraisers, Excelsior, MN 8/93 - 10/93 Stiles Appraisals, Inc., Plymouth, MN 4/92 - 08/93 PARTIAL LIST OF CLIENTS City of Burnsville City of Cottage Grove City of Eagan City of Plymouth City of Savage City of Woodbury Dakota County Parks Department M &I Bank Minnesota Bank & Trust Minnesota Department of Transportation Various other communities, counties, attorneys and individuals Revised: October 2009 BRKW APPRAISALS, INC. PAGE 26 PROFESSIONAL QUALIFICATIONS WILLIAM E. PETERSEN BRKW APPRAISALS, INC. 1600 University Avenue, Suite 314 St. Paul, Minnesota 55104 Telephone: (651) 646 -6114 Facsimile: (651) 646 -8086 EDUCATION: D.D.S. Degree, School of Dentistry, University of Minnesota, Minneapolis, MN 1970 St. Paul Central High School, St. Paul, MN 1963 PROFESSIONAL REAL ESTATE STUDIES S.R.E.A. Course 101: "Introduction to Appraising Real Property ", 1987 S.R.E.A. Course 102: "Applied Residential Property Valuation ", 1988 S.R.E.A. Course 201: "Principles of Income Property Appraising ", 1987 S.R.E.A. Course 202: "Applied Income Property Valuation', 1989 Appraisal Institute Course 410: "Standard of Professional Practice (Part A) ", 1991 Appraisal Institute Course 420: "Standards of Professional Practice (Part B) ", 1991 Advanced Yield Capitalization, Prosource, 1993 How to Avoid Environmental Hazards Liability, Prosource, 1994 1994 Appraisal Standards and Regulatory Update, Prosource, 1994 Discounted Cash Flow Analysis, University of St. Thomas, 1994 Appraisal 205: Office and Retail Appraisal, Prosource, 1995 Appraisal Institute Course 430: "Standards of Professional Practice (Part C) ", 2001 2003 National USPAP Standards and Ethics Update, Prosource, 2003 2005 National USPAP Update Course, Appraisal Institute 2005 2006 National USPAP Update Course, Appraisal Institute 2007 2008 National USPAP Update Course, Appraisal Institute 2009 Subdivision Valuation, Appraisal Institute 2009 Various other short courses and seminars. EMPLOYMENT HISTORY: Staff Appraiser — BRKW APPRAISALS, INC., St. Paul, MN, April 1996 - Present Staff Appraiser - Dahlen & Dwyer, Inc., St. Paul, MN, November 1986 - March 1996 Appraisal assignments include commercial, industrial, and multi- family residential properties. Dentist, Northpark Dental Clinic; Blaine, MN, July 1972 - November 1986 Dentist, U.S. Army, July 1970 - July 1972 APPRAISAL MEMBERSHIPS /LICENSES: Certified General Real Property Appraiser - State of Minnesota - License #4001649 Expires 08/31/11 BRKW APPRAISALS, INC. PAGE 27 Professional Qualifications - William E. Petersen PROFESSIONAL EXPERIENCE: Appraisal assignments have been completed for the following purposes: Mortgage financing Condemnation /Litigation Estate Valuation Client Consultation REG Portfolio Valuation Buy /Sell Decisions Property types appraised include the following: Apartment Buildings Auto Service Centers Banks Churches Office Buildings Office- Showrooms O ffice- Warehouses Subdivision Land Manufacturing Bldgs. Medical Clinics Mini - Storage Mixed Use Properties Shopping Centers Single Family Homes Special Purpose Properties Railroad Corridors Recreation Facilities Restaurants Retail Stores Townhomes Convenience Stores Dealerships Gas Stations Vacant Land PARTIAL LIST OF CLIENTS Bremer Bank, U.S. Bank, TCF Bank, Wells Fargo Bank, Minnesota Department of Transportation, Dakota County CDA, Ramsey County, Hennepin County, various municipalities, law firms; builders, developers, and investors. Revised: January - 2010 BRKW APPRAISALS, INC. PAGE 28 BRKW APPRAISALS, INC. 1600 University Avenue, Suite 314 St. Paul, Minnesota 55104 Phone: 651- 646 -61.14 Fax: 651 646 -8086 e -mail: brkw @brkw.com BRKW Appraisals, Inc. (formerly known as Bettendorf Rohrer Knoche Wall, Inc.) is a full service professional real estate appraisal company formed in 1991. The three principals have more than 80 years of combined experience in the valuation of a wide variety of real estate. Located in the Midway area of St. Paul, we concentrate on the appraisal of real estate primarily in the Twin Cities Metropolitan Area, as well as outlying communities in Minnesota. Our extensive professional training and experience enable us to provide the expertise necessary for consistently reliable real estate valuation. Our appraisal reports are confidential documents completed in accordance with all current standards of professional appraisal practice and ethics. All of the appraisers employed by the company have the Certified General Real Property Appraiser license from the State of Minnesota. Our appraisers stay current with advances in appraisal techniques and the changing real estate market