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2013-02-20 PACKET 06.B.
REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # 6 DATE 2/20/13 . 4 6 PREPARED BY Community Development ORIGINATING DEPARTMENT Jennifer Levitt STAFF AUTHOR COUNCIL ACTION REQUEST: 1. Hold the public hearing for the Hinton Avenue South Reclamation Project - 80th Street to 70th Street. 2. Consider ordering the project. 3. Consider authorizing the preparation of plans and specifications. STAFF RECOMMENDATION 1. Hold the public hearing for the Hinton Avenue South Reclamation Project - 80th Street to 70th Street. 2. Adopt the resolution ordering the Hinton Avenue South Reclamation Project - 80th Street to 70th Street and authorizing the preparation of plans and specifications. BUDGET IMPLICATION BUDGETED AMOUNT ACTUAL AMOUNT SUPPORTING DOCUMENTS ® MEMO /LETTER: Memo from Jennifer Levitt dated 2/14/13 Memos from S.E.H. dated 1/24/13 and 2/11/13 ® RESOLUTION: Draft ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: MOTHER: Feasibility Report, Special Benefit Appraisals ADMINISTRATOR'S COMMENTS FUNDING SOURCE Administrator Date COUNCIL ACTION TAKEN: []APPROVED ❑ DENIED ❑ OTHER QM CITY OF COTTAGE GROVE MINNESOTA To: Honorable Mayor and City Council Ryan Schroeder, City Administrator From: Jennifer M. Levitt, P.E., Community Development Director /City Engineer Date: February 14, 2013 Re: Hinton Avenue South Reclamation — 80th Street to 70th Street • Hold a Public Hearing • Order the Project • Authorize the Preparation of Plans and Specifications Background In 2008 Hinton Avenue between 80th Street and 70th Street was proposed for rehabilitation. Due to the total financial cost of the residential streets and park improvements in the 2008 Pavement Management Project, it was recommended to forgo Hinton Avenue until a future time. Public Works conducted patching in 2008 to help preserve the road's integrity. Hinton Avenue was proposed for rehabilitation in 2012 according to the CIP. The road's surface and ride quality continue to decline. On November 16, 2011, Council autho- rized the preparation of a feasibility report for the proposed improvements. The Hinton Avenue reconstruction project was put on hold in 2012 to enable the IMTF policy to be re- analyzed and updated. The City Council on August 8, 2012 adopted the revised IMTF policy. The City Council held a workshop session on this project on December 5, 2012. A neighborhood meeting took place on January 15, 2013 in the Training Room at Cottage Grove City Hall with 25 people in attendance. The City Council, on January 16, 2013, approved the feasibility study and called for a public hearing to be held on February 20, 2013. All notices and publications have been completed according to State Statute. Discussion Council had previously requested information related to the Pavement Condition Index (PCI) and having a more recent PCI rating conducted for the street. The new PCI rating was calcu- lated at a 38 based upon ASTM D 6433 -07 procedures. Enclosed is a memo from S.E.H. out- lining the PCI finding and rating methodology. Council also requested additional information on extending a trail on the east side of Hinton Avenue from the Cottage Grove Trail Corridor to the park and open space just south of 74th Street. A detailed analysis and review was conducted by S.E.H. and is enclosed. The analysis indicates the cost of the trail to be $232,947. This estimate assumes landowners are willing to sell their property ranging from $2 to $4 per square foot. If there is not a willingness to sell on the landowners part, costs related to the trail land acquisition could be very high. The benefit Honorable Mayor, City Council, and Ryan Schroeder Hinton Avenue Reclamation 80th Street to 70th Street February 14, 2013 Page 2 of 4 cost ratio of the installation of this trail segment is very low. In 2008 when the trail was extended from Ideal Avenue to the park and open space just south of 74th Street, which then ultimately connects to Hyde Avenue, it provided a critical walking connection from the neighborhood to the schools. The increased benefit serving the remaining homes for a more direct connection to Hinton Avenue is approximately 43 homes. Since 2008, the City has not received any requests for additional trail extension to 74th Street from the park and open space trail. Council also requested that staff review the options and alternatives for requesting Xcel Energy to bury their distribution lines on Hinton Avenue between 80th Street and 70th Street. Xcel has indicated that the distribution lines can be buried at the approximate cost of $544,000. The cost to direct Xcel to bury their aerial distribution lines is a cost that must be borne by the city or utility bill payers in Cottage Grove. There is no decision required at this time related to burying the distribution lines, because the city has time to study and analyze this decision prior to construc- tion occurring. A Council workshop to discuss future infrastructure including distribution lines is anticipated to occur in March. At that time should Council determine to proceed in partnership with Xcel, such a project could occur within this construction season if desired. Improvements The Hinton Avenue project limits are from 80th Street to 70th Street. The project includes the following: 1. Reclaiming of the bituminous road surface with spot curb replacement. 2. Replacement of the existing bituminous trail and expansion of the bituminous trail from 70th Street to the Cottage Grove Trail corridor. 3. Installation of ADA pedestrian ramps at all intersections. 4. Street lighting improvements along Hinton Avenue. 5. ADA traffic signal upgrades at 80th Street and Hinton Avenue. Proiect Funding Analysis The total project cost is $2,077,650.00. Funding for the project is from MSA, Street Light Utility, General Levy, and Assessments. The proposed value of the assessments is $335,306.16. The Cost Estimate Summary can be viewed in the Appendix: Funding Allocations portion of the Feasibility Report. Financing for the project will be rolled into the issuance of General Obligation Improvement Project Bonds for the Pavement Management project. These bonds would be issued for a 15- year term and the annual debt service would be a combination of City tax levy and special as- sessments. Interest rates on similar municipal debt issuance are currently in the 2 percent to 2.4 percent range, although the interest rate will be determined on the date of sale. Staff anticipates the sale of the bonds in June after the bids have been received and actual project costs are known. Honorable Mayor, City Council, and Ryan Schroeder Hinton Avenue Reclamation — 80th Street to 70th Street February 14, 2013 Page 3 of 4 Assessment Methodology In determining the proposed assessment values, the benefiting properties were identified first. They consisted of the properties adjacent to Hinton Avenue and those having access to Hinton Avenue. The school district property (Crestview Elementary) was previously assessed for im- provements on 80th Street and is not included in the assessment calculation for Hinton Avenue. The property at the intersection of Hinton Avenue and 80th Street owned by Susan McReynolds was not assessed during the 80th Street project because access to the property is located off Hinton Avenue. Now that Hinton Avenue is being rehabilitated, the property is receiving benefit from the improvements and is included in the assessment calculation. There is one vacant par- cel adjacent to Hinton Avenue at 72nd Street; this parcel is not included in the assessment calculation because access to the parcel would be off of 72nd Street. Previously, the City had reviewed a concept plan layout for the parcel, and it was concluded access would be off 72nd Street, since Hinton Avenue is a collector roadway. There are three parcels with religious institution classification, which include two parcels owned by St. Luke's Church and one parcel owned by Jehovah's Witnesses. Religious institutions are responsible for 75 percent of the apportioned road improvement based upon linear footage. The IMTF policy would indicate a proposed assessment for St. Luke's totaling $64,438.81 and for Jehovah's Witnesses totaling $53,706.27. A special benefit appraisal for St. Luke's was con- ducted, and the special benefit was found to be $48,500 for the two parcels. The assessment for St. Luke's is capped at $48,500. Since there was a substantial difference from the IMTF formula and the special benefit, the City ordered an additional special benefit appraisal for the Jehovah's Witness property. Results from the appraiser are anticipated in mid - December. There are five commercial properties receiving benefit from the project: the Susan McReynolds parcel, the Xcel Energy parcel, and three parcels owned by Hinton Heights Apartments. Ac- cording to the IMTF policy, commercial properties' cost share is 100 percent of the apportioned road improved distributed by area and front footage adjacent to Hinton Avenue. According to the IMTF policy, Xcel Energy would have a proposed assessment of $54,270.17 and Hinton Heights Apartments would be responsible for $292,221.52. A special benefit appraisal was conducted for Hinton Heights, which was found to have a special benefit of $158,100. The assessment for Hinton Heights Apartments would be capped at $158,100, which is approximately $634 per apartment. Susan McReynold's property, according to the IMTF policy, would be responsible for $22,399.42; the special benefit was found to be $6,500. The McReynold's property would have an assessment capped at $6,500. The final category of property within the project area is the Auburn Woods Townhomes, which is residential. There are 88 units within the townhome development. According the IMTF policy, each unit is equivalent to 60 percent of a signal family unit and would have an assessment of $709.11. The special benefit for a unit was found to be $1,300. Project Option Discussion Option #1: Order the project as outlined in the feasibility report. The benefit of proceeding with the project is that project costs are stable and a good bidding en- vironment exists, which reduces the burden to the general taxpayers and the residents adjacent to the project who are paying assessments. Also resulting from renewed pavements are re- Honorable Mayor, City Council, and Ryan Schroeder Hinton Avenue Reclamation — 80th Street to 70th Street February 14, 2013 Page 4 of 4 duced maintenance costs associated with the streets in the project area. Those maintenance dollars and resources can then be reallocated elsewhere within the community, which is a ben- efit to the general taxpayer. Option #2: Do not order the project. If Hinton Avenue improvements are not ordered, the road will continue to deteriorate, which will result in increased maintenance costs. Those costs are borne by all taxpayers, not just the property owners that live on those streets. The road improvement was already delayed in 2008. As with any delayed project, there are increased costs related to commodities, labor, and eco- nomic conditions, which all relate to the construction index. The end result is a typical increase of 2.5 percent to 8 percent annually for the project. It has been identified through surveys that it is of value to this community to maintain the city's road infrastructure at a high level. The City approach since 1994 has been to ensure a safe condition and preserve the structural integrity of roads in a fiscally - responsible manner. Independent third party benefit appraisals conducted since 2007 have concluded that this program improves property values within project areas from that which would otherwise be the case. Option #3; Order the project, but do not construct until 2014. Council could order the project and direct staff to bid the project in late 2013 with construction to take place in 2014. Assessments would not be payable until October of 2014. Such a delay would subject the project to swings in pricing (up or down, although anticipated at this point to be increased from that which may be gained in 2013). Pricing increases would have a negative impact on the taxpayers and those paying assessments that are not capped by benefit apprais- als. From a positive perspective the delay provides the assessed property owners additional time to gather resources to pay resulting assessments (which again could be countered by increased construction costs). Option #4: Order the project as outlined in the feasibility report, plus the addition of the trail. Council could order the project as outlined in the feasibility report and direct staff to begin land acquisition for the trail extension. 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 Hinton Avenue Reclamation Project as per Option #1 above. RESOLUTION NO. 2013 -XXX A RESOLUTION ORDERING THE PROJECT AND AUTHORIZING PREPARATION OF PLANS AND SPECIFICATIONS FOR THE HINTON AVENUE SOUTH RECLAMATION PROJECT — 80TH STREET TO 70TH STREET WHEREAS, a resolution of the City Council adopted on January 16, 2013, fixed a date for the Council to hold a public hearing on the proposed improvement benefitting properties on the following street: Hinton Avenue South from 70th Street South to 80th Street South, pursuant to Minn. Stat. Chapter 429.011 to 429.111.; and 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. NOW THEREFORE BE IT RESOLVED, 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. S.E.H., Inc. 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 20th day of February 2013. