Imp. Proj. #418
COUNCIL
REQUEST FOR ACTION
Originating Department
Approved for Agenda
Agenda Section
Consent
Finance/Admin.
I.an:y Watts
8-27-90
Item No.
I
RESOIlJTION DEI'ERMINING'IOI'AL COST AND DIRECTING CITY ClERK 'ill PREPARE
ASSESSMENT ROLL FOR SIJREE.T IMPROVEMENT NO. 418 (PARK ACRES DRAlliAGE
IMPROVEMENT) AND FUBLISH NOTICE ESTABLISHTIlG FUBLIC HEARING 'ill CONSIDER
SPECIAL ASSESSMENTS 'ill :B:EN.tJ:".L'l'lill PROPERI'Y
6.13
By:
Staff recommends adoption of the resolution establishing a public hearing on
September 24.
'!he total project cost is $64,152. '!he City will pay $45,012 and the amount
to be assessed is $19,140 over 15 years at 9% interest.
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CITY OF NEW HOPE
RESOLUTION NO. 90 - 164
RESOLUTION DETERMINING TOTAL COST AND DIRECTING CITY CLERK
TO PREPARE ASSESSMENT ROLL FOR STORM SEWER IMPROVEMENT PROJECT #418
(PARK ACRES DRAINAGE IMPROVEMENT)
AND PUBLISH NOTICE ESTABLISHING PUBLIC HEARING
TO CONSIDER SPECIAL ASSESSMENTS TO BENEFITTED PROPERTY
WHEREAS, the New Hope City Council did, after hearing upon nXice
published and mailed as required by law, on June 12,
1989, order construction of Street Improvement No. 418;
and
WHEREAS, on March 12, 1990, the City Council did award the
contract for the construction of said improvements to
Dave Perkins Contracting, 15775 Juniper Ridge Drive,
Anoka, MN 55303; and
WHEREAS, the Ci ty Council did direct and hereby approves and
ratifies staff's action of determining expenses incurred
in making the improvement;
WHEREAS, the total cost of the project is $64,152 and the amount
to be assessed is $19,140 as itemized below; and
WHEREAS, Minnesota Statutes section 429.061 requires that a
proposed assessment roll shall be prepared by the City
Clerk with the assistance of the City Engineer and made
available for public inspection, and that this Council
shall consider said assessment roll at a public hearing
after giving proper notice to the affected property
owners.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of New
Hope as follows:
1. That it is hereby determined that the total cost to be
assessed is as hereinafter set forth:
Total proiect Cost city Share
$64,15i $45,012
Amount to be Assessed
$19,140
2. Assessments shall be payable in equal annual installments
extending over a period of 15 years, and shall bear
interest at a rate of nine percent per annum from the
date of the adoption of the assessment resolution.
3. That the City Clerk, with such engineering and legal
assistance as shall be required, shall tabulate the
entire amount to be assessed for the improvement against
every assessable tract, piece or parcel benefitted by the
making of such improvement, in accordance with provisions
of Minnesota Statutes, and shall file a copy of such
proposed assessment in the' Clerk's office for public
inspection.
4. That the City Clerk is directed to publish the public
hearing notice in the New Hope-Golden Valley Post setting
a public hearing on September 24, 1990, to consider the
proposed assessment roll.
5. That the City Clerk is directed to mail notice of said
public hearing to all owners of benefitted property set
forth in the proposed assessment roll.
Adopted by the City Council of the City of New Hope, Hennepin
County, Minnesota, this 27th day of August, 1990.
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Attest:
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City Clerk
NOTICE OF FUBLIC HEARING ON PROFOSED SPECIAL ASSESSMENTS
FOR S'IDRM SEWER IMPROVEMENT NO. 418
(PARK ACRES DRAINAGE lMPROVEMENT)
City of New Hope, Minnesota
1. Notice is hereby given that the City Council of the City of New
Hope, Minnesota, will meet at the City Hall, 4401 Xylon Avenue North, on
Monday, the 24th day of September, 1990 at 7:00 p.m., or as soon thereafter
as the matter may be heard, to hear, consider and pass upon all written or
oral obj ections, if any, to the proposed assessment for the public
improvements of the City described in the caption and hereafter. '!he
proposed assessment rolls are now on file in the office of the City Clerk
and are open to public inspection by all persons interested.
Written and oral obj ections, if any, to the proposed assessment will be
considered at this meeting, and the Council may consider any objections to
the amount of the proposed individual assessment at an adjourned meeting
u:p::m such further notice to the affected property owners as it deems
advisable.
'!his assessment(s) may be paid without interest by making full payment to
the City at any time on or before October 24, 1990, or within 30 days from
the adoption of the assessment roll.
2. '!he general nature of the improvement was the construction of a
retention pond for storm sewer runoff and a storm sewer sufficiently sized
to handle a 100 year storm event. '!he plan included construction of catch
basins, man holes and drain pipes and all other appurtenant works and
services reasonably required therefor, to serve an area in the City of New
Hope, County of Hennepin, state of Minnesota, described as in No. 3 below:
3. '!he area proposed to be assessed is as follows:
a. 7940 55th Avenue North, PID #06-118-21 44 0004
Winnetka Elementary School
W 288.6 ft of E 494.6 ft of N 1/2 of SE 1/4 and that part of
E 206 ft of N 1/2 of SE 1/4 of SE 1/4 lying S of N 241.64 ft
thereof, except road, Sec. 6, Township 118, Range 21.
b. 5530 Zealand Avenue North, PID #06-118-21 44 0001
Hosterman Middle School
'!hat part of N 1/2 of S 1/2 of SE 1/4 lying W of E 494.5 ft
thereof and E of Center line of Zealand Avenue Extended
Northerly, except streets. Sec. 6, Twp 118, R 21.
c. 5600-10 Wisconsin, PID #06-118-21 41 0013
8007-11 Bass Lake Road
Park Acres
S 292.5 ft of that part of W 1/2 of NE 1/4 of SE 1/4 lying E
of W 210 ft thereof, also W 30 ft of that part of E 1/2 of NE
1/4 of SE 1/4 lying Sly of Bass Lake Road and carrrrnencing at
the point of intersection of SWly line of said road with a
line parallel with and 30 ft E of W line thereof, thence SEly
along said road line 30 ft, thence at right angles SWly to
intersection with said line parallel with and 30 ft E of W
line thereof, except road. Sec. 6, Twp. 118, R 21.
d. 8001 Bass Lake Road, PID #06-118-21 41 0006
Country Club Market
Corrrrnencing at the point of intersection of SWly line of Bass
Lake Road with a line parallel with and 30 ft E of W line of
E 1/2 of NE 1/4 of SE 1/4 thence SEly along said road line 30
feet to actual point of beginning thence at right angles SWly
to intersection with said line parallel with and 30 ft E of W
line thereof, thence S parallel with said west line to S line
of said E 1/2 of NE 1/4 of SE 1/4 thence E along S line
thereof 228.86 ft thence NEly deflecting left 57 deg 05 min
30 see from said S line to Sly line of said road thence NWly
along said road line to beginning. Sec. 6, Twp 118, R 21.
e. 8109 Bass Lake Road, PID #06-118-21 41 0007
4-unit Apartment Building
'!hat part of W 1/2 of NE 1/4 of SE 1/4 lying E of W 580 ft
thereof and N of S 292.5 ft thereof and S of road, Section 6,
Township 118, Range 21.
f. 8113 Bass Lake Road, PID #06-118-21 41 0008
4-unit Apartment Building
E 80 ft of W 580 ft of that part of W 1/2 of NE 1/4 of SE 1/4
lying N of S 292.5 ft thereof and S of road. Section 6,
Township 118, Range 21.
4. '!he total cost of the proposed assessment is $19,140.
5. Assessments shall be payable in equal annual installments
extending over a period of 15 years, and shall bear interest at a rate of
nine percent per annum from the date of the adoption of the assessment
resolution.
6. '!he area proposed to be assessed for the making of the
improvements stated in No.3, above, shall include all of the lots and
parcels (a) abutting the streets as platted in the plats above named., or (b)
within or abutting the tracts of land described above.
7. No appeal may be taken as to the amount of any individual
assessment unless a written objection signed by the affected property owner
is filed with the City Clerk prior to the assessment hearing or presented to
the presiding officer at the hearing.
8. An owner may appeal an assessment to District Court pursuant to
Minnesota statutes, Sec. 429.081 by serving notice of the appeal upon the
Mayor or Clerk of the City within 30 days after the adoption of the
assessment and filing such notice with the District Court within ten days
after service upon the Mayor or Clerk.
9. '!he City has no ordinance permitting the defennent of the levy of
special assessment on a hardship basis for citizens age 65 or above, as
authorized in M.S. 435.193 through 435.195.
Dated the 27th day of August, 1990.
Valerie Leone, City Clerk
(Published in the New Hope-Golden Valley Post September 5, 1990 and
September 12, 1990)
Otto G. Bonestroo. PE.
Robert W Rosene, PE.
Joseph C Anderlik, PE.
MaNin L SoNala. PE.
Richard E. Turner. PE.
James COlson. PE.
Glenn R. Cook. PE.
Thomas E. Noyes. PE.
Robert G. Schunicht. PE.
Susan M. Eberlin. CPA
Keith A Gordon. P.E.
Richard W Foster. PE.
Donald C Burgardt. PE.
Jerry A Bourdon. PE.
Mark A Hanson. PE.
Ted K. Field. PE.
Michael T. Rautmann. PE.
Robert R. Pfefferle, P.E.
David 0. Leskota. PE.
Thomas W Peterson, PE.
Michael C Lynch. PE.
James R. Maland. PE.
Kenneth P Anderson. PE.
Mark R. Rolfs. PE.
Robert C Russek. AlA
Thomas E. Angus. PE.
Howard A. Sanford. P.E.
Daniel J Edgerton. P.E.
Mark A Seip. PE.
Philip J Caswell. PE.
Ismael Martinez. PE.
Mark D. Wallis. PE.
Thomas R, Anderson, AlA
Gary F Rylander. PE.
Miles B Jensen. PE.
L Phillip Gravel 11/, PE.
Rene C Plumart, AlA
Agnes M. Ring. AJCP
Jerry D. Perrzsch, p.E.
Cecilio Olivier. P.E.
Charles A Erickson
Leo M. Pawelsky
Harlan M. Olson
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
August 23, 1990
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Attn: Daniel Donahue
Re: Park Acres - Project No. 418
Our File No. 3487
Dear Dan:
We have determined the final costs for the above project which are listed
below:
Park Acres
Project No. 418
Preliminary
Report 3/88
E.inli
Construction
Overhead
32,240
8,060
40,300
25,825
38,327
64,152
% Deviation
-19.9%
:Lll.5.%
+59.2%
As noted the final project cost significantly overran the preliminary
report amount, which is due to the difficulty in acquiring the easement
from the school district.
The proposed final assessments against the three benefitted properties
proposed to be assessed, compared to the amount estimated in the
preliminary report are listed below:
Preliminary
Report 3/88
E:.in.iil
Ind. School Dist. 281
Country Club
Park Acres
City of New Hope
16,186
4,856
7,168
12.090
$40,300
25,766(1)
7,729
11 , 411
19.246
$64,152
% Deviation
+59.2%
+59.2%
+59.2%
+59.2%
(1) As part of the easement acquisition from the school district, it was
agreed that they would not be assessed. Therefore, their assessment
($25,766) will be the responsibility of the City.
1
2335 West Highway 36 · St. Paul, Minnesota 55113 · 612-636-4600
City of New Hope
Page 2
Attn: Daniel Donahue
August 22, 1990
As indicated, the final assessments are significantly higher than the
estimated amount for the reasons previously indicated. Due to the
additional costs incurred it may be desirable to assess only the amount
estimated in the preliminary report to Country Club and Park Acres.
If you have any questions please contact this office.
Yours very truly,
BO~r]Raa )has E E, ANDERL~K
IJ!/.~/"J '\ 71 AI"~~
f 1/ Vv I .~.- J vvr
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MarK/ Hanson ;
MH:lk
& ASSOCIATES, INC.
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COUNCIL
REQUEST FOR ACTION
Originating Department
Approved for Agenda
Agenda Section
Pub 1 i c Heari ng
Manager
9-24-90
By: 0
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PUBLIC HEARING - RESOLUTION ADOPTING ASSESSMENT FOR STORM SEWER IMPROVEMENT NO.
418 (PARK ACRES DRAINAGE IMPROVEMENT)
Item No.
By: Dan Donahue
7.1
A public hearing has been scheduled to consider adopting the assessment roll for
Improvement Project No. 418. Thi s project proposes assessments against hJO
property owners--Country Club Market Inc., 8001 Bass Lake Road, for $7,729 and
Boisclair Corporation, 8007 Bass Lake Road, for $11,411.
The City Engineer has prepared a total project cost.
Staff recommends that the City Council close the public hearing and adopt the
resolution.
MOTION BY vi n)U,rIJ}~l SECOND BY (12/1; A{ .J
TO: (lll k-l);(. /tw 90 - 1;(' I
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Review:
Administration:
Finance:
RFA-OO 1
CITY OF NEW HOPE
RESOLUTION NO. 90- 181
RESOLUTION ADOPTING ASSESSMENT
FOR STORM SEWER IMPROVEMENT NO. 418
(PARK ACRES DRAINAGE IMPROVEMENT)
WHEREAS,
pursuant to proper notice duly given as required by law, the
council has met and heard and passed upon all objections to the
proposed assessment for the Storm Sewer Improvement No. 418, Park
Acres Drainage Improvement.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of New Hope as
fo 11 ows :
1. Such proposed assessment, a copy of which is attached hereto
and made a part hereof, is hereby accepted and shall
constitute the special assessment against the 1 ands named
therein, and each tract of land therein included is hereby
found to be benefitted by the proposed improvement in the
amount of the assessment levied against it.
2. Such assessment shall be payable in equal annual installments
extending over a period of 15 years, the first of the
installments to be payable on or before the first Monday in
January, 1991 and shall bear interest at a rate of nine
percent per annum from the date of the adopt i on of the
assessment resolution. To the first installment shall be
added interest on the entire assessment from the date of this
resolution until December 31, 1991. To each subsequent
installment when due shall be added interest for one year on
all unpaid installments.
3. The owner of any property so assessed may, at any time prior
to certification of the assessment to the county auditor, pay
the whole of the assessment on such property, with interest
accrued to the date of payment, to the city treasurer, except
that no interest shall be charged if the entire assessment is
paid within 30 days from the adoption of this resolution; and
he may, at any time thereafter, pay to the city treasurer the
entire amount of the assessment remaining unpaid, with
interest accrued to December 31 of the year in whi ch such
payment is made. Such payment must be made before November 15
or interest will be charged through December 31 of the next
succeeding year.
4. The clerk shall forthwith transmit a certified duplicate of
this assessment to the county auditor to be extended on the
property tax lists of the county. Such assessments shall be
collected and paid over the same manner as other municipal
taxes.
Adopted by the City Council of the City of New Hope, Hennepin County, Minnesota,
this 24th day of September, 1990.
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ayor
Attest: Lf~ ':i/krY. ~
City C er
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4401 Xylon Avenue North New Hope, Minnesota 55428 Phone: 533-1521
LEGAL ADDRESS
PROPERTY I. D. NUMBER
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YOUR ASSESSMENT: $
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september 6, 1990
ASSESSMENT HEARING NOTICE FOR
STORK SEWER IM.PROVEMENT NO. 418
(PARK ACRES DRAINAGE IM.PROVEMENT)
NOTICE IS HEREBY given that the Council of the Cit~ of New Hope
will meet at the City Hall, 4401 Xylon Avenue North, on Mondav, the
24th day of September, 1990 at 7:00 p.m., or as soon thereafter as
the matter may be heard, to hear, consider and pass upon all
written or oral objections, if any, to the proposed assessments for
the public improvement of the city described in the caption and
hereinafter.
The general nature of the improvement was:
The construction of a retention pond for storm sewer runoff
and a storm sewer sufficiently sized to handle a 100 year
storm event. The plan included construction of catch basins,
man holes and drain pipes and all other appurtenant works and
services required therefor.
The area proposed to be assessed includes your property, identified
above. The attached exhibit A identifies all of the properties to
be assessed on this project. A map showing the entire area to be
assessed is on file and may be viewed at the office of the City
Clerk.
The proposed assessment rolls are now on file in the office of the
City Clerk and are open to public inspection by all persons
interested. The total amount of the proposed assessment is
$19,140. The amount to be assessed to your property is listed at
the top of this notice.
Written or oral objections will be considered at the meeting, and
the Council may consider any objection to the amount of a proposed
individual assessment at an adjourned meeting upon such further
notice to the affected property owners as it deems advisable.
Family Styled City 6 For Family Living
No appeal may be taken as to the amount of any individual
assessment unless a written objection signed by the affected
property owner ~s filed with the City Clerk prior to the assessment
hearing or presented to the presiding officer at the hearing. An
owner may appeal an assessment to district court pursuant to
Minnesota statutes, Sec. 429.081 by serving notice of the appeal
upon the Mayor or Clerk of the City- within 30 days after the
adoption of the assessment and filing such notice with the district
court within ten days after service, upon the Mayor or Clerk.
The City has no ordinance permitting the deferment of the levy of
special assessments on a hardship basis for citizens age 65 or
over, as authorized in M.S. 435.193 through 435.195.
The entire amount may be paid in full without interest at any time
on or before October 24, 1990, at the City Hall, 4401 Xylon Avenue
North, New Hope, MN 55428, or within 30 days of the adoption of
the assessment roll by the City Council.
You may prepay the assessment at city Hall anytime up to and
including November 15, 1990, but interest will be charged from the
time the roll is adopted to December 31, 1990. The City has no
ordinance authorizing a partial prepayment of the assessment.
If you do not choose to prepay the assessment, it will then be
certified for collection with your real estate taxes with the first
of 15 installments beginning. with taxes payable in 1991.
If the assessment is put on your taxes, it will be spread in equal
annual installments over 15 years bearing interest at nine percent
(9%) per year. The first installment will include interest on the
total assessment from October 1, 1990 through December 31, 1991, or
15 months' interest.
Thank you for your cooperation during the construction.
Valerie Leone
City Clerk
City of New Hope
EXHIBIT A
3. '!he ~ p~ to be assessed is as follows:
a. 7940 55th Avenue North, PID #06-118-21 44 0004
winnetka ElerrentaJ:y SChool
W 288.6 ft of E 494.6 ft of N 1/2 of SE 1/4 arxi that part of
E 206 ft of N 1/2 of SE 1/4 of SE 1/4 lyi.n;; S of N 241.64 ft
thereof, except road, Sec. 6, Township 118, Ran;Je 21.
b. 5530 Zealarxi Avenue North, PID #06-118-21 44 0001
Hosterman Mid:lle School
'!bat part of N 1/2 of S 1/2 of SE 1/4 1yi.n;; W of E 494.5 ft
thereof ani E of Center line of Zealani Avenue Exterrled
Northerly, except streets. Sec. 6, 'IWp 118, R 21.
c. 5600-10 Wisconsin, pm #06-118-21 41 0013
8007-11 Bass lake. Road
Park Acres
S 292.5 ft of that part of W 1/2 of NE 1/4 of SE 1/4 lyi.n;; E
of W 210 ft thereof, also W 30 ft of that part of E 1/2 of NE
1/4 of SE 1/4 lyi.n;; Sly of Bass lake Road ani canmenci.n;; at
the point of intersection of SWly line of said road with a
line parallel with ani 30 ft E of W line thereof, thence SEly:
alon:J said road line 30 ft, thence at right argles SWly to
intersection with said line parallel with arxi 30 ft E of W
line thereof, except road. Sec. 6, 'IWp. 118, R 21.
d. 8001 Bass lake Road, pm #06-118-21 41 0006
Colmtry Club Market
earmerx:i.n;; at the point of intersection of SWly line of Bass
lake Road with a line parallel with arxi 30 ft E of W line of
E 1/2 of NE 1/4 of SE 1/4 thance SEly alon:J said t.:ad line 30
feet to actual point of begi.nnin::J thence at right argles SWly
to intersection with said line parallel with ani 30 ft E of W
line thereof, thence S parallel with said west line to S line
of said E 1/2 of NE 1/4 of SE 1/4 thence E alon:J S line
thereof 228.86 ft thence NEly deflect.i.rg left 57 deg 05 min
30 see fran said S line to Sly line of said road thence NWly
alorg said road line to begi.nnin::J. Sec. 6, 'IWp 118, R 21.
e. 8109 Bass lake Road, PID #06-118-21 41 0007
4-uni t Apartment a.rildi.n;J
'!bat part of W 1/2 of NE 1/4 of SE 1/4 lyi.n;; E of W 580 ft
thereof arxi N of S 292.5 ft thereof arxi S of road, Section 6,
Township 118, Ran:Je 21.
f. 8113 Bass lake Road, PID #06-118-21 41 0008
4-unit Apartment Buildi.n;J
E 80 ft of W 580 ft of that part of W 1/2 of NE 1/4 of SE 1/4
lyi.n;; N of S 292.5 ft thereof arxi S of road. Section 6,
Township 118, Ran:Je 21.
AFFIDAVIT OF MAILING HEARING NOTICE
IMPROVEMENT PROJECI' NO. 418
STATE OF MINNESOI'A)
COUNTY OF HENNEPIN) ss
CITY OF NEW HOPE )
I, the undersigned being the duly qualified City Clerk of the city of New
Hope, Minnesota, hereby attest and certify that:
On September 6, 1990, acting on behalf of the said City, I deposited in
the united states mail at New Hope, Minnesota, copies of the attached assessment
hearing notice on Improvement Project No. 418, mailed first class, with postage
thereon fully prepaid, addressed to the persons at the addresses appearing
opposite their respective names, list attached.
'!here is a delivery service by United states mail between the place of
mailing and the places so addressed.
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Subscr and sworn to before me thlS
My commission expires r - 30 , 1915:
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JAYNEC. FERRY
NOTARY PUBUC. MINNESOTA
HENNEPIN COUNTY
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OCClCClO::E:
4401 Xylon Avenue North
New Hope, Minnesota 55428 Phone: 533-1521
LEGAL ADDRESS 80m RAC;C; I AKF ROAn
PROPERTY I. D. NUMBER Ofi- 118-?1 41 0006
YOUR ASSESSMENT: $ 7) nq 00
September 6, 1990
ASSESSMENT HEARING NOTICE FOR
STORM SEWER IMPROVEMENT NO. 418
(PARK ACRES DRAINAGE IMPROVEMENT)
NOTICE IS HEREBY given that the Council of the City of New Hope
will meet at the City Hall, 4401 Xylon Avenue North, on Monday, the
24th day of September, 1990 at 7:00 p.m., or as soon thereafter as
the matter may be heard, to hear, consider and pass upon all
written or oral objections, if any, to the proposed assessments for
the public improvement of the City described in the caption and
hereinafter.
The general nature of the improvement was:
The construction of a retention pond for storm sewer runoff
and a storm sewer sufficiently sized to handle a 100 year
storm event. The plan included construction of catch basins,
man holes and drain pipes and all other appurtenant works and
services required therefor.
The area proposed to be assessed includes your property, identified
above. The attached exhibit A identifies all of the properties to
be assessed on this project. A map showing the entire area to be
assessed is on file and may be viewed at the office of the City
Clerk.
The proposed assessment rolls are now on file in the office of the
City Clerk and are open to public inspection by all persons
interested. The total amount of the proposed assessment is
$19,140. The amount to be assessed to your property is listed at
the top of this notice.
Written or oral objections will be considered at the meeting, and
the Council may consider any objection to the amount of a proposed
individual assessment at an adjourned meeting upon such further
notice to the affected property owners as it deems advisable.
Family Styled City" For Family living
No appeal may be taken as to the amount of any individual
assessment unless a written obj ection signed by the affected
property owner is filed with the City Clerk prior to the assessment
hearing or presented to the presiding officer at the hearing. An
owner may appeal an assessment to district court pursuant to
Minnesota statutes, Sec. 429.081 by serving notice of the appeal
upon the Mayor or Clerk of the city' within 30 days after the
adoption of the assessment and filing such notice with the district
court within ten days after service. upon the Mayor or Clerk.
The City has no ordinance permitting the deferment of the levy of
special assessments on a hardship basis for citizens age 65 or
over, as authorized in M.S. 435.193 through 435.195.
The entire amount may be paid in full without interest at any time
on or before October 24, 1990, at the City Hall, 4401 Xylon Avenue
North, New Hope, MN 55428, or within 30 days of the adoption of
the assessment roll by the City Council.
You may prepay the assessment at City Hall anytime up to and
including November 15, 1990, but interest will be charged from the
time the roll is adopted to December 31, 1990. The City has no
ordinance authorizing a partial prepayment of the assessment.
If you do not choose to prepay the assessment, it will then be
certified for collection with your real estate taxes with the first
of 15 installments beginning with taxes payable in 1991.
If the assessment is put on your taxes, it will be spread in equal
annual installments over 15 years bearing interest at nine percent
(9%) per year. The first installment will include interest on the
total assessment from October 1, 1990 through December 31, 1991, or
15 months' interest.
Thank you for your cooperation during the construction.
Valerie Leone
City Clerk
City of New Hope
EXHIBIT A
3. TIle area proposed to be assessed is as follcms:
a. 7940 55th Avenue North, PID #06-118-21 44 0004
winnetka Elerrentary School
W 288.6 ft of E 494.6 ft of N 1/2 of SE 1/4 arrl that part of
E 206 ft of N 1/2 of SE 1/4 of SE 1/4 lyin;J S of N 241.64 ft
thereof, except road, Sec. 6, ToNnship 118, Fame 21.
b. 5530 Zealarrl Avenue North, PID #06-118-21 44 0001
Hostennan Middle School
'!bat part of N 1/2 of S 1/2 of SE 1/4 lyin;J W of E 494.5 ft
thereof arrl E of Center line of Zealarrl Avenue Extended
Northerly, except streets. Sec. 6, Twp 118, R 21.
c. 5600-10 Wisconsin, PID #06-118-21 41 0013
8007-11 Bass Lake. Road
Park Acres
S 292.5 ft of that part of W 1/2 of NE 1/4 of SE 1/4 lyin;J E
of W 210 ft thereof, also W 30 ft of that part of E 1/2 of NE
1/4 of SE 1/4 lyin;J Sly of Bass Lake Road arrl canrnencin;J at
the point of intersection of SWly line of said road with a
line parallel with arrl 30 ft E of W line thereof, thence SEly'
alonq said road line 30 ft, thence at right angles SWly to
intersection with said line parallel with arrl 30 ft E of W
line thereof, except road. Sec. 6, Twp. 118, R 21.
d. 8001 Bass Lake Road, PID #06-118-21 41 0006
Country Club Market
Cammencin;J at the point of intersection of SWly line of Bass
Lake Road with a line parallel with arrl 30 ft E of W line of
E 1/2 of NE 1/4 of SE 1/4 ttlence SEly along said l:.'..a.d line 30
feet to actual point of J::e:1i.nnin:J thence at right angles SWly
to intersection with said line parallel with arrl 30 ft E of W
line thereof, thence S parallel with said west line to S line
of said E 1/2 of NE 1/4 of SE 1/4 thence E alonq S line
thereof 228.86 ft thence NEly deflecting left 57 deg 05 min
30 see fran said S line to Sly line of said road thence NWly
alon;;J said road line to J::e:1i.nnin:J. Sec. 6, Twp 118, R 21.
e. 8109 Bass Lake Road, PID #06-118-21 41 0007
4-unit Apart:nent Building
'!bat part of W 1/2 of NE 1/4 of SE 1/4 lyin;J E of W 580 ft
thereof arrl N of S 292.5 ft thereof arrl S of road, Section 6,
TcMnship 118, Range 21.
f. 8113 Bass Lake Road, PID #06-118-21 41 0008
4-unit Apart:nent Building
E 80 ft of W 580 ft of that part of W 1/2 of NE 1/4 of SE 1/4
lyin;J N of S 292.5 ft thereof arrl S of road. Section 6,
TcMnship 118, Range 21.
4401 Xylon Avenue North
New Hope, Minnesota 55428 Phone: 533-1521
LEGAL ADDRESS Rnn] RAc;c; I AKF RnAn
PROPERTY I. D. NUMBER nn- 11 8-/1 41 non
YOUR ASSESSMENT: $ 11 ,411 nn
September 6, 1990
ASSESSMENT HEARING NOTICE FOR
STORM SEWER IMPROVEMENT NO. 418
(PARK ACRES DRAINAGE IMPROVEMENT)
NOTICE IS HEREBY given that the Council of the City of New Hope
will meet at the City Hall, 4401 Xylon Avenue North, on Monday, the
24th day of September, 1990 at 7:00 p.m., or as soon thereafter as
the matter may be heard, to hear, consider and pass upon all
written or oral objections, if any, to the proposed assessments for
the public improvement of the City described in the caption and
hereinafter.
The general nature of the improvement was:
The construction of a retention pond for storm sewer runoff
and a storm sewer sufficiently sized to handle a 100 year
storm event. The plan included construction of catch basins,
man holes and drain pipes and all other appurtenant works and
services required therefor.
The area proposed to be assessed includes your property, identified
above. The attached exhibit A identifies all of the properties to
be assessed on this proj ect. A map showing the entire ... area to be
assessed is on file and may be viewed at the office of the City
Clerk.
The proposed assessment rolls are now on file in the office of the
City Clerk and are open to public inspection by all persons
interested. The total amount of the proposed assessment is
$19,140. The amount to be assessed to your property is listed at
the top of this notice.
Written or oral objections will be considered at the meeting, and
the Council may consider any objection to the amount of a proposed
individual assessment at an adjourned meeting upon such further
notice to the affected property owners as it deems advisable.
Family Styled City" For Family Living
No appeal may be taken as to the amount of any individual
assessment unless a written obj ection signed by the affected
property owner is filed with the City Clerk prior to the assessment
hearing or presented to the presiding officer at the hearing. An
owner may appeal an assessment to district court pursuant to
Minnesota statutes, Sec. 429.081 by serving notice of the appeal
upon the Mayor or Clerk of the City wi thin 30 days after the
adoption of the assessment and filing such notice with the district
court within ten days after service upon the Mayor or Clerk.
The City has no ordinance permitting the deferment of the levy of
special assessments on a hardship basis for citizens age 65 or
over, as authorized in M.S. 435.193 through 435.195.
The entire amount may be paid in full without interest at any time
on or before October 24, 1990, at the City Hall, 4401 Xylon Avenue
North, New Hope, MN 55428, or within 30 days of the adoption of
the assessment roll by the City Council.
You may prepay the assessment at City Hall anytime up to and
including November 15, 1990, but interest will be charged from the
time the roll is adopted to December 31, 1990. The City has no
ordinance authorizing a partial prepayment of the assessment.
If you do not choose to prepay the assessment, it will then be
certified for collection with your real estate taxes with the first
of 15 installments beginning with taxes payable in 1991.
If the assessment is put on your taxes, it will be spread in equal
annual installments over 15 years bearing interest at nine percent
(9%) per year. The first installment will include interest on the
total assessment from October 1, 1990 through December 31, 1991, or
15 months' interest.
Thank you for your cooperation during the construction.
Valerie Leone
City Clerk
City of New Hope
EXHIBIT A
3. '!he area prq;:osed to be assessed is as foll0v.7S:
a. 7940 55th Avenue North, PID #06-118-21 44 0004
winnetka Elementary School
W 288.6 ft of E 494.6 ft of N J,j2 of SE 1/4 an:! that part of
E 206 ft of N 1/2 of SE 1/4 of SE 1/4 lyi.n;J S of N 241.64 ft
thereof, except. road, Sec. 6, Tow.nship 118, Range 21.
b. 5530 Zealan:! Avenue North, PID #06-118-21 44 0001
Hostenran Middle SChool
'Ihat part of N 1/2 of S 1/2 of SE 1/4 lyi.n;J W of E 494.5 ft
thereof an:! E of Center line of Zealan:! Avenue Extended
Northerly, except. streets. Sec. 6, Twp 118, R 21.
c. 5600-10 Wisconsin, PID #06-118-21 41 0013
8007-11 Bass Lake Road
Park Acres
S 292.5 ft of that part of W 1/2 of NE 1/4 of SE 1/4 lyi.n;J E
of W 210 ft thereof, also W 30 ft of that part of E 1/2 of NE
1/4 of SE 1/4 lyi.n;J Sly of Bass Lake Road an:! camnenci.n;J at
the point of intersection of SWly line of said road with a
line parallel with an:! 30 ft E of W line thereof, thence SEly
along said road line 30 ft, thence at right an:Jles SWly to
intersection with said line parallel with an:! 30 ft E of W
line thereof, except. road. Sec. 6, Twp. 118, R 21.
d. 8001 Bass Lake Road, PID #06-118-21 41 0006
Country Club Market
Carnmencirq at the point of intersection of SWly line of Bass
Lake Road with a line parallel with an:! 30 ft E of W line of
E 1/2 of NE 1/4 of SE 1/4 thance SEly along said rLad line 30
feet to actual. point of begi.nn.in;J thence at right an:Jles SWly
to intersection with said line parallel with an:! 30 ft E of W
line thereof, thence S parallel with said west line to S line
of said E 1/2 of NE 1/4 of SE 1/4 thence E along S line
thereof 228.86 ft thence NEly deflecti.n;J left 57 deg 05 min
30 see fran said S line to Sly line of said road thence NWly
alorg said road line to begi.nn.in;J. Sec. 6, Twp 118, R 21.
e. 8109 Bass Lake Road, PID #06-118-21 41 0007
4-unit Apartment Building
'Ihat part of W 1/2 of NE 1/4 of SE 1/4 lyi.n;J E of W 580 ft
thereof an:! N of S 292.5 ft thereof an:! S of road, Section 6,
Tow.nship 118, Range 21.
f. 8113 Bass Lake Road, PID #06-118-21 41 0008
4-unit Apartment Building
E 80 ft of W 580 ft of that part of W 1/2 of NE 1/4 of SE 1/4
lyi.n;J N of S 292.5 ft thereof an:! S of road. Section 6,
Tow.nship 118, Range 21.
-
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'1). ~
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-
COUNCIL
REQUEST FOR ACTION
Originating Department
Approved for Agenda
Agenda Section
City Manager
By:
Kirk McDonald, MA
By:/l
11-13-90
Item No.
6.16
/'
MOTION TO APPROVE FINAL (PAY REQUEST FOR PARK ACRES DRAINAGE
IMPROVEMENTS (PROJECT 418) AND YUNKERS PARK (PROJECT 446) IN AMOUNT
OF $2,427.19
All work has been satisfactorily completed on the Park Acres
Drainage Improvements (Project 418) and Yunkers Park (Project 446)
and the final pay request in the amount of $2,427.19 has been
submitted to the city. The final contract amounts compared to the
bid amount for each project are outlined in the attached letter
from the City Engineer. The final contract amount is less than the
bid amount. The cost increase/decrease associated with each
project is due primarily to changes in the estimated sod
quantities.
The City Engineer recommends final payment to the contractor in the
amount of $2,427.19 and staff concurs with the engineer's recommen-
dation.
Staff recommends approval of the resolution.
~ :
MOTION BY 7/-r7 (~J::_
-
TO: aJJj)/'l..lDx_
I iJ
SECOND BY
l! );/)) ?tJ-:;?/c/
.=r0Li" (~)AA i l. P. (), # () 7 tj 3 /~
J(/'
Review:
Administration:
Finance:
RFA-OOl
Bonestroo
Rosene
Anderlik &
Associates
Otto G. Bonestroo. PE
Robert W. Rosene, PE
Joseph C Andertik. PE
Marvin L Sorvala, P.E.
Richard E. Turner. P.E.
James COlson, P.E.
Glenn R. Cook. PE
Thomas E. Noyes. P.E.
Robert G. Schunicht, P.E.
Susan M. Eberlin. C.!'A.
Keith A. Gordon. P.E.
Richard W. Foster. P.E.
Donald C Burgardt. P.E.
Jerry A. Bourdon. P.E.
Mark A. Hanson. P.E.
Ted K. Field. PE
Michaei T. Rautmann, PE
Robert R. Pfefferle. P.E.
David 0. Loskot2. PE.
Thomas W. Peterson. P.E.
Michael C Lynch. P.E.
James R. Maland. P.E.
Kenneth P. Anderson, P.E.
Mark R. Rolfs. P.E.
Robert C Russek. ALA
Thomas E. Angus. P.E.
Howard A Sanford. PE
Daniel J Edgerton, PE
Mark A Seip. PE
Philip J Casweil. P.E.
lsmael Martinez. P.E.
Mark D. Wallis, PE
Thomas R. Anderson. AlA
Gary F. Rylander, PE
Miles 8. Jensen. P.E.
L Phiilip Gravel III. P.E.
Rene C Plumart, ALA.
Agnes M Ring. ALC.!'
Jerry D. Pertzsch, P.E.
Cecilio Olivier. P.E.
Charles A Erickson
Leo M. Pawelsky
Harlan M. Olson
Engineers & Architects
November 6, 1990
City of New Hope
4401 Xylon Avenue No.
New Hope, Minnesota 55428
Attn: Daniel Donahue
Re: Park Acres Drainage Improvements - Project 418
Yunkers Park - Project 446
Our File No. 3487
Dear Dan:
Enclosed is the 5th & Final Pay Request for the above project. The final contract amount
compared to the bid amount for each project is listed below:
Bid Amount
Final Contract Amount
Park Acres
Project 418
$52,745.50
$44,664.25
Yunkers Park
Project 446
$ 2.150.00
$54,895.50
$ 3.879.50
$48,543.75
As noted the final contract amount is less than the bid amount. However the cost increase
and decrease associated with each project for the most part is due to changes in the
estimated sod quantities.
All work has been satisfactorily completed and we recommend final payment in the amount
of $2,427.19. If you have any questions please contact this office.
Yours very truly,
.,!1 ..
BON~/~~?O./ ". 0.. SENE. ' ANDERLIK & ASSOCIATES, INe.
/JI (/vJ~rv.:'V-
Mar ..' Hanson
MAH:dh
Enc!.
2335 West Highway 36 e St. Paul, Minnesota 55113 e 612-636-4600
REQUEST FOR PAYMENT
DATE:
PLACE:
PROJECT:
October 4, 1990
New Hope, Minnesota
Park Acres Drainage Improvements
PROJECT NO.:418
FILE NO.:
3487
FOR PERIOD:
From: Sep. 1, 1990 To: Oct. 1, 1990
SPECIFIED CONTRACT
COMPLETION DATE:
June 15, 1990
CONTRACTOR: Dave Perkins Contracting, Inc.
ADDRESS:
15775 Juniper Ridge Drive
Anoka, MN 55303
REQUEST FOR PAYMENT NO.:
5 & FINAL
SUMMARY:
1. Original Contract Amount $ 56,678.50
2. Change Order - ADDITION $ 0.00
3. Change Order - DEDUCTION $ 1,783.00
4. Revised Contract Amount $ 54,895.50
5. Value Completed to Date $ 48,543.75
6. Material on Hand $ 0.00
7. Amount Earned $ 48,543.75
8. Less Retainage 0 % $ 0.00
9. Sub-Total $ 48,543.75
10. Less Amount Paid Previously $ 46,116.56
11. ~J10UNT DUE THIS REQUEST FOR PAYMENT NO.: 5 & F $ 2,427.19
Recommended for Approval by:
BONESTROO, ROSENE, ANDERLIK &
BY';(~~
Date:
11- /5 -9'0
Approved By:
DAVE PERKINS CONTRACTING, INC.
Contractor
t7J
I
3487PR
PROJECT:
PLACE:
Park Acres Drainage Improvements
New Hope, Minnesota
CONTRACTOR: Dave Perkins Contracting, Inc.
STATEMENT OF WORK
Contract Item
Unit
PART A - DRAINAGE IMPROVEMENTS
Clear and grub trees & bushes L.S.
Common excavation C.Y.
Common borrow (CV) C.Y.
24" RCP, Cl. 3 in place L.F.
12" PVC, SDR 35 in place L.F.
6" PVC, SDR 35 in place L. F .
Std. 4' diam. MH (Plate 1-10) w/R1642B Each
Std. CB (Plate 1-18) w/R4342 cstg. Each
Improved pipe foundation
per 6" depth increment
L.F.
Furnish and install R1642B cstg.
Each
Remove & reconstruct ex. 24" RCP apron
Each
Reconstruct existing CBMH-2
L.F.
Sod with existing topsoil
S.Y.
Topsoil borrow (LV)
C.Y.
Mechanical trench compaction
L.F.
TOTAL PART A - DRAINAGE IMPROVEMENTS
3487PR
Unit
Price
$1,500.00
2.00
5.00
35.00
21. 00
17.00
1,200.00
950.00
5.00
250.00
150.00
100.00
1.25
5.00
2.00
Page 1
Est'd
Quantity
1,000
10,000
PAYMENT NO.:
FILE NO.:
DATE:
L S
800
6
165
48
1
2
50
1
1
4
100
330
5 & FINAL
3487
October 4, 1990
Quantity
To Date
1
1,000
1,100
12
165
48
1
2
1
1
4
5,744.2
143
330
Amount
To Date
$1,500~00
2,000.00
5,500.00
420.00
3,465.00
816.00
1,200.00
1,900.00
250.00
150.00
400.00
7,180.25
715.00
660.00
$26,156.25
PROJECT:
PLACE:
Park Acres Drainage Improvements
New Hope, Minnesota
CONTRAcTOR: Dave Perkins Contracting, Inc.
Contract Item
PART B - STORM SEWER RECONSTRUCTION
Remove manhole
Remove 18" RCP
Remove RCP apron
3D" RCP, Cl. 3 in place
Std. 4' dia. MH (Plate 1-10)
wjsalvaged casting
3D" RCP apron wjtrash guard
Class 3 rip rap
Remove & reconstruct existing 15" RCP
Remove & reconstruct existing 18" RCP
Remove & reconstruct existing 24" RCP
Remove & reconstruct parking area
with 2" 2341 bituminous wear course
Class 5 aggregate base course
Remove & reconstruct B612 conc. C & G
Improved pipe foundation
per 6" depth increment
Sod wjexisting topsoil
Mechanical trench compaction
TOTAL PART B - STORM SEWER RECONSTRUCTION
3487PR
STATEMENT OF WORK
Unit
Each
L.F.
Each
L.F.
Each
Each
C.Y.
L.F.
L.F.
L.F.
L.F.
S.Y.
Tons
L.F.
S.Y.
L.F.
Unit
Price
$150.00
10.00
150.00
38.00
1,000.00
750.00
65.00
15.00
15.00
20.00
10.00
10.00
20.00
5.00
1.25
2.00
Page 2
PAYMENT NO.:
FILE NO.:
DATE:
Est'd
Quantity
1
111
1
111
1
1
12
87
54
30
350
140
80
400
600
171
5 & FINAL
3487
October 4, 1990
Quantity
To Date
1
111
1
111
2
1
12
87
48
285.5
75
462
171
Amount
To Date
$150.00
1,110.00
150.00
4,218.00
2,000.00
750.00
780.00
1,305.00
960.00
2,855.00
750.00
2,310.00
342.00
$17,680.00
PROJECT:
PLACE:
Park Acres Drainage Improvements
New Hope, Minnesota
CONTRACTOR: Dave Perkins Contracting, Inc.
Contract Item
PART C - LANDSCAPE
Cedar split rail fence
Honeysuckle (Arnold's Red) or
Cottoneaster (Peking) shrub
4" thick shredded Oak Bark mulch
TOTAL PART C - LANDSCAPE
CHANGE ORDER NO. 1
PART A - YUNKERS PARK
Common excavation
Topsoil borrow
Sod wjexisting topsoil
TOTAL PART A - ADD
PART B - LANDSCAPE - DEDUCT
PART C - NEW PIPE (ALTERNATE BID)
15" RCP CI. 5 (materials only)
18" RCP Cl. 5 (materials only)
24" RCP Cl. 5 (materials only)
TOTAL PART C - ADD
3487PR
STATEMENT OF WORK
Unit
L.F.
Each
S.Y.
C.Y.
C.Y.
S.Y.
L.F.
L.F.
L.F.
Page 3
Unit
Price
$5.00
15.00
3.75
$2.00
5.00
1.25
$11.50
13.50
25.00
PAYMENT NO.:
FILE NO.:
DATE:
Est'd
Quantity
570
190
190
300
60
1,000
87
54
30
5 & FINAL
3487
October 4, 1990
Quantity
To Date
555
72
1,927.6
29.44
Amount
To Date
$0.00
$1,110.00
360.00
2,409.50
$3,879.50
8
$92.00
736.00
$828.00
PROJECT: Park Acres Drainage Improvements
PLACE: New Hope, Minnesota
CONTRACTOR: Dave Perkins Contracting, Inc.
STATEMENT OF WORK
Contract Item
Unit
Unit
Price
TOTAL PART A - YUNKERS PARK
TOTAL PART B - LANDSCAPE - DEDUCT
TOTAL PART C - NEW PIPE
TOTAL CHANGE ORDER NO.1 - ADD
TOTAL PART A - DRAINAGE IMPROVEMENTS
TOTAL PART B - STORM SEWER RECONSTRUCTION
TOTAL PART C - LANDSCAPE
TOTAL CHANGE ORDER NO. 1
TOTAL WORK COMPLETED TO DATE
Page 4
3487PR
PAYMENT NO.:
FILE NO.:
DATE:
5 & FINAL
3487
October 4, 1990
Est'd Quantity
Quantity To Date
$3,879.50
0.00
828.00
$4,707.50
$26,156.25
17,680.00
0.00
4,707.50
$48,543.75
Amount
To Date
PROJECT PAYMENT STATUS
CITY:
PROJECT:
PROJECT NO.:
FILE NO.:
CONTRACTOR:
New Hope, Minnesota
Park Acres Drainage Improvements
418
3487
Dave Perkins Contracting, Inc.
ORIGINAL CONTRACT AMOUNT
$56,678.50
TOTAL CHANGE ORDERS
-$1,783.00
REVISED CONTRACT AMOUNT
$54,895.50
DATE
5-23-90
NO. CHANGE ORDER DESCRIPTION
1 Grade berm in Yunkers Park;Deduct Landscape; & Add Alt. Bid
2
3
TOTAL CHANGE ORDERS - DEDUCT
PROJECT PAYMENT SUMMARY:
PAYMENT PERIOD PAYMENT VALUE
NO. FROM TO THIS VOUCHER COMPLETED
1 Start 6-4-90 $29,781. 55 $31,349.00
2 6-4-90 7-4-90 5,491.00 37,129.00
3 7-4-90 8-1-90 10,191. 84 47,857.25
4 8-2-90 9-1-90 652.17 48,543.75
5 9-1-90 10-1-90 2,427.19 48,543.75
6
TOTAL PAYMENT TO DATE
RETAINAGE FOR PAYMENT NO.
TOTAL VALUE COMPLETED
$48,543.75
0.00
$48,543.75
5 & F
3487PR
AMOUNT
-$1,783.00
-$1,783.00
RETAINAGE
$1,567.45
1,856.45
2,392.86
2,427.19
0.00
COUNCIL
REQUEST FOR ACTION
Originating Department
Approved for Agenda
Agenda Section
Consent
Manager
5-14-90
Item No.
By:
Dan Donahue
By:
6.15
MOITON APPROVING THE PARK ACRES (PROJEcr #418) SETTLEMENT AND DIRECI'ING THE
MAYOR AND MANAGER 'ill RESPOND
'!he City and school officials have reached an agreement concerning the
assessment to the School District for the storm sewer work and the cost to
the City of acquiring the easement for the dry pond.
'!his settlement is to be formalized by this motion.
MOTION BY
275 ; L/Cl~y Ii fLU:
()/~1)A1~(jJ2 /
SECOND BY
]1;{ 91j ,
'". j'(jl Ull11(119--rL-
TO:
Review:
Administration:
Finance:
RFA-OOl
MAY- 7-90 MaN 13:01 CORRICK & SONDRALL
P.02
CORRICK & SONDRAL.L..
C::Of"lI'l.C::K LAW o",,,,.el!!~, "'.,A.,
WII..I.I"'M J, CORRICK
STIlVIN ;... SONORALL, P.;",
:ITIlVllN A, SONOJ!tALL
MICHAEL R, LM'L:UPl
MARTIN P. M,l.l.ECH",
WILLIAM C, sr1l,l.'Y
"" P,,""TNltll$...'P Op PllOPCn,ON^\. C:ORPQR^T'QNI
L.AWYERS
301\ WEST IlROAOWAY
ROlllilNSDALB, MINNESOTA 55422
T1!LI!PHONI! (el ~l :5:!:!.:<24I
"'AX (012\ !I33.:<:<43
t..O:Ac.. "'.dl,TANY't
LAVONNE II, KIlSKE
'H",RON C, HOI"~TAl:)
May 7, 1990
~
~'-'. LJ-
~~GUfl
~p..(f'
Mr. Daniel J. Donahue
City Ma.nager
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
RE: park Acres condemnation Project
Our File No. 99.64182
Dear Dan:
Please find enclosed a copy of a signed Stipulation for Award of
Damages executed by the School District.
We should have a motion by the City Council authorizing the Mayor
and Manager to sign this stipulation. could we please have this
matter placed on the regular Council agenda for May 14th for said
motion.
Just to recap the settlement, we have set off the assessment for
the project against the cost of the easement acquisition. The
School District has also agreed to pay for any fencing or
shrubbery around the ponding easement. However, at this time it
does not appear that the School District will request the
construction of this landscapping. However, they have until June
1st to make that decision, but at any rate they are paying for
the landscapping if it is requested.
very truly yours,
9:
steven A. Sondrall
slm
Enclosure
MAY- 7-90 MON 13:01 CORRICK & SONDRALL
P.03
~ ~
STATE OF MINNESOTA
COUNTY OF HENNEPIN
DISTRICT COURT
FOURTH JUDICIAL DISTRICT
~---~--------------~~~------------~
The City of New Hope,
Minnesota, a Minnesota
municipal corporation,
Petitioner,
VS.
STIPULATION FOR
AWARD OF DAMAGES
Independent School District
No. 28l, a Minnesota Independent
School District, BNR Partners,
a Minnesota Limited partnership,
Minnesota Housing Finance ~gency,
a Minnesota public body corporate
and politic, Quad Enterprises, a
Minnesota General Partnership,
Minnesota Federal Savings & Loan
Association, n/k/a First Minnesota
Savings Bank, F.S.B., a united
States corporation, UniQn Bank
and Trust Company, a Minnesota
Corporation, and County of
Hennepin,
Respondents.
CD - 2138
Case Type; Condemnation
IN THE MATTER OF
THE CONDEMNATION OF CERTAIN REAL ESTATE
IN THE COUNTY OF HENNEPIN,
STA'fE OF MINNESOTA, FOR A STORM SEWER AND WATER DRAINAGE PROJECT
----------------------------------~-~-~--~~---------------------
~H~Eg~~, the Petitioner City of New Hope (hereinafter
City) commenced an action in eminent domain identified as
District Court File No. CD - 2138 to acquire permanent utility
and drainage easements and temporary construction easements over'
property owned by Respondent Independent School District No. 281
(hereinafter School) described in the attached Exhibit A,'~nd
~~~8~AS, the Court pursuant to its November 17, 1989 Order
1
MAY- 7-90 MON 13:02 CORRICK & SONDRALL
P.04
~
determined there is a valid public purpose for the taking and
that city's use is not substantially inconsistent with the
School'S use of the subject property, and
~g~R~~g, the parties are now desirous of settling the
remaining issues of the herein action.
NOW, THEREFORE, it is hereby stipulated and agreed to as
follows:
1. That damages due to the taking shall be zero.
2. That Respondent School agrees that this Stipulation of
Award of Damages shall be submitted to the Court in lieu of the
Commissioner's Award of Damages required by Minn Stat. SSll7.105
and lI7.115.
3. That Respondent School agrees that no appeal shall be
taken from this stipulated award of damages pursuant to
Minn~ta~. Sll7.145.
4. That Petitioner City shall be authorized to immediately
prepare and file its Final Certificate as provided in Minn Stat.
~117.205 and that Respondent will provide petitioner with
recordable easement documents for the property acquired by this
action.
5. That Petitioner City hereby agrees, as consideration
for this stipulation, that it will not levy any special
assessment against the Respondent School for construction costs
associated with New Hope Public Improvement No. 418. The parties
acknowledge and agree that Project No. 418 was established 'and
ordered by New Hope City Council Resolution No. 89-lll a4~pted on
~
June 12, 1989 for the purpose of constructing a storm water
2
MAY- 7-90 MaN 13:03 CORRICK & SONDRALL
P.05
~ .-
drainage facility as proposed in the City Engineer's March, 1988
feasibility report.
6. That at the option of Respondent school Petitioner will
construct fencing or landscape screening around the easement's
perimeter. Petitioner has received a bid for said construction
in the amount of $6,412.50. In the event Respondent School
directs Petitioner to construct the fencing or install the
1andscapping per the proposed bid, the cost for this work shall
be paid by Respondent School. Respondent School shall make its
request in writing directed to the New Hope City Manager by June
I, 1990, otherwise it will be deemed that Respondent School has
waived its right to require this construction releasing
Petitioner from all obligation under this paragraph.
7. That each party agrees to pay its own costs and
attorney's fees in connection with this action.
Dated:
A~t'il 27. 1990
, 1990.
INDEPENDENT SCHOOL DISTRICT NO. 281
By ,.n,~ ~ l'/" ~.~ U. l)~~~
Its School Boarq Cbairoerson
,
By It~: ::.~~
CITY OF NEW' HOPE
By
Its Mayor
By
Its City Manager
3
, JUL 1 1
4401 Xylon Avenue North New Hope, Minnesota 55428 Phone: 533-1521
July 10, 1990
Mr. steve Sondrall
corrick & Sondrall
3811 West Broadway
Robbinsdale, MN" 55422 ./-.--'''-,
SUBJECI': IMffiOVEMENT ~ #4~:/ARK ACRES ffiAINAGE)
Dear Steve: "-, -'
Enclosed are three fully executed copies of the "Permanent and Temporary Easement
for Construction and Maintenance of Public Improvement" agreements.
Please distribute as appropriate.
Sincerely,
Valerie Leone
city Clerk
enc.
Family Styled City. For Family Living
PERMANENT AND TEMPORARY EASEMENT FOR CONSTRUCTION
AND MAINTENANCE OF PUBLIC IMPROVEMENT
THIS INDENTURE, executed on the /Lf th..- day of (} l{LLh ,
1990, between INDEPENDENT SCHOOL DISTRICT NO. 281, a Min~sota
Independent School District (herein "First Party") and the CITY
OF NEW HOPE, a Mitinesota municipal corporation (herein "City").
WHEREAS, First Party is the fee owner of the following
described property (herein "Property"):
The North 1/2 of the South 1/2 of the Southeast 1/4 of
Section 6, Township 118, Range 21, except that part
thereof lying Easterly of a line drawn parallel to and
494.60 feet Westerly from the East line of said
Southeast 1/4. Subject to road as excepted in Deed
shown as recorded in Book 1658 of Deeds, page 171.
WHEREAS, the City is desirous of obtaining a temporary
construction easement and a permanent drainage and utility
easement over, under and across said Property,
WITNESSETH; That the First Party in consideration of the sum
of One Dollar ($1.00> and other good and valuable consideration
to it in hand paid by the City, the receipt whereof is hereby
acknowledged, does hereby grant, bargain and convey unto the said
City, its successors and assigns, forever, a permanent easement
including the full and free right and authority to enter upon the
easement tract hereinbelow described and to maintain drainage
facilities and public utilities to be constructed therein. The
permanent easement herein described shall continue forever as a
permanent easement over, under and across said tract and the City
shall have the right to make such use as is reasonably necessary
and advisable in the construction, maintenance and operation of a
drainage facility and public utilities over, under and across the
tract of land hereinbelow described.
The permanent easement herein granted is situated over,
under and across a tract of land in the County of Hennepin, State
of Minnesota, described as follows, to-wit:
a permanent easement for drainage and utility purposes
over the following described parcel: Beginning at the
intersection of the north line of the property
described above and the east line of Wisconsin Avenue;
thence south on the southerly extension of said east
line 50.00 feet; thence east parallel with the north
line of said property a distance of 380.00 feet; thence
northeasterly to the northeast corner of said property;
thence west along said north line to the point of
beginning.
1
WITNESSETH; Further that the First Party in consideration of
the sum of One Dollar ($1.00) and other good and valuable
consideration to it in hand paid by the City, the receipt whereof
is hereby acknowledged, does hereby grant, bargain and convey
unto the said City, its successors and assigns, a temporary
construction easement; including full and free right and
authority to enter upon the property hereinafter described, for
the purpose of construction of a drainage facility and public
utilities (herein "Improvement"), it. being the intention of the
parties hereto that the aforesaid temporary construction easement
shall terminate at midnight on December 31, 1990.
By acceptance of this temporary construction easement, the
City hereby covenants and agrees to restore the surface of the
ground and all structures to the same condition as existed
thereon prior to the construction of said Improvement. The
temporary construction easement described above is located over a
tract of land situated in the County of Hennepin and State of
Minnesota, described as follows, to-wit:
a temporary construction easement over a strip of land
15.00 feet wide lying adjacent to and south of the
permanent easement described above, and a temporary
construction easement over the north 65.00 feet of the
west 30.00 feet of that part of the property described
above lying east of the southerly extension of the
center line of Wisconsin Ave.
INDEPENDENT SCHOOL DISTRICT NO. 281
By: .p ~ UJ' f'1' 0.-' qJ.. J~
Its "L'LtO )1...-1."...... /
.
By: r !fl~ --f/: f2L__
Its . 0
STATE OF MINNESOTA
ss
COUNTY OF HENNEPIN
The foregoing was acknowledged before me this CJf-e! day of
(~t.C.- , 1990, by PRtriciA H Nens and
Merrilee P. Riley , the Ch;::drnerson and
Clerk , respectively, of Independent School
District No. 281, a Minnesota Independent School District, on
behalf of said independent school district.
u,a~ r ;;21-'u:t2gA/~
Notary Public
=/\/",,"'N~JI
I~~'{;;;""~ CAROL R. ANDERSON I
.~ NOTARY PUl3l..lC-MINNESOTA,
HENNEPIN COUNTY
MY COMM. EXPlRfS AlJQ, 28, 1991
ll: .
2
This Document was Drafted by:
CORRICK & SONDRALL, a partnership
of Professional Corporations
3811 West Broadway
Robbinsdale, MN 55422
(612) "533-2241
I, the undersigned, being the duly qualified and acting
Clerk of the City of New Hope, Minnesota, hereby certify that the
Council of said City has duly accepted the foregoing easement.
Dated:
17- /6-90
~jd. '
i..i/v ( L
City Clerk
~7, ,7!1 {f-J 2-L
!
3
-
m\1V 0"" I
~ ~
~ij; HO~
-
COUNCIL
REQUEST FOR ACTION
Originating Department
Approved for Agenda
Agenda Section
Consent
Manager
5-14-90
By:
Dan Donahue
By:
Item No.
6.26
RESOIlJTION APPROVING CHANGE ORDER #1 FOR lMPROVEMENT PROJECT NO. 418 (PARK
ACRES DRAINAGE IMPROVEMENT) IN THE AMOUNT OF $2,150 FOR YUNKERS PARK S'illRM
SEWER PROJECI' NO. 446
Dave Perkins Contracting Inc. has agreed to do the necessary berm grading
and restoration necessary for the Yunkers Park proj ect.
Staff recommends incorporating the work for this project into project 418.
MOTION BY ftJtft/?1 /
TO: 0Zdl}-17i 171/) q()- /{J cj
/ / .
SECOND BY~/ ':1"0 /)I'//'/ /' t?1-
Review:
Administration:
Finance:
RFA-OOl
CITY OF NEW HOPE
RESOIlJrION NO. 90-104
RESOIlJrION APPROVING CHANGE ORDER #1
FOR IMPROVEMENr PROJECI' NO. 418
(PARK ACRES DRAmAGE J;MPROVEMENT)
IN '!HE AM:XJNI' OF $2, 150
FOR YUNKERS PARK sroRM SEWER PROJECI' NO. 446
WHEREAS, the City of New Hope authorized on March 12, 1990, Improvement
Project No. 418, for the contractual sum of $56,678.50; and
WHEREAS, it would be cost effective to incorporate construction for Project
446 (Yunkers Park storm Sewer) with Project 418; and
WHEREAS, the City of C:l::ystal has agreed to install and finance the storm sewer
within Yunkers Park from Yukon Avenue to the existing storm sewer in
the park; and
WHEREAS, the City of New Hope is responsible for the berm grading and
restoration along the south property line of the park and within the
abutting residential lots in New Hope; and
WHEREAS, the Yunkers Park work includes grading, topsoil borrow and sodding.
NCM, 'IHEREFDRE, BE IT RESOLVED, that the city Council of the City of New Hope
approves change order no. 1 to the contract with D3.ve Perkins
Contracting, Inc. in the aroc:mlt of $2,150 as part of Improvement
Project No. 418 which brings the total contract to $58,828.50.
Adopted by the City Council of the City of New Hope, Hennepin County, Minnesota,
this 14th day of May, 1990.
?~~~
/ Mayor /
-.!..
Attest: LfrtyJA.I i /} ,'{;j7Y~
City Clerk (J
Bonestroo
Rosene
Anderlik &
Associates
Otto G. BonestfOO. P.E.
Robert W. Rosene. fE.
Joseph C Anderlik. fE.
Richard E. Turner. fE.
James COlson. PE
Glenn R. Cook, RE.
Thomas E. Noyes. fE.
Robert G Schunicht. fE.
MaNin L. SONala. fE.
Keith A Gordon, PE
Richard W. Foster. fE.
Donald C. Burgardt. PE.
Jerry A Bourdon. fE.
Mark A Hanson. fE.
Ted K. Fie!d. FE.
fv1ichae! T. Rautmann. P.E.
Robert R. Pfefferle. PE
David 0. Loskota. fE.
Thomas W. Peterson. fE.
Michael C Lynch. fE.
James R. Maland. PE
Kenneth f Anderson. fE.
Mark R. Rolfs. PE
Robert C Russek. AlA
Thomas E. Angus. fE.
Howard A Sanford. PE
Daniel J Edgerton. fE.
Mark A Seip. fE.
Philip J. Caswell. fE.
Mark D Wallis. PE
Thomas R. Anderson. AlA
Gary F Rylander. PE
Miles B. Jensen, fE.
L Phillip Gravel /II. fE.
Charles A. Erickson
Leo M. Pawelsky
Harlan M. Olson
Susan M. Eberlin. CPA
Engineers & Architects
May 9, 1990
City of New Hope
4401 Xylon Avenue No.
New Hope, MN 55428
Attn: Mr. Dan Donahue
Re: Yunkers Park
Project No. 446
File No. 34105 & 3487
Dear Dan,
The City of Crystal has agreed to install and finance the storm sewer within
Yunkers Park from Yukon Avenue to the existing storm sewer in the park. The
City of New Hope is responsible for the berm grading and restoration along the
south property line of the park and within the abutting residential lots in
New Hope. The berm will be graded to an elevation of 944 and an overland
drainage swale will be constructed at Yukon Avenue.
I have contacted Driveway Design and Dave Perkins Contracting, Inc. regarding
doing the Yunkers Park work. Each contractor is presently under contract with
the City doing similar work. The Yunkers Park work includes grading, topsoil
borrow and sodding. Based on the unit prices bid and the estimated quanti-
ties, Dave Perkins Contracting, Inc. is the low bid at $2,150. Therefore,
it's our recommendation the Yunkers Park grading be added by change order to
the Park Acres Drainage Improvements Project (Project No. 418) for $2,150.
The City of Crystal is presently scheduled to construct the storm sewer once
we are prepared to follow with the grading and restoration. Therefore, by
approving the change order at the May 14 council meeting, we can then instruct
Crystal to proceed with their work and Dave Perkins Contracting, Inc. can
follow with the grading and restoration. If you have any questions, please
feel free to contact me at this office.
Yours very truly,
BONESTROO, R~EN!)I,/ANDERLIK & ASSOCIATES, INC.
fY[~~
Mark A. Hanson
MAH: Ii
cc: Bill Monk, City of Crystal
John Perkins
Lowell Edgren
29
2335 West Highway 36 @ St. Paul, Minnesota 55113 @ 612-636-4600
LET1"lER OF TRANSMITTAL
BRA.102R
~~. Bonestroo
.lUll Rosene
!llI::::JII And erli k &
Associates
Engineers & Architects
eLl
7)
2335 West Highway 36
St. Paul, MN 55113
Bus. 612-636-4600
MN Toll Free 1-800-622-6573
TO:
WE ARE SENDING YOU:
0 Attached 0 Under separate cover
0 Shop drawings 0 Specifications 0 Plans
0 Copy of letter 0 Samples 0 Change order
0
NO.
SPEC, NO,
CODE
THESE ARE TRANSMITTED (see code)
A, For approval
~~E.~ your use
/{" As)requested
~
D. For review and comment
F No Exceptions Taken
G, Make Noted Corrections
H. Amend & Resubmit
J. Resubmit
copies for review
K, Submit
copies for distribution
corrected prints
L. Return
L
E.
19_
COPY TO:
4401 Xylon Avenue North New Hope, Minnesota 55428 Phone: 533-1521
June 20, 1990
Dave Perkins Cont., me.
