HomeMy WebLinkAbout2012-01-18 PACKET 06.B.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA
MEETING ITEM # �'"'
DATE 1/18/12 6?
PREPARED BY Engineering Jennifer Levitt
ORIGINATING DEPARTMENT STAFF AUTHOR
COUNCIL ACTION REQUEST
Consider adopting the Resolution ordering the project and authorizing preparation of plans
and specifications for the 2012 Pavement Management Project District C1.
STAFF RECOMMENDATION
Adopt the Resolution ordering the project and authorizing preparation of plans and
specifications for the 2012 Pavement Management Project District C1.
ADVISORY COMMISSION ACTION
❑ PLANNING
❑ PUBLIC SAFETY
❑ PUBLIC WORKS
❑ PARKS AND RECREATION
❑ HUMAN SERVICES /RIGHTS
❑ ECONOMIC DEV. AUTHORITY
SUPPORTING DOCUMENTS
DATE REVIEWED APPROVED
DENIED
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® MEMO /LETTER: Jennifer Levitt, January 9, 2012
® RESOLUTION:
❑ ORDINANCE:
❑ ENGINEERING RECOMMENDATION:
❑ LEGAL RECOMMENDATION:
❑ OTHER: 2012 Pavement Management Project Report; Special Benefits Appraisal; 2012
Pavement Management Sign -in Sheet From Neighborhood Meeting
ADMINISTRATORS COMMENTS
Administrator
I
Date
COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER
H: \COUNCIL FORMS \Council 1 -18 -12 \Council Action Form 2012 Pavement Management Project.doc
RESOLUTION NO. 2012-
RESOLUTION ORDERING THE PROJECT AND AUTHORIZING PREPARATION OF PLANS
AND SPECIFICATIONS FOR THE 2012 PAVEMENT MANAGEMENT PROJECT, PINETREE
POND EAST 2 ND AND A PORTION OF PINETREE POND EAST 3 RD (DISTRICT C1).
WHEREAS, A resolution of the City Council adopted the 7 th day of December, 2011, fixed
a date for council to hold a public hearing on the proposed improvement benefiting properties that
include 75 Street So. From Jamaica Avenue South to Indian Boulevard South; Jeffery Avenue
South loop from 75 Street South to 75` Street South; Jasmine Avenue South from 75 Street
South to 78 Street South; Jasmine Avenue South from Jasmine Avenue South to cul -de -sac,
south of 75 Street South; Jasmine Avenue South from Jasmine Avenue South, to cul -de -sac,
north of Janero Avenue South; Jeffery Avenue South from 75 Street South to 80" Street South;
Jeffery Avenue South from Jeffery Avenue south, to cul -de -sac, south of Jensen Avenue South;
Jeffery Court from Jeffery Avenue South to cul -de -sac; Jensen Avenue South loop from Jeffery
Avenue South to Jeffery Avenue South; Janero Avenue South from Jeffery Avenue South to 79
Street South; Janero Court from Janero Avenue South to cul -de -sac; 78 Street South from
Janero Avenue South to Jeffery Avenue South; 78 "' Street Court from 78 Street South to cul -de-
sac; 79" Street South from Janero Avenue South to Jeffery Avenue South; pursuant to Minn.
Stat. Chapter 429.011 to 429.111
WHEREAS, ten days mailed notice and two weeks published notice of the hearing was
given, and the hearing was held , at which all persons desiring to be heard were given an
opportunity to be heard thereon; 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 the City of Cottage Grove,
County of Washington, State of Minnesota:
1. Such improvement is necessary, cost - effective, and feasible as detailed in the feasibility report.
The improvement shall include road rehabilitation, park improvement, trails, water, storm
sewer, sanitary sewer, and street lights.
2. Such improvement is hereby ordered.
3. Stantec (formally Bonestroo) is hereby designated as the engineer for this improvement. The
engineer shall prepare plans and specifications for the making of such improvement.
4. The City Council declares its official intent to reimburse itself for the costs of the improvement
from the proceeds of the tax exempt bond.
Passed this 18" day of January, 2012.
Attest: Myron Bailey, Mayor
Caron M. Stransky, City Clerk
From: Jennifer M. Levitt, P.E., City Engineer
Date: January 9, 2012
Re: 2012 Pavement Management Project:
1. Hold Public Hearing
2. Order Project
3. Authorization Preparation of Plans and Specifications
• it r
The next scheduled Pavement Management Area as outlined in the Capital Improvement Plan
are two areas; 1. Area bound by east of Jamaica, north of 80 Street, west of Kingston (District
Cl) and 2. Area south of Kingston and north of 80 Street (Jenner, Jocelyn and 79 Street)
(District C3). A feasibility report was authorized on June 1, 2011 for the project. As part of the
feasibility report improvements for trail expansion and improvements to Kingston Park were
included, this is consistent with past Pavement Management Projects.
The City Council held a workshop session on August 10, 2011 to discuss the various elements
of the proposed improvements. At the workshop staff presented the preliminary findings of soil
boring results of the area, which showed unfavorable results to include District C3 in the
project for a mill and overlay. The recommendation was not to proceed with District C3 and
allow the roads to further deteriorate to the point in which a reclamation of the roads would be
warranted. The workshop session provided the necessary guidance to define the scope of the
improvements.
A neighborhood meeting was held on November 21, 2011 at 7:00 p.m. at the Cottage Grove
Middle School for the project. There were approximately 60 people in attendance. The
Neighborhood Meeting sign -in sheet is enclosed.
Streets
One of the questions asked at the neighborhood meeting was how much would it cost to
continue to maintain the roads in District C1. The annual cost to maintain the roads would be
$35,000 to $40,000. This cost will continue to increase annually due to the deterioration of the
pavement, curb and storm sewer structures. 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.
The challenge with the road condition is if the project does not move forward then $35,000 to
$40,000 is not available for more scheduled and routine repairs in other parts of the
community.
Funding & Cost Analysis:
The street cost portion of the project totals $2,709,971.55. The assessed amount would be
45% of the adjusted total or $1,071,857.42. The approximate cost of the assessment for this
portion would be $4,060 per parcel. The remaining 55 %, plus the adjusted amount is
$1,638,114.13 would be from the property tax levy.
Storm Sewer
The storm sewer system works hand -in -hand with promoting and maintaining a quality road
surface. It is for this reason that repairs are required to be done on catch basins and storm
pipes. It has been noted that catch basin structures in this area have infiltration occurring at
the adjustment rings. The infiltration needs to be stopped to prevent undermining of the curb
or road surface. If undermining occurs, the repair becomes more costly as larger sections of
roadway need to be removed and replaced; this includes the concrete curb and gutter and the
pavement section. Also, the infiltrating structure needs to be repaired and exterior inspection
and re- compaction need to take place around the structure.
The storm sewer pipes have been televised for this area and minimal areas of problems were
found with the actual pipes. This is a very positive sign for the overall condition of the pipes.
There have also been a number of intersection drainage problems that have been identified
during the field review and based upon resident complaints in the area. Those areas will be
corrected as part of the project.
Funding & Cost Analysis:
The storm sewer cost portion of the project totals $66,816.75. The assessed amount would be
45% or $30,067.54. The approximate cost of the assessment for this portion would be $114
per parcel. The remaining 55% or $36,749.21 is from the Storm Water Utility Fund.
Sanitary Sewer
The sanitary sewer was televised in the 2012 Pavement Management area. The televising
revealed a few minor problems, which can be repaired mostly by spot replacement. This
means the problem section of pipe can be excavated and the section of damaged pipe
replaced. There may be some cases in which a slip lining or other method may be utilized to
repair the pipe. It is important to address these problems now before problems are
encountered for the residents in the area, such as sewage backups.
Funding & Cost Analysis:
The sanitary sewer cost portion of the project totals $77,048.40. The assessed amount would
be 45% or $34,671.78. The approximate cost of the assessment for this portion would be
$131 per parcel. The remaining 55% or $42,376.62 is from the Sanitary Sewer Utility Fund.
Water
The watermains in general are in good condition. As part of the project valves will be repaired,
hydrants will be adjusted and hydrant pads will be installed.
2
Funding & Cost Analysis:
The watermain cost portion of the project totals $20,684.95. The assessed amount would be
45% or $9,308.23. The approximate cost of the assessment for this portion would be $35 per
parcel. The remaining 55% or $11,376.72 is from the Water Utility Fund.
Park Improvements
The park that is contained within this year's Pavement Management Project is Kingston Park.
Improvements that are proposed to be included in the project are as follows:
® Access drive rehabilitation
Existing parking lot rehabilitation
Accessory features
• Curb around existing play area
• Trash receptacles
• Benches
• Planting of trees
• Gazebo structure with picnic table
Funding & Cost Analysis:
The park improvement cost portion of the project totals $289,295.29. The Playground /Park
Shelter Replacement/Public Landscape Initiative would be responsible for $42,900. The
remaining $246,395.79 is funded from the property tax levy.
Trails
As with previous Pavement Management Projects trail connections are a key component of the
project. Many trail connections have been laid out to provide convenient neighborhood access
to parks. An example of these connections would be Kingston Park and the West Central
Ravine Area. A valuable point to highlight is trail connections are timed to correspond with
construction in the area. This provides for cost savings by the bidding of the larger quantities
and the use of reclamation products from the bituminous streets. Also, residents would only
have to experience construction once in any given area. The proposed trails to be paved are
the West Central Ravine Trail from Jamaica Avenue to Kingston Park and some missing link
trails within Kingston Park.
Recreational trails, which these are, would not be assessed per the IMTF policy.
Funding & Cost Analysis:
The trail improvement cost portion of the project totals $174,397.80. This is funded from the
property tax levy.
Approximate Total Assessment Value per Parcel: $4,340.55
3
Project Schedule per Feasibility Re por
• Initiate Project, Authorize Feasibility Report ......................... ............................... June 1, 2011
• Neighborhood Meeting ........................ ............................... .......................November 21, 2011
• Present Feasibility Report to Council & Call
For Public Improvement Hearing ........................ December 7, 2011
• Council Holds Public Improvement Hearing &
Orders Public Improvements .. ............................... January 18, 2012
• City Council Approves Plans & Specs,
Authorizes Advertisement for Bids ............................. April 4, 2012
• Receive Bids ..................................................................... ............................... May 3, 2012
• Council Awards Contract ..................................................... ............................... May 16, 2012
• Begin Construction ................................................................. ............................... June 2012
• Construction Completion .............................................. ............................... August 2012
• Assessment Hearing ............... ............................... ......................September 2012
Discussion
Following the Public Hearing, the next step would be to Order the Project and authorize the
preparation of plans and specifications. The project has been found to be necessary, cost -
effective and feasible for District C1.
The total project cost for the road work, storm sewer, and park improvements is
$3,338,215.24. According to the City's policy, 45% of the total project cost for road work and
utilities is assessed against the benefiting properties. The total project value that is assessed
is $1,145,904.97 for the district. The Cost Estimate Summary can be viewed in Appendix C of
the Feasibility Report.