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk -A SEH MEMORANDUM TO: Ms. Jennifer Levitt, PE FROM: Chad E. Setterholm, PE DATE: February 11, 2013 RE: Hinton Avenue PCI Evaluation SEH No. COTTG 113281 14.00 Per your request, I observed the existing pavement distresses between 70 Street South and 80'" Street South along with evaluating those distresses using MicroPAVERTM software to determine a condition level to be used in the evaluation of the existing pavement condition. The condition level was determined by using the internationally accepted Pavement Condition Index (PCI), a scale that rates the physical condition of a street by considering the pavement's structural and surface operational condition. This numerical rating index ranges from 0 for a failed pavement to 100 for a pavement in perfect condition (outlined in ASTM Designation D 6433 — 07; Standard Practice for Roads and Parking Lots Pavement Condition Index Surveys). It should be noted that MicroPAVERTM is widely accepted pavement management software developed by the US Army Corps of Engineers initially released in 1981. MicroPAVERTM is also supported by the US Air Force, US Army, US Navy, Federal Aviation Administration, and Federal Highway Administration and represents the efforts of all the supporting agencies. My site visit occurred on Friday, January 25` prior to a forecasted snow accumulation. As previously discussed, conditions were not ideal for observing pavement distresses due to seasonal factors. On the day of the site visit, the pavement surface was covered by a substantial coating of salt creating a distinct "chalky" appearance making it challenging to distinguish some distresses. Given the conditions, the identifiable pavement distresses were observed and quantified given the forecast. The following pavement distresses were observed along this segment of Hinton Avenue South: block cracking, edge cracking, longitudinal and transverse cracking, patching and utility cut patching, potholes, and weathering. The quantified distresses mentioned above were introduced into the MicroPAVERTM software which compiled a PCI rating of 38. Following the PCI scale as outlined by ASTM standards (ASTM Standard PCI Rating Scale attached), a PCI rating of 40 is generally accepted as the delineation between a poor and very poor pavement condition. A PCI rating of 38 reflects that this pavement's structural and surface condition are currently in need of attention as pavements in this is condition historically exhibit an accelerated life -cycle curve towards failure (PCI rating of 0) compared to pavements with a PCI rating of 55 and above (see attached pavement life cycle curve example). Given no alligator cracking was observed (an indicator of load associate distress, typically in wheel paths) it substantiates the assumption that the existing gravel sub -grade under the bituminous surface is adequate for the traffic loads the roadway is subjected to making this roadway a good candidate for rehabilitation via reclamation. It should be noted for clarity that the block cracking observed is not an indicator of load associated distress. Block cracking is mainly associated with shrinkage of bituminous and daily Short Elliott Hendrickson Inc., 3535 Vadnais Center Drive, St. Paul, MN 55110 -5196 SEH is an equal opportunity employer I www.sehine.com 1 651.490.2000 1 800.325.2055 1 888.908.8166 fax Hinton Avenue PCI Evaluation February 11, 2013 Page 2 temperature cycling (results in daily stress /strain cycling). It is also an indicator that the asphalt has hardened significantly compared to the flexibility it exhibited earlier in its life cycle. In summary, this segment of Hinton Avenue South last experienced major pavement rehabilitation in 1986 when it received an overlay. Given the age of the existing pavement and the PCI rating below 40 indicates the physical condition of the pavement has reached a point where deterioration will continue to occur at an accelerated rate. Therefore maintenance costs will continue to increase and be more frequent as the pavement ages unless major rehabilitation such as reclamation is performed. Reclamation would bring the PCI rating back to 100 thus restarting the pavement's life cycle. Given the roadway has already received an overlay, rehabilitation via reclamation is recommended to ensure existing pavement distresses cannot not influence the new pavement as happens with an overlays. ces Attachment c: file s: \ae \c \cottg \118795 \4 - prelim - dsgn- rprts\pavement evaluation\hinton ave pci evaluatiomdocx D 6433 — 07 Standard PC'IT`I Suggested Rating Scale Colors 100 Dark Green 8S Satisfactory I Light Green .0I Fair I Yellon. i Light Red 5. Apparatus 5.1 Data Sheets, or other field recording instruments that record at a minimum the following information: date, location, branch, section, sample unit size, slab number and size, distress types, severity levels, quantities, and names of surveyors. Example data sheets for AC and PCC pavements are shown in Figs. 2 and 3. 5.2 Hand Odometer Wheel, that reads to the nearest 0.1 ft (30 mm). 5.3 Straightedge or String Line, (AC only), 10 ft (3 m). 5.4 Scale, 12 in. (300 mm) that reads to 1 /8 in. (3 mm) or better. Additional 12 -in. (300 mm) ruler or straightedge is needed to measure faulting in PCC pavements. 5.5 Layout Plan, for network to be inspected. 6. Hazards 0 l ediuni Red 25 Dark Red 10 Failed I Dark Grey C) I I FIG. 1 Pavement Condition Index (PCI), Rating Scale, and Suggested Colors inspection of the pavement sample units. The quantity of the distress is measured as described in Appendix XI and Appen- dix X2. The distress data are used to calculate the PCI for each sample unit. The PCI of the pavement section is determined based on the PCI of the inspected sample units within the section. 4. Significance and Use 4.1 The PCI is a numerical indicator that rates the surface condition of the pavement. The PCI provides a measure of the present condition of the pavement based on the distress observed on the surface of the pavement, which also indicates the structural integrity and surface operational condition (lo- calized roughness and safety). The PCI cannot measure struc- tural capacity nor does it provide direct measurement of skid resistance or roughness. It provides an objective and rational basis for determining maintenance and repair needs and priorities. Continuous monitoring of the PCI is used to estab- lish the rate of pavement deterioration, which permits early identification of major rehabilitation needs. The PCI provides feedback on pavement performance for validation or improve- ment of current pavement design and maintenance procedures. 6.1 Traffic is a hazard as inspectors may walk on the pavement to perform the condition survey. 7. Sampling and Sample Units 7.1 Identify branches of the pavement with different uses such as roadways and parking on the network layout plan. 7.2 Divide each branch into sections based on the pave- ments design, construction history, traffic, and condition. 7.3 Divide the pavement sections into sample units. If the pavement slabs in PCC have joint spacing greater than 25 ft (8 m) subdivide each slab into imaginary slabs. The imaginary slabs all should be less than or equal to 25 ft (8 m) in length, and the imaginary joints dividing the slabs are assumed to be in perfect condition. This is needed because the deduct values developed for jointed concrete slabs are less than or equal to 25 ft (8 m). 7.4 Individual sample units to be inspected should be marked or identified in a manner to allow inspectors and quality control personnel to easily locate them on the pavement surface. Paint marks along the edge and sketches with locations connected to physical pavement features are acceptable. It is necessary to be able to accurately relocate the sample units to allow verification of current distress data, to examine changes in condition with time of a particular sample unit, and to enable future inspections of the same sample unit if desired. 7.5 Select the sample units to be inspected. The number of sample units to be inspected may vary from the following: all of the sample units in the section, a number of sample units that provides a 95 % confidence level, or a lesser number. 7.5.1 All sample units in the section may be inspected to determine the average PCI of the section. This is usually precluded for routine management purposes by available manpower, funds, and time. Total sampling, however, is desirable for project analysis to help estimate maintenance and repair quantities. 7.5.2 The minimum number of sample units (n) that must be surveyed within a given section to obtain a statistically adequate estimate (95 % confidence) of the PCI of the section 0 ail n QUM- P C 1 Ullsfacto Fair $1 for RehablfitaUon, Koro Stanif [cant Drop I C�Idlv -- n -1 an Small I% or PavemantUre 2� �rlms-. W-1.1 Cast Norio Hinton Avenue East Side Trail /Sidewalk Evaluation January 24, 2013 Page 2 trail would be installed directly behind the existing curb with a 1' shoulder therefore mitigating right of way impact to the property. For this memo, a consistent 2' shoulder was assumed behind all of the bituminous trail locations to provide a larger clear zone thus indicating a small right of way impact to this property. The Xcel Energy property was also included in the evaluation to show that no right of way impacts are anticipated to that property. The above configurations are also outlined in the attached spreadsheet which reflects the estimated minimum right of way needs. The spread sheet also displays a recommended walkway alignment /configuration and associated right of way costs (recommended trail /sidewalk configuration is highlighted with "blue" shading in the upper table of the spreadsheet). It should be mentioned again that the recommended walkway aligmnent /configuration is a "combination" of several trail /sidewalk configurations in an effort to best fit the improvements to the existing topography with minimal right of way needs. The recommended aligmnent /configuration and associated right of way impacts are also shown in attached Exhibits No. 4 & 5 to provide visual clarification to the tables. A determination will also need to be made as to how the City would like to approach temporary access outside of the right of way for construction activities associated with the walkway improvements. This can be approached in a couple of methods. First method would be to handle temporary access utilizing a "right of entry" or "zero - dollar" agreement with the affected property owner. These types of agreements are temporary & typically expire after construction activities are complete. Historically this type of agreement does not provide compensation to the property owner and basically address restoration of adjacent property if it is disturbed by construction activities. The second method would be to purchase a temporary easement from the affected property owner which would expire once construction activities are complete. For purpose of this memo, a 10' wide temporary easement was estimated to cost approximately $4000 -$5000 with estimated square footage costs outlined on the attached spreadsheet. An appraiser will need to be consulted for actual easement costs prior to the City preparing any offers if it is decided to utilize a temporary easement versus right of entry agreements. Also attached to this memo is a cost estimate for the recommended improvements for the pedestrian walkway. The estimated project costs for the walkway improvements are approximately $232,950. If the City decides to construct the improvements recommended in this memo, the cost estimate is anticipated to supplement the estimated trail costs outlined in the Hinton Avenue South Reclamation feasibility report (dated January 16, 2013). It shall also be noted that the attached cost estimate for walkway improvements are for the segment from the existing trail that enters the City park land just south of 74 Avenue South ( "No Name Park ") northerly to the existing bituminous trail located at the power line corridor. Costs to construct the segment from the power line corridor trail northerly to 70 Street South were included as part of the above mentioned feasibility report. In summary, this memo and included attachments reflect a detailed evaluation of a feasible pedestrian trail /sidewalk along the east side of Hinton Avenue South for the segment mentioned above and shall be used to supplement the Hinton Avenue South Reclamation feasibility report (dated January 16, 2003). Detail provided in this memo is intended to aid City Council & Staff with determining implementation of the improvements. It should also be noted this memo only provides recommendations that Council or Staff can choose to implement as recommended, in a different configuration if desirable, or possibly not implement any walkway improvements at this time. ces Attachments c: file s: \ae \c \cottg \118795 \4 - prelim- dsgn -rprts \trail evaluation info\seh hinton avenue trail sidewalk evaluation memo.docx HINTON AVE. 8.00' 2.00' CLEAR EX. CURB BIT. TRAIL ZONE _ 2% 41 RESTORE WITH 4" TOPSOIL AND SEED BITUMINOUS TRAIL SECTION - BEHIND CURB HINTON AVE. 4.00'. 8.00' 2.00' BLVD BIT. TRAIL CLEAR EX. CURB ZONE �4• � RESTORE WITH 4" RESTOR7VATH4" a TOPSOIL AND SEED TOPSOIL AND SEED 0 0 N M O N N BITUMINOUS TRAIL SECTION - 4' BOULEVARD 3 w F N a I o+ 9 E a ro FILE N0. 118795 TRAIL /WALK EXTENSION TYPICAL SECTION P HONE: 651.490.2000 EXHIBIT 3535 VADNAIS CENTER DR. HINTON AVENUE S. RECLAMATION i ST. PAUL, MN 55110-5196 DATE: COTTAGE GROVE, MINNESOTA N0.1 SEH www.sehinc.com 01/23/13 HINTON AVE. 6.00' 1.00' EX. CURB CONCRETE WALK CLEAR �2 % i RESTORE WITH 4' TOPSOIL AND SEED (� HINTON AVE. CONCRETE WALK SECnON - BEHIND CURB 4.00'. 6.00' 1.00' BLVD CONCRETE WALK CLEAR EX. CUR B � ` ZONE 2 %_ RESTORE WITH 4" RESTORE WITH 4" L TOPSOIL AND SEED TOPSOIL AND SEED CONCRETE WALK SEC110N - 4' BOULEVARD FILE N0. 