15775 Juniper Ridge
Anoka, MN 55303
SUBJEcr: aIANGE ORDER #1 - lMPROVEMENT PROJECT 418
PARK ACRES DRAINAGE lMPROVEMENT
Enclosed. are two fully executed copies of the above-referenced Change
Order for your records. Please forward one copy to your bonding company.
If you have any questions, please contact me.
S~~IY, ~,
'--~i'tUutic :J :trYLL
Valerie Isone
City Clerk
enc.
cc: City Engineer
File (Yunkers Park - Imp. Project 446)
Family Styled City. For Family living
CHANGE ORDER
DATE:
PLACE:
PROJECT:
PROJECT NO.:
CONTRACTOR:
BOND CO.:
May 23, 1990
New Hope, Minnesota FILE NO: 3487
Park Acres Drainage Improvements
418
Dave Perkins Cont., Inc., 15775 Juniper Rdg., Anoka, MN 55303
(Transamerica Ins.) Woodbridge Ins. Brokers, 11095 Viking Dr., Ste. 240,
Eden Prairie, MN 55344 (Attn: Robert J. Vogelpohl)
1
CHANGE ORDER NO.:
DESCRIPTION OF WORK:
Change Order Item
Unit
Unit
Price
PART A - YUNKERS PARK
Est'd
Quantity
Total
Amount
This change order provides for the grading of a berm along the south side of Yunkers Park in
the City of Crystal and New Hope to elevation 944.0. Also required is topsoil borrow and the
required sodding. The installation of storm sewer will be done by the City of Crystal.
Common excavation
Topsoil borrow
Sod wjexisting topsoil
$2.00
5.00
1.25
C.Y.
C.Y.
S.Y.
TOTAL PART A - ADD
PART B - LANDSCAPE
300
60
1,000
$600.00
300.00
1,250.00
$2,150.00
Landscape included in the contract is to be deleted at the request of Independent School
District No. 281.
Cedar split rail fence
Honeysuckle (Arnold's Red) or
Cottoneaster (Peking) shrub
4" Thick shredded oak bark mulch
$5.00
L.F.
Each
S.Y.
15.00
3.75
TOTAL PART B - DELETE
PART C - NEW PIPE
570
190
190
$2,850.00
2,850.00
712.50
$6,412.50
The reconstruction of the existing storm sewer pipe required new pipe be installed.
Therefore the alternate bid for new pipe is included in this change order.
15" RCP Cl. 5 (materials only)
18" RCP Cl. 5 (materials only)
24" RCP Cl. 5 (materials only)
$11. 50
13.50
25.00
L.F.
L.F.
L.F.
TOTAL PART C - ADD
87
54
30
$1,000.50
729.00
750.00
$2,479.50
CHANGE ORDER
DATE:
PLACE:
PROJECT:
PROJECT NO.:
CONTRACTOR:
BOND CO.:
May 23, 1990
New Hope, Minnesota FILE NO: 3487
Park Acres Drainage Improvements
418
Dave Perkins Cont., Inc., 15775 Juniper Rdg., Anoka, MN 55303
(Transamerica Ins.) Woodbridge Ins. Brokers, 11095 Viking Dr., Ste. 240,
Eden Prairie, MN 55344 (Attn: Robert J. Vogelpohl)
1
CHANGE ORDER NO.:
TOTAL PART A - YUNKERS PARK - ADD
TOTAL PART B - LANDSCAPE - DELETE
TOTAL PART C - NEW PIPE - ADD
$2,150.00
-6,412.50
2,479.50
TOTAL THIS CHANGE ORDER NO. 1 - DELETE
-$1,783.00
ORIGINAL CONTRACT AMOUNT
PREVIOUS CHANGE ORDERS
THIS CHANGE ORDER NO. 1 - DEDUCT
$56,678.50
0.00
-$1,783.00
REVISED CONTRACT AMOUNT
$54,895.50
Recommended for Approval by:
, INC.
By
,c~
Approved by:
Clerk
Distribution
1 - City
1 Bonding Co.
1 Contractor
1 BRA
Date:
I t-
ic? - //( _LJ
Official File Copy
ifi
for
ark Acres
rainage Improvements
ity roject No. 418
ewHope~ Minnesota
1990
ne o. 3
Bonestroo
Rosene
AnderHk &
Associates
Engineers & Architects
St. Paul, Minnesota
PARK ACRES
DRAINAGE IMPROVEMENTS
CITY PROJECT NO. 418
FILE NO. 3487
NEW HOPE, MINNESOTA
1990
INDEX
Index
Advertisement for Bids
Information to Bidders
Proposal
Special Provisions
1700. Adjust Miscellaneous
2101.
2104.
2105.
2557.
2571.
2575.
24,000.
Structure - Specific Requirements
General Requirements
Clearing & Grubbing - Specific & General Requirements
Removing Miscellaneous Structures - Specific & General Require.
Excavation & Embankment - Specific & General Requirements
Fencing - Specific & General Requirements
Plant Installtion - Specific & General Requirements
Turf Establishment - Specific & General Requirements
Sewers - Specific Requirements
General Requirements
Plate 1-10
Plate 1-18
Plate 1-25
Plate 1-25A
Plate 1-25B
Figure No. 1
Storm Sewer Manhole
Type I Catch Basin
Bedding Methods for RCP, VCP, and DIP
Improved Foundation for RCP, VCP, and DIP
PVC Pipe Foundation and Bedding Methods
Cedar Split Rail Fence
Supplemental Conditions of the Contract
Conditions of the Contract
I hereby certify that this plan and
prepared by me or under my direct
I am a duly Registered Professional
laws of thr Stfte 0 Minnesota.
11/M. 1M0N-
~ Mark A. Hanson
specification was
supervision and that
Engineer under the
Date:
February 26, 1990
Reg. No. 14260
NH3487
ADVERTISEMENT FOR BIDS
Sealed bids will be received by the City of New Hope, Minnesota in the City
Hall at 4401 Xylon Avenue N. until 11:30 A.M., C.S.T., on Tuesday, March 6,
1990, at which time they will be publicly opened and read aloud for the fur-
nishing of all labor and materials and all else necessary for the following:
PARK ACRES DP-AINAGE IMPROVEMENTS - PROJECT NO. 418
1,000 Cu.yds. Common Excavation
800 Cu.yds. Co~~on Borrow
100 Lin.ft. 6" PVC Storm Sewer
9,000 Sq.yds. Sod
with correlated manholes, and appurtenances.
Plans and specifications, proposal forms and contract documents may be seen at
the office of the City Clerk, New Hope, Minnesota, and at the office of
Bonestroo, Rosene, Anderlik & Associates, Inc., Consulting Engineers, 2335 W.
Trunk Highway 36, St. Paul, Mn. 55113.
Each bid shall be accompanied by a bidder's bond naming the City of Nei.v Hope
as obligee, certified check payable to the Clerk of the City of New Hope or a
cash deposit equal to at least five percent (5%) of the amount of the bid,
which shall be forfeited to the City in the event that the bidder fails to
enter into a contract.
The City Council reserves the right to retain the deposits of the three lowest
bidders for a period not to exceed 45 days after the date and time set for the
opening of bids. No bids may be withdrawn for a period of forty-five (45)
days after the date and time set for the opening of bids.
Payment for the work will be by cash or check.
Contractors desiring a copy of the plans and
may obtain them from the office of Bonestroo,
Inc., upon payment of a deposit of $20.00.
plan/specification deposit refund policy.
specifications and proposal forms
Rosene, Anderlik & Associates,
See "Information to Bidders' for
The City Council reserves the right to reject any and
irregularities and informalities therein and further
award the contract to the best interests of the City.
all bids, to waive
reserves the right to
Daniel Donahue, Manager
City of New Hope, Minnesota
3487S
INFOPJ1ATION TO BIDDERS
1. BID PROCEDURE: Each planholder has been furnished a
set and two extra proposals. Bids shall be submitted on
designated "BID COPY" and not in the specification book.
mitted as a bid shall be contained in a sealed envelope.
specification, plan
the separate Proposal
The Proposal sub-
2. DEPOSIT AND REFm~D:
deposit amount stipulated in
obtain more than one set
amount, however, refunds will
Plans and specifications may be obtained for the
the Advertisement for Bids. Planholders may
or plans and specifications for the stipulated
not be given for these additional sets.
Refunds of deposit will be made to all bidders, subcontractors, and suppliers
who return plans and specifications in good condition within 15 days of the
bid date provided they:
a) Yere a prime bidder who submitted a bona-fide bid to the Owner, or
b) Submitted quotes to at least two prime bidders which are identified
with the returned plans and ~ppcirications,
The following planholders need not return plans and specifications in order to
receive a rertu.d or deposit:
a) Low prime bidder, or
b) Successful low subcontractors and
receptionist within 15 days of the bid.
suppliers
who
notify
the
RefUL~ds of deposit will also be made for one set of plans and specifications,
only, to those planholders "Tho return plans and specifications at least 48
hours berore bid-letting hour.
3. INDIVIDU~~ DP~wINGS AND SPECIFICATION SHEETS: Individual drawings and
specifications sheets may be purchased at the rate of Five Dollars ($5.00) per
sheet of drawings and Twenty-five cents ($0.25) per sheet of specifications
for which no refund will be made.
1988
Dave Perkins Contracting, Inc.
CONTRACTOR
$56,678.50
TOTAL BASE BID
PROPOSAL FOR
PARK ACRES
DRAINAGE IMPROVEMENTS
CITY PROJECT NO. 418
FILE NO. 3487
NEW HOPE, MINNESOTA
1990
OPENING TIME: 11:30 A.M., C.S.T.
OPENING DATE: Tuesday, March 6, 1990
Honorable City Council
City of New Hope
4401 Xylon Avenue North
New Hope, Minnesota 55428
Dear Council Members:
The undersigned, being familiar with your local conditions, having made the
field inspections and investigations deemed necessary, having studied the
plans and specifications for the work including Addenda Nos.~ and being
familiar with all factors and other conditions affecting the work and cost
thereof, hereby proposes to furnish all labor, tools, materials, skills,
equipment and all else necessary to completely construct the project in
accordance with the plans and specifications on file with your Clerk and
Bonestroo, Rosene, Anderlik & Associates, Inc., 2335 W. Trunk Highway 36, St.
Paul, Minnesota 55113, as follows:
PART A - DRAINAGE IMPROVEMENTS
LUMP SUM Clear and grub trees & bushes @
One Thousand Five Hundred DOLLARS No CENTS LUMP SUM $ 1,500.00
1,000 Cu.yds. Common excavation @
Two DOLLARS No CENTS $ 2.00 Icu.yd. $ 2,000.00
800 Cu.yds. Common borrow (CV) @
Five DOLLARS No CENTS $ 5.00 Icu.yd. $ 4,000.00
6 Lin.ft. 24" RCP, Cl. 3 in place @
Thirty-five DOLLARS No CENTS $ 35 . 00 I lin . f t. $ 210.00
P-l
165 Lin. ft. 12" PVC, SDR 35 in place @
Twenty-one DOLLARS No CENTS $ 21. OO/lin.ft. $ 3,465.00
48 Lin.ft. 6" PVC, SDR 35 in place @
Seventeen DOLLARS No CENTS $ 17 . 00 I lin . f t. $ 816.00
1 Each Std. 4' diam. MH (Plate 1-10) w/R1642B @
One Thousand Two Hundred DOLLARS No CENTS $1,200.00/each
$ 1,200.00
2 Each Std. CB (Plate 1-18) w/R4342 cstg. @
Nine Hundred Fifty DOLLARS No CENTS $ 950.00 leach
$ 1,900.00
50 Lin. ft. Improved pipe foundation per 6" depth increment @
Five DOLLARS No CENTS $ 5.00 llin.ft. $ 250.00
1 Each Furnish and install R1642B cstg. @
Two Hundred Fifty DOLLARS No CENTS $250.00 leach $ 250.00
1 Each Remove and reconstruct existing 24" RCP apron @
One Hundred Fifty DOLLARS No CENTS $150.00 leach $ 150.00
4.0 Lin. ft. Reconstruct existing CBMH-2 @
One Hundred DOLLARS No CENTS $ 100.00/lin.ft. $ 400.00
10,000 Sq.yds. Sod with existing topsoil @
One DOLLARS Twenty-five CENTS $ 1.25 Isq.yd. $ 12,500.00
100 Cu.yds. Topsoil borrow (LV) @
Five DOLLARS No CENTS $ 5.00 Icu.yd. $ 500.00
330 Lin. ft. Mechanical trench compaction @
Two DOLLARS No CENTS $ 2.00 llin. ft. $ 660.00
TOTAL PART A - DRAINAGE IMPROVEMENTS.........$ 29,801. 00
PART B - STORM SEWER RECONSTRUCTION
1 Each Remove manhole @
One Hundred Fifty DOLLARS No CENTS $ 150.00 leach $ 150.00
111 Lin.ft. Remove 18" RCP @
Ten DOLLARS No CENTS $ 10.00/lin.ft. $ 1,110.00
1 Each Remove RCP apron @
One Hundred Fifty DOLLARS No CENTS $ 150.00/each $ 150.00
111 Lin. ft. 30" RCP, Cl. 3 in place @
Thirty-eight DOLLARS No CENTS S 38.00 Ilin. ft. S 4,218.00
1 Each Std. 4' diam. MH (Plate 1-10) w/salvaged casting @
One Thousand DOLLARS No CENTS $l,OOO.OO/each $ 1,000.00
P-2
1 Each 30" RCP apron wftrash guard @
Seven Hundred Fifty DOLLARS No CENTS $ 750.00 leach $ 750.00
12 Cu.yd. Class 3 rip rap @
Sixty-five DOLLARS No CENTS $ 65.00/cu.yd. $ 780.00
87 Lin.ft. Remove and reconstruct existing 15" RCP @
Fifteen DOLLARS No CENTS $ 15.00 I lin . f t. $ 1,305.00
54 Lin. ft. Remove and reconstruct existing 18" RCP @
Fifteen DOLLARS No CENTS $ 15.00/lin.ft. $ 810.00
30 Lin. ft. Remove and reconstruct existing 24" RCP @
Twenty DOLLARS No CENTS $ 20.00 llin. ft. $ 600.00
350 Sq.yds. Remove & reconstruct parking area with 2" 2341
bituminous wear course @
Ten DOLLARS No CENTS $ 10.00 Isq.yd. $ 3,500.00
140 Tons Class 5 aggregate base course @
Ten DOLLARS No CENTS $ 10.00/ton $ 1,400.00
80 Lin. ft. Remove & reconstruct B612 concrete curb and gutter @
Twenty DOLLARS No CENTS $ 20.00/lin.ft. $ 1,600.00
400 Lin.ft. Improved pipe foundation per 6" depth increment @
Five DOLLARS No CENTS $ 5.00 llin. ft. $ 2,000.00
600 Sq.yds. Sod wfexisting topsoil @
One DOLLARS Twenty-five CENTS $ 1.25 Isq.yd. $ 750.00
171 Lin. ft. Mechanical trench compaction @
Two DOLLARS No CENTS $ 2.00 llin. ft. $ 342.00
TOTAL PART B - STORM SEWER RECONSTRUCTION ... . . $ 20,465.00
PART C - LANDSCAPE
570 Lin.ft.
Five
Cedar split rail fence @
DOLLARS No
CENTS $ 5.00 Ilin.ft. $ 2,850.00
190 Each
Honeysuckle (Arnold's Red) or Cottoneaster
(Peking) shrub @
DOLLARS No CENTS $ 15.00/each
$ 2,850.00
Fifteen
190 Sq.yd.
Three
4" thick shredded Oak Bark mulch @
DOLLARS Seventy-five CENTS $
3.75 Isq.yd. $
712.50
TOTAL PART C - LANDSCAPE ...................... $
6,412.50
P-3
TOTAL PART A - DRAINAGE IMPROVEMENTS
TOTAL PART B - STORM SEWER RECONSTRUCTION
TOTAL PART C - LANDSCAPE
TOTAL BASE BID .......................... $
$
29,801. 00
20,465.00
6,412.50
56,678.50
AL TERNATE BID - NEW PIPE
87 Lin.ft. 15" RCP Cl. 5 (Materials Only) @
Eleven DOLLARS Fifty CENTS $ 11.50 llin. ft. $ 1,000.50
54 Lin.ft. 18" RCP Cl. 5 (Materials Only) @
Thirteen DOLLARS Fifty CENTS $ 13. 50/lin. ft. $ 729.00
30 Lin. ft. 24" RCP Cl. 3 (Materials Only) @
Twenty-five DOLLARS No CENTS $ 25.00 llin.ft. $ 750.00
TOTAL ALTERNATE BID ......... ... ....... . .. .. . $ 2,479.50
The final amount of the contract shall be determined by multiplying the final
measured quantities of the various items actually constructed and installed by
the unit prices stated therefor, in the manner prescribed in the specifica-
tions. However, the low bidder shall be determined by adding the sums result-
ing from multiplying the quantities stated by the unit prices bid therefor.
Accompanying
the amount of
which is at
to the City of
the event of
the undersigned
(15) days after
this bid is a bidder's bond, certified check or cash deposit in
Five Percent (5%) ~QbbARe of amt. bid ~EN~e ($ )
least five percent (5%) of the amount of my/our bid made payable
New Hope, Minnesota, and the same is subject to forfeiture in
default on the part of the undersigned or failure on the part of
to execute the prescribed contract and bond within fifteen
its submittal to me/us.
In submitting this bid it is understood that the Owner retains the right to
reject any and all bids and to waive irregularities and informalities therein
and to award the contract to the best interests of the Owner.
In submitting this bid it is understood that payment will be by cash or check.
P-4
It is understood that bids may not be withdrawn for a period of 45 days after
the date and time set for the opening of bids. It is understood that the
Owner reserves the right to retain the certified check or bond of the three
lowest bidders as determined by the Owner for a period not to exceed 45 days
after the date set for the opening of bids.
Respectfully submitted,
(Signed)
(A Corporation)
Dave Perkins Contracting, Inc. (An Individual)
Name of Bidder (A Partnership)
By David P. Perkins
Title
Pres.
DAVID P. PERKINS
Printed Name of Signer
15775 Juniper Ridge Dr.
Address
Anoka, MN 55303
City, State & Zip Code
427-0109
Telephone No.
P-5
CONTDOC4
SPECIAL PROVISIONS
1. PROJECT DESCRIPTION: This project is divided into three parts and
provides for the following:
Part A: The construction of drainage improvements for Park Acres
Development on School District 281 property to contain storm water runoff.
Part B: The removal and reconstruction of three sections of existing
storm sewer pipe that have settled and the removal of an existing 1811
storm sewer north of Bass Lake Road and replacing with a 301l storm sewer.
Part C: The construction of a hedge and fence along the south edge of the
construction adjacent to the athletic fields.
2. OWNER & EASEMENTS : The City of Nei., Hope is designated as the Owner. All
work is on easements obtained by the Owner. The contractor shall at all times
confine his operation to stay within the limits of the easement. Any repairs
or restoration outside the easement limits due to the contractors carelessness
shall be made with no compensation allowed. All easements have been obtained.
3. SEQUENCE AND SCHEDULING: The City Council will consider project award at
a regular Council meeting on March 12" 1990 . The Contractor shall not
commence construction until the Owner has issued a lINotice to Proceedll. This
notice will not be issued until execution of the contract documents has been
completed and a preconstruction conference has been held.
4. COMPLETION DATE: The contractor shall complete all i.wrk by June 15, 1990.
5. LIQUIDATED DAMAGES: Liquidated damages as specified in the Conditions of
the Contract shall be One Hundred Dollars ($100.00) per calendar day for each
completion date which is not fulfilled.
6. PRE-CONSTRUCTION CONFERENCE: Prior to starting the i.wrk, a conference
will be held with the Contractor, the City Public Works Director and City
Engineer. Materials, material sources and construction methods will be
reviewed and any questions or procedures will be clarified.
The contractor shall bring to the preconstruction conference a schedule of the
plan work illustrating in bar chart form the sequence, commencement date, and
duration of the various portions of the work. The contractor shall also
provide a list of his subcontractors.
7. SOIL CONDITIONS: All Contractors
project area and verify soil conditions to
submitting a bid.
are advised
their own
to inspect
satisfaction
the entire
prior to
SP-l
NH3487
8. UTILITIES: Known underground utilities have been located in the field and
are sho\vu on the plan in a general way only. It shall however be the respons-
ibility of the Contractor to check with ALL utility companies prior to
submitting a bid and prior to construction to determine the exact location of
utilities within the project area. The contractor shall contact all utility
companies through Gopher State (454-0002).
9. SPECIFICATION REFERENCE: Where the Minnesota Departmentof"Transportation
specifications are referred to herein and where a reference to the word
"State" is mentioned, it is understood that the Owner" is substituted.
All reference to the word "Engineer" shall beintt:!:rpret~cias the Engineer for
the City of New Hope. Minnesota Department of(Transpprtat:ion:Sp~<::i.fications
for Highway Construction, 1988 Edition and revisions thereto shall apply
except as noted herein.
10. TESTS: The Contractor
substantiate that the materials
sequent testing shall be paid
the Contractor's expense.
is responsible for all initial tests required to
furnished meet the specifications. All sub-
by the City. Test failures.shall be retested at
11. EROSION CONTROL: The Contractor shall be responsible for prpviciin,g the
necessary control over his operations to prevent erosion outside the easement
limits. Any erosion which develops on the site, during,construct:ion work shall
be immediately corrected at the Contractor's expense withnocolnpen,sation
therefor.
12 . WATER: Where water is required, for turf., maintenance> it shall
at the New Hope Public Works Garage. No direct connection between a
and a tank truck or watering vehicle will be allowed.
13. PLUG NEW CONNECTIONS: The Contractor shall plug the new connection to
the existing storm Seyler system to prevent any dirt debris andygrounci water
resulting from new construction from entering the existing system. This work
shall be considered incidental "lith no compensation therefor. The plug shall
not be removed until inspection and approval of the sanitary sewer lines.
14. CLEANUP: All work areas shall be returned to a condition equal to or
better than was in existence at the beginning of the project. All construc-
tion debris shall be removed and disposed of in a manner satisfactory to the
Engineer.
15. SURFACE RESTORATION: The Contractor will be required to open cut several
parking lot areas in order to complete the project including one area with
B612 concrete curb and gutter. These areas shall be restored "lith the follow-
ing typical section:
2" 2341 Bituminous Wear Course
6" MnDOT 2211 Class 5 Aggregate Base Course
SP-2
NH3487
The unit price bid per square yard for Remove and Reconstruct Bituminous
Parking Area specified shall be full compensation for all items required to
remove bituminous in accordance with MnDOT 2104 and furnish and install 2" of
MnDOT 2341 Bituminous Wear Course. The unit price bid per ton for aggregate
base course shall be full compensation for all items required to complete the
work. The unit price bid per lineal foot for B612 concrete curb and gutter
shall be full compensation remove concrete curb and gutter in accordance with
MnDOT 2104 and furnish and install B612 concrete curb and gutter in accordance
with MnDOT 2531.
16. ACCESS TO SITE: Access to the site for grading the s water retention
area shall be restricted to Wisconsin Avenue. No access the site will be
allowed across Country Club's Parking Lot or Park Acres development. Access
will be allowed for the storm sewer reconstruction.
17, ALTERNATE BID: An alternate bid is included in
storm sewer to be reconstructed must be replaced with new.
event the existing
18. CONTRACT AWARD: The City reserves the right to include the alternate bid
in the contract award. However during construction if the City determines the
existing pipe materials are adequate, then the Ci won't require the
contractor to provide new pipe material. The City also reserves the right to
delete parts of the Storm Sewer Reconstruction (Part B) and the Landscape
(Part C) after the contract is awarded without effecting bid unit prices.
SP-3
NH3487
1700. ADJUST MISCELLANEOUS STRUCTURES
Specific Requirements
1700.0. GENERAL: Unless otherwise noted herein, all sections of the General
Requirements shall apply.
1700.3. CONSTRUCTION REQUIREMENTS: The Contractor shall reconstruct existing
CBMH-2 in accordance with the plan. Payment shall be at the bid unit price
per lineal foot and shall include all costs associated with the reconstruction.
NH3487
1700. ADJUST MISCELLANEOUS STRUCTURES
General Requirements
1700.1. DESCRIPTION: This work shall consist of adjusting manholes, removing
and replacing frames, adjusting catch basins and gate valve boxes.
1700.2. LOCATION:
basin and gate valve
will be determined
of adjustments.
The plans indicate the locations of each manhole, catch
within the project. The necessary vertical adjustments
by the Engineer, and generally as indicated on the schedule
The Contractor shall be responsible for
structures during the course of the work. The
initial location of all manholes, catch basins
the protection
Engineer shall
and gate valve
of all
assist
boxes.
existing
with the
The Contractor along with the Engineer and a representative of the Owner shall
inspect all manholes, catch basins and gate valve boxes prior to beginning
construction. Any foreign material found in these structures will be removed
immediately by the Owner's forces. Thereafter, the Contractor will be
responsible for removing any such foreign material which may enter the
structures during the construction period.
1700.3. CONSTRUCTION REQUIREMENTS:
1700.3.1. Adiust Manhole & Catch Basin Frames;
vTithin 0.10 feet of plan grade no adjustment is to be
crown or gutter shall be either lowered or raised,
the street and frame at the same grade.
!{here existing frame is
made. In such cases the
as the case may be, to put
Where the frame must be adjusted upward the Contractor shall accomplish this
adjustment with standard concrete adjustment rings of the same size as the
cone or slab opening. Each adjusting ring shall be placed in a full mortar
bed with the frame also resting in a full mortar bed. Adjusting rings needed
to raise the casting to grade shall be incidental to the adjust item.
l.Jhere the frame is to be adjusted downward, this shall
removing the necessary number of adjustment rings from
frame shall then be reset in a full mortar bed to grade.
be accomplished
the structure.
by
The
Regardless of the direction of adjustment, no shims of any material will
allowed. The m~n~mum thickness of all mortar joints shall be at least
inch with a maximum allowable thickness of 1/2 inch. All excess mortar
the joint shall be wiped clean from the inside of a.ll rings and frame.
manhole castings must be replaced prior to the placing of the final
course.
be
1/4
from
All
wear
1700-1
3/89-GENERAL
Copyright 1989
Bonestroo, Rosene, Anderlik
& Associates, Inc.
Care shall be taken to prevent sand, chunks of concrete or any other debris
from entering the structures.
1700.3.2. Remove and Replace Manhole and Catch Basin Frames: Where included
in the proposal or the Specific Requirements of Section 1700, the Engineer may
elect to have the Contractor remove all manhole and catch basin castings and
rings if any at the beginning of the construction work. The Contractor then
shall cover the openings with suitable steel plates and continue to construct
and compact the subbase and base courses. Prior to placing the curbing or
final wear course, the Contractor shall raise all structures to final grade
following all construction requirements outlined in 1700.3.1. drainage into
catch basins must be maintained during the time the casting is removed. During
the same time period, the Contractor shall be responsible to keep surface water
and dirt from entering the sanitary sewer system. Adjusting rings needed to
raise the casting to grade shall be incidental to the remove and replace item.
1700.3.3. Reconstruct Manhole & Catch Basins: Where the Engineer requires, or
where it is impossible to adjust the structure with the addition or removal of
adjustment rings, reconstruction will be necessary. In such cases it will be
necessary to add or remove manhole sections. Pre-cast manhole joints shall be
rubber a-ring gasket type to match existing joint.
In absence of. the O-ring joint, older style manhole joints shall be sealed
using a material similar to Ram-Nek or equal gasket material applied in
accordance with manufacturer's recommendation.
1700.3.4.
the placing
the valve
adjustable
Adiust Valve Boxes: Valve boxes shall be adjusted to grade prior to
of the final wear course. Thorough tamping of the material around
box is required. All valve boxes are the sectional screw-threaded
type.
1700.3.5. Valve Box Extensions: where valve boxes cannot be adjusted without
the use of extensions this item will be necessary. The contractor shall remove
the upper sections, place the necessary extension and replace the upper
section. Thorough tamping of material around the valve box is required. Valve
box extensions that fit inside the regular top section are not acceptable.
1700.4. METHOD OF MEASUREMENT:
1700.4.1. Adiust Manhole & Catch Basin Frames: Adjusting frames or ring
castings will be measured by the number of casting assemblies adjusted.
1700.4.2. Remove and Replace Manhole and
replace frames will be measured by the number
Catch Basin Frames: Remove and
of castings removed and replaced.
1700.4.3. Reconstruct Manholes: Reconstructing manholes shall be measured by
the lineal feet of adjustment for manholes reconstructed.
1700-2
3/89-GENERAL
Copyright 1989
Bonestroo, Rosene, Anderlik
& Associates, Inc.
1700.4.4. Adiust Valve Boxes: Adjusting valve boxes will be measured by the
number of valve boxes adjusted.
1700.4.5. Valve Box Extensions: Valve box extensions shall be measured by the
lineal feet of extensions furnished and installed.
1700.5.
contract
BASIS OF PAYMENT: Payment for manhole and
unit price shall be payment in full
o these items.
valve adjustments at the
for all costs incidental
Payment shall be made based on the following schedule:
Item No.
1700.501
1700.502
Item
Adjust Manhole & Catch Basin Frames
Remove and Replace Manhole
& Catch Basin Frame
Reconstruct manhole
Adjust Valve Boxes
Valve Box Extensions
Unit
Each
1700.503
1700.504
1700.505
Each
Lin. ft.
Each
Lin. ft.
End of Section
1700-3
3/89-GENERAL
Copyright 1989
Bonestroo, Rosene, Anderlik
& Associates, Inc.
2101. CLEARING AND GRUBBING
Specific Requirements
2101.0. SPECIFICATION REFERENCE: Unless otherwise noted or modified herein,
all sections of MnDOT 2101 Requirements shall apply.
2101.1. DESCRIPTION: Clearing and grubbing shall include the removal and
disposal of trees and brush due to grading.
2103.3. CONSTRUCTION REQUIREMENTS:
trees specifically designated for
in the grading limits.
The contractor shall remove only those
removal by the Engineer which are included
~iliere overhanging branches are broken by construction activity, the
shall promply trim such branches in a neat and presentable manner.
shall be considered incidental to the contract.
contractor
Such work
2101.3.4. DISPOSAL: All timber and debris shall be removed from the project
area to a disposal area selected and provided by the contractor. No burying
of debris will be permitted.
2101.5. BASIS OF PAYHENT: Payment for clearing and grubbing of trees and
bushes shall be on a lump sum basis as stated in the proposal and shall
include their removal and disposal.
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc.
2104. REMOVING MISCELLANEOUS STRUCTURES
Specific and General Requirements
2104.0.
herein,
SPECIFICATION REFERENCE: Unless otherwise
all sections of Mn/DOT 2104 shall apply.
modified
or
altered
2104.1. DESCRIPTION:
removing items from the
proposal. These items
pipe, and castings.
This work shall consist of salvaging for reuse or
project area that are specifically listed on the
include bituminous surface, concrete curb and gutter,
2104.2. SAWING PAVEMENT: Bituminous pavement may be either
trimmed to produce a neat line. Saw cutting and trimming
bituminous surfaces shall be considered incidental with no
compensation allowed therefor.
saw cut or
of edges of
additional
2104.3. CONSTRUCTION REQUIREMENTS:
C. Disposal of Materials and Debris: All items shall be removed from the
project site and be disposed of at a site selected by the Contractor. Such
disposal areas shall be approved land fills or property under the direct
control of the Contractor, in accordance "7ith State and local rules and
regulations. No burying of debris on the project site will be permitted.
2104.5. BASIS OF PAYI1ENT: Payment for removal shall be at the unit prices
bid and shall be compensation in full for removal, repair and/or replacement
of damaged or lost items as required, hauling of material and debris to a
disposal area selected by the Contractor, complete compaction of trenches and
depressions, and cleanup of the area.
Payment at the unit price bid for salvage and reinstall pipe shall include all
labor, equipment, and materials required to complete the work including any
new materials required to fully reinstall the items.
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc.
2105. EXCAVATION AND EMBAliKMENT
Specific and General Requirements
2105.0. SPECIFICATION REFERENCE: Unless otherwise modified or altered herein
all sections of MnjDOT Standard Specifications for Construction, Section 2105
1983 Edition shall apply.
2105.1. DESCRIPTION: This work shall consist of grading the storm water
retention area in accordance with the plan.
2105.2. l1ATERIALS:
A. Excavated Material: All excavated materials shall be classified as common
excavation.
B. Borrow Material: All borrow material shall be classified as common borrow
and topsoil borrow in accordance with MnjDOT Specifications 2105.2B.
2105.3. CONSTRUCTI9N REQUIREMENTS:
A. General: The contractor shall salvage and stockpile all existing topsoil
prior to excavation. Upon completing the grading operation, the contractor
shall respread the existing topsoil over the excavated area.
In the event additional topsoil is required topsoil
in accordance with MnDOT Specifications 3877.
quantity assumes 30% shrinkage.
borrow shall be provided
The estimated common borrow
F. Compacting Embankments: Compaction shall be attained by the "Ordinary
Compaction Method:.
2105,4, METHOD OF MEASUREMENT:
A, Excavating Material: Common excavation shall be measured in accordance to
the provisions of Section 2105.4A.
B, Borrow Material: Common borrow material shall be measured by cross
sections of the compacted volume (CV) after placement. The contractor is
responsible for providing sufficient time for the Engineer to schedule and
complete the survey measurements necessary to this method of measurement,
Topsoil borrow shall be measured by loose volume (LV), The contractor shall
coordinate the measurement of topsoil borrow with the Engineer prior to its
placement,
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc,
2557. FENCING
Specific and General Requirements
2557.0. SPECIFICATION REFERENCE: Unless otherwise noted or modified herein,
all sections of MnDOT 2557 shall apply.
2557.1. DESCRIPTION: This work consists of furnishing and installing a cedar
split rail fence.
2557.3. CONSTRUCTION REQUIREMENTS: The split rail fence shall be installed
where shown on the plans and in accordance with the special detail plate.
2557.5. BASIS OF PAYMENT:
cedar split rail fence
complete the work.
Payment at the unit price bid per lineal foot for
shall be full compensation for all items required to
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc.
2571. PLANT INSTALLATION
Specific and General Requirements
2571.0. SPECIFICATION REFERENCE: Unless otherwise noted or modified herein,
all sections of MnDOT 2571 shall apply.
2571.1. DESCRIPTION: This work shall consist of furnishing and installing
shrubs in accordance with the Design Special and where indicated on the Plans.
2571.2. MATERIALS: Type 6 mulch shall consist of shredded oak bark.
2571.3. CONSTRUCTION REQUIREMENTS: Topsoil, soil conditioners, humus, and
fertilizer shall be included to assure good growth.
2571.5. BASIS OF PAYMENT: The unit price
include any topsoil, soil conditioners,
assure good growth.
bid shall
humus, and
for each item shall
fertilizer required to
The unit price bid per square yard for 4" thick shredded oak bark mulch shall
be full compensation for all items required to complete the work.
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc.
2575. TURF ESTABLISHMENT
Specific and General Requirements
2575.0. SPECIFICATION REFERENCE: Unless otherwise noted or modified herein,
all sections of Mn/DOT 2575 shall apply.
2575.1. DESCRIPTION: This work shall consist of sodding areas disturbed by
construction.
2575.3.6. Maintenance: The contractor shall maintain sod in accordance with
Mn/DOT Section 2575.3., Paragraph H, except that the contractor shall be sole-
ly responsible for replacement and/or repair of sodded areas that may wash-out
or erode or fail to grow prior to acceptance with no additional compensation
therefor.
2575.5. BASIS OF PAYMENT: Sod shall be paid for at the bid unit price as
stated on the proposal and shall include three inches of existing topsoil and
all miscellaneous work.
Where the
opinion of
areas due
additional
contractor has exceeded the limits of the easement
the Engineer, the contractor has excessively damaged
to carelessness or negligence, such areas shall be
compensation therefor.
or where, in the
lawns or other
restored with no
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000. SEWERS
Specific Requirements
24,000.0. SPECIFICATION REFERENCE: Unless otherwise noted
herein, all sections of the General Requirements shall apply.
or
modified
24,000.1. DESCRIPTION: This work consists of the construction of gravity
storm sewers, modifications to existing storm sewers, and all necessary
appurtenances and related work as shown on the Plans.
24,000.2. MATERIALS: Materials shall be of the type and class as shown on
the Plan and as clarified in the following.
a. All PVC gravity sewer shall be SDR 35.
b.
RCP shall be of the class shown on the Plans.
be removed shall be used in new construction
reuse by the Engineer.
RCP that is required to
if deemed suitable for
c. Manhole and catch basin frames, covers, and grates shall be of the
Neenah style and type, or equal, as designated in the Proposal or on
the Storm Sewer Schedule shown on the Plans.
d. Rip Rap shall meet requirements of MnDOT Specification 3601.2 for
class indicated on the plans.
e. Granular Filter Material shall meet requirements of MnDOT
Specification 3601.2B1.
f. Geotextile Filter Material shall meet requirements of MnDOT
Specification 3733, Type III.
24,000.3. CONSTRUCTION REQUIREMENTS:
24,000.3.A3. Field Inspection: The pipe systems shall be promptly inspected
and tested as required in other sections of this Specification including
lamping of all gravity lines prior to any street construction. Testing shall
be completed before the work is considered complete and acceptable for
completion date and liquidated damage requirements. The Contractor shall have
structures open and ready for inspection and shall have a representative
assist in the inspection. The Contractor shall provide all materials and
labor necessary to the perform the tests. All tests and inspections shall be
performed under the observation of the Resident Project Representative.
24,000.3.E3. Pipe Bedding: All RCP and DIP bedding shall be class C-1 unless
B bedding is shown on the Plan. See Standard Detail Plate No. 1-25. PVC pipe
shall be bedded in accordance with 24,000.3.E3.5. See Standard Detail Plate
No. 1-25B.
24,000-1
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000.3.F. REMOVAL AND RECONSTRUCTION OF EXISTING STORM SEWER: Three
sections of existing storm sewer pipe have settled a maximum of 9". It is the
Owner's desire to raise these pipes to eliminate the areas of settlement. It
is assumed that this will involve excavation, removal of the existing pipes,
and relaying of the pipes to the required grade. If required and approved by
the Engineer, improved pipe foundation materials shall be placed below the
pipes to provide proper foundation.
Payment at the unit price bid for remove and reconstruct RCP under Part B of
the Proposal shall be full compensation for all items required to complete the
work including disposal of broken pipe in accordance with Section 2104 and
construction of new joints to match pipe that is not removed.
24,000.6. Backfilling: Backfill procedure
with the general requirements specified in
following.
above the pipe zone shall comply
24,000.6.D. (Type c) and the
a. All sewer trench backfill within Roadbeds and parking areas shall be
compacted to Specified Density Requirements as per MnDOT Specification
2105.3.Fl.
c. All sewer trench backfill not within roadways or parking areas shall
be compacted to 95% standard Proctor density.
Payment for Mechanical Trench Compaction shall be at the bid unit price per
lineal foot and shall include all miscellaneous items.
Any settlement of street or parking area surface in excess of one (1) inch as
measured by a ten foot straight-edge within the warranty period shall be
considered failure of the mechanical compaction and the contractor shall be
required to repair such settlement with no additional payment therefor.
24,000.6.K. Rip Rap: Shall be placed and paid for in accordance with MnDOT
Specification 2511 where indicated on the plans. Class 3 rip rap shall be
placed not less than 24" thick. Granular filter material shall be placed not
less than 12" thick below the rip rap with geotextile fabric placed between
existing soils and the granular filter materials. Payment at the unit price
bid per cubic yard for riprap shall be full compensation for all items
required to complete the work including geotextile fabric and granular filter
materials.
24,000.7.
follows.
Testing Pipe Lines:
Pipe line testing requirements shall be as
a.
Infiltration Test: Perform as required by
shall construct measuring weirs and devices
by the Engineer. The test shall be waived if
is observed during the lamping inspection.
24,000.7.A. Contractor
as necessary and directed
no visible infiltration
24,000-2
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000.8. METHOD OF MEASUREMENT:
24,000.8.A. Trench Excavation: Sewer shall be measured in linear feet of
pipe installed regardless of the depth of the trench.
24,000.8.K. Special Structure & Appurtenances: Aprons shall be measured on
an individual unit basis for the size and class shown on the Plans and in the
Proposal.
24,000.9. BASIS OF PAYMENT:
24,000.9.C. SEYER PIPE YITH BEDDING IN PLACE: Connection to existing
manholes and plugging of lines shall be considered incidental to the work with
no additional compensation allowed therefor.
24,OOO.9.M. Special Structures & Appurtenances: Payment at the unit price
bid for aprons shall be full compensation for all items required to complete
the work. When the proposal and plans indicate apron is with trash guard or
safety grate, the cost of furnishing and installing the trash guard or safety
grate shall be included with the cost of the apron.
End of Section
24,000-3
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000. SEWERS
General Requirements
24,000.1. DESCRIPTION: This work shall consist of the construction of sewers
in accordance with the requirements of the Contract. Under the numbering sys-
tem used herein numbers 24,000.2 - 24,000.2.N inclusive, deal with Haterials;
24,000.3 24,000.7.A inclusive, deal with Construction Requirements; 24,000.8
24,000.8.K inclusive, deal with Method of Measurement and 24,000.9
24,000.9.M, inclusive, deal with Basis of Payment. It is intended that when
the Standard Specifications do not cover the subject matter necessary to be
covered, additional numbers in the appropriate section may be utilized in the
Specific Requirements and the numerical sequence preserved.
24,000 .LA. WORK INCLUDED: The Contractor shall, unless specified otherwise,
furnish all materials, equipment, tools and labor necessary to do the work re-
quired under his contract and unload, haul and distribute all pipe, castings,
fittings, manholes and accessories. The Contractor shall also excavate the
trenches and pits to the required dimensions; sheet, brace and support the ad-
joining ground or structures where necessary; handle all drainage or ground-
water; provide barricades, guards and ;:\Iarning lights; lay and test the pipe,
castings, fittings, manholes and accessories; backfill and consolidate the
trenches and pits; maintain the surface over the trench; remove exca-
vated material; and clean the site of the vrork.
The Contractor shall also furnish all , tools, labor and materials
required to rearrange sewers, conduits, ducts, or other structures en-
countered in the installation of the work A 11 the ",camp con-
struct the sewer facilities shaLL be done IX]' st,:'ict accordance ]:lith the con-
tract documents to 'vlhich these General 1:.S are a _ ,.
Z4,OOO.LB.
is made to
shall mean the
Mn/DOT, dated
In tnese General
s rererence
or
~Jtlicb.
H Sta'I't..dard
or the
ana
am:e:rlcLrnen t. 5
2if, 000 ,2.
form to the
Cilld C OI1"'-
be LOT,(f
or a:.::
S !l
ial Pro':"7is ion.s
Zit,OOO,2,A.
quirements
sewer pipe, Extra s
Pipe on the ect
24~OOO~2~B
st1.al1
fittings
Grade 1
and ')i'all
shall
material
thickness
2l; 000
lj88-24000G
Copyright 1988
Bonestroo, Rosene
& Associates, Inc.
24,OOO.2.C. REINFORCED CONCRETE SEWER PIPE: The sewer
the requirements of the Standard Specifications for
Pipe, A.S.T.M. Designation C-76 of the class designated
Proposal.
pipe shall conform to
Reinforced Concrete Sewer
on the plans and in the
24,OOO.2.D. CORRUGATED METAL PIPE: Corrugated metal pipe
Standard Specifications for Corrugated Metal Pipe Culvert of
Specification M-36 with exceptions and additions as
Specification 3226. The kind of base metal and gauge
"Specific Requirements". If any special coating is required,
in the "Specific Requirements".
shall conform to the
the A.A.S.H.O.
noted in Mn/DOT
is stated in the
it will be stated
24,OOO.2.E. DUCTILE IRON PIPE: Ductile iron
quirements of AWWA Standard C15l of the class and
Requirements". All ductile iron pipe shall
joints and shall have a standard thickness cement
with AWWA Standard Cl04.
pipe shall conform with the re-
type stated in the "Specific
have mechanical or push-on type
mortar lining in accordance
Where ductile iron pipe is used as a pressure line rece~v~ng discharge from a
pumping station, all joints shall be elE'ctrically conductive by use of copper
straps or approved conductive gaskets with copper inserts.
24,000.2.F. CAST IRON FI'l'TINGS: Where ductile iron pipe is furnished, fit-
tings shall be mechanical joint in accordance with A\~iA Standard ClIO. All
fittings shall be designed for 150 psi working pressure. All fittings shall
have a standard thickness of cement mortar lining in accordance with A~~iA
Standard CI04. Ductile iron fittings in accordance with AvNA Standard C-153
are considered equal.
24,OOO.2.G. JOINTS AND JOINT Y~TERIALS:
24,OOO.2.Gl. Clay Pipe: Clay pipe joints shall be rubber or plastic type
compression joints in accordance with A. S. T .J:L Spec. C-425. Plain-end vitri-
fied clay pipe may be used which employ Type B compression couplings in accor-
dance with ASTM Specification C594.
24,OOO.2.G2. Polyvinyl Chloride Pipe:
bell and spigot type with solvent cement
manufacturer's recommendations. Gasketed
equal.
inyl chloride pipe joints shall be
aoolied in accordance with the
on joints are considered
24,OOO.2.G3. COIlcrete Pj.:..[")e: Reinforced con,crete joints shall meet the
requirements of ASTM ification C-361 and shall be the Bureau of Reclama-
tion Type R-4. Deformed concrete shall be jointed with material similar
to Ram-Nek, Hamilton Kent, Kent Seal No 2 or gasket material applied in
accordance with manufacturer's recommendations
24,000-2
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000.2.G4. Ductile Iron Pipe: Gaskets for mechanical joint and push-on
joint pipe shall be designated and manufactured to exact dimensions to assure a
liquid tight j oint. All joints for pipe used as a pressure line shall be
installed with an electric contact through every joint. Joints shall conform
to AWWA Standard Clll.
24,000.2.G5. Corrugated Metal Pipe: Corrugated metal pipe shall be joined
using coupling bands in accordance with Mn/DOT Specification 3226.
24,000.2.H. MANHOLE AND CATCH BASIN FRAMES & COVERS: Cast iron for both man-
holes and catch basin frames and covers shall be of the best grade of cast
iron, free from all injurious defects and flaws and shall be Class 35 iron in
accordance with A.S.T.M. Spec. A-48. Each casting shall be sand blasted but no
further coating or finish is required. Both the surface of the cover and frame
in contact shall be machined for non-rocking protection. The words "SANITARY
SEWER" or "STORM SEi<TER" shall be cast on top of each manhole cover in two inch
letters where each is applicable. All manhole castings shall be furnished with
two concealed type pick holes or a design approved by the Engineer.
The type, style and weight of all manhole castings, special castings and catch
basin castings shall be as stated in the "Specific Requirements",
24,000.2.1. MANHOLE STEPS:
24,000.2.11. Cast Iron Manhole Steps: Cast iron manhole steps shall be manu-
factured from hi-test metal having a minimum tensile strength 35,000 pounds per
square inch. All manhole steps shall be Neenah Foundry Step No. R-1981J,
Badger F-15 or equal. All steps shall conrorm to the requirements of A.S.T.M.
Designation C-478,
24,000.2.12. AluminQm Manhole Steps: Aluminum manhole steps of a design sim-
ilar to the cast iron steps specified may be used. Aluminum manhole steps
shall be made of Apex Ternalloy No. 5 aluminum alloy.
24,000.2.13.
steel reinforcing rod
may be used. All such steps shall be M.A.
or equal.
Polypropylene molded over
the cast iron steps specified
Industries (SP-I-PF) Manhole Step,
24,000.2. J. PRE-CAST CONCRETE K~NHOLES: Precast concrete manholes shall be
used for all manholes more than 6.5' from rim to top of pipe and shall
conform to the of S. T . fir. Des tion C 478 Segmental block may
be used for the 10"#7er ion or manholes over diameter pipe up to the
top of the largest Unless othen>>:Lse stated, 1:he internal diameter shall
be four feet, The upper section of the manhole shaLL be reduced to a smaller
diameter opening use of an eccentric pre-cast cone made expressly for this
purpose. On manholes 8 ft and greater the pre"cast section immediately
below the cone section shall be one (1) In ne The vertical wall of
the cone shall be the dOvJ!lstream side or the manhole, except for pipe 36
inches in diameter or greater where steps will be placed to provide the most
24,000-3
1/88-24000G
Copyright 1988
Bonestroo, Rosene, AnderIlk
& Associates, Inc,
suitable access. A minimum of 2 rings and a maximum of four rings of
adjustment shall be allowed. All manholes shall be watertight. Pre- cast
manhole joints shall be rubber o-ring gasket type. All manhole steps shall be
securely and neatly mortared in place. All lifting holes shall be neatly
mortared up. Manhole bases may be pre-cast or poured in place. Poured in
place bases must be acceptably cured before the manhole sections are placed on
the hardened slab. The inverts of all manholes shall be shaped to the half
section of equivalent size pipe conforming to the inlet and outlet pipe so as
to allow for a free uninterrupted flow with all sur.faces sloping to the flow
line. Manholes may be supplied with preformed inverts and watertight pipe
connections for all lines 15" in diameter or smaller. Preformed inverts will
not be allowed where pipe grades are 2 percent or greater unless design grade
is built through the manhole.
All manholes, catch basin manholes and catch basins shall be constructed in
accordance with the detail plates included in the contract documents.
Where manhole or catch basin depths are less than 6.5 feet from rim to top of
pipe, they shall be built with precast concrete manhole sections and a precast
concrete manhole slab with offset opening suitable ror street loading.
wnere manholes are constructed using a precast concrete
pre-cast section immediately below the slab shall be one
manhole top slab,
(1) foot in height.
the
"Mini-Tee" type precast manhole bottom sections may be used for the installa-
tion of all small diameter concrete pipe sewers in lieu or the construction
method described above.
24,000.2.K. PRE-CAST SEGl1ENTAL BLOCK: 'C inch precast segmental radial
block may be used for the Imqer portion of manhole over diameter pipe and
for shallow manholes and catch basins. Concrete used in the manufacture of
these blocks shall conrorm to the ts or A.S.T.H. .Specifications for
Concrete & Hasonry Units fo}~ Construction or Catch Basins & 1-1anholes", Serial
Designation C-139.
The exterior or all block manholes shall be
mortar as per Paragraph 24 000. D.
tered wlth one-half inch of
24,000.2.L.
all manhole bases shall conSlSt
washed sand and crushed rock
Portland cement shall conform to
I, Standard Serial Des cion
proval of the Engineer with proper
testing not less than 3000 per
Concrete for Hlonolithic concrete manholes and
nf Standard Portland Cement Type I, clean
and gravel ~rPQ from deleterious materials.
S.T.. ifications, Portland Cement Type
C-~jU Gradation shal eet to the ap-
ter-cement ratio to obtain a concrete
square
illCll lTl 28
24,000-
Ij88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,OOO.2.M. MORTAR rL~TERIALS: Mortar used ror laying up concrete block or
brick manholes or used ror plastering lift holes and exteriors of manholes
shall consist of Standard Portland Cement Type I, Standard Serial Designation
C-150. Lime shall conform to specifications ror normal finishing hydrated
lime, A.S.T.H. Serial Designation C-6 or specifications for hydraulic hydrated
lime for structural purposes, A.S.T.M. Serial Designation C-14l. Gradation
shall be subject to the approval of the
24,OOO.2.N. GR.iI,.tmLAR liATERIALS: Granular materials .used for improved pipe
foundation, special pipe bedding, or PVC pipe bedding where improved pipe
foundation is required shall meet the requirements of l'1njDOT Specification
3149H, Coarse Filter Aggregate except that hard, durable crushed carbonate
quarry rock may also be used, The material shall have the following crushing
requirements. Not less than 50% of the material, by "Jeight, that is retained
on the No. 4 sieve shall have one or more crushed faces
Granular materials used rOI:
improved pipe foundation is not
Specification 3149A, Granular
the III sieve.
bedding in rock and for PVC pipe bedding where
required sh.a11 meet the requirements of l'injDOT
Borro"" that lOO.~, ",eight, shall pas s
24,000.3,
24,000.3.A.
24,000.3.Al.
Owner or by
inspection and
furnistled
bv
J
the
retion or the Ovmer, to
24,OOO.3.A2.
all pipe and
damage
un t il
on the
of un.loading.~
for loss or
the Contractor
shall have been made
24,000,3,A3.
jointed, tested
~. d d' ..
J:~e as ...u:eC'teCl
snail l"\P
here SD2Ci..
tIle
24,OOO,3.A4.
progress or the
the
such defective
ected
site of the work
24,OOO.3.B.
tractor Qhp 11
Th,e COl1-
24,000.3
and he shall
replace at his
manufacture or
defectj.\Te in
Ij88-24000G
Copyright 1988
Bonestroo Rosene
& Associates;
24,OOO.3.B2. Responsibility for Safe Storage: The Contractor shall be re-
sponsible for the safe storage of material furnished by or to him, and ac-
cepted by him, and intended for the work, until it has been incorporated in the
completed project.
24,OOO.3.C. HANDLING PIPE & ACCESSORIES: Pipe and other accessories
unless otherwise directed, he unloaded at the point of delivery, hauled
distributed at the site of the project by the Contractor; they shall
times be handled with care to avoid damage.
shall,
to and
at all
24,OOO.3.D. ALIGNMENT & GRADE & UNDERGROUND, SURFACE & OVERHEAD UTILITIES:
24,OOO.3.Dl. General: All pipe shall be laid and maintained to the required
lines and grades; with tees, wyes, catch basins, special structures and man-
holes at the required locations; and with joints centered and spigots home.
Deviation from grade in excess of 0.05 percent may be cause for removal and
relaying pipe at the Contractor's expense.
24,OOO.3.D2. Existing Utilities: Existing water and sewer mains, and other
underground utilities, are shovm on the plans only by general location. The
Owner does not guarantee that the utilities are complete or that the locations
are as shown on the plans, and the Contractor shall be solely responsible for
verifying the exact location of each of these utilities, without additional
compensation. Prior to the start of any construction, the Contractor shall
notify all utility companies having utilities in the Project Area. The Con-
tractor shall have sole responsibility for providing temporary support and for
protecting and maintaining all existing utilities in the Project Area during
the entire period of construction, including but not limited to the period of
excavation, backfill and compaction. In carrying out this responsibility, the
Contractor shall exercise particular care, whenever gas mains or other utility
lines are crossed, to provide compacted backfill or other stable support for
such lines to prevent any detrimental displacement, rupture or other failure.
24,000.3.D3. Deviations Occasioned by Other Utility Structures: vmerever ex-
isting utility structures or branch connections leading to main sewers or to
main drains or other conduits, ducts, pipe or structures present obstructions
to the grade and aligp~ent of the pipe, they shall be permanently supported,
removed, relocated, or reconstructed by the Contractor through cooperation with
the Owner of the utility, structure or obstruction involved. In those
instances where their relocation or reconstruction is impracticable, a devia-
tion from the grade will be ordered and the change shall be made in the manner
directed with extra compensation allowed therefore at unit prices, if appli-
cable.
24,OOO.3.D4. Deviation with Engineer's Consent:
from the required line or grade with
neer.
No deviation shall be made
the written consent or the Engi-
24,000-6
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,OOO.3.DS. Subsurface Exploration: It shall be the Contractor's responsi-
bility to determine and verify the location of existing pipes, valves or other
underground structures as necessary to progress with the work with no addi-
tional compensation allowed. The Engineer shall make all known records avail-
able. All known utilities are designated on the plans in a general way as
stated in Section 24,000.3.D2.
24,000.3.D6. Overhead Utilities & Obstructions: Overhead utilities, poles,
etc., shall be protected against damage by the Contractor and if damaged by the
Contractor, shall be replaced by him. Should it become necessary during the
progress of the work to remove or relocate existing poles, overhead utilities
and obstructions, the Ov.7!ler shall cause the same to be done at no expense to
the Contractor unless othenTise provided for in the "Special Provisions" or
"Specific Requirement." It will be the duty of the Contractor to visit the
site and make exact determination of the existence of any such facility prior
to the submission of his bid.
24,000.3.E. EXCAVATION & PREPARATION OF TRENCH:
24,000.3.El. Description: The trench shall be dug to the alignment and depth
shown on the plans and only so far in advance or pipe laying as Engineer shall
specify. The trench shall be so braced (Section 24,OOO.3.Ell) and drained that
workmen may work safe and ,effic therein. All trenches shall be
excavated and/or sheeted and braced in accordance with icab1e State Regu-
lations relating to industrial safety to a safe angle of repose. Such angle of
repose shall be no less than that required by the Accident Prevention Divi-
sion of the State Industrial Commission or the requirements of the Occupation-
al Safety and Health Act ) '\'lhichever is more restrictive.
All surface "later and ground TJ7ater
drainage channels, drains or storm se,,;rers,
s shall be conducted to natural
24,OOOo3.E2. width~ The
with and depend upon the
rial encountered, but in
be laid and jointed props
properly. The minimum
pipe 10 inches or larger at
the pipe, All trenches
Commission Safe
trench width at the of the excavation may vary
of trench and the nature of the excavated mate-
any case shall be of width to permit the pipe to
and the backfill to be nlaced and compacted
:Leith of
~ . ~
Uf'LSne'8tea
trench shall be 18 inches and for
least 03:"12 foot greater thEH1 tIle Ilominal diameter of
shall be excavated to conform to the State Industrial
arld lcaD.Le OSHA Standards ~
be bedded for strength
specltled in the Specific Re-
Plates nr as indicated on the
no speClIlC class of is listed, it
the area over the
tall shall be filled with
24,OOO,3.E3.
purposes in accordance
quirements, as detailed in
plans and/or p ~here
shall be understood De
pipe to the
natural trench material re
24,000-
1/88-24000G
Copyright 1988
Bonestroo, Rosene AnderLLk
& Associates, Inc.
24,000.3.E3.1. Class C-1 Bedding: Where Class C-1 bedding is specified or
allowed with existing materials, the trench shall have a bottom conforming to
the grade to which the pipe is to be laid. The pipe shall be laid upon sound
soil, cut true and even so that the barrel of the pipe will have bearing over
at least 50 percent of the pipe width for its entire length. Bell holes shall
be excavated to insure that the pipe rests for its entire length upon the bot-
tom of the trench. When a uniform trench bottom cannot be formed as speci-
fied, Class C-2 bedding shall be used.
The contractor may, at his option, elect to use a Class C-2 bedding in lieu of
Class C-1 bedding, without any additional compensation allowed therefor.
24,OOO.3.E3.2. Class C-2 Bedding: Where Class C-2 bedding is specified or
allowed, the pipe shall be bedded on granular materials meeting 24,000.2.N
specifications. The depth of bedding shall be one fourth of the outside
diameter of the pipe barrel, but not less than six inches in accordance with
the standard detail plates.
24,OOO.3.E3.3. Class B Bedding: Where Class B bedding is specified or
allowed, the pipe shall be bedded on granular materials meeting 24,OOO.2.N.
specifications. The depth of bedding shall be one fourth of the outside dia-
meter of the pipe barrel, but not less than six inches, plus one half of the
outside diameter of the pipe barrel all in accordance with the standard detail
plate.
24,OOO.3.E3.4. Class
allowed, the pipe shall
except that 2000 psi
of the trench to a point
the bottom of the trench
A Bedding: Where Class A bedding is specified or
be bedded in the same manner as for Class C-1 bedding
concrete shall be placed around the pipe from the bottom
one half the outside diameter or the pipe barrel above
all in accordance with the Standard Detail Plate.
24,OOO.3.E3.5. PVC Pipe Bedding: All polyvinyl chloride sewer pipe shall be
installed and bedded in accordance with ASTM specification D-2321, "Recom-
mended Practice for Underground Installation of Flexible Thermoplastic Sewer
Pipe" with granular materials meeting Specification 24,000.2.N. used for all
PVC pipe bedding. The granular materials shall be placed from a point 6" be-
low the bottom of the pipe to a point 12" above the top of the pipe.
Bedding requirements shall include mechanical compaction of sand and gravel
material surrounding the pipe to at least ninety..five (95%) percent of maximunl
density as described in ASTM Methods D698 to prevent deflection of the pipe
cross-section. Payment for such bedding and compaction operations shall be
considered incidental to the installation of the sewer pipe. ~mere existing
soils are of non-granular nature, the Contractor shall furnish sand or gravel
material for pipe bedding as incidental to the cost of the pipe.
24,000-8
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
The Owner reserves the right to measure deflection of PVC sewer pipe 30 days
after placement of backfill material in the trench and at any time during the
warranty period. Deflections greater than five (5%) percent of the inside pipe
diameter shall be considered failure of the bedding procedure and the Contrac-
tor may be required to re-excavate the trench and provide additional compaction
along the side of the sewer pipe with no additional compensation for such
work. Deflection testing of PVC pipe shall be performed by the contractor with
no additional compensation allowed therefor.
24,OOO.3.E4. Correcting Faulty Grade: Any part of the trench excavated below
grade shall be corrected with approved material thoroughly compacted without
additional compensation to the Contractor.
24,OOO.3.E5. Improved Pipe Foundation: \fJhen the bottom of the trench is soft
or where in the opinion of the Engineer unsatisfactory foundation conditions
exist, the Contractor shall excavate to a depth to insure proper foundation.
The excavation shall then be brought up to pipe grade with thoroughly compacted
granular materials meeting Specification 24,000.2.N. No payment will be made
for rock installed without the knowledge or consent of the Engineer nor will
payment be made for rock installed only for dewatering purposes. Payment will
be made for only the authorized granular roundation material placed under the
pipe.
It shall be the Contractor's responsibility to nO~~IY the Engineer or changing
soil conditions which may be or poor bearing capacity and when organic soils
are encountered. w11ere utilities are placed on unstable soils without notifi-
cation of the Engineer, the Contractor shall be responsible for all repairs and
correction of the installation without further ion.
24,OOO.3.E6. Pipe Clearance in Rock: rock, boulders and large stones
shall be removed to provide a clearance or at least 6 inches below the outside
barrel of the pipe and to a clear width of 6 inches on each side of all pipe
and appurtenances for pipe 15 inches or less in diameter; for pipes larger than
15 inches, a clearance of 6 inches below and a clear width of 9 inches on each
side of outside diameter of shall be provided. clearance for
properly j ointing pipe laid in rock trenches shall be provided at bell holes,
24,OOO.3.E7. Pipe Bedding in Rock: Where rock is encountered, the space be-
tween the rock and the pipe surfaces shall be backfilled with granular materi-
als meeting specification 24,OOO.2.N. and thoroughly The material from
the trench excavation, other than rock, boulders silt or other un-
acceptable material shall be considered as suitable materlal. No additional
compensation for plac nr this material shall be allowed. However,
in the event that additional material must be hauled in the hauling of the
suitable granular material bed shall be for on a weight basis
only v7hen ordered the '- .
24;>000-9
1/88-24000G
Copyright 1988
Bonestroo, Rosene; Anderlik
& Associates, Inc.
24,000.3.E8. Solid Rock Excavation Defined: Solid rock excavation shall in-
clude such rocks as are not decomposed, weathered or shattered and which will
require blasting, barring, wedging or use of air tools for removal. Under this
classification shall be included the removal of any concrete or masonry
structures (except concrete pavement, curb, gutter and sidewalk) or boulders
exceeding one-half (1/2) cubic yard in volume that may be encountered in the
work.
24,OOO.3.E9. Blasting Procedure: Blasting for excavation will not proceed
until the Contractor has notified the Engineer of the necessity to do so, such
notification shall in no manner relieve the Contractor of the hazards and lia-
bility contingent in blasting operations. The hours of blasting will be fixed
by the Owner. Any damage caused by blasting shall be repaired by the Contrac-
tor at his expense. The Contractor's methods of procedure relative to blast-
ing shall conform to local and state laws and municipal ordinances.
24,OOO.3.EIO. Bell Holes Required: Bell holes of ample dimensions shall be
dug in trenches at each joint to permit the jointing to be made properly.
24,000.3. Ell. Brac-ed & Sheeted Trenches: The Contractor shall adequately
brace and sheet exc'avations w'herever nc,cessary to prevent caving or damage to
nearby property. The cost of this temporary sheeting and bracing, unless pro-
vided for otherwise, shall be considered as part of the excavation costs with-
out additional compensaL~on to the Contractor, Trench sheeting or bracing
shall remain in place until the pipe has been laid, tested for defects and re-
paired if necessary, and the earth around it compacted to a depth of one foot
over the top of the pipe.
Sheeting, bracing, etc, placed in the "pipe zone" (that part of the trench be-
low a distance of one foot above the top of the pipe) shall not be, removed
without the written permission or written order of the Engineer. Sheeting
ordered left in place by the Engineer shall be paid for at the unit price bid,
The Contractor may also leave in place, at his m7ll expense, any sheeting or
bracing in addition to that ordered left in place by the Engineer necessary to
prevent injury or damage to persons, corporations, or property, whether public
or private, for which the Contractor under the terms of this contract is liable.