The proposed assessments are as follows for the improvements:
District C1 (264 units *): $1,145,904.97/264 = $4,340.55/unit
*Includes 8 equivalent units for the City Park on 75 Street
A benefit appraisal was ordered for three properties within the project area. There was found to
be a special benefit of $5,000 per property, which is greater than the proposed assessment of
$4,340.55. The special benefit appraisals are included for review.
Currently the bidding environment is favorable, which could benefit the total project cost. The
Council still has the ability to reject the bids if they are unfavorable or not within the engineers
estimate.
0
Pros to proceed with project:
1. The project costs remain stable and can take advantage of good bidding
environment.
2. Reduced maintenance and labor for maintaining streets and storm water.
3. Improvements are made to the sanitary sewer and watermains in a cost
effective manner. The level of service will remain high following the repairs to
the utilities; no sewer backups and functioning water valves.
Cons to delay project:
1. Delay will create an increased project cost of approximately 5 -8% annually
This directly would mean increased assessment by the corresponding
amount.
2. Increased maintenance cost for the area and less maintenance dollars for
street repairs in other areas of the City as more dollars would need to be
concentrated to this area.
3. Continue to further delay the other pavement management areas.
It should be noted to Council per Minnesota State Statute 429.031; the resolution must
be adopted by four - fifths vote for project to be ordered and the project to proceed.
Recommendation
It is recommended the Council adopt a resolution ordering the project and authorize
preparation of plans and specifications for the 2012 Pavement Management Project District
C1.
5
City of
Cotta fie Grove
Mina S-0-t. o
Report
2012 Pavement Management Project
City of Cottage Grove, Minnesota
December 2011
Project No. 000048 - 11296 -0
City Project No. 11 -296
Bonestroo
2335 Highway 36 W
St. Paul, MN 55113
Tel 651- 636 -4600
Fax 651- 636 -1311
www.bonestroo.com
December 7, 2011 Bonestroo
Honorable Mayor and City Council
City of Cottage Grove
7516 80th Street South
Cottage Grove, MN 55016
Re: 2012 Pavement Management Project
Client Project No.: 11 -296
Bonestroo File No.: 000048 - 11296 -0
Honorable Mayor and City Council Members:
Enclosed for your review is the 2012 Pavement Management project Feasibility Report. The project
scope includes street rehabilitation and storm sewer improvements within Pinetree Pond East 2n & a
portion of Pinetree Pond East 3r Addition (District C1) and Prestige Estates 1s & 2n Additions and
Prestige Estates on the Park (District C3) neighborhoods, as identified in this report.
This report describes the improvements necessary to improve the streets and storm sewer within the
project area. Cost estimates for the proposed improvements are presented in the appendices of the
Report.
We would be happy to discuss this report at your convenience. Please contact me at 651- 968 -7674 if
you have any questions or concerns.
Sincerely,
Rol ►_ : @•
Mike Boex, PE
I hereby certify that this plan, specification, or report was
prepared by me or under my direct supervision and that I
am a duly Licensed Professional Engineer under the laws of
the State of Minnesota.
"vUb—.p &��
Michael I Boex
Date: December 7, 2011 Registration No.: 44576
2012 PAVEMENT MANAGEMENT PROJECT
Table of Contents
Tableof Contents ...................................................................................... ..............................1
Introduction.............................................................................................. ..............................3
Existing Conditions — District C1 ................................................................. ..............................4
Streets.................................................................................................. ..............................4
SanitarySewer ...................................................................................... ..............................5
WaterMain ........................................................................................... ..............................5
StormSewer ......................................................................................... ..............................5
Existing Conditions — District C3 ................................................................. ..............................5
Streets.................................................................................................. ..............................5
SanitarySewer ...................................................................................... ..............................6
WaterMain ........................................................................................... ..............................6
StormSewer ......................................................................................... ..............................6
Proposed Improvements — District C1 ......................................................... ..............................6
Streets.................................................................................................. ..............................6
SanitarySewer ...................................................................................... ..............................7
WaterMain ........................................................................................... ..............................7
StormSewer ......................................................................................... ..............................7
StormWater Quality .............................................................................. ..............................7
Proposed Improvements — District C3 ......................................................... ..............................7
Streets.................................................................................................. ..............................7
SanitarySewer ...................................................................................... ..............................8
WaterMain ........................................................................................... ..............................8
StormSewer ......................................................................................... ..............................8
StormWater Quality .............................................................................. ..............................8
Proposed Improvements - Kingston Park .................................................... ..............................8
Parking Lots & Access Drive ................................................................... ..............................8
Trails.................................................................................................... ..............................9
AccessoryItems .................................................................................... ..............................9
StormWater Quality .............................................................................. ..............................9
Park Improvements Cost Summary ........................................................ .............................10
Permits and Easements ............................................................................ .............................10
EstimatedCosts ....................................................................................... .............................10
CostSummary ...................................................................................... .............................10
City of Cottage Grove, MN Page 1
2012 Pavement Management Project JV Bonestroo 000048 - 11296 -0
CostAllocation ...................................................................................... .............................11
Financing ............................................................................................. .............................12
PublicHearing ......................................................................................... .............................12
ProjectSchedule ...................................................................................... .............................12
Conclusions and Recommendations ........................................................... .............................12
Appendices
Appendix A — Existing Pavement Condition Photos
Appendix B - Figures
Appendix C - Cost Estimate Summary
Appendix D - Preliminary Assessment Roll
City of Cottage Grove, MN Page 2
2012 Pavement Management Project
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eonestroo 000048 - 11296 -0
2012 PAVEMENT MANAGEMENT PROJECT
Introduction
The Pinetree Pond East 2" Addition, a portion of Pinetree Pond East Y Addition, Prestige Estates
1s & 2 nd Additions, and Prestige Estates on the Park residential neighborhoods have been
identified as candidates for rehabilitation during the 2012 construction season as a part of the
City of Cottage Grove's ongoing roadway rehabilitation program. The City Council authorized
preparation of this Report to determine the feasibility of rehabilitating those streets as a part of
the 2012 Pavement Management Project.
Pinetree Pond East 2 nd Addition and a portion of Pinetree Pond East 3' Addition are located in the
Northeast corner of the 80 Street & Jamaica Avenue intersection and are part of Pavement
Management District C1, as shown on Figure 1 located in Appendix A. There are eleven
residential streets within these neighborhoods totaling approximately 14,900 lineal feet.
The Prestige Estates 1s & 2 nd Additions and Prestige Estates on the Park are located just East of
the Pinetree Pond East 2 nd Addition north of 80 Street. It's part of Pavement Management
District C3 as shown on Figure 1 located in Appendix A. There are three residential streets within
this area totaling approximately 3,950 lineal feet.
The purpose of this report is to further evaluate the work actually required for this street
rehabilitation project, to provide an estimate of cost, and to establish a method of cost allocation
or assessment in order to determine the physical and economic feasibility.
This feasibility report examines the following street segments:
District Cl:
1. 75 Street So. from Jamaica Avenue So. to Indian Boulevard So.
2. Jeffery Avenue So. loop from 75 Street So. to 75 Street So.
3. Jasmine Avenue So. from 75 Street So. to 78 Street So.
4. Jasmine Avenue So. from Jasmine Avenue So. to cul -de -sac, south of 75 Street So.
5. Jasmine Avenue So. from Jasmine Avenue So. to cul -de -sac, north of Janero Avenue So.
6. Jeffery Avenue So. from 75 Street So. to 80 Street So.
7. Jeffery Avenue So. from Jeffery Avenue So. to cul -de -sac, south of Jensen Avenue So.
8. Jeffery Court from Jeffery Avenue So. to cul -de -sac
9. Jensen Avenue So. loop from Jeffery Avenue So. to Jeffery Avenue So.
10. Janero Avenue So. from Jeffery Avenue So. to 79 Street So.
11. Janero Court from Janero Avenue So. to cul -de -sac.
12. 78 Street So. from Janero Avenue So. to Jeffery Avenue So.
13. 78 Street Court from 78 Street So. to cul -de -sac
14. 79 Street So. from Janero Avenue So. to Jeffery Avenue So.
District C3:
1. Jocelyn Avenue So. from 80 Street So. to Jenner Avenue So.
2 79 Street So. loop from Jocelyn Avenue So. to Jocelyn Avenue So.
3. Jenner Avenue So. from 80 Street So. to Jocelyn Avenue So.
City of Cottage Grove, MN Page 3
2012 Pavement Management Project JW Bonestroo 000048 - 11296 -0
The streets within District C1 are residential and were originally constructed in the early 1980's.
Generally, the streets are 32 feet wide (from face of curb to face of curb) with concrete curb and
gutter. Jeffery Avenue is classified as a collector roadway between 80 Street and 75 Street, as
is 75 Street from Jamaica Avenue to Indian Boulevard. Both of these collector streets are
approximately 44 feet wide (from face of curb to face of curb) with concrete curb and gutter.
Each collector is marked with a double yellow centerline and a white lane delineator on each side
of the roadway for the purposes of pedestrians and bikes.
The Pavement Condition Index (PCI) of these streets range from 17 -69 as identified in a 2009
pavement condition rating by Goodpointe Technology. Pavements in the lower end of that range
are considered poor and generally have major distress. In contrast, the 1994 Pavement
Management Plan depicted PCI's in the range of 49 -80. Per that plan, PCI's in those ranges are
classified as "Fair" and "Good" and generally are pavements that have a significant level of load -
related distress. Since 1994, pavement condition has continued to deteriorate and much of the
pavements have major distress. Figure 2 depicts the PCI rating at each street and Figure 3
depicts the age of the streets within the neighborhood. In addition, there are sections of existing
curb and gutter that have settled, cracked, or have other defects that will require replacement.
Appendix A contains some representative photos of the existing pavement condition.
It should be noted that this District was originally proposed for rehabilitation in 1999 as a part of
the 1999 Pavement Management Project. At that time, the streets were approximately 20 years
old and the Public Works Department had been providing the normal street patching and seal
coat maintenance. It was proposed in the 1999 Pavement Management Feasibility Report that
this area receive a Mill & Overlay, meaning the existing pavement would be milled, patching and
joint repair would occur, and a new bituminous overlay would be placed. The total project cost
was estimated to be approximately $495,000 and the proposed assessment was $1,639 per lot.
In 1999, the assessment policy for this type of project was 1% of the assessed market value, or
actual construction costs for the Mill /Overlay rehabilitation method of construction. Ultimately,
the residents in this area objected to the project and Council did not proceed with ordering the
plans & specifications for this area. Instead, it was decided that a pavement management
project be pushed off into the future with the possibility of increased pavement deterioration and
therefore increased future rehabilitation and assessment costs. In the meantime, these streets
would continue to receive normal maintenance from Public Works.
Coring of the pavement was performed to determine the thickness of the existing street section.
This information was used to design a recommended pavement section.
Existing Street Sections — District C1
No.