through continuing education programs. At BRKW Appraisals, Inc. we strive to build and maintain long - lasting relationships with our clients. Our goal is to provide high - quality professional real estate valuation services in a timely manner that is consistent with the needs of our clients. Appraisal & Consulting Services Property Types Real Estate Appraisals Mortgage Financing Appraisals Condemnation /Litigation Appraisals Review Appraisals Real Estate Tax Abatements Special Benefits Analysis Expert Witness Testimony REO Portfolio Valuation Feasibility Studies Market Surveys Partial Interest Valuations Commercial Properties Industrial Properties Multiple Family Residential Single Family Residential Subdivision Analysis Vacant Land Parcels Special Purpose Properties Gas Station / Convenience Stores Schools and Churches Recreation Facilities Railroad Corridors BRKW APPRAISALS, INC. PAGE 29 APPRAISAL STAFF Michael J. Bettendorf, MAI - Principal Active as an appraiser since 1971, Michael has the MAI designation of the Appraisal Institute and specializes in commercial, industrial, multiple family, residential, and special purpose property appraisals with extensive litigation experience. Court appointed Commissioner in Ramsey County, past President of Minnesota Chapter A.I.R.E.A. (1987), instructor of appraisal courses and seminars. Michael is a graduate of St. John's University. Licensed as a Certified General Real Property Appraiser. Marc E. Knoche, MAI - Principal Marc has been an appraiser since 1982, and has the MAI designation of the Appraisal Institute. He specializes in commercial, industrial, multiple family, residential, vacant land, and special purpose property appraisals. Marc has done numerous condemnation acquisition appraisals and special benefit studies involving a wide variety of property types. Marc has extensive litigation / expert witness experience and has served as a court appointed commissioner. He is a Past President of the Metro /Minnesota Chapter of the Appraisal Institute (1992 & 1993). A graduate of Macalester College, Marc is licensed by the State of Minnesota as a Certified General Real Property Appraiser. Paul J. Gleason - Principal Paul has been appraising real estate since 1992. He has in -depth experience in the valuation of numerous real estate property types. Over the years, he has developed special expertise in the valuation of land and in eminent domain appraising. Paul is a graduate of the University of Wisconsin at La Crosse. Associate Member of the Appraisal Institute and licensed as a Certified General Real Property Appraiser. BRKW APPRAISALS, INC. PAGE 30 William E. Petersen, Appraiser Bill has been an active appraiser since 1986 specializing in the valuation of commercial, industrial, multi - family, office and special purpose properties with experience as an expert witness. Bill is a graduate of the University of Minnesota and practiced dentistry from 1970 -1986 before becoming licensed as a Certified General Real Property Appraiser. Joseph P. Deutsch, Appraiser Joe has been appraising real estate since 1998, specializing in commercial properties. Types of property appraised include multi- family, industrial, office, retail, and special purpose properties. Joe worked for two years as a city building inspector prior to becoming an appraiser. Joe is a graduate of the University of Minnesota majoring in accounting and is a Certified General Real Property Appraiser. Terry A. Ward, Appraiser Terry has over 20 years of experience in business management, operations and marketing. Since 2002, she began applying this experience to commercial real estate appraising. Types of properties appraised include office, industrial, hotel/motel, retail /commercial, and other special use properties. She has a degree in Business Management from St. Cloud State University and a Mini Masters in Real Estate Appraising from St. Thomas University. Terry is a Certified General Real Property Appraiser. Mark A. Warren, Appraiser Mark is a third generation real property appraiser and has been appraising since 2003. Types of property appraised include office, industrial, hotel /motel, retail /commercial, and other special use properties. Mark is a graduate of the University of Minnesota, is an Associate Member of the Appraisal Institute, and is licensed as a Certified General Real Property Appraiser. BRKW APPRAISALS. INC. PAGE 31 January 11, 2010 Jenniferz -Levitt -y. City Engineer 8635 West Point Douglas Rd. So. Cottage Grove, MN 55016 -3318 Ryan Schroeder City Administrator 7516 80th St. So. Cottage Grove, MN 55016 Corrine Heine City Attorney 