24,000.3.E12. Manner of Piling Excavated Material:
shall be piled in a manner that will not endanger the
obstructing sidewalks and driveways, Gutters shall be
satisfactory provisions made for street drainage,
All excavated material
work and that will avoid
kept clear or other
24,000.3.E13. Maintenance of Traffic: "l-7hen
will be permitted to use the highway at all times.
ovm expense erect and maintain warning signs
Contractor shall at his own expense, place and
lights and barricades to protect persons [rom
damage.
traffic cannot be diverted, it
the Contractor shall at his
and warning barricades. The
maintain acceptable warning
ury and to avoid property
24,000."10
1/88-24000G
Copyright 1988
Bonestroo, Rosene, AnderIik
& Associates, Inc.
At all dangerous intersections, bypasses, and intercepting roads, the Contrac-
tor shall at his own expense rurnish, erect and maintain such warning barri-
cades as are necessary and required by the Engineer, and he shall place and
maintain acceptable warning lights at each. It shall be the Contractor's re-
sponsibility to check and inspect all lights and barricades at all times in-
cluding Sundays and Holidays. He shall maintain the streets in a passable
condition, shall conduct his work so as to create a minimum amount or incon-
venience to trarric and shall rurnish not less than two rlagmen at each loca-
tion where loading or depositing of material requires the turning of the trucks
on any state highway or tlmain streettl and where the operation of construction
equipment endangers traffic. Temporary suspension of work does not relieve the
Contractor of the responsibility outlined in the above requirements.
24,OOO.3.EI4. Property Protection: Trees, fences, poles and all other prop-
erty shall be protected unless their removal is authorized; and any property
damaged shall be satisfactorily restored by the Contractor, or adequate
compensation therefor shall be the responsibility or the Contractor. where
tree trimming is required, all cut surraces one inch or more in diameter shall
be covered with a coat of asphalt paint.
24,OOO.3.EI5. Interruption of water Service: No valve or other control on the
existing system shall be operated for any purpose by the Contractor without
approval of the Engineer and all consumers affected such operation shall be
notified by the Contractor at least an hour before the operation and advised of
the probable time when service \elill be restored.
24,OOO.3.E16. Tunneling, jacking or Excavation Other Than Open
pipe cannot be placed by open trench excavation, the method
payment thereof shall be stated in the "Specific
Trench: ifuere
for placing and
24,OOO.3.EI7.
plements, tools and
and used by the Contractor for the
Proper im-
I be provided
sarB and convenient prosecution of the work~
be.rore
is lO~r7ered
into
shall be removed
its position in the
24,OOO~3~E18. Pipe Kept Clean~ All fore
from the inside ot
trench, and it shall be
All matter entering
ceptance with no additional compenSatlOn
matt-er
or
dirt.
IlleaI1S
and arLer laying.
the Contractor prior to ac-
shall be removed
,alloT#'ed '"
24,OOO.3.El9. Laying the Pipe: The shall be
the bell, tile ~ shoved lntO posltlOn ana
shall be secured there "dth earth caref))J. "uld.er
it, excepting at the bell holes ~ Care De 'taz;cen
tering the joint space,
lubricated, centered in
into true alignment; it
ana each side of
to prevent dirt from en-
se"\,le:c
a.LOng
of "'70r1:.: at
24,OOO.3,E20.
the line of
Slls~pens iorl
any time, suitable s
substances from enter
rs shal be placed LU
water~ earth or other
the s e,rl2
2.4~O
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderl
& Associates, Inc.
24,OOO.3.E2l. Bell Ends to Face Direction of Laying: Pipe laying shall pro-
ceed upgrade with spigot ends pointing in the direction of flow.
24,OOO.3.E22. Railroad & Highway Crossing: ifhen any railroad or highway is
crossed, all precautionary construction measures required by the railroad or
highway shall be followed. Railroad or highway crossings shall be jacking or
tunneling and construction and permit requirements shall be as stated in the
"Specific Requirementsll.
24,000.3.E23. Unsuitable conditions for Laying Pipe: No pipe shall be laid in
water or when the trench conditions are unsuitable for such work.
24,000.3.E24. Jointing: Joints for vitrified clay and concrete pipe shall be
made by w~p~ng the joints clean, applying the manufacturer's recommended
lubricant compound over the entire joint surface and then inserting the spigot
end into the bell with sifficient force to properly seat the pipes. Joints for
polyvinyl chloride pipe shall be made by the use of a solvent cement or pushon
rubber gaskets. All jointing procedure shall be in accordance with the
recommendations of the pipe manufacturer.
After joints are made, any superfluous material inside the pipe shall be re-
moved by means of an approved follower or scraper. All joints must be water-
tight, and any leaks or defects discovered must be immediately repaired. Any
pipe which has been disturbed after being laid must be taken up, the joint
cleaned and properly relaid as directed by the Engineer.
Joints connecting cast iron pipe WlLn concrete or clay pipes shall be made with
a concrete collar completely surrounding the joint or approved adapter.
of "ut! bolt
"rt1ere the l.ine is terminated "7ith a
shall fasten at least the last three (3)
r8SLeners approvec and as recow~ended by
Where a sewer line outlets
flared end section, the
joints together by the use
the pipe manufacturers.
to or
Contractor
24,000.4. SERVICE CONNECTIONS:
24,000.4.A. wIE BRANCHES;
locations directed
wye is located at ~ 45
other suitable plugs shall be provided Ior the
stalled with Atlastic 77 Sonolastic Sealant
be specifically designed for the to be p
Extra st:
wye branches shall DS placed at the
branch shall be placed so that the
from horizontal. Vitrified or
operu.ngs. Plugs shall be in-
joint material or shall
24,000.4.B. RISERS: Standar.d we cast iron soil
risers to extend service connections ~o a
grade or as directed" Risers shall be installed ',i
dard service riser detail plate Care shall be taken in backfilling
to damage the riser installation Suitable plugs shall be nrovided
openings, prope sealed.
shall be used as
10 feet of the street
aecoroance with the stan-
so as not
for the
24:000 12
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000.4.C. RECORDS & LOCATION OF SERVICE CONNECTIONS: It shall be the duty
of the Contractor to keep an accurate record of service connections, as to lo-
cation, depth to top of riser, type of connection provided, etc. Location
shall be made in respect to nearest manhole center, downgrade from the ser-
vice. This record shall be turned over to the Engineer at the end of each week.
24,000.5. MANHOLES:
24,000.5.A. GENERAL: All reference to manholes shall apply equally to catch
basin structures in this section of the specifications.
24,000.5.B. EXCAVATION: Excavation shall be to a depth and size to provide
for construction of the manholes and catch basins as shown in detail on the
plans.
24,000.5.C. CONCRETE BASE: Concrete base for manhole construction shall be of
size and depth as shown on the plans. Concrete used for this purpose shall
consist of one part Portland cement, two parts of clean sharp sand and four
parts of graded coarse aggregate. Material used for this purpose shall be
subject to the approval of the Engineer. Base shall be poured on undisturbed
earth prior to setting the precast manhole sections. Precast concrete manhole
bases shall be considered equal.
24,000.5.D. viALLS: Material to be used in the ~qalls of manholes shall be as
specified in Section 24,000.2, All external surfaces of concrete block man-
holes if permitted shall be plastered with a 1/2 inch coat of Portland cement
mortar. Mortar shall contain one part of cement to three parts of suitable
plaster sand. Lime or mortar mix shall be used in amount necessary to make a
suitable mixture for plastering purposes, but not to exceed 15% by volume of
cement. Mortar used for laying concrete block shall consist of one part Port-
land cement to two parts of sand to which lime or mortar mix may be added not
to exceed fifteen percent (15%) by volume of cement.
24,000.5.E. }1ANHOLE
Section 24,000.2.J.
but not greater than
STEPS: Manhole steps shall be of the type as
Spacing shall be as shown on the detailed
16 inches in vertical alignment.
specified in
manhole plans,
24,000.5.F. PLACING ru~NHOLE RINGS & COVERS: The frame or ring casting shall
be set to the designation elevation in a full mortar bed.
24,000.5.G. PLACING CATCH BASIN FRP~1ES & COVERS; where catch basins are to be
placed to final grade and cast are to De installed in curb~ng, then the
casting and all adjusting rings shall be encased in concrete at. least 4 inches
in thickness. Where curb and street work is to be done under separate contract
the casting frame shall be set in mortar
24,OOO.5oHe DROP ~~NHOLE INLETS~ Encased
required on the plans and in accordance with
Plate.
lnlets shall be constructed as
the standard Drop Inlet Detail
24,000 13
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000.6. BACKFILLING, CLEANING UP & MAINTAINING SURFACES:
24,000.6.A. BACKFILLING PROCEDURE AT PIPE ZONE: All trenches and excavations
shall be backfilled immediately after pipe is laid therein. For backfill up to
a level of one foot over the top of the pipe, only selected materials free from
rock, boulders, debris or other high void content substances, shall be used.
The backfilling shall be placed completely under the pipe haunches in uniform
layers not exceeding 4 inches in depth. Each layer shall be placed, then
carefully and uniformly tamped to eliminate the possibility of lateral
displacement and to provide uniform support completely under the pipe haunches.
The backfill material shall be moistened if necessary, tamped in 4 inch layers
and thoroughly compacted under and on each side of the pipe to provide solid
backing against the external surface of the pipe.
The installation and backfilling of polyvinyl chloride pipe shall be in accor-
dance with A.S.T.H. D-2321 with special attention given to compacting the
backfill material around the pipe to at least 95 percent of maximum density to
a distance of one foot above the top of the pipe.
24,OOO.6.B. BACKFILL PROCEDURE ABOVE PIPE ZONE: (Type "a") Procedure where
settlement is allowable. Succeeding layers of backfill may contain coarser
materials and shall be free from pieces of rock, concrete or clay lump more
than one cubic foot in volume, roots, stumps, tin cans, rubbish, frozen mate-
rials and other similar articles whose presence in the backfill would cause
excessive settlement. This type of backfilling may be accomplished above the
pipe zone by any mechanical means or or:herwise, at the option of the Contrac-
tor. Surface shall be maintained in passable condition for traffic until date
of final inspection. under exposed existing utilities shall be
compacted to prevent settlement and any fur:ure displacement.
24,000.6.C. BACKFILL PROCEDURE ABOVE PIPE ZONE: (Type flb") Succeeding layers
of backfill may contain coarser mar:erlals and shall be free from pieces of
rock, concrete or clay lump mOl"e than one cubic foot in volume, roots, stumps,
tin cans, rubbish, frozen materials and other similar articles whose presence
in the backfill would cause excessive settlement, This type of backfilling may
be compacted by puddling with hose and pipe nozzle or by flooding the
trench, as the backfilling is accomplished above the pipe zone by any mechani-
cal means or otherwise at the option or the Contractor. It is important that
proper precautions be taken to flooding of the pine when flooding the
trench, and the Contractor shall be responsible for neglect of these
precautions.
24,000.6.D. (Type DC")
ing layers of backfill may contain coarser maten.als and shall be
pieces of rock, concrete or c more than one cubic foot in
roots, stumps, tin cans, rubbish. frozen materials and other similar
whose presence in the backfill would cause excessive settlement. This
backfilling shall be plac'2d in uni.form rs, befor'e compactio11, of
mately 6 inches, tamped by mechanical means to the density specified
Specific Requirements.
Succeed-
free from
volume,
articles
type of
approxi-
in the
24,000-14
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000.6.E. PROCEDURE WHERE NO SETTLEMENT IS ALLOWABLE: (Type "dO) Succeed-
ing layers of backfill shall be made of selected materials meeting require-
ments as set forth in the "Specific Requirements." This type of backfilling
shall be placed in uniform layers, before compaction, of approximately 6
inches, tamped by mechanical means to the density specified in the Specific
Requirements.
24,OOO.6.F. DENSITY TESTS: Density tests will be performed by an approved
soils testing firm at various locations and depths throughout the project as
directed by the Engineer. The Contractor shall cooperate fully and provide
assistance as necessary to complete these tests with no additional compensa-
tion being made to the Contractor.
All testing costs pertaining to
All testing costs pertaining
by the contractor.
passing tests shall be paid for by the Owner.
to failing tests will be charged to and paid for
Where areas have not been compacted sufficiently to meet specific density re-
quirements, these areas shall be excavated and recompacted until the density
requirements are met. All cost for the work associated with recompaction shall
be the Contractor's sole responsibility.
24,000.6. G. DEFICIENCY OF BACKFILL, BY \fHOH SUPPLIED: Any deficiency in the
quantity of material for backfilling the trenches, or for filling depressions
caused by settlement, shall be supplied by the Contractor with no extra com-
pensation allowed. Any settlement which occurs shall be refilled by the Con-
tractor. Material shall be provided at the Contractor's expense and the mate-
rial shall be approved by the Engineer.
24,000.6.H. DISPOSAL OF EXCESS MATERIALS AND DEBRIS: Unless otherwise speci-
fied, excavated material either not suitable or not required for fill material
shall be disposed of by the Contractor outside of the right-of-way at his ex-
pense in any manner he may elect subject to the provisions of the following
paragraph.
Before dumping such materials or debris on a private or public land, the Con-
tractor must obtain from the Owner of such land 1)yritten permission for such
dumping and a vJaiver of all claims against the O,mer for any damage to such
land \17hich may result therefrom together with all permits required by law for
such dumping. A copy of such permission, waiver of claims and permit shall be
filed with the Engineer before said disposal is made.
24,000.6.1. RESTORATION OF SURFACE: All surfaces disturbed during the con-
struction period, whether caused by actual excavation, deposition of excavated
material, or by the construction equipment, shall be returned to its original
conditions or better~ Exceptions to the above~ :~ any, or special instruc-
tions pertaining to any particular section of the pro] ect. '\>Jill be outlined in
the "Special Provisions."
24,000-15
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000.6.J. CLEANING UP: Surplus pipe line material, tools and temporary
structures shall be removed by the Contractor, and all dirt, rubbish, caused by
his operations and excess earth from excavations shall be hauled to a dump
provided by the Contractor and the construction site shall be left to the sat-
isfaction of the Engineer.
Clean up and restoration shall include the replacement and restoration of all
street signs, mailboxes, posts, fences and similar items disturbed by the con-
struction described herein. Unless otherwise noted in the Special Provisions
or Proposal all items of clean-up and restorations shall be considered inci-
dental to the contract with no additional compensation allowed.
24,000.7. TESTING PIPE LINES
24,000.7.A. INFILTRATION IN SEWERS: Upon completion of the
tion, leakage tests shall be made to determine the amount of
filtration into the seviers. Measurements will be made by means
weirs placed in the lines. Measurements shall be taken at all
the opinion of the Engineer, the flow of water in the sewers
the maximum allowable leakage. Tests may be taken between
and the infiltration in any given line shall not exceed the
allowable rate.
sewer construc-
ground water in-
o
of 90 V-notch
points where, in
is greater than
individual manholes
specified maximum
The maximum allowable rate of leakage shall not exceed 100 gallons per mile per
inch diameter of pipe per day.
The Contractor shall furnish the weirs and other material and the labor for
placing the weirs in the sewers and shall assist the Engineer in making the
measurements. The Contractor shall receive no additional compensation for
making the leakage tests or corrective work necessary to reduce leakage below
the maximum allm'7ed by the specifications,
24,000.8. METHOD OF MEASUREMENT:
24,000.8.A. TRENCH EXCAVATION:
feet of trench according to the
Trench excavation will be measured in
zone classifications specified as follows:
linear
From 0'
based on
invert.
above the
to 8', from 8' to 10', and in t'i!/O foot increments thereafter, which are
the total depth of the trench to the designated grade of the pipe
No deduction in denth 'bTill be made for rock encountered in the trench
designated
Measurement will be made along the centerline of the sewer and from center to
center of all manholes, catch basins or junction fittings.
24,000-16
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,OOO.8.B. SOLID ROCK EXCAVATION: If solid rock is encountered in the
trench, such rock excavation shall be measured by volume in cubic yards and
shall be measured from the top of the rock to a point six inches below the
outside barrel of pipe and twelve inches from each side of inside diameter of
pipe. The minimum trench width of the solid rock excavation shall be 36
inches. For measurement purposes volume will be computed based on vertical
walls for the width specified above.
24,OOO.8.C. SEWER PIPE WITH BEDDING: Sewer pipe of each diameter and classi-
fication furnished and installed with associated pipe bedding will be measured
separately by length in linear feet. Measurement will be made along the cen-
terline of the sewer and from center to center of all manholes, catch basins or
junction fittings.
Where bends, tee manholes, flared end sections or other special
stalled, the length of pipe replaced by these structures shall be
the distance from center of manhole to center of manhole for pay
special structures will be paid for as separate bid items.
shapes are in-
deducted from
purposes. The
24,000.8.D. SERVICE CONNECTION: Wyes and tee branches of each diameter and
classification furnished and installed will be measured as a unit.
24,000.8.E. SERVICE RISER PIPE: Sewer pipe used for service risers or each
diameter and classification furnished and installed will be measured separate-
ly by vertical length in linear feet from the centerline or the sewer to the
top of the last riser section.
24,000.8.F. CONSTRUCTING l~~NHOLES: Manholes will be measured by depth of the
structure from the invert of the pipe to the top of the cover in linear feet,
based on the dimensions as staked by the Engineer.
24,000.8.G.
number of
plans.
CONSTRUCTING CATCH BASINS: Catch basins will be measured by the
catch basins completed as to shape, size, and depth according to the
24,000.8.H. IMPROVED PIPE FOUNDATION: Granular materials placed for improving
pipe foundation below the specified pipe bedding shall be measured by the
lineal foot of pipe placed with improved foundation in six inch depth
increments of granular material placed. As an example, if two feet of granular
material is required for improved pipe foundation under a 12" pipe installed
with C-2 bedding; six inches of material is required for Class C-2 bedding and
improved pipe foundation shall be measured as three lineal feet, six inches
deep.
24,000.8.J. DROP INLETS: Drop inlets will be measured by depth from the low-
est invert of the manhole to the invert or the pipe being served by the drop
inlet.
24,000-17
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000.8.K. SPECIAL STRUCTURES & APPURTENANCES: Methods of measurement for
special structures and appurtenances not included above shall be as stated in
the IISpecial Provisions, II IISpecific Requirements, II and IIProposal.1I
24,000.9. BASIS OF PAYMENT:
24,000.9.A. TRENCH
sewer pipe furnished
Contract Unit Price
following depth zones
EXCAVATION & BACKFILL: Regardless of the width excavated,
and installed with bedding will be paid for at the
per linear foot of pipe falling within each of the
as measured from the profile grade:
From 0' to 8', from 8' to 10', and two foot increments thereafter.
Excavation and backfilling of trench and associated pipe bedding shall be
included in the price of sewer pipe furnished and installed.
24,000.9.B. SOLID ROCK EXCAVATION: Solid rock excavation will be paid for at
the Contract Unit Price per cubic yard.
24,000.9.C. SEWER PIPE WITH BEDDING IN PLACE: Sewer pipe in each diameter and
classification furnished and installed will be paid for at the Contract Price
per linear foot which shall include payment for trench excavation and
backfilling and associated pipe bedding.
24,000.9.D. DUCTILE IRON PIPE: Ductile
Contract Unit Price per linear foot for each
nished which shall include payment for trench
iron pipe
type and
excavation
will be paid for at the
diameter of. pipe fur-
and backfill.
24,000.9. E. lITE BRANCHES: \'iye branches will be paid for at the Contract Unit
Price for each unit furnished and installed of the size specified on the Pro-
posal.
24,000.9.F. SERVICE RISER PIPE: Service riser pipe will be paid for at the
Contract Unit Price per linear root tor the vertical distance from the center-
line of the sei;"er to the top or riser, Concrete reinforcement of the main
sewe~ and riser pipe as described in Section 24,OOO.4.B. shall be considered
as incidental and v]ill not constitute a pay item.
24,OOO.9.G.
manholes to
Price per
and cover.
bas ins.
CONSTRUCTING ~~NHOLES TO DEPTH OF
a depth of eight (8) reet will be paid
manhole which shall include furnishing
This section also applies to all catch
EIGHT FEET: Constructing of
for at the Contract Unit
and placing the manhole frame
basin manholes and catch
24,OOO.9.H. CONSTRUCTING M_~NHOLES TO A DEPTH GREATER THAN EIGHT FEET: Con-
structing of manholes toa depth greater than eight (8) feet vrill be paid for
at the Contract Unit Price per manhole plus the unit price per linear foot for
each foot of depth that is r than e L feet. This section also applies
to all catch basin manholes and catch basins.
24,000-18
1/88-240008
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
24,000.9.1. CONSTRUCTING CATCH BASINS: Constructing catch basins as shown on
the plans will be paid for at the Contract Unit Price per catch basin which
shall include furnishing and placing the catch basin frame and grating.
24,000.9.3. IMPROVED PIPE FOUNDATION: Authorized granular materials for
improving pipe foundation in place shall be paid for at the Contract Unit Price
per lineal foot for each six inch layer placed below pipe bedding.
24,000.9.K. SAND CUSHION: Granular material for a sand cushion in place in
rock excavation shall be paid for at the Contract Unit Price per ton.
24,000.9.L. DROP INLET PIPE: Drop inlets in place shall be paid for at the
Contract Unit Price per linear foot which shall be payment in full for the ex-
tended manhole base, encasement, drop pipe, cast iron tee, cast iron pipe and
concrete collar. Payment shall be made for sewer pipe from center to center of
all manholes as per Section 24,000.8.C. when cast iron pipe is extended for
drop inlets.
24,000.9.M. SPECIAL STRUCTURES & APPURTENANCES: Basis of payment for special
structures and appurtenances not included above shall be stated in the "Special
Provisions," "Specific Requirement," and .Proposal".
24,000-19
1/88-24000G
Copyright 1988
Bonestroo, Rosene, Anderlik
& Associates, Inc.
B
For 6' diam. Manhole an 8" precast
slob Is Required
PLAN
):NeenClh fraMe and cover, or equal.
with 2. concealed pick holes.
see specs. for casting numbers.
Concrete Adju~ting Rings, min. of 2,
mall. of :> req d.
+
CD t
.:\0
QI
D
.!:!
..
@l
:>
Where sewer runs straiC)ht through CI
itondord manhole, the pipe shfilll be
continuous. The top 1/2 of the pipe
sholl be broken out ofter completion.
II u,
All joints in manhole to halfe 0 nno
rubOOr gasket
Minimum slob 1l\lckneu 6" for 14' depth
IncreaSE! thickness I" for each 4' of
depth .s;reoier than 14', {ilnd reinforce
with 6 II 6" to/tO mnh.
Use opening in 4' M.H.
section to 24" dio.
" I
8 precast sec;amenta
~i. 'F ,. " f~ ;"; ;;r?A~.;:>~ ":7 ~~";J ~~h b~:~<ii~~ :'~I.I'll.r
~~Slope grout 21ft
Pipe sholl be cu1 out flush
with in5ide foce of watL
~e: CTION ~ Compact to top of first pipe to fin. jc4nt
,'t.
.,'.
"1.:
".'
, .-
,..
,r.
',~
~,
.1
, .
Q.\
~..
,...
,..
....
. ~.
; ;:.
.h
/v6" Precast Reinfor.cecA Concrete Monhole
Slob $;'$ 4 Bors at 5 o.c. Each Wa" 2-t$ 4
Bars All Sides of Opening
Manhole steps, NeenohRI981 J or equal,
IS"o.e. Aluminum step5 approved.
:0
- ,
4'-O"or
!S'-O"
Not to Scale
SOfHutro@, RcutlUiI,
And.rUIl, a Au@c.
COIIUil8ltilHi Entin..n
St P@ut, Min.ft.
STANDARD DETAILS
STORM SEWER
JUNCTION MANHOL.E WITH REINFORCED
TOP SLAB
Relli~
A~19i'4
Jan. 1980
Plot. N@
HO
Back of curb
19"
5 ~
:;:: 0
(.) -
Q.)
....
{5'O
~
I I
I II
I II
I 1
I
I
I
I
I
I
I
Left hond grate shown
Grate to be 2" below
gutter grade. Slope gutter
5' each side of catchbasin
-Q
/- Catch basin frame and
/.. grate Neenah R3250A
= r or equal.
~
:,.:~
~~,.:. :> I\--- Minimum of 2, maximum
'. '",'. ~:'''' of 3 adjusting rings
::' 27" J'r" allowed
~ // -- 't:;\..-. ~ Reinforced prE}past cone
.~ ;}j: ' . section or 8 segmental
o :.: . concrete block
> ,'~'
b .i)r 3" Grout \ ,.... ....:-0:'..,4. ..'~'.,
; ..' , \
'00, \ ,
=(.0 :~:{~ ':"::?:', .:.:~~ > ;:' \'::;.: ~;~. ::.- .._~, :~' ~~I . ~ > .. :. ~'.':~.- ,;.'
;;
48"
64"
Not to Scaie
Bones troo I Rosene,
Anderlik a Assoc., Inc.
Consulting Engineers
St. Paul, Minnesota
STANDARD DETAILS
TYPE I
CATCHBASIN
Revisions Plate No.
Aug I 74
1-18
Compacted
Backfill
0.5
CLASS C-I
HAND SHAPED FROM
FIRM UNDISTURBED
SOIL
CLASS C-2
HAND SHAPED FROM
ANGULAR BEDDING
MATERIAL
"Be"
Denotes outside
diameier of Pipe
Barrel
Be ;- I 2" Minim urn
II II
W
0.5Bc
IN
BC~but not"
less than 6
-1-1 \
IN J \
'- 2000*
Concrete
Coarse Filter Aggregate
(Mn DOT Spec. 3149H Modified)
CLASS B
HAND SHAPED FROM
ANGULAR BEDD IN G
MATERIAL
CLASS A
CONCRETE BAC~<FILL
TO 0.5 OF OUTSIDE
DIAMETER WIT H
SHAPED BEDDING
Bonestroo, Rosene,
Anderlik 8 Assoc. Inc.
Consulting Engineers
Sf. Paul, Minnesota
STANDARD DETAILS
BEDDING METHODS
FOR RCP, VCP a DiP
Revisions Plote No.
JAN. 1986
1-25
- Compacted Backfill
Foundation
Pay Depth
Increments
6" (Typical)
"Sc" Denotes outside
diameter of Pipe
Sarrel
Coarse Filter
Aggregate
(Mn DOT Spec. 3149H
Modified)
Sonestroo, Rosene,
Anderlik 8 Assoc. Inc.
Consulting Engineers
St. Paul, Minnesota
STANDARD DETAILS
IMPROVED FOUNDATION
FOR RCP, VCP a DIP
Revisions Plate No.
JAN. 1986
1-25A
~
Backfill
Bedding
Back fill
12"
Granular Borrow
(Mn DOT Spec, 3149A,
Modified)
iil I
I ,Minimum = Bc +12",,\
PIPE FOUNDATION B BEDDING IN GOOD SOILS
Backfill
Bedding
Foundation
" Bc"
Denote s out side
diameter of Pipe
Barrel
12"
6"
Minimum = 2d.;. Bc + 12"
Coarse Filter
Aggregate
( Mn. DOT Spec. 3149H
Modified)
SOILS
PIPE FOUNDATION a BEDDING I N POOR
Bonestroo, Rosene,
Anderlik a Assoc. Inc.
Consulting Engineers
St. Paul, Minnesota
STANDARD DETAILS
PVC PIPE FOUNDATION a
BEDDING METHODS
Revisions Plate No.
1-258
HONEYSUCKLE,ARNOLDS RED or
COTTONEASTER,PEKING HEDGE 3' o.c.
o
4 FiJ THICK SHREDDED OAK BARK MULCH
SCHOOL PROPERTY l5='
31
I CEDAR POSTS 10' o.C.
/ 2-SPLlTRAIL CEDAR
:,;.:'
,v.\~ I
.~~.4:
':~,~
31
--
~-
-
l' CONCRETE
;::':1 \::',
:::~1 1<:
:::. ....
..,' ',,'
.,' '.~ :: ,)
1'-4111
GRAVEL BACKFILL
PARK ACRES
~tffOO
~
~Uk'
~~
!!il~~1I , M_H~
CITY PROJECT No. 418
IN. ~ t&f~
CEDAR SPLIT RAil FENCE
Date: 12/22/89
Comm. 3487
( Fig. No. J- J
SUPPLEMENTAL CONDITIONS OF THE CONTRACT
3.1. AWARD OF CONTRACT
The award of the project shall be made to the lowest responsible bidder based
on the lowest base bid amount plus the alternate bid if the alternate bid is
accepted. The Owner reserves the right to also reject the base bid amount for
Part B and the alternate bid and award the project to the low bidder for Part A
only.
The Owner reserves the right to retain all bids for 45 days prior to awarding
the Contract.
8.14. ONE-YEAR CORRECTION PERIOD
The correction period
Establishment Period.
remain as one year.
is
This
herewith
period
revised to two years except for the Plant
as specified under MnDOT 2571.3M shall
OUT-OF-STATE CONTRACTOR SURETY DEPOSIT
When an out-of-state Contractor enters into a contract that exceeds
$100,000.00, the Contractor must file Form SD-E, Exemption from Surety Deposits
for Out-of- State Contractors, with the Minnesota Department of Revenue. If
the Contractor is exempt from the surety deposit requirements, he shall provide
the Owner with a copy of the form showing the Revenue Department
certification. If the Contractor is not exempt, the Owner will withhold an
additional eight (8) percent of each payment made to the Contractor and forward
those funds to the Minnesota Department of Revenue. Forms and information can
be obtained by calling (612) 296-6181 or (toll free) 1-800-657-3777.
CERTIFICATE OF COMPLIANCE WITH MINNESOTA STATUES 290.92 & 290.97
Upon completion of the project and prior to final payment, the Contractor and
all subcontractors shall complete Minnesota Department of Revenue Form IC-134,
revised September, 1989. This form, Withholding Affidavit for Contractors,
must be stamped and dated by the Department of Revenue and forwarded to the
Owner. Contractors can obtain copies of this form from the Owner or from the
Minnesota Department of Revenue, Mail Station 4450, St. Paul, MN 55416 or by
calling (612) 296-6181.
NH3487
Copyright 1990
Bonestroo, Rosene, Anderlik
& Associates, Inc.
CONDITIONS OF THE CONTRACT
I N D E X
Page No.
SECTION 1 - DEFINITIONS
SECTION 2 - BIDDING REQUIREMENTS
SECTION 3 - AWARD AND EXECUTION OF CONTRACT, PROGRESS
AND COMPLETION OF WORK
SECTION 4 - CONTRACT DOCUMENTS: INTENT AND REUSE
1.
5.
7.
9.
SECTION 5 - AVAILABILITY OF LANDS; PHYSICAL CONDITIONS;
REFERENCE POINTS 11.
SECTION 6 - INSU~~NCE AND BONDS, LEGAL RESPONSIBILITY AND S~1ETY 13.
SECTION 7 - ENGINEER-OWNER-CONTRACTOR RELATIONS, ARBIT~~TION
AND INDEMNIFICATION 18.
SECTION 8 - MATERIALS, EQUIPMENT, INSPECTION AND WORK~L~NSHIP 25.
SECTION 9 - MEASUREMENT, PAYMENT AND PROJECT ACCEPTANCE 34.
SECTION 10 - CHANGES IN THE WO~K
39.
SECTION 11 - CHANGES OF CONT~~CT PRICE AND CONTRACT TIME
41.
SECTION 12 - SUSPENSION OF WORK AND TERMINATION
!J.~
,) .
SECTION 13 - HISCELLANEOUS
47.
FOR}! OF AGREEMENT
PERFORtviANCE BOND
LABOR AND PATI1ENT BOND
1/85-8505b
- I -
TABLE OF CONTENTS
CONDITIONS OF THE CONTRACT
SECTION 1 - DEFINITIONS
1.1 ACTS OF GOD
1,2 ADDENDA
1.3 AGREEMENT
1.4 BID SECURITY
1,5 BIDDER
1,6 CONTRACT
1.7 CONT~~CT DOCUMENTS
1.8 CONTRACT PRICE
1,9 CONTRACTOR
1.10 CHANGE ORDER
1.11 DAY
1,12 DEFECTIVE
1, 13 DRAIHNGS
1 .14 ENGINEER
1,15 FIELD ORDER
1,16 FINAL COMPLETION
1,17 MODIFICATION
1.18 NOTICE OF AWARD
1,19 NOTICE TO PROCEED
1,20 Ol.JNER
1,21 PERFORMANCE AND PAYMENT BONDS
1.22 PROJECT
1,23 PROPOSAL
1.2L, RESIDENT PROJECT REPRESENTATIVE
1,25 SHOP DR}~INGS
1,26 SPECIFICATIONS
1~27 SUBCONT~~CTOR
1~28 SUBSTANTIAL COMPLETION
1. 29 SURETY
1,30 WRITTEN NOTICE
1,31 '\\TORle:
- 1 -
1/85 - 850Sb
Copyright 1985
Bonestroo, Rosene, Anderlik
& Associates, Inc.
TABLE OF CONTENTS (CONT'D)
SECTION 2 - BIDDING REQUIREMENTS
2.1 PROPOSAL FORMS
2.2 INTERPRETATION OF QUANTITY ESTIrillTES
2.3 EL~MINATION OF PLANS, SPECIFICATIONS AND WORK SITE
2,4 ADDENDA
2,5 PREPARATION OF BID
2.6 RESERVATIONS AND/OR EXCEPTIONS
2.7 BID SECURITY
2.8 DELIVERY OF PROPOSAL
2.9 OPENING OF PROPOSALS
2.10 EVALUATION OF PROPOSALS
2,11 CERTIFICATION OF INDEPENDENT PRICE DETE~MINATION
SECTION 3 - AWARD AND EXECUTION OF CONTP~CT, PROGRESS & COMPLETION OF WORK
3.1 AWARD OF CONTRACT
3.2 EXECUTION OF AGREEMENT
3,3 FAILURE TO EXECUTE AGREEMENT
3.4 RETURN OF BID SECURITY
3.5 NOTICE TO PROCEED
3.6 CONTP~~CT TI~ffi
3,7 SCHEDULE OF COMPLETION
3.8 COMPUTATION OF TI}ffi
3.9 LIQUIDATED Dfu~~GES
SECTION !, - CONTRACT DOCUl'ffiNTS: INTENT AND REUSE
4,1 INTENT OF CONTRACT DOCUHENTS
4.2 ORDER OF PRECEDENCE
4..3 DISCREPANCIES
4.4 ADDITIONAL INSTRUCTIONS
4 ,5 DRA\HNGS AND SPECIFICATIONS AT JOB SITE
4,6 OWN~RSHIP OF DBJuJINGS AND SPECIFICATIONS AND REUSE
4.7 DHiENSIONS
- 2 -
1/85 - 8505b
Copyright 1985
Bonestroo, Rosene, Anderlik
& Associates, Inc,
TABLE OF CONTENTS (CONT'D)
SECTION 5 - AVAILABILITY OF LANDS; PHYSICAL CONDITIONS; REFERENCE POINTS
5.1 AVAILABILITY OF LANDS
5.2 PRIVATE PROPERTY
5.3 SURVEYS
5.4 UTILITIES
5.5 INVESTIGATIONS
5.6 UNFORESEEN PHYSICAL CONDITIONS
SECTION 6 - INSURANCE AND BONDS, LEGAL RESPONSIBILITY AND PUBLIC SAFETY
6 . 1 INSURANCE
6.2 PERFORMANCE AND OTHER BONDS
6,3 PATENTS, FEES AND ROYALTIES
6.4 PERMITS AND LICENSES
6.5 LAWS, REGULATIONS AND SAFETY
6,6 WARNING SIGNS AND BARRICADES
SECTION 7 - ENGINEER-OWNER-CONTRACTOR RELATIONS, ARBITRATION & INDE}lliIFICATION
7.1 ENGINEER'S STATUS AND AUTHORITY
7,2 CONTRACTOR'S RESPONSIBILITIES
7,3 O\~R'S RESPONSIBILITIES
7,4 ASSIGNMENT OF CONTRACT
7,5 RIGHTS OF VARIOUS INTERESTS
7.6 SEPARATE CONTRACTS
7.7 SUBCONTRACTS
7,8 O~~L AGREEMENTS
7.9 NON-DISCRIMINATION IN EMPLOYMENT
7.10 DECISIONS ON DISAGREEMENTS
7,11 ARBITRATION
7,12 INDEMNIFICATION
- 3 -
1/85 - 8505b
Copyright 1985
Bonestroo, Rosene, Anderlik
& Associates, Inc.
TABLE OF CONTENTS (CONT'D)
SECTION 8 - ~illTERIALS, EQUIPMENT, INSPECTION AND WORKHANSHIP
8,1 MATERIALS AND EQUIPMENT FURNISHED BY CONTRACTOR
8,2 EQUIVALENT }illTERIALS AND EQUIPMENT
8,3 MATERIALS FURNISHED BY OHNER
8,4 STORAGE OF 14ATERIALS
8 , 5 SfI...HPLE S
8,6 FURNISHING OF PRODUCT DATA
8,7 QUALITY OF EQUIPMENT AND }L~TERIALS
8,8 SHOP D~~WINGS
8,9 ACCESS TO AND OBSERVATION OF WORK
8.10 TESTS AND INSPECTIONS
8,11 UNCOVERING THE WORK
8 12 CUTTING AND PATCHING
8.13 WARRANTY AND GUAP~NTEE
8 ,14. CORRECTION PERIOD
8,15 CORRECTION OR REHOVAL OF DEFECTIVE WOill(
8,16 ACCEPTANCE OF DEFECTIVE ItJOR...K:.
8.17 OWNER 11AY STOP WORK
8,18 OWNER }illY CORRECT DEFECTIVE WORK
...- 4 -
1/85 _... 8505b
Copyright 1985
Bonestroo, Rosene, Anderlik
& Associates, Inc.
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eq+ UT U01+B~od~oJUT aq+ mO~J ~uT+Tnsa~ ~o ~~OA aq+ JO aJuBm~oJ~ed eq+ u~ esn
eq+ 04 4uepTou~ S+q~T~Adoo ~o S4q~~~ ~ua4Bd JO 4uama~u1~Ju~ AUB JO 4no ~U1ST~B
(see; ISAe~o++B ~uTpnTou~) sasuedxe pUB sessol 'se~BmBp 'smTBlo T1B ~SU~B~B
pUB mo~; meq~ JO ~eq~~e Aq peAoldme Al+oe~~pu~ ~o IT+oe~TP euoluE pUB ~eauT~Ua
pUB ~9~0 sselm~Bq Ploq pu~ IJTumapuT llBqs ~0+JB~~u08 's4uemnoOa +OB~4U08 eq+
u~ ~a~o Iq pasoTosTP aq TIBqs s+q~T~ qons JO aoua+s1xe aq4 's~aq+o 0+ A~T~AO~
~o aa; 8susoT1 IUB JO ~uamABd eq4 ~oJ ~UTT1BO S~q~T~Adoo ~o S4q~~~ 4ua+Bd
o~ +oarqns sT esn s+~ ~aeu~~ua ~o ~a~o JO a~peT~ou~ lBn~oB aq+ 0+ J~ pUB
~~OA aq+ JO aouBm~oJ~ad aq+ u1 asn ~oJ s+uamnooa +oB~+u08 aq+ u~ paTJ~oads sT
aO~Aap ~o +onpo~d 'ssaoo~d 'u~Tsap 'u01~uaAuT ~BTnoT~~Bd B JI 's~aq40 Aq PTaq
S+q~T~Adoo ~o S4q~~~ +ua4Bd JO ~o8rqns aq+ s1 q01q~ a01Aap ~o +onpo~d 'ssaoo~d
'u~~sap 'UOT4U8AU~ AUB JO ~~OA 8q~ JO aouBm~oJ~ad aq+ uT asn aq+ 0+ +uapTou~
s~soo lTB emnssB pUB se~41BIo~ pUB seaJ asuao~l T1B ABd llBqs ~0+OB~+U08
- 91 -
'OUr 'sa4BToossV ~
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S~SN~811 aNY s~Iwa~a ~'9
'seeJ
U014~edsU1 pU~ se~~~~~ 1~~uewu~eAo~ 'se~~~~~ A~111~n ~11qnd 11~ A~d oSI~ 11~~s
~0~~~~~u08 '~~O~ e~4 JO ~uewa~uemmo~ e~~ O~ ~01~d ~0~~~~~u08 e~~ Aq pa~n~es
eq Tl~~S ~~O~ e~4 JO U014n~aso~d e~~ ~OJ A~~SSe~au sesue~11 pu~ s41W~ad 11Y
A~~~VS aNY SNOI~V1fi~~~ 'S~V1 ~'9
'su014~ln~a~ pu~ seln~ 'se~u~u1P~0 'S~BT ~~ns ~41~ e~u~p~o~~~ u1 e~~ s~UT
-~~~a pu~ suo.n~~1JT~eds a~~ ~~~~ u1~~~a~ a~~w 04 A~TT1qTsuodsa~ A~~w1"~d S1"~
eq ~OU TT~~s 41 '~aAa~o~ ~wo~Ja~a~~ ~U1"S1~B S~SO~ TT~ ~~aq TTB~S a~ '~aaut~u~
o~ a~1~ou ~~ns ~no~~1~ pu~ 'suo1~~Tn~a~ pu~ seTn~ 'sa~u~utP~O 'S~~T ~~ns
o~ A~~~~UO~ aq o~ ~1" ~ou~ o~ U01~1"sod ~ u1" ~u1"aq ~o ~U1~ou~ ~~01'i. AU~ sw~oJ~ad
~O~ -~~~4U08 JI 'uo1"~~~TJtPOW ~e~~o ~o ~ap~o a~u~~8 a4~1~do~dd~ U~ Aq pa4snrp~
aq T1~~s sa~u~~~ A~Bsse~au AU~ pUB 'Joa~e~~ a~1"~ou ua441~~ 4dwo~d ~eeU1"~U~
aA1"~ IT~~s a~'~41"~a~a~~ a~u~1~BA ~B a~B S~U1"~~Ja ~o sU01"~BJ1JT~eds a~~ ~B~~
seA.les -qo ~0~~~~4u08 J1 '~~O~ a~~ o~ elq~~1Tdd~ sU01"4~Tn~e~ pu~ seTn~ 'se~u~u
-1P~0 'S~~T Tl~ ~~1~ ATdwo~ pu~ se~T~ou Tl~ aA1~ TT~~s JO~~BJ4U08 T'~'9
:O~ ssoT ~o A~nrU1" 'a~~w~p ~uaAa~d o~ U01"~::Je~o~d A~~sse~eu
a~4 ep1Ao~d IT~~S pUB 'JO A~aJ~s a~4 ~oJ su01~n~~a~d A~~sse::Jau 11~ e~~~ TT~~s
aH '~~O~ e~~ ~~1~ u01~~auuo~ u1 sw~~~o~d pUB sUOT~n~::Je~d A~eJBs TT~ ~UTS1A
-~adns pUB ~U1UTB~U1BW '~U1"~~1J,1"U1" ~OJ aTq1suodsa~ aq TT~~S :rOJ,~B~J,U08 Z'S;'9
~Aqe~a~J,
pa:J,~aJ;B aq A~W o~~ suos~ad ~a~:J,o pu~ ~:rOfi e~:J, uo seaAOTdma ITB (B)
pu~ ~a41"s a~J, JJO ~o uo a~B~O~s UT ~a~J,a~~ 'U1
-a~a~~ paJ,~~od:ro::JUT aq OJ, J,uawd1"nba :ro SI~1"~aJ,~w IT~ pu~ ~~O~ a~:J, TT~ (q)
'u01J,::Jn:r~suo::J JO as~no::J a~J, U1 J,uewa::J~Tds:r ~o u01~~~oTe:r 'T~Aowa~ ~O; pa~~u
-~1sap J,OU saT4111"4n pUB sa~nJ,~n:rJ,s 'SA~~p~O:r 's4uawaABd 's~T~~ 'SUA~T 'sqn:r~s
'saa:rJ, ~uTpnTJUT 'oJ,a:ra~J, J,ua::J~rpB :r0 a:J,1s a~:J, J,~ A:J,:rado:rd :ra~J,o (::J)
'alqB:J,da::J::JB s1 ~~Ofi +B~4 :r0:J,::J~:r+U08 pUB :ralli~O OJ, a::J1:J,ou
B panss! SB~ :raaU1BU~ pUB pS4aTdmo::J s1 ~:rOfi eqJ, lIB SB aWl4q~ns T!4Un anu14uo~
I1B~S ~:rOfi a~+ ;0 UOl+~e~o:rd pUB A+a~Bs aq+ :rOJ seT:J,TITq1suodse:r pUB sa1~np
S,:r0:J,::JB:r+U08 ':rG+~B~+u08 Aq pa!pema:r eq iTB~s 'aTqB!T aq ABW wa~~ 10 AUB
S:J,::JB aso~~ :rOJ auoAuB ~o ma~~ ;0 AUB Aq peAoldwe AT~Ja~TPu1 :ro AT~~a:rTP AU~ :ro
~0~::J~:r4uo~qns AUB ':r0~::JB~~u08 Aq '~~Ed UT ~o alo~~ UT 'AT~::Ja~TPuT ~o AT~~a~1P
'pasnE::J (0) pUB (q)Z'~'9 uOT~~as UT O~ pa:r:ra;a:r A~~edo~d AUE O~ SS01 ~O A~nrUT
'aBBwBp TTV 'wa~+ :J,::Ja;;B ABm ~:ro~ a~+ JO UOl:J,n::Jaso:rd uaq~ seT:J,tTT:J,n 4ue::JBrpB
;0 s~eUAO A;1:J,OU lIB~s aH 'uOT40a~0:rd pUB A:J,a;ES S11 :ro; sp:rBn~aJBs A~Bsse::Jau
ITB '~:rOA a~:J, ;0 ssa:r~o:rd pUB SUOT4!PUOO a~~ Aq pa:r!nba~ SE 'U1"~4UT~w pu~ 40a:ra
l1EQs aH 'S801:r0 A:rnrU1" 'a~~wEp WO:r; wa~~ ~::Ja~o:rd o~ ~o A4:rado~d :ro su08:rad
;0 A~aJES aQ~ ~O; u01~OIPsl:rnr ~UTA~~ lpoq oTIqnd AUB JO s:rap:ro pu~ Su01~EIn~e:r
'saTn:r 'sa~uEu1p:ro 'S~~T aTq~::J11ddE TT~ ~~1~ Aldwoo Tl~Qs ~0~~~:r4u08 ~'~'9
- Lt -
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'~e~o o~ ~O~~~~~
-u08 Aq ~U!~!~~ U! pe~~U~!Sep eS!~e~~O sseIun ~uepue~u!~edns s,~0~~~~~U08
eq 11~~s uos~ed S!~l 's~uep!~~~;O UO!~ueAe~d e~~ eq 11~~s A~np eso~~ e~!S e~~
~B UO!~~ZTu~g~o S!~ ;0 ~eqmem eIqTsuodsa~ ~ e~~u~!sep 11~~s ~0~~~~~u08 ~'~'9
'uo!~n~~e~d ~uapn~d ~e~~o AU~ ~o (VH50
Uo!~~~!m!1 ~no~~!~ ~U!pnT~u!) apo~ ~o UO!~~Tn~e~ '~~1 A~a;~s AU~ ;0 UO!~~10!A
s,~o~~~~~uo~ a~~ mo~; ~u!~lnSa~ ~o ;0 ~no ~U!ST~~ (saa; ,sAau~o~~~ ~u!pnI~
-uT) sesuedxe pUB se~BmBp 'sassoT 'spuBmep 'smTBI~ ITB ~SU!BgB saaAoldma pu~
s~ueg~ ~!e~~ pu~ ~eau!gua pu~ ~e~o a~~ A;!Umapu! o~ saa~~B ~0~~B~~u08 ~'~'9
saaV8I~~Vg aNV SN~IS ~NlNaV~ 9'9
'es!~uns o~
~esuns mo~; uo!~~~ado U! ~da~ eq II~qs q~!q~ s~q~!1 IBU~!S pe~olo~ I.q ~q~!U ~~
pe~~e~o~d eq TTBqS suol~~n~~sqo pu~ SepB~!~~~q TIV '~!Tqnd eq~ ;0 A~e;Bs eq~
pUB ~~otl e~~ ;0 uo!~~e~o~d eq~ ~o; suo!~nB~e~d A~Bsse~8U TIB a~~~ pUB uemq~~B~
~O/pUB s~q~!T pe~oTo~ 'SepB~!~~Bq 'su~Ts e~..mbapB ep!Ao~d n-eqs ~0~~-e~~u08 a~J.
L NOIJ.:nIS
NOIJ.V8I~INHaaNI :NOIJ.V~lIH~V
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AJ.I~OHJ.fiV aNV SfiJ.VJ.S s,~aaNI~Na T'L
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:+~B~~u08 a~~ uT q+~o; ~es e~B uo!~~n~~suo~ ~uT~np eA!~B~Uese~de~ s,~e~o
SB ~aeuTBUa ;0 A~!~oq+nB ;0 SUo!~B~!m!1 eq~ pUB Se!~!T!q!suodse~ pUB se!~np eql
'po!~ed uOT+~n~+suo~ eq+ ~uT~np eAT~B~uese~da~ s,~eUPlO aq TT!~ ~aau!~Ua l'l'L
'~~o~ aq~ U! saT~uel~!;ep pUB s+~eJep +SU!B~B ~eUPlO
p~Bn2 0+ ~OABepua I1T~ pUB ~~O~ eq+ ;0 sse~Bo~d aq~ ;0 pam~oJuT ~a~o dae~ TTT~
~aeuT~ua 'suol+-eA~esqo a:+Ts-uo pUB S~TS!A q~ns ;0 STSBq eq:+ uo '~~o~ eq~ ;0
A:+T:+uBnb ~o I.:+TTBnb eq+ ~~eq~ 0:+ suoT:+~edsUT e~ls-uo snonuT~uo~ ~o aA!~SnBqxa
a~Bm o~ pe~Tnba~ :+ou sT ~eeU!~Ua 's~uemn~oa +~B~+u08 eq~ ~~T~ e~u~p~o~~B
uT ~uTpae~o~d S! ~~o~ e~~ ;! 'I~~eue~ uT 'eu1m~e+ep o~ pUB ~~o~ pe~n~axe
eq~ ;0 A+TTBnb pUB sse~~o~d e~+ eA~asqo 0+ uOT+~n~+suoJ ;0 segB+s snoT~BA
eq~ o~ e+BT~do~ddB sT-eA~e+U! ~B e~Ts eq+ 0+ s+TsTA e~Bm TTTPl ~eeu!~Ua Z'l'L
aq:+ 'TB~aua~ uI 'm~o;~ad 0+ ~eau!~Ua aq+ ~o A+1~oq:+n-e eq~ uTq+l~ e~B ~B~:+
S~SB+ pUB se!+np esoq~ aA!+B+uesa~dea +JerO~d 4uapTsa~ aq:+ 0+ a+BBaTep 0+ ~aau
-!~Ua eq~ ;0 uOT~a~~s1P e~+ 0+ aq I1Bqs +1 '+~B~~u08 aq+ u1 q+~o; +as s-e ~aau
-1BUa aq+ JO se1+!T1q1suodse~ pu-e s81+np asoq+ paaoxa ~ou I1Bqs aA1+-e~uasa~da~
+oerO~d :+uapTsea eq+ ;0 seT+IT!qTsuodse~ pUB sel+np aq.r. '~eau!~Ua eq~ ;0 uOT+
-oa~TP pUB A:+!~oq~n~ eq+ ~apun ~~o~ TT-eqs aAT+B+uese~daa +oa~o~d +uap!sa~ a~J.
'~~o~ aq~ ;0 e~uB~o;~ed eq+ ~UT~Jasqo UT ~eeU!~U3 +STSSB 0+ 8AT+B+u8sa~da~
+oa~o~d +uapTse~ -e qS1u~n; II!Pl ~eeu!~Ua 'ae~~B ~eeu!~Ua pUB ~a~o;r ~'l'L
- 8L -
'our 'se+B!OOSSV ~
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S;-S6L ~q~pAd08
q~O~8 - ~S/l
'~~O~ aA~:+Oajap pUB sa:+nds~p ~u~~aouoo uo~s~oap pUE
Aa~Aa~ s,~aaUT~Ua a~:+ ~Oj uOT~t?m~OjU~ apTAo~d '9
aout?mcroj~ad ssa2~02d s,~O:+OB~:+UO~ ~o:+JuoH 'S
sUOT:+oadsuJ pUB s:+sa:+ AjT~aA pUB m~oj~ad 'alnpaqos '~
s:+uama~nst?am Ut?ld p~ooa~ pUt? A:+T:+Ut?nb aOT~d :+TUfi 'S
~~O~ aq:+ jO UO.pBA.!asqo OTpOpad 'Z
UOT:+E~:+STUTmpE :+OE~:+UOO lE~eue~ 'I
:~uTAOI10j eq:+ '0:+ pa:+Jm11
eq :+OU l1Eqs :+nq ';0 :+sTsUOO AEm eAT:+E:+uesa~daE :+oe~o~d :+uepTsaE eq:+ ;0 saT:+np
'II UOT:+oas .:ro OI uOT:+oas uT pepTAo~d SB .:ro;a~aq:+
mTBlo B e~t?m ABm ~0:+oB.:r:+u08 'emTl :l,OE~:+u08 .:ro aOT.:rd :+oE~:+u08 a~:+ uT ast?e.:rouT
UE saT;T:+sn~ uOT:+B:+e~d.:ra:+uT ~o UOT:+BOTJT~Elo ue:+:+T~A E :+Bq:+ seAeTleq .:r0:+oE~:+u08
;1 's:+uemnooa ~OB.:r:+UO:) eq:l, ;0 :+ua:+uT l1E~eil.o eq~ mO~J alqE.:re;uT AlqBuosEa.:r ~o
q:+TA :+ua:+sTsuoo eq l1Bqs q01"qlll 'A.:rBsseoauauTU1~e:+ep AEm .:raeuTZlu3 SB (aSTA~aq:+o
~o SZlUJAE.:ra JO m~oJ eq:+ uT) s:+uemnooa :+ot?~:+UO:) eq:+ JO suoT:+t?:+e~d~e:+uT .:ro suoT:l,
-EoTJT.:rBlo ue:+:+T.:rA qons ssau~dmo~d alqEuost?e~ q:+TA enssT I1TA .:reeuTZlu3 ~'I'L
'~~O~ e~~ do:+s O:l, A:l,T~oq+nE ou eil.Eq l1Eqs pUE ~~O~ eq:+ .:reAO 10~:l,UOO
~o ;0 a~~Eqo eABq :+OU l1Eqs ~aeuT~Ua aql 'pe:+eldmoo.:ro pal1E+suT 'pe:+EoT~qB;
sT ~~O~ e~:+ :+OU .:ro .:req:l,e~A 'OI'S qdE~~E~t?d UT pep1"Ao~d St? ~~O~ eq:+ JO ~U1"
-:+sa:+ .:ro uOT+oadsUT lE1"oeds a~Tnba~ O~ A~T~oq:+nE aAt?q os It? Tl~A put? 'eAT:l,oajep
sT qOTqA ~.:ro~ +oa~e.:r .:IO eAo.:Iddt?sTP 0+ A+T.:ro~+nE eABq llTA ~eauT~u3 S'I'L
'~.:IO~ e~:+ JO Aut? ~u~m~oj~ad uos~ed ~aq:+o Aut? .:ro see
-Aoldma ~o s+ue~t? ~~eq+ ;0 Aut? .:ro'.:ro+nq~.:r:+sTP .:ro ~e~lddns '.:ro:+t?o~.:rqt?; '~e~n:+
-OBJnuEm AUt? '~O:+OE.:I:+uooqns AUE '.:ro:+ot?~:+uo:) 0:+ .:reeuT~u3 jO A:+~lTqTsuodse~
~o A:+np Aut? 0:+ eS1".:r aA1~ llEqs A:+T.:roq:l,nt? ~ons eSTo.:rexe :+ou .:IO es~o~exe 0:+
.1aq:+Ja q:Ht?J poo~ u~ ~aeuJ~u3 Aq epEm uOTs"F,ep AUE ~ou s:+uemnooa :+ot?~:+uo:) eq:+
u1" e.:reu,:Aasla ;:w L u01":+oes sTq:+ .:rapun :+OE 0:+ .kn~oq:+nE s ,.:reeul~u3 .:Ieq:+TeN 9' r L
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AUE e~E:+.!apun eAT:+E:+uase.:rdeE +oe~o.:rd :+ueP1seE eq:+ I1t?qs .:rOU s:+uemnooa :+OE~:+u08
eq:+ uT q:+.:roJ :+es SE A:+T.:ro~:+nt? s,~eau~ZJu~ uo SUO!:l,E:+1W11 peeoxa :+OU l1E~s
A:+T -~oq:+nE SeA}:+E:+uase.:rdeR :+oa~o.:rd :+uapTseR aq~ '~.:ro~ aq:+ JO AUE ~U1m~OJ~ed
uos -.lad .:ra~+o AUt? ~o sael.oldme .:IO s+ueZltl .:I}eq:+ JO AUB ~o' .:I0+nq"p:+s1P
.:IO .:re1"lddns '~o+t?01.:IqE; '.:re.:rn:l,ot1jnut?m Aut? '.lO:+OE.:I:+uooqns AUE '.lO+OE~:+UO:) e~:+ 0:+
A:+1"l1"Q1"S -uodsa.:r .:ro I.:+np AUE 0:+ eS1.:r aA1"~ l1Eqs A:+!.:Ioq+nE qons es~o~axa :+ou ~o
es~o.:rexe O:l, uo~s~oap sTq ~ou :+ot? 0:+ A:+!.:ro~:+nE s~q .:Iaq:+TeN 'euoIE ~eUAO eq:+ JO
:+1"; -eueq eq:+ .:ro; e.:rt1 s:+.:ro;;e s,ail.T:+E:+uasa.:rdaE :+oa~o.:rd :+uep~saE eq~ '+OE.:r:+UO:)
aq:l, ;0 s:l,uama~tnba.! eq:l, 0+ aouEuuo;UOO u1" pcqon.:r:+suoo s~ ~.:ro~ eq:+ :+Eq:+ ~aUl'lO
aq:l, 0:+ eout?~nsst? ;0 ea.!~ep .le:+t?a.1ZJ t? ep1"Ao.:rd 0:+ eq nt?~s s:+.loJ;e sTq ;0 esod.:md
e~:+ '+o8~0.:rd a~:l, 0:+ peuZJ~sst? s}' 6A1:+t?:+uesa.lda<r :perO.:rd :l,ueppeE t?;1 L 'r L
0:+ A1810S aq 1T"FA +uam3pn~ .:ro A8"FAe.:I 'uoT+oa.l1P 's:+uama.:I1nba.:r qons :l,Eq:+ papue:l,
-Ut s1 +1 '~.:ro~ aq:+ 0:+ st? .1eeu1ZJu~ JO +uemgpn~ .10 A81Ae.1 'uo1":l,oe.l"FP 's:l,uem
-e.lTnbe.:r aql.:rosep 0:+ pesn a.:rE :+.10dm1 .10 :+oeJJ6 a~Tl JO saA1+0a~pE 20 'uA.1o:+OEJ
-sl:l,t?su .:ro · ll.:Iedo.:rd. 'uaTQE:+deoot1" '"eTqB:+1ns" '"eTqBuosES.:r" seA1:l,OarpB aq:+ .:IO
. pasn e.:rt? :+.1odm1 .:ro :pen:a e::li1T ;0 sm.:r9:+ ;:w '. peA011E st?" 'u pe;:q:nbe.! st?" 'II pa:+
-oe.!1P SEll '"pe.:rep.:ro S~" sm.:re~ eq:+ s:+uemnooa 40t?.1~U08 eq~ u1 .1aAaUa~ S'I'L
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o~ ~~l~oq~nB aABq TTBqS ~aau1~u3 ~Bq~ sa~B~lpu1 ~aAaU aA1~~arpB ~o m~a~ q~ns
~UB JO asn aql 's~uamn~oa ~~B~~U08 aq4 q~l~ a~uB1Tdmoo ~OJ ~~Ofl aq~ a~BnTBAa
's~uamnoOa 40B~4U08 aq~ q~l~ aOUBp~OOOB U1 ~~O^ aq~ m~oJ~ad o~ a~nT1B~ S,~O~
-OB~~UO~ ~OJ aTq1suodsa~ aq ~OU TT1~ ~aaU1~U3 pUB 'o~a~aq~ ~uapT~u1 smB~~o~d
pUB sU01~nBoa~d ~~aJBS aq~ ~O 'U01~on~~suo~ ~O sa~npaoo~d ~o saouanbas 'sanb1u
-qoa~ 'spoq~am 'SUBam S,~0~~B~~U08 ~OJ aTq1suodsa~ aq 40U TT1~ ~aaUT~U3 6'T'L
'~~O^ aq~ JO ~UB
~UTm~o~~ad aS1~aq~0 JO a~1s aq~ ~B suos~ad ~aq~o ~UB JO ~O '~O~OB~~uo~qns ~O
~0~OB~~U08 ~UB JO saa~oldma ~O S~Ua~B aq~ JO ~O 'S~O~OB~~uo~qns ~UB ~O ~O ~O~
-~B~4U08 JO Su01ss1mo ~O S~OB aq~ ~O~ aTq1suodsa~ aq ~OU TT1~ ~aau1~U3 OT'T'L
S311111gISNOdS3~ S,~018VRJN08 'Z'L
's~uamn~Oa ~OB~4U08 aq~ q~l~ ~Ta~B~nOOB sa1Tdmo~
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I, W.G. Freeman, Assistant Vice President of Transamerica Insurance Company, do hereby certify that the Power of Attorney
herein before set forth is a true and exact copy and is still in force, and further certify that Section 30 of Article Vii of the
By-Laws of the Company and the Resolution of the Board of Directors, set forth in said Power of Attorney are still in force.
In testimony whereof I have hereunto subscribed my name and affixed the seal of the said Company this 22nd day of
March , 1990.
~7~~
W.G. Freeman, Assistant Vice P.resident
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- g~ -
NOTICE OF PUBLIC HEARING ON
" PROPOSED SPECIAL
ASSESSMENTS FOR STORM
SEWER IMPROVEMENT NO. 411
(PARK ACRES DR.AINAGE
IMPROVEMENT)
City 01 Hew Hope, MlnntsotJI
\. Nolice is hf"re-ny gIven that the
City Cc-uncil of ttle City of N~ HO~.
Minnesota, will meet at The City Ha.L
4Q\ Xylon Avenue Nerth. on Mpnday,
the 241li day of l>eptember, 19'90 at
':00 p.m,. or a!i soon lhereafler as ,"e
matter may be tlearc. to near, con;
sider and pass upon all written or ora,
ot:jectlpns, if any, 10 the prOp<lseC
assessment tor the ;:l\ttlliC improve-
ments cl the City oeserieee in the
caption and l\ereat1e-r. The prppcsec
assessment rolls art! now on file in tne
oHice oj the City Clerk and are OP~n
to PUbllc. inspec1ion by all persons In'
te~~~~n and ora! obiedions. it any,
to ttle proposed assessment will be
considered at this meeting,. ~nd. the
council may consider any ObJect.lon:-
to the- arntlunt crt tM pro~ mdt.
vidual asses.smenl at an adjourned
meeling u.pon such futtler noHce to the
affected oropeny C'1Hner'S as It Oe2ms.
ad~~~b~ssmenttsl 'may be Paid
witnoul interest by maklnQ; full pay'
ment10 the City'at any time on or be-.
fore Odober 2., 1990. or wltl"lln.,30
days from 1tH! lldQP1iOP of the
a~ssmentrolr. \
2. The general nature of ~ne. im.
provement was the construction of a
retention pond tor storm sewer runoff
and a storm sewer s1JfficienUy s~ed
to t1andle a 100 year storm evenl. I he
plan included construction ~ catCh
basim. man holes and oraln pipes !Jnd
all ottler ano-urtenant works and ser.
vices reasonably required therefor, to
serve an area in the Clty.~ New
HODe, county of He<nnepin.. Slate of
Minnesota, oescrlbed as lO No. 3:
belov.':
3. The area proposed 10 be assessed
~. a~:~I~~ Avenue North: PID ,
06-118.:1:1 U 000. WInnetka
Elemetary Sctlool . ~
W 28!.btt of E 494.6fT of N 1.'2 of S=.
I;' and that par1 oi E 206 ft of N I.,,:
ol SE lj.j of SE lj.j lying S O'f N 241-6.A.
ft tt1et"eoi, except rGad.. Sec.. 6.
Township 118. Range21
b 5530 Zeland Avenue ~!lr1Ii, PIO ,
. 060-11E.2:1 U COOl Hosterman "'Jodie
~~~bart ~ N V:: of S In o! SE Ii.
1"109 W of E 49.t.5 f11here(t. and E
Of Center Jine?LZ:~~laE~,~,Y.~t}!!e,,:~
Extended Northerly,. excel?t..
street~. Sec.. 6, Twp.nE. R :2'1.
c. 3600-10 Wi-sconsir., PID 1'06.115.21
J1001::
soa7-1l 8assLa!o:.e Roa.d
par~ Acres t:
S 291.5 ti ot thaj part of W It;: of N_
';. of SE Ij. Iyin; E of W 210 ft
tnereol. also W 30 tt of that part 0{
E 'h at NE 1/.01 of"SE 1/. Lyin; Sly. of
Bass Lake Road. and commern::109
a. It'le pOint o:! intersedion cl SWly
~~~al~~l ~~~ a~~a::~ t~~hOf ~'; ~~~
thereo~, thence SEh' along :aId
road line 30 t1. tnence ,at rl~trt
anales SW!y 10 intersedll)n Wltt.
sai-a line parallel with and 30 fl E
of W line thereof. except mOta. Sec.
io6,wPB~~' ~;~~ Road, PlO IQ6-
115.214.1OC<06
Country CluO MarKet. .
