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HomeMy WebLinkAbout2014-12-03 PACKET 06.A. REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # DATE 12/3/14 > ° PREPARED BY: Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR ***********************************:�****�******* COUNCIL ACTION REQUEST 1. Hold the public hearing for the 2015 Pavement Management Project. 2. Consider ordering the project. 3. Consider authorizing the preparation of plans and specifications. STAFF RECOMMENDATION 1. Hold the public hearing for the 2015 Pavement Management Project. 2. Adopt the resolution ordering the 2015 Pavement Management Project and authorizing the preparation of plans and specifications. BUDGET IMPLICATION: $ $ BUDGETED AMOUNT ACTUAL AMOUNT FUNDING SOURCE SUPPORTING DOCUMENTS � MEMO/LETTER:Memo from Jennifer Levitt dated 11/18/14 � RESOLUTION: Draft ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Feasibility Report, Special Benefit Appraisals ADMINISTRATOR'S COMMENTS: —�. r ,' ��� � 1 "City Administrator Date *****�**�**�*******�***�*********�:*********�**** COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER Cottage J Grove � Pride andPrOSPerity Meet To: From: Date: Honorable Mayor and City Council Ryan Schroeder, City Administrator Jennifer M. Levitt, P.E., City Engineer November 18, 2014 Re: 2015 Pavement Management 1. Hold Public Hearing 2. Order Project 3. Authorize Preparation of Plans and Specifications Background On July 16, 2014, the City Council authorized a feasibility report for the 2015 Pavement Man- agement Area as outlined in the Capital Improvement Plan for the following areas: 1) Residential area generally bound by south of 80th Street, east of West Central Ravine Park, west of East Central Ravine Park, north of Hillside Trail and 90th Street (Area F2 and a portion of F3). 2) Islay Avenue from 90th Street to 91st Street (a portion of F4). 3) 90th Street from Jamaica Avenue to the section that was reconstructed in 2007 near Keats Avenue as part of Ravine Parkway construction for the Washington County South Service Center. 4) Grey Cloud Trail from Grey Cloud Island. the St. Paul Park city limits down to the causeway to Lower The City Council held a workshop session on October 15, 2014, to discuss the various elements of the proposed improvements. At the workshop, staff presented the preliminary findings of sev- eral different tests that were completed on the existing pavement and utilities. Due to the poor pavement condition, along with good sub-grade soils and curb condition, a full pavement re- placement and spot curb replacement were recommended for the residential area and the urban section of 90th Street. A reclamation and pavement replacement was recommended for the rural section of 90th Street and for Grey Cloud Trail south of 103rd Street. The pavement north of 103rd Street was reclaimed in the spring of 2014, so placement of new bituminous pavement was recommended. A neighborhood meeting for this project was held on October 22, 2014, at 7:00 p.m. at Cottage Grove Middle School. There were 62 people in attendance. At this meeting a presentation was given highlighting the various improvements proposed for the 2015 project, along with infor- mation on the proposed assessments. On November 3, 2014, the City Council approved the feasibility report and called for a public hearing to be held on December 3, 2014. All notices and publications have been completed according to State Statute. Honorable Mayor, City Council, and Ryan Schroeder 2015 Pavement Management Project November 18, 2014 Page 2 of 5 �[SCI�SSlOfI Summary of Road and Infrastructure Improvements The rehabilitation method proposed for the residential area streets and the urban section of 90th Street is to remove the existing asphalt surface and replace it with a new surFace, which will consist of two lifts of bituminous. Spot curb replacement will also be completed. A reclamation and repaving is recommended for the rural section of 90th Street, which involves grinding up the existing pavement in-place and placing two new lifts of bituminous over the top. Also proposed are some minor utility improvements for sanitary sewer, water, street lights, and stormwater. The total estimated project costs for the residential area and 90th Street are $5,067,053. The potential assessment for the improvements listed above is estimated at $3,507 per residential buildable lot equivalent (RBLE). Single-family residential is assessed at a rate of 1.0 of the RBLE. Condominiums are assessed at a rate of 0.4 RBLE, which would total $1,403. Special benefit appraisals were completed for single-family residential lots in this area, which found the special benefit to single-family residential properties to range from $4,400 to $5,200, which supports the proposed assessment of $3,507. A special benefit appraisal was also conducted for the multi- family development at 8815 90th Street that found the benefit to be $1,700 per unit, which would support the proposed assessment of $1,403. Per the City's special assessment policy, the as- sessment amount for commercial and agricultural properties is based on the special benefit appraisal. The special benefit appraisal for Cub Foods found the benefit to the property to be $23,000. The special benefit appraisal for the commercial property at 8750 90th Street found the benefit to be $14,400. The special benefit appraisals for agricultural properties along the rural section of 90th Street found no benefit to the properties. Grey Cloud Trail south of 103rd Street is proposed for reclamation and repaving. The section north of 103rd Street was reclaimed in the spring of 2014, so the placement of three inches of additional class 5 and two lifts of bituminous is recommended for this section of road. Also pro- posed are some minor repairs to the storm sewer system near 103rd Street. The total estimated project costs for Grey Cloud Trail are $1,123,004. Due to the unique characteristics of the resi- dential lots in this area, the special benefit appraisals completed on five lots showed a ranging benefit based on lot size and waterFront versus non-waterfront. There were three special benefit appraisals completed on non-waterFront properties with the benefit ranging from $4,000 to $7,700 based on lot size. There were two special benefit appraisals completed on waterfront properties with the benefit ranging from $8,000 to $9,400 based on lot size. The special assessment policy of assessing 45 percent of the total projects costs would give an approximate assessment of $10,651 per residential lot, so the special benefit appraisals govern the assessment amount for all lots. An analysis was conducted on both the waterFront and non- waterFront benefit appraisals to produce a formula for each property type that could be used to determine the special benefit for each of the properties in the project area. The formulas can be seen on the graphs in Appendix E of the feasibility report. Using these formulas, a proposed assessment amount was calculated for the remaining properties, which can be seen in Appendix E of the feasibility report as well. Per the City's special assessment policy, the assessment amount for commercial and agricul- tural properties is based on the special benefit appraisal. The special benefit appraisal for the Honorable Mayor, City Council, and Ryan Schroeder 2015 Pavement Management Project November 18, 2014 Page 3 of 5 Mississippi Dunes Golf Course found the benefit to the property to be $28,000. The special benefit appraisal for the agricultural property at 9962 Grey Cloud Trail found the benefit to the property to be $27,000. It is also proposed to design and bid the 97th Street extension and Hemingway Avenue final streets as part of the 2015 Pavement Management Project, at a total estimated project cost of $600,000. This proposal will provide a cost efFective means to complete the work and will only occur if Leafline Labs is selected by the Minnesota Department of Health for a medical cannabis manufacturing facility. This project would include completing the section of 97th Street up to Hemingway Avenue that is currently gravel and placing the final wear course on Hemingway Avenue from 100th Street to 97th Street. Woodridqe Park Improvements Improvements to Woodridge Park are also included as part of the 2015 Pavement Management project. These improvements include pavement replacement and expansion of the parking lot, construction of bituminous trails, site grading to address drainage issues, preparing for the pro- posed park building, and site lighting. The total costs for these improvements are estimated at $445,949. In addition to these costs, there is an additional $285,000 estimated for demolition of the existing building at Woodridge Park and construction of a new building. This cost would be covered by the building replacement fund. Per the special assessment policy, park improve- ments are not included as an assessable project cost. Project Fundinq Analvsis The total project cost for the road work, utility, storm sewer, and park improvements is $6,636,006. Per the assessments discussed above, the total project value that is assessed is $1,842,546. The Cost Estimate Summary can be viewed in Appendix C of the Feasibility Report. Project Option Discussion Option #1: Order the project as outlined in the feasibility report. Total estimated project cost - $6,636,006 Total anticipated assessments - $1,842,546 The benefit of proceeding with the project is that soliciting for bids this winter will provide a stable bidding environment, which reduces the burden to the general taxpayers and the residents ad- jacent to the project who are paying assessments. Another result of the new pavement is re- duced maintenance costs associated with the streets in the project area. Those maintenance dollars and resources can then be reallocated to other parts of the community, which is a greater benefit to the general taxpayer. There are also similar benefits related to the repairs to the utilities in the project area. The CIP outlines a fiscally responsible plan to rehabilitate roads and utilities within the commu- nity and provide for park improvements. Past policy is to do park improvements/upgrades with the neighborhood street and utility improvements. By ordering the project, those plans stay true to that document and the Council's direction given in the development of the CIP. Honorable Mayor, City Council, and Ryan Schroeder 2015 Pavement Management Project November 18, 2014 Page 4 of 5 Option #2: Order the project for the residential area, 90th Street, Grey Cloud Trail north of 103rd Street, and Woodridge Park. Do not order the portion of Grey Cloud Trail south of 103rd Street. Total estimated project cost - $6,178,006 Total anticipated assessments - $1,650,620 As part of Option #2, the pavement replacement for Grey Cloud Trail south of 103rd Street would not be completed. The replacement of this section of road has an estimated project cost of $458,000, with $191,925 in assessments anticipated. Not completing this pavement replace- ment will result in continued high maintenance costs for this section of road. This road is in a very poor condition, with a Pavement Condition Index rating of 30 out of 100. As a result, the Cottage Grove Public Works Department is required to complete significant patching to maintain a drivable condition. The cost of patching in 2014 was estimated at $8,000. Once a road reaches this poor condition it will deteriorate rapidly, to the point where patching is no longer a feasible maintenance option. Given the significant alligator cracking the road is ex- periencing, the pavement will continue to pothole and break apart at a faster rate. Also, due to the poor structural condition of the road it would not be an ideal candidate for a thin asphalt overlay. The delay in the project completion will result in a higher cost due to the increases related to commodities, labor, and economic conditions, which are all related to the construction index. The end result is a typical increase of 2.5 percent to 8 percent annually for the project. Honorable Mayor, City Council, and Ryan Schroeder 2015 Pavement Management Project November 18, 2014 Page 5 of 5 Option #3: Order the project report for the residential area, 90th Street, and Woodridge Park. Do not order any work to be completed for Grey Cloud Trail. Total estimated project cost - $5,513,002 Total anticipated assessments - $1,577,484 The Grey Cloud Trail portion of the 2015 Pavement Management project has a total estimated project cost of $1,123,004. The total anticipated assessments for Grey Cloud Trail are $265,062. Not ordering the Grey Cloud Trail portion of the work will result in continued high maintenance costs. These maintenance activities include dust control and grading operations on the section of road that has been reclaimed and pavement patching on the portion of the road south of 103rd Street. Throughout 2014, the Public Works Department received numerous resident complaints regarding dust on the reclaimed portion of Grey Cloud Trail, north of 103rd Street. This issue was also brought up by residents at the neighborhood meeting on October 22. Maintaining a smooth drivable surFace was also an issue on this section, which requires weekly grading. The result is a significant cost for dust control and grading activities, which is estimated at $27,000 annually. Another challenge is the balancing act between dust control and grading. The primary dust control activity is to treat the road surFace with magnesium chloride, which was completed three times in 2014. As the road is graded, the magnesium chloride is mixed into the gravel, reducing its effectiveness. As this occurs, water applications are required in order to control the dust until the next scheduled chloride application. Also, future project costs for reconstruction will be increased 2.5 percent to 8 percent annually due to the construction index. Option #4: Do not order the project as outlined in the feasibility report. If the improvements related to the 2015 Pavement Management Project are not ordered, the roads 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. Future project costs will also be increased by 2.5 percent to 8 percent annually as a result of the construction index. When a pavement management project is delayed, it creates a domino effect by delaying all future pavement management projects. The cost of the domino effect is hard to capture, since there are pavement management projects planned each year into the future. The City's ap- proach 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 the project areas, as compared to the existing deteriorated condition. Itshould be noted to Council perMinnesota State Statute 429,031 that the resolution must be adopted by four-fifths vote for the project to be ordered and the project to proceed. Recommendation It is recommended the City Council adopt a resolution ordering the 2015 Pavement Management project and authorize preparation of plans and specifications for F2, F3, F4, 90th Street, Grey Cloud Trail, and Woodridge Park. If the Minnesota Department of Health selects the Leafline Labs application, authorize preparation of plans and specifications for the 97th Street and Hemingway Avenue improvements. - � � � � . A RESOLUTION ORDERING THE PROJECT AND AUTHORIZING PREPARATION OF PLANS AND SPECIFICATIONS FOR THE 2015 PAVEMEIVT MANAGEMENT PROJECT WHEREAS, a resolution of the City Council adopted on November 5, 2014, fixed a date for the Council to hold a public hearing, pursuant to Minn. Stat. Chapter 429.011 to 429.111, on the proposed improvement benefitting properties that include: District F2: 1. Hillside Trail South from Jamaica Avenue South to Jenner Lane South 2. Hillside Trail South from Hillside Trail South to cul-de-sac (9319-9351) 3. Jenner Lane South loop from Hillside Trail South to Hillside Trail South 4. Jeffery Avenue South from Hillside Trail South to Jensen Avenue South 5. Jeffery Avenue South from Jeffery Avenue South to cul-de-sac (8521-8531) 6. Jeffery Avenue South from Jeffery Avenue South to cul-de-sac (8503-8517) 7. Jensen Avenue South from Jeffery Avenue South to 80th Street South 8. Jergen Avenue South from Jensen Avenue South to cul-de-sac 9. 83rd Street South from Jewel Avenue South to cul-de-sac 10. Jewel Avenue South from 83rd Street South to 80th Street 11.81st Street South from Jensen Avenue South to Jergen Avenue South District F3: 1. Islay Avenue South from 90th Street South to 91 st Street South District F4: 1. Hillside Trail South from Jenner Lane South to Jody Circle South 2. Jewel Avenue South from 90th Street South to cul-de-sac 3. Jewel Lane South from Jewel Avenue South Hillside Trail South Other: 1. 90th Street South from Jamaica Avenue South to approximately 900 lineal feet west of Keats Avenue/CSAH 19 2. Grey Cloud Trail from approximately 3,000 lineal feet south of 103rd Street South to Geneva Avenue South 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: Resolution No. 2014-XXX Page 2 of 2 1. Such improvement is necessary, cost-effective, and feasible as detailed in the feasi- bility report. The improvement shall include road rehabilitation, water, storm sewer, sanitary sewer, and street lights. 2. Such improvement is hereby ordered. 3. Bolton and Menk, 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 3rd day of December 2014. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk Feasibility Report for 2015 Pavement Management Project City of Cottage Grove, Minnesota November 2014 Project Number N15.108428 November 5, 2014 Honorable Mayor and City Council City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 RE: 2015 Pavement Management Project BMI Project No. N15.108428 Honorable Mayor and City Council Members, Enclosed for your review is the 2015 Pavement Management Project Feasibility Report. The project scope th includes street rehabilitation and utility repairs within pavement district F2, a portion of F3 and F4, 90 Street, and Grey Cloud Trail as identified in this report. The project scope also includes park improvements to Woodridge Park. This report describes the improvements necessary within the project area. Cost estimates for the proposed improvements are presented in the Report. We would be happy to discuss this report at your convenience. Please contact me at 651-968-7674 if you have any questions. Sincerely, BOLTON & MENK, INC. Mike Boex, PE 2015 PAVEMENT MANAGEMENT FEASIBILITY REPORT TABLE OF CONTENTS Table of Contents ..................................................................................................................................... i Certification ........................................................................................................................................... iii Introduction ............................................................................................................................................. 1 Existing Conditions – Disctricts F2, F3, & F4 .......................................................................................... 2 Streets ............................................................................................................................................... 2 Sanitary Sewer .................................................................................................................................. 3 Water Main ....................................................................................................................................... 4 Storm Sewer ..................................................................................................................................... 4 Existing Conditions – Grey Cloud Trail ................................................................................................... 4 Streets ............................................................................................................................................... 4 Sanitary Sewer & Water Main ........................................................................................................... 4 Storm Sewer ..................................................................................................................................... 4 Proposed Improvements – Disctricts F2, F3, & F4 ................................................................................... 5 Streets ............................................................................................................................................... 5 Walkway ........................................................................................................................................... 6 Sanitary Sewer .................................................................................................................................. 6 Water Main ....................................................................................................................................... 6 Storm Sewer ..................................................................................................................................... 6 Storm Water Quality ......................................................................................................................... 7 Proposed Improvements – Grey Cloud Trail ............................................................................................ 7 Streets ............................................................................................................................................... 7 Sanitary Sewer & Water Main ........................................................................................................... 7 Storm Sewer ..................................................................................................................................... 7 Proposed Improvements – Woodridge Park ............................................................................................. 8 Parking Lot & Access Drive .............................................................................................................. 8 Park Improvement Cost Summary ..................................................................................................... 8 Permits and Easements ............................................................................................................................ 9 Estimated Costs ....................................................................................................................................... 9 Cost Allocation ................................................................................................................................. 9 City of Cottage Grove, MinnesotaTable of Contents 2015 Pavement Management ProjectPage i 2015 PAVEMENT MANAGEMENT Financing ........................................................................................................................................ 12 Public Hearing....................................................................................................................................... 12 Project Schedule .................................................................................................................................... 12 Conclusion And Recommendations ....................................................................................................... 12 City of Cottage Grove, MinnesotaTable of Contents 2015 Pavement Management ProjectPage ii 2015 PAVEMENT MANAGEMENT APPENDIX Appendix A – Existing Pavement Condition Photos Appendix B – Figures Figures 1 & 2 – Location Map Figures 3 & 4 –Year Constructed Figures 5 & 6 – Pavement Condition Rating Figures 7 & 8 – Street Improvements Figures 9 & 10 – Utility Improvements Figures 11 & 12 – Assessable Parcels Figure 13 – Park Improvements Appendix C – Cost Estimate Summary Appendix D – Preliminary Assessment Roll Appendix E – Assessment Calculations Appendix F –Pavement Cores CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. By: _______________________________________ Michael J. Boex, P.E. License No. 44576 Bolton & Menk, Inc. Date: November 5, 2014 City of Cottage Grove, MinnesotaCertification 2015 Pavement Management ProjectPage iii 2015 PAVEMENT MANAGEMENT INTRODUCTION stthstth The East Meadow Cliff 2nd Addition, Vantage Point 1 through 5Additions, Sandy Hills 1 through 6 stth Additions, Woodridge Coach Homes 1 Addition, and a portion of both 90 Street and Grey Cloud Trail have been identified as candidates for rehabilitation during the 2015 construction season as a part of the City of Cottage Grove's ongoing roadway rehabilitation program. The City Council authorized preparation of this Report to determine the feasibility of rehabilitating those streets as a part of the 2015 Pavement Management Project. th These residential neighborhoods are generally located east of Jamaica Avenue, north of 90 Street, and south of 80th Street. They are part of Pavement Management District F2 and a portion of F3 and F4, as shown on Figure 1 located in Appendix A. There are seventeen residential streets within these th neighborhoods, including the adjacent 90 Street and Islay Avenue, totaling approximately 29,000 lineal feet. Grey Cloud Trail, in District H, accounts for another 8,600 lineal feet of street. The purpose of this report is to further evaluate the work required for this street rehabilitation project, to provide an estimate of cost, and to establish a method of cost allocation or assessment in order to determine the physical and economic feasibility. This feasibility report examines the following street segments: District F2: 1.Hillside Trail So. from Jamaica Avenue So. to Jenner Lane So. 2.Hillside Trail So. from Hillside Trail So. to cul-de-sac (9319-9351) 3.Jenner Lane So. loop from Hillside Trail So. to Hillside Trail So. 4.Jeffery Avenue So. from Hillside Trail So. to Jensen Avenue So. 5.Jeffery Avenue So. from Jeffery Avenue So. to cul-de-sac (8521-8531) 6.Jeffery Avenue So. from Jeffery Avenue So. to cul-de-sac (8503-8517) st 7.Jensen Avenue So. from Jeffery Avenue So. to 80 Street So. 8.Jergen Avenue So. from Jensen Avenue So. to cul-de-sac rd 9.83 Street So. from Jewel Avenue So. to cul-de-sac. rdth 10.Jewel Avenue So. from 83 Street So. to 80 Street st 11.81 Street So. from Jensen Avenue So. to Jergen Avenue So District F3: thst 1.Islay Avenue So. from 90 Street So. to 91 Street So. District F4: 1.Hillside Trail So. from Jenner Lane So. to Jody Circle So. th 2.Jewel Avenue So. from 90 Street So. to cul-de-sac 3.Jewel Lane So. from Jewel Avenue So. Hillside Trail So. Other: th 1.90 Street So. from Jamaica Avenue So. to approximately 900 lf west of Keats Ave/CSAH 19 rd 2.Grey Cloud Trail from approximately 3,000 lf south of 103 Street So. to Geneva Ave So. City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 1 2015 PAVEMENT MANAGEMENT EXISTING CONDITIONS – DISCTRICTS F2, F3, & F4 STREETS The streets within District F2 and F4 are urban-residential and were originally constructed in the mid- th 1980's through early 1990’s. 90 Street and Islay Avenue (F3) were constructed in the late 1970’s through early 1980’s. Generally, the streets are 32 feet wide (from face of curb to face of curb) with th concrete curb and gutter. 