118795 TRAIL /WALK EXTENSION TYPICAL SECTION PHONE: 651.490.2000 EXHIBIT 3535 VADNAIS CENTER DR. HINTON AVENUE S. RECLAMATION ST. PAUL, MN 55110-5196 DATE: COTTAGE GROVE, MINNESOTA NO. 2 ri SEH "WW'sehinc.com 01/23/13 4' RAILING HINTON AVE. I EX. CURB MODULAR BLOCK RETAINING WALL RESTORE WITH 4" TOPSOIL AND SEED BITUMINOUS TRAIL SECTION - BEHIND CURB W/ RETAINING WALL 8.00' 2.00' BIT. TRAIL CLEAR ZONE 2% EX. GROUND HINTON AVE. I 0 0 a 0 GRAVEL SHOULDER CIMICREfE WALK SECTION - BEHIND CURB W/ RETAINING WALL 4' RAILING MODULAR BLOCK RETAINING WALL v EX.GROUND FILE N 0. TRAIL /WALK EXTENSION TYPICAL SECTION PHONE: 651.490.2000 118795 WITH RETAINING WALL EXHIBIT 3535 VADNAIS CENTER DR. i ST. PAUL, MN 55110 -5196 DATE: HINTON AVENUE S. RECLAMATION NO.3 SEH www'sehinc.com 01/23/13 COTTAGE GROVE, MINNESOTA i - 4'BLVD;.Wl B'TRAIL e'.TRAILBEHIND CURB = :Me.eWk-� ri O'TRAfLBEHINU CURB � HINT QN AVENUE S. O w w w rn • F O O m ... J' BLVD. W /B',TRAIL G.WALK BEHINDCURB G' WALK BEHIND CURB F w - - W /RETAININGVJALL w w U N.T LEGEND -ten' 6'BITIIMINOI/S TRAIL —•— PROPOSED RAN J, FILE TRAIL EASEMENT AREAS - 6' CONCRETE WALK � - - -- TEMPOpARV EASEMENT PHONE 651.490:2000 3535 VAONAl2 CENTER OR. 1187 HINTON AVENUE RECLAMATION EXHIBIT MO DULAR T. PAUL, MN 55110 -5196 SEH DATE: COTTAGE GROVE, MINNESOTA NO. 4 RETAAINING ININGWALL `"""-w-hi-c- 0 Lu ul 7756 up e li w N � 6' WALK 8EH1NU CURB 6' WALK BEHINU CURB W/ � w W/ RETAINWG WALL a w w N RETAINING WALL 6 WALK BEHIND CURB HffON i AVENUE S7 2 LEGEND B' BITUMINOUS TRAIL E CONCRETE WALK MODULAR BLOCK RETAINING WALL -•- PROPOSED RNJ -- - - - - -- TEMPORARY EASEMENT / FIDE No. TRAIL EASEMENT AREAS 3535 VADNAIS CENTER DR. 18795 HINTON AVENUE RECLAMATION EXHIBIT ST. PAUL, MN 55110 -5196 SEH "" h—`om DATE: NO. 5 COTTAGE GROVE, MINNESOTA 01/23/13 l_ SEH Hinton Avenue South Trail /Sidewalk Extension (East Side) Estimated Minimum Right of Way Needs /Costs /Recommended Alignmeni Parcel Owner Address Parcel Front Footage Approximate Existing Distance Behind Curb to R/W (ft) R/W Needed For 8' Bit Trail Directly Behind Curb (ft)' Estimated Additional R/W Needed R/W Needed For 8' Bit Trail w/ 4' Blvd (ft)' Estimated Additional R/W Needed R/W Needed For 6' Swk Directly Behind Curb (ft)' Estimated Additional R/W Needed R/W Needed for 6' Swk w/ 4' Blvd (ft) Estimated Additional R/W Needed Xcel Energy 7051 Hinton Avenue South 375.01 17.5 10.0 None 14.0 None 7.0 None 11.0 None Kingdom Hall of Jehovah's Witnesses 7151 Hinton Avenue South 259.06 9.0 10.0 1.0 14.0 4.0 7.0 1 None 11.0 2.0 Rygh Hinton Avenue 176.55 11.0 10.0 None 14.0 3.0 7.0 None 11.0 None Krhin 7302 Homestead Avenue South 198.04 4.5 10.0 5.5 14.0 9.5 7.0 2.5 11.0 6.5 Erie 7320 Homestead Avenue South 90.00 4.5 10.0 5.5 14.0 9.5 7.0 2.5 11.0 6.5 Kemble *s 7338 Homestead Avenue South 105.00 4.5 12.0 7.5 ---- - - - - -- ---- - - - - -- 9.0 4.5 ---- - - - - -- ---- - - - - -- Versland *s 7356 Homestead Avenue South 115.00 4.5 12.0 7.5 ---- - - - - -- ---- - - - - -- 9.0 4.5 ---- - - - - -- ---- - - - - -- Jorgenson *s 7756 74th Street South 165.00 4.5 12.0 7.5 ---- - - - - -- ---- - - - - -- 9.0 4.5 ---- - - - - -- ---- - - - - -- Koehnen *s 7755 74th Street South 140.00 4.5 12.0 7.5 ---- - - - - -- ---- - - - - -- 9.0 4.5 ---- - - - - -- * Retaining wall necessary (Note: railing will be required along the top of retaining walls to protect pedestrians) Assume an additional 2' of right of way width needed to accommodate block width and batter (4' wall height assumed) (1) Assumed boulevard consists of 8' bituminous trail directly behind curb with 2' outside shoulder (10'total boulevard width) - See No. 5 below for retaining wall locations (2) Assumed boulevard consists of 4' boulevard behind curb, 8' bituminous trail with 2' outside shoulder (14' total boulvard width) (3) Assumed boulevard consists of 6' concrete sidewalk directly behind curb with 1' outside shoulder (7'total boulevard width) - See No. 5 below for retaining wall locations (4) Assumed boulevard consists of 4' boulevard, 6' concrete sidewalk with 1' outside shoulder (11' total boulevard width) (5) Assumed boulevard consists of either an 8' bituminous trail or 5' concrete sidewalk directly behind curb w/ 2' or 1'shoulder (respectively) & 2' additional for retaining wall (12' total width for trail /9'total width for sidewalk Note: The above configurations are shown in the attached typcial sections for clarification Recommended trail /sidewalk scenario & aligment based off of maximized trail /sidewalk widths, minimal impact to adjacent topography, and minimal tight of way needs needed to complete east side extension Parcel Owner Address Parcel Front Footage Estimated Additional R/W Needed Based Off Of Recommened Alignment (ft) Total Estimated Area of Needed R/W (Sq. Ft.) Estimated Unit Cost For Needed R/W ($ /Sq. Ft.)s Total Estimated Cost for Needed R/W Per Parcel Xcel Energy 7051 Hinton Avenue South 375.01 0.0 0.00 $4.00 $0.00 Kingdom Hall of Jehovah's Witnesses 7151 Hinton Avenue South 259.06 1.0 259.06 $4.00 $1,036.24 Rygh Hinton Avenue 176.55 0.0 0.00 $2.00 $0.00 Krhin 7302 Homestead Avenue South 198.04 2.5 495.10 $2.00 $990.20 Erie 7320 Homestead Avenue South 90.00 2.5 225.00 $2.00 $450.00 Kemble 7338 Homestead Avenue South 105.00 4.5 472.50 $2.00 $945.00 Versland 7356 Homestead Avenue South 115.00 4.5 517.50 $2.00 $1,035.00 Jorgenson 7756 Homestead Street South 165.00 4.5 742.50 $2.00 $1,485.00 Koehnen 17755 74th Street South 140.00 4.5 630.00 $2.00 $1,260.00 Total Estimated R/W Costs (Recommended Trail /Sidewalk Scenario & Alignment Outined Above) _ $7,201.44 Note: It is recommended to obtain right of entry or zero dollar agreements from all properties adjacent to the trail /sidewalk improvements to provide temporary space for construction activities. If the agreements metioned above cannot be obtained, it is recommended to purchase a 10' temporary easement along the improvments. It is estimated that purchase of a temporary easement will range from $ 0.25 -0.50 per sq. ft. Therefore, total estimated cost for temporary easements would approximately range from $4000 -8000. Similar to purchase of any permanent right of way, an appraiser will need to provide direction as offers are prepared. (6) Permanent right of way costs need to be verified by an appraiser prior to preparing offers to purchase right of way - Hinton Avenue South Trail /Sidewalk Extension (East Side) S" ccu l Estimated R/W Costs For Other Trail /Sidewalk Scenarios Parcel Owner Address Parcel Front Footage Estimated Additional R/W Needed Based Off Of Recommened Alignment (ft) Total Estimated Area of Needed R/W (Sq. Ft.) Estimated Unit Cost For Needed R/W ($ /Sq. Ft.) Total Estimated Cost for Needed R/W Per Parcel Xcel Energy 7051 Hinton Avenue South 375.01 0.0 0.00 $4.00 $0.00 Kingdom Hall of Jehovah's Witnesses 7151 Hinton Avenue South 259.06 1.0 259.06 $4.00 $1,036.24 Rygh Hinton Avenue 176.55 0.0 0.00 $2.00 $0.00 Krhin 7302 Homestead Avenue South 198.04 5.5 1089.22 $2.00 $2,178.44 Erie 7320 Homestead Avenue South 90.00 5.5 495.00 $2.00 $990.00 Kemble 7338 Homestead Avenue South 105.00 7.5 787.50 $2.00 $1,575.00 Versland 7356 Homestead Avenue South 115.00 7.5 862.50 $2.00 $1,725.00 Jorgenson 7756 74th Street South 165.00 7.5 1237.50 1 $2.00 $2,475.00 Koehnen 17755 74th Street South 1 140.00 7.5 1050.00 1 $2.00 $2,100.00 Total Estimated R/W Costs (8' Trail Directly Behind Curb & 8' Trail w/ Retaining Wall Scenario) _ $12,079.68 Parcel Owner Address Parcel Front Footage Estimated Additional R/W Needed Based Off 8' Trail Scenario (ft) Total Estimated Area of Needed R/W (Sq. Ft.) Estimated Unit Cost For Needed R/W ($ /Sq. Ft.) Total Estimated Cost for Needed R/W Per Parcel Xcel Energy 7051 Hinton Avenue South 375.01 0.0 1 0.00 $4.00 $0.00 Kingdom Hall of Jehovah's Witnesses 7151 Hinton Avenue South 259.06 4.0 1036.24 $4.00 $4,144.96 Rygh Hinton Avenue 176.55 3.0 529.65 $2.00 $1,059.30 Krhin 7302 Homestead Avenue South 198.04 9.5 1881.38 $2.00 $3,762.76 Erie 7320 Homestead Avenue South 90.00 9.5 855.00 $2.00 $1,710.00 Kemble 7338 Homestead Avenue South 105.00 7.5 787.50 $2.00 $1,575.00 Versland 7356 Homestead Avenue South 115.00 7.5 862.50 $2.00 $1,725.00 Jorgenson 7756 74th Street South 165.00 1 7.5 1237.50 $2.00 $2,475.00 Koehnen 7755 74th Street South 140.00 7.5 1050.00 $2.00 $2,100.00 Total Estimated R/W Costs (4' Blvd w/ 8' Trail & 8' Trail w/ Retaining Wall Scenario) _ $18,552.02 Parcel Owner Address Parcel Front Footage Estimated Additional R/W Needed Based Off 8' Trail Scenario (ft) Total Estimated Area of Needed R/W (Sq. Ft.) Estimated Unit Cost For Needed R/W ($ /Sq. Ft.) Total Estimated Cost for Needed R/W Per Parcel Xcel Energy 7051 Hinton Avenue South 375.01 0.0 1 0.00 $4.00 $0.00 Kingdom Hall of Jehovah's Witnesses 7151 Hinton Avenue South 259.06 0.0 0.00 $4.00 $0.00 Rygh Hinton Avenue 176.55 0.0 0.00 $2.00 $0.00 Krhin 7302 Homestead Avenue South 198.04 2.5 495.10 $2.00 $990.20 Erie 7320 Homestead Avenue South 90.00 2.5 225.00 $2.00 $450.00 Kemble 7338 Homestead Avenue South 105.00 4.5 472.50 $2.00 $945.00 Versland 7356 Homestead Avenue South 115.00 4.5 517.50 $2.00 $1,035.00 Jorgenson 7756 74th Street South 165.00 4.5 742.50 $2.00 $1,485.00 Koehnen 17755 74th Street South 140.00 4.5 630.00 $2.00 $1,260.00 Total Estimated R/W Costs (6' Sidewalk Directly Behind Curb & 6' Sidewalk w/ Retaining Wall Scenario) _ $6,165.20 Parcel Owner Address Parcel Front Footage Estimated Additional R/W Needed Based Off 8' Trail Scenario (ft) Total Estimated Area of Needed R/W (Sq. Ft.) Estimated Unit Cost For Needed R/W ($ /Sq. Ft.) Total Estimated Cost for Needed R/W Per Parcel Xcel Energy 7051 Hinton Avenue South 375.01 0.0 0.00 1 $4.00 $0.00 Kingdom Hall of Jehovah's Witnesses 7151 Hinton Avenue South 259.06 2.0 518.12 $4.00 $2,072.48 Rygh Hinton Avenue 176.55 0.0 0.00 $2.00 $0.00 Krhin 7302 Homestead Avenue South 198.04 6.5 1287.26 $2.00 $2,574.52 Erie 7320 Homestead Avenue South 90.00 6.5 585.00 $2.00 $1,170.00 Kemble 7338 Homestead Avenue South 105.00 4.5 472.50 $2.00 $945.00 Versland 7356 Homestead Avenue South 115.00 4.5 517.50 $2.00 $1,035.00 Jorgenson 7756 74th Street South 165.00 4.5 742.50 $2.00 $1,485.00 Koehnen 7755 74th Street South 140.00 4.5 630.00 $2.00 $1,260.00 Total Estimated R/W Costs (4' Blvd w/ 6' Sidewalk & 6' Sidewalk w/ Retaining Wall Scenario) _ $10,542.00 A Hinton Avenue South S EH Trail /Sidewalk Extension Estimated Cost for Recommended Trail /Sidewalk Scenario (south of Corridor Trail to No Name Park Trail) Item No. Item Unit Qty Unit Price Total 1 Remove Concrete Curb & Gutter L. F. 120 $3.00 $360.00 2 Remove Retaining Wall L. F. 575 $8.00 $4,600.00 3 Salvage & Reinstall Wooden Fence L. F. 250 $30.00 $7,500.00 4 Salvage & Reinstall Chain Link Fence L. F. 150 $25.00 $3,750.00 5 Common Excavation (EV) C.Y. 300 $12.00 $3,600.00 6 Aggregate Base CL. V Ton 350 $12.00 $4,200.00 7 Topsoil Borrow C.Y. 175 $18.00 $3,150.00 8 Granular Borrow C.Y. 725 $14.00 $10,150.00 9 2" Bituminous Wearing Course Mixture (Trail) Ton 30 $85.00 $2,550.00 10 Concrete Curb & Gutter (Hand Formed) L. F. 120 $22.00 $2,640.00 11 Concrete Pedestrian Ramp w/ Truncated Domes Each 2 $1,050.00 $2,100.00 12 Concrete Sidewalk (4" Thick) S. F. 5700 $4.50 $25,650.00 13 Modular Block Retaining Wall S. F. 3000 $25.00 $75,000.00 14 Railing (4' High) L. F. 575 $20.00 $11,500.00 15 Silt Fence, Preassembled L. F. 1200 $3.25 $3,900.00 16 Hydroseeding (Type 270) S.Y. 1 1500 $1.50 $2,250.00 SubTotal $ 162,900.00 + 10% Contingency $ 16,290.00 SubTotal Estimated Construction Costs $ 179,190.00 + 30% Engineering, Administration, & Legal Fees $ 53,757.00 Total Estimated Project Costs $ 232,947.00 CITY OF COTTAGE GROVE MINNESOTA Feasibility Report Hinton Avenue South Reclamation Highland Area, District B Cottage Grove, Minnesota City Project No. 2012 -001 S.A.P. No. 180- 101 -04 SEH No. COTTG 118795 January 16, 2013 J SEH Building a Better World for All of Us' Engineers I Architects i Planners I Scientists January 16, 2013 Honorable Mayor and City Council City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 Dear Mayor and City Council: RE: Hinton Avenue South Reclamation Highland Area, District B Feasibility Report Cottage Grove, Minnesota City Project No. 2012 -001 S.A.P. No. 180 - 101 -04 SEH No. COTTG 118795 With your authorization, we are pleased to submit this Feasibility Report for the Hinton Avenue South Reclamation Project (City Project No. 2012 -001). This report summarizes our study of street improvements for Hinton Avenue South from 80th Street South to 70th Street South. Along with the street improvements the following improvements will also be included as part of this report: 1. Removal and replacement of the existing 8 -foot bituminous trail along the west side of Hinton Avenue South. 2. Removal and replacement of the existing 8 -foot bituminous trial along the east side of Hinton Avenue South from 80th Street South north to Ideal Avenue South. 3. Installation of a new 8 -foot bituminous trail along the east side of Hinton Avenue South from the existing along the power line corridor north to 70th Street. 4. Upgrade the existing street lights along the west side of Hinton Avenue South from incandescent to LED technology. 5. Install LED street lights along the east side of Hinton Avenue South. 6. Perform upgrades to the existing traffic signal at the intersection of Hinton Avenue South and 80th Street South to align the signal system with new ADA pedestrian standards to be mandated by MnDOT. The total estimated project cost is $2,077,650for the street, trail, and street light improvements. The estimated project cost for street improvements is $1,883,052. The estimated project cost for the trail improvements is $158,530 and $36,068 for the existing and proposed trails respectively. The project is proposed to be funded by a combination of special assessments to benefiting properties, Municipal State Aid funds, General Tax Levy, and City Enterprise Funds for repairs and improvements to the street and trails. We recommend that the City Council review this report and, if acceptable, proceed with implementation as recommended in this report. Sincerely, Chad E. Setterholm, PE Project Manager all Hinton Avenue South Reclamation Highland Area, District B Feasibility Report Cottage Grove, Minnesota City Project NO. 2012 -001, S.A.P. NO. 180 - 101 -04 SEH No. COTTG 118795 January 16, 2013 I hereby certify that this report was prepared by me or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. E. Setterholm. PE Date: January 16, 2013 Lic. No.: 40913 Reviewed by: �� January 16, 2013 Date Short Elliott Hendrickson Inc. 3535 Vadnais Center Drive St. Paul, MN 55110 -5196 651.490.2000 Table of Contents Letter of Transmittal Certification Page Table of Contents Page 1.0 Conclusions and Recommendations ....................................... ..............................1 1 .1 Conclusions ........................................................................ ..............................1 1.2 Recommendations .............................................................. ..............................2 2.0 Introduction .............................................................................. ............................... 3 3.0 Existing Conditions ................................................................. ............................... 3 3.1 Street .................................................................................. ..............................3 3.2 Pedestrian Trails ................................................................ ............................... 4 3.3 Street Lighting ................................................................... ............................... 4 3.4 Storm Sewer ...................................................................... ............................... 4 3.5 Sanitary Sewer .................................................................. ............................... 4 3.6 Traffic Signal ..................................................................... ............................... 4 4.0 Criteria for Investigation .......................................................... ............................... 