CommencinQ at the point at In.
le:-sectlon of SWly line ~ B~S$
LaKe Road with a line pe.rallel Wlt~
and JOt! E of Vi Linecl E ~"2cf N=;
\1. o' S= li~ thence SEly along sal..
~O"d Ii~e 30 feet tc actual point of
beginninr; tfl.ence al r.19hl ~n9.1~
SWly 10 intersection WIth said hne
parallel with and 30 tl =: of. IN Ilr:e
thereo!. 1henc~ S parallel WIth sale
west line to S line of saill e 1/;: 0.1
Nt: If A Of SE lj.j tI1ence 5. along S
L;;'e theretr. 216..8.!: tt tflen~e NELy
oeHeC1ing let~ 57 deg C5 mln 30 see
from said S line to Sly line o.f sai;
read tMnCe NWly along said roa...
line to. ce91nninQ. sec. t, Twp ne,
R21
e. 8109 BaSS LaKe RGan,
PIC ,00.115.21 '1 0001
"-unlt APartment eulldin.'i
ThaI par1 Of W Y: of NE I'A o! SE l/~
lying E of W 580 ft tl'lereol and N 0,
S 292.5 ff lherea! and S o! road.
Section 6, Township lU, R.an9~ 21-
ellJ Bass Lake Roact,
PID .06.118.21.41 0005
"-uni' Aprtmenf Bulldin~ ,
:::: eo ff of W 560ft oflh.a~ part trl v::.
;:: 01 NE \j.j of SE lj.j lying N of ~
291.5 n thereof and 5 01 ro~d. Se~
1ion 6, TownShip 1 U., Ran;e 21-
.t. The Total cost of tne proposed
asrs~~;~~:~;;l~all be paya~le. in
eQual annual installment. exterll::hn.;;
over a period of 15 year>. and shall
bear interest at a rate of nine percen:
per annum trom the date 01 !ne aoop
1 i06n ~~~~~;~~;:~:~e:I~~I~~SSet:
for" the maKing o! the improvemenlS
s~aled in NO. J. abOVe. snail inc.l~de
all 01 me lots <).l'1d parcelS la) at:n.JMIl'l;
me 'streets as platted in tne plals
above nume::1. or {bl within or a.but.
ting me tractS of land oes.cflt)ed
abi~~eAn o.wner may appeal an
assessment to District C:>urt pursuanl
to Minnesota St.!ltU1eS, S!'c. .(29.051 by
servin!;' notice a! tfl.e apoeal upon the
Mayor or CierI<:. of the City withm :)0
dayS <!.Iter tl'le a~option o! t.he
assessment and filmg suC.h .notlce:
wilh me DistriCt Court WIthin len
days after service upon the Mayor or
CI:~\ne City has no ordinance per;
mining the deferment of the ievy ~'
special assessmenT on a tlardsfllp
:>asiS for cill!ens age 65 or above. as
aulhori!ed in MS. 4:!:..193 through
'(3~~;~d tne 27th day of August, 1m.
vale,ie Leone, City CierI<:.
(Pu:>!isned in the Po-slNews Sf:':
tember 5. 1990 and SeOlember t...,
1ml.
POST PUBLICATIONS
AFFIDAVIT OF PUBLICATION
STATE OF MINNESOTA
COUNTY OF HENNEPIN
55.
Walter D. Roach
being duly sworn. 0f'1 oath 50aYS tnat he is the publisner or "uthori!~
PostNews
aoent and employee of tM puDIi$l".er of tile newspaper known as tne
and has. tull k.nowled~Of tne lactswhid'1 are staled below:
(AI The ~ape-r has compli~ wifn all o:l the reQuirements constituting QU.!Ilificatioo as a Qualified n/!'ws..paper, as
provi~ by Minnesota Statue 331A.02.. JJIA.01. and other applicable laws. as amenOed.
16) The prinle<
Not. Pub. Hear. on Prop, Special Assessments
for Storm Sewer Improve. No. 418
wtliCh is a"acnee was CuI trom the columns o:! saie: newspaper. ane was printetl and pu:>llsned once a wee". lor
2
Wednesday
5th
the_oavo!
_ successIve W~I<:.S; iT was first pUbliShe<:! on
September
90
19_____ and was thereafter prinled and puelisned cn every
Wednesday 'oanOin"udin.'.' 12th .ayo' September ,,~
and prinTe.d belOW is a copy of tM lower case .!Ilpha~t tro.m A 10 Z. bOrn inclusive, which is hereoy acIC.nowled9ea as oe
in9 the size aM kind of type us.ed in In!!' compOSilion and publication Of ttte notice.
atx:t1etgni iil:lmnOQQrstuvwxy!
BY:
q~~G?~
General Manager
TITLE:
Adno::>w1oOsecl be-for... ...", 0"
13tn
Tnis_rtayof
September
90
"-
-;
\
\
'" l
RATE INFORMATION
1.70
(1) LoweST Classified rale paid oy commercialus.ers tor com
paral:lles.oace
(2) M.aximum rale allttwed by lawlor-fhe abOve maMer
(3) Rale actu.!Illy ::nar91!'{! for-me aoove maner.
S
(Line)
.50
AFFIDAVIT OF PUBLICATION OF NOTICE
IN THE "CONSTRUCTION BULLETIN"
STATE OF MINNESOTA,
County of Hennepin
L. Robert King, being first duly sworn, on oath says that he is and during all
times herein stated has been the publisher of the trade journal known as
"Construction Bulletin", and has full knowledge of the facts herein stated as
follows:
I. Said journal is printed in the English language in magazine format.
2. Said journal is a weekly publication and is distributed at least once each
week.
3. Said journal has fifty percent (50%) of its news columns devoted to building
and construction news of interest to contractors in this state and does not wholly
duplicate any other publication and is not made up entirely of patents, plate matter
and advertisements.
4. Said journal contains general and local news, shall contain building and
construction news of interest to contractors, among whom it shall have a general
circulation.
5. Said journal has a general circulation throughout the states among contractors
with at least twenty-five hundred (2500) copies regularly delivered to paying
subscribers.
6. Said journal is circulated throughout the state of Minnesota as well as the
states of North Dakota and South Dakota and has its known office of issue in the
City of Brooklyn Park, County of Hennepin, established and open during its regular
business hours for the ga thering of news, sale of advertisments, and sa Ie of subscriptions
and maintained by the publisher and persons in his employ and subject to his direction
and control during all regular business hours.
7. Said journal files a copy of each issue with the State Historical Society.
Affiant further states under oath that the printed advertisement for bids hereto
attached as a part hereof was cut from the columns of said journal, and was printed
and published therein in the English language, once each week for 2 successive
weeks, that it was first so published on Friday the 16th day of February ,
1990 and was thereafter printed and published on every Friday to and including
the 23rd day of February , 19 90 and that the following is a printed
copy of the lower case alphabet from A to Z, both inclusive, and is hereby
acknowledged as being the size and kind of type used in the composition and
publication of said notice, to-wit:
this 23rd
day of February ,1990
a bcdcr gh ijklmnopq r51 UY\H yz
Subscribed and sworn to before me
Notary Public, Hennepin County, Minn.
My commission expires
forms may obtain them from the office
of BonestroO, Rosene, Anderlik &
Associates). InS:). upon payment of a
deposit of ;:.30.w. See "Information to
Bidders" for plan/specification deposit
refund Jloliey.
The City Council reserves the right
to reject any and all bids, to waive
irregillarities and informalities therein
and further reserves the right to award
the contract to the best interests of the
City,
Kevin D. Frazell
City Administralor
Ci!y of Cottage Grove
Ml!1Ilesota
02-16 / 02-23
UTILITIES IMPROVEMENT
BIDS CLOSE MAR 5
Fairfax M:N
ADVERTISEMENT FOR BIDS -
1. The City of Fairfax, Minnesota, will
receive sealed bids for the furnishing
of all Jllant, labor, equipment, and
materiiils necessary to construct and
place into operation a utilities
unprovement project for the City of
Faufax until 4:00 P.M., March 5,
1990, at the City Hall, at which time
and place all bids Will be publicly
opened and read aloud.
2. The scope of the work consists
of furnishing and installing the follow-
ing aj;Qfoximate quantities: 2,753 1.f.
oflOPVC Sewer; 330 l.f. of 8" PVC
Sewer; 60 I.f. of 6" PVC Sewelj 12 ca-
of 48" Manholes; 2 ea. of 27' Catch
Basins; 2 ea. of 4" Gate Valves; 1 ea.
of 6" Gate Valves' and other appurte-
nances necess8!Y for utilities improve-
ment constructIOn.
3. The Cil)' of Fairfax reserves the
right to hold iil1 bids for a period of 21
days and to hold the three low bids for
a ~od of 45 days after the day fixed
for the opening thereof. The City
reserves the right to waive any infor-
malities or minor defects or to reject
any or all bids.
4. All work shall be started within
10 calendar days after issuance of the
Notice to Proceed and must be com-
pleted by July 31 1990.
5. Plans and specifications for the
Project are on file and may be exam-
ined at the office of the En&ineer,
KBM, Inc., 1604 South Washington
Street, Grand Forks, North Dakota
58201. The Engineer will furnish a set
of Plans, Specifications and Bidding
Doc~ents to prosp<:etive bidders and
other IDterested partles u~ Jlayment
of Twenty-Five Dollars ($25.00), not
refundable,.! for each set requested.
Plans and ::.pecifications for the pro-
ject are also on file and may be exam-
med at the following locations: Office
of City Clerk, City of Fairfax, Fairfax,
MN 55332; KBM, Inc., 230 East
Third Street, Redwood Falls, MN
56283; Minneapolis Builders
Exchange! 1123 Glenwood Avenue,
MinneaPO is, MN 5S4{)4; Dodge Scan,
McGraw HIli Information Systems
Co., 7600 parklawn Avenue, Suite
352 Minneapolis, MN 55435.
Dated thiS 2nd day of January,
1990.
City of Fairfax, Minnesota
By Marcia Pelzel
City Clerk
02_09/02-16/02-23
WELL REPAIR & MAINTE-
NANCE
BIDS CLOSE MAR 8
Fridley,-M:N
NOTICE TO BIDDERS - Sealed
bids will be received and publicly
opened by tl1e City of Fridley, Anoka
countY\.iNtinnesota, at the office of
the Pub'c Works Director, 6431 Uni-
versity Ave., NE., Fridley, Minnesota,
55432 (tel. 571-3450) on Thursday,
the 8th day of March, 1990, at 11:00
a.m., for the furnishing of work and
materials for the Repair and Mainte-
nance orWell No. ~Prolect No. 203.
Plans and specificatlons may be
examined at the office of the PUblic
WorkS Director and copies may be
obtained for the Contractor's individu-
al use by applying to the Public Works
Director Fridley City Hall, 6431 Uni-
versity Ave." NE.} Fridley, Minnesota,
55432 (tel. :l71-34501 ext. 550).
Bids must be maae on the basis of
cash payment for work, and accompa-
nied by a cash deposit, certified check
(on a responsible Dank in the State of
Miunesota) or a bidder's bond made
payable without condition to the Cil)'
of Fridley, Minnesota, in an amount of
not less than five ~nt (5%) of the
total amount of the bid.
The City Council reserves the right
to reject any and all bids and to waive
any informalities in any bids received
Without explanation.
No bid may be withdrawn for a
period of sixI)' (60) days.
By order of the City Council of the
City of Fridley, Minnesota.
Dated this 12th day of February,
1990.
John G. Flora, P.E.
Public Works Director
02_16/02-23/03-02
CONSTRUcr WELL PUMPS
BIDS CLOSE MAR 1
1nver Grove Heights, M:N
ADVERTISEMENT FOR BIDS -
Revised Bid. Notice to Contractors:
Sealed proposals will be received by
the City Clerk and the City Engineer
of Inver Grove Hei,,-hts, Minnesota
until 10:00 A.M. on 1nursday, March
1, 1990, at the City Hall located at
8150 Barbara Avenu~ Inver Grove
Heights, Minnesota 5::J077, at which
time the bids will be publicly opened
and read aloud immediately.for the
construction of Well PwnpsNo. 3, 4,
5 and 6.
All of the work shall be done in
=dance with the plans and ~ifi-
cations on file in the office of the City
Clerk, 8150 Barbara Avenue" Inver
Grove Heights, Minnesota 550/7, and
in the office of Toltz, Kin];, Duvall,
Anderson and Associates, Inc., Engi-
neers and Architects, 2500 American
National Bank Building, Saint Paul,
Minnesota 55101.
The P1'?ject consists of the removal,
modification, repair and reinstallation
of four (4) vertical turbine well
pumps. The well ~p capacities vary
between 1,000 and 1,z00 gpm and are
set from 240 to 340 feet deep.
The bids must be submitted upon
the proposals furnished with the plans
and specifications and enclosed ID an
envel<lpe bearing the name of the bid-
der. Tfie bids for the work to be done
shall be submitted upon the basis of
cash payment for the work. No bid
will De considered unless sealed and
filed with the City Clerk, and accom-
panied by a cash deposit, certified
check or bid bond ~yable to the City
of Inver Grove Heights in the amount
of 10% of the total bid, as a guarantee
that the bidder will enter into a con-
tract with the City of Inver Grove
Heights for the wone described in the
proposal. These cash dep?sits, certi-
fied checks or bid honds Shall be sub-
j(:Ct.to forfeiture asJ'fovided by law.
Cash deposits, certified checks or bid
bonds of the three lowest bidders will
be retained until a contract has been
awarded and signed by all concerned,
but not longer than forty-five (45)
days. All other cash deP.?,Slts, certified
checks or bid bonds will be returned
within ten (10) days after the openin,8
of bids. No bidder may withdraw his
bid for a Jl.eriod of forty-five (45) days
after the date of the opening of bids.
The City of Inver Grove Heights
reserves the right to reject any or all
proposals and to waive informalities
therein and to award the contract in
the best interest of the City,
Contractors desiring plans and
specifications for personal use may
secure them from the EngineerS upon
payment of Twenty Dolfars ($20:00)
for each set of plans and specifica-
tions. The dCjlOSlt for one set of plans
and specifications will be refunded to
all bona fide bidders and one-half the
amount of the deposit will be refunded
for each additiotial set providing such
plans and specifications are returned
ID good con3ition within 15 days after
the date set for the opening of bids.
One-half the dep<Jsit amount will be
refunded on all Other deposits, includ-
ing deposits made to secure docu-
ments for subcontracts and material
suppliers and also to contractors who
fal1 to bid.
Dated at Inver Grove Heights, Min-
nesota, FebruarY 8, 1990
City of Inver Grove Heights,
Dakota County, Minnesota
Attest:
Loretta Garrity
Deputy City Clerk
02_02/02-09102-16/02-23
BLAINE AVENUE WATERMAIN
BIDS CLOSE MAR 1
Inver Grove Heil1.hts. M:N
ADVERTISEMENT FOR BIDS -
Revised Bid. Notice to ContractorS:
Sealed proposals will be received by
the City Clerk and the City Engineer
of Inver Grove Heights, Minnesota
nntil 10:00 A.M. on Thursday, March
I, 1990, at the City Hall located at
8150 Barbara Avenu~ Inver Grove
Heights, Minnesota 5::J077, at which
time the bids will be ~blicly ()jlCned
and read aloud immediately for the
separation of the Blaine Avenue
Watermain.
The work consists of the discon-
nectiOn, lowering and reconnection of
24-inch diameter Waterlllain, plugging
the disconnected cross and asSOCI8.ted
work.
All of the work shall be done in
accordance with the plans and ~ifi-
cations on file in the office of the City
Clerk, 8150 Barbara Avenue" Inver
Grove Hei];hts, Minnesota 55017, and
in the office of Toltz, Kin];, Duvall,
Anderson and Associates, Inc., Engi-
neers_Architects-Planners, 2500
American National Bank Building,
Saint Paul, MinneSOta 55101.
The bids must be submitted upon
the pr~als furnished with the plans
and specifications and enclosed m an
envelope bearing the name of the bid-
der. The bids for the work to be done
shall be submitted upon the basis of
cash payment for the work. No bid
will De considered unless sealed and
med with the City Clerk, and accom-
panied by a cash deposit, certified
check or bid bond payable to the City
of Inver Grove Heights in the amount
of 5% of the IOtal Did, as a guarantee
that the bidder will enter into a con-
tract with the City of Inver Grove
Heights for the wone described in the
proposal. These cash dep<Jsits, certi-
fied checks or bid bonds shall be sub-
jl:Ct to forfeiture as provided by law.
Cash deposits, certified checks or bid
bonds of the three (3) lowest bidders
will be retained until a contract has
been awarded and signed by all con-
cerned, but not longer than forty-five
(45) days. All other cash deposits, cer-
tified checks or bid bonds will be
retUrned within ten (10) days after the
o~ of bids. No bidder may with-
draw his bid for a J>.efiod of forty-five
(45) days after the (!ate of the opening
of bids. The City of Inver Grove
Heights reserves the right to reject any
or all proposals and to waive infor-
malities therein and to award the con-
tract in the best interest of the City.
Contractors desiring plans and
specifications for persona1 use may
secure them from tfle Engineers upon
payment of Twenty-Five Dollars
($25.00) for each set of plans and
specifications. The d~sit for one set
01 plans and specifications will be
refUnded to all bona fide bidders and
one-half (1/2) the amount of the
deposit will be refunded for each addi-
tional set providing such plans and
specificatIOnS are returned in good
condition within 15 days after the date
set for the opening of bids. One-half
(1/2) the deposit amount will be
refunded on all other deposits, includ-
ing deposits made to secure docu-
ments for subcontracts and material
suppliers and also to contractors who
fail to bid.
Dated at Inver Grove Heights, Min-
nesota, February 8, 1990
City of Inver Grove Heights,
Dakota County, Minnesota
Attest:
Loretta Garrity
Deputy City Clerk
02_02/02-09102-16/02-23
DRAINAGE I VEMENTS
Coon RapIds MN
NOTICE OF ADVERTISEMENT
FOR BIDS - Improvement Project
88-57... power Man - Phase 2, Sani-
tary ::.ewer, Water main and Storm
Drainage Improvements. To Whom
It May Concern: The Council of the
City of Coon Rapids, Minnesota will
receive bids at tfle office of the City
Clerk 1mill 10:00 AM, March 9, 1990,
at the Coon Rapids City Hall for mak-
ing of the following described local
improvements under M.S.A. Chapter
429:
Estimated quantities are as follows:
5,060 LF 6"-12" DIP Watermain;
2,230 LF 8" PVC Sanitary Sewer;
4,350 LF 12"-60" Arch Storm Sewer
according to the plans and specifica-
tions as prepared byBRW, Inc., 700
TIlird Street -South, Minneapolis, Min-
nesota. Copies of plans and specifica-
tions may be seen at the office of the
City Engineer, 9ity HalIJ.~d at the
office of the Engmeer, BRw, Inc.
Copies of the Jllans and specifica-
tions will be furnished upon request
and a deposit of $25.00 sent to the
office of the Engineer, BRW, Inc. 700
Third Street South, Mumeapolis, Min-
nesota 55415.
The complete deposit will be
refunded upon return 01 the plans and
specifications, in good condition, to
the Engineer within 14 days after the
bid opening. Planholders not returning
the Jllans ana specifications within the
14 aay perioa will not receive a
refund.
Each bidder shall file with his bid
an acceptable certified check or bid
bond in an amount of not less than 5%
of the total amount of the bid. No bid
may be withdrawn within 60 days
after the bids are opened. The City
reserves the right to reject any or all
bids or 10 accept the bid deemed in the
best interest of the City.
Bids will be ope:ned and tabulated
by the Engineer and the City Clerk or
their assistants at the Coon Rapids
City Hall at 10:00 AM, March 9,
1990. The bids will be considered by
the Council at the City Hall at 7:30
PM on March 13, 1990.
Betty Backes, CMC
City Clerk
02-16/02-23 /03-02
HIGH PRESSURE WATER MAIN
BIDS CLOSE MAR 15
Cotta~e Grove, M:N
ADVERT1SEME:t'lT FOR BIDS -
Sealed bids will be received by the
City of Cottage Grove Minnesota in
t.l1e City Hall at 7516-8Oth Street So.
until 11:00 A.M., c.S.T, on Thursday,
March 15, 1990, at which time they
will be publicly opened and read
aloud for the furnishing of alllahor
and materials and all else necessary
for the following:
Sandy Hills Addition - High
Pressure Water Main consisting of
the foll~wing ap,r.:oximate quantiti::s:
2,250 Lm.n: 18 D.l.P. Water MaID;
9,000 Lbs. C.r. Fittings; 4.5 Acres
Seeding.
Plans and specifications, proposal
forms and contract documents may be
seen at the office of the City Clerk,
Cottage Grove, Minnesota, aitd at the
office of BonestrOO, Rosene, Anderlik
& Associa~~, Inc., Consulting Engi-
neers, 2335 w. Trunk Highway 36, St.
Paul, Mn. 55113.
Each bid shall be accompanied by a
bidder's bond naming the City of Cot-
tage Grove as obligee, certified check
l'ayable to the Clerk of the City of
Cottage Grove or a cash deposit equal
to at least five percent (5%) of the
amount of the bid, which shall be for-
feited to the City ID the event that the
bidder fails to enter into a contract.
'The City Council reserves the right
to retain the deposits of the three low-
est bidders for a J?Criod not to exceed
30 days after the a.ate and time set for
the opening of bids. No bids may be
withdrawn for a period of thirtY (30)
days after the date and time set for the
o~ning of bids.
Payment for the work will be by
cash or check,
Contractors desiring a copy of the
plans and specifications and proposal
98
AD S-
Sealed bids will be received by the
City of New Hope Minnesota m the
City Hall at 44(Jl Xylon Avenue N.
CONSTRUCTION BULLETIN
JohnA. Muellenbach
Traverse CoWl1y Auditor
02-16/02-23 /03-02
SEWER & WATER
WORKS
WASTEWATER TREATMENT
IMPROVEMENTS
BIDS CLOSE MAR 13
Browerville,_MN
ADVERTISEMENT FOR BIDS -
EDA Project No. 06-01-2370,
MPCA Project No. S271504-01.
Notice is hereby given that the City
of Browerville will receive bids at the
office of the City Clerk, Browerville,
Minnesota, until 2:00 p.m,! March 13,
1990 local time, for tIie ., 989 Brow-
erville Wastewater Treatment Facili-
ties Improvements". At that time, all
bids will be publicly opened and read
aloud. Bids arriving after the designat-
ed time will be reniined un9PCned.
TIle work includes, but is not lim-
ited to the following major items:
Return Sludge Aerated Pona ; Process
Equipment; Control Building; 3 Pump
Submersible Lift Station; Raise dikes
of Existing Stabilization Ponds; Stabi-
lization Pond Control Structure Modi-
fications; 8,950 c.Y. Random Riprllp
with Geotextile Filtes. 3,600 C. Y.
Random Riprap with ueotextile in
Gabions and Revet Mattresses; 2,350
L.P. 8" Forcemain; 6" Well with Pump
and Controls; Portable Generator; 700
L.F. 6' Cham Link Fence w/gate;
3,721 L.P. 10" and 15" Gravity Sewer.
The bids must be submitted on the
Bid Forms provided and in accordance
with the Blading Documents as pre-
pared by Rieke Carroll Muller Associ-
ates, InC., St. Cloud, Minnesota, which
are on file and may be seen al the
office of the City Clerk or the St.
Cloud and Minnetonka offices of
Rieke Carroll Muller Associates, Inc.
The contract documents may be
examined at the following locatIOns:
Builders Exchange in St. Cloud, Min-
neapolis, and St. Paul all in Minneso-
ta.
Copies of the above Documents
may De obtained from the St. Cloud
Office of Rieke Carroll Muller Asso-
ciates, Inc., Box 51, St. Cloud, Min-
nesota 56302, upon a deposit of
$ 150.00ler set, half of which will be
refunde upon return the plans and
specifications in good usable condi-
tIon within ten (10) days after the date
bids are opened.
Any contract awarded under this
invitation for bids is expected to be
funded inpart by a S350,OOO grant
from the U.S. Department of Com-
merce Economic Development
Administration (EDA), and a grant
from the Minnesota Puolic Facilities
Authority. Neither the United States
nor any of its depamnents, agencies or
employees is or will be a party to this
invitation for bids or any resulting
contract. The procurement will be
suJ>ject to regulations contained in 40
CPR Part 31 and the Owner's policy
regarding the increased use of Small,
Minority, and Women's and labor sur-
plus area business. The policy as well
as the cited regulations are contained
in the specifications.
Bidders are advised that the Owner
has set as a "target" for this project a
level of 3.5 percent of the contract
amount as a reasonable level of partic-
ipation by the combined use of Small,
Minority and Women's owned busi-
nesses. Note that participation by
Small Business Enterprises will not be
included in evaluating a bidder's good
faith effort at meetIng this "target"
value, however, an effort to solicit and
utilize small businesses must be made
and such efforts will be evaluated.
Please note this "target" value is not
mandatory and bidders failing to
achieve the value will not be rejected
as being "non-responsive" for thiit rea-
son alone.
Bidders are advised to allow not
less than fifteen (15 days) before
responses for specified suocontractors
from Small, Minority and Women's
Business (SMWB) firms are due in
order to comply with the SMWB
February 16, 1990
requirements as defmed in the Con-
tract Documents.
Bids shall be accompanied by a
cashier's check, bidder's rond, or cer-
tified check payable to the City of
Browerville for not less than Five (5)
percent of the amount of such bid.
Bidder's bond must include certified
copy of the power of attorney and
shall be from acceptable suretIes as
defined by 31 CPR Part 223 and hold-
ing a Ceriificate of Authority as such.
No bids will be considered unless
sealed and filed with the City Clerk,
together with the bid security, in an
5'Pague envelope which shall De plain-
ly marked willi the project title aiid the
name and address of the Bidder. If a
bid is to be mailed to the City Oerk,
the bid envelope should be sealed in a
reK!'lar mailing envelope.
Bid security of all Bidders shall be
retained until the contract has been
awarded and executed~ but not longer
than NinetY. (90) days xrom the date of
opening bIds. The City of Browerville
reserves the right to reject any and all
bids and to waive any informiUities or
irregularities. No Bidder may with-
draw his bid for a period of Ninety
(90) days after the bid o~.
Bidders will be required to meet
the conditions of employment and
minimum wage rates required under
this contract and the goals and timeta-
bles for the participation of women
and minorities in each trade as
required_by Executive Order 11246
and 41 CPR Part 6Q...4.
A prebid meeting will be held prior
to the date for receIpt of bids. Refer to
Instructions to Bidcfers for details.
Dated this February I, 1990
Severin Blenkush
City Administrator
02-09 / 02-16 / 02-23 / 03-02
CITY PROJECTS
BIDS CLOSE MAR 2
Burnsvill MN
ADVERTISEME~T FOR BIDS -
Watermain Collection Piping for
Well No. 14 and 15, Water main
Cros~, Savage Lift Station Modi-
fication~.Forcemain, and App_ur-
tenant work Improvemen( Nos.
89CP-14, 89CP-I5, 90TW-8 and
9OLSM-3 for the City of BurnsviJJe,
Dakota County Miniiesota.
Notice Is Hereby Given that
sealed prop_osals will be received by
the City Council of the City of
Burnsville, Dakota County, Minneso-
ta, at the Burnsville City Hall, 100
C,vic Center Parkway, Eurnsville,
Minnesota 55337 until 11:00 A.M. on
the 2nd day of March, 1990, and will
be publicly opened at said time and
place by two or more designated offi-
cers or agents of the City of
Burnsville. Said proposal for the fur-
nishing of all laoor and materials for
the construction, complete in place, in
accordance with plans and specifica-
tions for the following projects:
Approximately 2,500 L.p. of2" to 36"
Watermain and Appurtenant Work.
Approximately 1,350 LF. of 8" Sani-
tary Sewer Forcemain and Appur-
tenant Work. Lift Station Modifica-
tions and Appurtenant Worlc.
All bids shall be submitted on the
proJ20sal forms provided by the Con-
sultmg Engineers and shall be made
for comJ?letion of the work in accor-
dance With contract documents. Plans
and specifications as prepared by Orr-
Scheren-Mayeron & Associates, Inc.,
Consulting Engineers, 2021 East Hen-
neI'in Avenue, Minneapolis, Minneso-
ta 55413, which are on file with the
City Clerk of Burnsville and may be
seen at the office of the Consulting
Engineers, and at the office of the City
Engineer.
Copies of the Contract Documents
may De obtained from the Consulting
Engineers, Orr-Schelen-Mayeron &
Associates, Inc., upon deposit (non-
refundable) of Thirty Dolfars and No
Cents ($30.00) fer set.
No bids wil be considered unless
sealed and filed with the City Oerk of
the City of Burnsville and accompa-
nied by a cash deposit, cashier's
checkl bid bond or certified check
payab e to the Clerk of the City of
Burnsville, for five percent (5%) of
the amount bid to be forfeited as liqui-
dated damages in the event that the
bid be accepted and the bidder shall
fail to enter promptly into a written
contract and furnish the required
bond.
No bids may be withdrawn for a
period of thirty (30) days from the
aate of opening of bids. The City of
Bumsville reserves the right to reject
any and all bids.
Date: Februll!Y 5, 1990
By: Order of the Oty Council
EvelY!' Kjos
City Clerk
City of BurnsvilJe
Minnesota
02-09 /02-16
WELL HOUSE NO. 14 & 15
BIDS CLOSE MAR 2
BurnsviJJe, MN
ADVERTISEMENT FOR BIDS -
Improvement No. 89WH-14 & 15.
Notice Is Hereby Given that sealed
proposals will be received by the City
Council of the Cit}' of Burnsville,
Dakota County, Minnesota, at the
Burnsvi!le City Hall, 100 Civic Center
Parkway, Burnsville, Minnesota
55337, until 11:00 A.M. on the 2nd
day of March, 1990, and will be pub-
licly opened at said time and place by
two or more designated officers or
agents of the City of Bumsville, said
proposal to be for the furnishing of all
labOr and materials for the construc-
tion, complete in place, in accordance
with plans and specifications for the
following wale<' system project:
Well House No. 14 & 15 and
AJ>purtenant Work for Improvement
NO. 89WH-14 & 15.
ProJ?Osals arriving after the desig-
na1ed tune will be refumed unopened:
TIle bids must be submitted on the
proposal forms J>rovided in accor-
aance with the Contract Documents
and Plans and Specifications as pre-
pared by Orr-Schelen-Mayeron &
Associates, Inc., Consulting Engi-
neers, 2021 East Hennepin Avenue,
Suite 238, Minneapolis, Minnesota
55413, which are on file with the City
Clerk of Bumsville, and may be seen
at the office of the ConsultIng Engi-
neers.
Copies of Proposal Forms and the
Plans and Specifications for use by
Contractors submitting a bid mll)' lie
obtained from the Consulting Engi-
neers, Orr-Schelen-Mayeron & Asso-
ciates, Inc., 2021 East Hennepin
Avenue, Suite 238, Minneapolis, Min-
nesota 55413, upon non-refundable
deposit of Thirty Uollars ($30.00) per
set.
No bids will be considered unless
sealed and filed with the City Clerk of
the City of Burnsville and accompa-
nied by a cash deposit, cashier's
checkl bid bond or certified check
payab e to the Clerk of the City of
Burnsville, for five percent (5%) of
the amount bid to be forfeited as liqui-
dated damages in the event that the
bid be accepted and the bidder shall
fail to enter promptly into a written
contract and furnish the required
bond.
Date: Februll!Y 5, 1990
By: Order of the City Council
EvelY!' M. Kjos
City Clerk
City of Burnsville
Minnesota
02-09 / 02-16
WATERWORKS IMPROVE-
MENTS
BIDS CLOSE MAR 13
Coon Rapids MN
ADVERTISEMENT FOR BIDS -
Sealed Bids will be received by the
City of Coon Rapids, Minnesota,
(Owner) at the Coon Rapids City Hall,
1313 Coon Rapids Boulevard, Coon
Rapids, Minnesota 55433.1 until 2:00
~.m., local time March 1.; 1990, for
Contract No, 3, Water Treatment
Plants.
At said place and time, and
promptly thereafter, all Bids that have
been duly received will be publicly
op<;!led and read aloud.
This Contract No. 3 was originally
bid on January 30, 1990. All bids were
rejected b~ the Coon Rllpids City
Council on February 6, 1990, and this
Contract No. 3 will be rebid as indi-
cated above.
The proposed Work provides for
the conslruction of:
Section I - West Water Treatment
Plant: Work for Section I consists of
construction of the 10 mgd West
Water Treatment Plant including
chemical feed facilities, emergency
chemical scrubbing system aamin-
strative facilities, additional booster
I'umping capacity, wash wale<' facili-
ties, overflow and bypass piping for
the existing 5.0 MG ground storage
reservoir on the site, installation of
Owner-purchased filter ~uipment and
appurtenances, electrical, mstrumenta-
tlOn, mechanical, site, all appurte-
nances, and other work indicated on
the drawings.
The West Treatment Plant will be
located at the site of the West Reser-
voir which is approximately 1/2 mile
west of the intersection of Hanson
Boulevard and Coon Rapids Boule-
vard iust northwest of the intersection
of l05th Avenue and UQ!llnder Street.
Section II - East Water Treat-
ment Plant: Work for Section II con-
sists of construction of the 4.3 mgd
East Water Treatment Plant including
chemical feed facilities, emergency
chemical scrubbing system, adminis-
trative facilities, wash water facilitie~
bypass piping for the existing 5.5 ~u
ground storage reservoir on the Site,
mstallation of Owner-purchased fille<'
equipment and appurtenances, electri-
caJ, mstrUmentalJon, mechanical, site,
all appurtenances, and other work
indicated on the drawings.
The East Treatment Plant will be
located at the site of the East Reser-
voir which is approximately 118 mile
east of the intersection of Foley
Boulevard and Northdale Boulevard
just west of Dogwood Street.
All Bids must be in accordance
with the Contract Documents on file
with the City Clerk, City Hall, 13 13
Coon Rapids Boulevard, Coon
Rapids, Mmnesota 55433, and at the
office of Black & Veatch, Engineers-
Architects, 3400 Ward Parkway, mail-
ing address P.O. Box 8405, Kansas
City, Missouri 64114, phone 913/339-
2000,
Copies of the Contract Documents
for use in preparing Bids may be
obtained from the Engineers-Archi-
tects at the address stipulated above
upon deposit of $270.00for each com-
plete set of documents. De~sits are
refundable as provided in the Contract
Documents.
The Contract Documents issued for
the original bid will be the basis for
the rebid. Plan holders who have
returned their Contract Docwnents for
refund will have the option of request-
ing the Contract Documents be reis-
sued to them without charge, or that a
refund be issued. Requests for reissue
of Contract Documents or refunds
sbould be made to Black & Veatch at
the above address.
Technical questions regarding the
project should be addressed to Mr.
Tim Swenson of Black & Veatch at
the above address.
Bids will be received on a lump
sum basis described in the Contract
Documents.
Bid security in the amount of 5 per-
cent of the toW Bid must accompany
each Bid.
Each successful Bidder will be
required to furnish a Construction Per-
formance Bond and a Construction
Payment Bond as security for the
faithful performance and the payment
of all bIds and obligations arising
from the performance of the contract.
No Bid may be withdrawn within a
period of 60 days after the date fixed
for opening Bids.
The City of Coon Rapids, Min-
nesota, reserves the right to award the
contract by Sections, to reject all Bids,
to waive informalities, and to reject
nonconforming, nonresponsive) or
conditional Bids.
City of Coon Rapids, Minnesota
Betty Backes
City Clerk
02-16/02-23 /03-02
IMPROVEMENT PROJECT #88-
57
BIDS CLOSE MAR 9
97
Avenue N.E.~ P.O. Box 6057,
Rochester, MN :l5903.
5. The name and address of the
Bidderl the reference identification as
P':intea above, and the date and hour
of the optCning l?ids must ap~ on the
envelo~ in which the proposal is sub-
mitted. Proposals must be completed
in ink or typewritten. Alterations and
additions will be pern:1itted only when
initialed and dated before submission.
6. Prior to submission of a propos-
al, the Bidder shall make and Shall be
deemed to have made a careful exami-
nation of the attached plans and/or
sptCcifications and all other matters,
including transportation facilities, that
may' affect the cost and time of com-
pletion of the work r~uired.
7. Each separate Bid Prop<?sa1 shall
be accom~ed by a Cashier's Check,
Bank Certified Check, or Bidder's
Bond, payable to the City of
Rochester 10 an amount equal to ten
percent (10%) of the tots! bid price. In
the event that the successful Bidder
fails to enter into Contract in accor-
dance with his Proposal within ten
(10) days after acceptance by the Pub-
lic Utilities Boara, said Cashier's
Check, Bank Certified Check, or Bid-
der's Bond will be forfeited to the City
of Rochester as liquidated damages.
8. Proposals are invited on the
basis of firm prices (including those
with a stated maximum percentage
escalation), or on the baSIS of prices
subject to adjustment upward or
downward with changes in the Bureau
of Labor Statistics labor and material
indices. A Contract may be awarded
on either basis regardless of which
Proposal appears to offer the lowest
price at the time of consideration. If
adjustment of a base price bid is sub-
mined, the Bidder shall clearly identi-
fy the portion of base prices subject to
adjustment, the indices to be used, and
the base price dates. In no event shall
escalation be allowed to continue
bey'ond the promised delivery date.
9. The Public Utility Board
reserves the right to waive minor
irregularities or minor errors in any
Proposal if it appears that such irregu-
larities or errors were made through
inadvertence. Any such irregulariues
or errors so waived must be corrected
on the Proposal in which they occur
prior to the execution of any Contract
which may be awarded thereon.
10. The Public Utility Board
reserves the right to reject any and all
Proposals and to accept the Proposal
or Proposals, in whole or in part, con-
sidered to be in the best interest of the
City of Rochester. In order to deter-
mine which Proposal best serves the
interest of the City of Rochester, con-
sideration will be given to the quoted
P.fices, quoted dehvery, stated excep-
tions to those Proposal Documents,
and any other factors which may
affect operating and/or capital costs.
Such other factors, if any, are sepa-
rately stated in the S~ifications.
11. Acceptance of a Bid Proposal
by the Public Utility Board ana the
issuance thereon of a Purchase Order,
duly signed by the Purchasing Agent
of the l'ublic Utility Department,
and/or any other legally executed doc-
ument(s), shall complete a binding
Contract with the City of Rochester.
12. All Bid Proposals shall remain
in effect at leat mitty (30) days for
Contract award follwing acceptance
by the Public Utility Board.
02-16/02-23 /03-02
SA1". SEWER & WATER.c\1AlN
EXTENSION
BIDS CLOSE MAR 2
Rochester MN
NOTICE OF BIbs - Notice is
hereby given that bids will be received
at the Office of the City Clerk until
11:00 o'clock A.M. on March 2,
1990 for the construction of the fol-
lowing described local improvements,
pursuant to Minnesota Statutes, Chap-
ter 429, as amended, in accordance
with the plans and specifications for
the same which are on file in the
Office of the City Clerk of said City:
Project No. 8608-0-89 J 9125 -
San, Sewer and Watermain Ext, in
W Frontage Rd. CSAH 8, Future
Fox Valley Dr. Easement and 19th
Avenue in Baih1y Hgts Sub. from
Baihly Hills Dr. to csAH 8 to Britt
Lane m Baihly Hgts 5th Sub.
Immediately following expiration
of the time for receiving bIds the City
Clerk and two designated City offi-
cials will publicly open said oids in
the Council Chambers of the City
Hall. 'The Common Council will con-
sider the bids in the Council Cham-
bers at 2:00 o'clock P.M, on March
5, 1990.
Each bid must be accompanied by
a bid bond, cashier's check or a certl-
fied check ~yable to the Mayor of the
City of Rochester, Minnesota, for at
least ten (10) pe1"cent of the amount of
the bid, whicn amount shall be forfeit-
ed to the City of Rochester, Minneso-
ta, as liquidated damages if the bidder,
upon the letting of the contract to him
snall fail to enter into the contract so
let; the said Common Council reserv-
ing the right to reject any and all bids.
A pub1ic contractor's bond for the
full amount of the contract by a surety
com~y authorized to do business in
the State of Minnesota, will be
required with the contract. (personal
bonds will not be accepted.)
All proposals mustOe addressed to
Carole A. Grimm, CMC, City Clerk of
the City of Rochester, Minnesota and
shall have endorsed thereon Project
No. 8608-0-89 J 9125 - San, Sewer
and Watermain in W Frontage Rd.
CSAH 8 future Fox Valley ITr. and
in Baihly Hgts 5th Sub,
Dated at Rochester, Minnesota this
6th day of FebruarY, 1990.
Carole A. Grimm, CMC
City Clerk
02..:09/02-16/02-23
CITY PROJECT
BIDS CLOSE MAR 9
St. Cloud. MN
INVITATION FOR BIDS - Con-
tract 1990-1. Sealed bids for the Mis-
cellaneouS Sanitary Sewer~ Water
Main, Storm Drain, Street Surlace and
Appurtenant Work will be received at
the office of the City Clerk, City Hall,
400 Second Street South, St. Cloud,
Minnesota, until 11:00 a.m., March 9,
1990, at which time all bids will be
publicly o~ned in the City Council
Chambers, City Hall, and all bids read
aloud. Envel~s contai.niong bids shall
be marked as follows: Miscellaneous
Sanitary Sewer Water Main, Storm
Drain. ~treet Surface and Ap-pur-
tenanl Work, Contract 199~1, St.
Cloud, Minnesota - March 9, 1m,
Bidder:
Contract quantities include ~prox-
imately 2;379 Lin. Ft. 12" to 33 '1KP
Storm Drain 2,000 Un. Ft. 4" to 12"
DI Water Main,5,185 Lin. Ft. 8" to
12" PVC Sanila!Y Sewer, 13,306 Cu.
Yds. Common Excavation, 5,4&6 Cu.
Yds. Aggregate Base Placed Class 5,
6,149 Ton of Bituminous Surfacingl
9,215 Lin. Ft. Curb and Gutter ana
5,430 Sq. Y ds. of Sodding.
General Information:
1. Construction shall be accom-
plished in accordance with the Min-
nesota Del'artment of Transportation
"Standard Specifications for Construc-
tion," 1988 Edition, and "Standard
Utihties SpecificatIOns" for Water
Main and Service Line Installation
and Sanitary Sewer and Storm Sewer
Inst!lllation, pr,?p~red by .~he City
Engmeers AssoclaUon of Mmnesota,
1988 Edition, and in accordance with
the plans and ~ial provisions pre-
pared by the City Engineering Depart-
ment, dated February 8, 1990.
2. Work under this bid is located in
an area within the city limits of St.
Cloud.
3. Proposal forms, contract docu-
ments, plans and specIfications as pre-
pared by the City Engineer are on file
at the following offices: Builders
Exchanges in St. Cloud, Minneapolis,
and St. Paul, all in Minnesota.
4. Drawings, specifications, and
other contract documents may be
obIained at the office of the City Engi-
neer, upot! deposit of $40.00 for each
set. The deposit for these plans and
~ifications will not be refunded.
The successful bidder will be fur-
nished, free of charge, an adequate
number of plans and specifications.
5. A Bidder's Bond or Certified
Check in the amount of five percent
(5%) of the total amount of the bid
shall accompany the prowsal.
6. The City Councit reserves the
right to reject any or all bids and to
~aive any irregularities or teClmica1i-
ues.
Greg~ A. Engdahl
City Clerk
02-16/03-02
PAINTIl'lG OF ELEVATED
WATER TAJ."IK
BIDS CLOSE MAR 6
Stillwate~ MN
ADVERTISEMENT FOR BIDS -
Notice is hereby given that sealed bids
will be received by the Board of Water
Commissioners until 3:00 P.M"
C.S.T" Tuesday, March 6, 1990, at
the Water Boara Office, 204 North
Third Street, Stillwater Minnesota, at
which time they will be publicly
opened and read aloud, for the fur-
nishing of all labor ana material for
the construction of: Painting. of a
500,000 Gallon Elevated Water
Storage Tank.
Bids shall be on the forms provided
for that purpose and according to the
Contract Documents prepared by
Short_Elliott-Hendrickson, mc., 353)
Vadnais Center Drive, St. Paul, Min-
nesota 55110, dated FebruarY 8,1990.
(SEH File No: 90171)
Bid forms and Contract Documents
may be seen at the Water Board
Office, and at the office of the above-
named Engineers.
Contractors desiring a copy of the
Bid Forms and Contract Documents
may obIain them from the office of the
above-named Engineers in accord
with the Instructions to Bidders upon
payment of $10.()()/Set. Checks should
be made out to Short-Elliott-Hen-
drickson, Inc. No refunds will be pro-
vided.
Bid security in the amount of 10%
of the bid must accompany each bid in
accord with the InstrUcuons to Bid-
ders.
Bids shall be directed to the City.
Administrator, securely. sealed and
endorsed upon the outside wrapper,
"Bid for Painting of 500,000 Gallon
Elevated Water Storage Tank,"
The Board of Water Commission-
ers reserves the right to reject any and
all bids, to waive irregu1arities and
informalities therein and to award the
Contract in the best interests of the
Board of Water Commissioners.
Dermis McKean
Secretary/Manager
Board of Water Commissioners
02-16/02-23 103-02
RESERVOIRS EXPAJ."iSION
BIDS CLOSE FEB 27
Valley CitI 1';1)
ADVERTISEMENT FOR BIDS -
Notice is hereby given that sealed bids
will be received for the construction
of an additional underground potable
water reservoir at existing reservoirs
"B" and "c' to the present rural water
system serving Barnes County, North
Dakota. Bids will be received by the
Barnes Rural Water User's, Inc. Sys-
tem Manager at his present office
located in the Cass County Electric
Building at 136 4th Avenue SE, Valley
City, North Dakota until 8:00 P.M.
(Cn on February 27,1990 and then at
said office, the Systems Manager will
publicly open and read aloud all valid
bids.
The bidding aJ.1d contract docU-
ments may be obtained from Interstate
Engineermg\ Inc...... P. O. Box 2035,
Jamestown, North uakota 58402 with
payment of $35.00 for each set of doc-
uments which is not refundable. The
bidding and contract documents may
also be examined at the office of the
Barnes Rural Water User's, Inc. Sys-
tems Manager's office at 136 4th
Avenue SE, Valley City, North Dako-
ta.
Briefly described the project shall
consist of the following:
A. Construction of two (2) all con-
crete, 100,000 gallon, underground
potable water reservoris. (One (1)
reqtlired at each reservoir site.)
13. Construction of an 80 S.F'1
wood framed structure with electriCal
devices to house reservoir access and
99
until 11:30 A.M., C.S,T., on Tuesday,
March 6, 1990, at which time they
will be publiclY opened and read
aloud for the furnishing of all labor
and materials and all e1se necessary
for the following:
Park Acres Drainage Improve-
ments _ Project No. 418: 1,000
Cu.yds. Common Excavation.; 800
Cu.yds. Common Borrow; 100 Lin.ft.
6" PVC Storm Sewer; 9,000 Sq.yds.
Sod with correlated manholes, and
appurtenances.
1'lans and specifications, proposal
forms and contrar.l documents may be
seen at the office of the City Clerk,
New H02e, Minnesota, and at the
office of BonestrOO, Rosene, Anderlik
& Associat~~~ Inc., Consulting Engi-
neers, 2335 w. Tronk Highway 36, St.
Paul, Mo. 55113.
Each bid shall be accompanied by a
bidder's bond naming the City of New
Hope as obligee, certified check
payable to the Clerk of the City of
New Ho~ or a cash de~sit equal to
at least five percent (5%) of the
amount of the bid, which shall be for-
feited to the City in the event that the
bidder fails to enter into a contract.
'The City Council reserves the right
to retain the deposits of the three low-
est bidders for a period not to exceed
45 days after the (late and time set for
the opening of bids. No bids may' be
withdrawn for a period of forty-five
(45) days after me date and time set
for the operllr!g of bids.
Payment for the work will be by
cash or check.
Contractors desiring a copy of the
plans and specifications and proposal
forms may obtain them from the office
of BonestrOO, Rosene, Anderlik &
Associates). In;.;( upon payment of a
deposit of ;:,20.w. See "Information to
BiGders" for plan/specification deposit
refund policy.
'The City Council reserves the right
to reject any and all bids, to waive
irregularities and informalities therein
and further reserves the right to award
the contract to the best interests of the
City.
Daniel Donahue
Manager
City of New Hope
Minnesota
02-16/ 02-23
CLEAJ.~IREPAlR!PAINT STAJ."iD-
PIPE
BIDS CLOSE MAR 6
Rochester, MN
NOTICE TO BIDDERS - Refer-
ence: Reconditioning of a 1.5 MMG
Steel Reservoir - St. Mary's Reser-
voir, AEC Project No. 5008-680.
1. Notice IS hereby given that
sealed Bid Prop?sals for me purchase
of the above referenced services will
be received by the Buyer of the Public
Utility Board of the City of Rochester,
Minnesota, located at 506 First
Avenue N.E., on or before 1:00 PM
March 6, 1990, at which time and
place the Proposals will be ol'ened
and read. Any proposal receiveil sub-
sequent to me time specified will be
promptly returned to the Bidder
uno~ned.
2. Work consists of: 1) Removal
and disposal of the existing roof and
supporung structural. 2) Add a shell
top angle. 3) Install an overflow weir
and 8 lOch overflow pipe. 4) Paint
tank floor and the interior and exterior
of the tank shell. 5) Install a self sup-
porting aluminum dome roof.
Weather permitting work on the
project shall commence on or before
April 2, 1990. All work must be com-
preted by June 15, 1990.
3. Each bid shall be submitted on
the 2rinted proposal form which is
attached to the specifications which
are on file in the office of AEC -
Engineers & Designers, 511, 11th
Avenue South Minneap<?lis, Minneso-
ta, 55415. Bids shall be based on cash
pay~ent ~or the work described in the
specificauons.
4. Proposals and all supporting
instruments must be submitted in
duplicate on the forms provided and
must be delivered in a se3.1ed envelope
addressed as followS: Rochester Pub-
lic Utilities, ATIN: Buyer, 506 First
February 16, 1990
control. (One (1) required at each
reservoir site.)
C. Miscellaneous sitework includ-
ing grading, seeding, sodding and
gravel surfaced parking lot construc-
tIOn. One (1) tlius at each reservoir
site.)
Each bid will be submitted on the
basis of cash payment for work. Bids
may be submitted as bids for the sin-
gle project or for the electrical portion
of the projecL It will be enclosed in a
sealed envel~e addressed to Barnes
Rural Water User's Inc., Valley City,
North Dakota, accompanied by a Bid-
der's Bond in the amount of five per_
cent (5%) of the bid, executed by the
Bidder as Principal and by a Surety
Company authorized to do business in
this ~tate. If the Principal's bid is
accepted
by the Barnes Rural Water User's
Inc. Board and the contract awarded to
him, he, within ten (10) days after the
Notice of Award, will execute and
effect a contract m accordance with
the terms of his bid.
A Contractor's Bond as required by
Chapter 48-01 of the Nortli Dakota
Century Code will be included with
the executed Contract Documents.
The Bid Securitx shall be as reg,uired
in Section 48-02-04 of the North
Dakota Century Code.
All bidders must be licensed for the
highest amount of their bids~ as .pro-
vided by Section 43-07-0.) of the
North Dakota Century Code and a
copy of the license or certificate of
renewal thereof shall be enclosed in
the required bid bond envelope.
No bid will be read or considered
which does not fully comply with the
above provisions as to Bond and
Licenses, and any deficient bid sub-
mitted Will be resealed and returned to
the Bidder immediately,
The Owner retains the right to
reject anyone or all of the bias sub-
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100
mitted and to waive atf)' informality in
any bid and to hold all bids foc a peri-
od not to exceed thirty (30) days from
said date of opening bids and to hold
the three (3) low bids not more than
60 days from said date of bid opening.
The construction work is to com-
mence upon date to be specified by
the Owner, notice of WhICh will be
given to the successful bidder fIfteen
(15) days in advance of start of con-
struction. Work is to be completed by
Se~tember 1, 1990.
By order of the Barner Rural Water
User s, Inc., Valley City, North Dakota
Paul Lacina
Systems Manager
Valley City
Nortli Da1,;ota 58072
Dated this 31st day of January,
1990.
02-09 /02-16
WATERPOWER,
LAKES & DAMS
RECONSTRUCTION BOAT
LAUNCH
BIDS CLOSE FEB 22
Hennepin County, MN
ADVERTISEMENT FOR BIDS -
For Reconstruction of Lake Inde-
pendence Boat Launch Baker Park
Reserve. Notice is hereby given that
sealed bids will be received in the
office of the Superintendent, Suburban
Hennepin Regional Park DistrjS,.tJ
12615 County Road 9, PIyt!1outh, M.N
55441 and opened by the Superinten-
dent at 2:00 P.M., C.S.T.) on
February 22, 1990 ror furnishing
all labor, marerials, equipment ana
skill re<Luired for work described in
the drawIngs and specifications.
Proposlil forms and o1her contract
documents are on file in the office of
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the Superintende~~ 12615 County
Road 9, Plymouth, NlN 55441.
Bidders may obtain complete sets
of drawings and spe<:ificatlons from
this office, loca1ed on County Road 9
Plymouth, MN, upon deposit ot
S 15.00 for each seL UeJXlsits will be
refunded upon return of the drawings
and specifications in good condition
within ten (10) days after bids are
ol"<ned.
The current minimum wage rare
per hour to be paid for each classifica-
tion of work s1iall be the local prevail-
ing rate, including fringe benefits as
defmed m Minnesota Statute 177.42.
No bid will be considered unless
sealed and filed with the Superinten-
dent before the srated bid tune and
accoml'anied by a bidder's bond or
certificil check made payable without
recourse to the Suburban Hennepin
Regional Park District in an amount
equal to 5% of the base bid. A PeIfor-
mance Bond and Material, Labor and
Payment Bond in the full amount of
the contract sum will be required of
the successful bidder.
No bid ma)' be withdrawn for a
period of forty-five (45) calendar days
after bids are opened. The Board
reserves the right to reje<:t any or all
bids and to waive irregularities in
order to award the contract in the best
interests of the Suburban Hennepin
Regional Park District
By Order of the Board of Commis-
sioners, Suburban Hennepin Regional
Park District
Douglas F. Bryant
Superintendent &
Secretary to the Board
02-09/02-16
FlJIt"<iSH FLOATING CURTAIN
BARRIER
BIDS CLOSE FEB 22
Hennepin County, MN
ADVERTISEMENT FOR BIDS -
For FurnishinlLFloatinll.. Curtain
Barrier for the -:Beach at 1:lifton E,
French Regional Park. Notice is
hereby given that sealed bids will be
received in the office of the
Superintendens. Suburban Hennepin
Regional Park uistrict, 12615 County
Road 9bPlymouth, MN 55441 ana
opened )' the Superintendent at 2:00
P.M., C,S.T., on
February 22, 1990 for furnishing
all labor, materials, equipment and
skill re<Luired for work described in
the drawmgs and specifications.
Proposlil forms and other contract
documents are on file in the office of
the Superintende~s..12615 County
Road 9, Plymouth, ~ 55441.
Bidders may obtain complete sets
of drawings and specifications from
this office, located on County Road 9,
PI)'1I1outh, MN.
No bid will be considered unless
scaled and filed with the Superinten-
dent before the stated bid time and
accoml'anied by a bidder's bond or
certificil check made payable without
recourse to the Suburban Hennepin
Regional Park District in an amount
equal to 5% of the base bid.
No bid ma)' be withdrawn for a
period of forty-five (45) calendar days
after bids are opened. The Board
reserves the right to reje<:t any or all
bids and to waive irregulanties in
order to award the contract in the best
interests of the Suburban Hennepin
Regional Park DistricL
By Order of the Board of Commis-
sioners, Suburban Hennepin Regional
Park District
Douglas F. Bryant
Superintendent &
Secretary to the Board
02-09/02-16
DO YOU RECEIVE THE
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If not. you're missing out on the best single
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Published weekly. we produce a magazine
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COMPANY NAME
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CONSTRUCTION BULLETIN
Coon Rapids MN
NOTICE OF ADVERTISEMENT
FOR BIDS - Improvement Project
88-57 Power Man - Phase 2, Sani-
tary Sewer, Water main and Storm
Drainage Improvements. To Whom
It May Concern: The Omncil of the
City of Coon Rapids, Minnesota will
receive bids at tlie office of the City
Clerk until 10:00 AM, March 9, 1990,
at the Coon Rapids City Hall for mak-
ing of the following described local
improvements under M.S.A. Chapter
429:
Estimated quantities are as follows:
5,060 LF 6"-12" DIP Watermain;
2,230 LF 8" PVC Sanitary Sewer;
4,350 LF 12"-60" Arch Storm Sewer
according to the plans and specifica-
tions as prepared byBRW, Inc., 700
Third Street :>outh, Minneapolis, Min-
nesota. Copies of plans and specifica-
tions may be seen at the office of the
City Engineer, City HalIJ.:md at the
office of the Engineer, BRw, Inc.
Copies of the plans and specifica-
tions will be funiished upon request
and a deposit of $25.00 sent to the
office of the Engineer, BRW, Inc. 700
Third Street South, MInneapolis, Min-
nesota 55415.
The complete dejJosit will be
reftmded upon return of the plans and
specifications, in good conaition, to
tlie Engineer withiii 14 days after the
bid opening. Planholders not returning
the l'lans and specifications within the
14 aay perioa will not receive a
reftmd.
Each bidder shall file with his bid
an acceptable certified check or bid
bond in an amount of not less than 5%
of the total amount of the bid. No bid
may be withdrawn within 60 days
after the bids are opened. The City
reserves the right to reject any or all
bids or to accept the bid deemea in the
best interest of the City.
Bids will be opened and tabulated
by the Engineer and the City Clerk or
tlieir assistants at the Coon Rapids
City Hall at 10:00 AM, March 9,
1990. The bids will be considered by
the Council at the City Hall at 7:30
PM on March 13, 1990.
Betty Backes, CMC
City Clerk
02-16/02-23 103-02
HIGH PRESSURE WATER MAIN
BIDS CLOSE MAR 15
Cottage Grove, MN
ADVERTISEMENT FOR BIDS -
Sealed bids will be received by the
City of Cottage GroveA Mirmesota in
the City Hall at 7516-aOth Street So.
until 11:00 A.M., C.S.T. on Thursday,
March 15, 1990, at which time they
will be publicly opened and reai:!
aloud for the furnishing of all labor
and materials and all else necessary
for the following:
Sandy Hills Addition - High
Pressure Water Main consistinl5.. of
the foll~wi!1g ap,r::oxlmate quantiu~s:
2,250 Lm.ft: 18' D.!.P. Water MalO;
9,000 Lbs, C.!. Fittings; 4.5 Acres
Seeding.
Plans and specifications, proposal
forms and contract documents may be
seen at the office of the City Clerk,
COllage Grove, Minnesota, aiid at the
office of Bonestroo, Rosene, Anderlik
& AssociatC;~1 Inc., Consulting Engi-
neers, 2335 w. Trunk Highway 36, St.
Paul, Mn. 55113.
Each bid shall be accompanied by a
bidder's bond naming the City of Cot-
tage Grove as obligee, certifIed check
payable to the Clerk of the City of
Cottage Grove or a cash deposit <:qual
to at least five percent (5%) of the
amount of the bid, which shall be for-
feited to the City lo the event that the
bidder fails to enter into a contract.
The City Council reserves the right
to retain tlie deposits of the three low-
est bidders for a period not to exceed
30 days after the i:late and time set for
the opening of bids. No bids may be
withdrawn for a period of thirty (30)
days after the date and time set for the
opelling of bids.
Payment for the work will be by
cash or check.
Contractors desiring a c\?py of the
plans and specifications and proposal
98
forms may obtain them from the office
of Bonestroo, Rosene, Anderlik &
Associates~ In~:t upon payment of a
deposit of ;:.30.w. See "Information to
Biaders" for plan/specification deposit
refund P2licy.
The City Council reserves the right
to reject any and all bids, to waive
irregUlarities and informalities therein
and further reserves the right to award
the contract to the best interests of the
City.
Kevin D. Frazell
City Administrator
City of Cottage Grove
Minnesota
02-16/02-23
UTILITIES IMPROVEMENT
BIDS CLOSE MAR 5
Fairfax MN
ADVERTISEMENT FOR BIDS -
1. The City of Fairfax, Minnesota, will
receive sealed bids for the furnishing
of .all plant, labor, equipment, and
materials necessary to constrUct and
place into operation a utilities
unprovement project for the City of
Fairfax until 4:00 P.M., March 5,
1990, at the City Hall, at which time
and place all bids will be publicly
opened and read aloud.
2. The scope of the work consists
of furnishing 8nd installing the follow-
inE aj?!>>,oximate quantities: 2,753 I.f.
of 10 l'VC Sewer; 330 I.f. of 8" PVC
Sewer; 60 I.f. of 6" PVC SewC1j 12 e.a.
of 48" Manholes; 2 ea. of 27' Catch
Basins; 2 e.a. of 4" Gate Valves; 1 e.a.
of 6" Gate Valves; and oth~ appurte-
nances necessa,tY for utilities improve-
ment conStrUcuon.
3. The Ci\:)' of Fairfax reserves the
right to hold an bids for a period of 21
days and to hold the three low bids for
a J:lCliod of 45 days after the day fixed
for the opening thereof. The City
reserves the rigtit to waive any infor-
malities or minor defects or to reject
any or all bids.
4. All work shall be started within
10 calendar days after issuance of the
Notice to Proceed and must be com-
pleted by July 31 1990.
5. Plans 8nd Specifications for the
Project are on file and may be exam-
inei:! at the office of the Engineer,
KBM, Inc., 1604 South Wasl:iington
Street, Grand Forks, North Dakota
58201. The Engineer will furnish a set
of Plans, Specifications and Bidding
Documents to prospective bidders and
other interested parties u~ payment
of Twenty-Five Dollars ($25.00), not
refundab1e.l for each set requested.
Plans and ;:.pecifications for the pro-
ject are also on file and may be exam-
med at the following locations: Office
of City Clerk, City of Fairfax, Fairfax,
MN 55332; KBM, Inc., 230 East
Third Street, Redwood Falls, MN
56283; Minneapolis Builders
Exchange{ 1123 Glenwood Avenue,
Minneapo is, MN 55404; Dodge Scan,
McQraw Hill Information Systems
Co., 7600 Parklawn Avenue, Suite
35~ Minneapolis, MN 55435.
uated thiS 2nd day of January,
1990.
City of Fairfax, Minnesota
By Marcia Pelzel
CI\:)' Clerk
02-09 102-16/02-23
WELL REPAIR & MAINTE-
NANCE
BIDS CLOSE MAR 8
Fridley, MN
NOTICE TO BIDDERS - Sealed
bids will be received and publicly
qpened by tile City of Fridley, Anoka
CountYI.Minnesota, at the office of
the PubIic Works Director, 6431 Uni-
versity Ave., N.E., Fridley, Minnesota,
55432 (tel. 571-3450) on Thursday~
the 8th day of March, 1990, at 11:00
a,m., for the furnishing of work and
materials for the Repair and Mainte-
nance orWell No, :rProject No. 203.
Plans and specifications may be
examined at the office of the PUblic
Works Director and copies may be
obtained for the Contractor's individu-
al use by "!'Plying to the Public Works
Directorl Fridley City Hall, 6431 Uni-
versity Ave. N.E. Fridley, Minnesota,
55432 (tel. 571-34501 ext. 550).
Bids must be maae on the basis of
cash payment for work, and accompa-
nied by a cash deposit, certified check
(on a responsible1>ank in the State of
Minnesota) or a bidder's bond made
payable without condition to the Ci\:)'
of Fridley, Minnesota, in an amount of
not less than five ~ent (5%) of the
total amount of the bid.
'The City Council reserves the right
to reject any and all bids and to WlUve
any informWities in any bids received
Without explanation.
No bid may be withdrawn for a
period of six\:)' (60) days.
By order of the City Council of the
City of Fridley, Minnesota.
Dated this 12th day of February,
1990.
John G. Flora, P.E.
Public Works Director
02-16/02-23/03-02
CONSTRUCT WELL PUMPS
BIDS CLOSE MAR 1
Inver Grove Heights. MN
ADVERTISEMENT FOR BIDS -
Revised Bid. Notice to Contracu>rs:
Sealed proposals will be received by
the City Clerk and the City Engineer
of Inver Grove Hei~hts, Minnesota
until 10:00 A.M. on l1>ursday, March
1, 1990, at the City Hall located at
8150 Barbara Avenue;, lnver Grove
Heights, Mirmesota 5::>077, at which
time the bids will be publicly opened
and read aloud immediately Jor the
conStrUction of Well Pumps No.3, 4,
5 and 6.
All of the work shall be done in
accordance with the plans and specifi-
cations on file in the office of the City
Clcrk, 8150 Barbara Avenue... Inver
Grove Heights, Minnesota 550/7, and
in the office of Toltt, KinE, Duvall,
Anderson and Associates, Inc., Engi-
neers and Architects, 2500 American
National Bank Building, Saint Paul,
Minnesota 55101.