90 Street is classified as a major collector in the City’s comprehensive plan and was recently added to the City’s Municipal State Aid (MSA) street system. It is currently a 4-lane undivided roadway and is approximately 44 feet wide (from face of curb to face of curb) with concrete th curb and gutter from Jamaica Avenue to Jewel Avenue. From Jewel Avenue to the east, 90 street is a rural 2-lane section. A visual inspection was performed in 2014 to evaluate pavement surface conditions. The inspection determined the pavement rating of these streets generally range from 45-55. Pavements in that range are considered fair and generally have major distress. In contrast, the 1994 Pavement Management Plan depicted PCI’s (Pavement Condition Index) in the range of 75-100. Per that plan, PCI's in those ranges are classified as "Very Good" to "Excellent". Since 1994, pavement condition has continued to deteriorate and much of the pavements have significant distress. Figure 3 depicts the age of the streets within the neighborhood and Figure 5 depicts the visual pavement rating for each street segment. In addition, there are sections of existing curb and gutter that have settled, cracked, or have other defects that will require replacement. Appendix A contains some representative photos of the existing pavement condition. Past experience on recent projects has shown that the pavement cracking pattern on streets of this general age and condition range extends well below the surface. In fact, the seal coat can help mask the cracking in some instances. It should be noted that the visual surface rating is a preliminary indicator of condition and potential rehabilitation techniques; it should not automatically dictate the final maintenance or rehabilitation strategy. Factors such as traffic projections, pavement strength, and pavement structure condition should also be considered. PAVEMENT CORES Coring of the pavement was performed to determine the thickness of the existing street section and evaluate pavement condition. From the cores, it can be seen that the average section consists of 3.5-4 inches of bituminous over 7-8 inches of gravel. Existing Street Section Condition No.LocationBituminous (in)Aggregate Base (in) 1 8127 Jensen Ave3”9”* (Entire depth, broken) 2 8181 Jergen Ave2.75”10”* (Lower 1”) 3 8214 Jewel Ave4”13”* (Entire depth, broken) rd 4 9300 83 Street4.25”17”* (Entire depth, broken) 5 8444 Jeffery Ave4”10”* (Slight, Lower 1”) 6 8387 Jergen Ave4.5”7”* (Entire depth, broken) City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 2 2015 PAVEMENT MANAGEMENT 7 8501 Jensen Ave3”11”* (Entire depth, broken) 8 8489 Jergen Ave5”7”* (Entire depth, broken) 9 8519 Jeffery Ave4”8”* (Entire depth, broken) 10 8623 Jenner Ave4.25”6.5”* (Upper 1.5”) 11 8603 Jewel Lane3.5”5.5”*(Upper 1.5”) 12 9060 Hillside Trail3.5”4”(Slight, Upper 2”) 13 9260 Hillside Trail2.75”5.5”(Slight, Lower 1”) 14 8881 Jewel Ave4.25”4”* (Entire depth, broken) th 15 8810 90 Street*(Middle 1.5”) 4”5” 16 90th at JaneroGood 5.25”5.5” 17 90th at Jasmine* (Upper 2”, broken) 4.5”5” 18 90th at Jensen* (Upper 1”, broken) 5.25”5” Woodrigde Park 19Good Parking Lot4”5.5” 20 Islay AveGood 3.5”8” th 21 9649 90 StreetGood 3.75”4.5” 90 th Street (west of 22* (Entire depth, broken) Jewel)4”5” Average 3.95”7.32” * Asphalt stripping observed (varying severity), depths noted. Sixteen of the twenty-two cores displayed degradation due to stripping, which is generally described as the separation of aggregate from the asphalt due to moisture. The stripping found degrades the strength and durability of the pavement. Eleven of the cores were noted as broken, meaning the stripping was severe enough that the top layer of bituminous fell apart as the core was extracted. The locations of stripping coincided with areas where Public Works has performed extensive maintenance via temporary overlays and patching. Pictures of the pavement cores can be seen in Appendix F. Due to the sandy subgrade soils and good aggregate base, the pavement structure as a whole is typically structurally sound. Therefore, the issue facing the City is typically functional and not structural – meaning the recurrence of maintenance issues due to the stripped pavement material raveling and breaking apart. SANITARY SEWER The sanitary sewer system within the Districts F2 & F3 consists primarily of 8-inch VCP and PVC. The only exception to this is a 12-inch & 15-inch reinforced concrete trunk sewer in the green space west of th Jeffery Avenue & Jensen Avenue. The sanitary sewer along 90 Street consists of 12 to 18-inch reinforced concrete pipe. The existing sanitary sewer has been televised to evaluate pipe condition. The televising reports show that the pipe is in good condition. However, some problems encountered in the existing sanitary sewer were root intrusion, cracked pipe and sags. Miscellaneous structure repairs including patching, lining, and other repairs were noted during the inspections. City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 3 2015 PAVEMENT MANAGEMENT WATER MAIN The water mains within the project area consist of 6, 8, 12, 18, and 24-inch diameter ductile iron pipe. The mains were installed in conjunction with the development of the neighborhoods. The water mains are believed to be in good condition. However, projects of similar eras have had instances of excessive bolt corrosion on valves and it’s possible the valves in this project area may be in a similar condition. Therefore, some select valves will be checked for corrosion prior to street work occurring. Additionally, there are expected to be some valves which are not operational and will need to be addressed with the project. The valves will be operated and evaluated by Public Works prior to the start of the project. STORM SEWER The existing storm sewer has been televised to determine pipe condition and necessary repairs. In addition, storm structures were also inspected. Storm sewer mains are generally in good condition. However, some problems encountered in the existing storm sewer were cracked or broken pipes and dirty lines. There were two instances where private utilities pierced the storm sewer and will need to be addressed with the project. Miscellaneous structure patching, lining, and other repairs were noted during the inspections. EXISTING CONDITIONS – GREY CLOUD TRAIL STREETS City records indicate Grey Cloud Trail was constructed sometime prior to the mid 1970’s. Although the area is primarily rural residential, there are some commercial uses in the area. Mississippi Dunes golf rd course is just south of 103 Street and the Aggregate Industries Nelson Plant facility is located on Grey Cloud Island. Aggregate Industries performs open excavation, screening, and washing of sand and gravel at the Nelson Plant. Product is hauled off the island utilizing Grey Cloud Trail. Due to this, Grey Cloud Trail sees more traffic volume and heavier loads than the adjacent rural residential land use would suggest. Recently, increased volume of truck hauling has destroyed the pavement that was present. In the spring of 2014, the City preformed emergency maintenance and reclaimed the existing pavement and gravel base rd and temporarily converted the road into a gravel section from 103 Street to Geneva Avenue. rd On average, pavement the section south of 103 Street consists of approximately 4-inches of bituminous rd over 10-inches of aggregate base. The section north of 103 Street is approximately 8” of reclaimed gravel base. Figure 4 depicts the age of the street and Figure 6 depicts the visual pavement rating for each street segment. SANITARY SEWER & WATER MAIN This rural residential area is served off of private wells and septic systems. There is currently no sewer or water public infrastructure in the project area. STORM SEWER The existing storm sewer has been televised to determine pipe condition and necessary repairs. In addition, storm structures were also inspected. However, some problems encountered in the existing storm sewer were cracked or broken pipes and dirty lines. Miscellaneous repairs were noted during the inspections. It was also noted that drainage from the Mississippi Dune entrance road was causing erosion issues on the east shoulder of Grey Cloud Trail. City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 4 2015 PAVEMENT MANAGEMENT PROPOSED IMPROVEMENTS – DISCTRICTS F2, F3, & F4 STREETS Due to the range of pavement ages within Districts F2, F3, and F4, two primary rehabilitation methods would typically be proposed in accordance with the City’s pavement management plan, pavement replacement and mill-overlay. However, due to the observed depth and extent of the pavement stripping in the cores, extent of previous City maintenance, and past City experience with streets of this age and condition, a mill and overlay is not recommended at this time. While some streets may be able to successfully accept a mill-overlay, there does not appear to be a logical break within the project limits since the stripping is distributed throughout and the severity of cracking in the base course is anticipated to vary greatly. Therefore, the project area was viewed as a whole for future maintenance and management. The risks typical of all mill overlay projects, i.e. reflective cracking and the associated maintenance required were evaluated to determine acceptable risk levels. Past projects have shown that stripping of the pavement can extend well below the surface of the pavement, making complete removal of the stripped portions unfeasible. In those cases, the remaining pavement posed risk for excessive volume of cracking or raveling in the base course. Due to the types of distress present in the existing pavement, the anticipated acceleration of deterioration due to asphalt stripping, and risks associated with a mill-overlay at this age, the residential streets within F2, F3, and F4 are proposed to undergo a full pavement removal and replacement with 3.5 inches of new pavement. Since the concrete curb and gutter in the residential area is generally in good condition, it is proposed to undergo spot replacement. The curb in poor condition will be evaluated for removal just prior to construction, but preliminary estimates indicate that approximately 10% will need to be removed and replaced. Hillside Trail has some areas of significant replacement that will exceed 10%. Where conditions are favorable, the goal is that the concrete curb and gutter last two pavement lifecycles. The wear course is proposed to be virgin mix, excluding the use of recycled asphalt pavement (RAP). th The urban section of 90 Street will receive 4 inches of new pavement. It is anticipated that th approximately 20% of the curb will be replaced. The rural section of 90 Street will be reclaimed and 3.5 th inches of new pavement will be placed. The proposed improvements for 90 Street fall within the requirements of MSA reconditioning projects. In locations where curb is replaced in front of driveways, curb will be removed and replaced and each driveway would be patched the entire width with in-kind materials as a part of the street rehabilitation process. Due to the nature of spot curb replacement, this patch typically extends a few feet behind the curb. Concrete pads for community mailboxes will not be replaced as a part of this project. Restoration is anticipated to consist of screened Premium Topsoil Borrow with and seed hydromulch. Traffic signs are proposed to be replaced as a part of this project to meet federal retroreflectivity requirements. In addition, signs will be evaluated for conformance to the adopted City sign policy and signs will be removed or supplemented as required. Due to the current width and lane configuration of th 90 Street, State Aid will require the City to pass a no-parking resolution and place signs accordingly. The existing street light system will be evaluated for repair. Faulty direct-bury wiring will be replaced where necessary, and feed point cabinets and controllers will be evaluated for replacement as a part of this th project. It is proposed to convert the existing luminaires along 90 Street to LED while utilizing the existing poles. City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 5 2015 PAVEMENT MANAGEMENT WALKWAY th There is an existing bituminous trail on the north side of 90 Street from Woodridge Park to Keats Avenue, and a trail on the south side from Jamaica Avenue to Woodridge Park. However, there is no thth walkway for pedestrians on the south side of 90 Street east of Woodridge Park. The existing hill on 90 Street poses visibility issues for pedestrians attempting to cross near Jergen and Jensen Avenue. Rather th than encourage pedestrian crossings of 90 Street, it’s proposed to add a concrete walkway on the south th side of 90 Street from the entrance of Woodridge Park to Jergen Avenue. In order to minimize impacts to the adjacent properties, it’s proposed that a 5-foot sidewalk be constructed 2-feet behind the existing curb. The 2-foot area between curb and sidewalk would be finished with an exposed-aggregate concrete. It is anticipated that a retaining wall will need to be constructed in areas where the existing boulevard grades are steep. This will involve clearing some existing vegetation, grading a new boulevard, and constructing a modular block retaining wall. It is anticipated that some power poles and other private utilities may need to be relocated as a part of this work. th A Rapid Flashing Beacon (RFB) is proposed for pedestrians crossing 90 Street at the Woodridge Park entrance. The RFB is a pedestrian activated LED system that supplements warning signs and pavement markings at unsignalized intersections or mid-block crosswalks. This same type of system was installed ndth on Hinton Avenue between 72 Street & 74 Street in 2013. There’s an existing concrete sidewalk along the west side of Islay Avenue immediately behind the surmountable curb. The west curb line is in poor condition and needs replacement, and the sidewalk has approximately 15 panels that are cracked and need to be replaced. Because the surmountable curb does not provide an adequate barrier for the sidewalk, it’s proposed to replace the curb with a barrier-style B618 curb and gutter. The sidewalk will also be replaced and raised as a part of this work. SANITARY SEWER Inline repairs are recommended to address cracks within the pipe. Where there are sags with a history of back-ups, it is recommended that the pipe be removed and replaced. The sanitary sewer manhole castings will be salvaged and reinstalled. The existing concrete adjusting rings will be replaced with new HDPE adjusting rings to conform to current City standards. WATER MAIN It is proposed that broken valve top sections be removed and replaced as a part of this project. In the F2 & F3 area, it is proposed that a small sample of valves be dug up and checked for bolt corrosion in the early phase of the project prior to street work. Any corroded bolts would be replaced if necessary, and additional valves with like conditions could be dug up and checked if warranted. As a part of this process, the valve box would be replaced in conjunction with the work. Also, there are some hydrants that should be adjusted. It is proposed to extend the hydrant barrel on each of these hydrants. Finally, concrete hydrant access pads are proposed to be installed at all hydrants in accordance with current City standards. STORM SEWER Generally speaking, the intent of this project is to rehabilitate the streets and not change existing drainage patterns. Where private utilities have pieced the storm sewer, the utility company will be contacted to relocate their pipe and the storm sewer will be repaired. In-line repairs are recommended to address cracks and leaking or offset joints. Structures in poor condition will be replaced to conform to current City standards. Adjustment rings for manholes will be replaced with HDPE rings. Catch basin rings will not be replaced unless the curb adjacent to them is removed, or failure of the rings has occurred. The City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 6 2015 PAVEMENT MANAGEMENT existing castings will be salvaged. Miscellaneous structure patching, lining, and other repairs will be performed as needed. Public Works staff provided input on areas with historic drainage concerns. No major flooding or drainage issues were noted; therefore only minor curb grade modifications and valley gutter installations are proposed to facilitate drainage. th Drainage improvements at the intersecting streets along 90 Street will be addressed in this project with curb and grade modifications and additional catch basins where necessary. STORM WATER QUALITY Storm water quality improvements are not required in this neighborhood due to no increase of impervious surfacing. PROPOSED IMPROVEMENTS – GREY CLOUD TRAIL STREETS Since the pavement section north of 103rd Street has already been removed, it is proposed to replace it. Both the north and south sections of Grey Cloud Trail are proposed to be constructed to a minimum 9-ton rdrd design standard. South of 103 Street is proposed to be a reclaim and pave operation, and north of 103 Street will consist of the placement of additional aggregate base, reclaim, and pave. The final paved mat is proposed to be 26-feet in width, which will provide a 12-foot drive lane and 1-foot paved shoulder. Paved shoulders reduce pavement edge stresses and edge deflections, which increase pavement performance and reduce maintenance. They also reduce the development of pavement edge drop-offs and are generally considered safer. Traffic signs are proposed to be replaced as a part of this project to meet federal retroreflectivity requirements. In addition, signs will be evaluated for conformance to the adopted City sign policy and signs will be removed or supplemented as required. SANITARY SEWER & WATER MAIN This rural residential area is served off of private wells and septic systems. No public infrastructure improvements are proposed with this project. STORM SEWER The existing storm sewer has been televised to determine pipe condition and necessary repairs. In addition, storm structures were also inspected. Some storm sewer main requires sediment to be removed. However, miscellaneous structure patching, adjusting, and other repairs will be performed as needed. Some additional storm sewer near the Mississippi Dunes entrance road is proposed to address existing drainage issues. A future 36” trunk storm sewer pipe under Grey Cloud Trail is identified in the City’s Surface Water Management Plan. It conceptually links two existing low areas (future ponds SW-P8 & SW-P9). It is proposed to wait until development occurs to install the pipe for the following reasons: the unknown timing of development, uncertainty of the footprint of the ponds, the proximity of the railroad, the need to jack underneath the railroad, and the need for further geotechnical exploration. All of the factors identified have future cost implications to the overall design and would therefore be prudent to wait. City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 7 2015 PAVEMENT MANAGEMENT PROPOSED IMPROVEMENTS – WOODRIDGE PARK To be consistent with past City pavement management projects, parks within the pavement management district typically receive upgrades. Therefore several new improvements are proposed for Woodridge th Park, located north of 90 Street. PARKING LOT & ACCESS DRIVE The proposed rehabilitation for the main Woodridge Park parking lot consists of full pavement removal and replacement with 3.5 inches of new pavement. Like the street work, spot curb removal and replacement is will be performed as needed on deficient curb sections. Storm sewer and lighting improvements are also proposed within the existing parking lot. The parking lot will also expand to the south in order to accommodate more visitors. To complement the future inclusive playground and relocated park building, revisions to the trail system and adjacent grading will occur. Nuisance drainage issues will also be corrected with grading and storm sewer modifications. Other proposed amenities within the park include: Trash receptacle & bench Landscaping & grading enhancements Concrete bleacher pad Concrete maintenance strip under backstop fencing Figure 13 depicts the proposed park improvements. PARK IMPROVEMENT COST SUMMARY Estimated Park Improvements LocationEstimated Costs Parking Lot Improvements$260,006.18 Storm Sewer$21,414.25 Building Pad$17,503.20 Utilities$9,581.00 Lighting$45,474.00 Trail Improvements$61,204.00 Grading Improvements$23,444.85 Subtotal – This Contract:$445,949.08 Future Park Building (Incl. old building demo)$285,000.00 Total:$730,949.08 Costs presented include 10% contingency + 30% indirect costs City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 8 2015 PAVEMENT MANAGEMENT PERMITS AND EASEMENTS Because the roadway construction is considered a maintenance project that would not create any new impervious surfaces and would not change the existing grade, hydraulics, or purpose of the roadway, the Phase II General Storm Water Permit from the MPCA would not be required for that portion of the work. th It should be noted that the park improvements and walkway construction on the south side of 90 Street may require the following permits: th Northern Natural Gas encroachment agreement or permit on 90 Street NPDES Phase II General Storm Water Permit if the area of disturbance is greater than one acre A Koch pipeline encroachment agreement or permit on Grey Cloud Trail is anticipated near Geneva Avenue. No additional drainage and utility easements are anticipated in the neighborhoods, however, this will be evaluated during the final design phase of the project. ESTIMATED COSTS Cost estimates for the improvements have been prepared and are included in the Appendix of this report. All costs for items to be constructed are based on anticipated unit prices for the 2015 construction season. All costs include a thirty (30) percent allowance for indirect costs associated with the project (engineering, administrative, financing, and legal) as well as a ten (10) percent contingency. No costs are included for capitalized interest during the construction period or before assessments are levied. Following is an overall summary of the estimated costs: Estimated Cost Summary LocationEstimated Project Cost F2/F3/F4 Pavement Replacement$3,453,009.25 th 90 Street$1,614,043.94 Grey Cloud Trail$1,123,003.85 Woodridge Park$445,949.08 Total Estimated Project Cost:$6,636,006.11 Costs presented include 10% contingency + 30% indirect costs COST ALLOCATION Assessments for this project will be based upon the "Infrastructure Maintenance Task Force Special Assessment Policy For Public Improvements," dated September 30, 2005, Revised August 8, 2012. All adjacent benefiting properties are proposed to be assessed. Per the Urban Residential policy, 45% of the project cost for both surface and subsurface improvements would be assigned to each individual residential lot on a unit basis. The intent of the City's policy is to treat all properties within a residential development as similar individual units regardless of lot frontage. The amount assessed is based on the City standard street section even if the width is greater. City funds would be responsible for the remaining 55% of the project costs. City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 9 2015 PAVEMENT MANAGEMENT There are two multi-family properties within the F2/F3/F4 District. The Woodmount Townhome th property at 8815 90 Street consists of 50 apartments, and the property at 8532 Jeffery Avenue consists of 8 apartments.These 