5 5.0 Permits and Approvals ............................................................ ............................... 5 6.0 Proposed Improvements ......................................................... ............................... 5 6 .1 Street .................................................................................. ..............................5 6 .2 Pedestrian Trails ................................................................ ............................... 5 6 .3 Street Lights ...................................................................... ............................... 6 6 .4 Traffic Signal ..................................................................... ............................... 6 7.0 Implementation ........................................................................ ............................... 6 7.1 Estimated Costs ................................................................ ............................... 6 7.2 Benefits and Assessment .................................................. ............................... 6 7.3 Proposed Funding ............................................................. ............................... 7 7.4 Easements / Right of Way ................................................. ............................... 7 7.5 Project Schedule ............................................................... ............................... 7 List of Appendices Appendix A Exhibits Appendix B Assessment Summaries / Funding Allocations Appendix C Soil Boring Information SEH is a registered trademark of Short Elliott Hendrickson Inc. Feasibility Report COTTG 118795 City of Cottage Grove Page i February 2013 Feasibility Report Hinton Avenue South Reclamation Highland Area, District B Prepared for the City of Cottage Grove 1.0 Conclusions and Recommendations 1.1 Conclusions As a result of this study, we conclude that: • Hinton Avenue South between 80th Street South and 70th Street South is a 44 -foot wide, one mile long Municipal State Aid Street classified as a Minor Arterial. • Hinton Avenue South was last improved in 1986 when it received a bituminous overlay along with the addition of concrete curb and storm sewer. • The bituminous pavement on Hinton Avenue South is in need of structural improvements that are beyond localized patching and seal coating. • The existing bituminous section on Hinton Avenue ranges in thickness from approximately 6 -1/2 to 12 inches. When the previous bituminous pavement was overlaid, a bituminous leveling course was used to transition the roadway profile between vertical curves accounting for the thicker pavement section in several areas along roadway. • Hinton Avenue South can be improved by milling off approximately 6 -1/2 inches of the existing bituminous pavement section, reclaiming any remaining bituminous pavement in place (reclaimed material will be pulverized into the existing aggregate base and will provide additional structural strength to the existing aggregate base), and paving a new 6 -1/2 inch bituminous section. • Deficiencies exist in the concrete curb and gutter along Hinton Avenue South and shall be addressed with spot replacement prior to paving the new bituminous section. • Pedestrian ramps be installed at all locations where pedestrian trails cross a roadway. • An 8 -foot bituminous trail exists along the entire west side of Hinton Avenue South and is in need of structural improvements that are beyond localized patching and seal coating. • An 8 -foot bituminous trail exists along the east side of Hinton Avenue South from 80th Street South north to Ideal Avenue South. It is in need of structural improvements that are beyond localized patching and seal coating. • The existing bituminous trails can be improved by removing the existing bituminous pavement, reshaping the existing aggregate base, and paving a new 2 -inch thick bituminous section. • No bituminous trails exist along east side of Hinton Avenue South north of No Name Park located just south of 75th Street South. COTTG 118795 Page 1 • The existing boulevard width is too narrow along a portion of the east side of Hinton Avenue South from No Name Park north to the power line corridor, to construct a new pedestrian trail without buying approximately 25 feet of additional right -of -way. • The existing boulevard grades along the east side of Hinton Avenue South from the power line corridor north to 70th Street South are relatively flat and can be improved by constructing a new 8 -foot bituminous boulevard trail with minimal impacts. • The incandescent street lights along Hinton Avenue South are in need of replacement due to condition. It is recommended that replacement street lights utilize energy saving LED technology and reduce maintenance costs. • Install LED street lighting along the east side of Hinton Avenue South to improve roadway and trail lighting. • The existing traffic signal at the intersection of Hinton Avenue South and 80th Street South does not meet the latest ADA pedestrian requirements that are to be mandated by MnDOT. It is recommended that the signal system be upgraded to align with the new requirements. • The total estimated project cost is $2,077,650 for the street, trail, and street lighting improvements. The estimated project cost for street improvements is $1,883,052. The estimated project cost for the trail improvements is $158,530 and $36,068 for the existing and proposed trails respectively. • This project as related to street and trail improvements is necessary to extend the life of City streets, enhance the condition of the existing trails, provide additional trail access along the east side of Hinton Avenue South. • This project is cost effective by combining the street and trail improvements, recycling existing construction materials, and is feasible from an engineering standpoint. 1.2 Recommendations Based on these conclusions, we recommend that: • This report be reviewed by the City Council, City staff, financial advisors, and consulting appraiser, if necessary. • Improve Hinton Avenue South and the existing pedestrian trials as proposed in this report. • Construct an 8' bituminous trail along the east side of Hinton Avenue South from the power line corridor north to 70th Street South. • Replace the existing incandescent street lights with LED street lights. • Install LED street lighting along the east side of Hinton Avenue South. • Upgrade the traffic signal at the intersection of Hinton Avenue South and 80th Street South to the latest ADA pedestrian standards to be mandated by MnDOT. • The City Council accepts this report and proceeds with the proposed implementation schedule. • The street and trail improvements be constructed as proposed in this report for an estimated project cost of $2,077,650. Feasibility Report COTTG 118795 City of Cottage Grove Page 2 2.0 Introduction A feasibility study for City Project No. 2012 -001 was authorized by the Cottage Grove City Council on November 16, 2011. This project is included in the City's Capital Improvement Program (CIP). The project area generally consists of Hinton Avenue South from 80th Street South to 70th Street South. The project location is shown on Figure No. 1, located in Appendix A. The main objective of this project is to improve the condition of existing pavement on Hinton Avenue South. Along with the street improvements, the following improvements should be included as part of this project: 1. Removal and replacement of the existing 8 -foot bituminous trail along the west side of Hinton Avenue South. 2. Removal and replacement of the existing 8 -foot bituminous trial along the east side of Hinton Avenue South from 80th Street South north to Ideal Avenue South. 3. Installation of a new 8 -foot bituminous trail along the east side of Hinton Avenue South from the existing along the power line corridor north to 70th Street. 4. Replacement of the existing incandescent street lights with LED street lights. 5. Install LES street lighting along the east side of Hinton Avenue South. 6. Upgrade the traffic signal at Hinton Avenue South and 80th Street South to the latest ADA pedestrian standards to be mandated by MnDOT. 3.0 Existing Conditions 3.1 Street Hinton Avenue South between 80th Street South an 70th Street South exists as a 44 -foot wide, one mile long roadway, and is classified as a Minor Arterial per the City's latest Comprehensive Plan. Concrete curb and gutter exists along both sides of the roadway and was installed in 1986 when Hinton Avenue South received a 3 -inch bituminous overlay over the existing 3 -1 /2 inch thick bituminous surface. While the initial year of construction is unknown, it is assumed that it was approximately 20 years prior to the bituminous overlay done in 1986. Since the bituminous overlay in 1986, the pavement has deteriorated to the point where crackfilling, patching and overlays are generally no longer feasible to improve the condition of the roadway's bituminous surface. The pavement is severely cracked in many areas, and the City has had to place relatively expensive bituminous patching prior to seal- coating to maintain the street surface in recent years. In 1994, a pavement management program was conducted to determine the condition of all streets within the City. The City currently maintains approximately 159 miles of streets. All of the streets were field rated to document the existing street conditions. Hinton Avenue South was last rated in 2009. Streets were rated on a scale from 1 to 100, with 100 being the condition of a new street. From the latest rating done in the summer of 2009, Hinton Avenue South had a composite score of approximately 55 out of 100. Streets with scores below 45 are typically well beyond Feasibility Report COTTG 118795 City of Cottage Grove Page 3 the point where they can be economically overlaid, and rehabilitation via reclamation is the most feasible method of improvement. While the composite score of the pavement was slightly higher than 45, it is reflective of the seal- coating done the prior year in 2008. While seal- coating is a common pavement rehabilitation method, it is relatively short lived and does not address any structural issues the pavements may have. Therefore, it is anticipated that the composite score on Hinton Avenue South is currently below a score of 45 indicating the need of rehabilitation via a combination of milling and reclamation. Borings have been performed to determine the thickness of the existing bituminous and also investigate subsurface conditions along Hinton Avenue South. Several borings indicated that the pavement ranges in thickness from approximately 6 -1/2 to 12 inches. When the previous bituminous pavement was overlaid, a bituminous leveling course was used to transition the roadway profile between vertical curves accounting for the thicker pavement section in several areas along roadway. Data gathered from the borings will be used to design the final street sub -grade and pavement sections. Boring locations and logs can be found in Appendix C. 3.2 Pedestrian Trails 8 -foot bituminous trails exist along the entire west side of Hinton Avenue South and also along the east side from 80th Street South to Ideal Avenue South. The pavement on both trails is in poor condition and in need of structural improvements beyond localized patching and seal coating. There are several locations where pedestrian curb ramps do not exist where the pedestrian trails cross a roadway or do not current pedestrian curb ramp standards. 3.3 Street Lighting Incandescent street lighting currently exists along Hinton Avenue South from 80th Street South to 70th Street South. The street lights are generally in poor condition and in need of replacement due to their age. 3.4 Storm Sewer Storm sewer exists along Hinton Avenue South and was installed in 1986. The storm sewer was televised in 2007. Reports from the televising indicate the storm sewer is in good overall condition and will not require any improvements. 3.5 Sanitary Sewer Storm sewer exists along Hinton Avenue South and was televised in 2011. Reports from the televising indicate the sanitary sewer is in good overall condition and will not require any improvements. 3.6 Traffic Signal A traffic signal exists at the south end of Hinton Avenue South where it intersects with 80th Street South. The signal is in good overall condition, but needs pedestrian upgrades to comply with new ADA pedestrian requirements to be mandated by MnDOT. Feasibility Report COTTG 118795 City of Cottage Grove Page 4 4.0 Criteria for Investigation The criteria used for investigating proposed improvements include: • City of Cottage Grove's Engineering Standards. • MnDOT Municipal State Aid Standards • Infrastructure Maintenance Task Force Special Assessment Policy for Public Improvements by the Infrastructure Maintenance Task Force (IMTF), dated September 30, 2005. • Pavement Management Program Report of 1994. • Pavement Management Program Report Addendum, dated November 19, 1997. 