Location
Materials
1
7789 Janero Ave
3" Bituminous, 4" Gravel
2
7787 Jeffery Ave
3.5" Bituminous, 4" Gravel
3
7555 Jeffery Ave
3" Bituminous,8" Gravel
4
918775 t St
4" Bituminous, 3" Gravel
5
7420 Jeffery Ave
3" Bituminous, 5" Gravel
City of Cottage Grove, MN Page 4
2012 Pavement Management Project Bonestroo 000048 - 11296 -0
From the cores, it can be seen that the average section consists of 3 inches of bituminous over 4-
5 inches of gravel.
SANITARY SEWER
The sanitary sewer system within the Pinetree Pond East Additions consists of 8 and 12 -inch VCP.
The only exception to this is a 12 -inch reinforced concrete pipe southeast of 75 Street through
Kingston Park. The existing sanitary sewer has been televised to evaluate pipe condition. The
televising reports show that the pipe is in good condition. However, some problems encountered
in the existing sanitary sewer were cracked pipe and sags.
WATER MAIN
The water mains within the Pinetree Pond East Additions consist of 6, 8, and 12 -inch diameter
ductile iron pipe. The mains were installed between 1979 and 1980. The water mains are
believed to be in good condition. However, there are two valves, a six -inch and twelve -inch,
which are not operational and will need to be addressed.
STORM SEWER
The existing storm sewer has been televised to determine pipe condition and necessary repairs.
In addition, storm structures were also inspected. Storm sewer mains are generally in good
condition. However, some problems encountered in the existing storm sewer were cracked or
broken pipes and dirty lines. Miscellaneous structure patching, lining, replacement of steps, and
other repairs were noted during the inspections.
Existing Conditions — District C3
The streets within District C3 were originally constructed in the early to mid 1990's. The streets
are approximately 32 feet wide (from face of curb to face of curb) with concrete curb and gutter.
The Pavement Condition Index (PCI) of these streets range from 57 -79 as identified in a 2009
pavement condition rating by Goodpointe Technology. In contrast, the 1994 Pavement
Management Plan depicted PCPs in the range of 99 -100 since they were new streets at the time.
Per that plan, PCI's in today's ranges are classified as "Good" and "Very Good" and generally are
pavements that have a significant level of both non -load related (Very Good) and load related
distress (Good). Since 1994, pavement condition has continued to deteriorate and much of the
pavements have significant distress. Figure 2 depicts the PCI rating for each street and Figure 3
depicts the age of the streets within the neighborhood. In addition, there are sections of existing
curb and gutter that have settled, cracked, or have other defects that will require replacement.
Appendix A contains some representative photos of the existing pavement condition.
Coring of the pavement was performed to determine the thickness of the existing street section.
This information was used to design a recommended pavement section.
Existing Street Sections — District C3
No.
Location
Materials
Bituminous Degradation
1
7848 Jenner Ave
3" Bituminous, 5" Gravel
Asphalt Stripping Observed
2
7901 Jocelyn Ave
3.5" Bituminous, 6" Gravel
None Observed
3
950179` St
4.25" Bituminous, 5" Gravel
Asphalt Stripping Observed
City of Cottage Grove, MN 1. Page 5
2012 Pavement Management Project jW BonestrOO 000048- 11296 -0
From the cores, it can be seen that the average section consists of 3.5 inches of bituminous over
5 inches of gravel. Two of the three cores displayed degradation due to stripping, which is
generally described as the separation of aggregate from the asphalt primarily due to moisture.
The extent of the stripping found degrades the strength and durability of the pavement.
SANITARY SEWER
The sanitary sewer system within the Prestige Estates Additions primarily consists of 8 -inch PVC.
The only exception to this is a section of 8 -inch ductile iron pipe off 80 Street extended north
into Jocelyn Avenue. The existing sanitary sewer has been televised to evaluate pipe condition.
The televising reports show that the pipe is in good condition and no repairs are anticipated.
VIT11 %114 7 u /_M It
The water mains within the Prestige Estates Additions consist of 6 -inch diameter ductile iron pipe.
The mains were installed between 1990 and 1994. The water mains are believed to be in good
condition, and therefore, no improvements are proposed. There is, however, a valve that is not
operational that should be addressed.
STORM SEWER
The existing storm sewer has been televised to determine pipe condition and necessary repairs.
In addition, storm structures were also inspected. Storm sewer mains are generally in good
condition. However, some problems encountered in the existing storm sewer were cracked or
broken pipes and dirty lines. Miscellaneous structure patching, lining, replacement of steps, and
other repairs were noted during the inspections.
Proposed Improvements — District C1
STREETS
Based on the deteriorated condition of the existing pavement and relatively good condition of the
existing subgrade, the proposed rehabilitation method for the majority of the streets in District
C1 consists of full pavement removal and replacement with 3.5 inches of new pavement. The
only exception would be the collector streets, 75 Street and Jeffery Avenue south of 75 Street.
In an effort to increase the pavement section due to additional traffic associated with collector
roadways, it is proposed to reclaim the existing pavement and gravel base to a depth of
approximately 8 inches. The reclaimed material would then be salvaged, the subgrade would be
excavated approximately 5.5 inches, and the salvaged reclaim material would then be re- spread
and placed. The resultant reclaimed material would then be shaped and graded to allow for
placement of 3.5 inches of non -wear and 1.5 inches of wearing course pavement. Figure 4
depicts the improvements in this neighborhood.
The existing D412 concrete curb and gutter has been evaluated. It is proposed that 100% of the
curb and gutter be removed and replaced as a part of this project. Replacing all of the curb and
gutter will:
1. Result in a more consistent product due to being machine laid versus hand poured
2. Produce a more uniform flow -line and improve drainage characteristics
3. Reduce the chance for differential settlement between panels
4. Restart the lifecycle of the curb, complimenting the adjacent new pavement
City of Cottage Grove, MN I. Page 6
2012 Pavement Management Project V Bonestroo 000048 - 11296 -0
In locations where curb is replaced in front of driveways, curb will be removed and replaced and
each driveway would be patched with in -kind materials as a part of the street reconstruction
process.
Traffic signs are proposed to be replaced as a part of this project to meet federal retroreflectivity
requirements. In addition, signs will be evaluated for conformance to the adopted City sign
policy and signs will be removed or supplemented as required.
SANITARY SEWER
Inline repairs are recommended to address cracks within the pipe. Where there are sags with a
history of back -ups, it is recommended that the pipe be removed and replaced. The sanitary
sewer manhole castings will be salvaged and reinstalled. The existing concrete adjusting rings
will be replaced with new HDPE adjusting rings to conform to current City standards.
VIII- A1 :11 7L - F-3 Vil 1
It is proposed that the valves that are not operational be removed and replaced as a part of this
project. Also, there are ten hydrants that should be adjusted. It is proposed to extend the
hydrant barrel on each of these hydrants. Finally, concrete hydrant access pads are proposed to
be installed at all hydrants in accordance with current City standards.
I:3 to] Aa&1
Generally speaking, the intent of this project is to rehabilitate the streets and not change existing
drainage patterns. In -line repairs are recommended to address cracks, and leaky or offset joints.
Structures in poor condition and adjusting rings will be replaced to conform to current city
standards. Existing castings will be salvaged. Miscellaneous structure patching, lining,
replacement of steps, and other repairs will be performed as needed.
STORM WATER QUALITY
Storm water quality improvements are not required in this neighborhood due to no increase of
impervious surfacing.
Proposed Improvements — District C3
STREETS
Due to the age of the pavement in District C3, it would typically be proposed to mill 1 - inches
of the existing bituminous pavement, perform crack sealing and patching as needed on the
remaining pavement, then pave 1 - inches of new bituminous pavement. However, due to the
observed depth and extent of the existing pavement stripping, a mill and overlay is not
recommended at this time.
Currently, Mn /DOT's Office of Materials is leading a study to evaluate "Stripping of Hot Mixed
Asphalt Pavements under Chip Seals." This study is scheduled to conclude in September of 2012
and may provide some insight as to why the stripping is occurring on certain roads. In the
meantime, City staff met with Mn /DOT to discuss the stripping in District C3. Numerous
rehabilitation methods were discussed, including various forms of full pavement replacement.
Rather than pursue full replacement at this time, the City has decided to monitor the
deterioration until the pavement justifies a full replacement. District C3 is now tentatively
scheduled for rehabilitation in the post -2016 Capital Improvement Plan (CIP).
City of Cottage Grove, MN Page 7
2012 Pavement Management Project Bonestroo 000048 - 11296 -0
The existing concrete curb and gutter will be evaluated prior to the future rehabilitation. Based
on a preliminary evaluation, it was estimated that approximately 15% is currently in poor
condition and would need to be replaced. It should be anticipated that additional curb will need
to be replaced in the future.
SANITARY SEWER
Since the televising has indicated the pipe is in good condition, no repairs were anticipated. The
City may choose to reevaluate necessary repairs when the project moves forward. The sanitary
sewer manhole castings will be salvaged and reinstalled. Any existing concrete adjusting rings
will be replaced with new HDPE adjusting rings to conform to current City standards.
WATER MAIN
The water mains are believed to be in good condition, and therefore, no improvements were
proposed. There is, however, a valve that is not operational. This repair can be handled as a
general maintenance item if desired. When the project moves forward, concrete hydrant access
pads are proposed to be installed at all hydrants in accordance with current City standards.
STORM SEWER
In -line repairs are recommended to address cracks, and leaky or offset joints. Structures in poor
condition and adjusting rings will be replaced to conform to current city standards. Existing
castings will be salvaged. Miscellaneous structure patching, lining, replacement of steps, and
other repairs will be performed as needed.
STORM WATER QUALITY
Storm water quality improvements are not required in this neighborhood due to no increase of
impervious surfacing.
Proposed Improvements - Kingston Park
To be consistent with past City pavement management projects, parks within the pavement
management district typically receive upgrades. Therefore several new improvements are
proposed for Kingston Park, located east of 75 Street.
PARKING LOTS & ACCESS DRIVE
The proposed rehabilitation method for the main Kingston Park parking lot consists of full
pavement removal and replacement with 3.5 inches of new pavement. The addition of curb and
gutter was determined to be cost prohibitive due to the existing flat grades and the resulting
grading and drainage issues that would arise. Storm sewer improvements are also proposed
adjacent to the existing parking lot.
Since the access drive appears to be in better condition, it's proposed to mill 1 - inches of the
existing bituminous pavement, perform crack sealing as necessary on the remaining pavement,
then pave 1 - inches of new bituminous pavement.
Figure 7 depicts the proposed park improvements.
City of Cottage Grove, MN Page 8
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TRAILS
In 2010, the City constructed the Kingston and West Central Ravine Park trails to a gravel base.
These trails start near Pond ED -1 and Jamaica Avenue, and extend north into Kingston Park and
connect to the existing bituminous trail system near the Prestige Estates on the Park
neighborhood. It is proposed to finish these trails with 2 inches of bituminous wear course over
the existing gravel base. Figures 8 and 9 depict the proposed Kingston and West Central Ravine
Park trail improvements.