7516 80th St. So_ Cottage Grove, MN 55016 Dear City of Cottage Grove officials, Reference is made to the meeting on January 7, 2010 which was called for by Jennifer Levitt, City Engineer, with private road owners at 1 7981, 7987, 7993 and 7995 River Acres Rd., Cottage Grove. It is my understanding that the city is planning to make road improvements to our private road. Please be advised that no improvements are desired to our private road at 7995 River Acres Road, no improvements are authorized or allowed to our private road and our private road property is not for sale. Sincerely, DOUdLAS V. ORTON 7995 River Acres Rd Cottage Grove, MN 55016 -4566 January 7, 2010 To the City of Cottage Grove. We have been a resident of 110 Street South, west of Ideal Street since 1976. When we moved into 7979 110 Street South the road was gravel, maintenance on the road was simple, easy, and cheap add a little gravel every few years and grade it once or twice a year paid for by our taxes. In 1983 we moved into our resident at 7645 110 Street South. hi the early 1990's the city of Cottage Grove decided to put down oil and pea gravel to improve 110 Street. None of the residents were notified of this decision On the day that this happened I talk with the consuction crew and found that the City was picking up all costs. I also asked how the road was going to hold up to the agricultural traffic, I was told that the road would hold up very well and that I would like it. Well we have found that having the road oiled and pea graveled has been a nice improvement that makes for less dust in the house. Having the road in this condition is an improvement for the residents of 110 Street not a need, this brings to the subject of tearing up the current road and repaving with two lifts of bituminous. Currently this road is in excellent condition, the city has oiled and pea graveled the road at least one time since the first oil and pea gravel was installed, pot holes which are very few are filled. The drainage from the road is excellent there is never any standing water on the road even after a hard rain or during the spring snow melt. I have talked with half of the residents living along this road and have found that they are all against making any changes to the road. There is very limited traffic on this section of road due to it being a dead end in a residential area, the drainage is good and most of us have gravel driveways which we are getting along with just fine. We feel that the road should be maintained the same way that is has been since first improved with oil and pea gravel, this is a cost that the current taxes that we pay should be able to handle. If city engineers believe that 110 Street needs to be redone it should be done as it was in the early 1990's with a good base of gravel, oil and pea gravel. This will cost much less than the proposed improvement. Doing anything more with this road is not a need of the residents of 110 Street South. It is not something the residents along this street want to have done or to pay for its unnecessary expense. On the subject of water and sewer for this area, the residents that have moved here moved in knowing that they would be responsible for installing and maintaining their own sewer and water systems. If we need service on these systems we can shop around until we find a price we are willing to pay or we can make the repairs ourselves. Putting us on city water and sewer would result uncontrolled cost to us that we have no say in, and the problems of systems that we have no control over. This area that we live in is more of a rural community and we would like to keep it that way. In the current economic situation we do not believe that it is the right thing to do to saddle the residents of 110 Street South with an increased tax burden for someone's want in making further improvements to 110 Street South or in putting in city water and sewer. In short the residents of 110 Street south do not have a need for these improvements it will not make are lives any better it will only add an unwanted financial burden. These are not are needs as residents of 110 Street So and we should not be asked or forced to pay for them. Also the City of Cottage Grove needs to take a closer look at the tax payer money that they are spending or would be spending on this project and put it in place that is needed. Respectfully Dean R Cranston MaryAnn Cranston 7645 110 Street South Cottage Grove ZOl O _ � !1- 2c ve.rC� e� Jennifer Levitt From: Scott Chambers Sent: Thursday, December 31, 2009 11:58 AM To: Jennifer Levitt Cc: myronbailey @aol.com; grossklaus @comcast.net; councilmemberjen @aol.com; olsenforcg @aol.com Subject: 2010 Pavement Management, River Acres, District H Follow Up Flag: Follow up Flag Status: Flagged Jennifer, Thank you for your letter regarding your pavement management plan. As a resident of 113 St, I am directly affected by this plan. Since I am unable to attend the January 7 meeting, I would like to give you my feedback by email. I appreciate the city's proactive approach to pavement management. However, I do not feel that 2010 is the proper time to rehabilitate 113 St. I have two reasons for this. First, I feel this light- traffic road is still in adequate shape for the traffic it receives. As a resident on the street, I have no complaints with the condition of the road. Second, given the economic times and uncertainty regarding home values, it would be better to wait for things to stabilize economically before adding an additional assessment to the residents. I would, however, be in favor of an assessment that would fund the construction of the trail extension on Ideal Ave to 113 St. More and more people are now walking, running and biking for exercise. With the 50 mph speed limit on Ideal Ave, it is a dangerous situation for pedestrians sharing that road with narrow shoulders. I would also be in favor of extending the trail along 113 St. (in the old days, we used to call them "sidewalks" — and they were everywhere. They help build communities.) Best regards, Scott Chambers, P.E. 7890113 St St Cottage Grove, MN 55016 This email has been scanned by the MessageLabs Email Security System. For more information please visit http://www.messagelabs.com/email Jennifer Levift From: Sent: To: Subject: Follow Up Flag: Flag Status: From Pieter Bierrna 7653 - 113th Street So. Cottage Grove Pieter Bierma Wednesday, December 30, 2009 5:22 AM Jennifer Levitt 2010 Pavement Management, River Acres District H Follow up Flagged Dear Jennifer Thank you for the Christmas present in form of a assesment for a project we don't need and can't afford in these tough economic times. I am unemployed and can barely make ends meet as is. We can not make it to the January 7th meeting since we are out of town but will do anything I can to stop this assesment, after all we already paying close to $5,000 in local taxes. Pieter Bierma This email has been scanned by the Message Labs Email Security System. For more information please visit http: / /www.messagelabs.com /email � sda . From: John Snyder Sent: Wednesday, December 23, 2009 9:03 PM To: Jennifer Levitt; Ryan Schroeder Subject: RE: 2010 Pavement Management, River Acres, District H Follow Up Flag:. Follow up Flag Status: Flagged To: Jennifer Levitt, City Engineer ( JLevitt @cottage- grove.org Ryan Schroeder, City Administrator ( Rcchooeder @cottage- grove.org I am writing in reference to the notice of proposed "rehabilitation" of 113` St. South, dated December 14, 2009. 1 am a resident of one of the lots on that street (7780), and I am writing to express my opposition to the proposed "reclamation" of this street. According to the notice, I will be charged approximately $6,000 for the proposed improvement. In my opinion, this is an improvement which is entirely unnecessary. This street is lightly travelled, and at low speeds. It does not have any significant potholes, buckling or other defects that I can discern. I personally do not feel that any improvements at all are warranted. If I owned this street myself, I would not spend even $100 for the proposed re- surfacing, much less $6,000. 1 would like to urge the decision- makers, in the strongest possible terms, to refrain from making this improvement, with the consequent charge to residents of the street, in the absence of direct evidence from residents that this improvement is desired. Unfortunately, I will be unable to attend the meeting on January 7, 2010, so I will need to let this email speak for me Sincerely, John Snyder This email has been scanned by the MessageLabs Email Security System. For more information please visit bltp:/ /www.messagelabs.com/email nifer From: Sent: Tuesday, December 22, 2009 2:15 PM To: Jennifer Levitt Subject: 113th st. Follow Up Flag: Follow up Flag Status: Flagged My name is Patricia St.Germain. I live at 7675 113th st. I just got the letter in the mail about the proposed street repairs here. I am writing you in high hopes you will read this and be able to help stop this project. You do of course realize there are a lot of elderly people living on this street clinging to life that probably do not have an extra oh say to round it off $66,000 to get a street that we already