5.0 Permits and Approvals The proposed improvements will require the following permits and approvals: • Minnesota Department of Transportation Municipal State Aid • Washington County Transportation Department 6.0 Proposed Improvements 6.1 Street The overlay on Hinton Avenue South is approximately 26 years old and is beyond its original 20 -year design life according to the pavement management life cycle strategy outlined in the Pavement Management Program Report Addendum dated November 19, 1997. The pavement is deteriorated to the point that another bituminous overlay is not feasible, and pavement replacement is the best improvement option. It is proposed to utilize pavement rehabilitation which consists of milling off the top 6 -1/2 inches of bituminous pavement and reclaiming any remaining bituminous by pulverizing it into the underlying aggregate base. The aggregate base will then be graded to proper tolerances prior to placing the bituminous pavement. This reduces costs and construction time as approximately one half of the bituminous material does not have to be hauled away from the project. The proposed street typical sections are shown on Figures No. 2 and the proposed street improvements are shown on Figures No. 3 and 4, located in Appendix A. 6.2 Pedestrian Trails Due to the age and condition of the existing trails, rehabilitating their pavements using localized patching and seal is not feasible. It is proposed that the bituminous on the existing trails be removed, reshaping the aggregate base, and paving a new 2 -inch thick bituminous surface 8 -feet in width. Updated pedestrian curb ramps are proposed to be installed wherever a pedestrian trail crosses a roadway to be consistent with City standards. It is also proposed to install a new bituminous trail along the east side of Hinton Avenue South from the existing trail located at the power line corridor north to 70th Street South. The east boulevard of Hinton Avenue South from the power line corridor south to the existing trail, which would complete the east side trail along Hinton Avenue South, was also reviewed for construction of a new trail segment. Due to a narrow boulevard and steep grades to the Feasibility Report COTTG 118795 City of Cottage Grove Page 5 adjacent properties in the vicinity of 74th Avenue, it was determined that approximately 25 feet of right -of -way would need to be purchased to construct the trail. Drainage impacts would also have to be explored due to the existing topography that drains to the adjacent properties. It is recommended that this trail segment not be constructed till the City determines if additional right -of -way can be obtained from the adjacent properties. The proposed trail typical sections are shown on Figures No. 2 and the proposed trail improvement locations are shown on Figures No. 3 and 4, located in Appendix A. 6.3 Street Lights The existing incandescent street lights located on the west side of Hinton Avenue South are generally in degraded condition and are in need of replacement. It is proposed that the lights be replaced using new LED technology to provide energy savings and lower maintenance costs. It is also proposed to install new LED street lighting along the east side of Hinton Avenue South to provide trail lighting and enhance roadway lighting. 6.4 Traffic Signal The existing traffic signal at the intersection of Hinton Avenue South and 80th Street South does not meet the new ADA pedestrian requirements to be mandated by MnDOT. It is recommended that the signal be upgraded with a complete Accessible Pedestrian System (APS) to meet the new ADA requirements. The APS system will consist of audible push buttons (one for each direction of pedestrian travel across a roadway), LED count -down timers, and replacing the existing "Do Not Walk" incandescent lenses with LED lenses. 7.0 Implementation 7.1 Estimated Costs The total estimated project cost is $2,077,650 for the proposed improvements. The estimated project cost for street improvements is $1,883,052. The estimated project cost for the trail improvements is $158,530 and $36,068 for the existing and proposed trails respectively. The above costs includes construction, 10 percent contingencies, and 30 percent indirect costs (hldirect costs consist of engineering, administrative, interim financing, and legal expenses). An estimated cost summary is located in Appendix B. 7.2 Benefits and Assessment Assessments are proposed to be levied based on the City's current assessment policy. The project area is unique as it is comprised of properties that are classified as commercial /industrial, religious institution, and residential. All properties adjacent and that benefit from the improvements are proposed to be assessed. A special benefits appraisal was performed by BRKW Real Estate Valuation Services (September 26, 2012 valuation date / October 5, 2012 report date) to develop an opinion of the special value benefits resulting from the proposed public improvements to Hinton Avenue South. Feasibility Report COTTG 118795 City of Cottage Grove Page 6 Since Hinton Avenue South exists as a 44 -foot wide roadway, the project costs associated with street improvements were reduced proportionately to make them consistent with the City's standard 34 -foot wide residential roadway prior to computing any assessment costs (i.e. (34' / 44')* 100% = 77 %). Total assessment costs were computed from project costs for the following improvements: 34 -foot street, street lighting, and trail improvements. It is proposed that the City will be responsible for project costs for the following improvements: Extra street width and traffic signal improvements. The total estimated project assessment for proposed improvements is $335,306. These total assessment costs represent approximately 16 percent of the total project cost for these improvements. Assessments for each classification of properties aforementioned were computed using Council adopted guidelines outlined in the Infrastructure Maintenance Task Force Special Assessment Policy for Public Improvements. Proposed assessment breakouts and summary is located in Appendix B. 7.3 Proposed Funding This project is proposed to be funded with a combination of assessments, Municipal State Aid, and City funding. The estimated assessments are approximately 16 percent, and the City portion is approximately 84 percent of the total project cost for improvements outlined in this report. City funding consists of General Tax Levy, City Enterprise Funds for repairs and improvements to the street and traffic signal system. The City anticipates utilizing Municipal State Aid Funds to reimburse City Funds for the portion of the improvements not to be funded by assessments. A summary of the funding allocations is located in the Appendix B. 7.4 Easements / Right of Way No additional easements or right of way are anticipated for the improvements. 7.5 Project Schedule A proposed project schedule has been prepared and is included as shown below. • Initiate Project, Authorize Feasibility Report ................. .......................November 16, 2011 • Council Workshop .................................................... ............................... December 5, 2012 • Neighborhood Meeting ............................................... ............................... January 15, 2013 • Present Feasibility Report to Council & Call For Public Improvement Hearing ................................................. ............................... January 16, 2013 • Council Holds Public Improvement Hearing & Orders Public Improvements ........................................................... ............................... February 20, 2013 • City Council Approves Plans & Specs, Authorizes Advertisement forBids ......................................................................... ............................... March 20, 2013 • Receive Bids ................................................................... ............................... April 25, 2013 • Council Awards Contract .................................................. ............................... May 1, 2013 • Begin Construction ............................ ............................... ............................Mid June, 2013 • Substantial Completion ................. ............................... ............................Mid August, 2013 • Council Calls For Assessment Hearing On Public Improvement ........... September 4, 2013 • Final Completion .............................. ............................... ......................September 14, 2013 Feasibility Report COTTG 118795 City of Cottage Grove Page 7 • Council Holds Assessment Hearing & Considers Adopting AssessmentRoll ................................... ............................... ........................October 2, 2013 Feasibility Report COTTG 118795 City of Cottage Grove Page 8 Appendix A Exhibits k Ci ty of Washington Cottage Grove i� J --: � , City of 0 Cottage Grove County ,. 'Y" W a s h i n gton i 'to, ashington'3 7 County - N J T ., 6 in. t n __. ) �.--, _ .. .:_ '�'::r.:.; .r., �A° Hinton Avenue South "V N 7- S.A.P. 180-101-04 XA r A" 7j' 7 L f X35 ,,� `�,; ;� ..�� �;:. L r 0 Hi re tview 0 Th in) t V A A X Legend fj Trail Improvements (Existing Trail) V" Trail Improvements (Proposed New Trail) " kU r " AA. 2,000 1,000 0 F eet 3535 VADNAIS CENTER DR. Project: COTTG 118795 HINTON AVENUE SOUTH Print Date 1/17/2012 ST. PAUL, MN 55110 PHONE: (651) 490-2000 Map by: SrH S.A.P. 180-101-04 Figure FAX: (8 88 ) 908-8166 Projection: UTM, Zone 15, NAD 83, in Source: TF: (800) 325-2055 SGS 7.5 Min, Tape, Area Map U SEH '..chinc.corn MnDOT, and SEH Inc. Cottage Grove, Minnesota This map 1, r,r,nr , legally recorded map w ...... y map and is not Intended to be used as — This rn,p 1, , —phfi- of re I f—Amn, and d,1, ga thered from .H ... ... r— hl.d on this ..p and is t. be used for rcimm, pon,.,cs only. SEH d.- not —t that ft G-9,,phn lnf.-.Wn Sy.t.. (GIS) Data used to pr.p.re are encr k and SEH d..s not represent that the GIS Data can he used W —ig.H-1, tracking, or any other p.m— r.q.inng exa cting measurement of dimt.n.e or direction or precision in the ftidw of geographic features. The —r of thN ..p acknovAedges that SEH shall not be liable far any d—g.s which a nse. N o f ft —e. .—. .ruse of data provided. WEST R/W VARIES - 8' BIT. TRAIL �1 INSET B 44' FACE TO FACE THRU LANE THRU LANE THRU LANE THRU LANE 2 1 2 8618 CONCRETE CURB AND GUTTER (TYR) 2" TYPE 9.5 BIT. WEARING COURSE MIXTURE (2,A) EXISTING CL 5 AGGREGATE BASE 10 O 8" RECLAIMED BIT. AND CL 5 AGGREGATE BASE FOR PROPOSED/NEW TRAIL ALONG EAST SIDE OF ROADWAY FROM 70Th STREETS. TO CORRIDOR TRAIL INSET A E 12.5 BIT. WEARING E MIXTURE (4,8) 31T. TACK COAT E 12.5 BIT. WEARING E MIXTURE (4,13) TIT. TACK COAT rPE 12.5 BIT. NON - WEARING E MIXTURE (4,B) CLAIMED BIT., CL 5, AND CL 4 AGGREGATE BASE TYMAL SECTION HINTON AVENUE SOUTH (FROM BOTH ST. S. TO 70TH ST. S.) EAST R/W VARIES �I 8' BIT. TRAIL INSET B / FILE No. HINTON AVENUE RECLAMATION CITY OF COTTAGE GROVE l PHONE: 651.490.2000 COTTG118795 �/ FIGURE 3535 VADNAIS CENTER DR. TYPICAL PICAL SECTION = MINNESOTA s ST. PAUL, MN 55110 DATE: 12 NO. 2 COTTAGE GROVE, MINNESOTA .—.—g.. - - 0." not I. ".- Idr any dIM1911 Mlh IlW IU 11 MI IIIrI access 1111111 data P1111dId. Appendix B Assessment Summaries / Funding Allocations Assessment Summaries Assessable Cost Breakouts Streets (44' Wide) Total Hinton Avenue Costs = $ 1,883,052.24 Less Traffic Signal Costs (City Cost) _ $ (8,580.00) Less Street Lighting Costs (City Cost) = (305,000.00) $ 1,569,472.24 Eligible Street Costs Based on a 34' Wide Street: 34' to 44' Width Ratio= 0.77 Therefore: $ 1,569,472.24 x 0.77 = $ 1,212,774.00 Trails Existing Trails = $ 158,529.63 New Trail = $ 36,067.77 Total Assessable Street Costs (34') + Trail Costs = $ 1,407,371.40 Extra Width Street Costs (100% City) = $ 356,698.24 Traffic Signal Costs (100% City) = $ 8,580.00 Street Lighting Costs (100% City) = 305,000.00 $ 2,077,649.64 Overall Project Share to be Assessed Based on 34' Wide Street (All Benefitting Properties) Hinton Avenue South Improvements Estimated Project Cost Street Improvements 34' Width * $1,212,774.00 Existing Trail Improvements $158,529.63 New Trail Improvements $36,067.77 Total $1,407,371.40 * Consists of 34' width street and street lighting costs; City to pay for extra width street costs & traffic signal improvements to be added to the City's front footage responsibility (see below) Project Cost Per Foot Total Cost of Improvements along Hinton Commercial Front Footage Avenue 34' Width $1,407,371.40 Total Length of Hinton Avenue Lineal Feet 5,280 Approximate Cost Per Foot of Assessable Footage (Lineal Feet) Improvements $266.55 Frontage Analysis Property Commercial Front Footage Religious Institutions Front Residential Front Footage City of Cottage Grove Front $133,718.94 (Lineal Feet) Footage (Lineal Feet) (Lineal Feet) Footage (Lineal Feet)l Xcel Energy $356,698.24 Traffic Signal Improvements (100% City) $8,580.00 Street Light Improvements (100% City) 0802721110002 375.01 $2,077,649.64 = Total Costs of Improvements from Feasibility Estimate , Jehovah's Witness 0802721110005 259.06 St. Lukes 0802721120004 240.83 St. Lukes 0802721120003 70.00 CG INV. IV LP LLLP 0802721420003 819.54 CG INV. IV LP LLLP 080272142004 0.00 CG INV. IV LP LLLP 0802721420006 0.00 Susan McReynolds 0802721430004 140.00 Auburn Woods 501.67 City of Cottage Grove 2873.89 Total 1334.55 569.89 501.67 2873.89 1. City of Cottage Grove front footage consists of that portion of Hinton Avenue that does not have eligible assessable parcels (residential /commercial /religious) therefore the City will burden 100% of the cost for improvements along that portion of Hinton Ave. Breakdown of Project Shares to be Assessed (based on front footage eligibility along Hinton Ave) Commercial /Industrial $355,721.12 Religious Institutions $151,902.82 Residential $133,718.94 City of Cottage Grove $766,028.52 $1,407,371.40 Street Extra Width (100% City) $356,698.24 Traffic Signal Improvements (100% City) $8,580.00 Street Light Improvements (100% City) $305,000.00 $2,077,649.64 = Total Costs of Improvements from Feasibility Estimate Commerciallindustrial Project Share to be Assessed (100 %) = $355,721.12 Frontage Analysis Area Analysis Percent of 1/3 of Adjusted Apportioned Property Front Footage (Lineal Feet) Total Assessed Apportioned Share Project Costs Appraisal)- Xcel Energy 95832 8.02% $237,147.41 $19,013.30 802721110002 375.01 28.10% $118,573.71 $33,319.34 CG INV. IV LP LLLP 819.54 61.41% $118,573.71 $72,815.48 802721420003 CG INV. IV LP LLLP 0.00 0.00% $118,573.71 $0.00 80272142004 337590 28.24% $237,147.41 $66,978.67 CG INV. IV LP LLLP 802721420006 0.00 0.00% $118,573.71 $0.00 Susan McReynolds 140.00 10.49% $118,573.71 $12,438.89 802721430004 $12,438.89 $9,160.83 $21,599.72 $6,500.00 Total 1334.55 100.00% $355,721.12 $118,573.71 Area Analysis Commercial Summary Percent of 213 of Adjusted Apportioned Property Area (Square Feet) Total Assessed Apportioned Share Project Costs Appraisal)- Xcel Energy 95832 8.02% $237,147.41 $19,013.30 0802721110002 CG INV. IV LP LLLP 401187 33.56% $237,147.41 $79,596.46 0802721420003 CG INV. IV LP LLLP $0.00 $66,978.67 $66,978.67 $50,651.00 080272142004 337590 28.24% $237,147.41 $66,978.67 CG INV. IV LP LLLP 0802721420006 314503 26.31% $237,147.41 $62,398.15 Susan McReynolds 46173 3.86% $237,147.41 $9,160.83 0802721430004 $12,438.89 $9,160.83 $21,599.72 $6,500.00 Total 1195285 100.00% $355,721.12 $237,147.41 Commercial Summary * Property included in the special benefits appraisal performed by BRKW Real Estate Valuation Services Reflects adjusted apportioned shares per special benefit valuation performed by BRKW Real Estate Valuation Service where valuation was below the computed assessment per the City's current assessement policy. Total Apportioned Adjusted Apportioned Property Frontage Amount Area Amount Share (Benefit Share Appraisal)- Xcel Energy $33,319.34 $19,013.30 $52,332.64 $52,332.64 0802721110002 CG INV. IV