Bituminous trails are also proposed to be constructed within Kingston Park. Costs for various
options are presented in the table below. Trail segments within Kingston Park are shown on
Figure 7. For the purpose of this Report, only segments 1 -3 are proposed for construction as a
part of this project. Segments 4 -6 are considered future improvements and are shown for
planning purposes.
Trail Cost Summary — Kingston Park Segments
Location
Estimated Cost
Segment 1
$55,000
Segment 2
$26,000
Segment 3
$14,000
Subtotal
$95,000
Segment 4 - Future
$31,000
Segment 5 - Future
$53,000
Segment 6 - Future
$12,000
Costs presented include 10% contingency + 30% indirect costs
Trail Cost Summary — Kingston & West Central Ravine Paving
Location Estimated Cost
Kingston & West Central Ravine Trail I $74,964.18
Costs presented include 10% contingency + 30% indirect costs
ACCESSORY ITEMS
The existing tennis and basketball courts currently display some cracking. Previous route and
seal maintenance has been met with limited success. Despite the cracking, the remaining
portions of the surface appear to be in good condition. Rather than pursue a full surface
replacement at this time, a crack repair is recommended that will not be included in this contract.
Other proposed amenities within the park include:
• Curb around existing play area
• Trash receptacles
• Benches
• Planting of trees
• Gazebo Structure (with picnic table)
STORM WATER QUALITY
The City initially proposed retrofit water quality improvements within pond ED -1 in 2009 for a
Clean Water Fund grant submittal for water quality improvement projects. The retrofit
improvements propose two cells to provide water quality treatment to a portion of the currently
untreated watershed of pond ED -P5. The northern cell, which is adjacent to Kingston Park,
includes both a wet pond and filtration area to provide water quality treatment to existing
City of Cottage Grove, MN Page 9
2012 Pavement Management Project Bonestroo 000048 - 11296 -0
residential areas. The City is in discussions with the South Washington Watershed District
(SWWD) regarding financially partnering to implement these water quality improvements, as well
as the installation of an emergency overflow box culvert under 80 Street.
Should this project move forward, the box culvert improvements and trail construction will need
to be coordinated. During final design, the elevations of the existing trail will need to be
confirmed to ensure it's above the pond 100 -year flood elevation. For the purposes of this
report, it was assumed that the trail is above the flood elevation and only trail paving is required.
PARK IMPROVEMENTS COST SUMMARY
Estimated Park Improvements Cost Summary
Costs presented include 10% contingency + 30% indirect costs
Permits and Easements
Because the roadway construction is considered a maintenance project that would not create any
new impervious surfaces and would not change the existing grade, hydraulics, or purpose of the
roadway, the Phase II General Storm Water Permit from the MPCA would not be required for that
portion of the work.
However, since the project is proposed to include extensive trail construction and new impervious
areas, the project will trigger the need for the Phase II Storm Water Permit.
This project will require the following permits:
■ Phase II General Storm Water Permit from the MPCA
No additional drainage and utility easements are anticipated in the neighborhoods, however, this
will be evaluated during the final design phase of the project.
Estimated Costs
COST SUMMARY
Cost estimates for the improvements have been prepared and are included in the Appendix of
this report. All costs for items to be constructed are based on anticipated unit prices for the 2012
construction season. All costs include a thirty (30) percent allowance for indirect costs associated
with the project (engineering, administrative, financing, and legal) as well as a ten (10) percent
contingency. No costs are included for capitalized interest during the construction period or
before assessments are levied.
City of Cottage Grove, MN Page 10
2012 Pavement Management Project
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Bonestroo 000048- 11296 -0
Estimated Project Cost
Trail Segments 1 -3
$99,433.62
Access Drive Rehabilitation
$26,948.35
Existing Parking Lot Rehabilitation
$199,212.94
Accessory Features
$63,134.50
Subtotal:
$388,729.41
Kingston & West Central Ravine Trail Paving
$74,964.18
Total:
$463,963.59
Costs presented include 10% contingency + 30% indirect costs
Permits and Easements
Because the roadway construction is considered a maintenance project that would not create any
new impervious surfaces and would not change the existing grade, hydraulics, or purpose of the
roadway, the Phase II General Storm Water Permit from the MPCA would not be required for that
portion of the work.
However, since the project is proposed to include extensive trail construction and new impervious
areas, the project will trigger the need for the Phase II Storm Water Permit.
This project will require the following permits:
■ Phase II General Storm Water Permit from the MPCA
No additional drainage and utility easements are anticipated in the neighborhoods, however, this
will be evaluated during the final design phase of the project.
Estimated Costs
COST SUMMARY
Cost estimates for the improvements have been prepared and are included in the Appendix of
this report. All costs for items to be constructed are based on anticipated unit prices for the 2012
construction season. All costs include a thirty (30) percent allowance for indirect costs associated
with the project (engineering, administrative, financing, and legal) as well as a ten (10) percent
contingency. No costs are included for capitalized interest during the construction period or
before assessments are levied.
City of Cottage Grove, MN Page 10
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An overall summary of the estimated cost is shown below:
Estimated Cost Summary
Location
Estimated Project Cost
District C1
$2,874,521.65
District C3
-
Kingston Park Improvements
$388,729.41
Kingston & West Central Ravine Trail
$74,964.18
Total Estimated Project Cost:
$3,338,215.24
Costs presented include 10% contingency + 30% indirect costs
Because District C3 is proposed for rehabilitation post -2016, no costs are presented above.
COST ALLOCATION
Assessments for this project will be based upon the "Infrastructure Maintenance Task Force
Special Assessment Policy For Public Improvements," dated September 30, 2005. All adjacent
benefiting properties are proposed to be assessed. Per the Urban Residential policy, 45% of the
project cost for both surface and subsurface improvements would be assigned to each individual
residential lot on a unit basis. The intent of the City's policy is to treat all properties within a
residential development as similar individual units regardless of lot frontage. The amount
assessed is based on the City standard street section even if the width is greater. City funds
would be responsible for the remaining 55% of the project costs.
In addition, the City Park was counted as 8 equivalent units for the purposes of calculating
assessments. To determine this, the frontage of park land along 75 Street was divided by an
average lot width in District C1.
The total estimated project assessments are as follows:
Estimated Cost Allocation
Location
City Funds
Assessed Amount
Estimated Project
Location
(55% of Total)
(45% of Total)
Cost
District C1
$1,728,616.68
$1,145,904.97
$2,874,521.65
Kingston Park
$388,729.41
-
$388,729.41
Kingston & West Central
$74, 964.18
-
$74,964.18
Ravine Trail
Totals:
$2,192,310.27
$1,145,904.97
$3,338,215.24
Estimated Cost Per Unit
*Includes 8 equivalent units for City park
City of Cottage Grove, MN Page 11
2012 Pavement Management Project Bonestroo 000048- 11296 -0
Assessable
Assessed Amount
Location
Assessed Cost Per Unit
Units
(45% of Total)
District C1
264*
$1,145,904.97
$4,340.55
*Includes 8 equivalent units for City park
City of Cottage Grove, MN Page 11
2012 Pavement Management Project Bonestroo 000048- 11296 -0
Assessments are proposed to be levied based on the City's current assessment policy. The
remainder of the project would be financed through a combination of City funds such as the
General Tax Levy and Enterprise funds for items such as storm sewer improvements. General
Levy funds will be utilized for the proposed park improvements. Figure 5 depicts the assessable
parcels for the project.
Because the properties within the Pavement Management project benefit from the proposed
improvements, and the project will be partially funded through assessment, it will be necessary
for the City to hold a public improvement hearing to receive comment on the proposed project
and to determine the further action to be taken.
Project Schedule
Below is the proposed schedule assuming a 2012 construction season:
■ 06/01/2011
Council Orders Feasibility Report
■ 08/10/2011
Council Workshop
■ 11/21/2011
Hold Neighborhood Meeting
■ 12/07/2011
Council Receives and Approves Feasibility Report
Council Sets a Public Improvement Hearing Date
■ 01/18/2012
Council Holds Public Improvement Hearing
Council Orders the preparation of the Plans and Specifications
■ 04/04/2012
Council approves the Plans and Specifications and sets Bid Date
® 05/03/2012
Project Bid Date
■ 05/16/2012
Contract Award
■ June 2012
Begin Construction
■ August 2012
Complete Construction
® August 2012
Council sets Assessment Hearing date
■ September 2012
Council holds Assessment Hearing
• • R Me ' No •
It is recommended that this report be used as a guide for the layout, design, and cost allocation
for the public improvements. It is further recommended that the owners of properties within the
project limits be notified of the proposed improvements in order to provide comment.
To determine project feasibility, a comparison was made between the costs estimated herein and
the costs experienced for other similar projects within the City. These comparisons, on a per
linear foot construction cost basis, are shown below:
City of Cottage Grove, MN Page 12
2012 Pavement Management Project Bonestroo 000048 - 11296 -0
Estimated Cost Per Unit
Project
Cost Per
Linear Foot
2012 Pavement
Management Project (Estimated)
District C1
$134.80
2011 Pavement
Management Project (Bid Results)
Pine Coulee /Countrywood
$68.49
Howard's Addition
$63.18
2010 Pavement
Management Project - River Acres (Bid Results)
$69.14
2008 Pavement
Management Project (Bid Results)
$96.00
From the tabulation above, it can be seen that the cost to rehabilitate District C1 is higher than
the costs from the 2011 Pavement Management Project. This is primarily due to the fact that
this project includes streets with concrete curb and gutter and public sanitary sewer, storm
sewer, and water main repairs. In addition, the street widths are generally wider in C1 than the
rural residential streets from 2010 and 2011. In 2008, the bid result listed above did not include
sanitary and storm sewer repairs.
The project is financially feasible, with funding sources identified from the City as well as the
benefited properties adjacent to the project. Financial responsibilities have been determined
based on estimated project costs as well as adopted City policy.
From an engineering standpoint, this project is feasible, necessary, and cost effective.
City of Cottage Grove, MN Page 13
2012 Pavement Management Project 4f Bonestroo 000048 - 11296 -0
Appendix A — Existing Pavement Condition Photos
DISTRICT C1
Approximate Location:
Jeffery Ave. 200' north of Janero Ave.
Curb damage observed with cracked and chipped panels. Settlement and poor drainage also present.
DISTRICT C1
Approximate Location:
Jeffery Ave. 200' north of Janero Ave.
Pavement has major distress and is beyond an overlay. Full pavement replacement is necessary.
DISTRICT C1
Approximate Location:
75` St. near Jeffery Ave.
Curb damage is visible.
DISTRICT Cl
Approximate Location:
Jeffery Avenue and 75 Intersection
Patching of the bituminous pavement has occurred.
DISTRICT C1
Approximate Location:
Janero Court
Pavement fatigue and alligator cracking make an overlay not feasible.