58 units were assigned a Residential Buildable Lot Equivalent (RBLE) per the following calculation in the policy: 58 units x 0.4 = 23.2 RBLE The resulting 23.2 RBLE from the multi-family, combined with the 416 single family units, give a total RBLE of 439.2. Per the policy, City-owned property was evaluated in the same manner as commercial/industrial lots where 100% of the project costs adjacent to the property are assessed. In areas where residential property was on the opposite side of the street of City property, half of the street width was assigned to the residential area and the other half to the City. The estimated project assessments are as follows: CITY-OWNED OR COMMERCIAL PROPERTY REDUCTION: Estimated Cost Allocation Commercial &Estimated Assessment LocationCity Property AgriculturalDeduct (100% of Total) Property F2, F3, & F4– Pavement Replacement$56,948.50$56,422.40$113,370.90 th 90 Street $1,297,388.64$93,213.76$1,390,602.40 Grey Cloud Trail $155,149.26$92,125.09$247,274.35 Totals:$1,751,247.65 * Construction Cost, includes Street & Utilities ** Total Project Cost (10% Contingency + 30% Indirect) *** Includes 50% reduction for property on one side of the street RESIDENTIAL LAND USE: Estimated Cost Allocation Per Policy Assessed AmountEstimated LocationOther Funds * (45% of Total)Project Cost F2, F3, & F4–Pavement $1,970,455.40$1,482,553.85$3,453,009.25 Replacement th 90 Street$1,556,514.71$57,529.23$1,614,043.94 Grey Cloud Trail$728,925.57$394,078.27$1,123,003.85 Woodridge Park$445,949.08$0$445,949.08 Totals:$4,701,844.76$1,934,161.35 $6,636,006.11 * See Appendix C for Fund Breakout. Includes City funds. City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 10 2015 PAVEMENT MANAGEMENT Estimated Cost Per Unit AssessableAssessed CostSpecial Benefit Assessed Amount LocationRBLEPer RBLE UnitAppraisal (45% of Total) UnitsPer Policy F2, F3, & F4, 90 th–Pavement 439.2$1,540,083.07$3,506.56$4,400-$5,200 Replacement Grey Cloud Trail37$394,078.27$10,650.76$Varies When the calculated assessment exceeds the special benefit appraisal, the single-family assessments will be proposed to be capped at the amount of the special benefit appraisal. If needed, City funds will cover the difference between the calculated assessment and the benefit appraisal. Additional benefit appraisal and assessment calculation information for Grey Cloud Trail can be found in Appendix E. COMMERCIAL LAND USE: Per the policy, Commercial property was calculated to be the following: Commercial Property TotalSpecial Frontage PropertyArea AmountApportionedBenefit Amount ShareAppraisal Supervalu Holdings Inc 2102721120008$69,636.12$48,994.29$118,630.41$23,000.00 Goodhue Adams 1602721430003$17,857.54$13,148.22$31,005.76$14,400.00 DoeblerWilliam C (Mississippi Dunes Golf Course)4,093.09$61,032.00$65,125.09$28,000.00 Totals: $65,400.00 AGRICULTURAL LAND USE: Per the policy, the assessment for agricultural land will be based on a benefit appraisal. For this project, th the special benefit appraisal did not identify benefit ($0) for the agricultural properties along 90 Street. For the agricultural property along Grey Cloud Trail (Sandkamp property), the appraisal determined $27,000 in benefit. Below is a summary of contributing commercial and agricultural properties based on the special benefit appraisal. Commercial & Agricultural Summary CommercialAgriculturalTotal PropertyPropertySpecial Benefit Appraisal $65,400.00$27,000.00$92,400.00 City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 11 2015 PAVEMENT MANAGEMENT FINANCING Assessments are proposed to be levied based on the City's current assessment policy. The remainder of the project would be financed through a combination of City funds such as the General Tax Levy and Enterprise funds for items such as storm sewer improvements. Figures 11 and 12 depicts the assessable parcels for the project. PUBLIC HEARING Because the properties within the project area benefit from the proposed improvements, and the project will be partially funded through assessment, it will be necessary for the City to hold a public improvement hearing to receive comment on the proposed project and to determine further action to be taken. PROJECT SCHEDULE Below is the proposed schedule assuming starting construction in 2015: 07/16/2014 Council Orders Feasibility Report 10/15/2014 Council Workshop 10/22/2014 Hold Neighborhood Meeting 11/05/2014 Council Receives and Approves Feasibility Report Council Sets a Public Improvement Hearing Date 12/03/2014 Council Holds Public Improvement Hearing Council Orders the preparation of the Plans and Specifications 01/21/2015 Council Approves the Plans and Specifications 02/26/2015 Project Bid Date 03/04/2015 Contract Award Spring 2015 Begin Construction September 2015 Complete Construction September 2015 Council sets Assessment Hearing Date October 2015 Council holds Assessment Hearing CONCLUSION AND RECOMMENDATIONS It is recommended that this report be used as a guide for the layout, design, and cost allocation for the public improvements. It is further recommended that the owners of properties within the project limits be notified of the proposed improvements in order to provide comment. To determine project feasibility, a comparison was made between the costs estimated herein and the costs experienced for other similar projects within the City. These comparisons, on a per linear foot construction cost basis (no indirect project costs), are shown in the following table: City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 12 2015 PAVEMENT MANAGEMENT Cost per Unit Comparison 2015 Pavement Management Project (Estimated) Urban Residential Area$101.63 Grey Cloud Trail - Rural$91.32 2014 Pavement Management Project (Bid Results)$92.63 2013 Pavement Management Project (Bid Results) District C1 & District C2 – Pavement Replacement Area$151.18 District C2 – Mill & Overlay Area$94.09 2011 Pavement Management Project (Bid Results) Pine Coulee/Countrywood$68.49 Howard's Addition$63.18 2010 Pavement Management Project - River Acres (Bid Results)$69.14 From the tabulation above, it can be seen that the cost to rehabilitate in the urban residential area is similar to the costs from the 2014 Pavement Management Project. The increase depicted is partially due to the anticipated rise in construction and material costs. Costs are less than the 2013 pavement replacement areas due to the fact that the existing concrete curb and gutter is in better shape; meaning less replacement and therefore less impact to driveways and boulevards. In addition, because the curb is being left in place, placing street light wire in conduit is not proposed. The cost to rehabilitate Grey Cloud Trail is higher than the 2011 and 2010 rural area projects due to two primary factors. The poorer subgrade soils along Grey Cloud Trail require a more significant pavement structure than past projects, as well as rising construction costs, contribute to increased costs. The project is financially feasible, with funding sources identified from the City as well as the benefited properties adjacent to the project. Financial responsibilities have been determined based on estimated project costs as well as adopted City policy. From an engineering standpoint, this project is feasible, necessary, and cost effective. City of Cottage Grove, Minnesota 2015 Pavement Management ProjectPage 13 2015 PAVEMENT MANAGEMENT Appendix A Existing Pavement Condition Photos City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT District F2 Approximate Location: Hillside Trail at Jeffery Avenue. Irregular block cracking with extensive patching. District F2 Approximate Location: Hillside Trail east of Jeffery Avenue Severely deteriorated curb at each joint needs replacement. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT District F2 Approximate Location: Hillside Trail at Jenner Lane. Extensive cracking, pavement aging is evident. District F2 Approximate Location: 9291 Hillside Trail. Extensive block cracking, a mill-overlay would be susceptible to extensive reflective cracking City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT District F2 Approximate Location: 8650 Jenner Lane. Thin overlays attempting to hold together areas of extensively stripped pavement. District F2 Approximate Location: 8638 Jenner Lane. Early signs of stripping (small holes of seal coat stripping off). City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT District F2 Approximate Location: 8635 Jenner Lane Intermediate asphalt stripping, not yet patched or overlaid. District F3 Approximate Location: Jewel Avenue cul-de-sac Extensive cracking pattern in cul-de-sac, some open joints have been routed & sealed. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT District F3 Approximate Location: Hillside trail at Jewel Lane Small block cracking with occasional patching, some joints are open. District F2 Approximate Location: Jeffery Avenue cul-de-sac (8521-8531) Severely stripped pavement and resulting potholes. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT District F2 Approximate Location: Jeffery Court Temporary thin overlay of extensively stripped pavement. District F2 Approximate Location: Jergen Avenue cul-de-sac Intermediate asphalt stripping present, seal coat peeling off the pavement. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT District F2 Approximate Location: 8188 Jewel Avenue Small block cracking present. District F2 rd Approximate Location: 83 Street and Jensen Avenue intersection Stripping and patching of the existing pavement. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT th 90 Street th Approximate Location: 90 Street east of Jewel Avenue Patching and fatigue of the existing pavement. th 90 Street th Approximate Location: 90 Street adjacent to Woodridge Park Evidence of wheel path rutting, fatigue cracking. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT Woodridge Park Approximate Location: Parking Lot Patching of the existing pavement, irregular cracking. Grey Cloud Trail rd Approximate Location: North of 103 Street Existing pavement has been removed due to recent pavement failures. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT Grey Cloud Trail rd Approximate Location: South of 103 Street Existing pavement shows load related distress. Grey Cloud Trail rd Approximate Location: South of 103 Street Existing pavement displays alligator cracking and patching. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT Curb to remain Crack is tight and there is no settlement or differential movement. Curb is functional. Curb to be replaced Curb that is cracked in multiple locations, has settled, or has raveled and open joints is proposed to be replaced. 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Gtyof � � BOLTON 8� MENI<� INC_ - o ao eo consuntng [ngineers & surveyors COTTAGE GROVE, MINNESOTA Co�tage Grove � ^ 2015PAVEMENTMANAGEMENT - Honzontal Sale In Feet � Mlnnesoia cHnsKn min ani,nsEV ti�N i.inv�Ewcco i.�NenaiNexo i,nmamies ia WOODRIDGE PARK R�I IRF 14 2015 PAVEMENT MANAGEMENT Appendix C Cost Estimate Summary City of Cottage Grove, Minnesota 2015 Pavement Management Project me=e==me�`��am`o���=d�e,m��ed�=P a�ee�e PP �� 2015 PAVEMENT MANAGEMENT Appendix D Preliminary Assessment Roll City of Cottage Grove, Minnesota 2015 Pavement Management Project Preliminary Assessment Roll District F2 Pavement Replacement Parcel IDDistrictOwnerAddressUnits$/UnitTotal /Unit 1502721210002F2DAVIS ROBERT & BRIDGET8006 JENSEN AVE S1$3,506.56$3,506.56 1502721210003F2LONGEN ARTHUR G & DEBRA E8020 JENSEN AVE S1$3,506.56$3,506.56 1502721210004F2MUA THAY & SOUA8034 JENSEN AVE S1$3,506.56$3,506.56 1502721210005F2KEAVENY PARTICK W & KATIE S8048 JENSEN AVE S1$3,506.56$3,506.56 1502721210006F2PERALTA EUGENIO S & CLARA SERRATO8062 JENSEN AVE S1$3,506.56$3,506.56 1502721210007F2ABRASS PAUL H & KIMBERLY A8076 JENSEN AVE S1$3,506.56$3,506.56 1502721210008F2DVORAK BECKY ANN8090 JENSEN AVE S1$3,506.56$3,506.56 1502721210009F2CONTARDI RICK J & SAMANTHA H BENDER8104 JENSEN AVE S1$3,506.56$3,506.56 1502721210010F2EVENSON BERNADETTE & RICHARD EVENSON SR8118 JENSEN AVE S1$3,506.56$3,506.56 1502721210011F2WEGNER JOHN E & LORI MOSENG8132 JENSEN AVE S1$3,506.56$3,506.56 1502721210012F2MITCHELL SHAUN & ASHLEY8146 JENSEN AVE S1$3,506.56$3,506.56 1502721210013F2GEISLER JOHN J & JANET E RUSSELL-GEISLER8160 JENSEN AVE S1$3,506.56$3,506.56 1502721210014F2TIMP MICHAEL J8005 JENSEN AVE S1$3,506.56$3,506.56 1502721210015F2ALLEN MARK K & CONNETTE R8021 JENSEN AVE S1$3,506.56$3,506.56 1502721210016F2ENGFER CYNTHIA8037 JENSEN AVE S1$3,506.56$3,506.56 1502721210017F2CRAMLET RICHARD A & KAREN8053 JENSEN AVE S1$3,506.56$3,506.56 1502721210018F2PINSKI TIMOTHY J & SANDRA L8069 JENSEN AVE S1$3,506.56$3,506.56 1502721210019F2LAABS ROBERT R & SIMONES BARB8085 JENSEN AVE S1$3,506.56$3,506.56 1502721210020F2ASHLEY TODD A & REBECCA H8096 JERGEN AVE S1$3,506.56$3,506.56 1502721210021F2FLOR CYNTHIA L8084 JERGEN AVE S1$3,506.56$3,506.56 1502721210022F2DREWS NANCY A & GUNTER G DREWS II8072 JERGEN AVE S1$3,506.56$3,506.56 1502721210023F2HASE MICHAEL A & ERIN A8050 JERGEN AVE S1$3,506.56$3,506.56 1502721210024F2HEMMESCH JOHN & FRANCES8030 JERGEN AVE S1$3,506.56$3,506.56 1502721210025F2WINTER KRISTIE8010 JERGEN AVE S1$3,506.56$3,506.56 1502721210026F2WORWA JASON L8011 JERGEN AVE S1$3,506.56$3,506.56 1502721210027F2MEYER GREGG F & LAURA J8023 JERGEN AVE S1$3,506.56$3,506.56 1502721210028F2MCDANIELS BRITTON J8043 JERGEN AVE S1$3,506.56$3,506.56 1502721210029F2LEONARD JOHN M JR8063 JERGEN AVE S1$3,506.56$3,506.56 1502721210030F2ROEPKE CLINT8075 JERGEN AVE S1$3,506.56$3,506.56 1502721210031F2KRYJESKI PHILLIP J & NICOLE8087 JERGEN AVE S1$3,506.56$3,506.56 1502721210032F2SNYDER MATTHEW & CHRISTINA8099 JERGEN AVE S1$3,506.56$3,506.56 1502721210033F2JOHNSON JEFFREY S & TERILEE8109 JERGEN AVE S1$3,506.56$3,506.56 1502721210034F2NELSON DOUGLAS A & LUNNEY K A8111 JENSEN AVE S1$3,506.56$3,506.56 1502721210035F2BIRKE JASON M8127 JENSEN AVE S1$3,506.56$3,506.56 1502721210036F2SEEBECK KENNETH J & CINDY A8143 JENSEN AVE S1$3,506.56$3,506.56 1502721210037F2MCMONIGAL EILEEN MARGARET8159 JENSEN AVE S1$3,506.56$3,506.56 1502721210038F2HOLLIE CHRISTINA L & DOMONIC C8175 JENSEN AVE S1$3,506.56$3,506.56 1502721210039F2ROSKOWIAK JAMES A & ELIZABETH8178 JENSEN AVE S1$3,506.56$3,506.56 1502721210040F2PRAX DANIEL L & VIRGINIA E8196 JENSEN AVE S1$3,506.56$3,506.56 1502721210041F2CAMPA HEATHER8210 JENSEN AVE S1$3,506.56$3,506.56 1502721210042F2FISK JOHN A & RACHEL L8224 JENSEN AVE S1$3,506.56$3,506.56 1502721210043F2GONZALEZ MATTHEW D & KARI M8238 JENSEN AVE S1$3,506.56$3,506.56 1502721210044F2STEINKE DENNIS R8252 JENSEN AVE S1$3,506.56$3,506.56 1502721210045F2SPUHLER KEVIN L8191 JENSEN AVE S1$3,506.56$3,506.56 1502721210046F2IH2 PROPERTY ILLINOIS LP8205 JENSEN AVE S1$3,506.56$3,506.56 1502721210047F2PURRINGTON MATTHEW D & TERESA8219 JENSEN AVE S1$3,506.56$3,506.56 1502721210048F2FELLAND SUSANNAH L & VINCENT L BARNES8233 JENSEN AVE S1$3,506.56$3,506.56 1502721210049F2DELANEY SHANE M & SARA J8247 JENSEN AVE S1$3,506.56$3,506.56 1502721210050F2REEVES JR JOHNNY R & DIANE8242 JERGEN AVE S1$3,506.56$3,506.56 1502721210051F2YOCHUM AMANDA8230 JERGEN AVE S1$3,506.56$3,506.56 1502721210052F2SOTO MELISSA & SABINO8218 JERGEN AVE S1$3,506.56$3,506.56 1502721210053F2JOHNSON BRYAN J8206 JERGEN AVE S1$3,506.56$3,506.56 1502721210054F2KAYE MICHELE M & DAVID8192 JERGEN AVE S1$3,506.56$3,506.56 1502721210055F2ALEXANDER GLEN R & BETH R8180 JERGEN AVE S1$3,506.56$3,506.56 1502721210056F2O'CONNOR JACK G & ROBIN E8168 JERGEN AVE S1$3,506.56$3,506.56 1502721210057F2WOLNER MARK B & KATHERINE L8156 JERGEN AVE S1$3,506.56$3,506.56 1502721210058F2JANNETTO BETH8144 JERGEN AVE S1$3,506.56$3,506.56 1502721210059F2FEDERAL NATIONAL MORTGAGE ASSOC8132 JERGEN AVE S1$3,506.56$3,506.56 1502721210060F2DAVICK THERESA M8120 JERGEN AVE S1$3,506.56$3,506.56 1502721210061F2MCGAHN THOMAS P & GWENDOLYN8121 JERGEN AVE S1$3,506.56$3,506.56 1502721210062F2GLAZEBROOK CHERYL A8133 JERGEN AVE S1$3,506.56$3,506.56 1502721210063F2KAPLAN TIMOTHY M & MARA M8145 JERGEN AVE S1$3,506.56$3,506.56 1502721210064F2KELLEY KEARN P & PATRICIA L8157 JERGEN AVE S1$3,506.56$3,506.56 1502721210065F2MEYER WILLIAM L & JULIANNE C GUSTAFSON8169 JERGEN AVE S1$3,506.56$3,506.56 1502721210066F2REEVES JOHN R ETAL8181 JERGEN AVE S1$3,506.56$3,506.56 1502721210067F2NICHOLS SHERYL L8193 JERGEN AVE1$3,506.56$3,506.56 1502721210068F2WALLACE ROBERT L & KIMBERLEE8207 JERGEN AVE S1$3,506.56$3,506.56 1502721210069F2TONGUE LAURA8219 JERGEN AVE S1$3,506.56$3,506.56 Preliminary Assessment Roll District F2 Pavement Replacement Parcel IDDistrictOwnerAddressUnits$/UnitTotal /Unit 1502721210070F2HANSON DEBRA L & WADE S8229 JERGEN AVE S1$3,506.56$3,506.56 1502721210071F2ALLEN WAYNE W & LOUISE E8241 JERGEN AVE S1$3,506.56$3,506.56 1502721210073F2STROTH EDWIN & LINDA8008 JEWEL AVE S1$3,506.56$3,506.56 1502721210074F2SVITAK DALE A & ROSE JACOBS-SVITAK8016 JEWEL AVE1$3,506.56$3,506.56 1502721210075F2FLACK VIRGIL R & CHRISTINE E8032 JEWEL AVE S1$3,506.56$3,506.56 1502721210076F2BIBEAU DENNIS J & DIANA L8052 JEWEL AVE1$3,506.56$3,506.56 1502721210077F2WILLIAMS ANTHONY C & CINDY M8064 JEWEL AVE1$3,506.56$3,506.56 1502721210078F2OLIVIER DANIEL J8080 JEWEL AVE1$3,506.56$3,506.56 1502721210079F2MENARD STEVEN A & MARY A8094 JEWEL AVE S1$3,506.56$3,506.56 1502721210080F2KUFFOUR NANA M & VIVIAN KUFFOUR8102 JEWEL AVE S1$3,506.56$3,506.56 1502721210081F2WOLF MICHAEL W & LISA M ARENDS8122 JEWEL AVE1$3,506.56$3,506.56 1502721210082F2LINK PAUL C & REBECCA L8136 JEWEL AVE1$3,506.56$3,506.56 1502721210083F2SALMELA TIMOTHY J8148 JEWEL AVE S1$3,506.56$3,506.56 1502721210084F2HOLLENCAMP STEPHEN B & BARBARA8154 JEWEL AVE1$3,506.56$3,506.56 1502721210085F2SCHALLHORN CHRISTINE A8170 JEWEL AVE1$3,506.56$3,506.56 1502721210086F2ENDRES MICHAEL R8188 JEWEL AVE1$3,506.56$3,506.56 KLINKHAMMER DAVID E JR & CAROL & CAROL KLINKHAMMER8212 JEWEL AVE1$3,506.56$3,506.56 1502721210087F2 1502721210088F2CHRISTIANSON MICHAEL A & MEG8234 JEWEL AVE1$3,506.56$3,506.56 1502721210089F2BRANUM THOMAS A TRS & MADELINE BRANUM TRS8250 JEWEL AVE S1$3,506.56$3,506.56 1502721210090F2KLUG JOHN W JR8262 JEWEL AVE S1$3,506.56$3,506.56 1502721210091F2SHERWOOD PROPERTIES LLC & JONATHAN & LAURIE KIGNER8007 JEWEL AVE S1$3,506.56$3,506.56 1502721210092F2TOLKKINEN KATHLEEN8013 JEWEL AVE S1$3,506.56$3,506.56 1502721210093F2ALLIE RICHARD W & SANDRA A8029 JEWEL AVE S1$3,506.56$3,506.56 1502721210094F2MORRISSETTE MARLA D & JOEL G8051 JEWEL AVE S1$3,506.56$3,506.56 1502721210095F2EHRENSTROM AARON K & JANELLE J8067 JEWEL AVE S1$3,506.56$3,506.56 1502721210096F2LEVAKE GENE L & SANDRA L8089 JEWEL AVE S1$3,506.56$3,506.56 1502721210097F2TOROK TIMOTHY M & LINDA C8097 JEWEL AVE S1$3,506.56$3,506.56 1502721210098F2LEVAKE JANET R8113 JEWEL AVE S1$3,506.56$3,506.56 1502721210099F2MILLS DEAN J & LISA K8125 JEWEL AVE S1$3,506.56$3,506.56 1502721210100F2THIEWES ERIC C & JENNIFER L8139 JEWEL AVE S1$3,506.56$3,506.56 1502721210101F2HOLLER ROBERT E JR & RUTH M8153 JEWEL AVE S1$3,506.56$3,506.56 1502721210102F2ROSKOWINSKI EDWARD D & JANET8161 JEWEL AVE S1$3,506.56$3,506.56 1502721210103F2SHANLEY THOMAS G & ANGELA M8189 JEWEL AVE S1$3,506.56$3,506.56 1502721210104F2SCHAUB GENE L & BARBARA J8215 JEWEL AVE S1$3,506.56$3,506.56 1502721210105F2HEITKAMP CRAIG A & LYNETTE J8235 JEWEL AVE1$3,506.56$3,506.56 1502721210106F2KINGSBURY JOHN D & ANITA M8255 JEWEL AVE S1$3,506.56$3,506.56 1502721210107F2LUNDSTROM DANIEL J & LINDA J8271 JEWEL AVE1$3,506.56$3,506.56 1502721230054F2GRIFFIS DENNIS E JR & ANDERSON & RUTH E ANDERSON8432 JEFFERY AVE1$3,506.56$3,506.56 1502721230055F2BONDESON LENNERT N & MARY L8438 JEFFERY AVE S1$3,506.56$3,506.56 1502721230056F2TIMA PATRICK J & CONNIE LEE8444 JEFFERY AVE S1$3,506.56$3,506.56 1502721230057F2KINSEY JAMES E8450 JEFFERY AVE S1$3,506.56$3,506.56 1502721230058F2KOPERSKI THOMAS & SHAN QIU MEI & QIU MEI SHAN8456 JEFFERY AVE S1$3,506.56$3,506.56 1502721230059F2KIEKHOEFER JERRY F JR & LISA E8462 JEFFERY AVE S1$3,506.56$3,506.56 1502721230060F2MYERS GARY R & CHERYL A8468 JEFFERY AVE1$3,506.56$3,506.56 1502721230061F2EICHTEN THOMAS M & KRISTINE8474 JEFFERY AVE S1$3,506.56$3,506.56 1502721230062F2PAUL GREGORY A & APRIL D8480 JEFFERY AVE S1$3,506.56$3,506.56 1502721230063F2CARLETON LAURA A & JERRY D8486 JEFFERY AVE S1$3,506.56$3,506.56 1502721230064F2SCARAMUZZO MICHAEL STANLEY & SCARAMUZZO8490 JEFFERY AVE1$3,506.56$3,506.56 1502721230065F2NGUYEN TAM & LANH BUI8492 JEFFERY AVE S1$3,506.56$3,506.56 1502721230066F2KISTLER JEAN S & ARTHUR L8494 JEFFERY AVE S1$3,506.56$3,506.56 1502721230067F2PATIENT PAUL M8437 JEFFERY AVE1$3,506.56$3,506.56 1502721230068F2SIKICH MARK L & CATHERINE J R8445 JEFFERY AVE S1$3,506.56$3,506.56 1502721230069F2REILAND MARK J & CINDY T8453 JEFFERY AVE S1$3,506.56$3,506.56 1502721230070F2BAUER RICHARD R & LAURA J8461 JEFFERY AVE S1$3,506.56$3,506.56 1502721230071F2HENG BUNNAVITH8469 JEFFERY AVE S1$3,506.56$3,506.56 1502721230072F2BAKKEN GREGORY R & CATHERINE8504 JENSEN AVE S1$3,506.56$3,506.56 1502721230073F2BARRY ROBERT S8502 JENSEN AVE S1$3,506.56$3,506.56 1502721230074F2SMITH MARIAH H & KEVIN K ZIMMERMAN8500 JENSEN AVE S1$3,506.56$3,506.56 1502721230075F2WETTSCHRECK WALTER D & HEATHER L8498 JENSEN AVE S1$3,506.56$3,506.56 1502721230076F2SWANSON JEFFREY J & MARY A8496 JENSEN AVE S1$3,506.56$3,506.56 1502721230077F2HEGGE THOMAS M8497 JENSEN AVE1$3,506.56$3,506.56 1502721230078F2KICHLER JOSEPH & SARAH8499 JENSEN AVE S1$3,506.56$3,506.56 1502721230079F2CORKISH JEFFEREY D & LAURA M8501 JENSEN AVE S1$3,506.56$3,506.56 1502721230080F2WILLIAMS ALECK & LESLEY8503 JENSEN AVE S1$3,506.56$3,506.56 1502721230081F2STANKO SCOTT A & AMBER M8505 JENSEN AVE S1$3,506.56$3,506.56 1502721230082F2BUMP THOMAS J8507 JENSEN AVE S1$3,506.56$3,506.56 1502721240002F2LUND RICHARD A & SUZANNE L8266 JENSEN AVE1$3,506.56$3,506.56 1502721240003F2STEFFES JULIE M9322 83RD ST S1$3,506.56$3,506.56 Preliminary Assessment Roll District F2 Pavement Replacement Parcel IDDistrictOwnerAddressUnits$/UnitTotal /Unit 1502721240004F2VERHAEST STEPHEN J & JODY M9312 83RD ST1$3,506.56$3,506.56 1502721240005F2GOZOLA MATTHEW W & JENNA L RAHN-GOZOLA9308 83RD ST S1$3,506.56$3,506.56 1502721240006F2TEIGEN DUSTIN J & JESSICA L THOMPSON9304 83RD ST S1$3,506.56$3,506.56 1502721240007F2LUCK DONNA M9300 83RD ST S1$3,506.56$3,506.56 1502721240008F2ROSSLEY CHRIS L & SCHWARTZ TAM & TAMMY SCHWARTZ9301 83RD ST S1$3,506.56$3,506.56 1502721240009F2KINDE JAMES L & CYNTHIA J9305 83RD ST S1$3,506.56$3,506.56 1502721240010F2PERTTU BRETT R & SUSAN J9309 83RD ST S1$3,506.56$3,506.56 1502721240011F2BEAULIEU MARK G8308 JENSEN AVE1$3,506.56$3,506.56 1502721240012F2CAREY MICHAEL A & MARY BETH8261 JENSEN AVE1$3,506.56$3,506.56 1502721240013F2ENBERG ADAM L & KARI8275 JENSEN AVE1$3,506.56$3,506.56 1502721240014F2STEARNS ALICE J8289 JENSEN AVE S1$3,506.56$3,506.56 1502721240015F2HAMMETT MICHAEL W & THERESE R8278 JERGEN AVE1$3,506.56$3,506.56 1502721240016F2MIELKE JERRY J & DARCY J8266 JERGEN AVE1$3,506.56$3,506.56 1502721240017F2WILLIAMS SHANNA8254 JERGEN AVE1$3,506.56$3,506.56 1502721240018F2TEMPLE GREGORY J & MARY A8253 JERGEN AVE S1$3,506.56$3,506.56 1502721240019F2STEFFENHAGEN GERALD C & JOCELY8265 JERGEN AVE1$3,506.56$3,506.56 1502721240020F2AASAND ARNE M & CORRENE A8279 JERGEN AVE S1$3,506.56$3,506.56 1502721240021F2CHA SEE YEE & CHIA VANG9335 83RD ST S1$3,506.56$3,506.56 1502721240022F2STEFFEN KRISTINE M & ERIC J9345 83RD ST S1$3,506.56$3,506.56 1502721240023F2NELSON RACHELLE K9355 83RD ST S1$3,506.56$3,506.56 1502721240025F2AKHTER GOLAM & SALINA8274 JEWEL AVE1$3,506.56$3,506.56 1502721240026F2MEYR JOANNE8286 JEWEL AVE S1$3,506.56$3,506.56 1502721240027F2COUILLARD CHRISTOPHER & ROBYN8296 JEWEL AVE S1$3,506.56$3,506.56 1502721240028F2ERICKSON WENDELL D & AGNES K8283 JEWEL AVE1$3,506.56$3,506.56 1502721240029F2PATRICIA L BALDER TRS8291 JEWEL AVE1$3,506.56$3,506.56 1502721240030F2THOMPSON JAMES A & BARBARA D8295 JEWEL AVE S1$3,506.56$3,506.56 1502721240031F2RONKOWSKI FRED F & MARY FAITH9493 83RD ST S1$3,506.56$3,506.56 1502721240032F2HIDLEBAUGH ANDREA S9467 83RD ST S1$3,506.56$3,506.56 1502721240033F2RISLEY ADAM R & HEATHER M9449 83RD ST S1$3,506.56$3,506.56 1502721240034F2NAGLE ROBERT E JR & SHANNON9421 83RD ST S1$3,506.56$3,506.56 1502721240037F2CRAWLEY MELANIE & BRIAN8310 JENSEN AVE S1$3,506.56$3,506.56 1502721240038F2VERBOVANEC BRIAN A & LEE ANN8312 JENSEN AVE S1$3,506.56$3,506.56 1502721240039F2CHOPSKIE CYNTHIA M8408 JEFFERY AVE S1$3,506.56$3,506.56 1502721240040F2LARSON FREDRICK W & ELIZABETH8416 JEFFERY AVE S1$3,506.56$3,506.56 1502721240041F2URBANSKI JAMES P & DEBORAH M8422 JEFFERY AVE S1$3,506.56$3,506.56 1502721240042F2MULCAHY ERIN T & MATTHEW D MILLER8426 JEFFERY AVE S1$3,506.56$3,506.56 1502721240043F2NISBET JEFFREY R & JOLIE L8429 JEFFERY AVE S1$3,506.56$3,506.56 1502721240044F2BECKSTROM DOUGLAS M & LAURIE8425 JEFFERY AVE S1$3,506.56$3,506.56 1502721240045F2BROOKE TERRY J & MOLLY C8417 JEFFERY AVE S1$3,506.56$3,506.56 1502721240046F2LINDEMOEN SHANE & KARLA8411 JEFFERY AVE S1$3,506.56$3,506.56 1502721240047F2KOCH KEVIN J & DARCEY J8405 JEFFERY AVE S1$3,506.56$3,506.56 1502721240048F2STOCK JAMES C & SHARRON8401 JEFFERY AVE S1$3,506.56$3,506.56 1502721240049F2BARNICK JEFFREY T & CINDY S8333 JENSEN AVE S1$3,506.56$3,506.56 1502721240050F2SISLER MELANIE8321 JENSEN AVE S1$3,506.56$3,506.56 1502721240051F2BERGERSEN ERIC8354 JERGEN AVE S1$3,506.56$3,506.56 1502721240052F2ZILGE RUSSELL LYMAN8376 JERGEN AVE S1$3,506.56$3,506.56 1502721240053F2NOLAN STEVEN A & PATRICIA A8398 JERGEN AVE S1$3,506.56$3,506.56 1502721240054F2WALDO BRIAN R & JODY M8400 JERGEN AVE