LP LLLP` $72,815.48 $79,596.46 $152,411.94 $60,215.00 0802721420003 CG INV. IV LP LLLP* $0.00 $66,978.67 $66,978.67 $50,651.00 080272142004 CG INV. IV LP LLLP` 0802721420006 $0.00 $62,398.15 $62,398.15 $47,234.00 Susan McReynolds` 0802721430004 $12,438.89 $9,160.83 $21,599.72 $6,500.00 Total $118,573.71 $237,147.41 $355,721.12 $216,932.64 * Property included in the special benefits appraisal performed by BRKW Real Estate Valuation Services Reflects adjusted apportioned shares per special benefit valuation performed by BRKW Real Estate Valuation Service where valuation was below the computed assessment per the City's current assessement policy. Religious Institution Project Share to be Assessed (75 %) = $157,526.77 * 0.75 = $113,927.11 Frontage Analysis * Property included in the special benefits appraisal performed by BRKW Real Estate Valuation Services ** Reflects adjusted apportioned shares per special benefit valuation performed by BRKW Real Estate Valuation Service where valuation was below the computed assessment per the City's current assessement policy. Percent of 75% of Adjusted Apportioned Property Front Footage (Lineal Feet) Assessed Apportioned Share Share (Benefit Total Project Costs Appraisal) ** Jehovah's Witness 259.06 45.46% $113,927.11 $51,788.87 $9,700.00 0802721110005 St. Lukes* 0802721120004 240.83 42.26% $113,927.11 $48,144.50 $32,286.00 St. Lukes* 0802721120003 70.00 12.28% $113,927.11 $13,993.75 $16,214.00 Total 569.89 100.00% $113,927.11 $58,200.00 * Property included in the special benefits appraisal performed by BRKW Real Estate Valuation Services ** Reflects adjusted apportioned shares per special benefit valuation performed by BRKW Real Estate Valuation Service where valuation was below the computed assessment per the City's current assessement policy. Residential Project Share to be Assessed (45 %) = $133,718.94 * 0.45 = $60,173.52 Total Assessable Units = 52.80 Unit Based Assessment = $1,139.65 PIN PROPERTY ADDRESS 0802721420096 7420 0802721420097 7424 0802721420098 7428 0802721420099 7432 0802721420100 7422 0802721420101 7426 0802721420102 7430 0802721420103 7434 0802721420104 7436 0802721420105 7440 0802721420106 7444 0802721420107 7448 0802721420108 7438 0802721420109 7442 0802721420110 7446 0802721420111 7450 0802721420113 7452 0802721420114 7456 0802721420115 7460 0802721420116 7464 0802721420117 7454 0802721420118 7456 0802721420119 7462 0802721420120 7466 0802721420121 7468 0802721420122 7470 0802721420123 7472 0802721420124 7474 0802721420125 7564 0802721420126 7566 0802721420127 7568 0802721420128 7570 0802721420129 7476 0802721420130 7478 0802721420131 7480 0802721420132 7482 0802721420133 7484 0802721420134 7486 0802721420135 7488 0802721420136 7490 0802721420137 7492 0802721420138 7494 PROPERTY ST NAME Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park Hinton Park PROPERTY ST OWNER TAX MAILING NAME Avenue MCGREGOR ARTHUR A & NANCY A Avenue DEMARCO ROBERT F & GERALDINE M Avenue MOLITOR LEROY L Avenue SCHMITZ WILLIAM A & JEAN M Avenue HUNTER THOMAS A & BARBARA J Avenue DAHLSTROM LORRAINE Avenue FIRKUS CAROLINE C Avenue MCGRAW CATHERINE A Avenue KNUDTSON MARION W Avenue JORGENSON MARVIN & RAMONA Avenue MALANDER JOANNE M TRS Avenue FABECK BERNARD J & RITA E Avenue LAM CHUN H Avenue KEIL DIANE L Avenue RATHBUN NORMAN L & DONNA J Avenue BOLDT PAULINE K Avenue WASSON WILLIAM Avenue MARCHEJOYCE H Avenue ZABROK CATHERINE M Avenue MEYER KAY J Avenue BRAUN GURDIE P Avenue ODEGARD EDYTHEL Avenue ENGMAN CONSUELO Avenue HAAN MARLYS M & MARK R Avenue WILSON JAMES E JR & SANDRA J Avenue TIETZ DONALD H Avenue PLATH MARIBELLE Avenue MERTEN B C & CYNTHIA R Avenue MILBRANDT DONALYNE R Avenue JOHNSON ROY E Avenue KANSKI CHARMAINE Avenue JENSON GREGORY M Avenue LIND KENNETH T Avenue SHIRKEY MICHAEL D & CONNIE K Avenue RUDH EDWIN A & CYNTHIA S* Avenue BOWMAN ROBERT J & LINDA K Avenue KNUTSON DAVID W Avenue WISDORF DOREEN F Avenue BRANTNER JAMES ETAL Avenue JOHNSON DORIS Avenue WELTER MURIEL E Avenue WILM CHERYL PRELIMINARY RESIDENTIAL ASSESSMENT SCENARIO ASSESSABLE UNIT UNIT BASED ASSESSMENT TOTAL ASSESSMENT 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0802721420139 7496 Hinton Park Avenue HALL JEANINE M 0802721420140 7498 Hinton Park Avenue FRANKLIN JEANNE F TRS 0802721420141 7500 Hinton Park Avenue STAPF BETTY J 0802721420142 7502 Hinton Park Avenue OLSON FRANCES K 0802721420143 7504 Hinton Park Avenue NATER MARSHA R 0802721420144 7506 Hinton Park Avenue STYBA JEROME J & SHARON A 0.6 $1,139.65 $683.79 0.6 $1,139.65 CLETUS J TEMBRUELL TRS & CLEORA A 0802721420145 7508 Hinton Park Avenue TEMBRUELL TRS 0802721420146 7510 Hinton Park Avenue ALBU MARY LOU 0802721420147 7512 Hinton Park Avenue POWERS STEVEN ETAL 0802721420148 7514 Hinton Park Avenue KELLER RICHARD C & MARY A 0802721420149 7516 Hinton Park Avenue HENDERSON JAMES A & HILDEGARD 0802721420150 7518 Hinton Park Avenue MOORE JOANN M 0802721420151 7520 Hinton Park Avenue SCHMITZ MARIE 0802721420152 7522 Hinton Park Avenue SCHULTZ LEONARD G 0802721420153 7524 Hinton Park Avenue SWENSON GERALD W & GLORIA A 0802721420154 7526 Hinton Park Avenue LESLIE KATHERINE M 0802721420155 7528 Hinton Park Avenue NELSON MARJORIE J 0802721420156 7530 Hinton Park Avenue GEMZA JOSEPH A & KAREN A 0802721420157 7532 Hinton Park Avenue KRIENKE CATHY J 0802721420158 7534 Hinton Park Avenue ASHBY WINSTON J & DELORES G 0802721420159 7536 Hinton Park Avenue DEPAUW ROSEMARY 0802721420160 7538 Hinton Park Avenue BRUCE DOROTHY L 0802721420161 7540 Hinton Park Avenue LUHRS RICHARD SR & MARCELLINE 0802721420162 7542 Hinton Park Avenue PORTINGA ANNIE & CHARLETTE A PITTMAN 0802721420163 7544 Hinton Park Avenue KRIESEL SUSAN J 0802721420164 7546 Hinton Park Avenue HAMMERLY GLEN M & MARY J 0802721420165 7548 Hinton Park Avenue MOENKE DARYL W & BEVERLEE J 0802721420166 7550 Hinton Park Avenue RASMUSSEN WENDY A 0802721420167 7552 Hinton Park Avenue LANGE DELORES M 0802721420168 7554 Hinton Park Avenue SMITH GRANVILLE 0 & JANET A 0802721420169 7558 Hinton Park Avenue BURKE RICHARD P LORRAINE J LINDEMAN REV TRUST 0802721420170 7560 Hinton Park Avenue AGREEMENT 0802721420171 7562 Hinton Park Avenue KROGSTAD SANDRA M DEFORTH ESTHER M ETAL TRS & ESTER DE 0802721420172 7556 Hinton Park Avenue FORTH TRS 0802721420173 7572 Hinton Park Avenue BENDER MARY M 0802721420174 7574 Hinton Park Avenue WEDEBRAND JULIA A 0802721420175 7576 Hinton Park Avenue MOMSEN ELIZABETH J 0802721420176 7578 Hinton Park Avenue LITTFIN JEROME J & MADONNA J 0802721420177 7580 Hinton Park Avenue PETERSON HOWARD W & DIANNE S 0802721420178 7582 Hinton Park Avenue BUSHMAN ALTON A & MARLYS MAROTTECK MICHAEL P & CYNTHIA M 0802721420179 7584 Hinton Park Avenue MAROTTECK 0802721420180 7586 Hinton Park Avenue MARQUARDT DALE E & HARRIET C 0802721420181 7588 Hinton Park Avenue BORNFLEfH ROBERT A & SANDRA L 0802721420182 7590 Hinton Park Avenue HENDRICKSON FLOYD G & KAAREN MCLAUGHLIN SHEILA K & RICHARD C 0802721420183 7592 Hinton Park Avenue MCLAUGHLIN 0802721420184 7594 Hinton Park Avenue DRAZ NEIL W & CAROL A * Property included in the special benefits appraisal performed by BRKW Real Estate Valuation Services 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 $683.79 0.6 $1,139.65 r $683.79 52.80 5100,289.21 560,173.52 Funding Allocations Cost Estimate Summary Assessment Breakout City Funds Breakout Improvement Construction Cost Total Cost* Assessed Amount Commercial/Ind ustrial Religious Institution Residential City Funds Street Light utility General Levy Hinton Avenue South & Trails $ 1,452,901.85 $ 2,077,649.64 $ 335,306.16 $ 216,932.64 $ 58,200.00 $ 60,173.52 $ 1,742,343.48 $ 1,428,763.48 Traffic Signal Improvements $ 8,580.00 Street Light Improvements $ 305,000.00 Totals $ 1,452,901.85 $ 2,077,649.64 $ 335,306.16 1 $ 216,932.64 $ 58,200.00 $ 60,173.52 1 $ 1,742,343.48 1 $ 313,580.00 $ 1,428,763.48 inumues i u 7o uonungency � au inairect posts Appendix C Soil Boring Information 0 I ' I J C) 2 v� �o s us 1 • o d a s - Q � B 5 m 0 o cn It O 79tH ST. SO. • Z S _ N Q i 3 Z J / W 2 B6 FJ00 e BOTH ST. SO. - n U FILE No. HINTON AVENUE PHONE: 651. A 90.2000 118795 BORING LOCATIONS EXHIBIT 3535 VADNAIS CENTER DR. ST. PAUL, MN 55110 -5196 DATE: COTTAGE GROVE, MINNESOTA N0.1 A -SEH www.sehinc.com 12/19/11 1 • o d a s - LOG OF BORING NO. 13 Project No. ESPOO8667P Sheet 1 of 1 CLIENT ARCHITECT /ENGINEER City of Cottage Grove Short Elliott Hendrickson, Inc. SITE Hinton Avenue South PROJECT Cottage Grove, Minnesota Proposed Hinton Ave. S Reclamation SAMPLES TESTS 0 1 O v - W > W �j tY z Z6 ADDITIONAL DATA/ W : W- m CU RE MARKS o 0O z 0 W z a 0 z z > U- o a a s Surface Elev.: 0 Co FILL, 5 1/4" of bituminous pavement at the AS 1 kUGER 12 surface (Fill) 0.4 FILL, 4" of sand with silt & gravel aggregate base, dark brown, frozen to 8" then moist t)_8 (Fill — ---_._..............._--------- FILL, silty sand with gravel, dark brown to brown, moist (Fill) AS 2 \UGEF 18 2.5 End of Boring WATER LEVEL OBSERVATIONS ;,:, '> STARTED 12/22/11 FINISHED 12/22/11 None '= ' "' element" materials technology 662 Cromwell Ave. St. Paul, MN 55114 DRILL CO. Element DRILL RIG 367 DRILLER Rutherford ASS 'T DRILLER AS Telephone: 651-645-36191 LOGGED BY KSZ APPROVED MAS a CL m m m 0 a a W ° z Z Z a c� 0 LOG OF BONING NO. B2 Project No. ESPOO8667P Sheet 1 of 1 CLIENT ARCHITECT /ENGINEER City of Cottage Grove Short Elliott Hendrickson, Inc. SITE Hinton Avenue South PROJECT Cottage Grove, Minnesota Proposed Hinton Ave. S Reclamation SAMPLES TESTS o W LU Cl) U v N m 1 Z) rK j Z p Z ci = 5 ADDITIONAL DATA/ _ CQ ¢ m o m REMARKS a W Z LL o E Surface Elev.: o Z ?? ME a. ii a FILL, 6 3/4" of bituminous pavement at the AS 1 \UGEF 12 surface (Fill) F CL of sand with silt & gravel aggregate base, brown, frozen to 8" then moist 0 (Fill) FILL, silty sand with gravel, dark brown to brown, moist AS 2 UGEF 18 (Fill) 2.5 End of Boring WATER LEVEL OBSERVATIONS STARTED 12/22/11 FINISHED 12122/11 Y pl y�°yyy %i=� s: None 4:d�',6d.iG1.R� mater[als technology DRILL CO, Element DRILL RIG 367 DRILLER Rutherford ASS DRILLER AS 662 Cromwell Ave. St. Paul, MN 55114 Telephone: 651. 645 -3601 LOGGED BY KSZ APPROVED MAS a CL m m m 0 a a W ° z Z Z a c� 0 LOG OF BORING N®. B3 Project No. ESPOO8667P Sheet 1 of 1 CLIENT ARCHITECT /ENGINEER City of Cottage Grove Short Elliott Hendrickson, Inc. SITE Hinton Avenue South PROJECT Cottage Grove, Minnesota Proposed Hinton Ave. S Reclamation SAMPLES TESTS ❑ yy.. Zv z W tti '5 ADDITIONAL U >� Qr LU w O > �Q tr I z Q N co DATA/ REMARKS 4 0 ? o �� [a E S Elev.: ca ❑ m z W z z z �E o a. L R FILL, 12" of bituminous pavement at the AS 1 A UGEF 12 surface (Fill) o 1 - 4 ---------- = - -_ - -_ - - - - -- FILL, 3" of sand with silt & gravel aggregate AS 2 NUGEF 18 base, dark brown, moist 1.3 r — - -l ` (Fil R----------------- - - - - -� FILL, silty sand with a little gravel, brown, moist (Fill) 2.5 End of Boring WATER LEVEL OBSERVATIONS_ STARTED 12122111 FINISHED 12/22/11 N one materials technology 662 Cromwell Ave. St. Paul, MN 55114 DRILL CO. Element DRILL RIG 367 DRILLER Rutherford ASST DRILLER J AS Telephone: 651 - 645 -3601 LOGGED BY KSZ APPROVED LOG OF BORING NO. B4 Project No. ESP008667P Sheet 1 of 1 CLIENT ARCHITECT /ENGINEER City of Cottage Grove Short Elliott Hendrickson, Inc. SITE Hinton ,Avenue South PROJECT Cottage Grove, Minnesota Proposed Hinton Ave. S Reclamation SAMPLES TESTS 0 w 0 iv j z w to W ADDITIONAL t) a. a. r a < cc w p v z 0 v ai DATA! REMARKS d Surface Elev.: al z a z z z 0 o a a FILL, 11 1/2" of bituminous pavement at the AS 1 kUGER 12 surface (Fill) 1 ----------__..----_---------- FILL, silty sand wifh a little gravel, darfc brown AS 2 NUGEF 18 to brown, moist (Fill) 2 — - -- FILL, sand wi #h silt and a little gravel, brown, moist (Fill) 2.5 End of Boring WATER LEVEL OBSERVATIONS -> STARTED 12/22/11 FINISHE 12/2 2/11 p fy {�y •,�$ wiled ~Y = (°� f ..�. -. None °ter R.LI.+.�. materials technology 662 Cromwell Ave. St. Paul, MN 55114 DRILL Co. Element DRILL RIG 367 DRILLER Rutherford ASS 'T DRILLER AS Telephone: 651- 645 -3601 LOGGED BY KSZ1 APPROVED MAS LOG OF BORING N®. B Project No. ESP008667P Sheet 1 of 1 CLIENT ARCHITECT /ENGINEER City of Cottage Grove Short Elliott Hendrickson, Inc. SITE Hinton Avenue South PROJECT Cottage Grove, Minnesota Proposed Hinton Ave. S Reclamation SAMPLES TESTS w o W Z ui r j �' ADDITIONAL U w w V > F� z p o cull DATA/ REMARKS ca a 0.'Q Surface Elev.: o n m z z z z a a a Q FILL, 7 1/4" of bituminous pavement at the AS 1 AUGER 12 surface (Fill) 0 - 6 -------------------------- FlLL, 2 1/2" of sand with sift &gravel aggregate base, dark brown to brown, frozen a -8 to 8" then moist ! — — I I t (Fil - - -- — — — — — — - - -j FILL, silty sand with gravel, dark brown to AS 2 kUGEr 18 brown, moist (Fill) 2.5 Ell End of Boring WATER LEVEL OBSERVATIONS ;_ .<:; STARTED '12/22/1 FINI 1 2/22/11 7 None materials technology 662 Cromwell Ave. St. Paul, MN 55114 DRILL CO. Element DRILL RIG 367 DRILLER Rutherford ASS'T DRILLER AS Telephone: 651 - 645.3601 LOGGED By KSZ APPROVED MAS LOG OF BORING N®. B6 Project No. ESP008667P Sheet 1 of 1 CLIENT ARCHITECT /ENGINEER City of Cottage Grove Short Elliott Hendrickson, Inc. SITE Hinton Avenue South PROJECT Cottage Grove, Minnesota Proposed Hinton Ave. S Reclamation SAMPLES TESTS ra � o O -i — - 0 w W z & ADDITIONAL U 7 -J j p v a DATA/ REMARKS S o i IL t `� r u © � Surface Elev.: o m z W z z z FILL, 5 1/2" of bituminous pavement at the AS 1 kUGEF 12 surface (Fill) ---------- ------------- -- - -- FILL, 3 112" of sand with silt & gravel aggregate base, dark brown, frozen to 8" then moist a ��(Fill -------------------- FILL, silty sand with a little gravel, dark brown to brown, moist AS 2 WGEf 18 (Fill) 2.5 End of Boring WATER LEVEL OBSERVATIONS ,rl >f, STARTED 12/22/11 FINISHED 12/22/11 element None matmiats technology 662 Cromwell Ave. St. Paul, MN 55114 DRILL CO. Element DRILL RIG 367 DRILLER Rutherford ASST DRILLER AS Telephone: 651 -645 -3601 LOGGED BY KSZ APPROVED MAS A SPECIAL BENEFITS APPRAISAL RESTRICTED USE REPORT FORMAT (BRKW File No. 6956) A CHURCH PROPERTY, TWO MULTIFAMILY RESIDENTIAL PROPERTIES AND ONE COMMERCIAL /OFFICE PROPERTY HINTON AVENUE SOUTH, BETWEEN 70 AND 80 STREETS SOUTH COTTAGE GROVE, MINNESOTA HINTON AVENUE SOUTH RECLAMATION HIGHLAND AREA, DISTRICT B CITY OF COTTAGE GROVE PROJECT NO. 2012 -001 VALUATION DATE: SEPTEMBER 26, 2012 L•t CITY OF COTTAGE GROVE ATTN: JENNIFER LEVITT, P.E. CITY ENGINEER — PUBLIC WORKS DEPT. 8635 WEST POINT DOUGLAS RD. S. COTTAGE GROVE, MN 55016 IC PAUL J. GLEASON BR REAL ESTATE VALUATION SERVICES REAL ESTATE VALUATION SERVICES October 5, 2012 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 Appraisal — 4 Properties Fronting Hinton Avenue S. Between 70 And 80 Streets S., Cottage Grove, Minnesota Hinton Avenue South Reclamation — Highland Area, District B City Of Cottage Grove Project No. 2012 -001 Dear Ms. Levitt: In accordance with your request, I am providing you with a special benefits appraisal pertaining to the above referenced public improvements project proposed by the City of Cottage Grove. This appraisal is presented in a restricted use report format, in accordance with the minimum requirements of the Uniform Standards of Professional Appraisal Practice. The purpose of this appraisal is to develop an opinion of the special value benefits, if any, accruing to four subject properties resulting from the proposed Hinton Avenue South Reclamation — Highland Area, District B street and utility improvements project in the City of Cottage Grove, Minnesota. The opinion of the value benefits resulting from the public improvement project is as of Sep 26, 2012, the date of inspection of the project area and subject properties. 