have, and water that we already have and a crapper that we already have replaced right? The chemicals in our wells are also in our city water supply. I know this because I have lived in Cottage Grove for 30 years now and I was diagnosed with Graves disease while living on Ivystone Ave So 11 years ago.. The 2 woman across the street from me living next to each other there both were diagnosed with Lupis. I already paid for Ivystone when that was replaced. It was $1200. Why the big increase now? I am not very happy about this letter. Our properties have gone way down in value. Mine $44,000 but my taxes have been decreased a proposed $200. Whoopie. How do you really expect us to pay for these things in this economy? Can't this be put off indefinately like all the rest of things are? This is a really bad time for the people of this town to get this letter. My well has been tested and is fairly low in the 3 m chemicals and they are to be dug up now anyways. My blood I had tested showed large amounts of these chemicals but I drink only bottled water and would surly not be comforted by city water coming out of my faucits either. I would not drink it. Give people a break here. I will be at the meeting, but want to warn you this will not fly with those of us still alive to voice our concerns. Patti Netscape. Just the Net You Need. This email has been scanned by the MessageLabs Email Security System. For more information please visit http: / /www.messagelabs.com/email Member 28, 2009 yor Myron Bailey, 7788 Jasmine Av S, Cottage Grove, MN 55016 uncilmember Mark Grossklaus, 8189 76th St S, Cottage Grove, MN 55016 Councilmember Justin Olsen, 7516 80th St S, Cottage Grove, MN 55016 Councilmember Jan Peterson, 7516 80th St S, Cottage Grove, MN 55016 Coun ilmember Pat Rice, 6650 85th St S, Cottage Grove, MN 55016 r-Ctty A dministrator Ryan Schroeder, 75'i6 80th St S, Cotttage Grove, MN 55016 Reference is made to Letter, City of Cottage Grove dated Dec 14, 2009, RE:2010 Pavement Management River Acres, District H, signed by Ms. Levitt. Four of us residents living on the private road portion of River Acres Rd (addresses 7981, 7987, 7993, 7995) have been summoned to meet with city staff at a special meeting at 6:30 pm, January 7th in the conference room at city hall.for an UNDISCLOSED reason by Ms. Levitt. Ms. Levitt invited us to contact her by email or phone if we had any questions. On Dec 21 st, the same day we received your letter, I emailed her to advise that we would be out of town on the day of the meeting and requested information as to what was being presented by city staff. To date we have not even had an acknowledgement of receipt much less information on the subject matter. Secretive government operations and lack of transparency together with unresponsive and inconsiderate city government employees is an indicator of` bad government. Further the'quiet zone' assessment which was addressed in the same letter as being a $550 assessment on a flat rate basis is improperly assessed. We declined to sign the petition which was circulated because we would derive very little benefit from eliminating the train whistle noise. The flat rate of assessment which is proposed does not take into consideration those MOST benefitted compared to those LEAST benefitted. Also those 16 to 20 homes located on the north side of 113th St should be included in the benefit area if our address is to be included. The noise does not stop in the center of 113th St. In conclusion we state that we abhor secretive government operations and are appalled at the lack of communication by Ms. Levitt. Sincerely, DOU99CAS V. ORTON 7995 River Acres Rd Cottage Grove, MN 55016 1 r Xc S September 23, 2009 City Council / Mayor Myron Bailey 7516 80 Street South Cottage Grove, MN 55016 Currently there is a paved walking trail on the East side of Ideal Avenue between 100" Street and 110 Street. Unfortunately, this is as far south as the pathway exists. The residents of House's Island View, south part of Gilmer's Addition, and River Acres are requesting a continuation of the bike and walking path on the east side of Ideal Avenue starting from 110 Street and continuing on to 113 Street. Our neighborhood consists of 95 households south of 110 Street. They live on 113 St, 113 St Ct, Inman Ave, 115 St, and River Acres Road. All must drive on Ideal Ave between 100" Street and 113 Street to enter and exit the neighborhood since no other route exists. The speed limit is 50 miles per hour on Ideal Avenue, a number of our residents walk, run, bike, rollerblade, or practice cross country skiing along Ideal Ave. They