DISTRICT C3
Approximate Location:
7848JennerAvenue
Stripping of the seal coat is evident in the surface pavement
11' *tea .
DISTRICT C3
Approximate Location:
7721 Jocelyn Avenue
Patching of the bituminous pavement has occurred.
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Preliminary Assessment Roll
District C1
Parcel ID
Owner
Address
Units
$ /Unit
Total /Unit
1002721230032
LEANO ALFRED
9170 75TH ST S
1
$4,340.55
$4,340.55
1002721230033
LARSON KENNETH C & PAQUIN
9140 75TH ST S
1
$4,340.55
$4,340.55
1002721230034
MILLER DAVID ALLEN & SUSAN M
7481 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230035
KRAMER CHARLIE M
7469 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230036
GRUDLE EVERETT J
7457 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230037
RICHARD JAMES W & JENNINGS & KIME
7449 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230038
GANNUCCI JAMES M & SUSAN M
7443 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230039
LACASSE KENNETH P JR & AMELIA
7437 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230040
NG CHUNG YIN & FUNG YEE
7431 JEFFERY LN S
1
$4,340.55
$4,340.55
1002721230041
GAUGHAN DAVID
7421 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230042
DOHENY MICHAEL D & MARY T
7411 JEFFERY LN S
1
$4,340,551
$4,340.55
1002721230043
THOMPSON SHARILYN G
7401 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230044
FINCH JULIE A
7400 JEFFERY LN
1
$4,340.55
4,340.55
1002721230045
HALLETT CATHERINE A & LISLE P & P L
7410 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230046
FISCHER JEROME B
7420 JEFFERY LN S
1
$4,340.55
$4,340.55
1002721230047
DEMMA THOMAS J
7430 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230048
HUNSBERGER MARTIN S & GLORIA M H
7440 JEFFERY LN
1
4,340.55
$4,340.55
1002721230049
NELSEN THERESA C
7452 JEFFERY LN
1
$4,340.551
$4,340.55
1002721230050
DAVIS ANN M
7462 JEFFERY LN
1
$4,340.551
4,340.55
1002721230051
NESS BRUCE A & WENDY E
7474 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230052
ODEN JOHN ERIK & TERHELL & KPISTIr
7438 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230053
GURROLA HARRY R & CRISTINA G
7444 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721230054
KAPSH WILLIAM D & ANITA L
7458 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721230055
BERNARD SANDRA L
7466 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230056
ERICKSON KEITH R & MICHELE A
7476 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230057
TIBBITS JOSHUA & 30ANN
7473 JEFFERY LN
1
4,340.551
$4,340.55
1002721230058
CHAPMAN LISA G
7461 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230059
FLATTUM CYNTHIA C
7459 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230060
GALLES MICHELLE L & MICHAEL J MAX
7441 JEFFERY LN
1
$4,340.55
$4,340.55
1002721230061
DOHENY KURT M & LAURIE J
7429 JEFFERY LN
1
$4,340.55
$4,340.55
1002721310003
LINDBLOM TIMOTHY A & SHERI J
7733 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320001
BARRIENTES JASON R & SHEILA M
7657 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320002
KRITZKY DONALD R JR & LINDA C
7667 JENSEN AVE S
1
4,340.551
4,340.55
1002721320003
SCHYMA HILARY W & CONNIE J SCHYM
7677 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320004
MATTHEWS DANIEL L & KRISTIN C
7729 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320005
FLIGG TRACY L
9001 75TH ST S
1
$4,340.55
$4,340.55
1002721320006
HARDECKE CLINTON & ANGELA C D
9021 75TH ST S
1
$4,340.55
$4,340.55
1002721320007
LEWANDOSKI KATHLEEN M
9043 75TH ST S
1
$4,340.55
$4,340.55
1002721320008
DOHERTY PATRICK J & ANGELA M
9067 75TH ST S
i
$4,340.55
$4,340.55
1002721320009
TOWNSEND STEPHEN J & MARY B
7508 JASMINE AVE S
1
$4,340,551
$4,340.55
1002721320010
FERGUSON COREY L & HEIDI A
7532 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320011
VANG SHOUA
7564 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320012
MOUA SEESOK & GE XIONG
7586 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320013
LEVOIR CHARLES J
7594 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320014
RUSSELL JEFFERY A & DEBBIE L
7602 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320015
CHRISTIANSEN PHILLIP D
7610 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320016
LUNDIN ERIKA
7618 JASMINE AVE S
11
4,340.55
$4,340.55
1002721320017
FARLEY BARBARA J
7626 JASMINE AVE S
1
$4,340.55
$4 340.55
1002721320018
EILEK THERESA ANN
7634 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320019
PRIDGEN DARRELL M & DEBRA A
7642 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320020
LOWE TODD D & STEPHANIE A
7652 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320021
RICHIE LAWRENCE J & LINDA A
7676 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320022
SPEARS MELVIN J & SUSAN J
7680 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320023
DELMORE BRIAN & ALDRICH B & BARB
7684 JASMINE AVE S
11
4,340.55
$4,340.55
1002721320024
ETOLL REGINA M
7688 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320025
SWAIM RICHARD M & AMY
7692 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320026
KIMLINGER DARLENE E
7696 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320027
ZIEGELMANN THEODORE & CHRISTINE
7700 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320028
FRANCIS JOSEPH RAYMOND
7704 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320029
STROMBERG MICHELE M & ROGER D
7708 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320030
MEYER KEVIN X & CYNTHIA C
7710 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320031
KRIER JEFFREY M & KAREN M
7722 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320032
MELSON JEFFREY T & LISA M
7734 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320033
ROFFERS APRIL A
7748 JANERO CT S
1
$4,340.55
$4,340.55
1002721320034
HUEGEL KURT & TERRY
7750 JANERO CT S
1
$4,340.55
$4,340.55
1002721320035
SCHWARTZ EDWARD & CHERYL
7752 JANERO CT S
1
$4,340.55
$4,340.55
1002721320036
LEVESQUE DANIEL & DAWN
7754 JANERO CT S
1
$4,340.55
$4,340.55
1002721320037
SIEVERS JAMES E & KIMBERLY A
7756 JANERO CT S
1
$4,340.55
$4,340.55
1002721320038
PICKAR CHRISTOPHER M & ERIN E
7507 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320039
RUSHFORD KATHLEEN
7533 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320040
KENDIG BRYAN A & JULIE A
7563 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320041
PEIFFER RICHARD DAVID
7593 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320042
SEDLACEK JEFFREY D & MANDE M S SEI
7603 JASMINE AVE S
1
4,340.551
4,340,551
1002721320043
KOMRO IRVIN T & MARY LOU
7629 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320044
RICHARDSON PAUL W & JEAN A
7653 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320045
EGGUM DANIEL M & CHRISTINA M
7679 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320046
THOMPSON CHERYL D
7701 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320047
ERICKSON STEVEN M
7705 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320048
BABCOCK BRUCE D
7707 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320049
BIEBER JORDAN L & KRISTEN M
7723 JASMINE AVE S
11
4,340.55
$4,340.55
1002721320050
SCHMIDT DANIEL E & YVONNE M
7735 JASMINE AVE S
1
$4,340,551
4 340.55
1002721320051
DAY JESS L & NANCY C
7741 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721320052
JOHNSON CHARLES R & LINDA A
7722 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320053
GUSTAFSON JOHN A & LORI
7714 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320054
BAUMAN MICHAEL S & KELLY L
7706 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320055
MADSEN JEFFREY Q & PAMELA J
7702 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320056
AKERVIK SUSAN ELIZABETH
7684 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320057
FREYBERGER JR ALEXANDER F & AMY E
7662 JEFFERY AVE S
11
4,340.55
$4,340.55
1002721320058
LYNCH JASON & MARCIA REYES
7636 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320059
NEUFFER DEBORAH L & GREGORY W
7604 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320060
KREINER GEORGE J & SHIRLEY M
7594 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320061
BOYD SCOTT A & PATRICIA J
7572 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320062
KRAMER JOSEPH J & JULIE A
7550 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320063
JACKOLA ROBERT D & DIANE E
7526 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320064
RISTANI KRELANDO TRS
7506 JEFFERY AVE S
11
4,340.55
4,340.55
1002721320065
YOUNG JR TIMOTHY R & CYNTHIA
7555 JEFFERY AVE S
1
$4,340.551
$4,340.55
1002721320066
HOFMANN RONALD F & CATHERINE
7573 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320067
APITZ LYNNETTE MARIE
7597 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320068
PROCAI RICHARD J & CYNTHIA P
7607 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320069
BOLAND MICHAEL P & JUDY K
7637 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320070
LOPEZ -CERON WILTON A
7667 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320071
JOHNSON TERANCE PHILLIP & SUSAN
7691 JEFFERY AVE S
11
4,340.55
$4,340.55
1002721320072
GRAVES MARK R & JUDY L
7703 JEFFERY AVE S
1
4,340.551
4,340.55
1002721320073
ELLIOTT BRIAN W & NANCY D
7713 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320074
LESTER MICHAEL T & MOLLY J
7717 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721320075
PROKOP DANIEL J & BARBARA J
7650 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320076
ZUBELL JON J & JANET K
7632 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320077
HARDER JASON T
7622 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320078
SEYMOUR ROBERT R & CHRISTINE
7612 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320079
JONES SHAUN D
7602 JENSEN AVE S
1
4,340,551
$4,340.55
1002721320080
GRECZYNA FRANK N
7592 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320081
PETERSON RICHARD W & BARBARA
7582 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320082
MAGNUSON GREG & KARI
7572 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320083
MARX RICHARD J & LINDA L
7562 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320084
LARSON DENNIS A & TRUDY J
9187 75TH ST S
1
$4,340.55
$4,340.55
1002721320085
TINGO THOMAS J
7517 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320086
WINK JOHN L
7527 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320087
KEETLEY PETER F & KIM M
7537 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320088
STORM DONALD A & DIANE C