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 benefiting properties located in the project area. The intended users of the report are officials of the City of Cottage Grove. The four subject properties, which front Hinton Avenue S. in the area that is proposed for street and utility improvements, are identified in various ways, including on a property location map, in appraisal report pages which follow. BRKW APPRAISALS, INC. 1600 UNIVERSITY AVENUE, SUITE 314, ST. PAUL, MN 55104 651.646.6114 FAX 651.646.8086 www.brkw.com The value benefits, if any, of street, utility and other such public improvements accrue to the land component of a property, not to the value of buildings and other improvements on the land. The value of the buildings /improvements on the land remain the same in the before and after improvements positions. Consequently, this special benefits analysis is limited to the valuation of the land components only of the properties appraised. The before - and -after valuation methodology has been used in this appraisal, which measures the value of the subject land prior to the project in relation to the value of the land after the project. The difference between the two values reflects the special benefits to the property. Based on my investigation, I have formed the opinion that the special value benefits to the subject properties resulting from the street and utility improvement project as of September 26, 2012 are as follows: City of Cottage Grove - Hinton Avenue S. Reclamation - Highland Area, District B Special Benefit Conclusions - 4 Properties In Project Area Property Noffee Owner Tax Parcel I.D. No. Opinion of Special Benefit 1. St. Luke Lutheran Church 08- 027 -21 -12 -0003 $ 16,214 08- 027 -21 -12 -0004 $ 32,286 Total Property $ 48,500 2. Edwin and Cynthia Rudh 08- 027 -21 -42 -0131 $ 1,300 (Typical Townhome in Auburn Woods) 3. Cottage Grove Inves. IV LP 08- 027 -21 -42 -0003 $ 60,215 (Hinton Heights Apartments) 08- 027 -21 -42 -0004 $ 50,651 08- 027 -21 -42 -0006 $ 47,234 Total Property $ 158,100 4. Susan McReynolds 08- 027 -21 -43 -0004 $ 6,500 (Commercial/Office Property) This appraisal assignment was not based on a requested minimum valuation or a specific valuation for approval of a loan. The opinions of market value identified in this report were developed independent of any undue influence. BRKW APPRAISALS, INC. PAGE 2 The values, which are based on property market exposure times of 12 months, assume all real estate taxes and special assessment balances, if any, have been paid in full. They are gross values and no allowance was made for brokerage commissions, real estate taxes or other carrying costs associated with the properties during the marketing period. No personal property is included in my opinions of market value. 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 my 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 for the supporting data, analyses and conclusions that support the market value opinion. Sincerely, BR W APPRAISALS, INC. ' WZA Paul J. Gle on Certified General Real Property Appraiser Minnesota License #4003073 BRKW APPRAISALS, INC. PAGE 3 TABLE OF CONTENTS IDENTIFICATION OF PROPERTIES APPRAISED ......................... ............................... 1 PROJECT AND SUBJECT PROPERTY LOCATION MAP ............................. ............................... 2 PURPOSE /INTENDED USE OF APPRAISAL ................................... ..............................3 PROPERTY RIGHTS APPRAISED ................................................. ............................... 3 ZONING........................................................................................ ............................... 3 SCOPEOF WORK .......................................................................... ..............................3 EXTRAORDINARY ASSUMPTIONS AND HYPOTHETICAL CONDITIONS ....................4 COMPETENCY PROVISION ........................................................... ..............................5 MARKET VALUE DEFINITION ...................................................... ..............................5 CONTINGENT AND LIMITING CONDITIONS ................................ ..............................5 DESCRIPTION OF SUBJECT PROPERTIES - BEFORE IMPROVEMENTS .................... 7 DESCRIPTION OF PROPOSED IMPROVEMENTS ......................... ............................... 8 HIGHEST AND BEST USE .............................................................. ..............................9 SPECIAL BENEFIT CONSIDERATIONS AND CONCLUSIONS ....... ............................... 9 SPECIAL BENEFIT ANALYSIS PROCESS ................................... ............................... 10 OPINION OF PROPERTY VALUE BENEFITS .............................. ............................... 11 CERTIFICATION........................................................................ ............................... 12 PROFESSIONAL QUALIFICATIONS ........................................... ............................... 13 IDENTIFICATION OF PROPERTIES APPRAISED The four properties which are the subject of this appraisal front the section of Hinton Avenue S., in Cottage Grove, Minnesota, which is proposed for street and utility improvements by the City of Cottage Grove. The subject properties are identified in the summary table below and described in greater detail later in this report. Subject Properties Summary Property NodlFee Owner Address/Location Tax Parcel I.D. No. Legal Description 1. St. Luke Lutheran Church 7000 Hinton Ave. S. 08- 027 -21 -12 -0003 Lengthy and varying legals for the 2 08- 027 -21 -12 -0004 tax parcels comprising St. Luke Lutheran Church property - retained in appraisal file. Unplatted - part of NE 1/4 of Section 8, Township 27, Range 21. 2. Edwin and Cynthia Rudh 7480 Hinton Park Ave. S. 08- 027 -21 -42 -0131 Lot 3, Block 5, Auburn Woods (Typical Townhome in Auburn Woods) 3. Cottage Grove Inves. IV LP 7652, 7750 & 7766 Hinton 08- 027 -21 -42 -0003 Lengthy and varying legals for the 3 (Hinton Heights Apartments) Ave. S. 08- 027 -21 -42 -0004 tax parcels comprising Hinton Heights 08- 027 -21 -42 -0006 apartment complex - retained in appraisal file. Unplatted - part of SE 1/4 of Section 8, Township 27, Range 21. 4. Susan McReynolds 7702 80th Street S. 08- 027 -21 -43 -0004 Lengthy legal - retained in appraisal (Commercial/Office Property) file. Unplatted - part of Section 8, Township 27, Range 21. Multiple Tax Parcel Properties It should be noted that two of the properties in this appraisal include more than one tax parcel. Proper real estate appraisal methodology requires identifying the "larger parcel," which is the aggregate property that possesses 1) unity of ownership, 2) unity of location (typically contiguity), and 3) unity of use, as it relates to the highest and best use of commonly owned, contiguous parcels. In the case of the two multiple - parcel ownership situations for the properties in this appraisal, it has been concluded that both groups of multiple tax parcels have a highest and best use for use together, rather than as separate parcels. Consequently, each of the groups of tax parcels is treated as one property (larger parcel) for valuation purposes. Any special benefit concluded for the whole property as a result of the proposed improvements is allocated among the individual tax parcels based on their pro -rata share of the total property land area. BRKW APPRAISALS, INC. PAGE 1 BRKW APPRAISALS, INC. PAGE 2 Project and Subject Property Location Map PURPOSE /INTENDED USE OF APPRAISAL The purpose of this appraisal is to develop an opinion of the special value benefits, if any, accruing to four subject properties resulting from the proposed Hinton Avenue South Reclamation — Highland Area, District B street and utility improvements project in the City of Cottage Grove, Minnesota. The opinion of the value benefits resulting from the public improvement project is as of Sep 26, 2012, the date of inspection of the project area and subject properties. 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 benefiting properties located in the project area. The intended users of the report are officials of the City of Cottage Grove. PROPERTY RIGHTS APPRAISED The property rights appraised are those of the fee simple estate. ZONING Property Zoning District 1. St. Luke Lutheran Church R5 - Medium Density Residential 2. Typical Townhome - Auburn Woods R5 - Medium Density Residential 3. Hinton Heights Apartments R6 - High Density Residential 4. Commercial/Office Property B 1 - Limited Business SCOPE OF WORK An exterior inspection was made of the subject properties on September 26, 2012. The City of Cottage Grove, through its consulting engineer Short Elliott Hendrickson Inc., also provided the appraiser with a draft feasibility report describing existing conditions and proposed street, utility and related improvements of Hinton Avenue S. in the project area, which encompasses the area between 70 Street S. and 80 Street S. The appraiser reviewed and considered the information contained in this feasibility report as part of the special benefits valuation. BRKW APPRAISALS, INC. PAGE 3 All of the subject properties contain buildings and supporting site improvements. However, the value benefits, if any, of street, utility and other such public improvements accrue to the land component of a property, not to the value of buildings and other improvements on the land. The value of the buildings/ improvements on the land remain the same in the before and after improvements positions. Consequently, this special benefits analysis is limited to the valuation of the land components only of the properties appraised. Opinions of the market value of the subject property land components have been developed in this appraisal using the Direct Sales Comparison Approach, which involves the comparison and analysis of land parcels recently sold which are similar to the subject land. The application of the Cost and Income Approaches typically applies only when the property valuation includes buildings and other improvements with contributory value. Since this appraisal addresses the subject property land components only, the Cost and Income Approaches do not apply. The subject land is valued before and after the proposed street /utility improvements. The difference between the before and after values is the special benefit attributable to the proposed improvement project. This report is presented in a Restricted Use Report format in compliance with the minimum 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 appraiser's office work file. The opinions and conclusions stated in this report may not be understood properly without additional information in the appraiser's work file. This Restricted Use Report is intended to be read and used only by the intended users identified herein. EXTRAORDINARY ASSUMPTIONS AND HYPOTHETICAL CONDITIONS There are no extraordinary assumptions in this appraisal. In the "after improvements" position on the date of valuation, which is September 26, 2012, it is assumed for valuation purposes that the proposed street improvements have been completed, when in fact they are proposed but have not yet been completed. This reflects a hypothetical condition applied in this appraisal. BRKW APPRAISALS, INC. PAGE 4 COMPETENCY PROVISION Paul J. Gleason has been a full -time professional real estate appraiser since April 1992. Provided later in this report is a summary of his professional qualifications. Mr. Gleason has completed numerous special benefit valuations, similar to that contained within this report, within the past two decades. The educational training and extensive work experience of the appraiser, who is licensed as a Certified General Real Property Appraiser, enables 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. 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 being 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: s 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 o 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). CONTINGENT AND LIMITING CONDITIONS This appraisal report is subject to the following Limiting Conditions and Assumptions: 1. The legal description contained herein is 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. BRKW APPRAISALS, INC. PAGE 5 3. No survey has been prepared of the property by the appraiser and no responsibility is assumed in connection with such matters. Sketches in this report are included only to assist the reader in visualizing the property. 4. Information furnished by others is assumed to be reliable. However, the appraiser assumes no responsibility for its accuracy. 5. In cases where no soil tests have been submitted, the appraiser has assumed a good subsoil condition, subject to visual observations noted in the report. 6. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil or structures, which would render it more or less valuable. The appraiser assumes no responsibility for such conditions or for engineering that might be required to discover such factors. 7. The appraiser is not required to give testimony or appear in court because of having made this appraisal with reference to the property in question, unless arrangements have been previously made. 8. The distribution of the total valuation in this report between land and improvements applies only under the highest and best use of the property. 