S1$3,506.56$3,506.56 1502721240055F2MILLER JOHN L & MARLENE A8412 JERGEN AVE S1$3,506.56$3,506.56 1502721240056F2QUINN PAUL T8434 JERGEN AVE S1$3,506.56$3,506.56 1502721240057F2WASYLISHIN SR JOSEPH A & JANET8446 JERGEN AVE S1$3,506.56$3,506.56 1502721240058F2DE THIER-LUPORI JOHN D & LAURA8365 JERGEN AVE S1$3,506.56$3,506.56 1502721240059F2TOBIN SEAN M & CAROL J8387 JERGEN AVE S1$3,506.56$3,506.56 1502721240060F2JERGEN PROPERTIES LLC8409 JERGEN AVE S1$3,506.56$3,506.56 1502721240061F2SCHMITT STEVEN J & TINAMARIE OLSON-SCHMITT8411 JERGEN AVE S1$3,506.56$3,506.56 1502721240062F2BAKER NANCY L & WILLIAM M8423 JERGEN AVE S1$3,506.56$3,506.56 1502721240063F2MILLER TERRENCE W & ELIZABETH8425 JERGEN AVE S1$3,506.56$3,506.56 1502721240064F2WENNEN RICHARD C & MARCIA K8437 JERGEN AVE S1$3,506.56$3,506.56 1502721240065F2POLLY DAVID W & BETTY M8459 JERGEN AVE S1$3,506.56$3,506.56 1502721240067F2DAVIDSON MICHAEL L & RONDA J8394 JENSEN AVE S1$3,506.56$3,506.56 1502721240068F2REDENIUS RICHARD R & CHRISTINE8416 JENSEN AVE S1$3,506.56$3,506.56 1502721240069F2ROGERS MICHAEL A & CERMAK & ANDREA M CERMAK8428 JENSEN AVE S1$3,506.56$3,506.56 1502721240070F2SANDSTROM BERNARD R8430 JENSEN AVE S1$3,506.56$3,506.56 1502721240071F2SCHANK JERRY J & DAWN L8452 JENSEN AVE S1$3,506.56$3,506.56 1502721240072F2KOSEL CYRIL F JR & ANNAMARIE8474 JENSEN AVE S1$3,506.56$3,506.56 1502721240073F2HOULE DAVID A & NANCY K8486 JENSEN AVE S1$3,506.56$3,506.56 1502721240074F2RANGEL JR FRANK & THERESE8345 JENSEN AVE S1$3,506.56$3,506.56 1502721240075F2CHALIFOUX ROBERT J & ROSEMARY8357 JENSEN AVE S1$3,506.56$3,506.56 Preliminary Assessment Roll District F2 Pavement Replacement Parcel IDDistrictOwnerAddressUnits$/UnitTotal /Unit 1502721240076F2THOMPSON DARROLD R JR8369 JENSEN AVE S1$3,506.56$3,506.56 1502721240077F2CHHE BUNLENG8371 JENSEN AVE S1$3,506.56$3,506.56 1502721240078F2RECKINGER MELISSA & CHRISTOPHE & CHRISTOPHER RECKI8383 JENSEN AVE S1$3,506.56$3,506.56 1502721240079F2ECKER DEBRA ANN8405 JENSEN AVE S1$3,506.56$3,506.56 1502721240080F2BUHL DOUGLAS J & SUSAN A8427 JENSEN AVE S1$3,506.56$3,506.56 1502721240081F2KIMBELL MICHAEL A & REBECCA J & REBECCA JOY KIMBEL8474 JERGEN AVE S1$3,506.56$3,506.56 1502721240082F2KELLEY THOMAS E8462 JERGEN AVE S1$3,506.56$3,506.56 1502721240083F2FULTON MICHAEL J & DESIREE R8458 JERGEN AVE S1$3,506.56$3,506.56 1502721240084F2FINN ROBERT J & LORI S8461 JERGEN AVE S1$3,506.56$3,506.56 1502721240085F2PARROTT WADE A & MARY M LARSON8463 JERGEN AVE S1$3,506.56$3,506.56 1502721240086F2DAGEL JEREMIAH8475 JERGEN AVE S1$3,506.56$3,506.56 1502721240087F2BOUGHTON STEVEN J & VALERIE C8487 JERGEN AVE S1$3,506.56$3,506.56 1502721240088F2TYYNELA BILL K & CATHERINE C8489 JERGEN AVE S1$3,506.56$3,506.56 1502721240089F2HERZOG PATRICK J & DENISE J8491 JERGEN AVE S1$3,506.56$3,506.56 1502721240090F2ZILGE JESSE R & NIKOLINA8449 JENSEN AVE S1$3,506.56$3,506.56 1502721240091F2BRYSKY GREGORY J & LISA S8461 JENSEN AVE S1$3,506.56$3,506.56 1502721240092F2PARSONS LYNN G8477 JENSEN AVE S1$3,506.56$3,506.56 1502721240093F2VOMASTEK JAMES & LORI A8487 JENSEN AVE S1$3,506.56$3,506.56 1502721240094F2DITLEVSON MICHAEL J & JENNIFER8495 JENSEN AVE S1$3,506.56$3,506.56 1502721310002F2ALT RICHARD J & CHERYL A8624 JENNER LN S1$3,506.56$3,506.56 1502721310003F2RICH ANTHONY A & MICHELLE E8626 JENNER LN S1$3,506.56$3,506.56 1502721310004F2MENDOZA ANTONIO J & KAREN M8630 JENNER LN S1$3,506.56$3,506.56 1502721310005F2BJORLIN PAUL M & DORIS M8632 JENNER LN1$3,506.56$3,506.56 1502721310006F2OTTO TIMOTHY E & MICHELLE M8634 JENNER LN S1$3,506.56$3,506.56 1502721310007F2RINZEL GREGORY P & JILL L8636 JENNER LN1$3,506.56$3,506.56 1502721310008F2RIEMAN BERNARD W & RITA M8638 JENNER LN S1$3,506.56$3,506.56 1502721310009F2OTT KENNETH J & CAROL J8642 JENNER LN1$3,506.56$3,506.56 1502721310010F2CATHEY MARK D & MELINDA A8644 JENNER LN S1$3,506.56$3,506.56 1502721310011F2DONALD E HENNEN TRS8648 JENNER LN S1$3,506.56$3,506.56 1502721310012F2KLEVEN GLEN C & PATRICIA A8619 JENNER LN1$3,506.56$3,506.56 1502721310013F2ZWACH EUGENE D JR & KATHLEEN A8621 JENNER LN1$3,506.56$3,506.56 1502721310014F2MOHRLANT TIMOTHY L & JACQUELI8623 JENNER LN1$3,506.56$3,506.56 1502721310015F2PEREIRA JULIO C & KAREN F8629 JENNER LN1$3,506.56$3,506.56 1502721310016F2FRANK JOHN W & MARY A8635 JENNER LN1$3,506.56$3,506.56 1502721310017F2TUCKER MICHAEL C & JANELLE J8645 JENNER LN1$3,506.56$3,506.56 1502721310018F2CARDENAS YARYMARIE & JOSE E8649 JENNER LN S1$3,506.56$3,506.56 1502721310019F2DODGE KARL W & DIANA J8659 JENNER LN1$3,506.56$3,506.56 1502721310020F2HUPPERT THOMAS S & JOANNE M8669 JENNER LN S1$3,506.56$3,506.56 1502721310021F2NOWICKI PETER W & MARIANNE R8679 JENNER LN S1$3,506.56$3,506.56 1502721310022F2DALLUHN STEVEN F & PATRICIA M8689 JENNER LN1$3,506.56$3,506.56 1502721310023F2SOWADA STEVEN J & AUDREY J9320 HILLSIDE TRL S1$3,506.56$3,506.56 1502721310024F2BAILIE ALLSTON G JR & CYNTHIA9300 HILLSIDE TRL1$3,506.56$3,506.56 1502721310025F2HANSON JAMES R & SHARON M9280 HILLSIDE TRL S1$3,506.56$3,506.56 1502721310026F2CASE STEVE9260 HILLSIDE TRL S1$3,506.56$3,506.56 1502721310027F2RIDGEWAY WAYNE & MARY E TRS9240 HILLSIDE1$3,506.56$3,506.56 1502721310032F2RESSLER JOHN W & RICKIE L9243 HILLSIDE TRL1$3,506.56$3,506.56 1502721310033F2HAUPERT DAVID E & ROSANNE H9259 HILLSIDE TRL1$3,506.56$3,506.56 1502721310034F2HARRELL ESTATE OF CHRISTINE M9275 HILLSIDE TRL1$3,506.56$3,506.56 1502721310035F2PENTON JEFFREY S & KELLY A9291 HILLSIDE TRL1$3,506.56$3,506.56 1502721310036F2WOODWARD EUGENE J & CAROL L9319 HILLSIDE TRL S1$3,506.56$3,506.56 1502721310037F2ZILGE MELVERNE E & NATALIE J9323 HILLSIDE TRL S1$3,506.56$3,506.56 1502721310038F2O'GORMAN PATRICIA A9327 HILLSIDE TRL1$3,506.56$3,506.56 1502721310039F2SMITH SIMMARA9331 HILLSIDE TRL S1$3,506.56$3,506.56 1502721310040F2DHARA JOHNY & EMILY E9335 HILLSIDE TRL S1$3,506.56$3,506.56 1502721310044F2HU LINFU & YIXIN XIN8650 JENNER LN S1$3,506.56$3,506.56 1502721310045F2ANDERSON GARY MARK & SANDRA L8660 JENNER LN1$3,506.56$3,506.56 1502721310046F2SMITH KENNETH T & BONNIE M8670 JENNER LN1$3,506.56$3,506.56 1502721310047F2CHRISTIAN GEORGE H & WENDI L8680 JENNER LN1$3,506.56$3,506.56 1502721310048F2COOPER RICHARD K & PATRICIA8690 JENNER LN1$3,506.56$3,506.56 1502721310049F2KOEHNEN GARY T & HOLLY A8698 JENNER LN1$3,506.56$3,506.56 1502721310050F2MEEK RYAN D & LYNDA M9351 HILLSIDE TRL1$3,506.56$3,506.56 1502721310051F2GANTHER NEIL & WENDY9343 HILLSIDE TRL1$3,506.56$3,506.56 1502721310052F2NORBURY THOMAS J & JACQUELINE9339 HILLSIDE TRL1$3,506.56$3,506.56 1502721320002F2BRATULICH KURT & LORI9080 HILLSIDE TRL1$3,506.56$3,506.56 1502721320003F2LOVEGREEN ARIK G9060 HILLSIDE TRL1$3,506.56$3,506.56 1502721320004F2RHODE JOSEPH P & JUDY M8591 JEFFERY AVE S1$3,506.56$3,506.56 1502721320005F2HOOKER MARK W & RHONDA A8581 JEFFERY AVE S1$3,506.56$3,506.56 1502721320006F2JANICEK BOBBI JO & ROBERT8571 JEFFERY AVE S1$3,506.56$3,506.56 Preliminary Assessment Roll District F2 Pavement Replacement Parcel IDDistrictOwnerAddressUnits$/UnitTotal /Unit 1502721320007F2EDWARDS MICHAEL & LORI8561 JEFFERY AVE S1$3,506.56$3,506.56 1502721320008F2REDMOND KURT J & GRETA M8535 JEFFERY AVE S1$3,506.56$3,506.56 1502721320009F2CLINTON KATHLEEN K8533 JEFFERY AVE S1$3,506.56$3,506.56 1502721320010F2VORHIES QUINTON E & GWEN E8531 JEFFERY AVE S1$3,506.56$3,506.56 1502721320011F2ANDERSON CHAD A & LAURA8529 JEFFERY AVE S1$3,506.56$3,506.56 1502721320012F2BRENNAN SHARI L8527 JEFFERY AVE S1$3,506.56$3,506.56 1502721320013F2ST CROIX EDWARD C & VICKI J8525 JEFFERY AVE S1$3,506.56$3,506.56 1502721320014F2OGDEN STEVE L & TERESA PAPPAS8523 JEFFERY AVE S1$3,506.56$3,506.56 1502721320015F2TESHA HONEST D & NORA URASA8521 JEFFERY AVE S1$3,506.56$3,506.56 1502721320016F2EDWARDS MICHAEL P & LORI8519 JEFFERY AVE1$3,506.56$3,506.56 1502721320017F2TOWLE KURT C & JOLEEN L8517 JEFFERY AVE S1$3,506.56$3,506.56 1502721320018F2CUTTELL BRENT R & CHRISTIE M8515 JEFFERY AVE S1$3,506.56$3,506.56 1502721320019F2BOUS PHILIP A & SUANN M ZINE8513 JEFFERY AVE S1$3,506.56$3,506.56 1502721320020F2JENSEN ELIZABETH J8511 JEFFERY AVE S1$3,506.56$3,506.56 1502721320021F2ZIMMERMAN JAY M & JANE M8509 JEFFERY AVE S1$3,506.56$3,506.56 1502721320022F2JENSEN DAVID M & AMANDA J8507 JEFFERY AVE S1$3,506.56$3,506.56 1502721320023F2HOFFMAN ELLA J8505 JEFFERY AVE S1$3,506.56$3,506.56 1502721320024F2MANTZARIS JAMES P & MARIA O STANISLAW8503 JEFFERY AVE S1$3,506.56$3,506.56 1502721320027F2HARPER JACK S & JEANNE9100 HILLSIDE TRL1$3,506.56$3,506.56 1502721320028F2LARSEN MELISSA9120 HILLSIDE TRL1$3,506.56$3,506.56 1502721320029F2KOSZALINSKI GREGORY J & ELIZABETH J KOSZALINSKI8604 JENNER LN1$3,506.56$3,506.56 1502721320030F2JOHNSON WAYNE A & MARY BETH8606 JENNER LN1$3,506.56$3,506.56 1502721320031F2PATTEN JACK T8608 JENNER LN S1$3,506.56$3,506.56 1502721320032F2NIBBE FAMILY TRS8610 JENNER LN1$3,506.56$3,506.56 1502721320033F2CARPENTER SCOT L & ANDREA R8612 JENNER LN S1$3,506.56$3,506.56 1502721320034F2JOHNSON KIM L & CLAUDIA R8614 JENNER LN1$3,506.56$3,506.56 1502721320035F2SUMRALL OTTO8616 JENNER LN S1$3,506.56$3,506.56 1502721320036F2PRINT PHILIP E & LAUREL J8618 JENNER LN1$3,506.56$3,506.56 1502721320037F2HANGGI ROSE & JOHN8620 JENNER LN1$3,506.56$3,506.56 1502721320038F2BRISSON DEL A & CYNTHIA S8622 JENNER LN1$3,506.56$3,506.56 1502721320039F2LEE DANIEL L & EILEEN M9190 HILLSIDE TRL S1$3,506.56$3,506.56 1502721320040F2OLSON CHARLES V & GAIL C9160 HILLSIDE TRL1$3,506.56$3,506.56 1502721320041F2ZAMORA GILBERT JR & RENEE R9140 HILLSIDE TRL1$3,506.56$3,506.56 1502721320042F2ROY MICHAEL C & DENISE K8603 JENNER LN S1$3,506.56$3,506.56 1502721320043F2HARBERTS JASON & STEPHANIE8607 JENNER LN1$3,506.56$3,506.56 1502721320044F2WARD JEFFERY S & PEGGY J8609 JENNER LN1$3,506.56$3,506.56 1502721320045F2KAPITZ JON K & JANET M8611 JENNER LN1$3,506.56$3,506.56 1502721320046F2PALESH JOEL R & COLLEEN A8613 JENNER LN1$3,506.56$3,506.56 1502721320047F2TERRELL DANIEL J & SHAWNA R8615 JENNER LN1$3,506.56$3,506.56 1502721320048F2TURVOLD TERRY B & SHIRLEY B8617 JENNER LN S1$3,506.56$3,506.56 1502721320049F2SCHILMOELLER LEON J & JANET V9101 HILLSIDE TRL S1$3,506.56$3,506.56 1502721320050F2CRIPE ROBERT D & IADA M9117 HILLSIDE TRL S1$3,506.56$3,506.56 1502721320051F2HOGAN MICHAEL PATRICK & ANDREA9133 HILLSIDE TRL1$3,506.56$3,506.56 1502721320052F2FOSSUM STEVEN D & LISA J9149 HILLSIDE TRL1$3,506.56$3,506.56 1502721320053F2GANGI DANIEL P & DEBRA T9165 HILLSIDE TRL S1$3,506.56$3,506.56 1502721320054F2HEYDERHOFF WILLIAM J & JANICE9181 HILLSIDE TRL1$3,506.56$3,506.56 1502721320055F2KELM TODD & MARY9197 HILLSIDE TRL1$3,506.56$3,506.56 1502721320057F2STEFFENS ALAN A & LORI A8590 JEFFERY AVE S1$3,506.56$3,506.56 1502721320059F2HOYER SCOTT R8580 JEFFERY AVE S1$3,506.56$3,506.56 1502721320061F2PLACE TRAVIS N8570 JEFFERY AVE S1$3,506.56$3,506.56 1502721320062F2DRAVES DAVID W8560 JEFFERY AVE S1$3,506.56$3,506.56 1502721320063F2ROTHMEYER LYLE LEANDER8550 JEFFERY AVE S1$3,506.56$3,506.56 1502721320064F2SCHULDT JEAN8532 JEFFERY AVE S3.2$3,506.56$11,220.99 1502721320067F2DAVIES HAROLD E & BRENDA M9220 HILLSIDE TRL1$3,506.56$3,506.56 1502721320068F2CLYSDALE MICHAEL & PAHOLA9200 HILLSIDE TRL S1$3,506.56$3,506.56 1502721320069F2REIDT DEAN K & JUDY A9211 HILLSIDE TRL1$3,506.56$3,506.56 1502721320070F2STANTON JAMES & AMY9227 HILLSIDE TRL S1$3,506.56$3,506.56 1502721320072F2NIELSEN STACEY A & CLAY D8514 JEFFERY AVE S1$3,506.56$3,506.56 1502721320073F2CUSICK KENNETH W & DIANNA L8512 JEFFERY AVE S1$3,506.56$3,506.56 1502721320074F2CHRISTENSEN GARY R TRS & PAULA K CHRISTENSEN TRS8508 JEFFERY AVE S1$3,506.56$3,506.56 1502721320075F2BAUER COY P & MELISSA H8504 JEFFERY AVE S1$3,506.56$3,506.56 1502721320076F2SMITH STEVEN C & DENICE M8500 JEFFERY AVE S1$3,506.56$3,506.56 1502721320077F2SATTLER JASON J & LEE E8496 JEFFERY AVE S1$3,506.56$3,506.56 1602721410090F2VUE DAN & JESSICA8959 HILLSIDE TRL S1$3,506.56$3,506.56 1602721410091F2KOOSMANN ROBIN J & KIMBERLY J8967 HILLSIDE TRL1$3,506.56$3,506.56 Totals339.2$1,189,425.15 Preliminary Assessment Roll District F3 Pavement Replacement Parcel IDDistrictOwnerAddressUnits$/UnitTotal /Unit 1502721310053F3BOOGREN ROBERT J & SUSAN K8639 JEWEL AVE1$3,506.56$3,506.56 1502721310054F3OLSON JAMES L8651 JEWEL AVE S1$3,506.56$3,506.56 1502721310055F3GERMO JOHN S & MARTHA JANE8781 JEWEL AVE S1$3,506.56$3,506.56 1502721310056F3HERMAN NEAL & BRIDGET8664 JEWEL AVE S1$3,506.56$3,506.56 1502721310057F3MICKELSON JOHN A JR8646 JEWEL AVE S1$3,506.56$3,506.56 1502721310058F3KNOP TERRY J & PATRICIA J8628 JEWEL AVE1$3,506.56$3,506.56 1502721310059F3MILLER CHERYL A & LAWRENCE G8602 JEWEL AVE S1$3,506.56$3,506.56 1502721310060F3FRANSSEN GARY A & SANDRA L8598 JEWEL AVE1$3,506.56$3,506.56 1502721310061F3ELLIS RONALD L JR & DEANNA D8570 JEWEL AVE S1$3,506.56$3,506.56 1502721310062F3BRIES JAMES L & PHYLLIS M8552 JEWEL AVE S1$3,506.56$3,506.56 1502721310063F3WALKER MARK K & CARLA D8536 JEWEL AVE S1$3,506.56$3,506.56 1502721310064F3OLSEN DONALD E & YATES MARY R8514 JEWEL AVE S1$3,506.56$3,506.56 1502721310065F3KNOFF MICHAEL R & CELESTE R8500 JEWEL AVE S1$3,506.56$3,506.56 1502721310066F3SAMPSON LARRY A & ELISE R8581 JEWEL LN S1$3,506.56$3,506.56 1502721310067F3SCHAACK JOHN C & LINDA M8565 JEWEL AVE S1$3,506.56$3,506.56 1502721310068F3BOND CALEB M & ROBIN M8666 JEWEL AVE1$3,506.56$3,506.56 1502721310069F3MELANDER MURRAY M & CAROL A8648 JEWEL LN1$3,506.56$3,506.56 1502721310070F3GARCIA ROBERT & AMBER E8622 JEWEL LN S1$3,506.56$3,506.56 1502721310071F3BOOTH TIMOTHY N & VALERIE L8597 JEWEL AVE1$3,506.56$3,506.56 1502721310072F3NORBLOM JEFFERY L & SANDRA F OTT-NORBLOM8615 JEWEL AVE1$3,506.56$3,506.56 1502721310073F3ANDERSON MICHAEL JAY & ANN8809 JEWEL AVE S1$3,506.56$3,506.56 1502721310074F3NEFF BERNARD J & EILEEN C8509 JEWEL AVE S1$3,506.56$3,506.56 1502721310075F3BRUCE L BENEDICT & LOIS L BENEDICT TRS8523 JEWEL AVE S1$3,506.56$3,506.56 1502721310076F3VENTRONE ROSEMARIE8547 JEWEL AVE S1$3,506.56$3,506.56 1502721310077F3FENSKE CHRIS S & KELLY J8603 JEWEL LN S1$3,506.56$3,506.56 1502721310078F3JUHL LEE R & CHRISTINA M8619 JEWEL LN S1$3,506.56$3,506.56 1502721310079F3MORGAN SHAWN M & HEIDI J8635 JEWEL LN S1$3,506.56$3,506.56 1502721310080F3CARSON R SCOTT & N YVONNE8657 JEWEL LN S1$3,506.56$3,506.56 1502721310081F3MUELLER GLEN R & SOPHIE R8671 JEWEL LN S1$3,506.56$3,506.56 1502721310082F3EHLENZ TODD A & MARIE L9475 HILLSIDE TRL S1$3,506.56$3,506.56 1502721310083F3BOYLE JOSEPH G & MARIA I M DE8769 JEWEL AVE1$3,506.56$3,506.56 1502721310084F3JOHNSON CHRISTOPHER M8737 JEWEL AVE S1$3,506.56$3,506.56 1502721310085F3SIEDOW PATRICK L & JOAN L8715 JEWEL AVE1$3,506.56$3,506.56 1502721310086F3ROMANISKI PAUL & DONNA8673 JEWEL AVE S1$3,506.56$3,506.56 1502721310087F3ROBERTS DANEEN A9407 HILLSIDE TRL S1$3,506.56$3,506.56 1502721310088F3PAHL FRED J & GOLDIE ANN9425 HILLSIDE TRL1$3,506.56$3,506.56 1502721310089F3DICKMEYER SCOTT M & CHRISTI9453 HILLSIDE TRL1$3,506.56$3,506.56 1502721310090F3GREENWALT JAMES E & LINDA K8682 JEWEL AVE S1$3,506.56$3,506.56 1502721310091F3THENO ROBERT C & ANN L8704 JEWEL AVE1$3,506.56$3,506.56 1502721310092F3AMMONS NED D & JENNIFER8728 JEWEL AVE1$3,506.56$3,506.56 1502721340003F3WHITE TERRY L & LINDA C8881 JEWEL AVE S1$3,506.56$3,506.56 1502721340004F3BOTHUN DONALD D & CYNTHIA J8899 JEWEL AVE S1$3,506.56$3,506.56 1502721340005F3LINDER MITCHELL J & JANE ERICKSON-LINDER8905 JEWEL AVE S1$3,506.56$3,506.56 1502721340006F3JENSEN GERALD B & LINDA G8929 JEWEL AVE S1$3,506.56$3,506.56 1502721340007F3KIRBY JOHN F & REBECCA C8947 JEWEL AVE S1$3,506.56$3,506.56 1502721340008F3TODY ERIC D & CASSANDRA A8865 JEWEL AVE S1$3,506.56$3,506.56 1502721340009F3KASTE DONALD A & MARY E8853 JEWEL AVE S1$3,506.56$3,506.56 1502721340010F3HARRIS STEPHEN M & LEAH J8837 JEWEL AVE S1$3,506.56$3,506.56 1502721340011F3CASWELL WARREN P & JODI8821 JEWEL AVE S1$3,506.56$3,506.56 1502721340012F3CASTILLO DANIEL A DEL & SUSAN MCREYNOLDS DEL CASTI8746 JEWEL AVE S1$3,506.56$3,506.56 1502721340013F3TURNIS JASON R & NANCY C8750 JEWEL AVE S1$3,506.56$3,506.56 1502721340014F3KENNETH G BOYDEN TRS8772 JEWEL AVE S1$3,506.56$3,506.56 1502721340015F3LOMAX BRYAN W & CARLA L8794 JEWEL AVE S1$3,506.56$3,506.56 1502721340016F3JOEL L BEXELL & DONNA M BEXELL TRS8822 JEWEL AVE S1$3,506.56$3,506.56 1502721340017F3ROSETT GARY L & JOAN M8844 JEWEL AVE S1$3,506.56$3,506.56 1502721340018F3LIPPERT LIV TRS8858 JEWEL AVE1$3,506.56$3,506.56 1502721340019F3NELSON JEFFREY D & JANE M8870 JEWEL AVE S1$3,506.56$3,506.56 1502721340020F3BLESENER PAUL J & KATHY A8886 JEWEL AVE S1$3,506.56$3,506.56 1502721340021F3HUI ALAN & YUEN PING8914 JEWEL AVE S1$3,506.56$3,506.56 1502721340022F3CASEY ANTHONY J JR & GLADYS I8938 JEWEL AVE S1$3,506.56$3,506.56 1502721340023F3BLECKINGER MICHAEL & DEBRA K8952 JEWEL AVE S1$3,506.56$3,506.56 Preliminary Assessment Roll District F3 Pavement Replacement Parcel IDDistrictOwnerAddressUnits$/UnitTotal /Unit 1502721340024F3INOUYE MARK T & KATIE L8966 JEWEL AVE S1$3,506.56$3,506.56 1502721340025F3BUNKER WARNER J & GLENDA8978 JEWEL AVE S1$3,506.56$3,506.56 1502721340026F3YETTER THOMAS G & ARNA8984 JEWEL AVE S1$3,506.56$3,506.56 1502721340027F3STELMACH STEPHEN J & COLLEEN M8990 JEWEL AVE S1$3,506.56$3,506.56 1502721340028F3HOLTMEYER SHERRY D8996 JEWEL AVE1$3,506.56$3,506.56 Totals66$231,432.96 Preliminary Assessment Roll 90th Pavement Replacement Parcel IDDistrictOwnerAddressUnits$/UnitTotal /Unit 160272143000390th/F4GOODHUE ADAMS8750 90TH ST SC$14,400.00$14,400.00 160272144004890th/F4JIRIK MICHAEL P & KATIE L8946 90TH ST S1$3,506.56$3,506.56 160272144004990th/F4HOFACKER DONALD8944 90TH ST S1$3,506.56$3,506.56 160272144005090th/F4ZIEMER MARK MICHAEL & LORRAI8942 90TH ST S1$3,506.56$3,506.56 160272144005190th/F4PAULSON TRUDY L8940 90TH ST S1$3,506.56$3,506.56 160272144005290th/F4KNUTSON TROY D & KRISTYN C8938 90TH ST S1$3,506.56$3,506.56 160272144005390th/F4ROJAS-LOPEZ CARLOS & NORMA CARVAJAL AGUILAR8866 90TH ST S1$3,506.56$3,506.56 160272144005490th/F4LIND MARK A8858 90TH ST S1$3,506.56$3,506.56 160272144005590th/F4BESSE DAVID & KELSEY L8850 90TH ST S1$3,506.56$3,506.56 160272144005690th/F4GOTTLIEB CURTIS R & CHERYL A8842 90TH ST S1$3,506.56$3,506.56 160272144005790th/F4WESTERBERG WAYNE K & RAMONA L8834 90TH ST S1$3,506.56$3,506.56 160272144005890th/F4KNUTSON TIMOTHY A & TERESA A8826 90TH ST S1$3,506.56$3,506.56 160272144005990th/F4KONZE KATHY L8818 90TH ST S1$3,506.56$3,506.56 160272144006090th/F4ALBRECHT DONALD J & ROBIN L8810 90TH ST S1$3,506.56$3,506.56 160272144006190th/F4IRBER JOHN C & KARI J8802 90TH ST S1$3,506.56$3,506.56 210272111000190th/F4WOODMOUNT TOWNHOUSES ASSOC8815 90TH ST S20$3,506.56$70,131.20 210272112000890th/F4SUPERVALU HOLDINGS INC8690 EAST POINT DOUGLAS RD SC$23,000.00$23,000.00 220272111000190th/F4JANSEN JAMES C & HELEN M9649 90TH ST SA$0.00$0.00 150272143001090th/F4JANSEN JAMES C & HELEN MA$0.00$0.00 150272144000190th/F4JENSEN REBECCA ETALA$0.00$0.00 Totals34$156,623.04 Preliminary Assessment Roll District H - Grey Cloud Trail Parcel IDDistrictOwnerAddressUnitsTotal /Unit 1902721330002HDAMMER HERBERT A9790 GREY CLOUD TRL1$3,246.57 3002721240001HPINAULT DUANE M & COLLEEN M10470 GREY CLOUD TRL1$3,282.35 3002721240003HLINDALA DENNIS J & CAROL A10426 GREY CLOUD TRL1$3,648.19 3002721130003HDOBOZENSKI DAVID J & DIANE M10399 GREY CLOUD TRL1$3,947.40 3002721130006HWOULFE SEAN D10411 GREY CLOUD TRL1$3,947.40 3002721130008HSNIDER NORMA J10421 GREY CLOUD TRL1$4,000.00 3002721420004HDIRTZU GEORGE N & DOROTHY10453 GREY CLOUD TRL1$4,250.53 3002721310006HMARZ CORINNE L10647 GREY CLOUD TRL1$4,353.85 1902721230001HNESVIG R GORDON1$4,482.23 3002721130007HDIRTZU SCOTT A & DEBRA L10417 GREY CLOUD TRL1$4,565.14 3002721310002HMARIER ROBERT ERNEST & DIANE M10515 GREY CLOUD TRL1$4,719.93 3002721310007HWITZEL DENNIS G & MARILYN L10649 GREY CLOUD TRL1$4,786.05 3002721310008HWITZEL THOMAS M & SANDRA J10651 GREY CLOUD TRL1$5,200.00 3002721130002HDOEBLER REAL ESTATE LLC10301 GREY CLOUD TRL1$5,208.21 1902721230004HLEITHAUSER STEVEN M & BARBARA A LEITHAUSER9475 GENEVA AVE S1$6,171.89 3002721310014HTCB PROPERTIES LLC10477 GREY CLOUD TRL1$4,400.00 3002721420002HTCB PROPERTIES LLC1$3,300.00 3002721310003HGILLE BERNARD E & SUSAN M10657 GREY CLOUD TRL1$7,805.80 3002721310005HLACASSE SHERRI10659 GREY CLOUD TRL1$7,833.41 3002721210003HBURKE WILLIAM T & DIANE E10200 GREY CLOUD TRL S1$7,849.70 3002721310013HSCHWARZ SHIRLEY JEAN10650 GREY CLOUD TRL1$8,049.65 3002721310010HGABEL MARK R10655 GREY CLOUD TRL1$8,000.00 3002721310004HWITZEL ARLINE M10653 GREY CLOUD TRL1$6,127.88 3002721310009HWITZEL ARLINE M1$1,958.40 3002721310012HNIERENGARTEN THOMAS & MARLANA10500 GREY CLOUD TRL S1$8,182.17 3002721240011HMCFAGGEN MICHAEL L & KATHLEEN10248 GREY CLOUD TRL1$8,279.64 3002721310011HTUTHILL TIMOTHY B & KIM HENDRICKS10460 GREY CLOUD TRL S1$8,340.99 3002721210004HKELM DAVID C JR & GEORGIA M10150 GREY CLOUD TRL1$8,594.29 3002721240004HDIPPEL GAYLE10352 GREY CLOUD TRL1$8,688.34 3002721240005HSCHWEN WILLIAM W & CATHERINE10300 GREY CLOUD TRL1$9,073.74 3002721430001HTCB PROPERTIES LLC10525 GREY CLOUD TR1$5,402.06 3002721420001HTCB PROPERTIES LLC1$2,694.33 3002721420003HTCB PROPERTIES LLC1$1,233.22 3002721210006HKLASSY BRIAN T & BETH A9988 GREY CLOUD TRL1$9,344.87 3002721240009HSCHMALTZ OTTO E & MARTHA M10398 GREY CLOUD TRL1$6,300.00 3002721240002HSCHMALTZ OTTO E & MARTHA M1$3,100.00 3002721210005HDIPPEL KYLE L & ELIZABETH A10020 GREY CLOUD TRL1$9,694.23 1902721330001HSANDKAMP ALAN G ETAL9962 GREY CLOUD TRL1$21,200.00 3002721220001HSANDKAMP ALAN G ETAL1$5,800.00 3002721140001HDOEBLER WILLIAM C10351 GREY CLOUD TRL S1$16,200.00 3002721130001HLINKS ON THE MISSISSIPPI INC1$700.00 3002721130004HLINKS ON THE MISSISSIPPI INC6511 103RD ST S1$900.00 3002721440001HLINKS ON THE MISSISSIPPI INC1$9,900.00 3102721110001HLINKS ON THE MISSISSIPPI INC2$300.00 Totals46$265,062.47 2015 PAVEMENT MANAGEMENT Appendix E Assessment Calculations Grey Cloud Trail Residential A Special Benefits Appraisal was conducted for select properties along Grey Cloud Trail. The properties selected were chosen by the appraiser. Three of the rural-residential properties sampled were non-water front properties of various acreage, and two were water front properties of different acreage. The report depicted different benefit for water front properties versus non-water front properties as benefit is determined by the land component of the property alone. In addition, a non-linear relationship existed between benefit and acreage. As acreage increased, the corresponding increase in benefit began to decline. Trend lines were developed for both property types to develop a relationship of benefit versus acreage. The trend lines are presented below. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT The developed trend lines were then used to calculate benefit on the remaining rural-residential properties. Where a benefit appraisal was completed, the appraisal amount was used for the proposed assessment. City of Cottage Grove, Minnesota 2015 Pavement Management Project Preliminary Assessment Roll District H- Grey Cloud Trail Water Benefit Total Trendline Proposed Parcel ID District Owner Address Units Total /Unit Front Acres pppraisal A�res $ genefit /Acre Calculation Assessment 1902721330002 H DAMMERHERBERTA 9790GREYCLOUDTRL 1 $3,246.57 0.49 0.49 $3,246.57 $3,246.57 �� �� ����� �� ������ ���� ����� 3002721240001 H PINAULTDUANEM&COLLEENM 10470GREYCLOUDTRL 1 $3,282.35 0.51 0.51 $3,282.35 $3,282.35 �� �� ����� �� ������ ���� ����� 3002721240003 H LINDALADENNISJ&CAROLA 10426GREYCLOUDTRL 1 $3,648.19 0.75 0.75 $3,648.19 $3,648.19 �� �� ����� �� ������ ���� ����� 3002721130003 H DOBOZENSKI DAVID J& DIANE M 10399 GREY CLOUD TRL 1 $3,947.40 1.00 1.00 $3,947.40 $3,947.40 �� �� ����� �� ������ ���� ����� 3002721130006 H WOULFE SEAN D 10411 GREY CLOUD TRL 1 $3,947.40 1.00 1.00 $3,947.40 $3,947.40 �� �� ����� �� ������ ���� ����� 3002721130008 H SNIDER NORMAJ 10421 GREY CLOUDTRL 1 $4,000.00 1.13 $4,000.00 1.13 $3,539.82 $4,081.83 $4,000.00 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3002721420004 H DIRTZU GEORGE N& DOROTHY 10453 GREY CLOUD TRL 1 $4,250.53 1.31 1.31 $4,250.53 $4,250.53 �� �� ����� �� ������ ���� ����� 3002721310006 H MARZ CORINNE L 10647 GREY CLOUD TRL 1 $4,353.85 1.43 1.43 $4,353.85 $4,353.85 �� �� ����� �� ������ ���� ����� 1902721230001 H NESVIGRGORDON 1 $4,482.23 1.59 1.59 $4,482.23 $4,482.23 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3002721130007 H DIRTZU SCOTT A& DEBRA L 10417 GREY CLOUD TRL 1 $4,565.14 1.70 1.70 $4,565.14 $4,565.14 �� �� ����� �� ������ ���� ����� 3002721310002 H MARIER ROBERT ERNEST & DIANE M 10515 GREY CLOUD TRL 1 $4,719.93 1.92 1.92 $4,719.93 $4,719.93 �� �� ����� �� ������ ���� ����� 3002721310007 H WITZEL DENNIS G& MARILYN L 10649 GREY CLOUD TRL 1 $4,786.05 2.02 2.02 $4,786.05 $4,786.05 �� �� ����� �� ������ ���� ����� 3002721310008 H WITZELTHOMAS M& SANDRA J 10651 GREY CLOUD TRL 1 $5,200.00 2.45 $5,200.00 2.45 $2,122.45 $5,045.95 $5,200.00 �� �� ����� �� ������ ���� ����� 3002721130002 H DOEBLER REAL ESTATE LLC 10301 GREY CLOUD TRL 1 $5,208.21 2.75 2.75 $5,208.21 $5,208.21 �� �� ����� �� ������ ���� ����� 1902721230004 H LEITHAUSER STEVEN M& BARBARA A LEITHAUSER 9475 GENEVA AVE S 1 $6,171.89 5.11 5.11 $6,171.89 $6,171.89 �� �� ����� �� ������ ���� ����� 3002721310014 H TCB PROPERTIES LLC 10477 GREY CLOUD TRL 1 $4,400.00 6.87 $4,400.00 11.89 $647.60 $7,778.77 $7,700.00 3002721420002 H TCB PROPERTIES LLC 1 $3,300.00 5.02 $3,300.00 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3002721310003 H GILLE BERNARD E& SUSAN M 10657 GREY CLOUD TRL 1 $7,805.80 Y 2.00 2.00 $7,805.80 $7,805.80 �� �� ����� �� ������ ���� ����� 3002721310005 H LACASSE SHERRI 10659 GREY CLOUD TRL 1 $7,833.41 Y 2.05 2.05 $7,833.41 $7,833.41 �� �� ����� �� ������ ���� ����� 3002721210003 H BURKE WILLIAM T& DIANE E 10200 GREY CLOUD TRL S 1 $7,849.70 Y 2.08 2.08 $7,849.70 $7,849.70 �� �� ����� �� ������ ���� ����� 3002721310013 H SCHWARZ SHIRLEY JEAN 10650 GREY CLOUD TRL 1 $8,049.65 Y 2.48 2.48 $8,049.65 $8,049.65 �� �� ����� �� ������ ���� ����� 3002721310010 H GABEL MARK R 10655 GREY CLOUD TRL 1 $8,000.00 Y 2.37 $8,000.00 2.37 $3,375.53 $7,997.59 $8,000.00 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3002721310004 H WITZEL ARLINE M 10653 GREY CLOUD TRL 1 $6,127.88 Y 1.94 2.56 $8,086.28 $8,086.28 3002721310009 H WITZELARLINE M 1 $1,958.40 Y 0.62 �� �� ����� �� ������ ���� ����� 3002721310012 H NIERENGARTEN THOMAS & MARLANA 10500 GREY CLOUD TRL S 1 $8,182.17 Y 2.78 2.78 $8,182.17 $8,182.17 �� �� ����� �� ������ ���� ����� 3002721240011 H MCFAGGEN MICHAEL L& KATHLEEN 10248 GREY CLOUD TRL 1 $8,279.64 Y 3.02 3.02 $8,279.64 $8,279.64 �� �� ����� �� ������ ���� ����� 3002721310011 H TUTHILLTIMOTHY B& KIM HENDRICKS 10460 GREY CLOUDTRL S 1 $8,340.99 Y 3.18 3.18 $8,340.99 $8,340.99 �� �� ����� �� ������ ���� ����� 3002721210004 H KELM DAVID C JR & GEORGIA M 10150 GREY CLOUD TRL 1 $8,594.29 Y 3.92 3.92 $8,594.29 $8,594.29 �� �� ����� �� ������ ���� ����� 3002721240004 H DIPPEL GAYLE 10352 GREY CLOUD TRL 1 $8,688.34 Y 4.23 4.23 $8,688.34 $8,688.34 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3002721240005 H SCHWEN WILLIAM W&CATHERINE 10300GREYCLOUDTRL 1 $9,073.74 Y 5.73 5.73 $9,073.74 $9,073.74 �� �� ����� �� ������ ���� ����� 3002721430001 H TCB PROPERTIES LLC 10525 GREY CLOUD TR 1 $5,402.06 Y 4.03 6.96 $9,329.61 $9,329.61 3002721420001 H TCB PROPERTIES LLC 1 $2,694.33 2.01 3002721420003 H TCB PROPERTIES LLC 1 $1,233.22 0.92 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3002721210006 H KLASSY BRIAN T& BETH A 9988 GREY CLOUD TRL 1 $9,344.87 Y 7.04 7.04 $9,344.87 $9,344.87 �� �� ����� �� ������ ���� ����� 3002721240009 H SCHMALTZ OTTO E& MARTHA M 10398 GREY CLOUD TRL 1 $6,300.00 Y 5.21 $6,300.00 7.30 $1,287.67 $9,393.46 $9,400.00 3002721240002 H SCHMALTZ OTTO E& MARTHA M 1 $3,100.00 2.09 $3,100.00 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3002721210005 H DIPPEL KYLE L& ELIZABETH A 10020 GREY CLOUD TRL 1 $9,694.23 Y 9.10 9.10 $9,694.23 $9,694.23 �� �� ����� �� ������ ���� ����� 1902721330001 H SANDKAMP ALAN G ETAL 9962 GREY CLOUD TRL 1 $21,200.00 51.59 $21,200.00 $27,000.00 3002721220001 H SANDKAMP ALAN G ETAL 1 $5,800.00 13.99 $5,800.00 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3002721140001 H DOEBLER WILLIAM C 10351 GREY CLOUD TRL S 1 $16,200.00 82.93 $16,200.00 $28,000.00 3002721130001 H LINKS ON THE MISSISSIPPI INC 1 $700.00 3.41 $700.00 3002721130004 H LINKS ON THE MISSISSIPPI INC 6511103RD STS 1 $900.00 4.96 $900.00 3002721440001 H LINKS ON THE MISSISSIPPI INC 1 $9,900.00 50.71 $9,900.00 3102721110001 H LINKS ON THE MISSISSIPPI INC 2 $300.00 1.78 $300.00 Totals 46 $265,062.47 $265,062.47 2015 PAVEMENT MANAGEMENT Appendix F Pavement Cores Pavement Cores were extracted to determine the thickness of the existing street section and evaluate pavement condition. Attached are photos of each core. City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT City of Cottage Grove, Minnesota 2015 Pavement Management Project 2015 PAVEMENT MANAGEMENT City of Cottage Grove, Minnesota 2015 Pavement Management Project A SPECIAL BENEFITS APPRAISAL RESTRICTED APPRAISAL REPORT (BRKW File No. 7390) 4 RESIDENTIAL PROPERTIES , 2 COMMERCIAL PROPERTIES AND 3 AGRICULTURAL PROPERTIES 2015 PAVEMENT MANAGEMENT PROJECT THTH BETWEEN 80 AND 90 STREETS SOUTH, EAST OF JAMAICA AVENUE SOUTH COTTAGE GROVE, MN 55016 VALUATION DATE: SEPTEMBER 3, 2014 FOR CITY OF COTTAGE GROVE ATTN: JENNIFER LEVITT, P.E. COMMUNITY DEVELOPMENT DIRECTOR / CITY ENGINEER 12800 RAVINE PARKWAY SOUTH COTTAGE GROVE, MN 55016 BY PAUL J. GLEASON, MAI AND MARK A. WARREN October 1, 2014 Jennifer Levitt, P.E. Community Development Director / City Engineer City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 RE: Special Benefits Appraisal 4 Residential Properties, 2 Commercial Properties And 3 Agricultural Properties Cottage Grove 2015 Pavement Management Project thth Between 80 and 90 Streets South, East of Jamaica Avenue South Cottage Grove, Minnesota Dear Ms. Levitt: In accordance with your request, we are providing you with a special benefits appraisal pertaining to four residential properties, two commercial properties and three agricultural properties located in an area proposed for roadway rehabilitation and utility repairs through the Cottage Grove 2015 Pavement Management Project. Restricted Appraisal Report This appraisal is presented in a format, in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice. The purpose of the appraisal is to provide an opinion of the increase in market value, if any, to the subject properties as a consequence of the new street and utility improvements to be completed in 2015. The opinion of the value benefits resulting from the public improvement project is as of September 3, 2014, the date of inspection of the project area and subject properties. The intended use of the appraisal is for assisting city officials in levying in an equitable manner special assessments to properties benefited by the improvement project. The intended users of the appraisal are City of Cottage Grove officials. The project area encompasses a pocket of commercial properties, several residential thth neighborhoods, and an area of agricultural properties located between 80 and 90 Streets South, east of Jamaica Avenue South. The streets to be rehabilitated and the proposed improvements are detailed within this report. 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. Consequently, this special benefits analysis is limited to the valuation of only the land components of the properties appraised. The before-and-after valuation methodology has been used in this appraisal, which analyzes the market value of the subject land prior to the proposed project in relation to the market value of the land after the project is completed. The difference between the before and after opinions of land value reflects the value of special benefits. In our opinion, the special value benefits to the subject properties resulting from completion of the 2015 Pavement Management Project as of September 3, 2014 are as follows: , which is September 3, 2014, 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 hypothetical condition reflects a applied in this appraisal. This appraisal assignment is not based on a requested minimum valuation or a specific valuation for approval of a loan. The opinions of market value and special benefits in the appraisal were developed independent of any undue influence. 2 BRKW APPRAISALS, INC. PAGE The appraised values assume all real estate taxes and special assessment balances, if any, have been paid in full. The values are gross values with no allowances made for brokerage commissions, real estate taxes or other carrying costs associated with a property during its marketing period. The values are based on an exposure time of six to twelve months. This appraisal report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP) as promulgated by the Appraisal Foundation. The facts and information contained in this report were obtained from sources that are considered to be reliable and are true to the best of our knowledge and belief, but are not guaranteed. This appraisal report is contingent upon the assumptions and limiting conditions included within this report. Your attention is directed to the following report which summarizes the data, analyses and conclusions that support the opinions of value. Sincerely, BRKW APPRAISALS, INC. Paul J. Gleason, MAI Mark A. Warren Certified General Real Property Appraiser Certified General Real Property Appraiser Minnesota License #4003073 Minnesota License #20415370 3 BRKW APPRAISALS, INC. PAGE TABLE OF CONTENTS  IDENTIFICATION OF PROPERTIES APPRAISED/LEGAL DESCRIPTIONS .................. 1  PASPLM ................................................. 2 ROJECT REA AND UBJECT ROPERTIES OCATION AP  PURPOSE/INTENDED USE OF THE APPRAISAL/INTENDED USERS ............................ 3  PROPERTY RIGHTS APPRAISED ................................................................................ 3  ZONING ....................................................................................................................... 3  SCOPE OF WORK ........................................................................................................ 4  COMPETENCY PROVISION ......................................................................................... 4  EXTRAORDINARY ASSUMPTIONS/HYPOTHETICAL CONDITIONS ............................ 5  MARKET VALUE DEFINITION .................................................................................... 6  CONTINGENT AND LIMITING CONDITIONS .............................................................. 6  DESCRIPTION OF SUBJECT PROPERTIES.................................................................. 7  DESCRIPTION OF EXISTING INFRASTRUCTURE ..................................................... 10  ESCD ...................................................................... 11 XISTING TREET ONSTRUCTION ATES  PCIM ............................................................................... 12 AVEMENT ONDITION NDEX AP  DESCRIPTION OF PROPOSED IMPROVEMENTS ...................................................... 13  HIGHEST AND BEST USE .......................................................................................... 13  SPECIAL BENEFIT CONSIDERATIONS AND CONCLUSIONS .................................... 14  SPECIAL BENEFIT ANALYSIS PROCESS .................................................................. 16  SPECIAL BENEFIT OPINIONS ................................................................................... 17  CERTIFICATION ....................................................................................................... 18  PROFESSIONAL QUALIFICATIONS .......................................................................... 19  COMPANY PROFILE ................................................................................................. 23 1 BRKW APPRAISALS, INC. PAGE IDENTIFICATION OF PROPERTIES APPRAISED/LEGAL DESCRIPTIONS The owners, addresses, tax parcel numbers and legal descriptions of the nine appraised properties are presented below. A map depicting the area of the proposed project and the location of the subject properties is on the next page. 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The intended use of the special benefits appraisal is to assist City of Cottage Grove officials in levying in an equitable manner special assessments to properties benefited by the improvement project. The intended users of the report are City of Cottage Grove officials. PROPERTY RIGHTS APPRAISED The property rights appraised are those of the fee simple estate. ZONING The zoning of the appraised properties is as follows: 3 BRKW APPRAISALS, INC PAGE SCOPE OF WORK The City of Cottage Grove is proposing to rehabilitate several streets in the project thth area which is described as being located between 80 and 90 Streets South, and east of Jamaica Avenue South. The project is referred to as the City of Cottage Grove 2015 Pavement Management Project. Per agreement between the client and the appraisers, four representative residential properties, two commercial properties and three agricultural properties located in the area of the proposed improvements project are appraised in this report. The opinions of special benefits, if any, accruing to the appraised properties as a result of the project will be used by the client in determining the appropriate assessments to be levied against other properties within the project area. Since the benefits of public improvement projects such as street rehabilitation accrue to the land component of properties only, the valuation in this report involves land only. Opinions of the market value of the subject properties have been developed in this appraisal using the Direct Sales Comparison Approach. This approach, which is the one most appropriate for valuing land, involves the comparison and analysis of land parcels recently sold which are similar to the land being appraised. The application of the Cost and Income Approaches typically applies only when a property valuation includes buildings and other improvements having contributory value. The subject land parcels are valued before and after completion of the proposed street and utility improvements. The difference between the before and after opinions of market value is the special benefit value attributable to the proposed project. restricted appraisal reportformat This report is presented in a in compliance with the reporting requirements of Standards Rule 2-2 (b) of the Uniform Standards of Appraisal Practice (USPAP). The results of the analysis and the conclusions pertaining to the market value of the subject property are presented in an abbreviated manner in this report, at a level of detail sufficient for the needs of the intended user, which is the client. Additional notes, analyses, and supporting data are retained in the onclusions stated in this report may not be understood properly without additional information in the identified herein. COMPETENCY PROVISION Paul J. Gleason, MAI has been a full-time professional real estate appraiser since April 1992. Mark A. Warren has been a full-time professional real estate appraiser since June 2003. Provided later in this report are summaries of their professional qualifications. The educational training and extensive work experience of the appraisers, each of whom is licensed as a Certified General Real Property Appraiser, enable completion of this appraisal assignment in a professional manner consistent with the intent of the competency provision of the Uniform Standards of Professional Appraisal Practice. 4 BRKW APPRAISALS, INC PAGE EXTRAORDINARY ASSUMPTIONS/HYPOTHETICAL CONDITIONS An Extraordinary Assumption is defined in the Uniform Standards of Professional Appraisal Practice (USPAP) 2014-2015 Edition ©The Appraisal Foundation, Page U-3, as: An assumption, directly related to a specific assignment, as of the effective date of assignment results, which, if found to be false, A Hypothetical Condition is defined in the Uniform Standards of Professional Appraisal Practice (USPAP) 2014-2015 Edition ©The Appraisal Foundation, Page U-3, as: A condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis. hypothetical condition Comments: A in this appraisal is it is assumed, for the purposes of special benefits valuation, that on the effective date of valuation of September 3, 2014, in the before position on that day the streets in front of the subject properties were in their pre-improved state (old, worn and deteriorated) and later on that day, in the after position, the street rehabilitation had been completed. In actuality, the rehabilitation process had not begun on that date, but is rather planned to be completed in 2015. Applying the hypothetical condition assuming project facilitates completing a before-and-after valuation as of the effective date of valuation. See Contingent and Limiting Conditions, which are standard assumptions that apply to the appraisal, later in this report. 5 BRKW APPRAISALS, INC PAGE MARKET VALUE DEFINITION Market Value as defined by the United States Department of the Treasury through the Comptroller of the Currency and the Office of Thrift Supervision is: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: buyer and seller are typically motivated; both parties are well informed or well advised, and each acting in what he considers his own best interest; a reasonable time is allowed for exposure in the open market; payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. This definition is also recognized by the Appraisal Foundation and is part of the Uniform Standards of Professional Appraisal Practice (USPAP). CONTINGENT AND LIMITING CONDITIONS This appraisal report is subject to the following Limiting Conditions and Assumptions: 1. The legal descriptions contained herein are assumed to be correct. 2. The appraiser assumes no responsibility for matters legal in nature affecting the property appraised or the title thereto, nor does the appraiser render any opinion as to the title, which is assumed to be good and marketable. The property is appraised as though under responsible ownership. 3. No survey has been prepared of the property by the appraiser and no responsibility is assumed in connection with such matters. Sketches in this report are included only to assist the reader in visualizing the property. 4. Information furnished by others is assumed to be reliable. However, the appraiser assumes no responsibility for its accuracy. 5. In cases where no soil tests have been submitted, the appraiser has assumed a good subsoil condition, subject to visual observations noted in the report. 6. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil or structures, which would render it more or less valuable. The appraiser assumes no responsibility for such conditions or for engineering that might be required to discover such factors. 6 BRKW APPRAISALS, INC PAGE 7. The appraiser is not required to give testimony or appear in court because of having made this appraisal with reference to the property in question, unless arrangements have been previously made. 8. The distribution of the total valuation in this report between land and improvements applies only under the highest and best use of the property. 9. The Bylaws and Regulations of the professional appraisal organizations with which the appraiser is affiliated govern disclosure of the contents of the appraisal report. 10. Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and, in any event, only with proper written qualifications and only in its entirety. 11. Neither all nor any part of the contents of this report, or a copy thereof, shall be conveyed to the public through advertising, public relations, news, sales or any other media without written consent and approval of the appraiser. Nor shall the appraiser, firm or professional organization of which the appraiser is a member be identified without the written consent of the appraiser. 12. The value conclusion assumes all taxes and special assessments are paid in full. 13. The after improvements valuation in this appraisal assumes proposed improvements have been completed in accordance with the description of the proposed work provided to the appraisers by the City of Cottage Grove. Environmental Disclaimer: The value opinions in this report are based on the assumption that the subject properties are not adversely affected by the existence of hazardous substances or detrimental environmental conditions. A routine inspection of the properties did not reveal or indicate any such conditions. In that the appraisers are not qualified in this field of expertise, the client is encouraged to retain an expert in such investigations, if so desired. DESCRIPTION OF SUBJECT PROPERTIES Neighborhood thth The subject properties are located generally between 80 and 90 Streets South, east of Jamaica Avenue South in Cottage Grove. Primary access into the area is provided by U.S. Highway 10/61 and Jamaica Avenue South, which meet at a nearby interchange around which is extensive commercial activity. East of the interchange, the neighborhood transitions to single-family residential homes with scattered multifamily properties. In the far eastern portion of the neighborhood are agricultural properties which are actively being farmed. 7 BRKW APPRAISALS, INC PAGE th 1. 8938 90 Street South This property, located in the southwesterly portion of the project area, is improved th with a house built in 1979. The lot has 67 feet of frontage on 90 Street South. The land area is 9,164 SF or 0.21 acres according to Washington County. The lot is generally level and unwooded. 2. 8489 Jergen Avenue South This property, located in the northerly portion of the project area, is improved with a house built in 1997. The lot has 62.12 feet of frontage on Jergen Avenue South. The land area is 15,655 SF or 0.36 acres according to Washington County. The lot is generally level and unwooded. 3. 8947 Jewel Avenue South This property, located in the southeasterly portion of the project area, is improved with a house built in 1992. The lot has 388.13 feet of frontage on Jewel Avenue South. The land area is 24,941 SF or 0.57 acres according to Washington County. The lot is generally level and unwooded. th 4. 8815 90 Street South This property is improved with the Woodmount Townhomes which was built in 1980 and is comprised of 50 total units. The lot contains a gross area of 304,920 SF or 7.00 acres according to Washington County. The usable area, which excludes road right of th way, is 266,909 SF or 6.13 acres. The property is at the southeast corner of 90 Street South and Islay Avenue South. Direct access is available from both streets. The lot th has 621.56 feet of frontage on 90 Street South and 429.40 feet of frontage on Islay Avenue South. th 5. 8750 90 Street South This property is improved with an office building which was built in 1987. The lot contains a gross area of 83,699 SF or 1.92 acres according to Washington County. The usable area, which excludes road right of way, is 52,272 SF or 1.20 acres. The th property is at the northeast corner of 90 Street South and Jamaica Avenue South. th Direct access is available from 90 Street South along which the lot has approximately 260 feet of frontage. The lot has approximately 425 feet along the Jamaica Avenue South right of way, but no direct access is provided. 8 BRKW APPRAISALS, INC PAGE 6. 8690 East Point Douglas Road South This property is improved with a Cub Foods grocery store which was built in 1991. The lot contains a gross area of 311,889 SF or 7.16 acres according to Washington County. The net land area, which excludes road right of way, is 309,139 SF or 7.10 th acres. The site abuts road right of way on all its sides: 90 Street South on the north, Jamaica Avenue South on the west, East Point Douglas Road South on the south, and th Islay Avenue South on the east. Direct access to the site is provided by 90 Street South on which the subject has 266 feet of frontage, Jamaica Avenue South on which the subject has 419 feet of frontage, and East Point Douglas Road on which the subject has 510 feet of frontage. Islay Avenue South does not directly provide access to the site. The adjacent property southwest, directly at the northeast corner of Jamaica Avenue South and East Point Douglas Road South, is a Holiday Station Store. It appears that there are cross easements across the subject property which allow access to the aforementioned streets for the Holiday store. th 7. NE Quadrant 90 Street South and Jewel Avenue South This property, located in the southeasterly portion of the project area, is an agricultural parcel that is being actively farmed. The property is at the northeast th corner of 90 Street South and Jewel Avenue South, approximately 1,300 feet west of Keats Avenue South. The land area is 31.20 acres. The parcel has 1,284 feet of th frontage on 90 Street South and approximately 300 feet of frontage on Jewel Avenue South. Along the east approximately 1,150 feet of the southern edge of the site is a 43-foot-wide sewer and utility easement. Abutting land uses north and west are urban single-family residential development. th 8. 9649 90 Street South This property, located in the southeasterly portion of the project area, is a rural residential homestead on an agricultural parcel that is being actively farmed. The th property is at the southwest corner of 90 Street South and Keats Avenue South. The gross land area is 146.36 acres, of which 115 acres is productive tillable area, 30.36 acres is productive pasture area, and 1.00 acre is allocated to the farmstead (according to Washington County). The net land area, which excludes road right of way, is 138.35 acres. The homestead is located in the northwest corner of the parcel and was built in 1948. There is a 60-foot-wide Northern Natural Gas Company pipeline easement traveling east-west in the northern portion of the parcel, and along the southern and eastern edges of the parcel is a 50-foot-wide Northern Natural Gas Company pipeline. 9 BRKW APPRAISALS, INC PAGE th 9. NW Quadrant 90 Street South and Keats Avenue South This property, located in the southeasterly portion of the project area, is an agricultural parcel that is being actively farmed. The parcel is essentially located at th the northwest corner of 90 Street South and Keats Avenue South; however, Christ The Lord Lutheran Church is located directly at the corner, and the subject parcel th wraps around the church with frontage on both 90 Street South and Keats Avenue th South. The parcel has 766 feet of frontage on 90 Street South and 563 feet of frontage on Keats Avenue South. The gross land area is 31.59 acres, and the net land area, excluding road right of way, is 30.01 acres. Along the southern edge of the parcel is a 43-foot-wide sewer and utility easement. DESCRIPTION OF EXISTING INFRASTRUCTURE The streets in the project area are urban-residential design and were originally constructed between 1979 and 1993, as depicted in the exhibit on the following page. th The only exception is 90 Street South, east of Jewel Avenue South, which has a rural-residential design having an asphalt road surface, but no curb and gutter. This section of road was built in 1979. The Pavement Condition Index (PCI) of the streets generally ranges from 45 to 65 on a scale of 1 to 100. Project area pavements at the lower end of the index are considered to be in fair condition and generally exhibit major distress. A PCI map is on a following page. There have been no major rehabilitation improvements made to the roads in the project area. Throughout the project area, streets have extensive cracking, as well as areas of stripped pavement. The stripped pavement not only demonstrates signs of surface distress, but the cores reveal stripping and deterioration all the way through the pavement. In order to alleviate some of the major distressed areas, the city has performed temporary patching. City water and sanitary sewer service is available in the area and connected to all but the three agricultural properties (Properties 7, 8 and 9). The agricultural properties are slated for urban development over the next several years or so, at which time utilities will be extended. 