7547 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320089
MILLIGAN ELIZABETH S
7557 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320090
BAST KERNON J & DONALDA J SPEER -B
7567 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320091
TROWBRIDGE LEE E & VICKI L
7577 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320092
KAMPS STEVEN M & JENNIFER
7587 JENSEN AVE S
1
$4,340.551
$4,340.55
1002721320093
HARRINGTON DEBRA J
7597 JENSEN AVE S
1
$4,340.55
$4
1002721320094
STEINMETZ KURT M & SHEILA M
7607 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320095
BENJAMIN ROBERT M & MARGARET E
7617 JENSEN AVE S
1
$4,340.55
$4,340.55
1002721320096
BERLING PETER M & JENNIFER A
7486 JEFFERY LN
1
$4,340.55
$4,340.55
1002721320097
PATTAIN KEVIN J & GAIL T
7498 JEFFERY LN
1
$4,340.55
$4,340.55
1002721320098
OYE JOSHUA C & CHRISTINA A
7484 JEFFERY LN S
1
$4,340.55
$4,340.55
1002721320099
FEDERAL HOME LOAN MTG CORP
7496 JEFFERY LN S
1
$4,340.55
$4,340.55
1002721320100
LIND UIST NATHAN M
9100 75TH ST S
1
$4,340.5S
$4,340.55
1002721320101
WYLIE JODI L
9090 75TH ST S
1
$4,340.55
$4,340.55
1002721320102
BENNETT JOHN M & NANCY A
9080 75TH ST S
11
4,340.55
$4,340.55
1002721320103
SANTANA LESLIE
7497 JEFFERY LN
1
$4,340.551
$4,340.55
1002721320104
TAUZELL ANTHONY M & AMY J
7485 JEFFERY LN
1
$4,340.55
$4,340.55
1002721320105
KENNEDY HOLLIE J
9193 75TH ST S
1
$4,340.55
$4,340.55
1002721330001
SVEDIN ERIK A SR & ELIZABETH A & JO
7725 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330002
GREENWELL JOHN M & KAREN T RAUC
7745 JEFFERY CIR S
1
$4,340.55
$4,340.55
1002721330003
FRANZ DANIEL M & MARY & MARY ODG
7747 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330004
BROWN JEFFREY B
7753 JASMINE AVE S
11
4,340.55
$4,340.55
1002721330005
PRIBYL PHILLIP J & DEBRA A
7755 JASMINE AVE S
1
$4,340.55
4,340.55
1002721330006
DIETRICH JASPER J
7765 JASMINE AVE S
1
$4,340.55
$4,340.551
1002721330007
JORGENSEN REGINA M & DENNIS J
7771 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330008
PERLT JACQUELINE A
7777 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330009
MEYER JOEL M & NOBLE KRISTEN A
7783 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330010
GRAY MICHAEL P & MINDY L COVER
7789 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330011
REIMER MICHAEL K & COLLEEN A
7795 JASMINE AVE S
11
4,340.55
$4,340.55
1002721330012
HUISENGA DENNIS F & JANICE R
7796 JEFFERY AVE S
1
4,340.551
$4,340.55
1002721330013
GREEN JUNE M
7792 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330014
CRIDER MICHAEL K & TRICIA M
7786 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330015
RYCHLY LISA M & LARRY R JR
7780 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330016
ANDERSON BRIAN D
7776 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330017
SWITS GLENN V & KATHLEEN C
7768 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330018
BARES GREGG A & JOAN M
7760 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330019
ANTHONSEN BRYAN J & CATHY R
7754 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330020
MOE WILLIAM E & 30DI A
7746 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330021
STAPLES SHAWN R
7740 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721330022
OLSON JERROLD D & GINA M
7799 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330023
MICKELSON HENRY R & PAMELA K
7789 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330024
VANDER LAAN JOHN W & DARLA B
7775 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330025
COCCHIARELLA JOHN A & KRISTINE E
7769 JANERO AVE S
11
4,340.55
$4,340.55
1002721330026
KENNEDY GREGORY J
7751 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330027
OLSON GARRY J
7741 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330028
LUDWIG WILLIAM J & DEBORAH J
7731 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330029
ANDERSON DAVID L & LINDA L
7721 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330030
FICK JOSEPH J & JENNIFER J
7711 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330031
CLEMEN KEVIN M & HEATHER K
7752 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330032
LEWANDOWSKI STACI & PHYLLIS F DE
7758 JASMINE AVE S
11
4,340.55
4,340.55
1002721330033
NEDRY WAYNE C & JENNIFER A
7764 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330034
SOMMER JEREMY
7784 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330035
BAILEY MYRON A & CINDY K
7788 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330036
HANSON STEVE B & KELLY J
7794 JASMINE AVE S
1
$4,340.55
$4,340.55
1002721330037
SCHMIDT EUGENE G & MERIDEAN
9156 78TH ST S
1
$4,340.55
$4,340.55
1002721330038
REED GREGORY A & PATRICIA A
9132 78TH STREET CT S
1
$4,340.55
$4,340.55
1002721330039
ROBERTS AYODELE & JERUSHA BANNA
9128 78TH STREET CT S
1
$4,340.55
$4,340.55
1002721330040
MCELMURY JAMES D
9122 78TH STREET CT S
1
$4,340.55
$4,340.55
1002721330041
POPOWITZ BRIAN L & DAWN LEA
9116 78TH STREET CT S
1
$4,340.55
$4,340.55
1002721330042
FRAMPTON OTIS T III & MARY L
9112 78TH STREET CT S
1
4,340.551
4,340.55
1002721330043
ROCHE TIMOTHY L & CINNAMON L
9108 78TH STREET CT S
1
$4,340.55
$4,340.55
1002721330044
EGAN WANDA M
9104 78TH STREET CT S
1
$4,340.551
$4,340.55
1002721330045
DICKERSON CHARLES D & KRISTINE
9042 78TH ST S
1
$4,340.55
$4,340.55
1002721330046
ASH JASON J & KRISTA L
9017 78TH ST S
1
$4
$4,340.55
1002721330047
HOLMGREN JASON P & BECKY L
9033 78TH ST S
1
$4,340.55
$4,340.55
1002721330048
MCCARTHY THOMAS P
9051 78TH ST S
1
$4,340.55
$4,340.55
1002721330049
BRODERICK ROBERT L & TAMMY
9103 78TH ST S
1
$4,340.55
$4,340.55
1002721330050
WILLIAMS MARK H & JENNIFER M
9117 78TH ST S
1
$4,340.55
$4,340.55
1002721330051
CARLSON GERALD E & LYNDA A KOLLA
9133 78TH ST S
1
$4,340.55
$4,340.55
1002721330052
HAMMERO RICHARD N & KAREN E
9147 78TH ST S
1
$4,340.55
$4,340.55
1002721330053
MAUSOLF ROBERT J & DEBORAH E
9163 78TH ST S
1
$4,340.55
$4,340.55
1002721330054
ONKEN CORY
19177 78TH ST S
1
$4,340.55
$4,340.55
1002721330055
FULLER CHERICE B
19193 78TH ST S
1
$4,340.55
$4,340.55
1002721330056
DOCKTER GLENN D & GAYLE I
19207 78TH ST S
1
$4,340.55
$4,340.55
1002721330057
JOHNSON PATRICK M & KATHERINE
9225 78TH ST S
1
$4,340.55
$4,340.55
1002721330058
STEINMETZ SHIRLEY
9241 78TH ST S
1
$4,340.55
$4,340.55
1002721330059
CHRISTIANSON LORILEE S & ANDRE
9240 79TH ST S
1
$4,340.55
$4,340.55
1002721330060
LAVALLE ROBERT WAYNE
9224 79TH ST S
1
$4,340.55
$4,340.55
1002721330061
JONES DOUGLAS W & GAIL M
9208 79TH ST S
1
$4,340.55
$4,340.5 5
1002721330062
US BANK NATIONAL ASSOC TRUSTEE
9196 79TH ST S
1
$4,340.55
$4,340.55
1002721330063
HUERTA FERNANDO & ERIKA
9180 79TH ST S
11
4,340.55
$4,340.55
1002721330064
STEINER ROBERT J & TRACY L
9166 79TH ST S
1
$4,340.55
$4,340.55
1002721330065
CRUMB CHRISTOPHER & NICOLE L
9150 79TH ST S
1
$4,340.55
$4,340.55
1002721330066
SWANSON RICHARD A & KARI L
9134 79TH ST S
1
$4,340.55
$4,340.55
1002721330067
JASO JOHN P & CHERIE M
9120 79TH ST S
1
$4,340.55
$4,340.55
1002721330068
FISH WILLIAM R & SARA M
9106 79TH ST S
1
$4,340.55
$4,340.55
1002721330069
SCHNEIDER PAMELA J
9056 79TH ST S
1
$4,340.55
$4,340.55
1002721330070
KNOWLES CHARLES A & KRISTA J
9032 79TH ST S
1
$4,340.55
$4,340.55
1002721330071
SCHILLING RICHARD D & NANCY J
9020 79TH ST S
1
$4,340.55
$4,340.55
1002721330072
GOODPASTER MACK R & HARLA J
7710 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330073
PIERSON GORDON E & JANET L
7720 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330074
DIGGS VALLARY M
7730 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330075
MEYER BLAKE A
7742 JANERO CT S
11
4,340.55
$4,340.55
1002721330076
KOONCE LEEANN
7744 JANERO CT S
1
$4,340.55
$4,340.55
1002721330077
MILLER JEFFREY J & TERESA J
7746 JANERO CT S
1
$4,340.55
4,340.55
1002721330078
HAGEN ERIK A & REBEKAH F
7758 JANERO CT S
1
$4,340.55
$4,340.55
1002721330079
JACKSON KRISTINA J & JASON B
7760 JANERO CT S
1
$4,340.55
$4,340.55
1002721330080
DREXEL JOSEPH T & MONA C
7762 JANERO CT S
1
$4,340.55
$4,340.55
1002721330081
VAN GUILDER BARBARA A
7766 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330082
ALT JOHN L & NISSEN PATRICIA L
7774 JANERO AVE S
1
4,340.551
$4,340.55
1002721330083
PALMERSTEN JONATHAN M
7782 JANERO AVE S
1
4,340.551
$4,340.55
1002721330084
TUOMINEN KENNETH F & CORINNE TU
7790 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330085
SCHYMA DANIEL M
7798 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330086
HANSON KURT A & SHARON M
7800 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330087
LOPEZ MATTHEW A
7820 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330088
MICKELSON ALLEN L & DEBRA L
7840 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330089
LEAS JAMES A
7860 JANERO AVE S
1
$4,340.55
$4,340.55
1002721330090
NELSON ROBERT W & MARYANN
7880 JANERO AVE S
1
4,340.551
$4,340.55
1002721330091
RAGAN MICHAEL E
9005 79TH ST S
1
$4,340.551
4,340.55
1002721330092
GERMAINE DANIEL FRANK & CONS
9019 79TH ST S
1
$4,340.55
$4,340.55
1002721330093
BORENZ CHAD & ALECIA
9031 79TH ST S
1
$4,340.55
$4,340.55
1002721330094
RUGEL LINDA LIZETTE & JUAN R
9055 79TH ST S
1
$4,340.55
$4,340.55
1002721330095
SMITH JEAN MARIE
9105 79TH ST S
1
$4,340.55
$4,340.55
1002721330096
SERGENT ERNEST JR & CLAUDETT
9119 79TH ST S
1
$4,340.55
$4,340.55
1002721330097
BRANG LAURA J
9135 79TH ST S
1
$4,340.55
$4,340.55
1002721330098
TWEET JEROME S & THERESA E
9149 79TH ST S
1
4,340.551
$4,340.55
1002721330099
CARLSON WADE M & JENNIFER L
9165 79TH ST S
1
$4,340.55
$4,340.55
1002721330100
STEINECK DAVID & LORETTA SCANLAN
9179 79TH ST S
1
$4,340.55
$4,340.55
1002721330101
AUGE RACHEL J & GARY W WELDON JR
9195 79TH ST S
1
$4,340.55
4,340.55
1002721330102
SUNDBERG KENNETH & KATHLEEN
9211 79TH ST S
1
$4,340.55
$4,340.55
1002721330103
REID ROBERT J & CAROLYN M
9227 79TH ST S
1
$4,340.55
$4,340.55
1002721330104
SCHNEIDER DAVID E
9243 79TH ST S
1
$4 340.55
$4 5
1002721340002
NIEMCZYK RITA M & JEROME F
7801 JEFFERY AVE S
11
4,340.55
$4,340.55
1002721340003
MROSZAK DENNIS F
7805 JEFFERY AVE S
1
$4,340.551
4,340.55
1002721340004
SWANSON GREGORY A & JEANNE M
7809 JEFFERY CT S
1
$4,340.55
$4,340.55
1002721340005
PEDERSON DANIEL R & LISA M
7813 JEFFERY AVE CT S
1
$4,340.55
$4,340.55
1002721340006
WILLIAMS CAROL J & JONATHAN L
7827 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340007
LARSON SUZANNE E
7863 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340008
RISTANI KRELANDO TRS
7915 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340009
LEVINE KEITH M & LAURIE L
7959 JEFFERY AVE S
1
4,340.55
4,340.55.