9. The Bylaws and Regulations of the professional appraisal organizations with which the appraiser is affiliated govern disclosure of the contents of the appraisal report. IO.Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and, in any event, only with proper written qualifications and only in its entirety. 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 street improvements have been completed in accordance with the description of the proposed work provided to the appraiser. Environmental Disclaimer: The values estimated in this report are based on the assumption that the property is not adversely affected by the existence of hazardous substances or detrimental environmental conditions. A routine inspection of the property did not reveal or indicate any such conditions. In that the appraiser is 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 6 DESCRIPTION OF SUBJECT PROPERTIES — BEFORE IMPROVEMENTS Neighborhood The subject neighborhood comprises a generally fully developed mixed use area of Cottage Grove located in the northwest quadrant of the city, north of 80 Street S. The neighborhood contains a mix of property uses including commercial, civic /institutional and residential (single - family, townhome /condo, and apartment). Major roadways providing access to and through the neighborhood include east -west collectors 70 Street S. and 80 Street S. as well as north -south collectors Hinton, Hardwood and Jamaica Avenues. The subject properties are located on the west side of Hinton Avenue S., between 70 and 80 Streets S. Properties Description Of Subject Properties Land Area Property (Ac.) Use/Improvements Comments 1. St. Luke Lutheran Church 4.46 Church Generally level site located at SW corner of Hinton Ave. and 70th St., the intersection of which is controlled by 4 -way stop signs. Access to property is provided by Hinton Ave. S. 2. Typical Townhome - Auburn 0.06 One -level townhome One -story townhome attached to three other Woods similar townhomes in a four -unit building. Located in a townhome project with 22 4 -unit buildings (88 units total). 3. Hinton Heights Apartments 24.20 249 -unit apartment complex Site is improved with several buildings with a mix of one- and two -story design containing a total of 249 apartment units. Though main access to the site is Hinton Ave. S., there also is a secondary access point from Hemingway Ave. S. 4. Commercial/Office Property 0.60 Split -entry style commercial/office Located at NW corner of Hinton Ave. and 80th building St., the intersection of which is signalized. Access to site is provided by Hinton Ave. Land area of 0.60 acres is net of existing road right of way. Access /Infrastructure Streets — Hinton Avenue S. is a north -south collector roadway classified as a Minor Arterial which provides direct access to all four subject properties. The street is a four -lane design with concrete curb /gutter and adjacent bituminous paths along most of the roadway. Hinton Avenue S. in the subject area was last improved in 1986 when it received a bituminous overlay along with the addition of the existing concrete curb /gutter and storm sewer. BRKW APPRAISALS, INC. PAGE 7 The newest surface on Hinton Avenue S. is now 26 years old, and there is a significant depth of additional roadway material below the most recent overlay that is substantially older. The current condition of Hinton Avenue S. in the subject area is such that it is "in need of structural improvements that are beyond localized patching and seal coating," as stated in the draft feasibility report. The condition of the adjoining bituminous paths is similar to that of the roadway, with need for structural improvements. The concrete curb /gutter along Hinton Avenue S. is for the most part in satisfactory condition. However, there are exception areas where some sections need repair or replacement. Utilities — All urban service utilities, including city water and sanitary sewer, are available in the area of the subject properties, and all are presumed to be connected to the properties. The appraiser has not been provided with any information indicating there are serious deficiencies with the existing utility infrastructure, other than the street lighting, which is in need of replacement due to condition. DESCRIPTION OF PROPOSED IMPROVEMENTS The proposed improvements in the project area known as Hinton Avenue South Reclamation — Highland Area, District B are as follows: • Rehabilitation of Hinton Avenue S. roadway via the reclamation process This includes milling off approximately 6.5 inches of bituminous, reclaiming any remaining bituminous below that (breaking the material up and mixing with existing base), and repaving the road with 6.5 inches of new bituminous. • Spot replacement of concrete curb /jzutter where needed • Rehabilitation of existing bituminous trails along Hinton Avenue S This includes removing the existing pavement, reshaping the existing aggregate base, and paving a new two - inch -thick layer of bituminous. • Construction of new eight- foot -wide bituminous trail along east side of Hinton Avenue S., from power line corridor north to 70 Street S. • Replacement of incandescent street lights with new ones. • Update existing traffic signal at Hinton Avenue S. and 80 St. S This includes upgrading the signal system to align with the latest ADA requirements that are to be mandated by Mn /DOT. BRKW APPRAISALS, INC. PAGE 8 HIGHEST AND BEST USE Highest and Best Use — Before Street Improvements As Vacant Shown below is the concluded highest and best use, as vacant, of each property: Property Highest And Best Use, As Vacant 1. St. Luke Lutheran Church Medium density residential development (4 -10 units per acre) 2. Typical Townhome - Auburn Woods Townhome development 3. Hinton Heights Apartments High density residential development (10 -20 units per acre) 4. Conunercial/Office Property Commercial development subject to B -1 Limited Business zoning requirements As Improved Only the land components of the subject properties are being appraised and therefore the highest and best use, as improved, was not addressed. Highest and Best Use — After Street Improvements After the street improvements, the highest and best use of all of the subject properties remains the same relative to the before improvements position. SPECIAL BENEFIT CONSIDERATIONS AND CONCLUSIONS Before the proposed public improvements, Hinton Avenue S. in the area of the subject properties is a relatively old, worn and deteriorated street. The street has reached a level of condition such that routine repairs and maintenance are no longer cost effective measures for keeping the surface in safe, smooth operating condition. There is underlying structural fatigue below the top pavement layer that requires fortification in order to restore the serviceability of the road going forward. 2. Though most of the curb /gutter adjoining Hinton Avenue S. is in adequate condition, some sections are in need of replacement due to their age of 26 years. Additionally, the existing bituminous trails along Hinton Avenue are worn due to age and are in need of structural reinforcement and repaving, similar to the main traffic lanes. 3. The condition and quality of streets and utilities serving and fronting commercial, residential and other properties influences the value, curb appeal and general desirability of the properties. BRKW APPRAISALS, INC. PAGE 9 4. The rehabilitation of Hinton Avenue S. in the area of the subject properties will substantially improve the safety, convenience and general appeal of access into and out of the subject properties. The project reverses the deteriorating state of the existing street and the new street surface, together with repaired curb /gutter and repaved trails, will result in optimum drainage of the street surface to promote a long lifespan of the new street section. 5. The replacement of aging street lights and completion of ADA- related improvements to the signals at 80 Street S. will improve the appearance and overall operation of Hinton Avenue S. in the subject area. 6. Since Hinton Avenue S. is a relatively well - traveled minor arterial roadway, the proposed project improvements will result in some level of general benefit to neighborhoods and properties beyond the immediate subject area. However, the improvements also will create significant special benefits as well, to properties located in the immediate vicinity of the improvement project, such as the subject properties identified in this appraisal. 7. The land value increase for properties, on a percentage basis as well as on a per - square -foot, per -acre or per- front -foot of land basis, resulting from street and utility improvements can vary, and in this appraisal they do vary. The variations in benefit level are attributable to differences among the properties in site size, highest and best use, amount of street frontage relative to the depth and overall size of the site, amount of usable /buildable land area, and /or other factors. For example, the special benefit concluded for Property 3 (Hinton Heights Apartments) is more than four times the amount, on a per- front -foot basis, than the benefit concluded for Property 4 (Commercial /Office). Property 3 is a rectangular - shaped site with a large amount of land area relative to its frontage on Hinton Avenue. Property 4 is a very small site with little land area relative to its Hinton Avenue frontage, and thus there is a minimal amount of land benefiting from any change in its street /access quality attributable to the proposed improvements. This difference between the two properties creates significant differences in benefits, at least on a per- front -foot basis. SPECIAL BENEFIT ANALYSIS PROCESS Arriving at an opinion of special value benefits accruing to 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 subject land. 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 extent of special value benefits from the public improvements project can be reliably derived by analyzing the value of the land only, by processing the Direct Sales Comparison Approach. BRKW APPRAISALS, INC. PAGE 10 The Direct Sales Comparison Approach, which involves the comparison of recently sold land parcels similar to the subject property, is applied to the valuation of the subject properties. The comparable sale prices 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 a range of value indications for the subject land. The strengths and weaknesses of each comparable sale and its value indication are evaluated before arriving at a final value opinion for each of the subject land parcels. Retained in the appraiser's office file for this assignment are 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. Shown below is the result of these analyses, comprising opinions of special benefits for each property resulting from the proposed Hinton Avenue Reclamation — Highland Area, District B improvement project: City of Cottage Grove - Hinton Avenue S. Reclamation - Highland Area, District B Special Benefit Conclusions - 4 Properties In Project Area Property No./Fee Owner Tax Parcel I.D. No. Opinion of Special Benefit 1. St. Luke Lutheran Church 08- 027 -21 -12 -0003 $ 16,214 08- 027 -21 -12 -0004 $ 32,286 Total Property $ 48,500 2. Edwin and Cynthia Rudh 08- 027 -21 -42 -0131 $ 1,300 (Typical Townhome in Auburn Woods) 3. Cottage Grove Inves. IV LP 08- 027 -21 -42 -0003 $ 60,215 (Hinton Heights Apartments) 08- 027 -21 -42 -0004 $ 50,651 08- 027 -21 -42 -0006 $ 47,234 Total Property $ 158,100 4. Susan McReynolds 08- 027 -21 -43 -0004 $ 6,500 (Commerciat/Office Property) The above opinions of special benefits reflect increases in property market values resulting from the proposed improvements. The market values are based on estimated property market exposure times of 6 to 12 months. BRKW APPRAISALS, INC. PAGE 11 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. The compensation for completing this assignment is not 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, the attainment of a stipulated result or the occurrence of a subsequent event directly related to the intended use of the appraisal. 3. My engagement in this assignment was not contingent upon developing or reporting predetermined results. 4. I have no present or contemplated future interest in the real estate that is the subject of this appraisal report. 5. I 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 my knowledge and belief the statements of fact contained in this appraisal report upon which the analyses, opinions and conclusions expressed herein are based, are true and correct. 7. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased analyses, opinions, and conclusions. 8. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice. 9. No one provided significant real property appraisal assistance to the person signing this certification. 10. I 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 appraisal, Paul J. Gleason has 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 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. I have the knowledge and experience to complete this appraisal in a competent manner. Neither my company nor I have been sued by a regulatory agency or financial institution for fraud or negligence involving an appraisal report. 16. I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of the report within the three year period immediately preceding acceptance of this assignment. J� 4, wz' Paul J. Glea Certified General Real Property Appraiser Minnesota License #4003073 BRKW APPRAISALS, INC. PAGE 12 PROFESSIONAL QUALIFICATIONS PAUL J. GLEASON PROFESSIONAL MEMBERSHIPS AND ASSOCIATIONS General Associate Member — The Appraisal Institute To date, all required courses for Appraisal Institute MAI designation have been taken and course examinations passed; Comprehensive Examination for MAI designation has been passed; Experience Requirement has been completed. 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 13 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, Cambridge, Cottage Grove, Eagan, Inver Grove Heights, Lino Lakes, Lonsdale, Maplewood, Oak Park Heights, Plymouth, Prior Lake, Robbinsdale, Savage, Wabasha and Woodbury Anchor Bank BMO Harris Bank N.A. Associated Bank Bremer Bank Dougherty, Molenda, Solfest, Hills & Eckberg, Lammers, Briggs, Wolff Bauer, P.A. & Vierling, PLLP Greene Espel PLLP Minnesota Bank & Trust Minnesota Dept. of Transportation Spire Federal Credit Union US Bank And various other individuals, attorneys, communities and counties Revised: June 2012 BRKW APPRAISALS, INC. PAGE 14