10 BRKW APPRAISALS, INC PAGE -` ����, } � � � ,�� r��, � �� � � � ���r ;�< j _`��� a� ; ~1 r, , }� y� t� ,;� '' � '\� � � � � � �'F ��',��T�< ��, � r "` k` M a�' � � - '�k�� %�� °--- - � � . ���— i=� F�------- i�r� hT���k r� �, t: `.,� �y��P P�°! �,� � -- r��� �� ; x x ��s �. /�e � �� ��„c . ���� _ — i�� i �� � i�C i i K h ,C � ��4 ... � v ��C�) i rrTr:,<,�-4klk#� , ��'`�.��'I - i _-r�.d` ____� _�., ... ._ .. . _____ �a� ..�, i i i i i i i i i i i i I L lr ",� `��'r' �-: � �� .. i -� � :� -� � ,{ T � T� T , 1 T, - r � � �r � 7 � ' .< ,� �, i � �� . � ! h� � �a L �' ' )i Tr1��J� } I � � �.4 . ,I e .I . _i � ~ � �---� �� �. ��� �"-��r-���� � ������ r Trn�-� ��c I �� �'� s a`� �I _1 _ � ��' - Y � iY- �F ��T-y-� d L� ' � ll i�� � _ �� '��� Zi�`l" ��° �, � � 1t 4.-�_V r � Fty � /�� L I 'i w a�� _� k _ �� t .. ...� � . �. � . � � - . , ;�._ , . . . . . . , ^� ' ' _' . . � �, ^' � � j�r � , � 1 � 1 r y� r � � ti F- ��F � t �`� • r '� � ,* �'y,r t'�, ''�` _ J -� �r �,._ �, � � �� �� i i i i����`�ar�T�� i Ar�''�,�. ��-L�r�r `���F 1 _�� i L i 1-4� _�1r° a .,� y / ���yvv � ,Y � "T'tt AC -4 i Y J / �i r 1 n'TrTTTrT - � � - - � . � ����Y� . ,'�- , � � e ��` � -i I Ti+i-Fi-F11 i >� �� • - #fr� � � � F'` �- � � i F ��la�l�li i �� � � � � .�llill_�li \ , . i l r i i i i i i � �� r � I i � � �- , i i � !-.._ i���.� � � '�/ � � �_ L i 1 i 1iJ __� � � 80TH Y LJ Y � - . rTTTTTTT� �ZTT � T_T_T______ ____-_ TTTTTT� ___ - .. .- rs.,� .... .- _ _ _ �E SQ TH ... -___ ' — STRE s� F�-�,'�'-'���'�+1�� � � � ��,� �y�_ ���" �� i _llii x��}� • � � ���ly" � "� � �� � ! - �'�� f� � a z�`�. � v? �� - � ��" l r ? . --- ---- �i�r � �. � � �� `, Q � � �-I , �r5 81ST � +l �� kkY �Y� � - r t � -�� � t � � r� o s"f � i� x�a u r ` _ _ � �1 � I �I�n $Tt i `^ .� k � 3. � <_ r 1`� 1� � I F� I i�`� � �_' �iLL''� � �� 'I .% �� +� r T� { T r �. 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J h _____^����.� �._ ._ �I�. . + � `'� ' � � —"�� z sl �. — x � � z a a u LEGEND_ � CONSTRUCTE01479 coNSr�ucreoisao coNSrRUCTEO i9a� coNSrRUCTeo sqae �- �� CONSTRUCTED 1987 . CONSTRUCTE�1984 � CONSTRUCTEO 1991 � CONSTRUCTED 1992 CONSTRUCTE�1493 -°_-_-°° NE4GH64EiH006B0UN�ARY - - - PAVEMENT pISTRiCT - ��, -- i � aFi �a`� T i T r,- __ vao o�'` I, '► w I �_ � � r co R Es: - / Q ��� � � � . �-. � . � 7 �. - X" Y": E7C. Bli. THICKNESS I Sp f_ I � �EPTH OF STftIPPING �i�.. ,. . � - , _ . � .� . �'=-� .. . .��__. _ ,c � .��� _ . p_ 90��HST�tCC' r��H .__i ydTFISTREET50UTH � - � � - a -. � 1 i � i � < TX F � � z� y%�� �� .�i y�� Y 6 � .. � r r, � � ?' � �� �Y� —� � ` ; I IF � �--�,� � � ',' �`-'-� ��' , y1 � 4��. ,^ r �.J1�'.iJ�'t" ��G�OV .�ry . �, . H i , .nl�li � BQLTON 8c MENK I c ix q E q � s y 1 Existing Street Construction Dates 1 PAVEMENT CORE C Subject #7 COTTAGE GROVE, MINNESOTA 2n]5 PAVfMENT AM1ANRGEM�NT �r BRKW APPRAISALS, INC PAGE 11 _ � j Y .I \ r a� a _+_a -+-i _. - +_f -}�� _ 2 �f � Jl� T �. / �� \� � , v ,�, .`�' .; ,� ' ; � �, `� cu�, �r � ���J Colrag Grave — "�i �,i v..;�l�.: TMr I �F i �t.� �i �st { r� r � - t �* _ ` �'�atr 11 �F-i��y ��ht 11L ��r F -�� a�c� r:� I � '� i r � � ' Y'���, �-�� � z-C�T?� � i � � r � � \ s , , � � � � -I F-i _1 � � � �� � �_u , -�� �f �S" �ti k' ���� �� -i � ,j �I I I � � . I -�y..( __ \� ���,.ry Y}f !�?� II IF-i o I TTT�T f?��'� I- ` � �� ! ��J�� } � � � � Y' � r � T i � . "I I l f� }� '1 A� !� I F �T�`T'T I I f I T�1 � Y � I� �- .�Y ,�� �`l� 1r+Y-�-Y� �I I 1--F�.�-�/ � I F'�11�111 li1J 1 ��' ��_ o i i h- � � �Y° T�i�r� i .,� �� r i i i i � i i i i i I .: ,��,�.� ��� 1.! T— _ L _ u i� , ' I V _� __ I I I —,-- aorH s�uEersouT� -'�-`�- — ----- -- - - � � � r �TT r - F -rT ,Ii . . rTr7— �— ., x � . _ -'- ---_ - - � -r1-_ . �� i.�a�. i�i � ---- 7r - --- ..1 � 1 LL � \ � ... �I 11.,� I I 1 . �. H � _ _ I /Z�� � L_J .��',��i r� p I � � ��� ,� f_I �T `'� �4 � 1 - r��� _ � . � . �� ' ___ I � 1 '� . , � - F - � F �8 �5T � ' � L—_ , '� �� � 'Y � � -[ . a � L_: � o . : . . � . i � � �rr ;_ � r f � ;� r <, - --, � � ���� � 1 s _ � �� � -I i �i � t �+ i l'..- r -� � L � �. � . \'�..%c yik'`_yti � v � y � T` " K a� \ i . ,- 7 � �_ � 4���,.�- ,.. � � F-�� z� z Z �... �, r � � XY�T'��t �`. � � . c - r,--r, .� � T� . Z i- - /r- �` y . .k '� � r h�i1 L y���r � --�'- > : �il� -., Q � *� - ( ( i � ` X k j i. � �~ '�, � �� � ��1- �" a���'r 4 � i� i., a - z w � '^}\�v� . .r �t_ �� - � +E.f r r `� r i � � s ' '> �i' Tr�rTrr�r�� � � -I � �_� L � �'�- � 7� 9 �i� _ � i � - y z }' � �� �� � j'�' '��- � I `7. 'x�Y , "�.' � ,( i+ r— J � q W � ) ��}.��}. � �� �� Ly �- . "'} 1 � , U < � l �C T Y ` - � I-1 A .j' ��'� \l,-rt i4 � "����Y��?�K��i�r���---�� � � � a � 8 5T � �_�+t�.`,�,��J`"l"�-�� a y {_ .. l.EGEND: -"�� �_��� .,�� r �,�� � � i� :.� .,� ..1�; - ���-i- ;1� 1� .� �i' � %x_PAUEMENTCONDITIdNHATING I '�< !�\.���'� F yyy��� a � �. . -s _ �- r �ir-I , �T T ��'Y ; r. � �j� �i J`c,�:! X � �.�tk� __- —45 L � � K y { i�� k_�I-�-_______�`` T\t �h ���"� �y?��r ��,�-:.: 2�� .. �P � . 1`�r�. _ ,_�50 � ,* � � % �t h- t y i � � �� . S w !' � .c \� r � �� � i r� ', X r��,� x -� ? u��<� .,'�1 � r � ti �,a �\ �. ��. ; ss T 7�„ *� F-ti' I_ . y" - /� v r�: Y- so � .r`�-r T y i ,C� � . x 3� .,"� 1 � r�'° ��l i� �� ',' - '�' ' • ' ' �C`�..r r . �� ` . � 60LTCJN 8._ MENK INC. r. I, . �i, i kf�(i � C 9 f 5 ' Pavement Condition Index Map Subject #6 �� � ` � � Q = l z � a v� f y' x �� � - Subject #8 � COriTAGF GRpVE, MINNESpTA ]p35� PAVE4SfNT 41AN4GEMFNi BRKW APPRAISALS, INC PAGE 12 DESCRIPTION OF PROPOSED IMPROVEMENTS Based on the deteriorated condition of the existing paving, types of distress present and the anticipated deterioration due to asphalt stripping, the streets within the project area are proposed to undergo a full pavement removal and replacement. Existing concrete curb and gutter will undergo spot replacement as needed. Also, minor utility repair will be done where needed. HIGHEST AND BEST USE Highest and Best Use - Before Proposed Improvements As Vacant: Shown below is the concluded highest and best use, as vacant, of each property: 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. 13 BRKW APPRAISALS, INC PAGE SPECIAL BENEFIT CONSIDERATIONS AND CONCLUSIONS 1. Before the proposed improvements, the streets in the project area are relatively old and deteriorated. It can be anticipated that further deterioration will result in a worsening of problems associated with advanced age, including accelerated asphalt stripping, improper drainage, uneven driving surfaces, increased formation of potholes, etc. 2. 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. 3. The proposed rehabilitation of roads serving the subject properties will substantially improve the safety, convenience and general appeal of access into and out of the subject properties. The project will reverse the deteriorating state of the existing streets and result in new surfacing, and in some areas, replacement of deteriorated concrete curb and gutter. 4. Safety aspects for vehicles traveling on a rehabilitated street are enhanced by the elimination of potholes, cracks, etc. Street icing problems are reduced as water is more efficiently diverted off the roadway surface that could otherwise collect in the deteriorated street areas during frost seasons. 5. The proposed project improvements in some areas may result in some general benefit to neighborhoods and properties beyond the immediate subject neighborhoods. However, a significant amount of benefit resulting from the project is special, attaching to the properties directly fronting and accessing the rehabilitated streets, including the subject properties. 6. The land value increase for each property, on a percentage basis as well as on a per-square-foot basis and a per-front-foot basis, resulting from the street and utility improvements can vary, and in this appraisal they do vary in some cases. This is due to differences among the properties in highest and best use, parcel land value, parcel size, parcel configuration, amount of street frontage, and/or number of fronting streets. Following are comments on specific circumstances that influence the special benefit resulting from the proposed public improvements: th Property 5 8750 90 Street South: This is a commercial property with street th frontage on 90 Street South and Jamaica Avenue South, but only one of the streets th is proposed for reconstruction (90 Street South). The other fronting street (Jamaica Avenue South) is in average condition, and does not need improvement at this time. The presence of the average Jamaica Avenue South street frontage on the property dilutes the total benefit that the parcel will receive from the reconstruction of the street frontage in poor to fair condition, since the street to be th reconstructed reflects only part of the total street frontage on the property. If 90 Street South were the only street fronting on this property, the concluded total dollar amount of special benefit flowing from the pending improvement project would be higher. 14 BRKW APPRAISALS, INC PAGE Property 6 8690 East Point Douglas Road South: This is a commercial property th with street frontage on all of its sides: 90 Street South on the north, Jamaica Avenue South on the west, East Point Douglas Road South on the south, and Islay th Avenue South on the east. At this time, only 90 Street South and Islay Avenue South are proposed for reconstruction. However, it is noted that Islay Avenue South would never serve and/or provide access to the subject property, and therefore, the reconstruction of this street serves no benefit to the subject property. The other fronting streets, Jamaica Avenue South and East Point Douglas Road South, are in average condition, and do not need improvement at this time. The presence of the average streets fronting the property dilute the total benefit that the parcel will receive from the reconstruction of the street frontage in poor to fair condition, since the street to be reconstructed reflects only part of the total street th frontage on the property. If 90 Street South were the only street fronting on and providing access to this property, the concluded total dollar amount of special benefit flowing from the pending improvement project would be higher. Properties 7, 8 and 9 The agricultural parcels: We do not conclude any special benefit for the three agricultural parcels located in the project area. This is due to farmland typically fronting a wide variety of road types, including gravel roads, paved roads and higher-quality county roads. There is no measurable price differential paid for farmland based on the type of road it fronts, and by extension the condition of the fronting road. The price paid is based on the amount of tillable land and the productivity of the soil. If the land were zoned for residential subdivision/development, then most likely that would be the ultimate highest and best use of the land (albeit possibly a future use), and in that case there would be benefit, because residential land and homes do benefit from changes and improvements in street access. However, in this case, the land is zoned for agricultural use. The city assessment policy calls for agricultural parcels to be appraised based on current zoning and use, not potential future zoning and use. Even if the agricultural land parcels were appraised based on future urban zoning and use in accordance with the comprehensive land use plan, in this case we would still likely conclude no benefit as a result of this project. The reason is that the land use plan calls for new collector and interior streets to be constructed when the th agricultural parcels are developed; the existing rural section of 90 Street South will be removed and other new collectors will be realigned/constructed to replace th it. Thus, the existing 90Street South rural section is an interim road only. Its presence and condition would not factor into the price an investor buying the ag land for future urban development would pay. 15 BRKW APPRAISALS, INC PAGE SPECIAL BENEFIT ANALYSIS PROCESS Arriving at an opinion of special value benefits accruing to each of the subject properties as a result of completion of the City of Cottage Grove 2015 Pavement Management Project is accomplished by developing "before improvements" and "after improvements" opinions of market value for each of the subject land parcels. The improvements on the land are concluded to have the same value contributions to the total property value in both the "before and after" improvements positions. Consequently, the 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. The Direct Sales Comparison Approach, which involves the comparison of recently sold land parcels similar to the appraised property, is applied to the valuation of each of the subject properties, except for agricultural properties 7, 8 and 9. Since the appraisers were able to conclude, before reaching the valuation part of the analysis, that no special benefits accrue to these properties as a result of the project, these properties were omitted from the valuation process. The comparable sale prices are analyzed and adjustments are made for value-related differences relative to the subject property. 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 the subject land parcel. 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 the subject properties 1 through 6. Shown on the following page is the result of this analysis, presenting the opinion of the special benefit values as of September 3, 2014 resulting from the City of Cottage Grove 2015 Pavement Management Project. 16 BRKW APPRAISALS, INC PAGE SPECIAL BENEFIT OPINIONS 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 exposure times of 6 to 12 months. 17 BRKW APPRAISALS, INC PAGE CERTIFICATION The undersigned does hereby certify that in this appraisal report: 1. This appraisal assignment is not based on a requested minimum valuation or specific valuation for approval of a loan. The estimate of market value identified in this report was developed independent of any undue influence. 2. Neither our engagement to make this appraisal (or any future appraisals for this client), nor any compensation, therefore, are contingent upon the development or report of a predetermined value or direction in value that favors the cause of the client, the amount of value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of the appraisal. 3. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 4. We have no present or contemplated future interest in the real estate that is the subject of this appraisal report. 5. We have no personal interest or bias with respect to the subject matter of this appraisal report or the parties involved. 6. To the best of our knowledge and belief the statements of fact contained in this appraisal report upon which the analyses, opinions and conclusions expressed herein are based, are true and correct. 7. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased analyses, opinions, and conclusions. 8. This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the Appraisal Institute, and the Uniform Standards of Professional Appraisal Practice. 9. No one provided significant professional assistance to the person(s) signing this certification. 10. We have made a personal inspection of the property that is the subject of this report. 11. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 12. As of the date of this report, Paul J. Gleason has completed the requirements of the continuing education program for Designated Members of the Appraisal Institute. 13. As of the date of this report, Mark A. Warren has completed the Standards and Ethics Education Requirements for Candidates of the Appraisal Institute. 14. The by-laws and regulations of the Appraisal Institute govern disclosure of the contents of this appraisal report. 15. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or the firm with which he/she is connected, or any reference to the Appraisal Institute or MAI designation) shall be disseminated to the public through advertising media, public relations media, news media, sales media, or any other public means of communication without the prior written consent and approval of the undersigned. 16. We have the knowledge and experience to complete this appraisal in a competent manner. We have not been sued by a regulatory agency or financial institution for fraud or negligence involving an appraisal report. 17. No services as an appraiser or in any other capacity have been performed regarding the property that is the subject of the report within the three year period immediately preceding acceptance of this assignment. Paul J. Gleason, MAI Mark A. Warren Certified General Real Property Appraiser Certified General Real Property Appraiser Minnesota License #4003073 Minnesota License #20415370 18 BRKW APPRAISALS, INC PAGE PROFESSIONAL QUALIFICATIONS PAUL J. GLEASON, MAI PROFESSIONAL MEMBERSHIPS AND ASSOCIATIONS MAI Member The Appraisal Institute 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 Professionals Workshop, Brainerd, MN Presenter/Speaker at Minnesota Department of Transpo 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. 19 BRKW APPRAISALS, INC PAGE Professional Qualifications Paul J. Gleason, MAI 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 Afton, Austin, Apple Valley, Cambridge, Cottage Grove, Eagan, Lino Lakes, Maplewood, Oak Park Heights, Owatonna, Prior Lake, Rochester, Savage, Wabasha and Woodbury Anchor Bank Associated Bank BMO Harris Bank N.A. Bremer Bank Bridgewater Bank Dougherty, Molenda, Solfest, Hills & Bauer, P.A. Eckberg, Lammers, Briggs, Wolff Greene Espel PLLP & Vierling, PLLP Minnesota Bank & Trust Minnesota Dept. of Transportation Spire Federal Credit Union US Bank And various other individuals, attorneys, communities and counties Revised: June 2014 20 BRKW APPRAISALS, INC PAGE PROFESSIONAL QUALIFICATIONS MARK A. WARREN PROFESSIONAL MEMBERSHIPS AND ASSOCIATIONS Candidate for Designation The Appraisal Institute APPRAISER LICENSE Certified General Real Property Appraiser - State of Minnesota - License #20415370 EDUCATION University of Minnesota , Minneapolis, Minnesota Bachelor of Arts Degree Religious Studies Major, 2003 PROFESSIONAL EXPERIENCE July 2009 to Present: Appraiser BRKW Appraisals, Inc., St. Paul, MN October 2005 to July 2009: Appraiser The Appraisal Group, Maple Grove, MN June 2003 to October 2005: Appraiser Elmquist-Warren Appraisals, St. Paul, MN PROPERTY TYPES APPRAISED Apartment Buildings Medical Clinics Restaurants Auto Service Centers Mini-Storage Buildings Retail Stores Banks Mixed Use Properties Shopping Centers Churches Mobile Home Parks Single Family Homes Condos & Townhomes Office Buildings Special Purpose Convenience Stores Office-Showrooms R & D Buildings Gas Stations Office-Warehouses Vacant Land Manufacturing Buildings Recreational Facilities 21 BRKW APPRAISALS, INC PAGE Professional Qualifications Mark A. Warren Page 2 PROFESSIONAL REAL ESTATE STUDIES Basic Income Capitalization, Appraisal Institute, 2005 Advanced Sales Comparison & Cost Approaches, Appraisal Institute, 2006 Report Writing & Valuation Analysis, Appraisal Institute, 2006 Advanced Income Capitalization, Appraisal Institute, 2007 Highest & Best Use & Market Analysis, Appraisal Institute, 2007 National USPAP Update Course, Appraisal Institute, 2007 & 2009 Associates Guidance Leadership Program, Appraisal Institute, 2009 The New Residential Market Conditions Form, Appraisal Institute, 2009 Condemnation Appraising: Principles & Applications, Appraisal Institute, 2009 Fundamentals of Separating Real Property, Personal Property, and Intangible Business Assets, Appraisal Institute, 2012 Revised: August 2014 22 BRKW APPRAISALS, INC PAGE COMPANY PROFILE BRKWAPPRAISALS,INC. 1600 University Avenue, Suite 314 St. Paul, Minnesota 55104 Phone: 651-646-6114 Fax: 651 646-8086 email: brkw@brkw.com Website: www.brkw.com BRKW Appraisals, Inc. (formerly known as Bettendorf Rohrer Knoche Wall, Inc.) is a full service professional real estate appraisal company formed in 1991. The three principals have more than 90 years of combined experience in the valuation of a wide variety of real estate. Located in the Midway area of St. Paul, we concentrate on the appraisal of real estate primarily in the Twin Cities Metropolitan Area, as well as outlying communities in Minnesota. Our extensive professional training and experience enable us to provide the expertise necessary for consistently reliable real estate valuation. Our appraisal reports are confidential documents completed in accordance with all current standards of professional appraisal practice and ethics. All of the appraisers employed by the company have the Certified General Real Property Appraiser license from the State of Minnesota. Our appraisers stay current with advances in appraisal techniques and the changing real estate market through continuing education programs. At BRKW Appraisals, Inc. we strive to build and maintain long-lasting relationships with our clients. Our goal is to provide high-quality professional real estate valuation services in a timely manner that is consistent with the needs of our clients. Appraisal & Consulting Services Property Types Real Estate Appraisals Commercial Properties Mortgage Financing Appraisals Industrial Properties Condemnation/Litigation Appraisals Multiple Family Residential Review Appraisals Single Family Residential Real Estate Tax Abatements Subdivision Analysis Special Benefits Analysis Vacant Land Parcels Expert Witness Testimony Special Purpose Properties REO Portfolio Valuation Gas Station / Convenience Stores Feasibility Studies Schools and Churches Market Surveys Recreation Facilities Partial Interest Valuations Railroad Corridors 23 BRKW APPRAISALS, INC PAGE APPRAISAL STAFF Michael J. Bettendorf, MAI Principal Active as an appraiser since 1971, Michael has the MAI designation of the Appraisal Institute and specializes in commercial, industrial, multiple family, residential, and special purpose property appraisals with extensive litigation experience. Court appointed Commissioner in Ramsey County, past President of Minnesota Chapter A.I.R.E.A. (1987), instructor of appraisal courses and seminars. Michael is a graduate of St. John's University. Licensed as a Certified General Real Property Appraiser. Marc E. Knoche, MAI Principal and Managing Partner Marc has been an appraiser since 1982, and has the MAI designation of the Appraisal Institute. He specializes in commercial, industrial, multiple family, residential, vacant land, and special purpose property appraisals. Marc has done numerous condemnation acquisition appraisals and special benefit studies involving a wide variety of property types. Marc has extensive litigation / expert witness experience and has served as a court appointed commissioner. He is a Past President of the Metro/Minnesota Chapter of the Appraisal Institute (1992 & 1993). A graduate of Macalester College, Marc is licensed by the State of Minnesota as a Certified General Real Property Appraiser. Paul J. Gleason, MAI Principal Paul has been appraising real estate since 1992, and has the MAI designation of the Appraisal Institute. He has in-depth experience in the valuation of numerous real estate property types. Over the years, he has developed special expertise in the valuation of land and in eminent domain appraising. Paul is a graduate of the University of Wisconsin at La Crosse and is licensed as a Certified General Real Property Appraiser. Sean P. Butts Associate Sean began appraising in 1992, specializing in commercial, industrial, multiple family, residential and recreational property (e.g., golf courses), and joined our firm in 1997. After leaving BRKW Appraisals in 2006 for CSM Corporation, where he spent six years in asset valuation and management, Sean returned to BRKW in 2012 to resume independent fee appraisal work. Sean is a graduate of St. Cloud State University with a Business degree with emphasis on Real Estate Appraising. Licensed as a Certified General Real Property Appraiser and a Candidate for Designation of the Appraisal Institute. 