The pI9ject consists of the removal,
modification, repair and reinstallation
of four (4) vertical turbine well
pumps. The well pump capacities vary
between 1,000 ani:! 1,200 gpm and are
set from 240 to 340 feet deep.
The bids must be SUbmitted upon
the proposals furnished with the plans
and ~ifications and enclosed lo an
envel~ bearing the name of the bid-
der. TIie bids for the work to be done
shall be submitted upon the basis of
cash payment for tlie work. No bid
will De considered unless sealed and
filed with the City Clerk, and accom-
panied by a cash deposit, certified
check or bid bond .P'!yable to the City
of !rIver Grove Helglits in the amount
of 10% of the total bid, as a guarantee
that the bidder will enter into a con-
tract with the City of Inver Grove
Heights for the work described in the
proposal. These cash deposits, certi-
fied checks or bid bonds Shall be sub-
j!",t to forfeiture as provided by law.
Cash deposits, certiffed checks or bid
bonds of the three lowest bidders will
be retained until a contract has been
awarded and signed by all concerned,
but not longer than forty-five (45)
days. All OIlier cash dep<>slts, certified
checks or bid bonds will be returned
within ten (10) days af'u-r the openin,g
of bids. No bidder may withdraw his
bid for a period of forty-five (45) days
after the i:!ate of the qpening of bids.
The City of lnver Grove Heights
reserves the right to reject any or all
proposals and to waive informalities
therein and to award the contract in
the best in1erest of the City.
Contractors desiring plans and
specifications for personlil use may
secure them from the Engineers uI>On
payment of Twenty Dolfars ($20;()())
for each set of plans and s~ifica-
tions. 'The depoSit for one set of plans
and specifications will be reftm<fed to
all bOna fide bidders and one-half the
amount of the deposit will be reftmded
for each additiorial set providing such
plans and specifications are returned
m good coooition within 15 days after
the date set for the opening of bids.
One-half the deposit amount will be
reftmded on all Other deposits, includ-
ing deposits made to secure docu-
ments for subcontracts and material
suppliers and also to contractors who
fail to bid.
Dated at !rIver Grove Heights, Min-
nesota, February 8, 1990
City of Inver Grove Heights,
Dakota County, Minnesota
Attest:
Loretta Garri
\)e!>u\:)' City gerk
02-02/02-09102-16/02-23
BLAINE AVENUE WATERMAIN
BIDS CLOSE MAR 1
Inver Grove Heifilits. MN
ADVERTISEMENT FOR BIDS -
Revised Bid. Notice U> Contractors:
Sealed prQPOsals will be received by
the City Clerk and the City Engineer
of Inver Grove Hei~hts, Minnesota
until 10:00 A.M. on Thursday, March
1, 1990, at the City Hall located at
8150 Barbara Avenue Inver Grove
Heights, Mirmesota 55077, at which
time the bids will be pllblicly ~ned
and read aloud immediately for the
separation of the Blaine Avenue
Watermain.
The work consists of the discon-
nection, low~ing and recOlmection of
24-inch diameter watermain, plugging
the disconnected cross and asSOCiated
work.
All of the work shall be done in
accordance with the plans and ~ifi-
cations on file in the office of tlie City
Clerk, 8150 Barbara Avenue... lnver
Grove Heights, Minnesota 550/7, and
in the offiCe of Toltt, KinE, Duvall,
Anderson and Associates, Inc., Engi-
neers-Architects-Planners, 2500
American National Bank Building,
Saint Paul, Minnesota 55101.
The bids must be submitted upon
the pr~als furnished with the plans
and ~ifications and enclosed lo an
envelope bearing the name of the bid-
der. TIie bids for the work to be done
shall be submitted upon the basis of
cash payment for tlie work. No bid
will De considered unless sealed and
fIled with the City Clerk, and accom-
panied by a cash deposit, certified
check or bid bond payable to the City
of Inver Grove Helglits in the amount
of 5% of the tota1l>id, as a guarantee
that the bidder will enter into a con-
tract with the City of lnver Grove
Heights for the work described in the
proposal, These cash deposits, certi-
fied checks or bid bonds shall be sub-
ject to forfeiture as provided by law.
Cash deposits, certified checks or bid
bonds of the three (3) lowest bidders
will be retained until a contract has
been awarded and signed b)' all con-
cerned, but not longer than fo~-five
(45) days. All other cash deposits, cer-
tified checks or bid bonds will be
returned within ten (10) days after the
0pen4tg of bids. No bidder may with-
draw his bid for a I=iod of forty-five
(45) days after the Gate of the oj:>Clling
of bids. The City of Inver Grove
Heights reserves the right to reject any
or lill proposals and to waive infor-
malities tlierein and to award the con-
tract in the best interest of the City.
Contractors desiring plans and
specifications for persona1 use may
secure them from tile Engineers upon
payment of Twenty-Five Dolfars
($25.00) for each set of plans and
specifications. The d~sit for one set
oT plans and specifications will be
refUnded to all bona fide bidders and
one-half (1/2) the amount of the
deposit will be reftmded for each addi-
tional set providing such plans and
specifications are returned in good
condition within 15 days after the date
set for the opening of bids. One-half
(1/2) the deposit amount will be
refunded on all other deposits, includ-
ing deposits made to secure docu-
ments Tor subeontracts and material
suppliers and also to contractors who
fail to bid.
Dated at Inver Grove Heights, Min-
nesota, February 8, 1990
City of Inver Grove Heights,
Dakota County, Minnesota
Attest:
Loretta Garrity
Depu\:)' City Clerk
02:02 I 02-09 102-16/ 02-23
DRAINAGE IMPROVEMENTS
6
AD
Sealed b the
City of New Hope Minnesota lo the
City Hall at 44lJl Xylon Avenue N.
CONSTRUCTION BULLETIN
John A. Muellenbach
Traverse County Auditor
02-16/02-23 /03-02
SEWER & WATER
WORKS
WASTEWATER TREATMENT
IMPROVEMENTS
BIDS CLOSE MAR 13
Browerville, MN
ADVERTISEMENT FOR BIDS -
EDA Project No. 06.01-2370,
MPCA Project No. S271504-01.
Notice is hereby given that the City
of Browerville will receive bids at the
office of the City Clerk, Browerville,
Minnesota, until 2:00 p.m'i March 13,
1990 local time, for !lie " 989 Brow-
erville Wastewater Treatment Facili-
ties Improvements". At that time, all
bids will be publicly opened and read
aloud. Bids arriving after the designat-
ed time will be rettiined unopened.
'The work includes, but is not lim-
ited to the following major items:
Return Sludge Aerated PonG; Process
Equipment; Control Building; 3 Pump
Sullmersible Lift Station; Raise dikes
of Existing Stabilization Ponds; Stabi-
lization Pond Control Structure Modi-
fications; 8,950 c.Y. Random Riprap
with Geotextile Filte~ 3,600 C.Y.
Random Riprap with l.Jeotextile in
Gabions and Revet Mattresses; 2,350
L.F. 8" Forcemain; 6" Well with Pump
and Controls; Portable Generator; 700
L.F. 6' Cham Link Fence w/gate;
3,721 L.F, 10" and 15" Gravity Sewer.
The bids must be submitted on the
Bid Forms 'p'rovided and in accordance
with the Blading Documents as pre-
pared by Rieke Carroll Muller Associ-
ates, InC., St. Cloud, Minnesota, which
are on file and may be seen at the
office of the City Clerk or the St.
Cloud and Minnetonka offices of
Rieke Carroll Muller Associates, Inc.
The contract documents may be
examined at the following locatIOns;
Builders Exchange in St. Cloud, Min-
neapolis, and St. Paul all in Minneso-
ta.
Copies of the above Documents
may De obtained from the St. Cloud
Office of Rieke Carroll Muller Asso-
ciates, Inc., Box 51, St. Cloud, Min-
nesota 56302, upon a deposit of
$150.00 per set, half of which will be
refunded upon return the plans and
specifications in good usable condi-
uon within ten (10) days after the date
bids are opened.
Any contract awarded under this
invitation for bids is expected to be
funded inpart by a $350,000 grant
from the U.S. Department of Com-
merce Economic Development
Administration (EDA) and a grant
from the Minnesota Public Facilities
Authority. Neither the United States
nor any of its depar1nlents, agencies or
employees is or will be a party to this
invitation for bids or any resulting
contract. The procurement will be
sujJject to regulations contained in 40
CPR Part 3 r and the Owner's policy
regarding the increased use of Small,
Minority, and Women's and labor sur-
plus area business. The policy as well
as the cited regulations are contained
in the specifications.
Bidders are advised that the Owner
has set as a "target" for this project a
level of 3.5 percent of the contract
amount as a reasonable level of partic-
ir.ation by the combined use of Small,
Minority and Women's owned busi-
nesses. Note that participation by
Small Business Enterprises will not be
included in evaluating a bidder's good
faith effort at meeung this "target"
value, however, an effort to solicit and
utilize small businesses must be made
and such efforts will be evaluated.
Please note this "target" value is not
mandatory and bidders failing to
achieve the value will not be rejected
as being "non-responsive" for thiit rea-
son alone.
Bidders are advised to allow not
less than fifteen (15 days) before
responses for specified suocontractors
from Small, Minority.and Women's
Business (SMWB) firms are due in
order to comply with the SMWB
February 16, 1990
requirements as defmed in the Con.
tract Documents.
Bids shall be accompanied by a
cashier's check, bidder's bond, or cer-
tified check payable to the City of
Browerville for not less than Five (5)
percent of the amount of such bid.
Bidder's bond must include certified
copy of the power of attorney and
shall be from acceptable sureUes as
defined bi' 31 CPR Part 223 and hold-
ing a Ceriificate of Authority as such.
No bids will be considered unless
sealed and filed with the City Clerk,
together with the bid security, in an
opague envelope which shall De plain-
ly marked willi the project title aDd the
name and address of the Bidder. If a
bid is to be mailed to the City Clerk,
the bid envelope should be sealed in a
reg1!.lar mailing envelope.
Bid security of all Bidders shall be
retained until the contract has been
awarded and executed~ but not longer
than Nine1;Y. (90) days rrom the date of
opening bias. The City of Browerville
reserves the ri&ht to reject any and all
bids and to WaIve any inform8.lities or
irregularities. No Bidder may with-
draw his bid for a period of Ninety
(90) days after the biu o~.
13idders will be required to meet
the conditions of employment and
minimum wage rates required under
this contract and the goalS and timeta-
bles for the p.articipation of women
and minorities in each trade as
required _by Executive Order 11246
and 41 CPR Part 60-4,
A prebid meeting will be held prior
to the date for receipt of bids. Refer to
Instructions to Bidders for details.
Dated this February I, 1990
Severin Blenkush
City Administrator
02-09/02-16/02-23/03-02
CITY PROJECTS
BIDS CLOSE MAR 2
Burnsvill MN
ADVERT1SEME~T FOR BIDS -
Watermain Collection Piping for
Well No. 14 and 15, Watermain
Crossing, Savage Lift Station Modi.
fication~.Forcemain, and App-ur-
tenant work Improvemen( Nos.
89CP.14, 89CP.I5, 90TW.8 and
9OLSM.3 for the City of BurnsvilJe,
Dakota County Miniiesota,
Notice Is Hereby Given that
sealed propi'sals will be received by
the City Council of the City of
Bumsvil1e, Dakota County, Minneso-
ta, at the Burnsville City Hall, 100
Civic Center Parkway, Burnsville,
Minnesota 55337 until 11:00 A.M. on
the 2nd day of March, 1990, and will
be publicly opened at said time and
place by two or more designated offi-
cers or agents of the City of
Bumsville. Said proposal for the fur-
nishing of all laI:>or and materials for
the construction, complete in place, in
accordance with plans and s~ifica-
tions for the following projects;
Approximately 2,500 L.p. of 2" 10 36"
Watermain and Appurtenant Work.
Approximately 1,350 L.F. of 8" Sani-
tary Sewer Forcemain and Appur-
tenant Work. Lift Station Modifica-
tions and Appurtenant Work.
All bids Shall be submitted on the
proposal forms provided by the Con-
sulung Engineers and shall be made
for completion of the work in accor-
dance With contract documents. Plans
and specifications as prepared by Orr-
Scher en- Mayeron & Associates, Inc.,
Consulting Engineers, 2021 East Hen-
nel'in Avenue,~irmeapolis, Mirmeso-
ta 55413, whIch are on file with the
City Clerk of Bumsville and may be
seen at the office of the Consulting
Engineers, and at the office of the City
EDK.ineer.
Copies of the Contract Docwnents
may De obtained from the Consulting
Engineers, Orr-Schelen-Mayeron &
Associates, Inc., upon deposit (non-
refundable) of Thirty Dollars and No
Cents ($30.00) per set.
No bids WIll be considered unless
sealed and filed with the City Clerk of
the City of Bumsville and accompa-
nied by a cash deposit, cashier's
check, bid bond or certified check
I'ayab e to the Clerk of the Citi' of
Burnsville, for five percent (5%) of
the amount bid to be forfeited as liqui-
dated damages in the event that the
bid be accepted and the bidder shall
fail to enter promptly into a written
contract and furnisb the required
bond.
No bids may be withdrawn for a
period of thirty (30) da>,-s from the
aate of opening of bids. The City of
Bumsville reserves the right to reject
art}' and all bids.
Date: February 5, 1990
By: Order of the City Council
Evel)'!! Kjos
City Clerk
City of Bumsville
Minnesota
02-09 /02-16
WELL HOUSE NO. 14 & 15
BIDS CLOSE MAR 2
Burnsvill MN
ADVERTISEME~T FOR BIDS -
Imjlrovement No. 89WH-14 & 15,
Notice Is Hereby Given that sealed
proposals will be received !>Y the City
Council of the City of Burnsville,
Dakota County, Minnesota, at the
Bumsville City Hall, 100 Civic Center
Parkway, Burnsville, Minnesota
55337, until 11:00 A.M. on the 2nd
day of March, 1990, and will be pub-
licly opened at said time and place by
two or more designated officers or
agents of the City of Bumsvil1e, said
proposal to be for the furnishing of all
labOr and materials for the construc-
tion, complete in place, in accordance
with plans and specifications for the
following water system project:
Well House No, 14 & 15 and
AJ'purtenant Work for Improvement
No. 89WH-14 & 15.
Proposals arriving after the desig-
nated ume will be refurned unopened.
TI:1e bids must be submitted on the
proposal forms jlrovided in accor-
(lance with the Contract Documents
and Plans and Specifications as pre-
pared by Orr-Schelen-Mayeron &
Associates, Inc., Consulting Engi-
neers, 2021 Eest Hennepin Avenue,
Suite 238, Minneapolis, Minnesota
55413, which are on file with the City
Clerk of Bumsville, and may be seen
at the office of the Consulung Engi-
neers.
Copies of Proposal Forms and the
Plans and Specifications for use by
Contractors submitting a bid mli)' be
obtained from the Consulting Engi-
neers, Orr-Schelen-Mayeron & Asso-
ciates, Inc., 2021 East Hennepin
Avenue, Suite 238, Minneapolis, Min-
nesota 55413, uJ>On non-refundable
deposit of Thirty Uollars ($30.00) per
set.
No bids will be considered unless
sealed and filed with the City Clerk of
the City of Bumsville and accompa-
nied by a cash deposit, cashier's
check, bid bond or certified check
payab e to the Clerk of the City of
Bumsville, for five percent (5%) of
the amount bid to be forfeited as liqui-
dated damages in the event that the
bid be accepted and the bidder shall
fail to enter promptly into a written
contract and furnish the required
bond.
Date: February 5, 1990
By: Order of the City Council
Evel)'!! M. Kjos
City Clerk
City of Bumsville
Minnesota
02-09 / 02-16
WATERWORKS IMPROVE.
MENTS
BIDS CLOSE MAR 13
Conn Rapids MN
ADVERTISEMENT FOR BIDS -
Sealed Bids will be received by the
City of Coon Rapids, Minnesota,
(Owner) at the Coon Rapids City Hall,
1313 Coon Rapids Boulevard, Coon
Rapids, Minnesota 55433A until 2:00
~.m., local time March b 1990, for
Contract No.3, Water Treatment
Plants.
At said place and time, and
prompll)' thereafter, all Bids that have
been duly received will be publicly
opened and read aloud.
This Contract No. 3 was originally
bid on January 30, 1990. All bias were
rejected by_ the Coon Rapids City
Council on t'ebruary 6, 1990, and this
Contract No. 3 will be rebid as indi-
cated above.
The proposed Work provides for
the construction of:
Section I. West Water Treatment
Plant: Work for Section I consists of
construction of the 10 mgd West
Water Treatment Plant including
chemical feed facilities, emergency
chemical scrubbing system admin-
strative facilities, ailditional booster
Rwnping capacity, wash wa1;er. facili-
ties, overflow and ~ass plpmg for
the existing 5.0 MG ground storage
reservoir on the site, installation of
Owner-purchased filter ~uipment and
appurtenances, electrieal, mstrumenta-
tlOn, mechanical, site, all appurte-
nances, and other work indicated on
the drawings.
The West. Treatment Plant will be
located at the site of the West Reser-
voir which is approximately 1!2 mile
west of the intersection of Hanson
Boulevard and Coon Rapids Boule-
vard .i)l!;t northwest of the intersection
of l05th Avenue and UQ!?Oder Street.
Section II . East Water Treat-
ment Plant: Work for Section II con-
sists of construction of the 4.3 mgd
East Water Treatment Plant including
chemical feed facilities, emergency
chemical scrubbing system, adIDinis-
trative facilities, wash water facilitie~
bypass piping for the ex}sting 5.5 ~l.J
ground storage reservoir on the Site,
msta1lation of Owner-purchased filter
equipment and appurt.enance~, elec!ri-
c3I, mstrumentaUon, mechamcal, Site,
all appurtenances, and other work
indicafud on the drawings.
The East Treatment Plant will be
located at the site of the East Reser-
voir which is approximately 1/8 mile
east of the intersection of Foley
Boulevard and Northdale Boulevara
just west of Dogwood Street.
All Bids must be in accordance
with the Contract Docwnents on file
with the City Clerk, City Hall, 1313
Coon Rapids Boulevard, Coon
Rapids, Mmnesota 55433, and at the
office of Black & Veatch, Engineers-
Architects, 3400 Ward Parkway, mail-
ing address P.O. Box 8405, Kansas
City, Missouri 64114, phone 9131339-
2000.
Copies of the Contract DocumenlS
for use in preparing Bids may be
obtained from the Engineers-Archi-
tects at the address stipulated above
upon deposit of $270.00 for each com-
plete set of docwnents. D~sits are
refundable as provided in the Contract
Documents.
The Contract Documents issued for
the original bid will be the basis for
the reDid. Plan holders who have
returned their Contract Documents for
refund will have the option of request-
ing the Contract Docwnents be reis-
sued to them without charg~ or that a
refund be issued. Requests ror reissue
of Contract Documents or refunds
should be made to Black & Veatch at
the above address.
Teclmical questions regarding the
project shoul(l be addressed to Mr.
Tim Swenson of Black & Veatch at
the above address.
Bids will be received on a lump
sum basis described in the Contract
Documents.
Bid security in the amount of 5 per-
cent of the toial Bid must accompany
each Bid.
Each successful Bidder will be
required to furnish a Construction Per-
formance Bond and a Construction
Payment Bond as security for the
faithful rx:rformance and the pa)'lllent
of all bids and obligations arising
from the performance of the contract.
No Bia may be withdrawn within a
period of 60 days after the date fixed
for opening Bids.
The City of Coon Rapids, Min-
nesota, reserves the right to award the
contract by Sections, to reject all Bids,
to waive informalities, and to reject
nonconforming, nonresponsive, or
conditional Bids.
City of Coon Rapids, Mirmesota
B~ Backes
City Clerk
02-16/02-23 /03-02
IMPROVEMENT PROJECT #88-
57
BIDS CLOSE MAR 9
97
until 11:30 A.M., C.S.T., on Tuesday,
March 6, 1990, at which time they
will be publicly opened and read
aloud for the furnishing of all labor
and materials and all else necessary
for the following:
Park Acres Drainage Improve-
ments - Project No. 418: 1,000
Cu.yds. Common Excavation; 800
Cu.yds. Common Borrow; 100 Lin.ft.
6" PVC Storm Sewer; 9,000 Sq.yds.
Sod with correlated manholes, and
ap~urtenances.
-Plans and specifications, proposal
forms and contrar.t documents may be
seen at the office of the City Clerk,
New Ho!,e, Minnesota, and at the
office of Bonestroo, Rosene, Anderlik
& Associat~~l Inc., Consulting Engi-
neers, 2335 w. Trunk: Highway 36, St.
Paul, Mn. 55113.
Each bid shall be accompanied by a
bidder's bond naming the City of New
Hope as obligee, certified check
payable to the Clerk of the City of
New Hope or a cash de{lC!sit equal to
at least five percent (5 %) of the
amount of the bid, which shall be for-
feited to the City in the event that the
bidder fails to enter into a contract.
The City Council reserves the right
to retain the deposits of the three low-
est bidders for a j>Criod not to exceed
45 days after the date and time set for
the opening of bids. No bids may be
withdrawn for a period of forty-five
(45) days after the date and time set
tor the opening of bids.
Payment for the work will be by
cash or check.
Contractors desiring a copy of the
plans and sJ:lCCifications and proposal
forms may obtain them from the office
of Bonestroo, Rosene, Anderlik &
Associates~ In9.:l upon payment of a
deposit of ,>20.w. See "Information to
Binders" for plan/specification deposit
refund policy.
The City Council reserves the right
to reject any and all bids, to waive
irregularities and informalities therein
and further reserves the right to award
the contract to the best interests of the
City.
Daniel Donahue
Manager
City of New Hope
Minnesota
02-16/ 02-23
CLEAt'ltREPAIRlPAlNT STAt...."])-
PIPE
BIDS CLOSE MAR 6
Rochester, MN
NOTICE TO BIDDERS - Refer.
ence: Reconditioning of a 1.5 MMG
Steel Reservoir - St. Mary's Reser-
voir, AEC Project No, 5"08-680,
1. Notice IS hereby given that
sealed Bid ProP9sals for the purchase
of the above referenced ServiceS will
be received by the Buyer of the Public
Utility Board of the City of Rochester,
Minnesota, located at 506 First
Avenue N.E., on or before 1:00 PM
March 6, 1990, at which time and
place the Proposals will be opened
and read. Any proposal received sub-
sequent to the time specified will be
promptly returned to the Bidder
unopened.
2. Work consists of: 1) Removal
and disposal of the existing roof and
supporting structural. 2) Add a shell
top angle. 3) Install an overflow weir
and 8 mch overflow pipe. 4) Paint
tank floor and the interior and extcrior
of the tank shell. 5) Install a self sup-
portingaluminumdomerooE
Weather permitting work on the
project shall commence on or before
April 2, 1990. All work must be com-
pleted by June 15, 1990.
3. Each bid shall be submitted on
the printed proposal form which is
anached to the specifications which
are on file in the office of AEC .
Engineers & Designers, 511, 11 th
Avenue South Minneapolis, Minneso-
ta, 55415. Bids shall be based on cash
payment for the work described in the
specifications.
4. Proposals and all supporting
instruments must be submitted in
duplicate on the forms provided and
must be delivered in a sealed envelope
addressed as follows: Rochester Pub-
lic Utilities, ATTN: Buyer, 506 First
February 16, 1990
Avenue N.E.~ P.O. Box 6057,
Rochester, MN ;,5903.
5. The name and address of the
Bidderl the reference identification as
PI.:inteO above, and the date and hour
of the opening bids must appea,r on the
envelo~ in wruch the proposal is sub-
mined. Proposals must be completed
in ink or typewritten. Alterations and
additions will be perDlitted only when
initialed and dated before submtssion.
6. Prior to submission of a !,ropos-
al, the Bidder shall make and Shall be
deemed to have made a careful exami-
nation of the attached plans and/or
specifications and all other matters,
including transportation facilities, that
may affect the cost and time of com-
pletion of the work r~uired.
7. Each separate Bid Proposal shall
be accompat!!ed by a Cashier's Check,
Bank Certified Check, or Bidder's
Bond, payable to the City of
Rochester m an amount equal to ten
percent (10%) of the total bid price. In
the event that the successfuf Bidder
fails to enter into Contract in accor-
dance with his Proposal within ten
(10) days after acceptance by the Pub-
lic Utilities Board, said Cashier's
Check, Bank Certified Check, or Bid-
der's Bond will be forfeited to the City
of Rochester as liquidated damages.
8. Proposals are invited on the
basis of firm prices (including those
with a stated maximum percentage
escalation), or on the baSIS of prices
subject to adjustment upward or
downward with changes in the Bureau
of Labor Statistics labor and material
indices. A Contract may be awarded
on either basis regardfess of which
Proposal appears to offer the lowest
price at the time of consideration. If
adjustment of a base price bid is sub-
mitted, the Bidder shlill clearly identi-
fy the ponion of base prices subject to
aajustment, the indices to be used, and
the base price dates. In no event shall
escalation be allowed to continue
beyond the promised delivery date.
9. The Public Utility Board
reserves the right to waive minor
irregularities or minor errors in any
Proposal if it appears that such irregu-
larities or errors were made through
inadvertence. Any such irregulariues
or errors so waived must be corrected
on the Proposal in which they occur
PI.:ior to the execution of any Contract
which may be awarded thereon.
10. The Public Utility Board
reserves the right to reject any and all
Proposals and to accept the Proposal
or Proposals, in whole or in part, con-
sidered to be in the best interest of the
City of Rochester. In order to deter-
mine which Proposal best serves the
intcrest of the City of Rochester, con-
sideration will be given to the quoted
r.rices, quoted dehvery, stated excep-
tions to those Proposal Documents,
and any other factors which may
affect operating and/or capital costs.
Such other factors, if any, are sepa-
rately stated in the S]>;'Cifications.
11. Acceptance of a Bid Proposal
by the Public Utility Board and the
issuance thereon of a Purchase Order,
duly signed by the Purchasing Agent
of the Public Utility Department,
and/or any other legally executed doc-
ument(s), shall complete a binding
Contract with the City of Rochester.
12. All Bid Proposals shall remain
in effect at leat t1iirty (30) days for
Contract award follwing acceptance
by the Public Utility Board.
02-16/02-23 /03-02
SAt'l. SEWER & WATER.c\1A1N
EXTENSION
BIDS CLOSE MAR 2
Rochester MN
NOTICE OF BIDS - Notice is
hereby given that bids will be received
at the Office of the City Clerk until
11:00 o'clock A,M. on March 2,
1990 for the construction of the fol-
lowing described local improvements,
pursuant to Minnesota Statutes, Chap-
ter 429, as amendcd, in accordance
with the plans and specifications for
the same which are on file in the
Office of the City Clcrk of said City:
Project No, 8608.0-89 J 9125 .
San. Sewer and Watermain Ext. in
W Frontage Rd. CSAH 8, Future
Fox Valley Dr. Easement and 19th
Avenue in Baihly Hgts Sub. from
Baihly HilIs Dr. to CsAH 8 to Britt
Lane m Baihly Hgts 5th Sub.
Immediately following expiration
of the time for receiving olds the City
Clerk and two designated City offi-
cials will publicly open said oids in
the Council Chamoers of the City
Hall. The Common Council will con-
sider the bids in the Council Cham-
bers at 2:00 o'clock P.M. on March
5, 1990.
Each bid must be accompanied by
a bid bond, cashier's check or a certi-
fied check ~yable to the Mayor of the
City of Rochester, Minnesota, for at
least ten (10) percent of the amount of
the bid, whicn amount shall be forfeit-
ed to the City of Rochester, Minneso-
ta, as liquidated damages if the biddcr,
upon the letting of the contract to him
sliall fail to enter into the contract so
let; the said Common Council reserv-
ing the right to reject any and all bids.
A public contractor's bond for the
full amount of the contract by a surety
com~y authorized to do bUsiness in
the State of Minnesota, will be
required with the contract. (personal
boOds will not be acce!'ted.)
All proposals must be addressed to
Carole A. Grimm, CMC, City Clerk of
the City of Rochester, Mintiesota and
shall have endorsed thereon Project
No, 8608-0.89 J 9125 - San, Sewer
and Watermain in W Frontllge Rd.
CSAH 8 future Fox Valley U-r, and
in Baihly Hgts 5th Sub.
Dated at Rochester, Minnesota this
6th day of Febfuary, 1990.
Carole A. Grimm, CMC
City Clerk
02-00/02-16/02-23
CITY PROJECT
BIDS CLOSE MAR 9
St. Cloud, MN
INVITATION FOR BIDS - Con-
tract 1990-1. Sealed bids for the Mis-
cellaneous Sanitary Sewer~ Water
Main, Storm Drain, Street Surlace and
Appurtenant Work will be received at
the office of the City Clerk, City Hall,
400 Second Street South, St. Cloud,
Minnesota, until 11:00 a.m., March 9,
1990, at which time all bids will be
publicly o~ned in the City Council
Chambers, City Hall, and all bids read
aloud. Envelopes cOl1~ bids shall
be marked as follows: Miscellaneous
Sanitary Sewer Water Main, Storm
Drain. Street Surface and Ap-pur.
tcnanl Work, Contract 1990.:1, St.
Cloud, Minnesota. March 9, 1990,
Bidder:
Contract quantities include a~prox-
imately' 2,379 Lin. Ft. 12" to 33 '~CP
Storm Drain 2,000 Lin. Ft. 4" to 12"
Dr Water Main,5,185 Lin. Ft. 8" to
12"" PVC Sanil.!l!Y Sewer, 13,306 Cu.
Y ds. Common Excavation, 5,486 Cu.
Yds. Aggregate Base Placed Class 5,
6,149 Ton of Bituminous Surfacingl
9,215 Lin. Ft. Curb and Gutter ana
5,430 Sq. Y cts. of Sodding.
General Information:
1. Construction shall be accom-
plished in accordance with the Min-
nesota Department of Transportation
"Standard SPecifications for Construc-
tion," 1988 Edition, and "Standard
Utihties Specificatlons" for Water
Main and Service Line Installation
and Sanitary Sewer and Storm Sewer
Installation, prepared by the City
Engineers Association of Minnesota,
1988 Edition, and in accordance with
the plans and ~ial provisions pre-
pared by the City Engin~ Depart-
ment, dated Fe\Jfuary 8, 1990.
2. Work under this bid is located in
an area within the city limits of St.
Cloud.
3. Proposal forms, contract docu-
ments, plans and SQCClfications as pre-
pared oy the City Engineer are on file
at the following offices: Builders
Exchanges in St. Cloud, Minneapolis,
and St. Paul, all in Minnesota.
4. Drawings, specifications, and
other contract documents may be
obtained at the office of the City Engi-
neer, upon dep<?sit of $40.00 for each
seL Tne deposit for these jllans and
~ifications will not be refunded.
The successful bidder will be fur-
nished, free of charge, an adequate
num ber of plans and specifications.
5. A Bldder's Bond or Certified
Check in the amount of five !'efcent
(5%) of the total amount of the bid
shall accompany the proposal.
6. The City Council reserves the
rig\1t to rej~t any !'~ all bids "')-d t.o
'Y!Uve any uregufanl1es or techniCall-
ues.
GreggA. Engdahl
City Clerk
02-16/03-02
PAINTING OF ELEVATED
WATER TAl'i"K
BIDS CLOSE MAR 6
Stillwate~ MN
ADVERTISEMEm FOR BIDS -
Notice is hereby given that sealed bids
will be received oy the Board of Watcr
Commissioners until 3:00 P.M"
C.S.T., Thesday, March 6, 1990, at
the Water Boara Office, 204 North
Third Street, Stillwater Minnesota, at
which time they will be publicly
opened and read aloud; for the fur-
nishing of all labor ana material for
the construction of: PaintinJ!.. of a
500,000 Gallon Elevated Water
StorlI2e Tank.
Bids shall be on the fonns provided
for that purpose and according to the
Contract Documents prepared by
Short-Elliott-Hendrickson, mc., 3535
Vadnais Center Drive, St. Paul, Min-
nesota 55110, dated February 8, 1990.
(SEH File No: 90171)
Bid forms and Contract Documents
may be seen at the Water Board
Office, and at the office of the above-
named Engineers.
Contractors desiring a copy of the
Bid Forms and Contract Documents
may obtain them from the office of the
above-named Engineers in accord
with the Instructions to Bidders up<?n
payment of $lO.00/Set. Checks shOuld
be made out to Short-Elliott-Hen-
drickson, Inc. No refunds will be pro-
vided.
Bid security in the amount of 10%
of the bid must accompany each bid in
accord with the InstrucUons to Bid-
ders.
Bids shall be directed to the City
Administrator, securely sealed and
endorsed upon the outside wrapper,
"Bid for PaintinJ;: of 5oopoo Gallon
Elevated Water Storagellmk."
The Board of Water Commission-
ers reserves the right to reject any and
all bids, to waive irregularities and
infonnalities therein and to award the
Contract in the best interests of the
Board of Water Commissioners.
Demus McKean
Secretary!ManaK.er
Board of Water Commissioncrs
02-16/02-23 /03-02
RESERVOmS EXPANSION
BIDS CLOSE FEB 27
Valley City I'm
ADVERTISEMENT FOR BIDS -
Notice is hereby given that sealed bids
will be received for the construction
of an additio~ unde;rg!"Ound potal?le
water reservolf at eXlstmg reservOIrs
"B" and "C' to the present rural water
~stem serving Barnes County, North
Dakota. Bids will be received by the
Barnes Rural Water User's, Inc. Sys-
tem Manager at hispresent office
located in the Cass County Electric
Building at 136 4th Avenue SE, Valley
Cl!y, North Dakota until 8:00 P.M.
(L:l) on February 27, 1990 and then at
said office, the Systems Manager will
publicly open and read aloud all valid
bids.
The bidding and contract docu-
ments may be obtained from Interstate
Engineermg, Inc.", P. O. Box 2035,
Jamestown, North !Jakota 58402 with
payment of $35.00 for each set of doc-
uments which is not refundable. The
bidding and contract documents may
also be examined at the office of the
Barnes Rural Water User's, Inc. Sys-
tems Manager's office at 136 4th
Avenue SE, Valley City, North Dako-
ta.
Briefly described the project shall
consist of the following:
A. Construction of two (2) all con-
crete, 100,000 gallon, under~round
potable water reservoris. (One (1)
req1lired at each reservoir site.)
B. Construction of an so S.F.,
wood framed structure with electriCal
devices to house reservoir access and
99
control. (One (1) required at each
reservoir site.)
C. Miscellaneous sitework includ-
ing grading, seeding, sodding and
gravel surfaced parking lot construc-
tIOn. One (1) thus at each reservoir
site.)
Each bid will be submitted on the
basis of cash payment for work. Bids
may be submlUM as bids for the sin-
gle project or for the electrical portion
of tlle projecL It will be enclosed in a
sealed envelope addressed to Barnes
Rural Water User's Inc., Valley City,
North Dakota, accompanied by a Bid-
der's Bond in the amount of five p<:r-
cent (5%) of the bid, executed by the
Bidder as Principal and by a Surety
Comgany authorized to do business in
this State. If the Principal's bid is
accepted
by the Barnes Rural Water User's
Inc. Board and the contract awarded to
him, he, within ten (10) days after the
Notice of Award, wifI execute and
effect a contract m accordance with
the terms of his bid.
A Contractor's Bond as required by
Chapter 48-01 of the North Dakota
Century Code will be included with
the executed Contract Documents.
The Bid Security shall be as res,uired
in Section 48-02-04 of the North
Dakota Century Code.
AIl bidders must be licensed for the
highest amount of their bids as pro-
viaed by Section 43-07-05 ofthe
North Dakota Century Code and a
copy of the license or certificate of
renewal thereof shaIl be enclosed in
the required bid bond envelope.
No bid will be read or considered
which does not fully comply with the
above provisions as to Bond and
Licenses, and any deficient bid sub-
mitted WIll be resealed and returned to
the Bidder immediately.
The Owner retains the right to
reject anyone or all of the bias sub-
mitted and to waive all.)' informality in
any bid and to hold all bids for a peri-
od not to exceed thi1ty (30) days from
said date of opening bids and to hold
the three (3) low bIds not more than
60 days from said date of bid opening.
The construction work is to com-
mence upon date to be spedfied by
the Owner, notice of whIch will be
given to the successful bidder fifteen
(15) days in advance of start of con-
struction. Work is to be completed by
September I, 1990.
131' order of the Barner RuraI Water
User s, Inc., Valley City, North Dakota
Paul Lacina
Systems Manager
Valley City
Nortli DaKota 58072
Dated this 31st day of January,
1990.
02-09/02-16
WATERPOWER,
LAKES & DAMS
RECONSTRUCTION BOAT
LAUNCH
BIDS CLOSE FEB 22
Hennepin County, MN
ADVERTISEMENT FOR BIDS -
For Reconstruction of Lake Inde-
pendence Boat Launch, Baker Park
Reserve. Notice is hereby given that
sealed bids will be received in the
office of the Superintendent, Suburban
Hennepin Regional Park Distr.i~l
12615 County Road 9, PI)'l!louth, lY.U.'l
55441 and opened by the Superinten-
dent at 2:00 P.M., C.S.T, on
February 22, 1990 ror furnishing
all labor, materials, equipment and
skill required for work described in
the drawmgs and specifications.
Proposa.! forms and other contract
documents are on file in the office of
the Superintende':l~)2615 County
Road 9, Plymouth, MN 55441.
Bidders may obtain complete sets
of drawings and specificatIons from
this office, located on County Road 9
Plymouth, MN, u~on deposit ol
$1:>.00 for each seLDeposits will be
refunded upon return or the drawings
and specifIcations in good condition
within ten (10) days after bids are
ope:ned.
The current minimum wage rate
per hour to be paid for each classifica-
tion of work snaIl be the local prevail-
ing rate, including fringe benefits as
defmed m Minnesota Statute 177.42.
No bid will be considered unless
sealed and filed with the SUl?erinten-
dent before the stated bid tune and
accomI>anied by a bidder's bond or
certifie:a check made payable without
recourse to the Suburban Hennepin
Regional Park District in an amount
equal to 5% of the base bid. A Perfor-
mance Bond and Material, Labor and
Payment Bond in the full amount of
the contract sum will be required of
the successful bidder.
No bid may be withdrawn for a
p<:riod of forty-five (45) calendar days
after bids are opened. The Board
reserves the ri~t to reject any or all
bids and to waive irregulanties in
order to award the contract in the best
interests of the Suburban Hennepin
Regional Park DistricL
By Order of the Board of Commis-
sioners, Suburban Hermepin Regional
Park DIstrict
Douglas F. Bryant
Superintendent &
Secretary to the Board
02-09/02-16
FUlU'lISH FLOATING CURTAIN
BARRIER
BIDS CLOSE FEB 22
Hennepin County, MN
ADVERTISEMENT FOR BIDS -
For Furnishin!LFloatinll Curtain
Barrier for the JJeach at 1:lifton E,
French Regional Park. Notice is
hereby given that sealed bids will be
received in the office of the
Superintendenk, Suburban Hennepin
Regional Park uistricl, 12615 County
Road 9bPlymouth, MN 55441 ana
()pened y the Superintendent at 2:00
F.M" C.S.T., on
February 22, 1990 for furnishing
all labor, materials, equipment and
skill required for work described in
the drawmgs and specifications.
Proposa.! forms and other contract
documents are on file in the office of
the Superintende':lt;,)2615 County
Road 9, Plymouth, Ml'i 55441.
Bidders may obtain complete sets
of drawings and specifications from
this office, located on County Road 9,
PI)'I!1outh MN.
No bid will be considered unless
sealed and filed with the SUl?erinten-
dent before the stated bid time and
accomI>anied by a bidder's bond or
certifie:a check made payable without
recourse to the Suburban Hennepin
Regional Park District in an amount
equal to 5% of the base bid.
No bid may be withdrawn for a
pe:riod of forty-five (45) calendar days
after bids are opened. The Board
reserves the right to reject any or all
bids and to waive irregulanties in
order to award the contract in the best
interests of the Suburban Hennepin
Regional Park DistricL
By Order of the Board of Commis-
sioners, Subwban Hennepin Regional
Park DIstrict
Douglas F. Bryant
Superintendent &
Secretary to the Board
02-09 /02-16
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CONSTRUCI10N BULLETIN
POST PUBLICATIONS
AFFI DAVIT OF PU BLlCA TION
ST ATE OF MINNESOTA
COUNTY OF HENNEPIN
1
55.
Walter D.
Roach
being duly sworn, o!)..\lath says !hat he is the publisher or authorized
~'ostI\Je1~zrS
agent and employee of the publisher of the newspaper known as the
and has full knowledge of the facts which are stated below:
(Al The newspaper has complied with all of the requirements constituting qualification as a qualified newspaper, as
provided by Minnesota Statue 331A.02, 331A.07, and other applicable laws, as amended.
(B)
Improve .
Pro_ject No. 4'18
which is at1ached was cut from the columns-of said newspaper, and was printed and published once a weeK, for
1
A
I
successive weeks; it was first published on
the
day of
19_. and was thereafter printed and published on every
to and including the day of . 19
and printed below is a copy of the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as be.
ing the size and kind of type used in the composition and publication of the notice:
abcdefghi i kl mnopqrstuvwxyz
BY:
TITLE:
Acknowledged before me on
15th
,19_.
this
RATE INFORMATION
(1) Lowest classified rate paid by commercial users for com-
parable space.
(2) Maximum rate allowed by law for the above mat1er.
.50
$
(Line) . 50
$
(Line)
(3) Rate actuaily charged ior the above matter.
POST PUBLICATIONS
AFFIDAVIT OF PU BLlCA TION
STATE OF MINNESOTA
COUNTY OF HENNEPIN
1
55,
Vial ter Do Roach . being duly sworn. on oath says that he is the pubiisher or authorized
. New Hope-Golden Valley
agent and employee of the publisher of the newspaper known as the
and has full knowledge of the facts which are stated below: Pas tNe"'lS
(A) The newspaper has complied with all of the requirements constituting qualification as a qualified newspaper. as
provided by Minnesota Statue 331A.02. 331A.07. and other applicable laws. as amended.
(B) The printed
Not. Pub. Hear. on Prop. St. Improvement
No. 418
which is attached was cut from the columns of said newspaper. and was printed and published once a week. for
2
Wednesday
12th
the day of
successive weeks; it was first published on
April
Wednesday 19th April 89
to and including the. . day of 19
and printed below is a copy of the lower case alphabet from A to Z. both inclusive. which is hereby acknowledged as be.
ing the size and kind of type used in the composition and publication of the nolice:
19 89
and was thereafter printed and published on every
'OC""2Jfj}~
7 (]?~J~
BY:
TITLE:
General Manager
Acknowledged before me on
20th
dayof
April
89
.19_.
rAY C~)~~~,"i;:~:'::'~ E;..~ti;j;:::.: Ct-Z7-J.;t
RATE INFORMATION
1.40
(1) lowest classified rate paid by commercial users for com.
parable space.
S
(Line)
(2) Maximum rate allowed by law for the above matter.
.45
.45
S
(line)
(3) Rate actually charged for the above matter.
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(Line)
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4401 Xylon Avenue North
New Hope, Minnesota 55428
Phone: 533-1521
April 12, 1989
Subject: IMPROVEMENT PROJECT 418
Dear Property Owner:
The New Hope City Council will hold a public hearing on April 24,
1989, to consider drainage improvements in an area located south of
Bass Lake Road and west of winnetka Avenue, New Hope, Minnesota. The
drainage improvements proposed are at the request of the Park Acres
Apartment Complex, which experiences frequent flooding.
The City Council will review and consider two plans at the public
hearing:
Plan A provides for the construction of a retention pond for
storm sewer runoff and a storm sewer sufficiently sized to
handle a 100-year storm event.
Plan B provides for the construction of a parallel storm
sewer to the existing storm sewer which would be sized to
convey a 100-year storm to the pond in st. Theresa.
Both plans include construction of catch basins, manholes,
and drain pipes and all other appurtenant works and services
reasonably required.
The City Council held a public hearing on April 25, 1988, and ordered
the development of construction plans for Alternate A (construction of
a retention pond). However, the City Council rejected the bids on this
proj ect because the City was unable to obtain easements needed to
construct the plan on a voluntary basis. As a result, the Council
ordered staff to schedule a second public hearing on the project.
If you have questions, please call Mark Hanson at 636-4600.
];)LL
;a:iel- ~ D~nahue.
city l"lanager
I'1JDj lb
Family Styled City. For Family living
F.i.
J
~
NOTICE OF PUBLIC HEARING ON PROPOSED
STREET IMPROVEMENT NO. 418
(PARK ACRES DRAINAGE IMPROVEMENT)
1. Notice is hereby given that the City Council of the
City of New Hope, Minnesota, will meet on the 24th day of April,
1989, at 7:00 o'clock p.m. at the City Hall, 4401 Xylon
Avenue North, in said City for the purpose of holding a public
hearing on a proposed improvement as described hereinafter.
2. The general nature of the improvement under Plan A is
the construction of a retention pond for storm sewer runoff and a
storm sewer sufficiently sized to handle a 100 year storm event.
Plan B provides for the construction of a parallel storm sewer to
the existing storm sewer which would be sized to convey a 100
year storm to the pond in st. Theresa. Both plans include
construction of catch basins, man holes and drain pipes and all
other other appurtenant works and services reasonably required
therefor, to serve an area in the City of New Hope, County of
Hennepin, State of Minnesota, described as follows:
a. 7940 55th Avenue North, PID #6-118-21 44 0004
Winnetka Ave Elementary School
W 288.6 ft of E 494.6 ft of Nt of SEt of SEt and that part
of E 206 ft of Nt of SEt of SEt lying S of N 241.64 ft
thereof, except road, Sec. 6, Township 118, Range 21.
b. 5530 Zealand Av N, pro #06-118-21 44 0001
Hosterman Jr. High School
That part of Nt of st of SEt lying W of E 494.5 ft thereof
and E of Center line of Zealand Avenue Extended
Northerly, except streets. Sec. 6, Twp 118, R 21.
c. 5600-10 Wisconsin, PID #06-118-21 41 0013
8007-11 Bass Lake Road
Park Acres
S 292.5 ft of that part of wt of NEt of SEt lying E of W
210 ft thereof, also W 30 ft of that part of Et of NEt of
SEt lying Sly of Bass Lake Road and commencing at the
point of intersection of SWly line of said road with a
line parallel with and 30 ft E of W line thereof,
thence SEly along said road line 30 ft, thence at right
angles SWly to intersection with said line parallel
with and 30 ft E of W line thereof, except road. Sec.
6, Twp 118, R 21.
-"
.if
d. 8001 Bass Lake Road, PID #6-118-21 41 0006
Country Club Market
Commencing at the point of intersection of SWly line of
Bass Lake Road with a line parallel with and 30 ft E of
W line of Et of NEt of SEt thence SEly along said road
line 30 feet to actual point of beginning thence at
right angles SWly to intersection with said line
parallel with and 30 ft E of W line thereof, thence S
parallel with said west line to S line of said Et
of NEt of SEt thence E along S line thereof 228.86 ft
thence NEly deflecting left 57 deg 05 min 30 sec from
said S line to Sly line of said road thence NWly along
said road line to beginning. Sec. 6, Twp 118, R 21.
e. 8109 Bass Lake Road, PID #6-118-21 41 0007
4-Unit Apartment Building
That part of wt of NEt of SEt lying E of W 580 ft thereof
and N of S 292.5 ft thereof and S of road, Section 6,
Township 118, Range 21.
f. 8113 Bass Lake Road, PID #6-118-21 41 0008
4-Unit Apartment Building
E 80 ft of W 580 ft of that part of wt of NEt of SEt lying
N of S 292.5 ft thereof and S of road. Section 6,
Township 118, Range 21.
3. The estimated cost of said improvement under Plan A is
$40,300.00 and under Plan B is $138,080.00.
4. The area proposed to be assessed for the making of said
improvement shall include the premises described in paragraph 2
above.
5. All persons interested are invited to appear at said
hearing for the purpose of being heard with respect to the making
of said improvement.
Dated the 27th day of March, 1989.
~'
/I~
Daniel J: Donahue
Acting City Clerk
(Published in the New Hope-Golden Valley Post the 12th and 19th
days of April, 1989).
-
m,","y 0,('-
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COUNCIL
REQUEST FOR ACTION
Originating Department
Approved for Agenda
Agenda Section
Consent
City Manager
B Dan Donahue
y:
By: oj
7-23-90
Item No.
6.19
RESOLUTION ACCEPTING EASEMENTS FOR CONSTRUCTION AND MAINTENANCE OF
PROJECT 418 - (HOSTERMAN PARK ACRES STORM WATER IMPROVEMENTS)
The City is requested to accept easements given by property owners
for the storm water improvements in Project 418. The easements
have been previously agreed to and the action hereis to formally
accept them.
MOTION BY
TO: /ld O'-l"-}(
,
t:~.7(lk
\
"fl/) C/O - / 2) f
/" /,
SECOND BY (L.~ LtI)(
Review:
Administration:
Finance:
RFA-OOl
/ ICJ
I.c I
CORRICK & SONDRALL
A PARTNERSHIP OF PROFESSIONAL CORPORATIONS
CORRICK LAW OFFICES. P.A.
WILLIAM J. CORRICK
STEVEN A. SONDRALL. P.A.
STEVEN A. SONDRALL
MICHAEL R. LAFLEUR
MARTIN P. MALECHA
WILLIAM C. STRAIT
LAWYERS
3811 WEST BROADWAY
ROBBINSDALE. MINNESOTA 55422
TELEPHONE (612) 533-2241
FAX 1612) 533-2243
LEGAL ASSISTANTS
LAVONNE E. KESKE
SHARON D. DERBY
July 16, 1990
Mr. Daniel J. Donahue
city Manager
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
RE: Park Acres, project No. 418
Our File No. 99.64182
Dear Dan:
Please find enclosed a Resolution accepting the easements for the
three parcels of land involved in the Park Acres project and
condemnation. please place this resolution on the consent agenda
for the next Council meeting.
By copy of this letter I am forwarding the originals of the
easements to Valerie and asking her to sign the acceptance and
emboss the City seal on each easement after the Resolution has
passed. Valerie should then return the easements to our office
for recording.
Now that we have the easements, we will be dismissing the
condemnation action in the near future. please call if you have
any questions.
very truly yours,
~'
,,," ./".~
: '''--'-
"..,
Steven A. Sondrall
slm
Enclosure
cc: Valerie Leone
RESOLUTION NO. 90-138
RESOLUTION ACCEPTING EASEMENTS FOR
CONSTRUCTION AND MAINTENANCE OF
PUBLIC IMPROVEMENT NO. 418 AT WISCONSIN AVENUE
AND 56TH AVENUE NORTH AS EXTENDED (PARK ACRES)
BE IT RESOLVED by the City Council of the City of New Hope
as follows:
1. That certain easements for construction and
maintenance of public improvement relating to a storm water
ponding retention area have been obtained from Independent School
District No. 281, Quad Enterprises, and BNR Partners, copies of
which are attached as Exhibits A, B, C and D, respectively. That
said easements involve certain covenants and agreements on the
part of the City. That acceptance of said easements are
necessary for the successful construction and maintenance of the
storm water ponding retention area t.o be constructed there.
2. It is hereby found and determined that this Council
accepts the attached easements for construction and maintenance
of public improvement from Independent School District No. 281,
Quad Enterprises, and BNR Partners.
Dated this 23rd day of
July
, 1990.
~~~~vJ
/ E~. J. Erickson, Mayor
Attest: ~~{{~/f qc ~
PERMANEN'r AND TEMPORARY EASEMENT FOR CONSTRUCTION
AND MAINTENANCE OF PUBLIC IMPROVEMENT
THIS INDENTURE, execu,ted on:"the ILl th..- day of /11CLLh
1990, between INDEPENDENT SCHOOL DISTRICT NO. 281, a Minrl~sota
Independent School District (herein "First Party") and the CITY
OF NEW HOPE, a Minnesota municipal corporation (herein "City").
WHEREAS, First Party is the fee owner of the following
described property (herein "Property"):
The North 1/2 of the South 1/2 of the Southeast 1/4 of
Section 6, Township 118, Range 21, except that part
thereof lying Easterly of a line drawn parallel to and
494.60 feet Westerly from the East line of said
Southeast 1/4. Subject to road as excepted in Deed
shown as recorded in Book 1658 of Deeds, page 171.
WHEREAS, the City is desirous of obtaining a temporary
construction easement and a permanent drainage and utility
easement over, under and across said Property,
WITNESSETH; That the First Party in consideration of the sum
of One Dollar ($1.00) and other good and valuable consideration
to it in hand paid by the City, the receipt whereof is hereby
acknowledged, does hereby grant, bargain and convey unto the said
City, its successors and assigns, forever, a permanent easement
including the full and free right and authority to enter upon the
easement tract hereinbelow described and to maintain drainage
facilities and public utilities to be constructed therein. The
permanent easement herein described shall continue forever as a
permanent easement over, under and across said tract and the City
shall have the right to make such use as is reasonably necessary
and advisable in the construction, maintenance and operation of a
drainage facility and public utilities over, under and across the
tract of land hereinbelow described.
The permanent easement herein granted is situated over,
under and across a tract of land in the County of Hennepin, State
of Minnesota, described as follows, to-wit:
a permanent easement for drainage and utility purposes
over the following described parcel: Beginning at the
intersection of the north line of the property
described above and the east line of Wisconsin Avenue;
thence south on the southerly extension of said east
line 50.00 feet; thence east parallel with the north
line of said property a distance of 380.00 feet; thence
northeasterly to the northeast corner of said property;
thence west along said north line to the point of
beginning.
1
EXHIBIT A
WITNESSETH; Further that the First Party in consideration of
the sum of One Dollar ($1.00) and other good and valuable
consideration to it in hand paid by the City, the receipt whereof
is hereby acknowledged, does her~by grant, bargain and convey
unto the said City, its su~cessors and assigns, a temporary
construction easement; including full and free right and
authority to enter upon the property hereinafter described, for
the purpose of construction of a drainage facility and public
utilities (herein "Improvement"), it being the intention of the
parties hereto that the aforesaid temporary construction easement
shall terminate at midnight on December 31, 1990.
By acceptance of this temporary construction easement, the
City hereby covenants and agrees to restore the surface of the
ground and all structures to the same condition as existed
thereon prior to the construction of said Improvement. The
temporary construction easement described above is located over a
tract of land situated in the County of Hennepin and State of
Minnesota, described as follows, to-wit:
a temporary construction easement over a strip of land
15.00 feet wide lying adjacent to and south of the
permanent easement described above, and a temporary
construction easement over the north 65.00 feet of the
west 30.00 feet of that part of the property described
above lying east of the southerly extension of the
center line of Wisconsin Ave.
INDEPENDENT SCHOOL DISTRICT NO. 281
1) C" eN ~) 'w
By: " ~ .A ( t. t (/'V " , '-' .Q..,..L,
Its '~..-R'l '1.Af 0 ".<1 ('.....,
By: i?1f{l/I~lAV ~ (~<..
Its ( . f!.oJ.. ..; (7
STATE OF MINNESOTA
)
) ss
)
COUNTY OF HENNEPIN
...
The foregoing was acknowledged before me this L-9r-&~ day of
~,t.<:.- , 1990, by PatridA. H Neils and
Merr~ ee P. Riley , the ChA.irnerson and
Clerk , respectively, of Independent School
District No. 281, a Minnesota Independent School District, on
behalf of said independent school district.
.,..-:'7 /; .o'
('.' . .,//"1 ". ~ /1' . , / /, 1 A( f' ~/. /::-'
... "I' (./' \... ..//. i..... .... . <~.-
Notary Public
r:: /\'..\J\l ..~~J\!\i\^.I\I\I\/\I'/\/\^~J\/\./'v'\/'v''vV''''Vv\AlI
1/(;'::;iI'. CAROL R. ANDERSON I
,~~i:i NOTARY PUBLIC-MINNESOTA.
\~.r HENNEPIN COUNTY
MY COMM, EXPIRES AUG. 28. 1991
v .
2
This Document was Drafted by:
CORRICK & SONDRALL, a Partnership
of Professional Corporations c
3811 West Broadway
Robbinsdale, MN 55422
(612) 533-2241
I, the undersigned, being the duly qualified and acting
Clerk of the City of New Hope, Minnesota, hereby certify that the
Council of said City has duly accepted the foregoing easement.
Dated:
/7- j()-90
c_/ f -
_L/ [t+ i (
City Clerk
,.
? ,'2{ Ci-nc
3
~..
TEMPORARY EASEMENT FOR CONSTRUCTION AND MAINTENANCE
OF PUBLIC IMPROVEMENT
(\6-
,/}/) _ k I ~
THIS INDENTURE, executed on the &\0\ day of I eO,Vet;'),/ ,
1990, between QUAD ENTERPRISES, a Minnesota General Partnership,
(herein "First Party") and the CITY OF NEW HOPE, a Minnesota
municipal corporation (herein "City").
WHEREAS, First Party is the fee owner of real property
located in Hennepin County, Minnesota, legally described as
(herein "Property"):
Par 1: All that part of the East 1/2 of the Northeast
Quarter of the Southeast Quarter, Section 6, Township
118 North Range 21 West of the Fifth Principal Meridian
described as follows, to-wit: Commencing at the
Southwest corner of the East 1/2 of the Northeast
Quarter of the Southeast Quarter of said Section 6;
thence North along the West line thereof a distance of
475 feet more or less to the Southerly line of public
highway; thence Southeasterly along Southerly line of
said highway a distance of 406 feet; thence South a
distance of 247.6 feet more or less to a point on the
South line of the East 1/2 of the Northeast Quarter of
the Southeast Quarter of said Section 6, 341 feet East
from point of beginning, thence West 341 feet to
beginning except that part thereof lying Southeasterly
of a line described as beginning at a point in the
South line of said East 1/2 of the Northeast Quarter of
the Southeast Quarter distant 258.68 feet East of the
Southwest corner thereof; thence Northeasterly
deflecting 57 degrees 05 minutes 30 seconds (measured
from East to North) from said South line to the
Southerly line of said public highway and there
terminating, also except that part thereof lying
Westerly and Northwesterly of the following described
line: Beginning at a point on the South line of the
East 1/2 of the Northeast Quarter of the Southeast
Quarter of said Section 6 distant 30 feet East of the
Southwest corner thereof; thence North parallel with
the West line of the East 1/2 of the Northeast Quarter
of the Southeast Quarter of said Section 6 a distance
of 379.91 feet; thence deflecting Northeasterly 33
degrees 04 minutes (measured from North to East) to the
Southerly line of said public highway and there
terminating.
Par 2: That part of the East Half of the Northeast
Quarter of the Southeast Quarter, Section 6, Township
118, Range 21 described as commencing at the Southwest
1
EXHIBIT B
~L"I
corner of said East Half of the Northeast Quarter of
the Southeast Quarter; thence East along the South line
of said East Half of the Northeast Quarter of the
Southeast Quarter a distance of 258.68 feet; thence
Northeasterly deflecting to the left 57 degrees, 05
minutes, 30 seconds along a line hereinafter referred
to as line "A" to an intersection with the Southerly
line of County Road Number 10; said intersection being
the actual point of beginning; thence Northwesterly
along the Southerly line of County Road Number 10 to a
point 406 feet Southeasterly along said Southerly line
from the West line of said East Half of the Northeast
Quarter of the Southeast Quarter; thence South along a
line which intersects the South line of said East Half
of the Northeast Quarter of the Southeast Quarter at a
point 341 feet East from the Southwest corner of said
East Half of the Northeast Quarter of the Southeast
Quarter to an intersection with said line "A"; thence
Northeasterly along said line "A" to the actual point
of beginning, according to the Government Survey
thereof, Hennepin County, Minnesota.
Certificate of Title No. 564713
WHEREAS, the City is desirous of obtaining a temporary
construction easement in, over and across said Property,
WITNESSETH; That the First Party in consideration of the sum
of One Dollar ($1.00) and other good and valuable consideration
to it in hand paid by the City, the receipt whereof is hereby
acknowledged, does hereby grant, bargain and convey unto the said
City, its successors and assigns, a temporary construction
easement; including full and free right and authority to enter
upon the property hereinafter described for the purpose of
construction of a storm water ponding retention area (herein
"Improvement"), it being the intention of the parties hereto that
the aforesaid temporary construction easement shall terminate at
midnight on July 1, 1991.
By acceptance of this temporary construction easement, the
City hereby covenants and agrees to restore the surface of the
ground and all structures to the same condition as existed
thereon prior to the construction of said Improvement. The
temporary construction easement is located over the south 25 feet
of the west 200 feet of the tract of land described above.
QUAD ENTERPRISES, a Minnesota
General Partnership
.~ l -/-'1/
By ~1f?'t /, /ld:td..
Its 1rmcr
2
'"
By
Its
STATE OF MINNESOTA
ss
COUNTY OF HENNEPIN
~. The foregoing was acknowledged before}Tle this <:.-.),2/(~.Jday of
rebl'rJq",-..._ ,1990, by l3'rcfrV /......, !V:jq.f and
(], and
respectively, of QUAD ENTERPRISES, a Minnesota General
Partnership, on behalf of said partnership.
.f. ~r,^AP,-,/""".'. -.,' / p..r.,."",.r.
.... T;^i~. ;' ~ . M,' . ,,' . .If ,
( .. 11;..r:, . . ',' ."-
,J
t./'.;.... .-'_'''. .._". _~J :~'; _,,"
~LC,1l.-'-l. V.
Notary Public
~(n~-~-/
,
This Document was Drafted by:
CORRICK & SONDRALL, a Partnership
. of Professional Corporations
3811 West Broadway
Robbinsdale, MN 55422
(612) 533-2241
I, the undersigned, being the duly qualified and acting
Clerk of the City of New Hope, Minnesota, hereby certify that the
Council of said city has duly accepted the foregoing easement.
Dated:
City Clerk
3
EASEMEN'r FOR CONSTRUCTION AND MAINTENANCE
OF PUBLIC IMPROVEMENT
THIS INDENTURE, executed on the 7 day of J!'U\J<...
1990, between BNR PAR'rNEHS" a ~-1innesota Limited Partnership,
(herein "First Party") and the CITY OF NEW HOPE, a Minnesota
municipal corporation (herein "City").
WHEREAS, First Party is the fee owner of the following
described property (herein "Property"):
Par 1: That part of the South 292.5 feet of the West
172 of the Northeast Quarter of the southeast Quarter
lying East of the ~\1est 210 feet thereof, Section 6,
Township 118, Range 21, West of the Fifth Principal
Meridian.
Par 2: All that part of the following described
property; That part of the East 1/2 of the Northeast
Quarter of the Southeast Quarter of Section 6, Township
118, Range 21, West of the Fifth principal Meridian,
described as follows, to-wit: Commencing at the
Southwest corner of the East 1/2 of the Northeast
Quarter of the Southeast Quarter of said Section 6;
thence North along the West line thereof a distance of
475 feet, more or less, to the Southerly line of public
highway; thence Southeasterly along Southerly line of
said highway a distance of 406 feet; thence South a
distance of 247.6 feet more or less, to a point on the
South line of the East 1/2 of the Northeast Quarter of
the Southeast Quarter of said Section 6, 341 feet East
from point of beginning, thence West 341 feet to
beginning, whicll lies Westerly and Northwesterly of the
following described line; Beginning at a point on the
South line of the East 1/2 of the Northeast Quarter of
the Southeast Quarter of said Section 6 distant 30 feet
East of the Southwest corner thereof; thence North
parallel with the West line of the East 1/2 of the
Northeast Quarter of the Southeast Quarter of said
Section 6 a distance of 379.91 feet; thence deflecting
Northeasterly 33 degrees 04 minutes (measured from
North to East) to the Southerly line of said public
highway and there terminating, Hennepin County,
Minnesota.
Registered Property, Certificate of Title No. 564713.
WHEREAS, the City is desirous of obtaining a utility and
drainage easement over, under and upon said property,
1
EXHIBIT C
WITNESSETEl~ That the First Party in consideration of the sum
of One Dollar ($1.00) and other good and valuable consideration
to it in hand paid by the City, the receipt whereof is hereby
acknowledged, does hereby grant, bargain and convey unto the said
City, its successors and assigns, forever, a permanent easement
including the full and free right and authority to enter upon the
easement tract herein described below and to maintain a storm
water retention ponding area, storm sewer and all improvements
incident thereto, to be constructed therein. The permanent
easement herein described shall continue forever as a permanent
easement over, under and upon said tract and the City shall have
the right to make such use as is reasonably necessary and
advisable in the construction, maintenance and operation of a
storm water retention ponding area over, under and upon the tract
of land herein described below.
The permanent easement herein granted is situated over,
under and across a tract of land in the County of Hennepin, state
of Minnesota, described as follows, to-wit:
A perman(~nt easement for utility and drainage purposes
over the south 25.00 feet of the East 90.00 feet of the
West 120.00 feet of the property described above;
A permanent easement for utility and drainage purposes
over that part of the south 10.00 feet of the property
described above lying east of the west 120.00 feet
thereof.
BNR PARTNERS, a Minnesota Limited
Partner Pi. f 7 :..::"
::::7/ /
By .