do so safely on the paved pathway south of 100 Street but they do so unsafely on the road south of 110 street sharing the road with traffic. This is a dangerous situation that our neighborhood - residents would like to have resolved by extending the trail to 113 Street. Since we have no other amenities here other than that trail to use, there are no driveway accesses that would conflict with this trail, and there is enough right -of -way between the tree line and the road to put in a trail, we are requesting an extension of that pathway. We understand that the Cottage Grove City Council will be discussing the 2010 Pavement Management Project in our area during the month of October. Even if the city does not carry forward the Pavement Management Project for 2010 we are requesting that you still pursue the trail project in 2010. w In appreciation of your time, Our neighborhood 1> M Eleanor Clancy 8063 113 St S I.,:- f , IVA�qtb kae,� in - 1i A I /y /y�7' 61T 7: Y 113 -5 cT ------ . .. . ... ...... 0 �Xo 113 "' s - 7 f 77.5.. - J - 1i A I /y /y�7' It ;I - J It ;I of 'N L � �.r 6 y // 7w 5w X-3 3"MQj-a- a ..... Q4 �S ID) lva- "05, --- ------ - - ----- tr I r X-3 3"MQj-a- a ..... Q4 �S ID) lva- "05, 4- ave_c�c�Gi - FOOD L� ?635 -- P 7M JJ 3_ qS ,2 2[ - - - — -- -- _ N`s^q luJ$_. It c t � --------�-----�---�� - ----�-- --�- - - '� ''- IL ---------------'---�-------�----------'----'---------�-�---'----'--��| IRS - 1 7 .6f 747 Az Neighborhood Meeting Notes River Acres Pavement Management, District H January 7, 2010 Staff: Levitt, Blin, McCool, Orloff, Setterholm (S.E.H) 6 p.m. Session Attendance: 9 Individuals 1. Q: Will people off the paved roadway be assessed? A: Yes, the people on the unimproved roadway (in the public right of way)will be assessed as they are receiving benefit due to having to access their properties on the reconstructed roads. 2. Q: What are the Quiet Zone improvements? A: The improvements include concrete medians on each side of the crossing. 100 feet on the top side & 70 feet on the river side to accommodate the entrance of the unimproved roadway (gravel). A brief history of the quiet zone, noise study, FRA, & benefiting assessments was explained. 3. Q: Why weren't people able to voice their approval/disapproval before going ahead w/ the studies, costing, etc? A: The history of the pavement management program in Cottage Grove was explained and also that the streets in River Acres were scheduled to be rehabilitated a few years ago already. Cost of maintenance for aging pavements was discussed. 4. Q: These are rural roads w/ minimal traffic, why would they need these types of improvements? Can't they just be seal - coated again? A: The structural condition of the pavements was explained and the fact that seal - coating isn't feasible due the growing number of cracks in the pavement. The cost of maintenance was referred to again. 5. Q: Can the residents of the unimproved road (gravel) appeal the assessments or calculation of the assessment? A: Yes, there will two times coming up when they can be appealed. First time at the public hearing in March (address your objection to the formula) and again this fall when the Council would adopt the assessment role (provided the project is build, 6. Q: Is the 55% fair to the other residents of Cottage Grove? A: You've already helped pay for street improvements (55 %) for streets that other residents have had improved in their neighborhoods so simply it's their turn to help participate in the 55% part of the project costs on the River Acres project area. 7. Q: Can we see what the cost of maintaining the unimproved road (gravel) is versus the cost of the improvements? A: Yes. (Note: staff to prepare costs prior to Council meeting in February) Comments: I. "They are happy to continue to maintain their private road. 2. They do not desire for the City to upgrade the road to City standard roadway. 3. There are no drainage issues in the private road area to address. 4. They are not happy to have to pay for improvements that are not adjacent to their property. If the project moves forward they don't feel they should pay the same amount as a home with direct access to the improvements. 6:30 p.m. Attendance: 4 Individuals 1. Q: Where will the new bus turn around be? A: Where River Road has the little "jog" in its alignment. Residents then discussed the agreement they though existed between the four lots and the City for turn around in that area. 2. Residents voiced their opinion /concern that there private street won't be falling under City jurisdiction due to the City having maintaining it. Jennifer & Howard assured them that this wasn't the case. 3. Q: Will we get assessed when we're on a private road? A: Yes. Due to benefiting from the streets leading down to the private road. Assessment scenario for a town -house development was given as an example. 