1002721340010
WALLACE WILLIAM M & CHRISTINE
7737 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340011
BURSAW DAVID W & PATRICIA F
7741 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340012
BAILEY BRANDON L
7779 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340013
GORNICK RALPH A JR & JANET E
7781 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340014
SONNEE LEE E & ANDREA J
7787 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340015
WAGNER SCOTT R & KIMBERLY J
7791 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340016
PEDERSON ROBERT P & GLORIA F
7795 JEFFERY AVE S
1
$4,340.55
$4,340.55
1002721340017
WOULFE MAURICE J
7799 JEFFERY CT S
1
$4,340.55
4 340.55
CITY PARK - EQUIVALENT UNITS
KINGSTON PARK
8
$4,340.55
$34,724.40
Totals
264
$1,145,905.20
A SPECIAL BENEFITS APPRAISAL
RESTRICTED USE REPORT FORMAT
(BRKW File No. 6707)
SPECIAL BENEFITS VALUATION OF THREE RESIDENTIAL PROPERTIES
2012 PAVEMENT MANAGEMENT PROJECT
CITY PROJECT NO. 11 -296
COTTAGE GROVE, MINNESOTA
VALUATION DATE: AUGUST 31, 2011
•m
CITY OF COTTAGE GROVE
ATTN: JENNIFER LEVITT, P.E.
CITY ENGINEER
PUBLIC WORKS DEPARTMENT
8635 WEST POINT DOUGLAS ROAD SOUTH
COTTAGE GROVE, MN 55016
Im
PAUL J. GLEASON
AND
MARK A. WARREN
V 4
ES
BRKW APPRAISALS, INC,
REAL ESTATE VALUATION SERVICES
September 19, 2011
City of Cottage Grove
ATTN: Jennifer Levitt, P.E.
City Engineer
Public Works Dept.
8635 West Point Douglas Rd. S.
Cottage Grove, MN 55016
RE: Special Benefits Valuation of Three Residential Properties
2012 Pavement Management Project
City Project No. 11 -296
Cottage Grove, Minnesota
Dear Ms. Levitt:
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 August 31, 2011, 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.
Three properties, which are intended to be representative of the larger group of
properties proposed for assessment, have been appraised herein. 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 appraised properties as a result of the proposed
2012 Pavement Management Project, referred to as City Project No. 11 -296. 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 proposed improvement project. The
intended users of the report are City of Cottage Grove officials.
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.
SPRUCE TREE CENTRE SUITE 314
1600 UNIVERSITY AVE ST PAUL MN 55104
651646.6114 FAX 651.646.8086 6rkw@6rkw.com
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 August 31, 2011, as shown below:
2012 Pavement Management Project -City Project No. 11 -296
Opinion of Land Values and Properly Value Benefits
Property
Address
Tax
Parcel ED
Land
Area
Value
Before
Value
After
Special Benefit
$
%
5- 79th Street South
10- 027 -21 -33 -0095
0.24 ac.
$60,100
$65,100
$5,000
8.32%
2.7741 Janero Avenue South
10- 027 -21 -33 -0027
0.24 ac.
$63,600
$68,600
$5,000
7.86%
3.7733 Jeffery Avenue South
10- 027 -21 -31 -0003
0.56 ac.
1 $67,700
1 $72,700
$5,000
7.39%
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.
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.
S /
Paul J. G e son
Certified General Real Property Appraiser
Minnesota License #4003073
l ark A. Warren
Certified General Real Property Appraiser
Minnesota License #20415370
BRKW APPRAISALS, INC. PAGE 2
TABLE OF CONTENTS
PURPOSE /INTENT OF THE APPRAISAL /INTENDED USERS .......... ..............................1
SCOPEOF WORK .......................................................................... ..............................
IDENTIFICATION OF PROPERTIES APPRAISED /LEGAL DESCRIPTIONS ..................2
PROPERTY RIGHTS APPRAISED ................................................. ............................... 2
ZONING........................................................................................ ............................... 2
COMPETENCYPROVISION ........................................................... ..............................2
MARKET VALUE DEFINITION ...................................................... ..............................3
CONTINGENT AND LIMITING CONDITIONS ............................... ............................... 4
DESCRIPTION OF SUBJECT PROPERTIES - BEFORE IMPROVEMENTS .................... 5
DESCRIPTION OF PROPOSED IMPROVEMENTS ......................... ............................... 7
PROJECTLOCATION MAP ................................................................ ............................... 8
SUBJECT PROPERTIES IDENTIFICATION MAP ...................................... ............................... 9
HIGHESTAND BEST USE ........................................................... ............................... 10
SPECIAL BENEFIT CONCLUSIONS ............................................ ............................... 10
SPECIAL BENEFIT ANALYSIS PROCESS ................................... ............................... 11
OPINION OF LAND VALUES AND PROPERTY VALUE BENEFITS ............................. 12
CERTIFICATION........................................................................ ............................... 13
PROFESSIONAL QUALIFICATIONS ........................................... ............................... 14
PURPOSE /INTENT OF THE APPRAISAL /INTENDED USERS
The purpose of this appraisal is to develop an opinion of the special value benefits, if
any, accruing to three properties resulting from the 2012 Pavement Management
Project— City Project No. 11 -296 in the City of Cottage Grove, Minnesota. The
opinion of the value benefits resulting from the public improvement project is as of
August 31, 2011, the date of inspection of the project area and subject properties. 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 as part of its
2012 Pavement Management Project, referred to as City Project No. 11 -296. The
streets to be improved are depicted on various maps throughout this report.
Three properties in the project area have been appraised in this report. The opinions
of special benefits developed in this appraisal for the three 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 as well. A viewing of the project area
and exterior inspections of the three subject properties were made on August 31, 2011,
which is the effective date of valuation.
Since the benefits of public improvement projects such as street rehabilitation 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, owners and legal descriptions of the appraised
properties, based on information provided by Washington County, are presented
below.
Subject Properties Summary
Address
TaxParcel#
Owner
Legal Description
R-3, Single - Family Residential District
3. 7733 Jeffery Avenue South
R -3, Single - Family Residential District
Lot 57, Block 6, Pinetree Pond East 2nd
1.9105 - 79th Street South
10- 027 -21 -33 -0095
Jean Marie Smith
Addition
Lot 6, Block 4, Pinetree Pond Estate 2nd
2.7741 Janero Avenue South
10-027-21-33-0027
Gany Olson
Addition
Timothy Lindblom
Lot 6, Block 2, Pinetree Pond East 2nd
3.7733 Jeffery Avenue South
10- 027 -21 -31 -0003
Sheri Lindblom
Addition
PROPERTY RIGHTS APPRAISED
The property rights appraised are those of the fee simple estate.
ZONING
Property
Zoning District
1. 9105 - 79th Street South
R-3, Single - Family Residential District
2. 7741 Janero Avenue South
R-3, Single - Family Residential District
3. 7733 Jeffery Avenue South
R -3, Single - Family Residential District
COMPETENCY PROVISION
Paul J. Gleason has been a full -time professional real estate appraiser since April
1992. Mark A. Warren has been a full -time professional real estate appraiser since
June 2 003. 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 2
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
4 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).
BRKW APPRAISALS, INC. PAGE 3
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.
10. 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.
11. 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 4
DESCRIPTION OF SUBJECT PROPERTIES — BEFORE IMPROVEMENTS
Neighborhood
The subject properties are located in an established residential area in the central part
of Cottage Grove. The general neighborhood boundaries are 70` Street South on the
north, Keats Avenue South on the east, 80` Street South on the south and Jamaica
Avenue South on the west. Homes in the subject neighborhood are generally similar in
age, style and price, with lots that are typically less than one -third of an acre in size.
The area is best described as moderate or mid - priced.
Properties
Following are brief descriptions of the three appraised properties. Land areas were
provided by Washington County and are subject to survey.
1.9105-79 1h Street South
This property fronts the south side of 79` Street South and backs to 80` Street South.
The lot is rectangular, measuring 68' x 150.52', for a total land area of 10,235 SF or
0.24 acres. 80th Street South in this area receives daily traffic volumes of 7,500
vehicles. The property has a mostly open landscape with moderate tree cover and is
generally level at street grade. The house was built in 1981.
2. 7741 Janero Avenue South
This property fronts the southeast side of Janero Avenue South. The lot is
rectangular, measuring 80' x 130', for a total land area of 10,400 SF or 0.24 acres.
The property has an open landscape with minimal trees and is generally level at street
grade. The house was built in 1987.
3. 7733 Jeffery Avenue South
This property is on the northeast side of the Jeffrey Avenue South cul -de -sac. The
land area is 24,426 SF or 0.56 acres. Frontage on the cul -de -sac is 55.64'. The lot
slopes downward from the street frontage to the northeast. The rear of the property is
heavily wooded and backs to Kingston Park. The house was built in 1980.
BRKW APPRAISALS, INC. PAGE 5
Access /Infrastructure
The following description of access /infrastructure in the subject neighborhood is
limited to the area containing the streets proposed for improvements in City Project
No. 11 -296, as shown below:
1. The streets within the project area were originally constructed in 1979 and 1980
and are classified as local residential roads, with the exception of Jeffery
Avenue between 80 Street and 75 Street, and 75 Street from Jamaica
Avenue to Indian Boulevard, which are considered collector routes.
2. According to engineering tests, the average street section consists of 3"
bituminous paving over 4 - 5" of gravel.
Existing Street Sections — District C1
No.
Location
Materials
1
77891anero Ave
3" Bituminous, 4" Gravel
2
7787 Jeffery Ave
3.5" Bituminous, 4" Gravel
.3
7555 Jeffery Aye
3" Bituminous,$" Gravel
4
.918775 St
44 Bituminous, 3 "Gravel
5 1
7420 Jeffery Ave
3" Bituminous, 5" Gravel
Source: Bonestroo
3. Generally, the streets are 32 feet in width. The only exceptions are Jeffery
Avenue between 80 Street and 75 Street, and 75 Street from Jamaica
Avenue to Indian Boulevard. These collector routes are 44 feet wide.