/1 s
By
Its
STATE OF MINNESOTA
ss
COUNTY OF HENNEPIN
The foregoing was acknowledged before me this
..:Jtlr1L , 1990, by ~.. ~r I- ;:? ~/~{t(//"'
, b~t1Cf'tl.l . rhv/ ~
respectively, of BNR PARTNERS, a Minnesota Limited
on behalf of said partnership.
7 day of
.~
,
Partnership,
VI , If' 174
"F~..'L.'..,~.~::,;~..:,. RUTH I.. ST AHLMANN
',,i' NOTARY PUBUC - MINNESOTA
'<,,~~i RAMSEY COUNTY
"'7,;:'9" My commission ellPIreI 8/11102
/7
~// '- \_ / / ,,I' / /1.
, .,. ,..t. ,,: ...;:T C,/ (, I tL.1. /'~<,0-
Notary Public
2
This Document was nrafted by:
CORRICK & SONORALL, a partnership
of professional Corporations
.3811 West Broadway
Robbinsdale, MN 55422
(612) 533-2241
I, the undersigned, being the duly qualified and acting
Clerk of the City of New Hope, Minnesota, hereby certify that the
Council of said City has duly accepted the foregoing easement.
Dated:
City Clerk
3
"
CONSENT BY MORTGAGEE
I1A I( ,
The undersigned, holder of that certain Mortgage registered on 2?
March 27, 1978 as Document No. 1265868, holder of that certain
Assignment of Rents and Leases registered on March 27, 1978 as
Document No. 1265870, and holder of that Financing Statement
registered on July 2, 1980 as Document No. 1386749, in the
Office of Registrar of Titles, Hennepin County, Minnesota, hereby
consents to the foregoing easement and subordinates to the
foregoing easement for construction and maintenance of public
improvement and subordinates to the foregoing easement its
mortgagee's interest and other interests in the land as described
in said easement.
tOt~:.,
"-"'e.! /
Minnesota Housing and Finance Agency,
a Public Body Corporate and Politic of
the State of Minnesota
BY~
Its Prpj ~~
STATE OF MINNESOTA
. JZf}..115t:-Y
COUNTY OF IffiJ\JI:<IEPIt:l
)
) ss
)
The foregoing instrument was acknowledged before me this "
;).Jr::d.._ day of (V} (u.-c./1--_' 1990, by 4/a II [I 1-14'11') I;)~ f}i..cj~(;M1f)1 r':,'YMJE',
of Minnesota Housing and Finance Agency, a Public B6dy'C porate
and Politic of the State of Minnesota, on behalf of the
corporation. ~
~ / { c!lt;.-;x-/;-;:. n (j"-Qr----'
Signature of Person Taking
Acknowledgment
(Notarial Seal or Stamp)
llMAA.A.N\J'IMM^MM^^Nu 'J\^^.I\AM"'MM\Il
14:,1'1'i;.. SUSAN K. NOREN ~
t!"~ NOTARY PUBlIC.MIHNESOTA
.~1t,Y RAMSEY COUNTY
MY COMMISSION EXPIRES APRI~ 8, 1991 ~
1Il VVWWV\fVVVIIVVVVVVVVVVVVVII'NVVW rI
TEMPORARY EASEME~r POR CONSTRUCTION AND MAINTENANCE
OP PUBLIC IMPROVEMENT
'rHIS INDEN'r{)RE, executed on the ""7 day of -l'lne.
1990, between BNR PAR'rNERS, a Minnesota Limi ted partnership,
(herein "First Party") and .the CITY OF NEW HOPE, a Minnesota
municipal corporation (herein "City").
,
hl1FREAS, First Party is the fee owner of real property
located in Hennepin County, Minnesota, legally described as
(herein "property"):
Par 1: That part of the South 292.5 feet of the West
I720f the Northeast Quarter of the Southeast Quarter
lying East of the West 210 feet thereof, Section 6,
Township 118, Range 21, West of the Fifth principal
Meridian.
Par 2: All that part of the following described
property; That part of the East 1/2 of the Northeast
Quarter of the Southeast Quarter of Section 6, Township
118, Range 21, West of the Fifth principal Meridian,
described as follows, to-wit: Commencing at the
Southwest corner of the East 1/2 of the Northeast
Quarter of the Southeast Quarter of said Section 6;
thence North along the West line thereof a distance of
475 feet, more or less, to the Southerly line of public
highway; thence Southeasterly along Southerly line of
said highway a distance of 406 feet; thence South a
distance of 247.6 feet more or less, to a point on the
South line of the East 1/2 of the Northeast Quarter of
the Southeast Quarter of said Section 6, 341 feet East
from point of beginning, thence West 341.feet to
beginning, which lies Westerly and Northwesterly of the
following described line; Beginning at a point on the
South line of the East 1/2 of the Northeast Quarter of
the Southeast Quarter of said Section 6 distant 30 feet
East of the Southwest corner thereof; thence North
parallel with the West line of the East 1/2 of the
Northeast Quarter of the Southeast Quarter of said
Section 6 a distance of 379.91 feet; thence deflecting
Northeasterly 33 degrees 04 minutes (measured from
North to East) to the Southerly line of said public
highway and there terminating, Hennepin County,
Minnesota.
Registered property, Certificate of Title No. 564713.
WHEREAS, the city is desirous of obtaining a temporary
construction easement in, over and across said Property,
1
EXHIBIT D
WI'rNESSE'rH; 'rhat the First Party in consideration of the sum
of One Dollar ($l.OO) and other good and valuable consideration
to it in hand paid by the City, the receipt whereof is hereby
acknowledged, does hereby grant, bargain and convey unto the said
City, its successors and assigns, a tem.porary construction
easement; including full and free right and authority to enter
upon the property hereinafter described for the purpose of
construction of a storm wate~ ponding retention area (herein
IIImprovementll), it being the intention of the parties hereto that
the aforesaid temporary construction easement shall terminate at
midnight on July 1, 1991.
By acceptance of this temporary construction easement, the
City hereby covenants and agrees to restore the surface of the
ground and all structures to the same condition as existed
thereon prior to the construction of said Improvement. The
temporary construction easement described above is located over a
tract of land situated in the County of Hennepin and state of
Minnesota, described as follows, to-wit:
a temporary construction easement over the north 15.00
feet of the south 40.00 feet of the east 105.00 feet of
the west 135.00 feet of the property described above~
a temporary construction easement over the north 15.00
feet of the south 25.00 feet of that part of the
property described above lying east of the west 135.00
feet of said land.
BNR PARTNERS, a Minnesota Limited
::rtn~r~.~:>. .)
It!d .. /..~
. ~ ,// /t
By
Its
STATE OF MINNESOTA
ss
COUNTY OF HENNEPIN
The foregoing was acknowledged before me this
::ru t1 v , 1 9 9 0, by ~~} /; (' rib/' 15 c/~ /r-
C:; r: tf ( ,. ill' /)4. f~ !h< f -~t_n:it--
respectively, of BNR PARTNERS, a Minnesota Limited
on behalf of said partnership.
'7 day of
--a:n:d:
,
Partnership,
r f" '.1.
I
J: ,?:( v~4(S; 1{-;;~-
Notar-y Public
,
RUTH I. STAHLMANN I
NOTARY PUBUC - MINNESOTA
RAMSEY COUNTY
My 0ClmlTItI8l0n 8llPIr.. 8/11/92
,-".. -
2
This Document was Drafted by:
CORRICK & SONDRALL, a Partnership
of Professional Corporations
3811 West Broadway
Robbinsdale, MN 55422
{612) 533-2241
I, the undersigned, being the duly qualified and acting
Clerk of the City of New Hope, Minnesota, hereby certify that the
Council of said City has duly accepted the foregoing easement.
Dated:
City Clerk
3
JUST COMPENSATION
APPRAISAL
OF
Hostennan Middle School
5530 Zealand Avenue North
New Hope, Minnesota
Park Acres Improvement Project #418
PREPARED FCR
City of New Hope
c/o M. Jeannine Dunn
4401 Xylon Avenue North
New Hope, Minnesota 55428
AS OF
August 29, 1989
Our File Number 89669
BeL APPRAISALS
BJORKLUND, CARUFEL, LACHENMAYER, INC.
2822 ANTHONY LANE SO., MINNEAPOLIS, MINNESOTA 55418 (612) 781-0605 Fax: 781-7826
BRAD BJORKLUND MAl SREA
AL CARUFEL MAl
RON LACHENMAYER SRA
October 10, 1989
Our File Nlli~er 8969
REAL ESTATE APPRAISERS
&
CONSULTANTS
City of New Hope
4401 Xylon Avenue North
NeVJ Hope, Minnesota
Attention: M. Jeannine Dunn
}'f.B.I1age.l\ent Assistant/Community Development Coordinator
Re: Just Compensation Appraisal
Hosterman Middle School
5530 Zealand Avenue North
Nevi Hope, J.vlinnesota
Park Acres Improvement Project #418
In response to your request, I have conducted the required investigation,
ga~hered the necessary data, and made certain aDalyses that have enabled me to
form an opinion of the just compensation for the proposed partial taking of the
Hosterman Middle School property at 5530 Zealand JlNenue North, New Hope,
10; lli'1esota.
Based on an inspection of the property and the investigation and analyses
undertaken, I have formed the opinion that as of August 29, 1989, and subject
to the assumptions and limiting conditions set forth in this report, the just
compensation is as follows:
'IWENTY -'ThO THOUSAND SIX HUNDRED OOLLARS
$22,600
The above amount does not include the cost of relocating the baseball
field. It is assumed that this cost vlill be paid by the condemnor.
The narrative appraisal report that follo'ils sets forth the identification of
the property, the assumptions and limiting conditions, pertinent facts about
the area and the subject property, comparable data, the results of the
investigations fuld analyses, and the reasoning leading to the conclusions.
Respectfully submitted,
BCL APPRAISALS, INC.
AC/jkg
/''0/'
Al caru};i~f~t/~~(7
MORE THAN 50 YEARS FULL APPRAISAL SERVICES EEO/AA
TABLE OF CONTENTS
PJI.GE NO
LETI'ER OF TRANSMI'ITAL .
TABLE OF CONTENTS. . . .
APPRAISAL CERTIFICATION. . . . . . . . . .
PHO'I(X;RApHS OF SUBJECT PROPERTY. .
PURPOSE OF THE APPRAISAL .
PROPERTY 'IO BE APPRAISED. . .
LEGAL DESCRIPTION. . . . . .
REAL ESTATE TAX INFORMATION.
HISTORY OF OWNERSHIP . . . .
CITY DATA - BEFORE THE TAKING. . . . . .
NEIGHBORHOOD DATA. . . . . . .
SITE DESCRIPTION - BEFORE THE TAKING
IMPROVEMENTS DESCRIPTION . . . . . . .
HIGHEST AND BEST USE - BEFORE THE TAKING .
DESCRIPTION AND EFFECT OF PARTIAL TAKING
APPRAISAL METHOOOU:X;Y. . . . . . . .
COST APPROACH - BEFORE THE TAKING. . .
INCXME APPROACH - BEFORE THE TAKING. .
MARKET DATA APPROACH - BEFORE THE TAKING .
CORRElATION AND FINAL VALUE ESTIMATE - BEFORE THE TAKING
CITY AND NEIGHBORHOOD DESCRIPTION - AFTER THE TAKING.
SITE DESCRIPTION - AFTER THE TAKING. . . . .
IMPROVEMENTS DESCRIPTION - AFTER THE TAKING.
HIGHEST AND BEST USE - AFTER THE TAKING.
COST APPROACH - AFTER THE TAKING . . . . . . . . .
INCXME APPROACH - AFTER THE TAKING . . .
MARKET DATA APPROACH - AFTER THE TAKING.
CORRELATION AND FINAL VALUE ESTIMATE - AFTER THE. TAKING.
TENPORARY CONSTRUCTION EASEMENT. . . . .
ALLCCATION OF DAMAGES AND CORRElATION.
ADDENDA
ASSUMPTIONS, AND LIMITING CONDITIONS
APPRAISER I S QUALIFICATIONS OF AL CARUFEL
ZONING MAP
PLAT MAP
ACQUISITION MAP
SURVEY MAP
DETAILS ON LAND SALES
i
ii
1
2
3
3
3
4
4
5-6
7
7-8
8
8
9
10
11
11
12
12
13
13
14
14
14
15
15
16
16
17
1
APPRAISAL CERTIFICATIOO
I hereby certify that:
I inspected the property on August 29, 1989. I met with Gary DeFrance of
School District #281, on August 8, 1989. He chose not to accompany me on my
inspection.
The OPINION OF VALUE DATE is the date I personally inspected the property
and the date to 'which my opinion of value applies.
The ESTIMATED FAIR MARKET VALUE is my independent opinion of just
compensation to be offered for the proposed acquisition on the date specified.
To the best of my knowledge and belief, the statements contained in the
appraisal report are true, and the information upon which my opinions are based
is correct, subject to the limiting conditions attached. I have also made a
field inspection of the comparable sales relied upon in making this appraisal.
I understand that the appraisal report is to be used as the basis for an
offer of just compensation; that the appraisal has been made in conformity with
the appropriate State Laws, regulations, policies, and procedures applicable to
appraising property for such purposes; and that should the property be
acquired, this report will be considered public data. To the best of my
knowledge, no portion of the value assigned to such property consists of items
which are noncompensable under the established laVJ of the State.
In making this appraisal, I have disregarded any increase or decrease in the
before value caused by the project for which the property is being acquired.
Neither my employment nor my compensation for this appraisal and report are
in any way contingent upon the values reported herein. The conclusion set
forth in this report was reached without collaboration or direction as to
value.
I have no direct or indirect present or contemplated future personal
interest in the property or any benefit from the acquisition of the property
appraised.
I will not reveal the findings and results of this appraisal to anyone other
than the property officials until authorized to do so, or until I am required
to do so by due process of law.
/71 1/ h' vfJJ
CCX G/Uj /. (
I .
Al Carufel, MAS!
Looking East Along Area of Taking
Looking West Along Area of Taking
Ibe' &tI:~ Qrt#l'ltea, 1!'Ie.. OCOltyA,QMT 1"1
( Photograph Views)
3
PURPOSE OF APPRAISAL
The City of New Hope proposes to improve drainage in the area at the north
end of the Hosterman School athletic field and the south edge of the adjacent
properties to the north. This project will necessitate partial takings for
permanent easements and terrporary construction easements.
The function of this appraisal is to assist the client in its determination
of the just compensation due for the partial taking of the property being
appraised.
The purpose of the appraisal is to first estimate the market value of the
entire fee simple ownership and second to estimate the market value of the
remainder. The difference between the two values is then to be analyzed as to
the allocation of the value differential to the real property acquired and
damages or special benefits to the remaining real property and property rights.
Market value is defined as the most probable price, as of a specified date,
in cash, or in tenus equivalent to cash, or in other precisely revealed tenus,
for which the specified property right should sell after reasonable exposure in
a competitive market under all conditions requisite to fair sale, with the
buyer and seller each acting prudently, knowledgeably, and for self-interest,
and assuming that neither is under undue duress.
PROPERTY 'ID BE APPRAISED
The property to be appraised is the HosteDnan Middle School located at 5530
Zealand Avenue North, New Hope, Minnesota.
I.EX;AL DESCRIPTICN
The legal description of the whole property, before the taking, is shown on
the survey in the Addenda of this report.
4
REAL ESTA'IE TAX INFQRMATICN
Fee Owner:
Property I. D. Number:
Assessor's Market value:
1989 Taxes:
unpaid Balance of Special Assessments:
Independent School District Number 281
06-118-21-44-0001
Not Shown
Tax exempt
None
HIS'lIRY OF CWtERSHIP
Insofar as was able to be determined, there has been no change in ovIDership
of the property in the past five years.
5
CITY DATA
The subject property is located in the north half of New Hope.
New Hope is considered to be a fully developed inner ring suburb west of
Minneapolis. The estimated population in 1988 was 22,944. The population of
New Hope has rerra.ined fairly stable since 1970. The City is highly developed
and its population is estimated to remain stable to at least the year 2000.
Major employers are North Ridge Care Center, Lakeside Industries, Honeywell,
and Liberty Diversified Industries.
New Hope provides good quality municipal utilities and services.
Essentially all of the city streets are paved, have street lights and service
by sanitary sewer and water.
No unusual municipal or economic influences are observed that would unduly
affect the value of real estate in New Hope.
The following are some of the general characteristics associated with New
Hope's land use:
1. Single family residential land use dominates the land use pattern.
2. The conmercial nodes and strips are scattered throughout the city along
major transportation arterials and intersections. New Hope has one
rrajor concentration of cOmTlercial focused at the intersection of 42nd
Avenue North (C.S.A.H. #9jRockford Road) and \vinnetka Avenue (C.S.A.H.
#156) .
3. The city has a good industrial base that is scattered throughout the
comuunity. These industrial lands lie primarily adjacent to railroads
and rrajor thoroughfare corridors. This provides efficient access to
industrial sites often engaged in product rranufacturing and product
transport.
New Hope has developed an attractive and balanced mix of residential,
commercial, industrial, and park/recreation land uses. The City has reached
the "fully developed" stage, with little land rema..ining for residential or
commercial usage.
Future industrial developIlent of any significant in New Hope will
undoubtedly require redevelopIlent of existing land use to provide the land area
needed for any sizeable industrial developIlent.
6
CITY DATA CX'NI" D
Presently, residential land uses corrprise approx.irnately 60 percent of the
City's total land area, and are generally located contiguous to one another,
rather than in isolated pockets. This primary and dominant land use within New
Hope provides residents with sound, attractive and healthy neighborhoods in
which to reside with reasonable confidence that the neighborhood character will
be preserved.
Historically, New Hope has shown a deliberate attempt to protect the
environment and life-style epitomized by the single family dwelling. The
single family living environment has been substantially established as the
predominate residential land use, and most land so suited has been developed.
There are a number of tracts of land with fXX)r soils, fXX)r drainage, or
lying between an existing residential developnent and more intensely used land
that could be utilized for residential purposes. With respect to those tracts
of land adjacent to more intensely developed land, it may be necessary to
consider future use of such tracts for transitional uses in order to more
properly blend with existing land uses. Both the residential Planned unit
Developnent (P.U.D.) and the "mixed-use" Planned Unit Developnent could afford
the best opportunity to accomplish this task.
Major transportation to New Hope is provided by U.S. Highway 169 along the
west city limits and by C.S.A.H. #9, 10, 70 and 156. Traffic along these
corridors will increase as those carn:nunities to the west continue to develop.
MIC provides public bus service in the City.
New Hope is almost completely served by the local and metropolitan sanitary
sewer system network and municipal water.
Local stonn sewers provide a majority of the urban built-up area with a
means to transport and discharge urban runoff into natural or man-made
watercourses/waterbodies.
7
NEIGHOORHOOD DATA
The Zoning Map in the Addenda shows the nature of land use in the imnediate
neighborhood.
The subject is bordered by single family homes for a block to the south,
high density residential for a block to the north and west, a small corner
commercial district imnediately to the northeast of the subject, and a public
elementary school on the property immediately to the east.
In general, properties are well maintained. The area is served by
bituminous paved city streets with concrete curb and gutter and public sewer
and water.
SI'IE IESCRIPTICN - Before the Taking
location
The subject property is situated between 55th and 56th Avenue North and
between Zealand and Utah Avenue North in New Hope, Minnesota.
Size and Shape
The site is rectangular in shape. Dimensions are 1,455.11 feet east to west
by 630 feet north and south. The total area of the site is 916,719 square
feet, or 21.045 acres.
Eas8ll\ents
There are no known existing easements on the property.
Streets
All streets abutting the subject site are bituminous paved two lane city
streets with concrete curb and gutter both sides.
Utilities
The property is served with all municipal utilities including sanitary
sewer, water, and natural gas.
8
SITE DESCRIPI'ICN aNI" D
Topography and Soils
The site is generally flat and level with street grades. There is about a
four foot drop in elevation along the north edge of the property east of
Wisconsin Avenue. This drop occurs in about the north 25 feet of the property.
There are no known detrimental subsoil problems.
Accessibility and Identity
The site is readily accessible from curb cuts on street frontages. It is
not exposed to any heavily travelled roads.
Zoning
The property is zoned R-1, Single family residential. The current use of
the property is a pennitted use under this zoning.
IMP~ DESCRIPI'ICN
The property is improved with the Hosterman Junior High School building and
athletic field. The school appears to be about 25 years old. It is a one
story building of masonry and steel or concrete construction. It was reported
to have a capacity of about 1,500 students. current enrollment is about 800.
HIGHES'f . AND BEST USE - Before the Taking
Real estate lS appraised according to the highest and best use of the
property.
Highest and best use nay be defined as: The reasonably probable and legal
use of vacant or an improved, which is physically possible, appropriately
supported, financially feasible, and that results in the highest value.
After giving consideration to the location of the subject, its current use,
the uses of other buildings in the area, trends and current activity of the
real estate market, it is the appraiser's opinion that the highest and best use
for the subject property is its current school use.
9
DESCRIPTICN AND EFFECl' OF PARTIAL TAfCIN;
The purpose of the partial taking is to facilitate the improvement of
rainwater drainage in the area along the north edge of the subj ect property and
the south edge of the adjacent properties to the north, east of Wisconsin
Avenue.
The proposed drainage improvement project will necessitate a partial taking
of the subject property.
A drawing and survey of the acquisition is included in the Addenda.
Included in the partial taking is a permanent drainage and utility easement,
380 feet wide by 50 feet deep and approx..i.roately 195 feet wide by 0 to 50 feet
deep. The area of this permanent easement is approximately 23,875 square feet
(2 . 6% of total property area).
The partial taking also includes a terrporary construction easement over a
strip of land 15.0 feet wide adjacent to and south of the permanent easement
described above and 30 feet wide by 65 feet long adjacent to and west of the
permanent easement. The area of the terrporary easement is approximately 10,650
square feet (1.16% of total property area).
The permanent partial taking is situated in a side or rear yard setback
area. It does not interfere with use of the existing building on the
property. It does not result in the loss of any off-street parking. The
permanent partial taking does not reduce the size of the tract below the
minimum area required by zoning regulations, or the rerraining a:rrount of
frontage, depth, or width below the minimum required. The permanent taking
does not create nonconformity in the a:rrount of off-street parking required, or
leave a remainder with too high of building to land area.
The permanent taking will take about 20 feet off the north edge of the
existing athletic field. This is the distance between the south easement line
and the shrub line. The permanent taking will leave less than 7 feet between
the existing northwest backstop and the south permanent easement line.
After the permanent taking, the remaining athletic field will be of
sufficient size to accommodate its existing facilities. The reduced distance
between the south permanent easement line and the baseball field may rreke it
necessary to move the baseball field to the south.
In conclusion, assuming that the cost of moving the baseball field will be
paid by the condemnor, it is estimated that the remainder of the property will
not be damaged as a result of the partial taking.
10
APPRAISAL ME."lliaX)I.CGY
General Appraisal
The valuation of a typical parcel of real estate is derived principally
through three basic approaches to value:
The Replacement Cost Approach
The Market Data Approach
The Income Approach
From the indication of these analyses and the weight accorded each, an
opinion of value is reached based upon expert judgment within the outline of
the appraisal process. More specifically, the approaches to value are
described as follows:
Replacement Cost Approach
This approach requires that a current estimate of the cost of replacing the
improvements be made, from which must be deducted accrued depreciation in
terms of physical deterioration, functional obsolescence, and economic
obsolescence, if any, and to which is added the estimated value of the land,
as if vacant.
Market Data Approach
The Market Data Approach or Comparative Approach is based upon the principle
of substitution, that is, when a property is placed on the market, its value
tends to be set at the cost of acquiring an equally desirable substitute
property, assuming no costly delay in naking the substitution. Since no two
properties are ever truly identical, adjustments to the comparable are
necessary for differences in location, quality, condition, size, market
appeal, and other matters. These considerations are a function of the
appraiser's experience and judgment.
Income Approach
The Income Approach involves an analysis of the property in terms of its
ability to provide a net annual income in dollars over a given economic
life. The estimated net annual income is then capitalized at a rate
commensurate with the relative certainty of its continuance and the risk
involved in ownership of the property, by utilization of the fonuulai Net
Income, divided by Capitalization Rate, equals Value.
11
CDST APPROACH - Before the Taking
The Cost Approach to Value considers the replacement cost of the
improvements, deducts depreciation and adds the land value. The object of this
appraisal is to estimate the reduction in value to the subj ect property from
partial takings for permanent and temporary easements.
The partial takings will not interfere with the use of the existing building
or reduce the number of parking spaces. They will not put the property in
nonconformance with any requirements of the zoning ordinance.
It is estimated that the subject building improvements will not be d.aIraged
by the partial takings. No severance damages are estimated to accrue to the
building irnprovements.
Therefore, the Cost Approach to Value will not be applied in this appraisal
before the taking.
INCD1E APPROACH - Before the Taking
The Income Approach to Value considers the income attributable to land and
irnprovements and capitalizes that net income into value.
The object of this appraisal is to estimate d.aIrages from the partial taking
of land, and as described above, it is estimated that the building will not
suffer damages or severance from this taking. Furthenrore, there is not a
functioning land rental market in the subject market area to provide enough
land rental, expense or capitalization rate data to do an Income Approach on
the value of the land taken. The Income Approach to Value will not be applied
in this appraisal before the taking.
MARKET DATA .APPR:(}AQi - Before the Taking
12
The contributing value of the subject building, as described in the Cost
Approach, is estimated to be unaffected by the partial taking. The taking is
estimated to affect the value of land only. For these reasons, the Market Data
Approach will be applied to the market value of land and will not consider the
contributing value of the building.
A number of properties similar to the subject property which were recently
sold, have been checked and related to the subject property as to location,
date of sale, size, zoning, topography, financing, and other matters
influencing market value. A sampling of supportive market data is included in
the Addenda.
The analysis indicated that the land, considered as if vacant, would be
marketable at about $631,000 as indicated below:
21.045 acres of land area @ $30,000 = $631,350
CDRREI:ATION AND FINAL VAllIE :ES'I'IMAlli - Before the Taking
It was est.imated that the subject building improvements will not be d.amclged
by the prop:>sed partial takings. Assuming the cost of rroving the baseball
field will be paid by the condemnor, proposed takings are est.imated to affect
the value of the land only. Applying the Market Data Approach resulted in a
market value of the entire land parcel, before the proposed takings, of
$631,000.
13
CITY AND NEIGHOCRflXD IESCRIPTICN - After the Tak.inq
In general terms, the overall city and neighborhood remain the same after
the partial taking as before. The obj ect of the partial taking is to improve
rainwater drainage in the area along the north edge of the subject property and
the adjacent properties to the north. Any perceived increase or decrease in
the before value caused by the project has been disregarded.
SITE DESCRIPTION - After the Taking
The partial taking includes a permanent easement for drainage and utility
purposes of a strip of land along the north edge of the property east of
Wisconsin Avenue. The area of this per:rncment drainage and utility easement is
23,875 square feet. This will reduce the total land area to 892,844 square
feet, or 20.497 acres after the taking. The subject property ovmer maintains
the underlying fee ownership in the permanent easement land but in effect loses
all right to its use.
The property retains its same shape, street access, utility availability,
topography and soils in all of its remaining land area. Zoning rerrains the
same after the taking as before. Assuming relocation of the baseball field
will be paid for by the condemnor, actual land usage after the taking by the
existing operations and building will remain the same as before the takiIlg. No
maneuvering or parking space is lost.
The partial taking includes a temporary construction easement comprising a
strip of land inside of the permanent easement. The total land area of the
terITfX)rary easement is 10,650 square feet. It is assumed that the land and site
improvements within the temporary easement area will be restored to equal or
better condition than that which existed prior to the taking and construction.
The owner will temporarily lose beneficial interest in the area of the
construction easement.
14
IMP:RDVEMiNI'S DESCRIPrICN - After the Taking
In general terms, the property building irrprovements remain the same after
the taking as before. As in the before situation, the buildings are unaffected
by the taking.
The partial taking will result in the loss of sod, and trees in the area of
the permanent easement.
HIGHEST AND BEST USE - After the Taking
As previously stated, the highest and best use of the property before the
taking was considered to be for its current school use.
It was estimated that the takings do not have any detrimental effect on the
building. Therefore, the highest and best use of the property will remain the
same after the takings.
CDS'!' .APPRCW::1I - After the Taking
The Cost Approach to Value after the taking will not be applied for the same
reasons stated before the taking except to estimate the value of direct damages
for the loss of land improvements in the area of the permanent easement as
follows:
8,600 square feet sod @ $.50 =
Less depreciation @ 5Q%
$4,300
(2,150)
$2,150
Say $2,200
Cottonwood Trees:
1 - 14" diameter
1 - 4 stem, 7", 10", 12", 12"
1 - 2 stem, 13" and 13"
1 - 12"
1 - 9"
1 - 3 stem, 10" to 12"
1 - 10"
1 - 4 stem, (3 - 9" and 1 - 5")
1 - 32"
Total Land Improvements
$4,100
$6,300
15
:nnJ.iE APPROArn - After the Taking
The Income Approach to Value after the taking will not be applied for the
same reasons stated before the taking.
MARKET DATA APPROACH - After the Taking
The contributing value of the subject building, as described in the Cost
Approach, is estirna.ted to be unaffected by the ]?3rtial taking. The taking is
estimated to affect the value of land only. For these reasons, the Market Data
Approach will be applied to the rrarket value of land and will not consider the
contributing value of the building.
The same comparable land sales considered before the taking are considered
after the taking.
There are basically no changes in the characteristic of the site and
neighborhood which would affect its value per square foot. The size
difference, as vacant land, is too little to significantly affect its square
foot value. Therefore, the value of the land only, after the taking, is
estimated to be the same as before the taking.
Thus:
20.497 acres land @ $30,000 per acres = $614,910
Estimated. Land Value - After the Taking (Before the
te:rp:>rar:y oonstruction easanent) $615,000
16
CDRRElATICN AND FINAL VAIlJE ESTIMATE - After the Takina
It was est.im3.ted that the subject building .improvements will not be darraged
by the prop:>sed partial takings. Assuming the cost of relocating the baseball
field will be paid for by the condemnor, the proposed takings are est.i.m3.ted to
affect the value of the land and land .improvements only. Application of the
three approaches to value resulted in the following indications of value.
Cost Approach:
Land .improvements to be taken
Income Approach:
Market Data Approach:
Estimated Land Value (Before the te.rrlflOrary
construction easement)
$ 7,000
Not used
$615,000
'l"EM?ORARY <XNSTRDCl'ION EASEMENT
10,650 square feet of the subject will be taken on a te.rrlflOrary construction
easement for up to four IlXlnths. That land area is shown on the Survey in the
Addenda. The loss in value to the owner is best measured by the equivalent of
renting the land area taken to the Condemning Authority for the term of the
easement.
Fair market rent is estimated at 11% of the market value of the land per
year. This is based on the" current interest rate on 6 Jronth Treasury Bills
(8%) plus 3% for preferred liquidity, reasonable risk, and management
components.
Value of Te.rrIflOrary Easement:
10,650 square feet land @ $30,000 per acre
Annual fair market rent @ 11% =
4 Jronths rental
value
$7,335.00
807.00
X .33
$ 269.00
Value of 'l'enp:>rary Construction Easement
Say
$300.00
A.
Value of the whole,
Land
Improvements
ALLOCATICN OF DAMAGES AND CDRREIATICN
before acquisition
$631,000
Not Valued
B. Value of the remainder, after acquisition
Land $615,000
Improvements Not Valued
C. Value of part acquired (A-B)
D. Value of land improvements taken
E. Value of temporary construction easement
Total Just Carpen.sation
Say
$631,000
$615,000
$ 16,000
$ 6,300
S 300
$ 22/600
17
ADDENDA
APPRAISM; (JJALIFICAT:ICIiS CF
AI. CARlJEEL
P1O'ESSIOOAL lESlQiATI~
MAl - Matber, Appraisal Institute
~ HIS'lmY
June, 1956 to Allgust, 1982 - Patchin Appraisals Inc., Minneapolis
Allgust, 1982 to Septati::ler 1987 - American AWraisals Assoc., Minneapolis
October, 1987 to Present - Bjorklund, Carufel, Lachennayer, Inc.
APl?RAISAL ~
Industrial buildings, offices, retail,
apa.rtments, condaniniums, ha"oos, schools
churches, golf courses, etc.
Real Estate -
and personal property including trade
fixtures, l'Ilt.':l.chinery, office furnishings
Building Construction - coop:mentized construction cost
est.i.rrates, useful life and depreciation
studies
EquiJ;;rneIlt -
Apprrl ; ~ 1 s have been for a broad range of functions including sales and
purchases, financing, taxes, condemnation, developnent, insurance, mergers and
acquisitions, estates, divorce, buy-outs, and assessments.
Qualified as an expert witness in various district courts and ccmnissioner
hearings .
CLI:Fm'S
Norwest Banks
Soo Line Railroad
Econan.ics Laboratory Inc.
Rosewood Corporation
Internat!onal Multifoods
IX>rsey & Whitney, Law fiIm
Polka Dot Dairy Inc.
Group Health Plan, Inc.
City of Minneapolis
COWles Media Catpany
West Publishing Catpany
H.B. Fuller Catpany
United Consulting Corp.
G & K Services, Inc.
.AD: Teleccmnunications
Edward Cohen & Assoc, Law
Janacek, Wright & Stein
University of Minnesota
NW Bell Telephone
Old Dutch Focxis
Sperry Corporation
Cargill Inc.
United Foods
IDS
Perkins, Inc.
Peavey COOpany
City of Blocmingt.on
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LAND SAlE NrH:3ER 1
Infonnation Source:
Location:
Intended Use:
Legal Description:
Date of Sale:
Buyer:
Seller:
Zoning:
Size:
Utilities:
Topography/Soil:
Sale Price:
Unpaid Specials:
Unit Price:
Buyer
South of Pioneer Road (C.R.1) at Bennett Place,
Eden Prairie, Minnesota
SFR Sub:iivision
NW 1/4, SE 1/4, SE 1/4 26-116-22
March, 1987
Brown Land Company
R.D. Twiss
SFR
10.6 acres
All available
Rolling, sound, abuts Purgatory Creek
$275,000
Paid by future developer
$25,943 per acre; $.60 per square foot
"..
/WII)l II'
lAND SAIE NI:I4BER 2
sale Price:
Unpaid Specials:
Unit Price:
Seller
SE quadrant of C.R. 62 Crosstown and Rowland Road
28 single family lots
PID 02-116-22-21-0004
January 19, 1987
Jyland Develo:pn8nt
Waleswood Corporation
Rural
18.61 acres
Municipal all available
Rolling & wooded, a portion has viell/ of Bryant
lake
$500,000
To be paid by developer
$26,867 per acre
Infonna.tion Source:
I.Dcation:
Intended Use:
Legal Description:
Da.te of sale:
Buyer:
Seller:
Zoning:
Size:
Utilities :
Topography/Soil :
.-~
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Infonnation Source:
Location:
Intended Use:
I..egal Description:
Da..te of Sale:
Buyer:
Seller:
Zoning:
Size:
utilities:
Topography/Soil :
Sale Price:
Unpaid Specials:
Unit Price:
UNO SAlE Nl:I!tBER 3
Buyer
Between 88th & 90th Street, 1/4 mile west of Penn
Avenue, Bloomington, Minnesota
51 single family lots
Outlot A, Lincoln Center
June 27, 1986
Marvin Anderson Construction
Independent School District #271
R-1
19.7 acres = 858,112 square feet
All municipal available
Southern 2/3 wooded and rolling, northern 1/3
level and nonwooded, aOOut 2 acres along south
edge needs soil correction.
$460,500
None
$23,376 per acre
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lAND SAIE NlM3ER 4,
Infonration Source:'
IDeation:
Assessor
SE quadrant C.R. #62 Crosstown and Beach Road,
Eden Prairie, Minnesota
Private school
PID 02-116-22-22-0001 & 0002 less portions
dedicated. for open space and Highway 62.
April, 1987
International School of Minnesota
Kraus Anderson Inc.
Rezoned. to public fran rural
38.41 acres usable
All municipal available
Steeply undulating, wooded.
$1,650,000
S 5,000
None
$1,655,000
$43,087 per acre
Intended. Use:
I.J=gal Description:
Date of Sale:
Buyer:
Seller:
Zoning:
Size:
Utilities :
Topography/Soil:
Sale Price:
Razing:
Unpaid Specials:
Total Price:
Unit Price:
.,
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CXMPARABIE lAND SAIES
Land Sale #5
The Star Tribune reported (3/16/89) that the Bloomington Schools sold 3.18
acres of land from the closed Northgate School property at 8201 Penn Avenue.
The land was sold to the City of Bloomington to continue use as a soccer field
and park. The sale price was $96,000 or $30,189 per acre.
Land Sale # 6
In February, 1988, the Wayzata School District purchased 21.9 acres of land
for their new Plyrrouth Creek Elementary School. The purchase price was
$398,000, or $18,174 per acre.
Land Sale #7
In June, 1986, Eden Prairie Schools purchased 20.27 acres of
Tipton Corporation for their new Oak Point Intennediate School.
price was $600,000, or $29,600 per acre.
land from
The purchase
'"
JUST COMPENSATION
APPRAISAL
OF
New Hope Country Club Supermarket
8001 Bass lake Road
New Hope, Minnesota
New Hope Irrprovements Project #418, Tract #3
,
PREPARED FCR
City of New Hope
c/o M. Jeannine Dunn
4401 Xylon Avenue North
New Hope, Minnesota 55428
AS OF
October 24, 1989
Our File Number 89687
BeL APPRAISALS
BJORKLUND, CARUFEL, LACHENMAYER, INC.
2822 ANTHONY LANE SO., MINNEAPOLIS, MINNESOTA 55418 (612) 781-0605 Fax: 781-7826
BRAD BJORKLUND MAl SREA
AL CARUFEL MAl
RON LACHENMAYER SRA
October 24, 1989
Our File Number 89687
REAL ESTATE APPRAISERS
&
CONSULTANTS
City of New Hope
4401 Xylon Avenue North
Nevil Hope, Minnesota
Attention: M. Jeannine Dunn
Management Assistant/Community Development Coordinator
Re: Just Compensation Appraisal
New Hope Country Club Supermarket
8001 Bass Lake Road
New Hope, Yunl1esota
New Hope Improvement Project #418, Tract #3
In response to your request, I have conducted the required investigation,
gathered the necessary data, and made certain analyses that have enabled me to
form an opinion of the just compensation for the proposed partial taking of the
cOITnTIercial property at 8001 Bass Lake Road, New Hope, J.vlinnesota.
Based on an inspection of the property and the investigation and analyses
undertaken, I have formed the opinion that as of October 24, 1989, and subject
to the assumptions and limiting conditions set forth in this report, the just
compensation is as follows:
NINE HUNDRED OOLLARS $ 900
The narrative appraisal report that follows sets forth the identification of
the property, the assumptions and limiting conditions, pertinent facts about
the area and the subject property, comparable data, the results of the
investigations and analyses, and the reasoning leading to the conclusions.
Respectfully submitted,
BCL APPRAISALS, INC.
Brad Bjorklund, MA.I, SREA
BBjjkg
MORE THAN 50 YEARS FULL APPRAISAL SERVICES EEO/AA
LETI'ER OF TRANSMI'ITAL .
TABlE OF CONTENTS. . . .
APPRAISAL CERTIFICATION.
PHO'I(X;RApHS OF SUBJECT PROPERTY. .
PURPOSE OF THE APPRAISAL. . .
PROPERTY 'IO BE APPRAISED. . .
LEGAL DESCRIPTION. . . . . .
REAL ESTATE TAX INFORMATION.
HIS'IORY OF OONERSHIP . . . .
CITY DATA - BEFORE THE TAKING. . . . .
NEIGHBORHOOD DATA - BEFORE THE TAKING.
SITE DESCRIPTION - BEFORE THE TAKING .
DESCRIPTION OF IMPROVEMENTS - BEFORE THE TAKING. .
HIGHEST AND BEST USE - BEFORE THE TAKING . . . . . .. ....
DESCRIPTION AND EFFECT OF PARTIAL TAKING . . . . . . . . . . .
APPRAISAL METHOOOI..CX}Y. . . . . . . . .
~
COST APPROAQI - BEFORE THE TAKING. . . . .
INc:x:ME APPROAQI - BEFORE THE TAKING. . . .
MARKET DATA APPROAQI - BEFORE THE TAKING . ....
CORREIATION AND FINAL VALUE ESTIMATE - BEFORE THE TAKING .
, ,
CITY AND NEIGHBORHOOD DESCRIPTION - AFTER THE TAKING .
SITE DESCRIPTION - AFTER THE TAKING. . . . . .
IMPROVEMENTS DESCRIPTION - AFTER THE TAKING. .
HIGHEST AND BEST USE - AFTER THE TAKING.
COST APPROAQI - AFTER THE TAKING . . . . .
INc:x:ME APPROACH - AFTER THE TAKING . . . .
MARKET DATA APPROACH - AFTER THE TAKING.
CORREIATION AND FINAL VALUE ESTJMATE - AFTER THE TAKING. .
TEMPORARY CONSTRUCTION EASEMENT. . . .
ALlOCATION OF DAMAGES AND CORRElATION.
ADDENDA
ASSUMPTIONS, AND LIMITING CONDITIONS
APPRAISER QUALIFICATIONS OF BRAD BJORKUJND
CITY MAP
ZONING MAP
PIAT MAP
TABLE OF CONTENTS
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PAGE NO
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II
1
2-4
5
5
5
6
6
7-8
9
9-10
11
11
12
13
14
14
15-25
25
26
26
27
27
27
27
28
28
29
29
1
APPRAISAL CERTIFlCATICN
I hereby certify that:
I inspected the property on October 24, 1989, after offering Brian Naas, the
owner 's, representative the opportunity to accompany IDe on that date.
The OPINION OF VAlliE DATE is the date I personally inspected the property
and the date to which my opinion of value applies.
The ESTThfATED FAIR MARKET VAl1JE is my independent opinion of just
compensation to be offered for the proposed acquisition on the date specified.
To the best of my knowledge and belief, the statements contained in the
appraisal report are true, and the inforrration upon which my opinions are based
is correct, subject to the limiting conditions attached. I have also made a
field inspection of the comparable sales relied upon in making this appraisal.
I understand that the appraisal report is to be used as the basis for an
offer of just compensation; that the appraisal has been made in confonnity with
the appropriate State I.aws, regulations, policies, and procedures applicable to
'"
appraising property for such purposes; and that should the property be
acquired, this report will be considered public data. To the best of my
knowledge, no portion of the value assigned to such property consists of items
which are noncompensable under the established law of the State.
. ...
In rPaking this appraisal, I have disregarded any increase or decrease in the
before value caused by the project for which the property is being acquired.
Neither my employment nor my compensation for this appraisal and report are
in any way contingent upon the values reported herein. The conclusion set
forth in this report was reached without collaboration or direction as to
value.
I have no direct or indirect present or contemplated future personal
interest in the property or any benefit from the acquisition of the property
appraised.
I will not reveal the findings and results of this appraisal to anyone other
than the proper officials until authorized to do so, or until I am required to
do so by due process of law.
r 1 <-;- / J j
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Brad Bjorklund, MAl, SREA
SMa!A lIdeJ~O~Olld
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view West Over Temporary Taking
View East Along Temporary Taking
A., Er,*", Qrll>fl\CII. Inc. eCO"VA1QMT ,.1'
( Photograph Views)
View Northeasterly Along Existing Sewer Easement
View West From East Loading Docks
"'1 ~~ Or.pl'tl~. ll"le. iCCO,,"YRIO-Ht 11111
( Photograph Views)
5
PORPOSE OF APPRAISAL
The city New Hope proposes to reconstruct storm sewer drainage in the
vicinity of Wisconsin Avenue and 56th Avenue North as extended. This
reconstruction will necessitate partial takings for permanent easements and
terrporary construction easements.
The function of this appraisal is to assist the client in its determination
of the just compensation due for the partial taking of the property being
appraised.
The purpose of the appraisal is to first estimate the IPdrket value of the
entire fee simple ownership and second to estimate the IPdrket value of the
rerrainder. The difference between the two values is then to be analyzed as to
the allocation of the value differential to the real property acquired and
damages or special benefits to the remaining real property and property rights.
Marke;t value is defined as the most probable price, as of a specified date,
'"
in cash, "or in tenus equivalent to cash, or in other precisely revealed tenus,
for which the specified property right should sell after reasonable exflOsure in
a competitive IPdrket under all conditions requisite to fair sale, with the
buyef:" and seller each acting prudently, knowledgeably, and for self-interest,
I\.
and assuming that neither is under undue duress.
PROPERTY '10 BE APPRAISED
The property to be appraised is the Country Club Supermarket real estate
located at 8001 Bass Lake Road, New Hope, Minnesota.
IEX;AL DESQUPTION
The legal description of the part ternporaril y taken is shown on the survey
in the Addenda of this report. The whole ownership is best identified by its
tax identification number on the following page.
6
REAL ~ TAX INFORMATICN
Country Club Markets
Country Club Markets
06-118-21-41-0006
Building
Land
Total
1989 Taxes: $39,604.98 (NH)
Unpaid Balance of Special Assessments:
Fee CMner:
Taxpayer:
Property I. D. Number:
Assessor's Market Value:
HIS'It:IIT OF <HmRSHIP
$465,500
304,500
$770,000
Assumed paid
Insofar as was able to be detennined, there has been no change in ownership
~
of the property in the past five years.
..
7
CITY DATA
The subject property is located. on the northeast corner area of New Hope,
Minnesota.
Bass Lake Road (County Road 10) which fronts the subject property, generally
flasses along the northerly ed.ge of Crystal, New Hope, and Plyrrouth acting as a
collector street for traffic in these suburbs areas. As such, these cities
have an influence on the property.
Nearby Crystal and New Hope are considered. to be fully developed irmer ring
suburbs west of Minneapolis. Their estima.ted. populations in 1989 were 22,851
and 22,680 respectively. The J?OPulation of New Hope has remained. fairly stable
since 1970. Both cities are highly developed and their population is estima.ted.
to remain stable to at least the year 2000.
Both New Hope and Crystal provide good quality municipal utilities and
services. Essentially all of the city streets are paved., have street lights
~
and service by sanitary sewer and water.
No unusual municipal or economic influences are observed that would unduly
affect the value of real estate in Crystal or New Hope.
The following are some of the general characteristics associated. with New
, "
Hope and Crystal's land use:
1. Single family residential land use dominates the land use pattern.
2. The corrmercial nodes and strips are scattered throughout both cities
along rrajor transJ?Ortation arterials and intersections. New Hope has
one rrajor concentration of commercial focused at the intersection of
42nd Avenue North (C.S.A.H. #9jRockford Road) and Wirmetka Avenue
(C.S.A.H. #156). Crystal has a concentration at Bass Lake Road and West
Broadway.
3. Both corrmunities have a good industrial base that is scattered.
throughout the corrmunities. These industrial lands lie primarily
adjacent to railroads and rrajor thoroughfare corridors. This provides
efficient access to industrial sites often engaged. in product
manufacturing and product transport.
8
CITY DATA Cl:NI" D
New Hope and Crystal have developed an attractive and balanced mix of
residential, comnercial, industrial, and park/recreation land uses. Both
cities have reached the "fully developed" stage, with little land remaining for
residential or corrmercial usage.
Presently, residential land uses corrprise approximately 60 percent of the
cities total land area, and are generally located contiguous to one another,
rather than in isolated pockets. This prima.Iy and dominant land use within New
Hope and Crystal provides residents with sound, attractive and healthy
neighborhoods in which to reside with reasonable confidence that the
neighborhood character will be preserved.
Historically, New Hope and Crystal have shown a deliberate attempt to
protect the environment and life-style epitomized by the single family
dwelling. The single family living environment has been substantially
established as the predominate residential land use, and rrost land so suited
-1,
has been "developed.
There are a number of tracts of land with poor soils, poor drainage, or
lying between an existing residential developuent and rrore intensely used land
that, could be utilized for residential purposes. With respect to those tracts
...
of land adjacent to rrore intensely developed land, it J.TICl.y be necessary to
consider future use of such tracts for transitional uses in order to rrore
properly blend with existing land uses. Both the residential Planned Unit
Developuent (P.U.D.) and the "mixed-use" Planned Unit Develop:nent could afford
the best opportunity to accorrplish this task.
:Major transportation to New Hope is provided by U.s. Highway 169 along the
west city limits and by C.S.A.H. #9, 10, 70 and 156. Traffic along these
corridors will increase as those carrmuni.ties to the west continue to develop.
Two bus lines provide service within New Hope and Crystal: The Metropolitan
Transit Corrmission (MIC), a publicly owned service, and Medicine Lake Bus
Lines, a privately owned and publicly subsidized service.
Crystal and New Hope are aJ.rrost corrpletely served by the local and
metropolitan sanitary sewer system network and municipal water.
Local stonn sewers provide a J.TICl.jority of the urban built-up area with a
means to transport and discharge urban runoff into natural or man-rrade
watercourses/waterbodies.
9
NEIGHBQRH(X)l) DATA
The Zoning Map in the Addenda shows the nature of use in the i.rrmediate
neighborhood.
The subject neighborhood is a ccmnercial area at the Bass lake Road and
Winnetka Avenue intersection situated on the northeast corner area of New Hope.
The neighborhood is alrrost entirely developed. Most develop:1lent consists of
small to medium size one story commercial type buildings, built between about
1964 and 1980.
Single family homes occupy lands farther to the north, east, and south.
Apartments and a nursing home lie along Bass Lake Road. A liquor store, print
shop and nursing home lie north across the street from the subject. A Sinclair
service station lies east, school athletic fields south and an apartment west.
Bass Lake Road, which fronts the subject property, is a four lane bituminous
roadway ~Ilith concrete curbs, gutters and sidewalks. A semaphore controls the
'"
Winnetka "intersection. The 1987 traffic count on Bass Lake Road was 18,000
ADI'.
'"
srm DESCRIPTICN - Before the Taking
Location
The subject property is situated at 8001 Bass lake Road in New Hope,
Minnesota.
Size and Shape
The site is trapezoidal in shape with approx..i.rrately 107,400 square feet, or
2.47 acres, subject to survey.
Easements
As shown on the survey copy included in this report, there is a 20 foot wide
stonn sewer easement extending northeasterly from the southwest corner area.
It breaks up the street frontage into an area on each side. The area to the
southeast has abuilding. The area to the northwest has a parking lot.
10
SITE DESCRIPTICN - Before the Taking Cant I d
Streets
Bass lake Road is a bituminous paved four lane roadway with concrete curb,
gutter and sidewalk on both sides.
Utilities
The property is served with all municipal utilities including sanitary
sewer, water, and natural gas.
Topography and Soils
The site is gently undulating and drops about 4 feet to the center of the
north property line. It is higher on the east and west and has a four foot
hill along IIDSt of the south property line area. It is about equal to adjacent
road grades. There are no known detrimental subsoil problems but some
""-
settlement around the storm drain pipe is observed in the southwesterly parking
lot area.
Accessibility and Identity
. "
The'site is readily accessible from two curb cuts on Bass lake Road in the
northeast corner and center of the north property line. The site is located
about 300 feet west of the WinnetkajBass lake Road intersection.
Zoning
The property is zoned B-2, Retail Business. The current use of the property
is assumed to be a pennitted use under this zoning.
11
DESCRIPrICN OF IMI?ROVEMENTS
The land is improved with a one story corrmercial store building that was
reportedly built' in 1969. The concrete block and steel building is a typical
supermarket with a brick and plate glass front. It lies in the northeast
comer area of the site.
The building has loading doors off the rear, three truck docks and one
loading door. Interior finishes consists of tiled floors, block and gypsum
board walls, and dropped acoustic tile ceiling with florescent lighting. The
building is set bcick about 50 feet from the street. The entire site is
bituminous paved. The pavement is in only fair condition. It is striped for
115 cars. Perimeter landscaping is sodded and there are a few trees on the
south hillside.
After discussing the nature of the taking with the subject property owners'
representative, it was concluded that the building would in no way be affected
~
by the proposed temporary taking and therefore it was not thoroughly examined
on the interior. The building appears to be functional, and in about average
overall condition.
..
HIGHEST AND BEST USE
Real estate is appraised according to the highest and best use of the
property.
Highest and best use may be defined as: The reasonably probable and legal
use of vacant or an improved., which is physically possible, appropriately
supported, financially feasible, and that results in the highest value.
After giving consideration to the location of the subject, its current use,
the uses of other buildings in the area, trends and current activity of the
real estate market, it is the appraiser's opinion that the highest and best use
for the subject property is its current use as a retail corrmercial building.
12
lESC'RlPl'Irn AND EF.FEX:T OF PARTIAL ~
The purpose of the partial taking is to facilitate the enhancement of storm
drainage in the area. The reconstruction will necessitate a partial taking
from the subj ect property.
A sUIVey of a portion of the subj ect property and the partial taking is
included in the Addenda.
The partial taking consists of a temporary construction easement in the
extreme southwest corner comprising 5,000 square feet of land area (.2% of the
total) .
About 90% to 95% of the temporary easement is already occupied by existing
sodded hillside and is partially encumbered by the existing utility easement in
the southwest corner of 975 square feet.
The partial taking is also situated in the required yard setback areas. It
does not. interfere with the existing building, its loading or parking. The
partial taking does not reduce the size of the tract below the rni.ni.rnum area
required by zoning regulations, or the remaining amount of frontage, depth, or
width below the rni.ni.rnum required. The partial taking does not result in
inadeg:1,tate front, side, or rear yard setbacks. The taking does not create
nonconformity in the amount of off street parking required, or leave a rerrainder
with too high of building to land area. In conclusion, it is estirna.ted that
the rerrainder property and the building will not be d.a.maged as a result of the
temporary taking.
13
APPRAISAL ME'IHOJ:X)I(X;Y
General Appraisal
The valuation of a typical parcel of real estate is derived principally
through three basic approaches to value:
The Replacement Cost Approach
The Market Data Approach
The Income Approach
From the indication of these analyses and the weight accorded each, an
opinion of value is reached based upon expert judgment within the outline of
the appraisal process. More specifically, the approaches to value are
described as follows:
Replacement Cost Approach
This approach requires that a current estimate of the cost of replacing the
improvements be made, from which must be deducted accrued depreciation in
terms of physical deterioration, functional obsolescence, and economic
.;..
obsolescence, if any, and to which is added the estimated value of the land,
as if vacant.
Market Data Approach
. ...
The'Market Data Approach or Carnparati ve Approach is based upon the principle
of substitution, that is, when a property is placed on the market, its value
tends to be set at the cost of acquiring an equally desirable substitute
property, assuming no costly delay in making the substitution. Since no two
properties are ever truly identical, adjustments to the comparable are
necessary for differences in location, quality, condition, size, market
appeal, and other matters. These considerations are a function of the
appraiser's experience and judgment.
Income Approach
The Income Approach involves an analysis of the property in terms of its
ability to provide a net annual income in dollars over a given economic
life. The estimated net annual income is then capitalized at a rate
corrmensurate with the relative certainty of its continuance and the risk
involved in ownership of the property, by utilization of the fonnulai Net
Income, divided by Capitalization Rate, equals Value.
14
CDST APPROACH - Before the Taking
The Cost Appr<?8.ch to Value considers the replacement cost of the
.irrprovements, deducts depreciation and adds the land value. The object of this
appraisal is to estimate the reduction in value to the subject property from a
partial taking for a temporary easement.
The partial taking will not interfere with the use of the existing building,
its loading or reduce the number of parking spaces.
It is estimated that the subject building .irrprovements will not be darraged
by the partial taking. No severance darrages are estimated to accrue to the
building .irrprovements.
Therefore, the Cost Approach to Value will not be applied in this appraisal
before the taking.
'"
:r:NO:ME APPROACH - Before the Taking
The Income Approach to Value considers the income attributable to land and
.irrprov~nts and capitalizes that net income into value.
The object of this appraisal is to estimate darrages from the partial taking
of land, and as described above, it is estimated that the building will not
suffer darrages or severance from this taking. The Income Approach to Value
will not be applied in this appraisal before the taking.
15
M1\RKET DATA AP.PRCW::H - Before the Taking
The contributing value of the subject building, as described in the Cost
Approach, is estimated to be unaffected by the partial taking. The taking is
estimated to affect the value of land only. For these reasons, the Market Data
Approach will be applied to the market value of land and will not consider the
contributing value of the building.
A number of properties similar to the subject property which were recently
sold, have been checked and related to the subject property as to location,
date of sale, size, zoning, topography, financing, and other rratters
influencing market value. A sampling of supportive market data is included in
the Addenda.
The analysis indicated that the land, considered as if vacant, would be
marketable at about $429,600 as indicated below:
107,400 square feet of land area @ $4.00 = $429,600
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InfOrITdtion Source:
Loca~ion:
IntendE:d Use:
Legal Description:
Date of Sale:
Buyer:
Seller :
Zoning:
Size:
Utilities:
TofX)graphy /Soil:
Sale Price:
Unpaid Specials:
Unit Price:
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lAND SATE Nt:M3ER 1
Buyer
9315 Golden Valley Road, Golden Valley
Retail/office
31-118-21-32-0010 and 0011
June, 1984
National Camera Exchange
Hyers and Johnson
Ccmnercial
55,560 square feet
All
Level/Stable
$190,000 Cash.
None
$3.42 per square foot
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2300 Winnetka Avenue North, Golden Valley
Public storage building
Block 1, PSI First Addition #55
July, 1988
Public St:.orage Properties Ltd.
Dale Clausnitzer
Business and Professional Offices
87,134 square feet
All
Generally level/Stable
$153,250 Cash
$413
$1.76 per square foot
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18
CREV, Assessor, Buyer
2534-40 Winnetka Avenue North, Golden Valley
Auto Repair
D::Jt 1, Block 1, Terra Linda Plaza
August, 1987
Steven Hendrickson
G.A.S. Four/A & W
Cannercial
27,025 square feet
All
Level/Stable
$195,000 Cash
$310
$7.80 per square foot
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INID SAIE NCM3.ER 4
CJ.{'iN, Assessor
3201 D:JUglas Drive, Crystal
Autcm:>bile Sales, reuse of srrall building
lDt 3, Block 1, Clark Oil Addition
October, 1987
Zev Qnan
James Anderson
B-3
16,138 square feet
All
level/Sandy
$70,521; $38,321 on 10% interest contract for deed
None
$4.37 per square foot
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location:
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Legal Description:
Date of Sale:
Buyer:
Seller:
Zoning:
Size:
Utilities:
Topography/Soil:
Sale Price:
Unpaid Specials:
Unit Price:
20
u..ND SAIE NCM3ER 5
~/Agent
3711 Winnetka Avenue North, New Hope
Veterinary Clinic
lot 1, Block 1, Te:iesco Addition
August, 1987
Randall Herman
Albert Te:iesco
R-O, Residential Office
47,480 square feet
All
Level front, drops to rear, assumed ok
$100,000
$183
$2.11 per square foot
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Dat:.e of Sale:
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Size:
Utilities:
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!.AND SAlE mH3ER 6
CREV, Buyer
8100 4200 Avenue North, New Hope
Parking lDt
18-118-21-11-0005, unplatted land
April, 1989
City of New Hope
W and Z Properties, Ltd.
B-4
11,616 square feet
All
Level/Stable
$42,500, Cash .
None
$3.66 per square foot
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!AND SAIE mM3ER. 7
Information Source:
I..Dcation:
Intended Use:
Legal Description:
Date of Sale:
Buyer:
Seller:
Zoning:
Size:
Utilities:
Topography/Soil:
Sale Price:
Unpaid SpeCials:
Unit Price:
Seller
5600 Winnetka Avenue North, New Hope
Midas Muffler Shop
Part of Lot 36, A.U.S. 226
July, 1986
G.A.S. II (Jim Anderson)
Baker and Christenson
B-3
39,430 square feet
All
Nearly flat, adequate
$230,000
$12,746 includes razing
$6.16 per square foot
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Sale Price:
Unpaid Specials:
Unit Price:
23
IMID SAlE ~ 8
. CREV, Seller
5616 I.a.keland Avenue North, Crystal
Service Station Parking
South 46' of Lot 57, A.U.S. 328
January, 1989
Ashland Oil
City of Crystal
B-3
5,911 square feet
All
Level/Sandy
$38,500, Cash.
None
$6.51 per square foot
24
MAR.Km' DA.TA APPROACH eXNI" D
lAND SAIE ADJUS'IMENT GRID
-L Location Time Size Zoning 19.129l1:in IOther ~ Adj Rate
1 .90 1.30 .95 .90 $3.42 $3.42
2 1.50 1.05 1.10 .90 $1. 76 $2.74
3 .90 1.15 .90 .90 $7.23 $6.06
4 1.25 1.10 .85 .90 $4.37 $4.60
5 1.50 1.10 .95 1.25 $2.11 $4.13
.;.
6 .90 .85 .90 $3.66 $2.52
7 .75 1.20 .90 .90 $6.16 $4.49
"
8 .95 1.05 .80 .90 $6.51 $4.68
Subj Avg/Gd 9-89 107,400 B-2 Level/Triangle X = $4.08
& Easement
25
MARKRl' DATA APPROACH - Before the Taking Cent I d
The eight sales of cornnercial zoned land in nearby New Hope, Crystal and
Golden Valley range from $1. 76 to $7.23 per square foot.
sales numbers 2 and 5 are given IOC>st consideration because of their
proximity to similar intersections and similarity to the subject in size and
shape .
In conclusion, strong evidence is indicated for a market value of $4.00 per
square foot for the subject land.
CIRRE:I.ATICN AND FINAL VAI1JE ESTIMATE: - Before the Taking
It was estimated that the subject building improvements will not be damaged
by t."r1e proposed partial taking. The proposed taking is estimated to affect the
value of. the land only. Applying the Market Data Approach resulted in a market
'"
value of the entire land parcel, before the proposed taking, of $429,600.
...
26
CITY AND NEI~ DESCRIPTICN - After the Taking
In general terms, the overall city and neighborhood. remain the same after
the partial terrporary taking as before. The object of the partial taking is to
acquire a portion of the subject property to terrp:>rarily provide for
reconstruction of a storm sewer. Any perceived increase or decrease in the
before value caused by the project has been disregarded.
SI'IE DESCRIPTICN - After the Taking
The property retains its same general shape, street access, utility
availability, topography and soils in all of its remaining land area. Zoning
remains ,the same after the taking as before. Actual land usage after the
'"
taking by the existing operations and building will remain the same as before
the taking. No maneuvering or parking space is lost.
The partial taking consists of a terrp:>rary construction easement comprising
a 25. f~t wide strip of land in the southwest corner of the site extending
along the south property line a distance of 200 feet. The total land area of
the terrporary easement is 5,000 square feet, 975 square feet of which is
already encumbered by an existing storm sewer easement where reconstruction can
occur without remuneration. It is assumed that the land and site improvements
within the terrporary easement area will be restored to equal or better
condition than that which existed prior to the taking and construction. The
owner will terrporarily lose beneficial interest in the area of the construction
easement.
27
IMPRlJVE2w1ENTS DESCRlPI'ICN - After the Taking
In general terms, the property building irrprovements remain the same after
the taking as before. As in the before situation, the buildings are unaffected
by the taking.
HIGHEST AND BEST USE - After the Taking
As previously stated, the highest and best use of the property before the
taking was considered to be for its current use as a retail corrmercial
facility.
It was estimated that the taking does not have any detrimental effect on the
building. Therefore, the highest and best use of the property will remain the
same after the taking.
-!..
<mT .APPR(W:H - After the Taking
...
The 'Cost Approach to Value after the taking will not be applied for the same
reasons stated before the taking.
:INO::ME APPROACH - After the Taking
The Income Approach to Value after the taking will not be applied for the
same reasons stated before the taking.
28
MARKET IlA.TA APPROACH - After the Taking
The contributing value of the subject building, as described in the Cost
Approach, is estirna.ted to be unaffected by the partial taking. The taking is
estirna.ted to affect the value of land only. For these reasons, the Market Data
Approach will be applied to the II'IClrket value of land and will not consider the
contributing value of the building.
The same corrparable land sales considered before the taking are considered
after the taking.
There are basically no changes in the characteristic of the site and
neighborhood which would affect its value per square foot. Therefore, the
value of the land only, after the taking, is estirna.ted to be the same as before
the taking.
Thus:
..;..
107,400 square feet of land @ $4.00 = $429,600
Estimated Land Value - After the Taking (Before the
~rary Construction Easauent)
$429,600
CDRRELATICN .AND FINAL VAI1JE ESTIMATE - After the Taking
It was estirna.ted that the subject building irrprovements will not be darnaged
by the proposed partial taings. The proposed takings are estirna.ted to affect
the value of the land and land irrproements only. Application of the three
approaches to value resulted in the following indications of value.
Cost Approach
Land irrprovements to be taken
Income Approach
Market Data Approach
Estirna.ted Land Value (Before the Temporary
Construction Easement)
None
Not used
$429,600
29
~ CXNS'lRDCI'ICN EASEMENT
4,025 square feet of the subject will be taken on a temporary construction
easement for up to six IrOnths. That land area is shown on the Survey in the
Addenda. The area is improved with sodding a couple of trees and a srrall
amount of bituminous paving at the very edge of the south loading area. The
loss in value to the owner is best measured by the equivalent of renting the
land area taken to the Condemning Authority for the teDU of the easement.