24 BRKW APPRAISALS, INC PAGE Joseph P. Deutsch Associate Joe has been appraising real estate since 1998, specializing in commercial properties. Types of property appraised include multi-family, industrial, office, retail, and special purpose properties. Joe worked for two years as a city building inspector prior to becoming an appraiser. Joe is a graduate of the University of Minnesota majoring in accounting and is a Certified General Real Property Appraiser as well as a Candidate for Designation of the Appraisal Institute. Terry A. Ward Associate Terry has over 20 years of experience in business management, operations and marketing. Since 2002, she began applying this experience to commercial real estate appraising. Types of properties appraised include office, industrial, hotel/motel, retail/commercial, and other special use properties. She has a degree in Business Management from St. Cloud State University and a Mini Masters Degree in Real Estate Appraising from St. Thomas University. Terry is a Certified General Real Property Appraiser and a Practicing Affiliate of the Appraisal Institute. Mark A. Warren Associate Mark is a third-generation real property appraiser and has been appraising since 2003. Types of property appraised include office, industrial, hotel/motel, retail/commercial, and other special use properties. Mark is a graduate of the University of Minnesota, is a Candidate for Designation of the Appraisal Institute, and is licensed as a Certified General Real Property Appraiser. William E. Petersen Associate Bill has been an active appraiser since 1986 specializing in the valuation of commercial, industrial, multi-family, office and special purpose properties. Bill is a graduate of the University of Minnesota and practiced dentistry from 1970-1986 before becoming licensed as a Certified General Real Property Appraiser. 25 BRKW APPRAISALS, INC PAGE A SPECIAL BENEFITS APPRAISAL RESTRICTED APPRAISAL REPORT (BRKW File No. 7392) 3 NON-RIVERFRONT RURAL RES. PROPERTIES 2 RIVERFRONT RURAL RES. PROPERTIES 1 AGRICULTURAL RIVERFRONT PROPERTY MISSISSIPPI DUNES PROPERTY 2015 PAVEMENT MANAGEMENT PROJECT GREY CLOUD TRAIL SOUTH, FROM GENEVA AVENUE SOUTH TO MISSISSIPPI RIVER COTTAGE GROVE, MN 55016 VALUATION DATE: SEPTEMBER 16, 2014 FOR CITY OF COTTAGE GROVE ATTN: JENNIFER LEVITT, P.E. COMMUNITY DEVELOPMENT DIRECTOR / CITY ENGINEER 12800 RAVINE PARKWAY SOUTH COTTAGE GROVE, MN 55016 BY PAUL J. GLEASON, MAI AND MARK A. WARREN October 24, 2014 Jennifer Levitt, P.E. Community Development Director / City Engineer City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 RE: Special Benefits Appraisal 3 Non-Riverfront Rural Residential Properties, 2 Riverfront Rural Residential Properties, 1 Agricultural Riverfront Property And The Mississippi Dunes Property Cottage Grove 2015 Pavement Management Project Grey Cloud Trail South, From Geneva Avenue South to Mississippi River Cottage Grove, Minnesota Dear Ms. Levitt: In accordance with your request, we are providing you with a special benefits appraisal pertaining to seven subject properties located in an area proposed for roadway rehabilitation and utility repairs through the Cottage Grove 2015 Pavement Restricted Appraisal Report Management Project. This appraisal is presented in a format, in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice. The purpose of the appraisal is to provide an opinion of the increase in market value, if any, to the subject properties as a consequence of the new street and utility improvements to be completed in 2015. The opinion of the value benefits resulting from the public improvement project is as of September 16, 2014, the date of inspection of the project area and subject properties. The intended use of the appraisal is for assisting city officials in levying in an equitable manner special assessments to properties benefited by the improvement project. The intended users of the appraisal are City of Cottage Grove officials. The project area is located along Grey Cloud Trail South from Geneva Avenue South to the Mississippi River. The predominant property type in the project area is rural residential homes, some of which front the Mississippi River and some which do not. In addition to rural residential use, there are other different uses in the project area including an agricultural property which has river frontage, and the Mississippi Dunes golf course and banquet center. 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. Consequently, this special benefits analysis is limited to the valuation of only the land components of the properties appraised. The before-and-after valuation methodology has been used in this appraisal, which analyzes the market value of the subject land prior to the proposed project in relation to the market value of the land after the project is completed. The difference between the before and after opinions of land value reflects the value of special benefits. In our opinion, the special value benefits to the subject properties resulting from completion of the 2015 Pavement Management Project as of September 16, 2014 are as follows: 2 BRKW APPRAISALS, INC. PAGE 16, 2014, 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 hypothetical condition reflects a applied in this appraisal. This appraisal assignment is not based on a requested minimum valuation or a specific valuation for approval of a loan. The opinions of market value and special benefits in the appraisal were developed independent of any undue influence. The appraised values assume all real estate taxes and special assessment balances, if any, have been paid in full. The values are gross values with no allowances made for brokerage commissions, real estate taxes or other carrying costs associated with a property during its marketing period. The values are based on an exposure time of six to twelve months. This appraisal report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP) as promulgated by the Appraisal Foundation. The facts and information contained in this report were obtained from sources that are considered to be reliable and are true to the best of our knowledge and belief, but are not guaranteed. This appraisal report is contingent upon the assumptions and limiting conditions included within this report. Your attention is directed to the following report which summarizes the data, analyses and conclusions that support the opinions of value. Sincerely, BRKW APPRAISALS, INC. Paul J. Gleason, MAI Mark A. Warren Certified General Real Property Appraiser Certified General Real Property Appraiser Minnesota License #4003073 Minnesota License #20415370 3 BRKW APPRAISALS, INC. PAGE TABLE OF CONTENTS  IDENTIFICATION OF PROPERTIES APPRAISED/LEGAL DESCRIPTIONS .................. 1  PASPLM ................................................. 2 ROJECT REA AND UBJECT ROPERTIES OCATION AP  PURPOSE/INTENDED USE OF THE APPRAISAL/INTENDED USERS ............................ 3  PROPERTY RIGHTS APPRAISED ................................................................................ 3  ZONING ....................................................................................................................... 3  SCOPE OF WORK ........................................................................................................ 3  COMPETENCY PROVISION ......................................................................................... 4  EXTRAORDINARY ASSUMPTIONS/HYPOTHETICAL CONDITIONS ............................ 5  MARKET VALUE DEFINITION .................................................................................... 5  CONTINGENT AND LIMITING CONDITIONS .............................................................. 6  DESCRIPTION OF SUBJECT PROPERTIES.................................................................. 7  DESCRIPTION OF EXISTING INFRASTRUCTURE ....................................................... 9  PCIM ............................................................................... 10 AVEMENT ONDITION NDEX AP  DESCRIPTION OF PROPOSED IMPROVEMENTS ...................................................... 11  HIGHEST AND BEST USE .......................................................................................... 11  SPECIAL BENEFIT CONSIDERATIONS AND CONCLUSIONS .................................... 12  SPECIAL BENEFIT ANALYSIS PROCESS .................................................................. 13  SPECIAL BENEFIT OPINIONS ................................................................................... 14  CERTIFICATION ....................................................................................................... 15  PROFESSIONAL QUALIFICATIONS .......................................................................... 16  COMPANY PROFILE ................................................................................................. 20 1 BRKW APPRAISALS, INC. PAGE IDENTIFICATION OF PROPERTIES APPRAISED/LEGAL DESCRIPTIONS The owners, addresses, tax parcel numbers and legal descriptions of the seven appraised properties are presented below. A map depicting the area of the proposed project and the location of the subject properties is on the next page. The properties are described in greater detail later in this report. Multiple Tax Parcel Properties It is noted that for the purposes of valuation, four of the seven properties above include more than one tax parcel. Proper real estate appraisal methodology requires 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 multiple-parcel ownership situations for Properties 3, 5, 6 and 7 in this appraisal, it has been concluded that the group of multiple tax parcels for each property has a highest and best use for use together, rather than as separate parcels. Consequently, the tax parcels comprising each property are 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. 1 BRKW APPRAISALS, INC. PAGE BRKW APPRAISALS, INC. > z � � P 9 . I _ -, , _ '� - . G �� - . \ ��� I 1 � I I O I I F i� � F I 5 I � Y �F - I F I� �. i j �� ���"(�� F 1 I ��m���� �� ,�� � c� f� � �� � � `� I ��, � �{IIII� � '�� �-- ����mra�� r„ z io� � �., �V e� o / l , ��`�o z > a � Po „m � x � io.a6 103RD�STREETSO � . '� 1 ..�� �. . � _. _. . . . .. .. / � � � t � �' "� '� ��+'��'��. . � . ��11 LJ Ll. h K �r � � T x �_ T � � 1.L1111111i "�"�� i I � \ �� T TT � �� �C�� , ._ . _- _ i _ _ _ . �" �\ F�I'. . � _ _____� H�n . F�' I F1I ... .. .__ � '. I � _- I � , � 7 � � `� � �1��(1�mCrJ¢II1ciID�,�� �_ 3 I �� I� 'R d7y�n�l�� . - � p F� i � � i r �� Y , . . � � �c�' i � � . . ._�_ � .: .... ... . ... _. . . w � � � 0 STREETSOUTH... . . .. _ _ 6,�� �I �\ I �\ _` � � N , � ibject #3 #2 ject #4 .� G'QF\\ �C ��L ��S . _ .. �9�'O . OR �LF S �L r AI� BOLTON 8�. MENK� INC_ �r;1 Can I ing Enqineers & 5 0 Project Area and Subject Properties Location Map PAGE 2 LEGEND ' � 'swc�rami�rzamennn� oM��,-FaM��. oE�.w� � c F ���.�aA� COTTAGE GROVE, MINNESOTA 2015 PAVEMENT MANNGEMENi � c � or Cottage Grove �° - Minnescia PURPOSE/INTENDED USE OF THE APPRAISAL/INTENDED USERS The purpose of the appraisal is to develop an opinion of the value of special benefits, if any, that will accrue to the subject properties due to the proposed rehabilitation of t Project. The intended use of the special benefits appraisal is to assist City of Cottage Grove officials in levying in an equitable manner special assessments to properties benefited by the improvement project. The intended users of the report are City of Cottage Grove officials. PROPERTY RIGHTS APPRAISED The property rights appraised are those of the fee simple estate. ZONING The appraised properties are zoned R-1, Rural Residential. Critical Overlay District: The properties are also located within the Mississippi River Corridor Critical Area Overlay District, which imposes various development restrictions in addition to the current zoning requirements. Density of residential development in overlay district areas without sanitary sewer shall not exceed four dwelling units per quarter/quarter section (40 acres). SCOPE OF WORK The City of Cottage Grove is proposing to rehabilitate Grey Cloud Trail South, from Geneva Avenue South to the Mississippi River. The project is referred to as the City of Cottage Grove 2015 Pavement Management Project. Per agreement between the client and the appraisers, three non-riverfront rural residential properties, two riverfront rural residential properties, one agricultural riverfront property and the Mississippi Dunes property located in the area of the proposed improvements project are appraised in this report. The opinions of special benefits, if any, accruing to the appraised properties as a result of the project will be used by the client in determining the appropriate assessments to be levied against other properties within the project area. 3 BRKW APPRAISALS, INC. PAGE Since the benefits of public improvement projects such as street rehabilitation accrue to the land component of properties only, the valuation in this report involves land only. Opinions of the market value of the subject property land components have been developed in this appraisal using the Direct Sales Comparison Approach and, where applicable, the Development Cost Approach. The Direct Sales Comparison Approach involves the comparison and analysis of land parcels recently sold which are similar to the subject land. The Development Cost Approach addresses the net present value of land that can be subdivided and developed into multiple parcels, by deducting from total retail lot value potential the costs of development and profit requirements of the developer. The application of the Cost and Income Approaches typically applies only when a property valuation includes buildings and other improvements having contributory value. The subject land parcels are valued before and after completion of the proposed street and utility improvements. The difference between the before and after opinions of market value is the special benefit value attributable to the proposed project. restricted appraisal reportformat This report is presented in a in compliance with the reporting requirements of Standards Rule 2-2 (b) of the Uniform Standards of Appraisal Practice (USPAP). The results of the analysis and the conclusions pertaining to the market value of the subject property are presented in an abbreviated manner in this report, at a level of detail sufficient for the needs of the intended user, which is the client. Additional notes, analyses, and supporting data are retained in the this report may not be understood properly without additional information in the the client identified herein. COMPETENCY PROVISION Paul J. Gleason, MAI has been a full-time professional real estate appraiser since April 1992. Mark A. Warren has been a full-time professional real estate appraiser since June 2003. Provided later in this report are summaries of their professional qualifications. The educational training and extensive work experience of the appraisers, each of whom is licensed as a Certified General Real Property Appraiser, enable completion of this appraisal assignment in a professional manner consistent with the intent of the competency provision of the Uniform Standards of Professional Appraisal Practice. 4 BRKW APPRAISALS, INC. PAGE EXTRAORDINARY ASSUMPTIONS/HYPOTHETICAL CONDITIONS An Extraordinary Assumption is defined in the Uniform Standards of Professional Appraisal Practice (USPAP) 2014-2015 Edition ©The Appraisal Foundation, Page U-3, as: An assumption, directly related to a specific assignment, as of the effective date of assignment results, which, if found to be false, could alter A Hypothetical Condition is defined in the Uniform Standards of Professional Appraisal Practice (USPAP) 2014-2015 Edition ©The Appraisal Foundation, Page U-3, as: A condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis. hypothetical condition Comments: A in this appraisal is it is assumed, for the purposes of special benefits valuation, that on the effective date of valuation of September 16, 2014, in the before position on that day the street in front of the subject properties, Grey Cloud Trail South, was in its pre-improved state (old, worn and deteriorated) and later on that day, in the after position, the street rehabilitation had been completed. In actuality, the rehabilitation process had not begun on that date, but is rather planned to be completed in 2015. Applying the hypothetical condition assuming projecfacilitates completing a before- and-after valuation as of the effective date of valuation. See Contingent and Limiting Conditions, which are standard assumptions that apply to the appraisal, later in this report. MARKET VALUE DEFINITION Market Value as defined by the United States Department of the Treasury through the Comptroller of the Currency and the Office of Thrift Supervision is: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 5 BRKW APPRAISALS, INC. PAGE buyer and seller are typically motivated; both parties are well informed or well advised, and each acting in what he considers his own best interest; a reasonable time is allowed for exposure in the open market; payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. This definition is also recognized by the Appraisal Foundation and is part of the Uniform Standards of Professional Appraisal Practice (USPAP). CONTINGENT AND LIMITING CONDITIONS This appraisal report is subject to the following Limiting Conditions and Assumptions: 1. The legal descriptions contained herein are assumed to be correct. 2. The appraiser assumes no responsibility for matters legal in nature affecting the property appraised or the title thereto, nor does the appraiser render any opinion as to the title, which is assumed to be good and marketable. The property is appraised as though under responsible ownership. 3. No survey has been prepared of the property by the appraiser and no responsibility is assumed in connection with such matters. Sketches in this report are included only to assist the reader in visualizing the property. 4. Information furnished by others is assumed to be reliable. However, the appraiser assumes no responsibility for its accuracy. 5. In cases where no soil tests have been submitted, the appraiser has assumed a good subsoil condition, subject to visual observations noted in the report. 6. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil or structures, which would render it more or less valuable. The appraiser assumes no responsibility for such conditions or for engineering that might be required to discover such factors. 7. The appraiser is not required to give testimony or appear in court because of having made this appraisal with reference to the property in question, unless arrangements have been previously made. 8. The distribution of the total valuation in this report between land and improvements applies only under the highest and best use of the property. 9. The Bylaws and Regulations of the professional appraisal organizations with which the appraiser is affiliated govern disclosure of the contents of the appraisal report. 10. Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and, in any event, only with proper written qualifications and only in its entirety. 6 BRKW APPRAISALS, INC. PAGE 11. Neither all nor any part of the contents of this report, or a copy thereof, shall be conveyed to the public through advertising, public relations, news, sales or any other media without written consent and approval of the appraiser. Nor shall the appraiser, firm or professional organization of which the appraiser is a member be identified without the written consent of the appraiser. 12. The value conclusion assumes all taxes and special assessments are paid in full. 13. The after improvements valuation in this appraisal assumes proposed improvements have been completed in accordance with the description of the proposed work provided to the appraisers by the City of Cottage Grove. Environmental Disclaimer: The value opinions in this report are based on the assumption that the subject properties are not adversely affected by the existence of hazardous substances or detrimental environmental conditions. A routine inspection of the properties did not reveal or indicate any such conditions. In that the appraisers are not qualified in this field of expertise, the client is encouraged to retain an expert in such investigations, if so desired. DESCRIPTION OF SUBJECT PROPERTIES Neighborhood The subject properties are located between Geneva Avenue South and the Mississippi River, along Grey Cloud Trail South in Cottage Grove. Primary access into the area is provided by U.S. Highway 10/61 at its intersections with Jamaica Avenue South and th 80 Street South. The predominant property type in the area is rural residential homes, some of which front the Mississippi River, and some of which do not. In addition to rural residential homes, there are other different uses in the project area which are somewhat unique unto themselves, including an agricultural property at the far north portion of the project area at Geneva Avenue South, and the Mississippi Dunes golf course and banquet center. 1. 10421 Grey Cloud Trail South This property fronts the east side of Grey Cloud Trail South approximately one-quarter rd mile south of 103 Street South. The road frontage is approximately 175 feet. The 1.00 acres land area is , which excludes road right of way. The site is improved with a single family home which was built in 1957. The land is level to rolling, mostly open, with mature trees along the edges of the site. 2. 10651 Grey Cloud Trail South This property fronts the east side of Grey Cloud Trail South approximately one-third rd mile south of 103 Street South. The road frontage is approximately 37 feet. The 2.42 acres land area is , which does not include any road right of way. The site is improved with a single family home which was built in 1975. The land is level to rolling, heavily wooded, with the home located in the northeast corner of the site. 7 BRKW APPRAISALS, INC. PAGE 3. 10477 Grey Cloud Trail South This property fronts the east side of Grey Cloud Trail South about one-quarter mile rd south of 103 Street South. The property consists of two adjoining tax parcels. The parcels are fairly similar in size with the parcel fronting the road comprised of 6.63 acres and having about 355 feet of road frontage. The other parcel is approximately 11.65 acres 5.02 acres. The total land area is , which excludes road right of way. The west approximately two-thirds of the site is heavily wooded, and the east one-third of the site is mostly open with scattered trees. The site is improved with a single family home which was built in 1974 and is located on the west tax parcel. The two tax parcels are valued as one because they are contiguous and under common ownership, and the east parcel cannot be developed on its own given critical overlay restrictions. 4. 10655 Grey Cloud Trail South 2.37 This is a single family homesite fronting the Mississippi River. The land area is acres . The site is located about one-tenth mile east of Grey Cloud Trail South and accesses the road via shared driveways across the neighboring properties north and west. The lot has about 315 feet of river frontage. The land is level to rolling, heavily wooded, with the home on the site built in 1955. 5. 10398 Grey Cloud Trail South This is a single family homesite fronting the Mississippi River about one-tenth mile rd south of 103 Street. The property consists of two adjoining tax parcels which 7.40 acres together contain approximately . The larger west parcel, which fronts 550 feet of the Mississippi River, is comprised of approximately 5.31 acres; of the 5.31 acres, 0.10 acre is an island. The smaller east parcel is comprised of approximately 2.09 acres. The property has 134 feet of road frontage. The land is level to rolling, heavily wooded, with the home located on the west parcel built in 1955. The two adjoining parcels are appraised as one for the same reasons as described above for Property 3. 6. 9962 Grey Cloud Trail South This property fronts the west side of Grey Cloud Trail South approximately one-third rd mile northwest of 103 Street South. The property also fronts the east side of Geneva 81.40 acres Avenue South. The total land area is , which excludes road right of way. The site, which contains buildings for the current agricultural operation, is mostly open and generally level, with some treed areas within the middle portion. The south end, in contrast, is significantly wooded with sloping topography, containing a portion of the Grey Cloud Channel of the Mississippi River. Of the total 81.4 acres, about 65 acres is north of the channel shoreline, 13.5 acres is water, and 2.9 acres is south of the channel shoreline, reflecting unbuildable land due primarily to its encumbrance with a flowage easement. Parts or all of the 75-foot width of an Xcel Energy (formerly NSP) power line easement pass through the property in an east-west direction. Also, there is a Koch Pipeline easement over the west 50 feet of the north approximately two-thirds of the site. 8 BRKW APPRAISALS, INC. PAGE rd 7. 6511 103 Street South / 10351 Grey Cloud Trail South This is the Mississippi Dunes golf course and banquet center which is bound to the rd north by 103 Street South, to the west by Grey Cloud Trail South and rural residential homes, to the south by the Mississippi River, and to the east by Burlington Northern-Santa Fe railroad tracks. It is noted that a portion of the Mississippi Dunes property lies east of the railroad tracks and is used as the driving range for the golf course. However, from a valuation perspective, it is physically separated from the rest of the Mississippi Dunes land and generally outside of the project area. Consequently, the area east of the tracks is not considered part of the subject property in this appraisal. 