4. The Pavement Condition Index (PCI) of these streets ranges from 17 to 69 on a
scale of 1 to 100, with 100 being the condition of a new street. Much of the
pavement shows major distress with seal coats and overlays no longer viable
options to maintain the streets.
5. All of the roads were constructed using surmountable concrete curb and gutter.
Sections of the existing curb and gutter have settled, cracked, or have other
defects that require replacement.
6. The water mains were installed when the streets were built, but are reported to
be generally in good condition, with exceptions.
7. The existing storm sewer and storm structures were inspected and found to be in
generally good condition. However, some problems exist including cracked or
broken pipes and dirty lines.
BRKW APPRAISALS, INC. PAGE 6
DESCRIPTION OF PROPOSED IMPROVEMENTS
1. For the majority of the streets, it is proposed to fully remove the pavement and
replace with 3.5 inches of new pavement. The exceptions are 75` Street and
Jeffery Avenue south of 75` Street, the collector routes. Due to the additional
traffic associated with collector roadways, it is proposed to reclaim the existing
pavement and gravel base to a depth of approximately S inches. The. subgrade
material will be excavated approximately 5.5 inches. The reclaimed material
will then be spread, shaped and graded to allow for 3.5 inches of non -wear and
1.5 inches of new pavement.
2. The curb and gutter will be replaced 100 %.
3. There will be no driveway aprons replaced with the project. Each apron will be
patched with the material of what exists in the before situation.
4. Traffic signs will be evaluated, and are proposed to be replaced or
supplemented as part of the project to meet federal retroreflectivity
requirements and for conformance to the city sign policy.
5. Existing sanitary sewer pipes are recommended to be repaired where there are
cracks, and where there are sags with a history of back -ups, the
recommendation will be for the pipe to be removed and replaced. Manhole
castings will be salvaged and reinstalled. Existing concrete adjusting rings are
to be replaced with new HDPE adjusting rings.
6. It is proposed that the existing water main valves that are not operational be
removed and replaced. Ten hydrants are in need of adjustment and it is
proposed to extend the hydrant barrel on each of the ten hydrants. All hydrants
in the project area will have concrete hydrant access pads installed in
accordance with city standards.
7. Cracks and leaky or offset joints in the existing storm sewer will be addressed
and recommended for in -line repairs. Any of the structures in poor condition
and adjusting rings will be replaced to conform to current city standards.
Existing castings will be savaged, and other repairs will be performed as
needed.
BRKW APPRAISALS, INC. PAGE 7
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LOCATION PLAN
CITY OF COTTAGE GROVE, MN FIGURE 1 City of
2012 PAVEMENT MANAGEMENT PROJECT C000 Grove
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DAlE:06.17•I3 COMM. 000048•l3286-0
BRKW APPRAISALS, INC. PAGE 8
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HIGHEST AND BEST USE
Highest and Best Use - Before Proposed Improvements
As Vacant In the case of all three subject properties, the highest and best use, if
vacant, is for development with single - family homes.
As Im rn oved 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.
SPECIAL BENEFIT CONCLUSIONS
1. Before the proposed improvements, the roads in the project area are relatively
old, deteriorated and 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.
S. 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 10
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
three 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 appraised
properties. The strengths and weaknesses of each comparable sale and its value
indication are evaluated before arriving at a final opinion of value for an appraised
property.
Retained in the appraisers' office file for this assignment is market data, notes and
other supporting information pertaining to the processing of the Direct Sales
Comparison Approach in a before - and -after land value analysis for each of the
properties which are the subject of this appraisal.
Opinion of Land Value Before Improvements
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 opinions of value for the subject properties prior to the proposed street and
related improvements are shown in the exhibit on the next page.
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 opinions of value after
improvements for the subject properties are shown in the exhibit on the next page.
BRKW APPRAISALS, INC. PAGE 11
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.
2012 Pavement Management Project - City Project No. 11 -296
Opinion of Land Values and Property Value Benefits
Property
Address
Tax
Parcel ]ED
Land
Area
Value
Before
Value
After
Special Benefit
$
%
1. 9105 - 79th Street South
10- 027 -21 -33 -0095
0.24 ac.
$60,100
$65,100
$5,000
8.32%
2.7741 Janero Avenue South
10- 027 -21 -33 -0027
0.24 ac.
$63,600
$68,600
$5,000
7.86%
3.7733 Jeffery Avenue South
10- 027 -21 -31 -0003
0.56 ac.
1 $67,700
1 $72,700
$5,000
7.39%
BRKW APPRAISALS, INC. PAGE 12
CERTIFICATION
The undersigned does hereby certify that in this appraisal report:
1. This appraisal assignment is not based on a requested minimum valuation or specific
valuation for approval of a loan. The estimate of market value identified in this report
was 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 is 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 person(s) 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. As of the date of this report, Paul J. Gleason and Mark A. Warren have completed the
Standards and Ethics Education Requirement of the Appraisal Institute for Associate
Members.
13. The by -laws and regulations of the Appraisal Institute govern disclosure of the
contents of this appraisal report.
14. 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.
15. 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 J. Gleas ark A. Warren
Certified General Real,Property Appraiser Certified General Real Property Appraiser
Minnesota License #4003073 Minnesota License #20415370
BRKW APPRAISALS, INC. PAGE 13
PROFESSIONAL QUALIFICATIONS
PAUL J. GLEASON
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 course examinations passed; Comprehensive Examination for
MAI designation has been passed.
APPRAISER LICENSE
Certified General Real Property Appraiser — State of Minnesota —
License #4003073
EDUCATION
University of Wisconsin at La Crosse, Wisconsin — 1985
Bachelor of Science Degree in Business Administration
PROFESSIONAL EXPERIENCE
Principal — BRKW Appraisals, Inc., St. Paul, MN, 2007 - present
Staff Appraiser. — BRKW Appraisals, Inc., St. Paul, MN, 1993 -2006
Appraiser — Certified Appraisers, Excelsior, MN, 1993
Appraiser — Stiles Appraisals, Inc., Plymouth, MN, 1992 -1993
Expert Witness Testimony — For real estate litigation in numerous condemnation
commissioners' hearings, arbitration hearings and in District Court
Presenter /Speaker at Minnesota Department of Transportation's 2010 Right Of Way
Professionals Workshop, Breezy Point, MN
Appraisal assignments have been completed for the following purposes:
Condemnation — Partial and total acquisitions, in fee title and in easement form
Property Damage Claims Litigation
Special Benefits Valuation
Mortgage Financing
General Valuation Needs — Purchase negotiations, listing prices, internal family
or partnership transactions, estate planning /taxes, marriage dissolution, etc.
BRKW APPRAISALS, INC. PAGE 14
Professional Qualifications — Paul J. Gleason Page 2
PROPERTY TYPES APPRAISED
Land — Commercial, industrial, residential acreage, agricultural, finished lots
Commercial Buildings — Office, industrial, retail, medical office, auto dealerships
Apartment Buildings /Complexes
1 -4 Family Residential — Single - family home, townhome, condo, duplex, fourplex
PROFESSIONAL REAL ESTATE STUDIES
Appraisal Institute courses, including all required for MAI designation:
Course 110:
Appraisal Principles (examination passed)
Course 120:
Appraisal Procedures (examination passed)
Course 210:
Residential Case Study
Course 310:
Basic Income Capitalization
Course 410:
National Uniform Standards of Professional Appraisal Practice
Course 420:
Business Practices and Ethics
Course 510:
Advanced Income Capitalization
Course 520:
Highest and Best Use and Market Analysis
Course 530:
Advanced Sales Comparison and Cost Approaches
Course 540:
Report Writing and Valuation Analysis
Course 550:
Advanced Applications
Numerous additional classes and seminars for appraisal pre- license and continuing
education requirements, on an ongoing basis, from Appraisal Institute and other
sources
CLIENTS INCLUDE
Cities of Apple Valley, Burnsville, Cottage Grove, Eagan, Maplewood, Oak Park
Heights, Plymouth, Prior Lake, Robbinsdale, Savage, Woodbury
Dakota County Parks and Open Space
Greene Espel PLLP
Minnesota Bank & Trust
Severson, Sheldon, Dougherty &
Molenda, P.A.
Eckberg, Lammers, Briggs, Wolff
& Vierling, PLLP
M &I Bank
Minnesota Department of Transportation
Spire Federal Credit Union
And various other individuals, attorneys, communities and counties
Revised: February 2011
BRKW APPRAISALS, INC. PAGE 15
PROFESSIONAL QUALIFICATIONS
MARK A. WARREN
BRKW APPRAISALS, INC.
1600 University Avenue, Suite 314
St. Paul, Minnesota 55104
Telephone: (651) 646 -6114
Facsimile: (651) 646 -8086
e -mail: mwarren @brkw.com
PROFESSIONAL MEMBERSHIPS AND ASSOCIATIONS
General Associate Member - The Appraisal Institute
APPRAISER LICENSE
Certified General Real Property Appraiser - State of MN License #20415370
EDUCATION
University of Minnesota, Minneapolis, Minnesota
Bachelor of Arts Degree — Religious Studies Major, 2003
EMPLOYMENT HISTORY
July 2009 to Present: Appraiser — BRKW Appraisals, Inc., St. Paul, MN
October 2005 to July 2009: Appraiser — The Appraisal Group, Maple Grove, MN
June 2003 to October 2005: Appraiser — Elmquist- Warren Appraisals, St. Paul, MN
PROFESSIONAL EXPERIENCE
Property types appraised include the following:
Apartment Buildings
Auto Service Centers
B anks
Churches
Condos & Townhomes
Convenience Stores
Gas Stations
Manufacturing Buildings
Medical Clinics
Mini - Storage Buildings
Mixed Use Properties
Mobile Home Parks
Office Buildings
Office - Showrooms
Office - Warehouses
Recreational Facilities
Restaurants
Retail Stores
Shopping Centers
Single Family Homes
Special Purpose
R & D Buildings
Vacant Land
PROFESSIONAL REAL ESTATE STUDIES
Basic Income Capitalization, Appraisal Institute, 2005
Advanced Sales Comparison & Cost Approaches, Appraisal Institute, 2006
Report Writing & Valuation Analysis, Appraisal Institute, 2006
Advanced Income Capitalization, Appraisal Institute, 2007
Highest & Best Use & Market Analysis, Appraisal Institute, 2007
National USPAP Update Course, Appraisal Institute, 2007 & 2009
Associates Guidance Leadership Program, Appraisal Institute, 2009
The New Residential Market Conditions Form, Appraisal Institute, 2009
Condemnation Appraising: Principles & Applications, Appraisal Institute, 2009
Revised: October 2010
BRKW APPRAISALS, INC. PAGE 16
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