Fair market rent is estimated at 11% of the market value of the land per
year. This is based on the current interest rate on 6 IrOnth Treasury Bills
(8%) plus 3% for preferred liquidity, reasonable risk, and m:magement
cOITlfX:ments .
Value of Temporary Easement:
4,025 square feet land @ $4.00 value =
Annual fair market rent @ 11% =
-1-..
6 -ironths rental
Value
$16,100
1,771
X .50
$ 886
Value of Tenporary Construction Easement
. ..
Say
$ 900
ALIDCATICN OF DAMAGES AND OORREIATICN
A. Value of the whole, before acquisition Say $429,600
Land $429,600
Improvements Not Valued
B. Value of the remainder, after acquisition Say $429,600
land $429,600
Improvements Not Valued
C. Value of part permanently acquired (A-B)
D. Value of land improvements taken
E. Value of temporary construction easement
Say
None
None
$ 900
Total Just Ccnpensation
Say
$
900
-1,
ADDENDA
...
CERTIFlCATICN, ASSUMPI'ICNS AND <nIDITICNS
The Appraiser certifies and agrees that:
1. The Appraiser has no present or prospective interest in the property that is the
subject of this report, and no personal interest or bias with respect to the parties
involved.
2 . Compensation is not contingent on an action or event resulting from the analyses,
opinions, or conclusions in, or the use of, this report.
3. The analyses, opllllons, and conclusions were developed, and this report has been
prepared, in confonnity with the requirements of the Code of Professional Ethics and
the Standards of Professional Practice of the AIREA (American Institute of Real
Estate Appraisers), and of the SREA (The Society of Real Estate Appraisers).
4. The use of this report is subj ect to the requirements of the AIREA and the SREA
relating to review by its duly authorized representatives.
5. The Appraiser has made a personal inspection of the property that is the subject of
this report.
6. No one provided significant professional assistance to the person signing this report
other than those specifically mentioned.
7. The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and are the appraisers personal, unbiased
professional analyses, opinions, and conclusions.
8. Information, estimates, and opinions furnished to the Appraiser, and contained in the
report, were obtained from sources considered reliable and believed to be true and
correct. However, no responsibility for accuracy of such items furnished to the
Appraiser can be assumed by the Appraiser.
The following specific assumptions and conditions are made:
9 . The Appraiser is not responsible for legal matters. The title is assumed good and
marketable. The property is considered free and clear of all indebtedness unless
otherwise stated. All structures and improvements, existing or proposed, are assumed
to be in compliance with community zoning and building code requirements.
10. The property is appraised as though under responsible ownership, with competent
management and property maintenance.
11. The Appraiser assumes that there are no hidden or nonapparent conditions or
contamination 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 which might be required to discover such factors.
12. On all appraisals, subject to satisfactory completion, repairs, or alterations, the
appraisal report and value conclusion are contingent upon completion of the
improvements in a workmanlike manner, and in substantial conformance with plans and
specifications made available to the Appraiser.
13. This report
advertising,
Appraiser.
in part or whole shall not be used or disseminated to the public through
news, sales or other media without prior written consent of the
APPRAISllG gJALIFICATICNS OF
BRAD BJORKIlJ.ND
EDUCATlOO
Bachelor of Science in Business Administration (1971): University of Minnesota
American Institute of Real Estate Appraisers Courses: lA, 1B, 2, 4, and Standards
Society of Real Estate Appraisers Courses: 101 and 301
Instructor: University of Minnesota Extension Division Appraisal Courses 1979-80
ASSO:IATlOO MEMBERSHIPS
MAl American Institute of Real Estate Appraisers, 1976
SRA Society of Real Estate Appraisers, 1975
SRPA Society of Real Estate Appraisers, 1977
SREA Society of Real Estate Appraisers, 1980, Chapter President 1983-84
Licensed Real Estate Broker, State of Minnesota, 1972 to present
St. Anthony Planning Commission Member, 1978-85, Chair 1980-81
Metropolitan Council Land Use Advisory Committee, 1977 to present
League of Women Voters, 1977 to present
APPRAISAL EXPERIENCE
February 1972 to October 1976
October 1976 to April 1981
April 1981 to April 1985
April 1985 to September, 1987
October, 1987 to present
Newcombe & Hansen Appraisals, Inc.
O.J. Janski & Associates, Inc.
Capital Appraisals, Inc.
Swenson, Bjorklund & Associates
Bjorklund, Carufel, Lachenmayer, Inc.
Serving a variety of clients including:
Larkin Hoffman LaVl Firm
LeFevere, Lefler, Law Firm
'I\vin City Federal
First Nat'l of Mpls.
NOD,^lest Banks
CUshman Wakefield
Cooperative Power Assn.
Augustana Homes
FDIC
U.S. Navy
Prudential
Red O.d
Texaco
Honeyv"ell
Minnesota Plywood
Manufacturers Hanover
Dayton Hudson
State of Minnesota
City of Minneapolis
City of Minnetonka
General Motors
1st Covenant Church
N.W. Bible College
Waste Management
Appraisals completed upon a variety of types of properties including improved
properties - commercial stores, large offices, industrial, apartment, golf courses,
nursing homes, farms, unimproved land and subdivisions.
Appraisals have been made for buyers, sellers, investors, parties involved in
eminent domain proceedings, tax abatement, estates, and lease interests.
Qualified as an expert witness in various District Courts and served as
court-appointed commissioner.
The international Society of Real Estate Appraisers
has authorized
BRADLEY D. BJORKLUND
to include the Senior Real Estate Analyst (SREA)
designation in his/her professional credentials through
April 18, 1990
Senior Real Estate Analysts (SREA) are pro-
fessional members of the Society of Real Es-
tate Appraisers who have extensive technical
training, long and vaned experience, who
have earned the respect of the community
and their peers for their expert knowledge,
outstanding ability, professional leadership
and integrity.
SREA members have demonstrated in prac-
tice that they are competent to appraise all
types of real estate interests and ownerships
.in accordance with accepted definitions of
market value, and to extend appraisal analy-
sis beyond current market value to provide a
basis for decision-making to clients responsi-
ble for committing funds or assets in the sale,
financing, purchase, lease, trade, renovation,
development, demolition or division of real
property. The analyst's experience encom-
passes the most difficult appraisal problems.
CERTIFIED SREA
CERTIFIED
CERTIFIED
CERTIFIED
CERTIFIED
4/18/80
4/18/85
Certification procedures require a compre-
hensive oral examination by an examination
board of the Admissions Committee, inspec-
tion of office operations, review of appraisal
and analysis reports and a thorough investi-
gation of the applicant's competence and
Integrity. This investigation includes contact
with other SREA members, professional ap-
praisers, clients, attorneys, judges, and per-
sons in the community. The SREA designation
is awarded for five years only.
A member wishing to renew the SREA desig-
nation must apply for recertification at the end
of the five (5) year period. Upon application
for recertification, applicant is expected to
show evidence of integrity, continued techni-
cal training, experience, and professional
leadership commensurate with current SREA
Admissions standards.
This authorization has been prepared for
inclusion in the certification section of the
appraisal/analysis report. Any questions re-
garding this member's status should be di-
rected to Headquarters office of the Society
of Real Estate Appraisers, 645 North Michi-
gan, Chicago, Illinois 60611; (312) 346-7422.
ARIFA ElXJCATICN CERTIFlCATIQtl
The American Institute of Real Estate Appraisers conducts a voluntary program
of continuing professional education for its designated members. MAl and RM
members who meet the minimum standaras of t.rus program are awarded periodic
educational certification.
I am currently certified under the AIP...EA voluntary continuing education program
through September 15, 1990.
b~~
Brad Bjoiklu..'1d, HAl
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ZONING DISTRICT
MAP
CITY of NEW
HOPE
VILLAGE L1lolITS LEGEND:
EXISTING STREETS . .
PROPOSED . . . . . . . .
SINGLE F:J.I STREETS ... . . . .
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'.0
APPRAISAL
OF
Special Benefits to Industrial Real Estate
Hinnetka CorrnnonsjRichard curry
3900 Hinnetka Avenue
New Hope, Minnesota
PREPARED FOR
'The City of New Hope
cj 0 Mr. Kirk McConald
4401 Xylon Avenue North
New Hope, Minnesota 55428
AS OF
10-21-91
IURFCSE OF .A:PFWUSAL
'The Pll.l:p:)Se of the appraisal is to estimate the market value of the real
property in fee simple before anci after a street anci utility construction
project to ascertain the special benefit that rna.y result.
Market value, according to Real Estate Appraisal Tennino1cx:;JY by 'The Society
of Real Estate Appraisers, is the most probable price in tenus of money which a
property should being in a cornpeti ti ve anci open market under all concli tions
requisite to a fair sale, the buyer anci seller, each acting prudently,
knowledgeably anci assuming the price is not affected by undue stimulus.
File Number 91848
<.:tID'll'.lCATIOO
I certify to have personally inspected the subject property on August 14,
1991 and that to the best of my knowledge and belief, the statements contained
in this report and upon which the opinions are based, are tnle and correct
subject to the "LirnitiI'B conditions" herein set forth. In addition this refX)rt
confonus with and is subject to requirements of the CC:xje of Ethics and
Standards of Professional Conduct of the Appraisal Institute.
Employment in and compensation for making this appraisal are in no way
contiI'Bent ufX)n the value reported. I certify to have no interest, either
present or contemplated, in the subject property.
It is my opinion that as of October 21, 1991, the mcrrket value of the
subject land after and before the Quebec Avenue street constnlction project is:
After the Proj ect
Before the Proj ect
Special Benefit
$921,000
$740,000
$181,000
Brad Bjorkll..lIXl, MAr, SM
MN LIC. #4000377
BB/rak
TABLE OF Q)NI'ENI'S
HJR:roSE OF APPRAISAL .
CERrIFICATION . . . . . . .
I.B3AL DESCRIPI'ION .
REAL ESTATE TAX INFORMATION
HISTORY. . . . . . . . . . . .
CITY AND NEIGHB:>RHCOD DESCRIPI'ION
SITE DESCRIPrrON . . . . . .
IMPROVEMENTS DESCRIPrrON . . . . .
APPRAISAL MEIHOCOI..03Y. . .
REPLACEMENT Q)ST AND INCXME APPROACH BEFORE 'IRE PROJEcr. .
INCXME APPROAa-I. 'TO VAlliE BEFORE 'IRE PROJEcr.
MARKEr I::lltI'A APPROACH BEFORE 'IRE PROJECT. . . . . . .
SUMMARY & CONCillSION BEFORE 'IRE PROJECT. . . . . . .
CITY AND NEIGHB:>RHCOD DESCRIPrrON AFTER 'IRE PROJEcr. .
SITE DESCRIPrrON AFTER 'IRE PROJEcr . . . . . . . . .
IMPROVEMENTS DESCRIPrrON AFTER 'IRE PROJEcr . . . . .
REPLACEMENT Q)ST AND INCXME APPROAa-I AFTER 'IRE PROJEcr
MARKEr DATA APPROAa-I AFTER 'IRE PROJECT . .
SUMMARY AND CDNCillSION AFTER 'IRE PROJECT . . . . . . .
ADDENI'l.A..
UNDERLYING ASSUMPrIONS, Q)NI'INGENI', & LIMITING Q)NDITIONS
APPRAISING (VALIFICATIONS OF BRAD BJORKIlJND
S.R.E.A. PAGE
CITY MAP
ZONING MAP
PIAT MAP
SURVEY
FHOICGRAPHIC VIEWS
PAGE NO
i
ii
1
1
1
2
3-5
5
6
7
7
8-23
24
25
25-27
27
28
29-31
32
1
I.EX;AL DESrnIPl'IOO
'lhe property is legally described as follows:
lDt 5, Auditor's SUl:xlivision No. 324, the adjacent vacated alley, subject to
street and utility easements, Hennepin County, Minnesota.
REAL ESTATE TAX ~OO
Property Identification Number:
17-118-21-32-0004 AND 0005
CUrrent Taxes:
0004 0005
(land) Tax Exempt $200,000
(bldg) Tax Exempt ------
Total Tax Exempt $200,000
Tax Exempt $10,838.04
Assessor's Market Value:
Unpa.id Balance of Special Assessments: Assumed Paid
HIS'IDRY
'lhere has been three sales of the subject during the past five years. 'lhey
are described as comparable sales 5 and 6 in this report. 'lhe norml marketing
pericd for a property of this type is about 12 to 18 months.
2
CITY AND NEIGHB:>RfD)[) DFSCRIPI'ICN
New Hope is a second tier westerly suburb of Minneapolis with a current
population of about 22,680. It is approx.i.rrately seven miles northwest of
Downtown Minneapolis. 'Ihe community is primarily residential in character.
'Ihere are scattered in::lustrial districts and one najor concentration of
commercial focused at the intersection of 42n:i Avenue North (C.S.A.H.
#9jRockford Road) and Winnetka Avenue (C.S.A.H. #156). Most development in New
Hope has taken place since 1960.
New Hope has a council/manager plan B fom of government that provides gocx:i
quality municipal utilities and services. Essentially all of the city streets
are paved, have concrete curb and gutter, street lights and service by sanitary
sewer and water. 'The entire city is lc::>cated in School District #281. MTC bus
routes serve most of the City including a route on 42nd Avenue North. No
unusual municipal or economic influences are observed that would unduly affect
the value of real estate.
Major transportation to the City is provided by Highway #169 (fonnerly
County Road 18) along the westerly City limits; also by Rockford Road (42nd
Avenue North C.S.A.H. #9), Bass Lake Road (C.S.A.H. #10), Medicine Lake Road
(26th Avenue/C.S.A.H. #70), and Winnetka Avenue (C.S.A.H. #156). 'These county
roads provide gcx:x:l community access. Boone Avenue serves as a collector street
passing in a north/south direction through the westerly third of the city.
'Ihe Zoning Map shows the nature of uses in the i.rnrnediate neighborhcx:x:l. Most
of the land east of Winnetka Avenue & south of 42nd Avenue North has been
developed. with one story concrete block industrial buildings. 'The Science
Industry Center Industrial Park, in the northwesterly quadrant of the city, is
the largest industrial district in New HO})8. To the north of the subj ect are a
couple of industrial buildings and vacant industrial land. Single family zoned
Bethel Cemetery lies to the south.
Single family homes in the $75,000 to $100,000 price range lie east and west
of the subject. 'Ihe lay of the land is undulating to gently rolling.
3
SITE ~CN
Location
'Ihe subject property is located at 3900 Winnetka Avenue North, New Hope,
Minnesota .
size
Measurements from the owners 1990 preliminary plats of the subject indicates
that the total larrl area of the subject is about 497,461 square feet, or 11.42
acres. 'Ihe westerly :portion of the subject property lyirB adjacent to Winnetka
Avenue where the new church is located is estimated to contain approximately
168,942 square feet, or 3.88 acres. 'Ihe east :portion of the property is
estimated to contain approximately 328,519 square feet, or 7.54 acres.
Easements
Winnetka Avenue arrl Quebec Avenue, \vhere taken as street easements, are
considered to be taken in the equivalent of fee for the purpose of this
appraisal. 'Ihe internal bituminous driveways are privately owned. A 65' strip
at the east property line arrl adj acent to the railroad is occupied by a
drainage arrl utility easement. 'Ihe other sides are occupied by 5' to 10'
perimeter drainage arrl utility easements.
streets
'Ihe property contains about 412 feet of frontage on the easterly side of
Winnetka Avenue. Winnetka Avenue is a four lane bituminous paved roadway with
concrete curbs arrl gutters. It carries about 14,000 vehicles per day accordin:;]
to the 1987 Hennepin County Traffic Count Map. 'Ihe street appears to be in
about average condition. Quebec Avenue is an unimproved right-Of-way.
utilities
'!he subject property is saved by public utilities includirB sanitary sewer,
municipal water, natural gas, electricity arrl telephone.
An existirB six inch City water line passirB north arrl just north of the
north property line of the subj ect is able to save the subj ect. Sanitary
sewer is available by an existirB sewer in the railroad right-of-way area east
of the east :portion's property line.
4
SITE DESCRIPrICN a::Nl" D
Topoc::rraphy arrl Soils
'The larrl' s elevation has a high IX>int along the south property line area
west of its center. 'The larrl drops about 10' from that area. 'The Winnetka
frontage rises to the street pavement about 10'. 'The low IX>int is found in the
excavated drainage easement in the northeast corner an:] along IX>rtions of the
east property line. SUbsoils throughout the site except in the drainage pom
are assume::l to be sound and ready for nomal building construction. SUbsoils
are assume::l to be uncontaminated.
Accessibility arrl Identity
'The site has a wide driveway access east of the northwest corner. It was
constructed simultaneous with the Quebec Avenue street and utility construction
project. Before that, one access }?Oint was found on Winnetka Avenue. 'This
access is considered. to be average to fair. The far rear or east portion of
the larrl, approximately 7.54 acres, is isolated in that it lies in excess of
420 feet distant from Winnetka Avenue North.
'The property's identity is considered to be only fair. 'The parcel is found
in a neighborhood of some industrial buildings that has no special identity of
its own. 'The parcel lies generally below Winnetka Avenue's street grade and is
somewhat out of site. Internal access would be lengthy and circuitous to the
far rear of the subject.
Zoning
'The front or westerly 420 feet of the site was rezoned. from I-I, Limited
Industrial to R-O, Residence Office in 9-90, given that the Quebec Avenue
street an::i utility construction project was going to occur. All of the rest of
the subject retains its 1-1 zoning.
Highest and Best Use
Highest arrl best use is defined. as the reasonably probable arrl legal use of
vacant land or an improved. property, which is physically possible,
appropriately supported, financially feasible, arrl that results in the highest
value.
5
SITE DESaUPrICN <XNl"D
Highest and Best Use Cant' d
'!he land is of sufficient size for development with a variety of builc:lirBs
in any of several locations on the parcel. According to the City Attorney,
steve Sondrall, and the City Zoning Official, Lbug Sandstead, the subject
property would require plannin:J, platti.n;, street dedication, and other
features before the easterly or rear portion of the land could be developed.
Utility extensions are another concern for the subject. '!he westerly
portion of the site presents no major development problems other than an
allocation of land for a sanitary sewer extension across the east part of the
subject and water runoff plannin:J.
City officials are concerned. about the developability of the easterly or
rear portion of the subj ect property. Principal in their minds is their
concern for the large distance that must be travelled on, what the owner had at
one time proposed, a long dead end street and cul-de-sac. Cul-de-sac ending
streets well over 420 feet long create fire protection, health and other
general safety concerns, indicating that the rear or easterly portion of the
subject property is not very developable until it can be served by a more
complete public street.
General industrial use in New Hope and surrounding communities appears to be
economically viable. Mortgage interest rates are hovering at or slightly belOVl
10% and no lli1usual economic problems are foreseen.
It is estimated that the highest and best use of the subj ect land is to sell
the westerly 168,942 square feet or 3.88 acres as a separate industrial
builc:lirB site as has already been proposed. Rezoning and construction of a
church is an acceptable alternative. '!he easterly portion of the land must
wait for development lli1til better street access can be provided.
IMFR:JVEMENl'S ~CN
'!he west portion of the land is improved with a new church builc:lirB. That
builc:lirB could not have been built without the new Quebec street construction
project which is the object of this appraisal. '!herefore, that new builc:lirB is
disregarded for the purpose of this appraisal.
6
APffiAISAL MEIHJlX)LCGY
General Appraisal
'!he valuation of a typical parcel of real estate is derived principally
through three basic approaches to value:
'!he Replacement Cost Approach
'!he Market Data Approach
'!he Income Approach
From the in::lication of these analysis and the weight accorded each, an
opinion of value is reached based uJ:::On expert judgement within the outline of
the appraisal process. More specifically, the approaches to value are
described as follows:
Replacement Cost Approach
This approach requires that a current estimate of the cost of replacir"B the
improvements be made I from which must be deducted accnled depreciation in
tenns of physical deterioration, functional obsolescence, and economic
obsolescence, if any, and to which is added the estimated value of the land,
as if vacant.
Market Data Approach
'!he Market Data Approach or Comparative Approach is based uJ:::On the principle
of substitution, that is, when a property is placed on the market, its value
tends to be set at the cost of acquirir"B an equally desirable substitute
property, assuming no costly delay in making the substitution. since no two
properties are ever truly identical, adjustments to the comparable are
necessary for differences in location, quality, condition, size, market
appeal, and other matters. These considerations are a function of the
appraiser's experience and judgement.
Income Approach
'!he Income Approach involves an analysis of the property in tenns of its
ability to provide a net annual income in dollars aver a given economic
life. The estimated net annual income is then capitalized at a rate
COII1lTIe!1SUrate with the relative certainty of its continuance and the risk
involved in ownership of the property, by utilization of the formula; Net
Income, divided by Capitalization Rate, equals Value.
7
crsr APffiOAClI
'lbe Replacement Cost Approach to Value considers the replacement cost of
building iITIprovements, deducts depreciation and. adds the land. value. 'The
object of this appraisal is to estirrate the special benefits to the subject
property from the Quebec Avenue extension street and. utilities construction
project as of October 21, 1991. Most of the benefits are expected to accrue to
the value of the land. as if vacant. 'lbe subject property consisted of a large
parcel of vacant land. only partially iITIproved with a new church building.
Because of the project the land. was split and. the church was constructed
simultaneously with the street construction. 'The east portion of the property
is able to be split into more parcels when better access is achieved.
'lbe new church building is disregarded for the purpose of this appraisal.
Regardless of that, it can be considered as a temporary iITIprovement to the land.
on the date of value. Buildings my be m::xlified through enlargement,
rerrroelinq, razinq or possibly by destruction in a calamity. 'lbe land.,
however, is en::1urinq. Its benefit from the street construction project is
expected to last over the expected 20 year tenn of the payment of the special
assessments. For these reasons the benefit, if any, to the subject buildings
will not be considered in this appraisal. The Cost Approach to value will
therefore not be applied.
IN<X::ME APPRO.J\ClI
'lbe income capitalization approach to value which considers the net income
attributable to building iITIprovements and. capitalizes that net income into
value will not be applied in this appraisal for the same reasons stated in the
Cost Approach.
8
MARI<Er DA.TA A.Pl?Rl:)Aai - BEFORE 'lliE ~
A mnnber of properties similar to the subject property which were recently
sold, have been checked. and related to the subject property as to location,
date of sale, size, top<:x3raphy, financing, and other natters influencing market
value. A sampling of the market data follows.
'Ihe analysis in::licates that the land, considered. as if vacant, would be
marketable at about $740,000 as in:licated below. 'Ihe subject building is
disregarded. and the contributing value of the land is considered. in this
report .
lAND ONLY
West Portion 168,942 SF @ $1.95 = $329,437 Say $329,000
East Portion 328,519 SF @ $1.25 = $410,649 Say $411,000
Totals 497,461 SF ($1. 49/SF+/-) $740,000
Discussion of Comparable Sales
Ten land sales are described. on following pages. Following paragraphs
contain two comparable sales adjustment grids showing detailed. adjustments
applied. to each comparable for differences observed. in location, date, size,
top<:x3raphy/soils, financing and other natters for first the west, then east
portions of the subj ect.
The adjustJnents applied. for location are basically subjective in nature and
depend upon the relative quantifiable differences observed. from one comparables
location to another where better located comparables on high traffic volume
streets with convenient access tend to sell at higher prices, all other things
being equal. A couple of natched pairs industrial land sales analysis show
~ of the differences in value between better located parcels with more and
better street frontage and those sales with less and lower quality street
frontage. Comparable Land sale 10 has about 945 feet of streets for 1,524,600
square feet of land or 1,613 square feet of land per foot of street.
Comparable 1 is SIPaller and has 246 square feet of land per foot of street, or
about 6. 6 times more street per square foot of land area. 'Ihe price of
Comparable 10 was $.98 per square foot compared to $1. 49 per square foot for
Comparable 1. Adjusting Comparable 1 to Comparable 10 for all factors but
street access and quality yields a 10% value difference as follows:
9
MARKET I:l.ATA APPRCli'\.CH a:NI" D - BEFORE 'IRE ~
Discussion of Comparable Sales Cont'd
Camp. 1
Camp. 10
General Location Date Size ToDXl/Soils Fin/other ~
.90 1.05 .90 .85 1.00 1.49
.98
$1. 08 = 1.10 difference for street quality am quantity
$ .98
Adj. Value
$1. 08
$ .98
Adjusting large street frontage Comparable 9 (1,642 square feet of lam for
foot of street) to smaller street frontage, Comparable 7, (223 square feet lam
per foot of street, 7.4 times as much), also in Golden Valley yields a 12%
value difference as follows:
General Location Date Size Topog/Soils Fin/other ~ Adi. Value
Camp . 9 .85 1.05 1.10 1.20 1.00 1.97 $2.32
Camp . 7 2.07 $2.07
$2.32 = 1.12 difference for street quality and quantity
$2.07
An older matched pairs analysis of two 1981 sales on 7301 32rxl Avenue North
and 3061 Louisiana Avenue North where there was 302 square feet of land per
foot of street am 596 square feet respectively shows a 12% value difference as
follows:
General
Location Date Size Top:x:f/Soils Fin/other ~ Adj. Value
7301 32rxl .90 1.00 .90 .95 1.00 1.65
3061 Louisiana 1.13
$$1. 27 = 1.12 difference for street quality am quantity
1.13
$1. 27
'Ihe following Plat Map shows the locations of these two sales. Adjustments
to the far rear or east portion of the subj ect without any actual usable street
frontage are increased from the above describecl 10-12% level of difference to
30%, or a .70 multiplier.
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MARKEl' IlA'I7\. .AP.PROA.Clf-BEFQRE 'IHE PROJECl' CI:NI" 0
Discussion of Comparable Sales Cont'd
For the date of sale, a 5% depreciation rate is noted for 1991 because of
the Gulf War and the recession. No adjust:rrent is rrade for 1990, 5%
appreciation for 1987 through 1989 and 10% for 1986. Size differences appear
to show a 5% increase in price for each doubling in size, all other things
being equal.
Small topo:Jraphy and soils adjust:rrents are rrade to the comparables since the
subject is considered to have the equivalent of about 10% sloping ground for
the west portion and the equivalent of about 10% soils (pond) and easement for
the east portion. Comparable 9 with greater triangulation and up to 20% bad
soils requires a larger upward adjust:rrent to the better subject as does
Comparable 10 with an irregular and triangulated shape.
Most of the comparables sold on a cash or a cash equivalent basis.
Comparable Nlnnber 2 has larger utility easements that shrink its usable area
requiring a 10% upward adjust:rrent. Comparable Nl.UT\ber 5 sold with a slightly
favorable larger 10% C/D requiring a 5% downward adjustment. The subject and
most of the comparables may have narrow perimeter type utility and drainage
easements that require no adjustment since they are generally similar.
A potential buyer of all of the subject would analyze the value of the two
differing components of the subject, the west portion on \'1innetka Avenue, and
the east or rear portion that has only interml access and no actual street
frontage. 'The following 2 adjust:rrent grids show the quantified adjust:rrents
rrade to the comparables for each of these areas of the subj ect.
12
MARKEr DI\TA ~-BEFDRE 'IHE ~ CXNI"D
IAND SAlES AnJUS'IMENI' GRID - WESl' roRI'IOO
jf Location Date Size Top:x:r/Soils Fin/other .ug Adj. Value
1 1.00 1.05 1.05 1.05 1.00 1.49 $1.73
2 .80 1.15 .95 .95 1.10 2.26 $2.06
3 1.20 1.15 .95 .95 1.00 1.23 $1. 53
4 1.00 1.05 1.05 1.05 1.00 2.10 $2.43
5 1.20 .95 1.10 1.05 .95 1.51 $1. 89
6 .95 .95 1.00 1.05 1.00 2.21 $2.09
7 1.00 1.05 .90 .95 1.00 2.07 $1. 86
8 1.10 .95 1.00 1.25 1.00 1.64 $2.16
9 .80 1.05 1.05 1.15 1.00 1.97 $2.00
10 1.35 .95 1.15 1.20 1.00 .98 $1.73
SUbj .
West Portion 10-91 168,942 Some Slope CE X = $1.95
13
MARKET IY>.T'A. AP.PR:lAClI-BEFDRE '!HE ~ aNl"D
lAND SAlES A.DJUS'IMENI' GRID - EAST FDRl'IOO
it L:::altion Da.te Size ToJ:XXl/Soils Fin/other ~ Adi. Value
1 .70 1.05 1.00 1.00 1.00 1.49 $1.10
2 .55 1.15 .90 .90 1.10 2.26 $1. 27
3 .85 1.15 .90 .90 1.00 1.23 $ .97
4 .70 1.05 1.00 1.00 1.00 2.10 $1. 54
5 .85 .95 1.05 1.00 .95 1.51 $1. 22
6 .65 .95 .95 1.00 1.00 2.21 $1. 30
7 .70 1.05 .85 .90 1.00 2.07 $1.16
8 .80 .95 .95 1.20 1.00 1.64 $1,42
9 .55 1.05 1.00 1.10 1.00 1.97 $1. 25
10 .95 .95 1.10 1.15 1.00 .98 $1.12
SUbj.
East Portion 10-91 328,519 pond & esmt. CE X = $1,23
triangulation
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MARKET DATA AP.FR:::lAaI CDNl" D
a:MP.ARABI.E lAND SAlE #1
'lype of Property:
Location:
Le:fal Cescription:
Zoning:
D:l.te of Sale:
Seller/Buyer:
Sale Price:
Land Area:
unit Price:
Corrrrnents :
Industrial land sale
5300 Bcx:me Avenue North, New Hope
P.I.D. # 07-118-21-12-0002
I-I, Light Industrial
July, 1987
Tri State Land Co/Opus Corporation
$389,100
260,489 square feet
$1. 49 per square foot
$11,728.63 special assessments included in sale. Site
is served with all utilities and is adjacent to Soo Line
railroad tracks. 10% low in southeast corner.
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MARKET I.::li\TA AP.PROAaf CXNI" D
'IYJ?e of Property:
Location:
Legal !:):scription:
Zoning:
Date of Sale:
Seller/Buyer:
Sale Price:
Larrl Area:
unit Price:
Comments :
a::MPARABIE lAND SAlE #2
Industrial land sale
5651 International Parkway, Hew Hope
12 , B1, Science Industry Park
P.I.D. #06-118-21-32-0007
I -1, Industrial
April, 1986
Rosewcx:xi Properties IncjVeijo Tamanen
$175,000
121,856 square feet
$1. 44 per square foot, $2.26 per square foot corrected
Rolling topcgraphy. Soil correction costs of $100,000
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MARKEl' DATA APH\G.AClI CXNl"D
Type of Property:
Location:
legal CBscription:
Zoning:
Da.te of Sale:
Seller/Buyer:
Sale Price:
I.ancl Area:
unit Price:
CoIrnnents:
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a:MPARABlE lAND SAIE #3
Industrial land sale
c. 4400 Quebec Avenue North, New Hope
P.I.D. #17-118-21-22-0010
1-2, Industrial
August, 1986
Rosengren & Asscciates IncjRonald Van Essen
$94,000 and $121 special assessments
77,700 square feet
$1. 23 per square foot
site is located about one block north of subject and
is served with all utilities.
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MARKEl' Dt\TA A.PfR)i\QI cnfl" D
P.I.D. #07-118-21-22-0012
1-1, Light Industrial
April, 1988
Grr InvestmentsjHoyt Development
$572,095
272,426 square feet
$2.10 per square foot
Buyer spent an additional $10,000 in soil correction
costs after the sale. Property previously sold in
April of 1987 for $1. 90 per square foot. Site is
level and served with all utilities.
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'Type of Property:
Location:
Legal Description:
Zoning:
Da.te of Sale:
Seller/Buyer:
Sale Price:
land Area:
unit Price:
Comments :
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a::MPARABIE lAND SAlE #4
Industrial land sale
SEQ of Hwy 18 Service Road & Science center Drive, He\.,r
Hope
12, B1, Brandell 3rd Addition.
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18
MARKEl' Dt\TA APPRQAaI CXNI" D
'Type of Property:
Dx:ation:
legal Cescription:
Zoning:
Date of sale:
Seller/Buyer:
Sale Price:
I..an:i Area:
unit Price:
Comments :
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CIMPARABlE lAND SAIE #5
Industrial land sale
3900 Winnetka Avenue North, New Hope
Platted. into Ll, B1, & Outlot A, Village Industrial
Park. P.I.D. #17-118-21-32-0002
I -1, Industrial
Janua:r:y, 1990
MinnegascojRichard curry (Winnetka Commons IlI'D
Partnership)
$805,000
533,406 square feet
$1.51 per square foot
Purchased on a C/D, $436,760 @ 10%. Minnegasco sold
the property to buyer, who later sold the west 421
feet to HOly-Nativity Lutheran Church for $1. 99 per
. square foot. ('Ihe buyers were responsible for perrling
special assessments,) 'Ihe remaining land in the
central and eastern portion, some 65% of the total,
thus indicates a value of $1.26 per square foot.
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MAR.I<El' I:lt\TA .API?ROi\ClI a:Nl"D
a:.MPARABI..E lAND SAlE #6
Type of Property:
Location:
Legal {)::sCription:
In:iustrial land sale
3900 winnetka Avenue North, New Hope
Platted into IJ., B1 & outlot A, village Industrial
Park. The west 421 feet of old P.I.D.
#17-118-21-32-0002
I -1, In:iustrial, but rezoned to R-o, Residential
Office to allow for the church
1-31-90
ZoI1i.:rB:
Date of Sale:
Seller/Buyer: Richard curry (Winnetka commons LTD Partnership)jHoly
Nativity Lutheran Church
Sale Price: $367,785 + unpaid specials of $41,966 = $409,751
Larrl Area: 185,240 square feet
unit Price: $2.21 per square foot
Comments: Property fronts on Winnetka Avenue. Transaction was
made right after seller purchased this parcel and more
to east from Minnegasco. Rolling topcgraphy, drops
10' below street grade to the east and northeast.
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20
MARI<El' Di\TA .APPR).1\Qf CXNI" D
Type of Property:
location:
Legal Description:
Zoning:
Date of Sale:
Seller/Buyer:
sale Price:
I.an:l Area:
Unit Price:
CorrIrrents:
-----
a:MPARABIE lAND SAlE #7
Industrial lanj sale
9301 Plymouth Avenue North, Golden Valley
12, B1, GUerre Addition. P.I.D. #31-118-21-22-0024
Industrial
May, 1988
ITS 1987-Xl LID PartnershipjMr. Gee Properties
$120,878
58,532 square feet
$2.07 per square foot
Property was a subdivision of P.I.D.
#31-118-21-22-0003
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21
MA.RI<E1' Dt\TA ~a-I a:Nl"D
Type of Property:
Location:
Legal C'eSCription:
Zoning:
Date of Sale:
Seller/Buyer:
Sale Price:
I.an::i Area:
unit Price:
ComrneI1ts:
1f1"'15'tj"W OF'"
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a::MP.ARAl3LE lAND SAIE #8
In:iustrial lard sale
3335 PennSylvania Avenue North, New Hope
Ll1, Robbinsdale Gardens. P.I.D. #20-118-21-23-0007
I -2, Industrial
June, 1989
William lee & Lyle Cashin/Scott Kevitt
$300,000 ard $45,000 soils correction costs
209,449 square feet
$1. 64 per square foot corrected
utilities are available. site is wcx:x:led ard elevated
with 1.5 acres of low ground that was eli.minated.
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22
MARKEl' D/\TA APfR)ACH CXNl" D
Type of Property:
D:::x::ation:
Legal Description:
Zoning:
Date of sale:
Seller/Buyer:
Sale Price:
I.an::i Area:
unit Price:
Comments:
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CIMPARABIE lAND SAIE #9
Industrial land sale
Southeast corner Highway 169 & lOth Avenue North,
Golden Valley
lots 1-10 I Block 2, Ravenhorst Number 2.
P.I.D. #31-118-21-22-0005, 0006, &0014-0021
Light .Industrial
November, 1987
Northwestern Mutual Life Insurance CO./City of Golden
Valley
$558,880
283,400 square feet
$1.97 per square foot
Triangular shaped parcel with frontage on lOth Ave.
and Hwy 169 frontage road. Partially low with
questionable subsoils.
23
MARKEl' Di\TA APPROAai a::NI" D
'Iype of Property:
Location:
Legal Description:
zoning:
Da.te of Sale:
Seller/Buyer:
Sale Price:
I..arii Area:
unit Price:
Comments :
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crMPARABIE IAND SAlE *10
Industrial land sale
7500 49th Avenue North at Winnetka, New Hope
Lengthy. P,I.D. #08-118-21-23-0003, and
#08-118-21-24-0002 to 0005
GI, General Inclustrial
June, 1989
Soo Line Railroad/SOOO Winnetka IF
$1,500,000
1,524,600 square feet
$0.98 per square foot
All land is usable except for easements of 10 feet on
each side of the rail spurs. 58,400 feet encumbere::i
by easements. Quit claim deed, [):)cument #5548415.
$100,000 dawn with mortgage at 11%.
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24
SUM-1ARY AND a:::NCIlJSIOO-BEFORE 'lliE ~
All three of the stan::1ardized. approaches to value were considered. in the
market value analysis of the subject property. 'The Cost and Income Approaches
were not applied. to the analysis of vacant land.
'Ihe Market Data Approach best considers the actions of typical buyers and
sellers of properties of the subject type. Goc:d quality comparable land sales
were found. 'Ihey were readily adjusted for observed. differences and none of
those differences were major. 'Ihe market value conclusion is stron;:rly
supported at an overall rate of about $1.49 per square foot.
Final Value Estimate
$740,000
25
CITY' AND NEIGH:BJRfKX)[) DESCRIPI'IOO AFTER '!HE ~
'Ihe overall locational attributes of the subj ect property after the proj ect
will cJ:1arBe somewhat from before the project. Although the lanj lies in the
sarre physical location, it is now served by a newly paved 9 ton capacity
bituminous street with concrete curbs anj gutters, municipal water anj sanitary
sewer service. 'Ihe street is the extension from a formerly dead errl Quebec
Avenue south from 4200 Avenue North anj then swirgirg in a gentle curve
westerly to winnetka Avenue just south of 40th Avenue North. 'Ihe street
functions as a nonnal irrlustrial through street providirg direct street access
to about 20 acres of land that had no or poor access before the project. The
neighborhcx:x:i has better health and safety access, better vehicular access,
newer existirg streets and utilities, more unified storm drainage, and has
progressed more from vacant urrleveloPed lanj more toward the fully develoPed
character of the larger surroundirg neighborhcx:x:is.
In all other respects the city and neighborhcx:x:i remain the sarre after the
proj ect as before.
SITE DESCRIPrION AF'I'ER '!HE ~
Location
'Ihe subject property has additional street addresses on Quebec Avenue North
for the east portion.
Size
The lam size remains unchanged with 168,942 square feet in the west parcel
anj an east portion of about 328,519 square feet. 'Ihe east portion may be
further divided.
Easements
Easements remain the same as before the project.
Streets
street frontage increases from about 412 feet on Winnetka Avenue to that
26
SITEI:lESCRIPI'ICN AFTER '!HE ~ CXNl"D
streets Cont' d
frontage plus about 838 feet of frontage on the south side of new Quebec
Avenue. Quebec Avenue carries light traffic by the subject property.
utilities
All of the subject property is now able to be served with municipal sanitary
sewer arrl water. In particular, the west IrOSt portion of the subj ect property
is able to be more conveniently served by an 8 inch sanitary sewer pipe
drainirg easterly in the street right-of-way. 'Ihe elevation of that portion of
the property was such that before the proj ect a new pipe would have had to been
installed to the railroad right-of-way. Water service in an 8 inch main passes
alon<:J the entire street right-of-way providirg additional redurrlancy arrl
capacity. Storm sewer drainage includirg catch basins and pipirg beneath the
street is able to accept surface runoff from the adjacent properties arrl to
carry it easterly out of the area. These services are reported to be
competently en<:Jineered to modern design starrlards able to serve the adj acent
properties .
Topo::rraphy arrl Soils
'Ihe subject larrl elevation arrl shape remains the same as before the project.
Accessibility arrl Identity
The property's access is greatly enhanced after the project. Before the
project, the subject access was from a curbcut on the Winnetka Avenue frontage
only. After the project, access is enhanced by the installation of a large new
curbcut to the western portion of the property an::l potential for two or more
curbcuts to the west portion of the property. Access ratirg on the overall
property goes from average to fair, to average to gcx:x:i. The property is
readily observed in all of its larrl area from traffic in both directions on
Quebec Avenue. Before the project, only a portion of the property could be
effectively observed from the higher Winnetka Avenue frontage. The
neighborhcx:x:i has cJ:1arBed from a fairly noooescript irrlustrial locale to a
IOCldest size irrlustrial park area with some identity of its own. The new
27
SITE DESCRIPI'ICN AFTER '!HE ~ CXNl"D
Accessibility arrl Identity Cont'd
identity appears to focus most upon the Village Iooustrial Park platted n.a.J:re.
'!he west portion is now a corner parcel with 2 street fronts. '!he identity
cJ:1arBes from only fair to average.
Hiqhest arrl Best Use
Highest an::l best use is defined as the reasonably probable arrl legal use of
vacant larrl or an improved property, which is physically possible,
appropriately supported, financially feasible, an::l that results in the highest
value.
The subject property's highest an::l best use chan<:Jes from an irrlustria1
buildirg site on the west an::l potentially a secooo with a lOn<:J rear drive or
cul-de-sac street, or await better street construction before developirg the
far east portion. In fact, the east or rear portion is now ready for immediate
irrlustrial buildirg development.
IMPRr.:J\I'EMEN ~CN AF'I'ER '!HE IR:lJEX:T
The buildirg arrl site improvements remain essentially uncJ:1arBed after the
project.
'Ihe new church buildirg could not have been built without the new Quebec
Avenue street proj ect which is the obj ect of this appraisal. The church is
therefore again, disregarded.
28
a:sT ~CH AFTER '!HE ~
The Replacement Cost Approach to value after the proj ect is disregarded for
the sarre reasons as before the proj ect.
INCX::ME Al'fR)ACH AFTER '!HE FRlJErI'
'Ihe Income Approach to value after the project is disregarded for the sa:me
reasons as before the proj ect.
29
:MARKEl' Di\TA ~ ~ '!HE ~
A number of properties similar to the subject property which were recently
sold, have been checked and related to the subject property as to location,
date of sale, size, topography, financirg, arrl other matters influencirg market
value. A samplirg of the market data follows.
The analysis irrlicates that the larrl, considered as if vacant, would be
marketable at about $921,000 as irrlicated below. The subject build.ir"lsr is
disregarded and the contributirg value of the larrl is considered in this
report .
LAND ONLY
West Portion 168,942 SF @ $2.05 = $346,331 Say $346,000
East Portion 328,519 SF @ $1. 75 = $574,908 Say $575,000
Totals 497,461 SF ($1. 85/SF+/-) $921,000
Discussion of Comparable Land Sales
'Ihe sarre 10 larrl sales arrl matched pairs sales considered before the project
are considered after the project. As is shown by the locational matched pairs
analysis, irrlustrial larrl on a sirgle street frontage is adjusted up another
10% to reflect the better arrl greater amount of frontage that is fourrl on two
streets or a stronger corner locale. Hence, the change in the adjusbnents to
the west parcel value from before the proj ect to after the proj ect are up 5%
for each comparable's location adjusbnent. A 10% location adjustment would
have been made except for the fact that not much of the new Quebec frontage on
the new west portion corner parcel can be utilized for access arrl the new
street lies on a grade mostly above the subject like the lower quality Winnetka
frontage, neither of which give the largely below grade subject its full
benefit of street view am identity. The before west portion lam value goes
up from $1. 95 per square foot by 5% to $2.05 per square foot.
The east portion chan<:Jes dramatically from an essentially, no access state
to the equivalent of the west parcel in overall locational attributes but with
only one street front arrl a value at $1. 75 per square foot. '!his reverses the
downward 30% adjusbnent seen in the before the project adjusbnents that showed
a value of $1.23 per square foot. In August of 1991, Bruce Paddock, purchased
the east portion of the subject as improved with the project for $1. 81 per
square foot given special assessment projections at that time. '!his price and
the $1. 75 per square foot supported by comparable sales are nearly the same.
30
MARKEl' Di\TA ~rn-AFTER '!HE ~ CXN!"D
Discussion of Comparable Land Sales Cont'd
'Ihe before stigma of a long over 420 foot or greater driveway access is
replaced by a nearly full street frontage an::l utilities. other adjusbnents for
date, size, financirg, am others remain unchanged. The followirg btlO
adjustment grids are produced.
lAND SAI.E3 ADJlJSIMENI' GRID - WEST FORI'ICN
jf Location Date Size Tor:xx:r/Soils Fin/other ~ Ad-j. Value
1 1.05 1.05 1.05 1.05 1.00 1.49 $1.81
2 .85 1.15 .95 .95 1.10 2.26 $2.19
3 1.25 1.15 .95 .95 1.00 1.23 $1. 60
4 1.05 1.05 1.05 1.05 1.00 2.10 $2.55
5 1.25 .95 1.10 1.05 .95 1.51 $1.97
6 1.00 .95 1.00 1.05 1.00 2.21 $2.20
7 1.05 1.05 .90 .95 1.00 2.07 $1. 95
8 1.15 .95 1.00 1.25 1.00 1.64 $2.24
9 .85 1.05 1.05 1.15 1.00 1.97 $2.12
10 1.40 .95 1.15 1.20 1.00 .98 $1. 80
Subj .
West Portion 10-91 168,942 some slope CE X = $2.04
31
MAR.KE:l' !:lATA AP.FR:lACH-AFTER '!HE H\'OJECI' CXNl"D
lAND SAliS ADJUS'IMENl' GRID - EAST FDRrICN
.1f Location Date Size TopcxJ/Soils Fin/other Mll Adi. Value
1 1.00 1.05 1.00 1.00 1.00 1.49 $1.56
2 .80 1.15 .90 .90 1.10 2.26 $1.85
3 1.20 1.15 .90 .90 1.00 1.23 $1.37
4 1.00 1.05 1.00 1.00 1.00 2.10 $2.21
5 1.20 .95 1.05 1.00 .95 1.51 $1.72
6 .90 .95 .95 1.00 1.00 2.21 $1. 80
7 1.00 1.05 .85 .9 1.00 2.07 $1. 66
8 1.10 .95 .95 1.20 1.00 1.64 $1.95
9 .80 1.05 1.00 1.10 1.00 1.97 $1. 82
10 1.30 .95 1.10 1.15 1.00 .98 $1. 53
Subj .
East Portion 10-91 328,519 some pooo & CE X = $1. 75
easement
32
SlHlARY AND a:NCIIJSICN AFTER 'lHE ~
All three of the sta.ndardized approaches to value were considered in the
market value analysis of the subject property. The Cost arrl Income Approaches
were not applied to the analysis of vacant larrl.
'Ihe Market Data Approach best considers the actions of typical buyers am
sellers of properties of the subject type. Goc:d quality comparable lam sales
were foum. 'Ihey were readily adjusted for observed differences an::l none of
those differences were major. '!he market value conclusion is stron<:Jly
supported at an overall rate of about $1.85 per square foot.
Final Value Estimate
$921,000
ADDENDA
(.N{l'il'iCATICN, ASSUMPI'ICNS AND mIDITICNS
'Ihe .Appraiser certifies and agrees that:
1. 'Ihe .Appraiser has no present or prospective interest in the property that is the
subject of this report, and no personal interest or bias with respect to the parties
involved.
2. compensation is not contingent on an action or event resul tirg from the analyses,
opinions, or conclusions in, or the use of, this report.
3. The analyses, Opll1l0ns, and conclusions were develoPed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and
the Standards of Professional Practice of the Appraisal Institute.
4. 'Ihe use of this report is subj ect to the requirements of the AIREA and the SREA
relating to review by its duly authorized representatives.
5. 'Ihe Appraiser has made a personal inspection of the property that is the subj ect of
this report.
6. No one provided significant professional assistance to the person signirg this report
other than those specifically mentioned.
7. 'Ihe reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and are the appraisers personal, unbiased
professional analyses, opinions, and conclusions.
8. Information, estimates, and opinions furnished to the .Appraiser, and contained in the
report, were obtained from sources considered reliable and believed to be true and
correct. However, no responsibility for accuracy of such items furnished to the
.Appraiser can be assumed by the .Appraiser.
'Ihe following specific assumptions and conditions are made:
9. 'Ihe .Appraiser is not responsible for legal matters. The title is assumed gcx:x:i and
marketable. 'Ihe property is considered free and clear of all indebtedness unless
otherwise stated. All structures and improvements, existing or proposed, are assumed
to be in compliance with community zoning and building code requirements.
10. 'Ihe property is appraised as though under responsible ownership, with competent
management and property maintenance.
11. 'Ihe .Appraiser assmnes that there are no hidden or nonapparent conditions or
contamination of the property, subsoil, or structures, which would render it more or
less valuable. The .Appraiser assumes no responsibility for such conditions, or for
en<:Jineerirg which might be required to discover such factors.
12. On all appraisals, subj ect to satisfactory completion, repairs, or alterations, the
appraisal report and value conclusion are contingent upon completion of the
improvements in a workmanlike manner, and in substantial conformance with plans and
specifications made available to the .Appraiser.
13. This report
advertising,
Appraiser .
in part or whole shall not be used or disseminated to the public through
news, sales or other media without prior written consent of the
AP.ffiAIS]R; gJALIFICATICR> OF
BRAD IDORKIUND
EIUCATICN
Bachelor of Science in Business Administration (1971): University of Minnesota
American Institute of Real Estate Appraisers Courses: lA, 1B, 2, 4, and Standards
Society of Real Estate Appraisers Courses: 101 and 301
Instructor: University of Minnesota Extension Division Appraisal Courses 1979-80
ASSOCIATICN MEMBERSHIPS
MAI American Institute of Real Estate Appraisers, 1976
SRA Society of Real Estate Appraisers, 1975
SRPA Society of Real Estate Appraisers, 1977
$REA Society of Real Estate Appraisers, 1980, Chapter President 1983-84
Licensed Real Estate Broker, State of Minnesota, 1972 to present
st. Anthony Planning commission Member, 1978-85, Chair 1980-81
Metropolitan Council Land Use Advisory Committee, 1977 to 1989
League of Women Voters, 1977 to 1990
APP.RAISAL EXPERIENCE
February 1972 to october 1976
october 1976 to April 1981
April 1981 to April 1985
April 1985 to September, 1987
october, 1987 to present
Newcombe & Hansen Appraisals, Inc.
O.J. Janski & Associates, Inc.
capital Appraisals, Inc.
SWenson, Bjorklund & Associates
Bjorklund, Carufel, Lachenmayer, Inc.
Servirg a variety of clients including:
Larkin Hoffman, Law Firm
Holmes & Graven, Law Firm
Twin City Federal
First National of Mpls.
Norwest Banks
Cushman Wakefield
Cooperative Power Assn.
Augustana Homes
FDIC
U.s. Navy
Prudential
Red OWl
Texaco
Honeywell
Minnesota Plywcx:x:i
Manufacturers Hanover
Dayton Hudson
State of Minnesota
City of Minneapolis
City of Minnetonka
General Motors
1st Covenant Church
N.W. Bible College
Waste Management
Appraisals completed upon a variety of types of properties includirg improved
properties - connnercial stores, large offices, industrial, apartment, golf courses,
nursing homes, farms, unimproved land and suJ::x1i visions.
Appraisals have been made for buyers, sellers, investors, parties involved in
eminent domain proceedings, tax abatement, estates, and lease interests.
Qualified as an expert witness in various Courts and served as court-appointed
commissioner.
The international Society of Real Estate Appraisers
has authorized
Bradley D. Bjorklund
to include the Senior Real Estate Analyst (SREA)
designation in his/her professional credentials through
December 31, 1992
Senior Real Estate Analysts (SREA) are pro-
fessional members of the Society of Real Es-
tate Appraisers who have extensive technical
training, long and varied experience, who
have earned the respect of the community
and their peers for their expert knowledge,
outstanding ability, professional leadership
and integrity,
SREA members have demonstrated in prac-
tice that they are competent to appraise all
types of real estate interests and ownerships
in accordance with accepted definitions of
market value, and to extend appraisal analy-
sis beyond current market value to provide a
basis for decision-making to clients responsi-
ble for committing funds or assets in the sale,
financing, purchase, lease, trade, renovation,
development, demolition or division of real
property. The analyst's experience encom-
passes the most difficult appraisal problems,
CERTIFIED SREA
CERTIFIED
CERTIFIED
CERTIFIED
CERTIFIED
4/18/80
4/18/85
12/31/92
Certification procedures require a compre-
hensive oral examination by an examination
board of the Admissions Committee, inspec-
tion of office operations, review of appraisal
and analysis reports and a thorough investi-
gation of the applicant's competence and
integrity. This investigation includes contact
with other SREA members, professional ap-
praisers, clients, attorneys, judges, and per-
sons in the community. The SREA designation
is awarded for five years only,
A member wishing to renew the SREA desig-
nation must apply for recertification at the end
of the five (5) year period, Upon application
for recertification, applicant is expected to
show evidence of integrity, continued techni-
cal training, experience, and professional
leadership commensurate with current SREA
Admissions standards.
This authorization has been prepared for inclu-
sion in the certification section of the appraisall
analysis report. Any questions regarding this
member's status should be directed to Head-
quarters' office of the Society of Real Estate
Appraisers, 225 North Michigan Avenue, Ste. 724,
Chicago, Illinois 60601-7601; (312) 819-2400.
AIREA EDUCATION CERTIFICATION
The American Institute of Real Estate Appraisers conducts a program of
continuing professional education for its designated members. MAl and RM
members who meet the minimum standards of this program are awarded
periodic educational certification.
As of the date of this report I have completed the requirements of the
continuing education program of the American Institute of Real Estate
Appraisers. p 1'i' n
Br~~~~j~;~~:~d, MAl
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CHURCH - SClUTHE'.AST ElEVATION
SOUTHWEST ElEVATION, EAST roRI'ION
Ratl Ea1;ato,QfI;I:lt'I:k::t. t~ CCOP'YRIGHT 111'
( Photograph "-iews)
VIEW WEST OVER DRAINAGE EASEMENT
VIEW NORI'H ON WINNEI'KA
,,"I Estst$ OtUlhlce. lnc. CCOJIYRIClHf 1fT.
( Photograph Views)
APPRAISAL
OF
Special Benefits to
Irrlustrial Real Estate
Winnetka Properties
3940 Quebec Avenue North
New Hope, Minnesota
PREPARED FOR
The City of New Hope
c/o Mr. Kirk McDonald
4401 Xylon Avenue North
New Hope, Minnesota 55428
AS OF
10-21-91
:RJRIUSE OF .APPRAISAL
The purpose of the appraisal is to estima.te the market value of the real
property (larrl) in fee simple, before arrl after a street am utility
construction project to ascertain the special benefit that may result.
Market value, accordirg to The Appraisal Institute and major regulators is
the most probable price which a property should brirg in a competitive an::l open
market urrler all coooitions requisite to a fair sale, the buyer and seller each
actirg prudently an::l knowledgeably, arrl assuming the price is not affected by
undue stimulus. Implicit in this definition is the consummation of a sale as
of a specified date arrl the passirg of title from seller to buyer urrler
conditions whereby; the buyer an::l seller are typically motivated; both parties
are well infonne:::l or well advised, an::l actirg in what they consider their own
best interests; 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; the price represents the nonnal consideration
for the property sold unaffected by special or creative financirg or sales
concessions granted by anyone associated with the sale.
File Number 91851
Cl!1{1'U'.1CATICN
I certify to have personally inspected the subject property on August 14,
1991 arrl that to the best of my knowledge arrl belief, the statements contained
in this report an::l upon which the opinions are based, are true anj correct
subject to the "Limitirg corrlitionsll herein set forth. In addition this report
conforms with an::l is subject to requirements of the Code of Ethics an::l
Standards of Professional Cooouct of the Appraisal Institute.
Employment in am compensation for making this appraisal are in no way
contirgent upon the value reported. I certify to have no interest, either
present or contemplated, in the subject property.
It is my opinion that as of October 21, 1991, the market value of the
subject larrl after an::l before the Quebec Avenue street construction project is:
After the Project $838,000
Before the Project $723,000
Special Benefit $115,000
Brad Bjorklurrl, MAr, SRA
MN LIC. #4000377
BBjrak
TABLE OF CONI'ENI'S
HJRFOSE OF APPRAISAL .
CERI'IFICATION . . .
LEGAL DESCRIPrION
REAL ESTATE TAX INFORMATION
HISTORY. . . . . . . . . . .
CITY AND NEIGHroRHOOD DESCRIPTION
SITE DESCRIPTION . . . . .
IMPROVEMEN'IS DESCRIPI'ION .
APPRAISAL MEIHOCOI.J:X;Y. . . .
REPLACEMENT OOST AND INC'a1E APPROAaI BEFDRE 'IHE PROJEcr. .
MARKEl' DATA APPROAaI BEFORE 'IHE PROJEcr. .
SUMMARY & CONCIDSION BEFORE THE PROJEcr. .
CITY AND NEIGHroRHOOD DESCRIPTION AFTER THE PROJEcr. . .
SITE DESCRIPTION AFTER 'IHE PROJEcr . . . .
IMPROVEMEN'IS DESCRIPTION AFTER 'IHE PROJEcr
MARKEl' DATA APPROAaI AFTER 'IHE PROJEcr . .
SUMMARY AND CDNCIDSION AFTER 'IHE PROJEcr .
ADDENDA
UNDERLYING ASSUMPI'IONS, CONI'INGENT, & LIMITING CONDITIONS
APPRAISING QUALIFICATIONS OF BRAD BJORKIDND
S.R.E.A. PAGE
CITY MAP
ZONING MAP
PIAT MAP
SURVEY
WIlDING SKEI'CH
FHOICGRAPHIC VIEWS
PAGE NO
i
ii
1
1
1
2
3-6
7-8
9
10
11-27
28
29
29-31
31
33-37
38
1
IB7J\L DESCRIPI'ICN
The property is legally described on a survey in the Adderrla.
REAL ESTATE TAX INFDRMATIOO
Property Identification Number:
17-118-21-32-0001 (new numbers are bein<:J
assigned an::l that data
was not obtained)
Assessor's Market Value:
(Land) $ 470,200
(Bldg) $1,156,300
Total $1,626,500
CUrrent Taxes:
$87,593.52 - $1,368.85 SA pmt.
Unpaid B:liance of Special Assessments: AsSUl'fed. Paid
HISTORY
There has been no reported sale of the subj ect durirg the past 5 years. 'Ihe
nonnal marketirg Period for a property of this type is about 12 to 18 months.
2
CITY' AND NEIGHroRfDJD I:lESCRIPI'ICN
New Hope is a secooo tier westerly suburb of Minneapolis with a current
poPulation of about 22,680. It is approximately seven miles northwest of
D::Jwntown Minneapolis. The community is primarily residential in character.
'!here are scattered irrlustrial districts am one maj or concentration of
commercial fcx::used at the intersection of 42nd Avenue North (C.S.A.H.
#9jRockford Road) am Winnetka Avenue (C.S.A.H. #156). Most development in New
Hope has taken place since 1960.
New Hope has a council/manager plan B form of government that provides good
quality municipal utilities an::l services. Essentially all of the city streets
are paved, have concrete curb arrl gutter, street lights arrl service by sanitary
sewer am water. 'Ihe entire city is located in School District #281. :t'1IC bus
routes serve most of the City includirg a route on 4200 Avenue North. No
unusual municipal or economic influences are observed that would urrluly affect
the value of real estate.
Major transportation to the City is provided by Highway #169 (fonnerly
County Road 18) alon<:J the westerly City limits; also by Rockford Road (4200
Avenue North C.S.A.H. #9), Bass Lake Road (C.S.A.H. #10), Medicine Lake Road
(26th Avenue/C.S.A.H. #70), an::l Winnetka Avenue (C.S.A.H. #156). These county
roads provide gcx:x:i community access. Boone Avenue serves as a collector street
passirg in a north/south direction through the westerly third of the city.
'Ihe Zonirg Map shows the nature of uses in the immediate neighborhcx:x:i. Most
of the larrl east of Winnetka Avenue & south of 4200 Avenue North has been
develoPed with one story concrete block irrlustrial buildin<:Js. The Science
Industry center Irrlustrial Park, in the northwesterly quadrant of the city, is
the largest irrlustria1 district in New Hope. To the north of the subj ect is an
irrlustrial buildirg, the school bus garage property, the rear of the YMCA land,
and Sally Distributirg, another irrlustrial property. looustrial land and Holy
Nativity Illtheran Church lies to the south.
Single family homes in the $75,000 to $100,000 price range lie east and west
of the subject. The lay of the larrl is urrlulatirg to gently rollirg.
3
SITE f.lESCRIPI'IClN
location
'The subject property is located at 3940 Quebec Avenue North, New Hope,
Minnesota .
size
Measurements from the owners 1990 preliminary plats of the subject irrlicates
that the total lam area of the subject is about 429,570 square feet, or 9.86
acres. The westerly portion of the subject property lyirg between Winnetka
Avenue an::l Quebec Avenue is estimated to contain approximately 292,105 square
feet, or 6.71 acres. 'The east portion of the property east of Quebec, where
the new buildirg is located, is shown by the above mentioned survey to contain
approximately 137,465 square feet, or 3.16 acres. 'The far westerly portion of
the site may eventually be split so that the large extra lam frontirg on
winnetka may be develoPed separately as about a 111,580 square foot site, or
2.56 acres, an::l the two older buildin<:Js may occupy about 180,525 square feet or
4.14 acres as irrlicated by its preliminary plat.
Easements
Winnetka Avenue an::l Quebec Avenue, where taken as street easements, are
considered to be taken in the equivalent of fee for the purpose of this
appraisal. '!he internal bituminous driveways are privately owned. A 15' strip
at the far east property line adjacent to the railroad is occupied by a
drainage an::l utility easement. The east portions other sides are occupied by
5' to 10' Perimeter drainage an::l utility easements.
Streets
'!he property contains 322 feet of frontage on the easterly side of Winnetka
Avenue. Winnetka Avenue is a four lane bituminous paved roadway with concrete
curbs am gutters. It carries about 14, 000 vehicles Per day accordirg to the
1987 Hennepin County Traffic Count Map. 'The ,street appears to be in about
average coooition. Quebec Avenue is an unimproved right-of-way.
utilities
'The subject property is served by public utilities includirg sanitary sewer,
municipal water, natural gas, electricity am telephone.
4
SITE DESaUPI'ICN CXNl"D
utilities
An existirg six inch City water line passirg IrOStly south of south IrOSt
property line of the subject serves the subject with two, six inch extensions
to the older existirg buildirgs. Sanitary sewer is provided by a private six
inch line along the north property line that exterrls to an existirg sewer in
the railroad right-of-way area east of the east portion's property line.
Accord.inJ to the city buildirg inspector, the existirg sanitary sewer pipe is
sufficient to serve only the older existirg buildirgs an::l would have to be
ur-graded before any additional buildirg construction could occur.
Topaqraphy an::l Soils
The lam's elevation has a high point in the northwest corner area at
approxima.tely elevation 940 feet above mean sea level and the low point lies in
the northeast corner area at about 908 feet. The owner reports that the
subsoils have been corrected throughout the site an::l that they are sourrl an::l
ready for nonnal build.ir"lsr construction. Subsoils are asS1..lll1ed to be
uncontaminated .
Accessibility an::l Identity
The site has a wide driveway access just north of the center of the west
property line across from 40th Avenue North. '!his access is considered to be
average to fair. The access loops from the driveway down to the south property
line area and exterrls from there to the existing buildin<:Js. '!he far rear or
east portion of the lam, approximately 3.16 acres, is isolated in that it lies
in excess of 700 feet distant from winnetka Avenue North. It also lies to the
rear of two older existirg buildin<:Js an::l is out of site from Winnetka Avenue.
The property's identity is considered to be only fair. '!he parcel is found
in a neighborhcx:x:i of some irrlustrial build.ir"lsrs that has no special identity of
its own. '!he parcel lies below Winnetka Avenue's street grade am is somewhat
out of site although the top portions of build.ir"lsrs can be seen. An 11-89
photograph of the property showing the Winnetka Avenue entry depicts the view
of the subject from Winnetka Avenue. Internal access is len<:Jthy an::l circuitous
to the older existirg buildirgs and to the far rear of the subject.
5
SITE DESCRIPI'IOO CXNl" D
Zonim
'Ihe front or westerly 428 feet of the site is zoned I-I, Limited In:iustrial,
an:i the balance is I-2, General Iooustrial. The principal difference between
these two zonirg classifications is that I-I zonirg requires a specific amount
of open space.
Highest am Best Use
Highest am best use is defined as the reasonably probable anj legal use of
vacant lam or an improved property, which is physically possible,
appropriately supported, financially feasible, an::l that results in the highest
value.