4. Q: Where does the large culvert under the railroad tracks drain too? A: It drains to the private road & then finds its way to the river. The berm/garden on the opposite side of the street redirects the runoff from going into that residents property. 5. Q: Will there be assurance that the Quiet Zone will keep the homs from blowing? A: No, there can be no assurance as the conductor /engineer has the ability to sound the horn anytime they feel its needed for safety under FRA regulation. 6. Q: Will we have access during construction? A: Yes, with minor delays if work while work is being performed. 7 p.m. Session Attendance: 61 Individuals I. Q: Has anyone been out w/ decibel meters to verify sound levels? A: No. (Note: Staff will follow up with this issue prior to the Public Hearing) 2. Q: Are the citizens responsible to pay for the Quiet Zone medians? A: Yes, 45% for the benefiting properties. 3. Q: Will the medians impede emergency access & can the medians be removed if needed? A: No, the medians will be permanent. Emergency vehicles should still be able to access River Road as the crossing arms can still go up and if needed, they would not stop an emergency vehicle immediate access was needed. 4. Q: Is the railroad being assessed as part of this project? A: No. 5. Q: Will the roads be constructed to handle the heavy trucks the railroad drive down to the tracks? They access frequently, up to 6 times /day. A: The roads will be constructed utilizing the existing base, not necessarily built for heavy traffic. 6. Q: How do we find out who originated the question about sewer & water costs? A: Not sure, but Council asked staff to investigate as they had been asked. 7. Q: Does the assessment amount matter if it's a corner lot? A: No, the assessments are based on a parcel /lot basis only. 8. Q: Would the Quiet Zone be a benefiting assessment in February? A: Yes. 9. Q: How does the assessment compare to the Thompson Grove project? A: It's hard to compare as the assessment policy changed & River Acres has rural streets versus urban (larger lots). W. Q: Has an overlay been looked at versus reclaiming? A: No, there is too much cracking in the existing pavement to do an overlay. Cracks would quickly reflect through. 11. Q: When were the streets constructed? A: We're finding out more about actual construction dates as we continue to review the project as the streets were constructed some time ago. 12. Q: If some streets were dropped, would the over assessment drop? A: Possibly, depends on the number of lots, costs, etc. 13. Q: Who was assessed for the trail along Ideal Ave? A: The Met. Council paid 100% of the cost to construct it. 14. Q: What is the longevity of the streets once they are reclaimed & paved? A: Approximately 20 years. 15. Q: Will curb & gutter be installed in 20 years and then assessed to the residents again? A: No, City policy is to have curb & gutter only on streets that have sewer and water under them. Comments: 1. Dick Mullen, who owns the unimproved lot near the bus turn -a- round, is willing to sell some land to the city to construct a functional tarn -a- round. 2. Concern was expressed about the existing road being in railroad ROW and the effect if we reconstruct the road within the city ROW what the impact would be to adjacent properties (8001 River Acres Road). 3. Drainage issues noted at 8011, 9049, 8075 113` Court. 4. Residents were not happy with the 7% interest rate for the assessment. The history and Council decision in 2008 was discussed related to the value. 5. Residents sought additional information on rain gardens. 6. Residents with vacant lots have strong opinions that they should not be assessed an additional unit assessment. 7. Residents stated the drainage issue on Inman Avenue did not become a problem until 6 years ago when the curbing was removed (please note curb was not removed by the city). 8. Residents felt strongly that the railroad traffic was the largest cause to the pavement breakup and the current condition, especially right at the railroad tracks. 9. Discussed engineering's estimate vs. actual construction value as it relates to the assessment. Residents would see the benefit of a good bidding environment in their assessment. 10. Residents very clearly had no interest in the extension of sewer or water to the area. 11. 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