143.63 acres The land area appraised is , which excludes road right of way. The site, which contains buildings for the current golf course and banquet center operation, is mostly open and rolling, with scattered mature trees throughout. The southern edge of the site fronts approximately 2,400 feet of the Mississippi River. Access to the site is rd from Grey Cloud Trail South where there is about 200 feet of frontage, and on 103 Street South on which there is about 490 feet of frontage. DESCRIPTION OF EXISTING INFRASTRUCTURE Grey Cloud Trail South, south of Geneva Avenue South and north of the Mississippi River, is a rural-residential-design street and is older than 35 years. The pavement rd north of 103 Street South has been completely destroyed and was recently converted to a gravel road as an emergency maintenance measure. Grey Cloud Trail South, south rd of 103 Street South, has an asphalt surface that is in fair overall condition, generally exhibiting major distress. The street does not have curb and gutter. The Pavement Condition Index (PCI) of the street generally ranges from gravel to 65 on a scale of 1 to 100. Project area pavements at the lower end of the index are considered to be in fair condition and generally exhibit major distress. A PCI map is on a following page. No public water or sanitary sewer service is available in the area. 9 BRKW APPRAISALS, INC. PAGE I n 4 U 4 - �, . --- -__ �. _-{i �, I � - __ " J � ___' T_ r�� �� i �- -_�-- � I . � _ - � T -_ . � � � ,; 1� j i O - �i � __ z -- a j z l7 ___ I � I I I i i . ....... ---1--�.:,. i � ----------' ! i i1—_ . �' - _ — _T___T__°�" � _— - ' . - . -- i r ------ � - i � i . i i i i e i i i i i i i i I � i i i i i i I i � i i i i l i I i I �I ��i �i i I I I � I I � r I ---- -�- I I � I I I � i �- i - i . _ I I � I I_ 1 . - r - � L�_ - - I - r - --T- � I I I I � � i �, �� I - I� I I I I I � I I I � ', I I i . f I .. ' i � �� I � �. I I . . .— .. .. _. . .. _ .. , _ I �I��,.. P I < r 0 0 � r O Z � __�___ _"'= r + � ii�iy 1 �T TT I F � , rj Y ��� � �T . .. . �: _ 1111 i ` I � 1 ' � : , i � _______________� , i i i I � i � � � � r � I � I � I I I I I I � i 9 �SF Rg�� p �� Qtl s Y i 3TREETSOUTH � � a ' � (\ w � � a � �` . - a CP.yo( � BOL ON Se MENK INC ' � ,-�,� Co�tage Grove � o .o ta � ` "� 9 ` g� & s Y - ��Vir1�85010 Pavement Condition Index Map � - __ - _ I- � I H�+�IH+�����t^�� . I _ I _ _ ....� , ,. _ � \ . I I J_ �� ��-,�-... . . _ , 95TH STREETSOUTH .._ � _ �ti _ � � � 1 ��r1 +� I h .. . II yi �/���� I � � ��"�� - `�+� r�� �_,I �- �+-� I• �F � L1->' � � I . � - ��1� � Z I l� . r i � a �-� _ _����t �_ t �+�-4,��-� �'-� iL ' _ ���u�__ Y� � r r r�"�� �' F i � �� I � F �r I��{ � frr�rk � . � i F I- �; i i i T . y_, V u_ J� J[ i ��L� �� [ F � h . m 1't �L L J � � � I � � � � � � F ��� ,� i '� rrr-i 'I �� T' �-` � i � r r� r�`�� I� � _ ���111J111J� ���� � J . � TTTn _ _ . _ ��lOQTH STREETSOIJTH Ij O � !� ; a a �EeENO: �� XH:PAVEMENTCON�I710NRATlNG � � GRAVEL i , 3Q 65 r' GOTTAGE GROVE, MINNESOTA 2015 PAVEMEM1T MANqGEMENT PAVEMENTCONDITION RATINGS BRKW APPRAISALS, INC. PAGE 10 DESCRIPTION OF PROPOSED IMPROVEMENTS Based on the deteriorated condition of the existing paving, Grey Cloud Trail South, rd south of 103 Street South, is proposed to undergo full pavement removal and rd replacement. For the street section north of 103 Street South where it is currently gravel, the road will be repaved. Grey Cloud Trail South will remain a rural road with no curb and gutter. HIGHEST AND BEST USE Highest and Best Use - Before Proposed Improvements As Vacant: Shown below is the concluded highest and best use, as vacant, of each property: 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. 11 BRKW APPRAISALS, INC. PAGE SPECIAL BENEFIT CONSIDERATIONS AND CONCLUSIONS 1. Before the proposed improvements, Grey Cloud Trail South in the project area is relatively old and deteriorated. The pavement on that part of the street north of rd 103 Street South to Geneva Avenue South has become completely destroyed and was converted to a gravel road as an emergency maintenance measure. It can be anticipated that further deterioration will result in a worsening of problems associated with advanced age, including improper drainage, uneven driving surfaces, increased formation of potholes, etc. 2. 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. 3. The proposed rehabilitation of Grey Cloud Trail South, which serves the subject properties, will substantially improve the safety, convenience and general appeal of access into and out of the subject properties. The project will reverse the deteriorating state of the existing street and result in new surfacing. 4. Safety aspects for vehicles traveling on a rehabilitated street are enhanced by the elimination of potholes, cracks, etc. Street icing problems are reduced as water is more efficiently diverted off the roadway surface that could otherwise collect in the deteriorated street areas during frost seasons. 5. The proposed project improvements in some areas may result in some general benefit to neighborhoods and properties beyond the immediate subject neighborhoods. However, a significant amount of benefit resulting from the project is special, attaching to the properties directly fronting and accessing the rehabilitated street, including the subject properties. 6. The land value increase for each property, on a percentage basis as well as on a per-square-foot basis and a per-front-foot basis, resulting from the street and utility improvements can vary, and in this appraisal they do vary in some cases. This is due to differences among the properties in highest and best use, parcel land value, parcel size, parcel configuration, amount of street frontage, and/or number of fronting streets. Following are comments on specific circumstances that influence the special benefit resulting from the proposed public improvements: Property 6 9962 Grey Cloud Trail South: This is an agricultural property with a highest and best use of the land, as vacant, for rural residential lot subdivision and development. The property has street frontage on Grey Cloud Trail South and Geneva Avenue South, with only Grey Cloud Trail South proposed for reconstruction. The presence of the Geneva Avenue South frontage on the property does not dilute the total benefit that the parcel will receive from the reconstruction of Grey Cloud Trail South. We have been made aware that the property would likely not be allowed to be developed incorporating access from Geneva Avenue South, and therefore, the Geneva Avenue South frontage is not considered necessary for development of the site. On the other hand, some internal street construction would be required to support subdivision and development with rural residential homes. This requirement does tend to dilute the total benefit that otherwise would accrue to the property if the street to be rehabilitated were the only one serving the land as developed. 12 BRKW APPRAISALS, INC. PAGE rd Property 7 6511 103 Street South / 10351 Grey Cloud Trail South: This is the Mississippi Dunes golf course and banquet center property with street frontage on rd 103 Street South and Grey Cloud Trail South, but only one of the streets is proposed for reconstruction (Grey Cloud Trail South). The other fronting street rd (103 Street South) is in average condition, and does not need improvement at this rd time. The presence of the average 103 Street South street frontage on the property dilutes the total benefit that the parcel will receive from the reconstruction of the street frontage in poor to fair condition, since the street to be reconstructed reflects only part of the total street frontage on the property. If Grey Cloud Trail South were the only street fronting on this property, the concluded total dollar amount of special benefit flowing from the pending improvement project would be higher. SPECIAL BENEFIT ANALYSIS PROCESS Arriving at an opinion of special value benefits accruing to each of the subject properties as a result of completion of the City of Cottage Grove 2015 Pavement Management Project is accomplished by developing "before improvements" and "after improvements" opinions of market value for each of the subject land parcels. The improvements on the land are concluded to have the same value contributions to the total property value in both the "before and after" improvements positions. Consequently, the 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. The Direct Sales Comparison Approach was applied in valuing the subject properties. This approach involves the comparison of recently sold land parcels similar to 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 the subject land parcel. The Development Cost Approach was also applied in conjunction with the Direct Sales Comparison Approach in valuing Properties 6 and 7, which have a highest and best use for rural residential lot subdivision and development. The Development Cost Approach addresses the net present value of land that can be subdivided and developed into multiple parcels, by deducting from total retail lot value potential the costs of development and profit requirements of the developer. file for this assignment are market data, notes and other supporting information pertaining to the processing of the Direct Sales Comparison Approach and (for Sales 6 and 7) the Development Cost Approach in a before-and-after land value analysis for each of the subject properties. Shown on the following page is the result of these analyses, presenting the opinion of the special benefit values as of September 16, 2014 resulting from the City of Cottage Grove 2015 Pavement Management Project. 13 BRKW APPRAISALS, INC. PAGE SPECIAL BENEFIT OPINIONS 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 exposure times of 6 to 12 months. 14 BRKW APPRAISALS, INC. PAGE CERTIFICATION The undersigned does hereby certify that in this appraisal report: 1. This appraisal assignment is not based on a requested minimum valuation or specific valuation for approval of a loan. The estimate of market value identified in this report was developed independent of any undue influence. 2. Neither our engagement to make this appraisal (or any future appraisals for this client), nor any compensation, therefore, are contingent upon the development or report of a predetermined value or direction in value that favors the cause of the client, the amount of value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of the appraisal. 3. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 4. We have no present or contemplated future interest in the real estate that is the subject of this appraisal report. 5. We have no personal interest or bias with respect to the subject matter of this appraisal report or the parties involved. 6. To the best of our knowledge and belief the statements of fact contained in this appraisal report upon which the analyses, opinions and conclusions expressed herein are based, are true and correct. 7. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased analyses, opinions, and conclusions. 8. This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the Appraisal Institute, and the Uniform Standards of Professional Appraisal Practice. 9. No one provided significant professional assistance to the person(s) signing this certification. 10. We have made a personal inspection of the property that is the subject of this report. 11. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 12. As of the date of this report, Paul J. Gleason has completed the requirements of the continuing education program for Designated Members of the Appraisal Institute. 13. As of the date of this report, Mark A. Warren has completed the Standards and Ethics Education Requirements for Candidates of the Appraisal Institute. 14. The by-laws and regulations of the Appraisal Institute govern disclosure of the contents of this appraisal report. 15. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or the firm with which he/she is connected, or any reference to the Appraisal Institute or MAI designation) shall be disseminated to the public through advertising media, public relations media, news media, sales media, or any other public means of communication without the prior written consent and approval of the undersigned. 16. We have the knowledge and experience to complete this appraisal in a competent manner. We have not been sued by a regulatory agency or financial institution for fraud or negligence involving an appraisal report. 17. No services as an appraiser or in any other capacity have been performed regarding the property that is the subject of the report within the three year period immediately preceding acceptance of this assignment. Paul J. Gleason, MAI Mark A. Warren Certified General Real Property Appraiser Certified General Real Property Appraiser Minnesota License #4003073 Minnesota License #20415370 15 BRKW APPRAISALS, INC. PAGE PROFESSIONAL QUALIFICATIONS PAUL J. GLEASON, MAI PROFESSIONAL MEMBERSHIPS AND ASSOCIATIONS MAI Member The Appraisal Institute 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 gs, arbitration hearings and in District Court Professionals Workshop, Brainerd, MN 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. 16 BRKW APPRAISALS, INC. PAGE Professional Qualifications Paul J. Gleason, MAI 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 Afton, Austin, Apple Valley, Cambridge, Cottage Grove, Eagan, Lino Lakes, Maplewood, Oak Park Heights, Owatonna, Prior Lake, Rochester, Savage, Wabasha and Woodbury Anchor Bank Associated Bank BMO Harris Bank N.A. Bremer Bank Bridgewater Bank Dougherty, Molenda, Solfest, Hills & Bauer, P.A. Eckberg, Lammers, Briggs, Wolff Greene Espel PLLP & Vierling, PLLP Minnesota Bank & Trust Minnesota Dept. of Transportation Spire Federal Credit Union US Bank And various other individuals, attorneys, communities and counties Revised: June 2014 17 BRKW APPRAISALS, INC. PAGE PROFESSIONAL QUALIFICATIONS MARK A. WARREN PROFESSIONAL MEMBERSHIPS AND ASSOCIATIONS Candidate for Designation The Appraisal Institute APPRAISER LICENSE Certified General Real Property Appraiser - State of Minnesota - License #20415370 EDUCATION University of Minnesota , Minneapolis, Minnesota Bachelor of Arts Degree Religious Studies Major, 2003 PROFESSIONAL EXPERIENCE July 2009 to Present: Appraiser BRKW Appraisals, Inc., St. Paul, MN October 2005 to July 2009: Appraiser The Appraisal Group, Maple Grove, MN June 2003 to October 2005: Appraiser Elmquist-Warren Appraisals, St. Paul, MN PROPERTY TYPES APPRAISED Apartment Buildings Medical Clinics Restaurants Auto Service Centers Mini-Storage Buildings Retail Stores Banks Mixed Use Properties Shopping Centers Churches Mobile Home Parks Single Family Homes Condos & Townhomes Office Buildings Special Purpose Convenience Stores Office-Showrooms R & D Buildings Gas Stations Office-Warehouses Vacant Land Manufacturing Buildings Recreational Facilities 18 BRKW APPRAISALS, INC. PAGE Professional Qualifications Mark A. Warren Page 2 PROFESSIONAL REAL ESTATE STUDIES Basic Income Capitalization, Appraisal Institute, 2005 Advanced Sales Comparison & Cost Approaches, Appraisal Institute, 2006 Report Writing & Valuation Analysis, Appraisal Institute, 2006 Advanced Income Capitalization, Appraisal Institute, 2007 Highest & Best Use & Market Analysis, Appraisal Institute, 2007 National USPAP Update Course, Appraisal Institute, 2007 & 2009 Associates Guidance Leadership Program, Appraisal Institute, 2009 The New Residential Market Conditions Form, Appraisal Institute, 2009 Condemnation Appraising: Principles & Applications, Appraisal Institute, 2009 Fundamentals of Separating Real Property, Personal Property, and Intangible Business Assets, Appraisal Institute, 2012 Revised: August 2014 19 BRKW APPRAISALS, INC. PAGE COMPANY PROFILE BRKWAPPRAISALS,INC. 1600 University Avenue, Suite 314 St. Paul, Minnesota 55104 Phone: 651-646-6114 Fax: 651 646-8086 email: brkw@brkw.com Website: www.brkw.com BRKW Appraisals, Inc. (formerly known as Bettendorf Rohrer Knoche Wall, Inc.) is a full service professional real estate appraisal company formed in 1991. The three principals have more than 90 years of combined experience in the valuation of a wide variety of real estate. Located in the Midway area of St. Paul, we concentrate on the appraisal of real estate primarily in the Twin Cities Metropolitan Area, as well as outlying communities in Minnesota. Our extensive professional training and experience enable us to provide the expertise necessary for consistently reliable real estate valuation. Our appraisal reports are confidential documents completed in accordance with all current standards of professional appraisal practice and ethics. All of the appraisers employed by the company have the Certified General Real Property Appraiser license from the State of Minnesota. Our appraisers stay current with advances in appraisal techniques and the changing real estate market through continuing education programs. At BRKW Appraisals, Inc. we strive to build and maintain long-lasting relationships with our clients. Our goal is to provide high-quality professional real estate valuation services in a timely manner that is consistent with the needs of our clients. Appraisal & Consulting Services Property Types Real Estate Appraisals Commercial Properties Mortgage Financing Appraisals Industrial Properties Condemnation/Litigation Appraisals Multiple Family Residential Review Appraisals Single Family Residential Real Estate Tax Abatements Subdivision Analysis Special Benefits Analysis Vacant Land Parcels Expert Witness Testimony Special Purpose Properties REO Portfolio Valuation Gas Station / Convenience Stores Feasibility Studies Schools and Churches Market Surveys Recreation Facilities Partial Interest Valuations Railroad Corridors 20 BRKW APPRAISALS, INC. PAGE APPRAISAL STAFF Michael J. Bettendorf, MAI Principal Active as an appraiser since 1971, Michael has the MAI designation of the Appraisal Institute and specializes in commercial, industrial, multiple family, residential, and special purpose property appraisals with extensive litigation experience. Court appointed Commissioner in Ramsey County, past President of Minnesota Chapter A.I.R.E.A. (1987), instructor of appraisal courses and seminars. Michael is a graduate of St. John's University. Licensed as a Certified General Real Property Appraiser. Marc E. Knoche, MAI Principal and Managing Partner Marc has been an appraiser since 1982, and has the MAI designation of the Appraisal Institute. He specializes in commercial, industrial, multiple family, residential, vacant land, and special purpose property appraisals. Marc has done numerous condemnation acquisition appraisals and special benefit studies involving a wide variety of property types. Marc has extensive litigation / expert witness experience and has served as a court appointed commissioner. He is a Past President of the Metro/Minnesota Chapter of the Appraisal Institute (1992 & 1993). A graduate of Macalester College, Marc is licensed by the State of Minnesota as a Certified General Real Property Appraiser. Paul J. Gleason, MAI Principal Paul has been appraising real estate since 1992, and has the MAI designation of the Appraisal Institute. He has in-depth experience in the valuation of numerous real estate property types. Over the years, he has developed special expertise in the valuation of land and in eminent domain appraising. Paul is a graduate of the University of Wisconsin at La Crosse and is licensed as a Certified General Real Property Appraiser. Sean P. Butts Associate Sean began appraising in 1992, specializing in commercial, industrial, multiple family, residential and recreational property (e.g., golf courses), and joined our firm in 1997. After leaving BRKW Appraisals in 2006 for CSM Corporation, where he spent six years in asset valuation and management, Sean returned to BRKW in 2012 to resume independent fee appraisal work. Sean is a graduate of St. Cloud State University with a Business degree with emphasis on Real Estate Appraising. Licensed as a Certified General Real Property Appraiser and a Candidate for Designation of the Appraisal Institute. 21 BRKW APPRAISALS, INC. PAGE Joseph P. Deutsch Associate Joe has been appraising real estate since 1998, specializing in commercial properties. Types of property appraised include multi-family, industrial, office, retail, and special purpose properties. Joe worked for two years as a city building inspector prior to becoming an appraiser. Joe is a graduate of the University of Minnesota majoring in accounting and is a Certified General Real Property Appraiser as well as a Candidate for Designation of the Appraisal Institute. Terry A. Ward Associate Terry has over 20 years of experience in business management, operations and marketing. Since 2002, she began applying this experience to commercial real estate appraising. Types of properties appraised include office, industrial, hotel/motel, retail/commercial, and other special use properties. She has a degree in Business Management from St. Cloud State University and a Mini Masters Degree in Real Estate Appraising from St. Thomas University. Terry is a Certified General Real Property Appraiser and a Practicing Affiliate of the Appraisal Institute. Mark A. Warren Associate Mark is a third-generation real property appraiser and has been appraising since 2003. Types of property appraised include office, industrial, hotel/motel, retail/commercial, and other special use properties. Mark is a graduate of the University of Minnesota, is a Candidate for Designation of the Appraisal Institute, and is licensed as a Certified General Real Property Appraiser. William E. Petersen Associate Bill has been an active appraiser since 1986 specializing in the valuation of commercial, industrial, multi-family, office and special purpose properties. Bill is a graduate of the University of Minnesota and practiced dentistry from 1970-1986 before becoming licensed as a Certified General Real Property Appraiser. 22 BRKW APPRAISALS, INC. PAGE Jennifer Levitt, P.E. Community Development Director / City Engineer City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 RE: Addendum to Restricted Use Appraisal Report Dated October 24, 2014 3 Non-Riverfront Rural Residential Properties, 2 Riverfront Rural Residential Properties, 1 Agricultural Riverfront Property and Mississippi Dunes Property Cottage Grove 2015 Pavement Management Project Grey Cloud Trail South, From Geneva Avenue South to Mississippi River Cottage Grove, Minnesota Dear Ms. Levitt: On October 24, 2014, I transmitted to you a Restricted Appraisal Report (referred to herein as the Report) pertaining to the above-referenced proposed public improvement project in Cottage Grove. This letter is intended as an addendum to the original Report, which is incorporated herein by reference. Since my transmittal of the Report, you and I have discussed the Citys need for 1) confirmation that in my opinion, riverfront lots in the project area receive a greater level of special benefit from the project than do non-riverfront lots and 2) explanation as to why I have concluded a difference. First of all, yes, it is my opinion that a riverfront lot will benefit to a greater extent than a non-riverfront lot, when all other aspects of the two lots are generally similar (e.g., site size). Secondly, shown below is a brief summary of the factors which result in such a conclusion. Based on my experience in completing special benefit appraisals, and on the analysis of market data, including sale data, connected with this appraisal experience, these are my general observations: 1. The special benefits, if any, accruing to real estate properties as a result of a public improvement project tend to flow to the land component of the property, and not to the building or supporting site improvements. Consequently, my valuation focuses on the land component only. 2. In general terms, land parcels with higher values tend to absorb greater levels of special benefit than do land parcels with lower values. The special benefit can be observed and best quantified in terms of a percentage increase in a property Consequently, in this case, a riverfront parcel will receive greater benefit from the project because its baseline value before the project is higher than that of a non-riverfront parcel, other factors being similar. BRKW APPRAISALS, INC. 1600 UNIVERSITY AVENUE, SUITE 314, ST. PAUL, MN 55104 651.646.6114 FAX 651.646.8086 www.brkw.com 3. It should be noted that the relationship between a parcels value and its potential for increase in value (special benefit) as a result of a public improvement project is not directly proportional; there is a sliding-scale tendency present in the market in terms of the additional marginal benefit a parcel will receive given its higher-value status. In other words, for example, a lot worth twice as much as another before the project will receive a higher level of benefit from the project, but the benefit is not twice that enjoyed by the lower-valued lot. This relationship is reflected in my conclusions of special benefit for the riverfront vs. non-riverfront parcels in the appraisal, as well as for larger vs. smaller parcels of land. Please contact me at 651-646-6114 or pgleason@brkw.com if you are in need of additional comments or explanations regarding the appraisal I completed for this project and the Report, to which this letter reflects an addendum. 2 BRKW APPRAISALS, INC. PAGE