The lam is of sufficient size for development with a variety of build.ir"lsrs
in any of several locations on the parcel. According to the City Attorney,
steve Sorrlrall, arrl the City zonirg Official, Coug Sarrlstead, the subject
property was develoPed in the mid 1970's when the use of Planned Unit
Development zonirg was in its conception. Accordin<:J to current New Hope an::l
general Minneapolis arrl st. Paul Planned Unit Development zonirg concepts, the
site would require extensive reconfiguration, plannirg, platting, street
dedication, an::l other features before the far easterly or rear portion of the
larrl could be develoPed. The central portion of the site, where the older
existirg buildin<:Js are fourrl, leaves little room for adequate protected vehicle
circulation in relation to the large amount of buildin<:J space arrl people that
might occupy a fully develoPed whole parcel of lam.
utility extensions are another concern for the subject. '!he westerly
urrleveloPed portion of the site presents no major development problems other
than an allocation of lam for open space, sanitary sewer extension, am
possibly storm water runoff plannirg. 'Ihat development may require the filin<:J
of a complete Planned unit Development for the entire ownership or at least
plattirg the parcel.
City officials are very concerned about the develoPability of the far
easterly or rear portion of the subject property. Principal in their minds is
their concern for the large distance that must be travelled on, what the owner
would like as private driveways to a future buildirg site. '!here appears to be
little or no precedent in the City of New Hope, nor in the Metropolitan area in
general of an industrial buildirg of say 40,000 square feet or more, accessed
by a private driveway exterrlirg by two or more other irrlustrial buildin<:Js an::l
6
SITEI:lESCRIPI'IOO CXNl"D
Highest arrl Best Use Cont' d
lyirg in excess of 700 feet away from the nearest public street. Fire
protection, health arrl other general safety concerns irrlicate that the rear or
easterly portion of the subject property is not develoPable until it can be
served by a public street.
'The subject property owner has claimed that the site is ready for
development with two additional buildirgs or sets of build.ir"lsrs on the front
(west) arrl in the far rear or easterly portion of the subject property. It is
specifically assumed am considered to be the situation for this real estate
appraisal report that those claims are not valid. Only additional development
on the front or westerly portion of the subject property could readily occur.
Development of the far easterly or rear portion of the subject property would
not be allowed until significant public street access is provided. 'The owner's
earlier proposals for developirg the far easterly or rear portion of the
subject property do not adequately deal with the lack of public street access,
are not adequate Planned unit Development scenarios arrl have in no way been
approved by the City of New Hope either in concept or fact.
General irrlustrial use in New Hope am surrourrlirg communi ties appears to be
economically viable. Mortgage interest rates are hoverirg at or slightly below
10% arrl no unusual economic problems are foreseen.
It is estimated that the highest arrl best use of the subj ect larrl is to sell
the westerly 111,580 square feet or 2.56 acres as a separate buildirg site,
reccgnizirg that it will be subject to an access easement to the existirg
buildin<:Js in the central portion of the site, that it is zoned I-I arrl that the
far easterly parcel of the lam must wait for development until better street
access can be provided. The older existirg irrlustrial build.ir"lsrs in the central
portion of the larrl, develop that area to it's highest an::l best use. In some
respects they may slightly over develop that portion of the larrl by allowirg
little room for street dedication on either the north or south sides of the
build.ir"lsrs where access could be provided to the rear portion of the site. 'lhe
two older buildin<:Js are surrourrled by little or no allocated lan::lscapirg.
The new irrlustrial building east of ne\v Quebec Avenue develoPed that parcel
to its highest am best use. However, since that buildirg could not have been
built without the new Quebec street construction, it is disregarded for the
purpose of this appraisal.
7
IMPRr.:J\I'EMEN DESCRIPrION
'!he central portion of the lam is improved with two nearly identical
industrial build.ir"lsrs with the westerly or front buildirg havirg street address
3940-56 Quebec Avenue an::l the easterly buildin<:J 3960-76 Quebec Avenue. '!he
location of the buildirgs are shown on various exhibits in the Adderrla.
'Ihe buildirgs were constructed in 1976 and contain 26,880 square feet each.
There is a limited amount of mezzanine storage in a couple of the tenancies.
'!he basic buildirg construction consists of a poured concrete fourrlation
with concrete block fourrlation walls an::l concrete block exterior walls. The
exterior walls are faced with brick an::l have some decorative half blocks above.
'Ihe owner reports that the roof is a steel bar joist structure with steel
deckir.g, rigid insulation am a coverirg of built-up asphalt an::l gravel. It
has a ten year guarantee an::l has received regular repair an::l maintenance. '!he
roof is therefore assumed to be in average concH tion.
'Ihe buildin<:Js have poured concrete floors that appear to be in about average
corrlition. There is some vinyl tile coverirg in offices, a limited amount of
carpetirg an::l slate foyers. '!he general floor plan of the buildirg is shown on
exhibits in the Adderrla. Office walls are typically painted gypsum board or
inexpensive plywcx:x:i panellirg an::l painted concrete blocks. Office ceilirgs are
typically acoustic tile an::l there is attached fluorescent lightirg throughout
the buildin<:Js. There are a series of overhead loadirg doors at the rear of the
buildirgs with nearby steel service doors an::l glass am metal frame front entryrdoors .
Each of the buildirgs has a fairly large electrical service which was
up:Jraded by tenants. '!here appears to be about a 3,000 to 4,000 amp service
capacity at the west an::l east buildirgs respectively. 'Ihere are about six, two
fixtures washrooms with white porcelain starrlard quality fixtures in each
build.ir"lsr. Heat is provided by ceilirg hUn<:J natural gas fired blower furnaces
for the rear shop space an::l small natural gas fired furnaces for the offices.
'!here is a limited amount of air corrlitionirg. 'IWo of the bays in the east
build.ir"lsr at its north em are air corrlitioned with a very IOCldest system.
A large amount of tenants equipment, shelvirg, furniture, rollirg stock and
related personal property is not considered in this appraisal. '!he build.ir"lsrs
have sustained some heavy use. A large machine shop or tool an::l die operation
8
IMP.RDVEMENI'S DESCRIPrIOO CXNl" D
has heavy machi.neJ::y in the westerly build.in:J an::l a large electroplatirg plant
an:i smeltirg operation lies in the east buildirg. On an overall basis, the
buildirgs are in average to only fair overall corrlition.
Surrounding the buildirgs is a bituminous paved parkirg am driveway area.
'!he location of the bituminous pavirg am the numberirg of the parkirg stalls
is shown on a 7-23-74 site Plan. 'Ihe pavirg appears to be in about average
corrlition. Portions of the pavirg have perimeter concrete curb an:i gutter.
There are six concrete load.in:J docks, each with a load leveler, at the rear of
the build.ir"lsrs. A number of exterior light fixtures are attached to the
build.ir"lsrs. The bituminous driveway is reported to be a nine ton road quality
structure passirg through the southwest corner area of the site an::l alon<:J the
south em of the existirg buildin<:Js in about a 20 foot wide drive. It is
assumed to be in average corrlition an:i to have the same concrete curb am
gutter perimeter.
'Ihe new irrlustrial build.in:J east of Quebec Avenue could not have been built
without the new Quebec street construction project which is the object of this
appraisal. Therefore that new build.in:J is disregarded.
9
APPRAISAL MEIH)D)r.o:;y
General Appraisal
'!he valuation of a typical parcel of real estate is derived principally
through three basic approaches to value:
'!he Replacement Cost Approach
The Market Data Approach
The Income Approach
From the in::lication of these analyses an::l the weight accorded each, an
opinion of value is reached based up:>n expert judgrrent within the outline of
the appraisal process. More specifically, the approaches to value are
described as follows:
Replacement Cost APproach
'Ibis approach requires that a current estimate of the cost of replacirg the
improvements be made, from which must be deducted accrued depreciation in
terms of physical deterioration, functional obsolescence, an::l economic
obsolescence, if any, an::l to which is added the est.im.ated value of the lam,
as if vacant.
Market Data Approach
'!he Market Data Approach or Comparative Approach is based upon the principle
of substitution, that is, when a property is placed on the market, its value
terrls to be set at the cost of acquirin<:J an equally desirable substitute
property, assuming no costly delay in making the substitution. since no two
properties are ever truly identical, adjusbnents to the comparable are
necessary for differences in location, quality, corrlition, size, market
appeal, an::l other matters. These considerations are a function of the
appraiser's experience am judgment.
Income Approach
'!he Income Approach involves an analysis of the property in terms of its
ability to provide a net annual income in dollars over a given economic
life. The est.im.ated net annual income is then capitalized at a rate
commensurate with the relative certainty of its continuance an::l the risk
involved in ownership of the property, by utilization of the formula; Net
Income, divided by Capitalization Rate, equals Value.
10
ccsr l\PPhDACH
'!he Replacement Cost Approach to Value considers the replacement cost of
build.ir"lsr improvements, deducts depreciation am adds the lanj value. The
obj ect of this appraisal is to est:i.nate the special benefits to the subj ect
property from the Quebec Avenue extension street am utilities construction
project as of October 21, 1991. Most of the benefits are expected to accrue to
the value of the lam as if vacant. 'Ihe subj ect property consisted of a large
parcel of vacant lam only partially improved with two irrlustrial buildings in
the central portion of the lam, before the construction project. Because of
the project the land was split into an east parcel 'VJhere a new irrlustrial
build.ir"lsr was constructed simultaneously with the street construction. '!he west
portion of the property is able to be split into two parcels, one with the two
buildings, am a secooo as a vacant lot to the west. '!he buildings therefore
contribute only to the market value of the central portion of the property.
The two existirg buildirgs are only a tempJrary improvement to the larrl on
the date of value. They may be modified through enlargement, rerocx:ielirg,
razirg or possibly by destruction in a calamity. The lam, however, is
endurirg. Its benefit from the street construction project is expected to last
over the expected 20 year term of the payment of the SPeCial assessments. For
these reasons the benefit, if any, to the subject buildirgs will not be
considered in this appraisal. The Cost Approach to value will therefore not be
applied.
INCI:ME l\PPhDACH
'!he income capitalization approach to value which considers the net incarre
attributable to building improvements arrl capitalizes that net income into
value will not be applied in this appraisal for the same reasons stated in the
Cost Approach.
11
MARKEl' I::Ii\TA A.PI=R.:lACH - BEFORE '!HE FRllECl'
A number of properties similar to the subject property which were recently
sold, have been checked arrl related to the subject property as to location,
date of sale, size, topography, financirg, arrl other matters influencirg market
value. A sarnplirg of the market data follows.
'!he analysis irrlicates that the larrl, considered as if vacant, would be
marketable at about $723,000 as irrlicated below. 'Ihe subject build.ir"lsrs are
disregarded arrl the contributirg value of the lam is considered in this
report .
LAND ONLY
West Portion 111,580 SF @ $1. 90 = $212,002 Say $212,000
Central Portion 180,525 SF @ $1.80 = $324,945 Say $325,000
East Portion 137 . 465 SF @ $1. 35 = $185,578 Say $186,000
Totals 429,570 SF ($1. 68/SF+/-) $723,000
Discussion of Comparable Sales
Ten lam sales are described on followirg pages. Followirg paragraphs
contain three comparable sales adjusbnent grids showirg detailed adjusbnents
applied to each comparable for differences observed in location, date, size,
topography/soils, financirg am other matters for first the west, then central,
then east portions of the subj ect.
The adjustments applied for location are basically subjective in nature arrl
deperrl upon the relative quantifiable differences observed from one comparables
location to another where better located comparables on high traffic volume
streets with convenient access terrl to sell at higher prices, all other t.hi.rBs
beirg equal. A couple of matched pairs irrlustrial lam sales analysis shON
some of the differences in value between better located parcels with more arrl
better street frontage arrl those sales with less arrl lONer quality street
frontage. Comparable Land Sale 10 has about 945 feet of streets for 1,524,600
square feet of lam or 1,613 square feet of larrl per foot of street.
Comparable 1 is snaJ.ler and has 246 square feet of larrl per foot of street, or
about 6.6 times more street per square foot of lam area. '!he price of
Comparable 10 was $.98 per square foot compared to $1. 49 per square foot for
Comparable 1. Adjustirg Comparable 1 to Comparable 10 for all factors but
street access am quality yields a 10% value difference as follows:
12
MARKEl' Di\.'I7\ ~ a:NI"D - BEFORE 'IRE PROJECT
Discussion of Comparable Sales Cont' d
Comp. 1
Comp. 10
General Location Date Size Torx::g/Soils Fin/other ~
.90 1.05 .90 .85 1.00 1.49
.98
$1. 08 = 1.10 difference for street quality arrl quantity
$ .98
Adj. Value
$1. 08
$ .98
Adjustirg large street frontage Comparable 9 (1,642 square feet of lam for
foot of street) to smaller street frontage, Comparable 7, (223 square feet lam
per foot of street, 7.4 times as much), also in Golden Valley yields a 12%
value difference as follows:
General Location Date size Top:g/Soils Fin/other ~ Adj. Value
Comp . 9 .85 1.05 1.10 1.20 1.00 1.97 $2.32
Comp . 7 2.07 $2.07
$2.32 = 1.12 difference for street quality and quantity
$2.07
An older matched pairs analysis of two 1981 sales on 7301 3200 Avenue North
am 3061 Louisiana Avenue North where there was 302 square feet of larrl per
foot of street an::l 596 square feet respectively shows a 12% value difference as
follows:
General
Location Date size To]:XX1/Soils Fin/other ~ Adj. Value
7301 32nd .90 1.00 .90 .95 1.00 1.65
3061 LDuisiana 1.13
$1. 27 = 1.12 difference for street quality and quantity
$1. 13
$1. 27
'Ihe followirg Plat Map shows the locations of these two sales. Adjustments
to the far rear or east portion of the subj ect without any actual usable street
frontage are increased from the above described 10-12% level of difference to
30%, or a .70 multiplier.
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14
:MARKEl' Cll\TA ~-BEFDRE '!HE ~ CXNl"D
Discussion of Camparable Sales Cont'd
For the date of sale, a 5% depreciation rate is noted for 1991 because of
the Gulf War an::l the recession. No adjusbnent is made for 1990, 5%
appreciation for 1987 through 1989 an::l 10% for 1986. Size differences appear
to show a 5% increase in price for each doublirg in size, all other things
bein:J equal.
Small topography and soils adjusbnents are made to the comparables since the
subject is considered to have the equivalent of about 10% slopirg grourrl for
the west portion, no topography soils or slope problems for the central portion
an::l the equivalent of about 10% soils an::l shape (trian<:JUlation an::l easements)
for the east portion. Comparable 9 with greater trian<:JUlation an::l up to 20%
bad soils requires a larger upward adjusbnent to the better subject as does
Camp3rable 10 with an irregular and trian<:JUlated shape.
Most of the comparables sold on a cash or a cash equivalent basis.
Camp3rable Number 2 has larger utility easements that shrink its usable area
requirirg a 10% up;vard adjusbnent. Comparable Number 5 sold with a slightly
favorable larger 10% C/D requirirg a 5% downward adjustment. The subject am
most of the comparables may have narrow perimeter type utility an::l drainage
easements that require no adjusbnent since they are generally similar.
A potential buyer of all of the subject would analyze the value of the
differirg 3 components of the subject, the west portion on Winnetka Avenue, the
central portion with driveway access off of Hinnetka, an::l the far east or rear
portion that has only internal access an::l no actual street frontage. The
following 3 adjustment grids show the quantified adjustments made to the
comparables for each of these three areas of the subject.
15
~ I::li\TA ~CH-BEFORE '!HE :ffiQJECI' CXNl" D
lAND SAlES ADJUS'IMENI' GRID - WEST IORl'ICN
if Location Date size Tq:x:g/Soils Fin/Other ~ Mj. Value
1 1.00 1.05 1.05 1.00 1.00 1.49 $1. 64
2 .80 1.15 1.00 .90 1.10 2.26 $2.06
3 1.20 1.15 .95 .90 1.00 1.23 $1.45
4 1.00 1.05 1.05 1.00 1.00 2.10 $2.32
5 1.20 .95 1.10 1.00 .95 1.51 $1. 80
6 .95 .95 1.05 1.00 1.00 2.21 $2.09
7 1.00 1.05 .95 .90 1.00 2.07 $1.86
8 1.10 .95 1.05 1.20 1.00 1.64 $2.16
9 .80 1.05 1.05 1.10 1.00 1.97 $1. 91
10 1.35 .95 1.20 1.15 1.00 .98 $1. 73
Subj .
-
West Portion 10-91 111,580 Esmt. drive CE X = $1. 90
some slope
16
MARKET Di\TA AP.FR:lAaI-BEFORE 'lliE ~ <XNr'D
IAND ~ ADJlJS'Ilo!ENl' GRID - ~ RRI'ICN
... Location Date size Top<X3/Soils Fin/other .ug Adi. Value
Jt
1 .90 1.05 1.00 1.10 1.00 1.49 $1. 55
2 .70 1.15 .95 1.00 1.10 2.26 $1. 90
3 1.10 1.15 .95 1.00 1.00 1.23 $1.48
4 .90 1.05 1.05 1.10 1.00 2.10 $2.29
5 1.10 .95 1.05 1.10 .95 1.51 $1.73
6 .85 .95 1.00 1.10 1.00 2.21 $1.96
7 .90 1.05 .90 1.00 1.00 2.07 $1. 76
8 1.00 .95 1.00 1.30 1.00 1.64 $2.03
9 .70 1.05 1.05 1.20 1.00 1.97 $1.82
10 1.20 .95 1.15 1.25 1.00 .98 $1.61
Subj .
Cent. Portion 10-91 180,525 gcx:x:i CE X = $1. 81
17
MARKEr Di\TA .AP.fR)ACH-BEFORE '!HE P.OOJECI' CXNl"D
IAND SALES ADJUS'IMENI' GRID - EAST FORI'IOO
./I Location Date Size Torxg/Soils Fin/other ~ Adi. Value
.1!
1 .70 1.05 1.05 1.00 1.00 1.49 $1.15
2 .55 1.15 1.00 .90 1.10 2.26 $1.42
3 .85 1.15 .95 .90 1.00 1.23 $1.03
4 .70 1.05 1.05 1.00 1.00 2.10 $1. 62
5 .85 .95 1.10 1.00 .95 1.51 $1. 27
6 .65 .95 1.05 1.00 1.00 2.21 $1.43
7 .70 1.05 .95 .90 1.00 2.07 $1.30
8 .80 .95 1.05 1.20 1.00 1.64 $1.57
9 .55 1.05 1.05 1.10 1.00 1.97 $1. 31
10 .95 .95 1.20 1.15 1.00 .98 $1. 17
Subj .
-
East Portion 10-91 137,465 some fill & CE X = $1. 33
triangulation
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18
MARKEr IWI'A APH\'OACH CDNI" D
c:o.1PARABIE lAND SAIE #1
'IYPe of Property:
Location:
Legal D3scription:
Zonir.g:
Date of Sale:
Seller/Buyer:
Sale Price:
Land Area:
Unit Price:
Comments :
looustrial lam sale
5300 Boone Avenue North, Ne\./ Hope
P.I.D. # 07-118-21-12-0002
I -1, Light Industrial
July, 1987
Tri State Land Co/Opus Corporation
$389,100
260,489 square feet
$1.49 per square foot
$11,728.63 special assessments included in sale. Site
is served with all utilities am is adjacent to Soo Line
railroad tracks. 10% 10\0/ in southeast corner.
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54 TlI
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(I)
19
MARKEl' I:lI\TA ~CH CXNl"D
'Type of PrOperty:
I.Dcation:
Legal Description:
Zoni.ng:
Da.te of Sale:
Seller/Buyer:
Sale Price:
Land Area:
unit Price:
Comments :
aMP.ARABIE IAND SAlE #2
looustrial lam sale
5651 International Parkway, Hew Hope
12, Bl, science Irrlustry Park
P.I.D. #06-118-21-32-0007
I-I, Iooustrial
April, 1986
Rosewcx:x:i Properties IncjVeijo Tarnanen
$175,000
121,856 square feet
$1. 44 per square foot, $2.26 per square foot corrected
Rollirg topography. Soil correction costs of $100,000
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20
Mi\RKEI' DATA A.PPf\U1\CH Cl:NI" D
'lyPe of Property:
Location:
Legal Cescription:
Zonir.g:
Date of Sale:
Seller/Buyer:
Sale Price:
Land Area:
Unit Price:
Comments :
--,
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CDwlPARABLE lAND SAIE #3
Iooustrial lam sale
c. 4400 Quebec Avenue North, New Hope
P.I.D. #17-118-21-22-0010
I -2, looustrial
August, 1986
R05en<:Jren & Associates IncjRonald Van Essen
$94,000 and $121 special assessments
77,700 square feet
$1.23 per square foot
Site is located about one block north of subject and
is served with all utilities.
5.
21
MARKEl' DATA .i\PfR)t\CH CX)Nl" 0
CDiPARABIE lAND SAlE #4
'TYpe of Property:
Location:
Iooustrial larrl sale
SEQ of Hwy 18 service Road & Science center Drive, HeH
Hope
12, B1, Brandell 3rd Addition.
Legal :cescription:
P.I.D. #07-118-21-22-0012
I-I, Light Industrial
April, 1988
Grr InvesbnentsjHoyt Development
$572,095
272,426 square feet
$2.10 per square foot
Buyer spent an additional $10,000 in soil correction
costs after the sale. Property previously sold in
April of 1987 for $1.90 per square foot. Site is
level arrl served with all utilities.
~ -~~-v-(-t::.IVC e-:I- - -::r at<. ~- -,,-,,--,' 1
VII-.Il- &.;-1 v
~H ~.'. 4!. -j' !;4 11
Zonin<:J:
Date of Sale:
Seller/Buyer:
Sale Price:
Iand Area:
Unit Price:
Comnents :
/
.0 t tit'
- ~:~':;;\ -SCtfNeE ~- €i:HTER-
J5'~ .-".,.-
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22
MARKEl' Di\TA APFR:lACH CINI" D
crMPARABIE lAND SAlE #5
'Type of Property:
Location:
Legal Description:
Irrlustrial lam sale
3900 Winnetka Avenue North, New Hope
Platted into Ll, B1, & OUtlot A, Village Iooustrial
Park. P.I.D. #17-118-21-32-0002
I-I, Iooustrial
January, 1990
MinnegascojRichard CUrry (\vinnetka Commons LTD
Partnership)
$805,000
533,406 square feet
$1. 51 per square foot
Purchased on a C/D, $436,760 @ 10%. Minnegasco sold
the property to buyer, who later sold the west 421
feet to HOly-Nativity Lutheran Church for $1.99 per
i- square foot. (The buyers were responsible for perrling
I special assessments.) The remain~ land in the
central an::l eastern portion, some 65% of the total,
thus irrlicates a value of $1.26 per square foot.
Zonir.g:
Date of Sale:
Seller/Buyer:
Sale Price:
land Area:
unit Price:
Comments :
l
,
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23
MARKRI' I:::lATA APFR)ACH a:::Nl" D
<XMPARABIE IAND SAlE #6
Type of Property:
Location:
legal ~ription:
Zonirg:
Date of Sale:
Seller/Buyer:
Sale Price:
land Area:
Unit Price:
Conrrnents :
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Industrial land sale
3900 Winnetka Avenue North, New Hope
Platted into Ll, B1 & OUtlot A, Village Industrial
Park. The west 421 feet of old P.LD.
#17-118-21-32-0002
I-I, Industrial, but rezoned to R-o, Residential
Office to allow for the church
1-31-90
Richard CUrry (Hinnetka Commons LTD Partnership)jHoly
Nativity Lutheran Olurch
$367,785 + unpaid specials of $41,966 = $409,751
185,240 square feet
$2.21 per square foot
Property fronts on \\1innetka Avenue. Transaction was
made right after seller purchased this parcel an::l more
to east from Minnegasco. Rollirg topography, drops
10' below street grade to the east an::l northeast.
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24
MARKEl' IY\TA .AP:ffiOACH QJNI" D
Type of Property:
Location:
Legal eescription:
Zonir.g:
Da.te of Sale:
Seller/Buyer:
Sale Price:
Land Area:
Unit Price:
Comments:
---
a::'MPARABIE lAND SAIE #7
Industrial land sale
9301 Plymouth Avenue North, Golden Valley
12, B1, Guerre Addition. P.I.D. #31-118-21-22-0024
Industrial
May, 1988
I'IS 1987-X1 LTD PartnershipjMr. Gee Properties
$120,878
58,532 square feet
$2.07 per square foot
Property \vas a subdivision of P.I.D.
#31-118-21-22-0003
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25
:MARKEl' nATA. APfR)i\CH cr.Nl" D
Type of Property:
location:
Legal Description:
zonir.g:
Date of Sale:
Seller/Buyer:
Sale Price:
land Area:
unit Price:
Comments :
,,"'S'U""W 6-Sill"
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o::::MPARABIE lAND SAIE #8
Iooustrial lam sale
3335 Pennsylvania Avenue North, New Hope
Ll1, Robbinsdale Gardens. P.I.D. #20-118-21-23-0007
I -2, Industrial
June, 1989
William Lee & Lyle Cashin/Scott Kevitt
$300,000 and $45,000 soils correction costs
209,449 square feet
$1. 64 per square foot corrected
Utilities are available. Site is wcx:x:ied an::l elevated
with 1. 5 acres of lOVl grourrl that v/as eliminated.
z:
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26
:MARKEr IYi.TA. ~CH CXNl" D
Type of Property:
Location:
Legal Cescription:
zonir.g:
Date of Sale:
Seller/Buyer :
Sale Price:
land Area:
Unit Price:
Comments :
a:MPARABIE lAND SAlE #9
Iooustrial lam sale
Southeast corner Highway 169 & lOth Avenue North,
Golden Valley
lots 1-10, Block 2, Ravenhorst Number 2.
P.I.D. #31-118-21-22-0005, 0006, & 0014-0021
Light Industrial
November, 1987
Northwestern Mutual Life Insurance Co./City of Golden
Valley
$558,880
283,400 square feet
$1. 97 per square foot
Triangular shaPed parcel \vi th frontage on lOth Ave.
and Hwy 169 frontage road. Partially low with
questionable subsoils.
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27
:MAR:KEI' J:W:rA .APPRell\CH CXNl"D
'Type of Property:
Location:
I...e::Jal Description:
Zonir.g:
Date of Sale:
Seller/Buyer:
Sale Price:
Land Area:
Unit Price:
Comments:
P:' - - ~L':' 7- ",,-;
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CDlPARABrE rAND SAlE f10
IOOustrial lam sale
7500 49th Avenue North at Winnetka, New Hope
Lengthy. P.I.D. #08-118-21-23-0003, and
#08-118-21-24-0002 to 0005
GI, General Iooustrial
June, 1989
Soo Line Railroad/5000 Winnetka LP
$1,500,000
1,524,600 square feet
$0.98 per square foot
All lam is usable except for easements of 10 feet on
each side of the rail spurs. 58,400 feet encumbered
by easements. Quit claim deed, Document #5548415.
$100,000 down with mortgage at 11%.
28
SUMMARY AND cx:NCUJSICN-BEFQRE '!HE ~
All three of the star:dardized approaches to value were considered in the
market value analysis of the subject property. The Cost am Income Approaches
were not applied to the analysis of vacant lam.
'Ihe Market Cata Approach best considers the actions of typical buyers an::l
sellers of properties of the subject type. Gcxxl quality comparable lam sales
were foum. They were readily adjusted for observed differences am none of
those differences were major. 'Ihe market value conclusion is stron::Jly
supported at an overall rate of about $1.68 per square foot.
Final Value Estimate
$723,000
29
CITY' AND NEIGH:BJRfKX)[) DESallPI'ICN AFTER '!HE ~
'Ihe overall locational attributes of the subj ect property after the proj ect
will chan<:Je somewhat from before the proj ect. Although the larrl lies in the
same physical location, it is now served by a newly paved 9 ton capacity
bituminous street with concrete curbs am gutters, municipal water arrl sanitary
sewer service. The street is the extension from a formerly dead em Quebec
Avenue south from 4200 Avenue North arrl then swirgirg in a gentle curve
westerly to Winnetka Avenue just south of 40th Avenue North. The street
functions as a nonnal irrlustrial through street providirg direct street access
to about 20 acres of larrl that had no or poor access before the project. The
neighborhcx:x:i has better health arrl safety access, better vehicular access,
newer existirg streets arrl utilities, more unified storm drainage, arrl has
progressed more from vacant urrleveloPed larrl more toward the fully develoPed
character of the larger surrourrlirg neighborhcx:x:is.
In all other respects the city arrl neighborhcx:x:i remain the same after the
proj ect as before.
SITE ~CN AF'I'ER '!HE IR:lJEX:T
Location
The subject property has additional street addresses on Quebec Avenue North
for the east parcel.
Size
'Ihe lam size remains unchanged with 292,105 square feet in the west parcel
able to be divided into a west portion of about 111,580 square feet arrl an east
portion of about 180,525 square feet. The east parcel remains the sarre with
about 137,465 square feet.
Easements
Ease.ments remain the same as before the proj ect. The internal driveway
easement across the west portion has been eliminated arrl partially physically
removed .
Streets
street frontage increases from about 322 feet on Winnetka Avenue to that
30
SITE DESCRIPI'ICN AFTER '!HE PRlJECr CXNl"D
Streets Cont' d
frontage plus about 1,194 feet of frontage on the north anj westerly side of
new Quebec Avenue arrl about 398 feet of frontage on the easterly side of new
Quebec Avenue. Quebec Avenue carries light traffic by the subject property.
utilities
All of the subject property is now able to be served with municipal sanitary
sewer am water. In particular, the west most portion of the subject property
is able to be more conveniently served by an 8 inch sanitary sewer pipe
drainirg easterly in the street right-of-way. '!he elevation of that portion of
the property was such that before the project a new pipe would have had to been
installed since the existirg pipe to the new older existirg irrlustrial
buildirgs was of insufficient capacity to accept additional flow. Water
service in an 8 inch main passes alon<:J the entire street right-of-way providin<:J
additional redurrlancy, ease of access, am capacity. storm sewer drainage
includirg catch basins and pipirg beneath the street is able to accept surface
runoff from the adjacent properties and to carry it easterly out of the area.
'!hese services are reported to be competently en<:Jineered to IOCldern design
star.dards able to serve the adj acent properties.
Topography an::l Soils
'Ihe subj ect larrl elevation arrl. shape remains the same as before the proj ect.
Accessibility an::l Identity
'Ihe property's access is greatly enhanced after the project. Before the
project, the subject access \vas from a curbcut centralized on the Winnetka
Avenue frontage only. After the project, access is enhanced by the
installation of three new curbcuts to the older existirg building portion of
the property, potential for a shared or fourth curbcut to the west portion of
the property an::l two new curbcuts access the east parcel on the east side of
Quebec Avenue. Access ratirg on the overall property goes from average to
fair, to average to gcx:x:i. '!he property is readily observed in all of its lam
area from traffic in both directions on Quebec Avenue. Before the project,
only a small portion of the property could be observed from the higher Winnetka
31
SITEI:lESCRIPI'ICN AFTER '!HE ~ cx:Nl"D
Accessibility arrl Identity Cont'd
Avenue frontage. '!he neighborhcx:x:i has chan<:Jed from a fairly nondescript
industrial locale to a m:xlest size irrlustrial park area with some identity of
its own. '!he new identity appears to focus most upon the Village Industrial
Park platted name. The identity changes from only fair to average.
Highest and Best Use
Highest arrl best use is defined as the reasonably probable arrl legal use of
vacant larrl or an improved property, which is physically possible,
appropriately supported, financially feasible, and that results in the highest
value.
'Ihe subj ect property's highest an::l best use changes from one older existirg
buildin<:J site arrl potentially a secooo frontirg on Winnetka Avenue to three
separate irrlustrial buildirg sites essentially ready for immediate plattirg and
development. In fact, the east parcel of the subj ect property was
simultaneously platted an::l develoPed with the construction of this project.
'!hat change in highest an::l best use, an::l development, could not have occurred
without the subject project.
'Ihe new irrlustrial buildin<:J an::l the older existirg irrlustrial buildin<:Js
develope their respective parcels to their highest an::l best use.
IMI?RO'ilEMENl' DESCRIPrICN AF'I'ER 'lliE ~
'Ihe buildin<:J an::l site improvements remain essentially unchanged after the
project. In actuality, the site driveway access routes were changed durirg the
project construction to the older existing buildirgs by the elimination of the
lOn<:J circuitous driveway arrl the installation of the three new curbcuts to new
Quebec Avenue. '!he cost of that access cJ:1arBe arrl any direct benefits because
of that direct cost have been paid for through the previous coooemnation
process and are therefore disregarded for the purpose of this appraisal.
'Ihe new irrlustrial buildin<:J east of Quebec Avenue which could not have been
built without the new Quebec Avenue Street project which is the object of this
appraisal is therefore again, disregarded.
32
a:sT .APfR)ACH AFTER '!HE ~
'!he Replacement Cost Approach to value after the project is disregarded for
the sarre reasons as before the project.
INCX::ME Al'fR)ACH AFTER '!HE FRlJErI'
'Ihe Income Approach to value after the project is disregarded for the sane
reasons as before the proj ect.
33
:MARKEl' IY\TA .APFR)"l\QJ ~ 'lliE ~
A number of properties similar to the subject property which were recently
sold, have been checked arrl related to the subject property as to location,
date of sale, size, topography, financirg, an::l other matters influencirg market
value. A samplirg of the market data follo;.lS.
'Ihe analysis irrlicates that the larrl, considered as if vacant, would be
marketable at about $838,000 as irrlicated below. '!he subject buildirgs are
disregarded an::l the contributirg value of the larrl is considered in this
report .
LAND ONLY
West Portion 111,580 SF @ $2.10 = $234,318 Say $234,000
Central Portion 180,525 SF @ $1.90 = $342,998 Say $343,000
East Portion 137,465 SF @ $1.90 = $261,183 Say $261. 000
Totals 429,570 SF ($1. 95/SF+/-) $838,000
'Ihe sarre 10 larrl sales arrl matched pairs sales considered before the project
are considered after the project. As is shown by the locational matched pairs
analysis, industrial land on a sirgle street frontage is adjusted up another
10% to reflect the better arrl greater amount of frontage that is fourrl on two
streets or a stronger comer locale. Hence, the chan<:Je in the adjusbnents to
the west parcel value from before the project to after the project are up 5%
for each comparable's location adjusbnent and up 5% for the elimination of the
internal driveway access easement to the central portion. A 10% location
adjusbnent would have been made except for the fact that not much of the new
Quebec frontage on the new west portion corner parcel can be utilized for
access arrl the new street lies on a grade above the subj ect like the laver
quality Winnetka frontage, neither of \-lhich give the largely below grade
subject its full benefit of street view arrl identity. 'Ihe before west portion
larrl value goes up from $1. 90 per square foot by 10% to $2.10 per square foot.
'!he central portion of the subj ect goes from havirg the equivalent of low
quality or fair street access arrl identity (driveway easement, access, arrl poor
view from Winnetka) to average street access an::l identity with extensive view
an::l abuttirg Quebec pavirg. 'The parcel is, however, somewhat awkwardly
encumbered by two older, existirg irrlustrial buildirgs arrl it is not the same
as a well identified comer locale. It doesn't front on well identified
Winnetka Avenue. Therefore, the price is adjusted up for location 5% greater
than before the project or an overall change of from $1.81 per square foot
34
MARKEl' Di\TA AP.PRUl\QI-AFI'ER '!HE ~ CXNI" D
Discussion of Comparable Sales Cont'd
to $1. 92 per square foot rourrled from $1. 80 to $1. 90 per square foot.
'Ihe east parcel changes dramatically from an essentially, no access, or
larrllocked state to the equivalent of the central parcel in overall locational
attributes an::l a value at $1. 90 per square foot. '!his reverses the downward
30% adjusbnent (divided by .70) seen in the before the project adjusbnents that
showed a value of $1.33 per square foot. 'Ihe before stigma of a lOn<:J 700 foot
or greater driveway access is replaced by full street frontage an::l utilities.
other adjusbnents for date, size, financirg, an::l others remain unchanged. 'Ihe
followirg three adjustment grids are produced.
35
Mi\RK8I' IYill\ APFl\'l:lACH-AFTER 'IHE PROJECl' CXNl"D
lAND SAI.ES ADJUS'IMENl' GRID - WEST FORl'ICN
.. location Date Size Top:x:;(/Soils Fin/other .ug Ad-;. Value
.:Il:
1 1.05 1.05 1.05 1.05 1.00 1.49 $1.81
2 .85 1.15 1.00 .95 1.10 2.26 $2.31
3 1.25 1.15 .95 .95 1.00 1.23 $1. 60
4 1.05 1.05 1.05 1.05 1.00 2.10 $2.55
5 1.25 .95 1.10 1.05 .95 1.51 $1.97
6 1.00 .95 1.05 1.05 1.00 2.21 $2.31
7 1.05 1.05 .95 .95 1.00 2.07 $2.06
8 1.15 .95 1.05 1.25 1.00 1.64 $2.35
9 .85 1.05 1.05 1.15 1.00 1.97 $2.12
10 1.40 .95 1.20 1.20 1.00 .98 $1. 88
Subj .
West Portion 10-91 111,580 some slope CE X = $2.10
36
MARKEl' Di\TA ~CH-AFTER '!HE Pi\DJECI' CXNl"D
INID SAllS AIl11SIMENI' GRID - CENrRAL IClRI'ICN
" Location Date size Tq:x:x:x/Soils Fin/Other ug Adj. Value
1f
1 .95 1.05 1.00 1.10 1.00 1.49 $1.63
2 .75 1.15 .95 1.00 1.10 2.26 $2.04
3 1.15 1.15 .95 1.00 1.00 1.23 $1. 55
4 .95 1.05 1.05 1.10 1.00 2.10 $2.42
5 1.15 .95 1.05 1.10 .95 1.51 $1. 81
6 .90 .95 1.00 1.10 1.00 2.21 $2.08
7 .95 1.05 .90 1.00 1.00 2.07 $1.86
8 1.05 .95 1.00 1.30 1.00 1.64 $2.13
9 .75 1.05 1.05 1.20 1.00 1.97 $1. 95
10 1.30 .95 1.15 1.25 1.00 .98 $1. 74
SUbj .
Cent. Portion 10-91 180,525 gcx:x:i CE X = $1.92
37
MARKEl' DA'I.1\ APfR)ACH-BEFGRE '!HE ~ a::Nr'D
lAND SAlES ADJUS'IMENI' GRID - EAST roRI'ICN
jf I.ocation Date Size To]:XX:f/Soils Fin/other ~ Ad:;. Value
1 1.00 1.05 1.05 1.00 1.00 1.49 $1. 64
2 .80 1.15 1.00 .90 1.10 2.26 $2.06
3 1.20 1.15 .95 .90 1.00 1.23 $1.45
4 1.00 1.05 1.05 1.00 1.00 2.10 $2.32
5 1.20 .95 1.10 1.00 .95 1.51 $1.80
6 .95 .95 1.05 1.00 1.00 2.21 $2.09
7 1.00 1.05 .95 .90 1.00 2.07 $1. 86
8 1.10 .95 1.05 1.20 1.00 1.64 $2.16
9 .80 1.05 1.05 1.10 1.00 1.97 $1. 91
10 1.35 .95 1.20 1.15 1.00 .98 $1. 73
Subj .
-
East Portion 10-91 137,465 some fill & CE X = $1.90
trian<:Julation
38
SUfi\RY AND mNCIIJSICN AFTER 'IHE IR:lJEX:T
All three of the star.dard.ized approaches to value were considered in the
market value analysis of the subject property. The Cost anj Income Approaches
were not applied to the analysis of vacant lam.
'Ihe Market Data Approach best considers the actions of typical buyers am
sellers of properties of the subject type. Good quality comparable lanj sales
were fourrl. 'Ihey were readily adjusted for observed differences am none of
those differences were major. The market value conclusion is stron<:Jly
supported at an overall rate of about $1. 95 per square foot.
Final Value F.stimate
$838,000
ADDENDA
URL'li"l.CATICN, ASSUMPI'ICNS AND cnIDrrICNS
The Appraiser certifies and agrees that:
1. 'The Appraiser has no present or prospective interest in the property that is the
subject of this report, and no personal interest or bias with respect to the parties
involved.
2. Compensation is not contingent on an action or event resultirg from the analyses,
opinions, or conclusions in, or the use of, this report.
3. 'The analyses, oplD10ns, and conclusions were develoPed, an::l this report has been
prepared, in confomity with the requirements of the Code of Professional Ethics and
the Standards of Professional Practice of the Appraisal Institute.
4. 'The use of this report is subj ect to the requirements of the AIREA and the SREA.
relating to review by its duly authorized representatives.
5. 'The Appraiser has made a personal insPection of the property that is the subj ect of
this report.
6. No one provided significant professional assistance to the person signing this report
other than those specifically mentioned.
7. The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and are the appraisers personal, unbiased
professional analyses, opinions, and conclusions.
8. Information, estimates, and opinions furnished to the Appraiser, and contained in the
report, were obtained from sources considered reliable and believed to be true and
correct. However, no responsibility for accuracy of such items furnished to the
Appraiser can be assumed by the Appraiser.
'Ihe following specific assumptions and conditions are made:
9. 'The Appraiser is not responsible for legal matters. 'The title is assumed gcx:x:i and
marketable. 'The property is considered free and clear of all indebtedness unless
otherwise stated. All structures and improvements, existing or proposed, are assumed
to be in compliance with community zoning and building code requirements.
10. 'Ihe property is appraised as though under responsible ownership, with competent
management and property maintenance.
11. 'The Appraiser assumes that there are no hidden or nonapparent conditions or
contamination of the property, subsoil, or structures, which would render it more or
less valuable. 'The Appraiser assumes no responsibility for such conditions, or for
en<:Jineerirg which might be required to discover such factors.
12. on all appraisals, subj ect to satisfactory completion, repairs, or alterations, the
appraisal report and value conclusion are contingent upon completion of the
improvements in a workmanlike manner, and in substantial conformance with plans and
specifications made available to the Appraiser.
13. '!his report
advertising,
Appraiser .
in part or whole shall not be used or disseminated to the public through
news, sales or other media without prior written consent of the
.APf-RAI.SJR; ~CATIOOS OF
BRAD BJORKIDND
EIXJCATICN
Bachelor of Science in Business Administration (1971): University of Minnesota
American Institute of Real Estate Appraisers Courses: lA, 1B, 2, 4, am Standards
Society of Real Estate Appraisers Courses: 101 and 301
Instructor: University of Minnesota Extension Division Appraisal Courses 1979-80
ASSOCIATICN :MEMBERSHIPS
MAl American Institute of Real Estate Appraisers, 1976
SRA society of Real Estate Appraisers, 1975
SRPA Society of Real Estate Appraisers, 1977
SREA Society of Real Estate Appraisers, 1980, Chapter President 1983-84
Licensed Real Estate Broker, State of Minnesota, 1972 to present
st. Anthony Planning Commission Member, 1978-85, Chair 1980-81
Metropolitan Council land Use Advisory Committee, 1977 to 1989
League of Women Voters, 1977 to 1990
APfRAISAL EXPERIENCE
February 1972 to october 1976
october 1976 to April 1981
April 1981 to April 1985
April 1985 to September, 1987
october, 1987 to present
Newcombe & Hansen Appraisals, Inc.
O.J. Janski & Associates, Inc.
Capital Appraisals, Inc.
SWenson, Bjorklund & Associates
Bjorklund, Carufel, lachenmayer, Inc.
Serving a variety of clients including:
Larkin Hoffman, law Firm
Holmes & Graven, law Firm
Twin City Federal
First National of Mpls.
Norwest Banks
Cushman Wakefield
Cooperative Power Assn.
Augustana Homes
FDIC
U.S. Navy
Prudential
Red OWl
Texaco
Honeywell
Minnesota PI ywcx:x:i
Manufacturers Hanover
Dayton Hudson
State of Minnesota
City of Minneapolis
City of Minnetonka
General Motors
1st Covenant Church
N . W. Bible College
Waste Management
Appraisals completed upon a variety of types of properties includirg improved
properties - commercial stores, large offices, industrial, aparbnent, golf courses,
nursing homes, farms, unimproved land and subdivisions.
Appraisals have been made for buyers, sellers, investors, parties involved in
eminent domain proceedings, tax abatement, estates, and lease interests.
Qualified as an expert witness in various Courts and served as court-appointed
commissioner.
The international Society of Real Estate Appraisers
has authorized
Bradley D. Bjorklund
to include the Senior Real Estate Analyst (SREA)
designation in his/her professional credentials through
December 31, 1992
Senior Real Estate Analysts (SREA) are pro-
fessional members of the Society of Real Es-
tate Appraisers who have extensive technical
training, long and varied experience, who
have earned the respect of the community
and their peers for their expert knowledge,
outstanding ability, professional leadership
and integrity.
SREA members have demonstrated in prac-
tice that they are competent to appraise all
types of real estate interests and ownerships
in accordance with accepted definitions of
market value, and to extend appraisal analy-
sis beyond current market value to provide a
basis for decision-making to clients responsi-
ble for committing funds or assets in the sale,
financing, purchase, lease, trade, renovation,
development, demolition or division of real
property. The analyst's experience encom-
passes the most difficult appraisal problems.
CERTIFIED SREA
CERTIFIED
CERTIFIED
CERTIFIED
CERTIFIED
4/18/80
4/18/85
12/31/92
Certification procedures require a compre-
hensive oral examination by an examination
board of the Admissions Committee, inspec-
tion of office operations, review of appraisal
and analysis reports and a thorough investi-
gation of the applicant's competence and
integrity. This investigation includes contact
with other SREA members, professional ap-
praisers, clients, attorneys, judges, and per-
sons in the community. The SREA designation
is awarded for five years only.
A member wishing to renew the SREA desig-
nation must apply for recertification at the end
of the five (5) year period. Upon application
for recertification, applicant is expected to
show evidence of integrity, continued techni-
cal training, experience, and professional
leadership commensurate with current SREA
Admissions standards.
This authorization has been prepared for inclu-
sion in the certification section of the appraisal!
analysis report. Any questions regarding this
member's status should be directed to Head-
quarters' office of the Society of Real Estate
Appraisers, 225 North Michigan Avenue, Ste. 724,
Chicago, Illinois 60601-7601; (312) 819-2400.
AIREA EDUCATION CERTIFICATION
The American Institute of Real Estate Appraisers conducts a program of
continuing professional education for its designated members. MAl and RM
members who meet the minimum standards of this program are awarded
periodic educational certification.
As of the date of this report I have completed the requirements of the
continuing education program of the American Institute of Real Estate
Appraisers. rr> D
Br~;~Bj1;~ti:ndr MAl
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SOU'IHEAST EIEVATION, EAST roRl'ION
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( Photograph Views]
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APPRAISAL
OF
Special Benefits to Real Estate
YMCA
7601 42nd Avenue North
New Hope, Minnesota
PREPARED FUR
City of New Hope
c/o Mr. Kirk McConald
4401 Xylon Avenue North
New Hope, Minnesota 55428
AS OF
October 21, 1991
:mRPCl5E OF APPRAISAL
The purpose of the appraisal is to estimate the market value of the real
property (land) in fee simple, before and after a street and utility
construction project to ascertain the special benefit that may result.
Market value, according to The Appraisal Institute and major regulators 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
actirg prudently and knowledgeably, an::l assumirg the price is not affected by
urrlue stimulus. Implicit in this definition is the consummation of a sale as
of a specified date and the passirg of title from seller to buyer under
coooitions whereby; the buyer and seller are typically motivated; both parties
are well informed or well advised, and actirg in what they consider their own
best interests; 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; the price represents the normal consideration
for the property sold unaffected by special or creative financirg or sales
concessions granted by anyone associated with the sale.
OUr File Number 91849
ctlli'll'.lCATICN
I certify to have personally inspected the subject property on August 14th,
1991, an::l that to the best of my knowledge am belief, the statements contained
in this report am upon which the opinions are based, are true an::l correct
subject to the II Certification , Assumptions am Conditionsll herein set forth.
In addition, this report conforms with an::l is subject to requirements of the
Code of Ethics an::l Stan::lards of Professional Cooouct of the Appraisal
Institute.
Employment in an::l compensation for makir.g this appraisal are in no way
contirgent upon the value reported. I certify to have no interest, either
present or contemplated, in the subject property.
It is my opinion that as of October 21, 1991, the market value of the
subject land. after an::l before the Quebec Avenue street construction project is:
After the proj ect
$1,296,000
Before the proj ect
$1, 213,000
Special Benefit
$ 83,000
'J (/J-:::. i j .'1
I" "
p"1-"'!'/.. Y{'(\' c,/ \.~
'3
Brad Bjorklurrl, MAl, SRA
MN LIC. #4000377
BB/rak
TABIE OF CX>NI'ENI'S
PAGE NO
FUREOSE OF APPRAISAL .
................
i
C&<.l'l..i:".lCATION . . .
ii
IB3AL DESCRIPrION
1
REAL ESTATE TAX lliFORMATION
1
HISTORY. . . . . . . . . . .
1
CITY AND NEIGHOORHOOD DESCRIPrION
2
SITE DESCRIPrION . . . . .
3-6
IMPROVEMEN'IS DESCRIPI'ION
7-8
APPRAISAL MEIHOOOICGY . .
9
REPIACEMENT COST AND IN<XME APPROAOi BEFORE THE PROJEcr. .
10
MARKET DATA APPROAOi BEFORE THE PROJEcr
SUMMARY & CDNCllJSION BEFORE THE PROJEcr
11-34
35
CITY AND NEIG.HB:)RHOOD DESCRIPrION AFTER THE PROJEcr. .
36
SITE DESCRIPI'ION AFTER THE PROJEcr . . . .
IMPROVEMEN'IS DESCRIPI'ION AFTER THE PROJEcr .
36-38
38
COST AND IN<XME APPROACHES AFTER THE PROJEcr . .
MARKET DATA APPROACH AFTER THE PROJEcr
38
39-41
SUMMARY AND CDNCllJSION . . . . . . . . .
42
ADD:ENI:Ji\
UNDERLYING ASSUMPrIONS, CDNI'INGENT, & LIMITING CDNDmONS
APPRAISING <;pALIFICATIONS OF BRAD BJORKIDND
S.R.E.A. PAGE
CITY MAP
ZONING MAP
PIAT MAP
SURVEY
SITE PIAN
ffiOICGRAPHIC VIEWS
1
I.EX;AL DESCRIPI'ICN
'Ihe property is legally described on the Raymooo A. Prasch survey fourrl in
the Addenda.
REAL ES'l1\T:E TAX ~CN
Property Identification Number: 17-118-21-23-0007
Assessor's Market Value: Unknown
CUrrent Taxes: Tax exempt, $886.70 special assessments
Unpaid Balance of Special Assessments: None
HIS'IDRY
Insofar as is known, there has been no sale of the subject in the past five
years. '!he nonnal marketirg period for a property of the subj ect type would be
1. 5 to 2 years as improved an::l 1 to 1. 5 years as vacant lam.
2
CITY' AND NEIGHOC.lIHXlD LE3aUPITON ~t..)f;lli '!HE ~
New Hope is a secooo tier westerly suburb of Minneapolis with a current
POPUlation of about 22,680. It is approxirPately seven miles northwest of
D:lwntown Minneapolis. The community is primarily residential in character.
'!here are scattered irrlustrial districts arrl one major concentration of
carnmercial focused at the intersection of 42n.d. Avenue North (C.S.A.H.
#9jRockford Road) arrl Winnetka Avenue (C.S.A.H. #156). Most development in New
Hope has taken place since 1960.
New Hope has a council/manager plan B form of government that provides good
quality municipal utilities arrl services. Essentially all of the city streets
are paved, have concrete curb arrl gutter, street lights am service by sanitary
sewer arrl water. The entire city is located in School District #281. MTC bus
routes serve most of the City includirg a route on 4200 Avenue North. No
unusual municipal or economic influences are observed that would unduly affect
the value of real estate.
Major transportation to the City is provided by Highway #169 (formerly
County Road 18) alon<:J the westerly City limits; also by Rockford Road (4200
Avenue North C.S.A.H. #9), Bass Lake Road (C.S.A.H. #10), Medicine Lake Road
(26th Avenue/C.S.A.H. #70), and Winnetka Avenue (C.S.A.H. #156). These county
roads provide gcx:x:i community access.
'Ihe Zonirg Map shows the nature of uses in the immediate neighborhcx:x:i. Most
of the lam frontirg on Winnetka Avenue is commercially develoPed. land.
northeasterly, arourrl the southerly 2/3 of the subject an::l farther south, has
been develoPed with one story irrlustrial build.ir"lsrs. A few vacant irrlustrial
larrl parcels lie south of the subject. Sirgle family homes occupy larrls anj
form neighborhcx:x:is farther southeasterly and southwesterly. Most homes in
these nearby neighborhcx:x:is appear to have been built primarily in the late
1960's arrl in the 1970's. They appear to range in value from about $75,000 to
just over $100, 000. The homes are well cared for, landscapirg is becoming
mature, parks, schools and churches are nearby. '!he lay of the land is
urrlulatirg. Photographs in the adderrla depict the neighborhcx:x:i.
3
SITE DESaUPrICN BEFDRE '!HE ~
Location
'Ihe subject property is located at 7601 4200 Avenue North, New Hope,
Minnesota .
Size
'!he survey, reproduced in the Adderrla, irrlicates that the entire size of the
subject property is 379,370 square feet, not countirg street ea..serrent areas.
Easements
street easements taken for Quebec Avenue and 4200 Avenue North are assumed
to be taken in the equivalent of fee for the purpose of this appraisal. A
permanent utility easement, typically about 5 feet wide, lies adjacent to the
Rockford Road portion of the subject. 'Ihe subject property owner reports that
a stann drain easement may lie alon<:J portions of the west property line. No
information about that potential utility easement was otherwise reported.
A permanent stonn drain easement occupies about 64,091 square feet of the
south portion of the subject property. 'Ihe location of that large ea..serrent
identified as document #4459954, is shown on the survey in the Addenda. '!he
easement occupies about 17% of the total lam area am separates a tract of
lam with an average north/south depth of about 153 feet, containirg about
44,469 square feet, on the south IrOSt edge of the larger parcel. '!he north
IrOSt larger portion of the subject unencumbered by the large stann drain
easement, therefore contains about 270,810 square feet. No other easements
accnring to others were reported or were observed.
Streets
'!he property contains about 270 feet of frontage on the south side of 42nd
Avenue North, also known as Rockford Road. 42nd Avenue North is a newer
repaved roadway with enhanced turnirg lanes, a semaphore controlled
intersection with Quebec Avenue, decorative lan::lscapirg, concrete curbs,
gutters am sidewalks.
'!he property contains about 740 feet of frontage on paved Quebec Avenue
North. Quebec Avenue North is a two lane bituminous paved roadway with
4
SITEI:lESCRIPI'ICN CXNl"D
concrete curb am gutter an::l a set of parkirg lanes in IX>rtions of the
frontage. Near the intersection with Rockford Road, the street appears to be
in gcx:x:i corrlition. Portions of the rest of the street show agirg, wear am
tear. There is another approximately 625 feet of unimproved Quebec Avenue
right-of-way along the south portion of the east property line.
utilities
'Ihe north portion of the subject property is served with municipal utilities
includ.ir"lsr sanitary sewer in 4200 Avenue North, municipal water in 4200 Avenue
North an::l also extending down Quebec Avenue on the easterly side of the
right-of-way, plus natural gas, electricity am telephone. A six inch sanitary
sewer line just south of the subject is dedicated to other users arrl is urrler
sized to serve the south most extra larrl IX>rtion of the subj ect property.
Topography and Soils
'Ihe site is urrlulatirg and generally level at about equal to the adjacent
street grade. 'Ibere are a pair of berms in the northwest corner area am a
berm just south of the build.ir"lsr. The storm water easement area is occupied
alIrOSt entirely by a large porrlirg structure that appears to be eight to ten
feet below the balance of the property. The pooo water passes beneath high
grourrl in the Quebec Avenue right-of-way arrl drains into a year rourrl pooo
storage area on property to the east. 'Ihe 44,469 square foot south most extra
lam portion of the subject consists of generally high level grourrl.
Hlotcgraphs in the Ad.derrla depict the larrl. SUbsoils throughout all of the
subject property, except in the storm water easement, are asSl..ITfled to be souOO
for normal building construction. Extensive soil corrections occurred when the
subject YMCA build.ir"lsr was constructed. The owner irrlicates that subsoils were
not of very gcx:x:i quality but that they were cured at that time.
Accessibility and Identity
'Ihe site's access is by two curb cuts to Quebec Avenue. The main access is
about 100 feet south of the Quebec Avenue am 4200 Avenue intersection. '!he
secooo access is located just north of the cul-de-sac. The property's access
is considered to be average.
5
SITE DESaUPl'ICN a::NI"D
Accessibility an::l Identity Cont'd
The property's identity is considered to be average to gcx:x:L 'Ihe parcel is
readily seen by traffic from both directions on the adjacent streets. Quebec
Avenue is a dead em cul-de-sac carryirg very light traffic by the subj ect
property arrl enhancirg primarily it's access to the north half. 'll1e parcel is
fourrl in an area between commercial property to the west anj northwest, arrl
irrlustrial properties to the east am southeast.
Zonirg
'Ihe property is zoned B-4 Community Business. '!his reflects a chan<:Je from
the last zonirg map in 1988 when the subject was zoned I-2 General Irrlustrial.
'll1e B-4 zonirg better reflects the actual YMCA usage of the north part of the
subject lam an::l not the I-2 uses that surrourrl about 2/3 of the subject.
Highest arrl Best Use
Highest arrl best use is defined as the reasonably probable arrl legal use of
vacant larrl or an improved property, which is physically possible,
appropriately supported, financially feasible, arrl that results in the highest
value.
The larrl is of sufficient size for construction with a variety of
improvements in any of several locations on the parcel, but not the far south
extra larrl portion, south of the storm water easement where no access is
fourrl. The physical attributes of the site irrlicate that about 270,810 square
feet or 71% of the larrl is available an::l ready for buildirg construction.
SUrroun::ling zonirg arrl lam uses irrlicate that irrlustrial use of the south 1/2
of the larrl would be encouraged. Industrial uses lie east, south, arrl to a
more limited degree to the west of the subject. Commercial uses surrourrl the
north 1/3 of the subject. Irrlustrial am commercial use is economically
feasible at the present time. Mortgage interest rates are fluctuatirg at
between 9 1/2% arrl 10%. Davelopirg the larrl with one or more commercial an::l
irrlustrial buildirgs is estimated to be the highest am best use. 'Ihe south
half of the pooo easement arrl high grourrl south of it would constitute an ideal
extra lam irrlustrial buildirg site of about 76,515 square feet, 42% of which
would be in the pooo easement arrl all of which would not be developable until
street pavirg could provide access.
6
SITE DESaUPI'ICN CXNl"D
Highest an::l Best Use Cont' d
'Ihe YMCA build.ir"lsr is an acceptable al ternati ve type of highest an::l best use
development. It is especially well suited for the subject site because of its
transition between commercial an::l irrlustrial.
,.
7
IMPRr.:J\I'EMEN IJfSCRIPITCN
The larrl is improved with a primarily one story concrete block arrl steel
frame YMCA build.ir"lsr, originally constructed in 1976 anj 1977. Subsequent
additions as late as 1983 have enlarged the buildirg to it's current size of
about 57,453 square feet of first floor area arrl 74,290 square feet of gross
build.ir"lsr area. '!he buildirg sketch an::l site plan are reprcx:1uced in the
Adderrla. The buildirg sketch shows general use areas from the swinnn.i.rB pool in
the northwest corner, two offices in the northeast corner, multiPUrPQSe rooms
arrl a junior achievement center in the southeast corner arrl racket ball!harrl
ball courts in the southwest corner an::l west side.
'Ihe buildirg was inspected on the exterior am all of the interior rooms on
11-14-89. General finishing consists of a brick veneer exterior with a
membrane roof arrl a nluTlber of nonopenir.g insulated glass Perimeter wirrlows.
The interior finish is primarily concrete floors with carpetirg in the offices,
oak parquet in the gym and courts, ceramic tile in the pool arrl locker rooms,
vinyl tile in the multipurpose room an::l exposed concrete in the hallways and
utility areas. Wall finishirg generally consists of painted concrete blocks,
some painted gypsum l:xJard, movable partitions in multipurPQSe rooms, arrl
exposed concrete blocks in basement an::l utility areas. Ceilirgs are acoustic
tiled am have attached fluorescent or high intensity light fixtures with high
clearances. 'Ihe building is centrally heated by two large otto natural gas and
oil fired low pressure steam boilers, a ducted central air corrlitionirg system
am for the two south additions roof mounted air corrlitionirg units. '!he
boiler has a 20,000 gallon urrlergrourrl oil storage tank.
other buildirg amenities include the three level locker room area with
saunas arrl a hot tub. '!here is a elevated runnirg track arourrl the gym and a
36' X 75' swimming pool rangirg from four to ten feet deep. '!here are six
racket ball courts an::l one multipurpose room that can be divided into more
courts .
SUrround.in<:J the buildirg is a large sodded yard area on the northwest and
south. There is gcx:x:i quality lan::lscapirg on the north with a number of tree
plantirgs, flag pole, an::l natural trees against the west property line. A wide
concrete sidewalk passes from the front of the buildirg to the street an::l alon<:J
the entire east side of the buildirg to the far south em of the south parkirg
lot. There is an attractive play lot off the south em of the buildirg with a
protective rain canopy am gcx:x:i play lot equipment.
8
IMfRJ\7EMENIS I:lESOITPI'ICN CXNl" D
'Ihe entire area of the site east of the buildirg am slightly southeast of
it is occupied by a large bituminous paved parking- lot with spaces marked for
parking- of about 215 vehicles. West of the parking- lot is Perimeter
lan::lscapirg anj a number of tree plantirgs.
'Ihe buildirg is used for a large number of activities sponsored by the YMCA
including use of the gymnasium, swinuning pool, runnin;J track, outdoor fitness
trail, Nautilus equipment, racket ball courts, weight room, exercise classes,
locker am shONer facilities, nursery service, fitness classes, kids gym, adult
gym, day care, am junior achievement. '!he most intensive activity, is from
November through February of each year in the early evenirg hours. At that
time, the existirg parking- lot can be fill to about capacity with some
convenience parking- utilized in the Quebec Avenue street right-of-way although
there is space for those cars in the Parking- lot. At other times of the year,
there is excess capacity in regard to on-site parking-.
City of New Hope buildirg inspections an::l zonirg staff were interviewed in
regard to on-site Parking- requirements of the current buildirg. On-site
parking- requirements were ran<:Je from approximately 210 to 220 stalls irrlicatirg
the 215 stalls currently fourrl are in conformance with zonirg am use
regulations. Any future expansion of the buildirg would likely require sam::
parking- lot expansion. Any further reduction in on-site parking- would likely
place the buildirg in slight nonconformance with parking- requirements. The
south most portion of the south em of the buildirg could exterrl approximately
another 220 feet to the south am still lie out of the storm water drainage
easement area. The parking- lot could be exterrled about another 80 feet to
another 170 feet or an average of about 125 feet before it would enter the
storm water easement. 'Ihere appears to be space for an expansion of about
another 36 parking- stalls if the south lot were exterrle::i to the storm water
easement. '!hat 36 car addition to the parking- lot would proportionately allow
about 11,000 nore square feet buildirg area. 'Ihe current buildirg occupants
have expressed no desire to expand the buildin<:J. The storm water easement an::l
the extra lam to the south remain unused.
9
API?RAISAL MIIDDDJI!X;Y
General Appraisal
'Ihe valuation of a typical parcel of real estate is derived principally
through three basic approaches to value:
'!he Replacement Cost Approach
The Market Data Approach
The Income Approach
From the irrlication of these analyses an::l the weight accorded each, an
opinion of value is reached based upon expert judgment within the outline of
the appraisal process. More specifically, the approaches to value are
described. as follows:
Replacement Cost Approach
'Ibis approach requires that a current estimate of the cost of replacirg the
improvements be rrade, from which must be deducted accrued depreciation in
terms of physical deterioration, functional obsolescence, an::l economic
obsolescence, if any, an::l to which is added the estimated value of the larrl,
as if vacant.
Market Data Approach
The Market Data Approach or Comparative Approach is based upon the principle
of substitution, that is, when a property is placed on the market, its value
tends to be set at the cost of acquirirg an equally desirable substitute
property, asstnning no costly delay in making the substitution. since no two
properties are ever truly identical, adjusbnents to the comparable are
necessary for differences in location, quality, corrlition, size, market
appeal, an::l other matters. '!hese considerations are a function of the
appraiser's experience an::l judgment.
Income Approach
The Income Approach involves an analysis of the property in terms of its
ability to provide a net annual income in dollars over a given economic
life. 'Ihe estimated net annual income is then capitalized at a rate
commensurate with the relative certainty of its continuance arrl the risk
involved in ownership of the property, by utilization of the formula; Net
Income, divided by Capitalization Rate, equals Value.
e'
10
a:sT AP1?R)AQI
'Ihe Replacement Cost Approach to Value considers the replacement cost of
buildirg improvements, deducts depreciation am adds the lam value. The
obj ect of this appraisal is to estimate the special benefits to the subj ect
property from the Quebec Avenue extension street am utilities construction
project as of October 21, 1991. Most of the benefits are expected to accrue to
the value of the lanj as if vacant. '!he subject property consisted of a large
parcel of lam only partially improved with a YMCA buildin<:J in the north half
of the larrl, before the construction project. Because of the project, the land
was attempted to be split into an extra south parcel where a new inclustrial
buildirg could be constructed. The buildirg therefore contributes only to the
market value of the north portion of the property.
'!he existing buildin<:J is only a temporary improvement to the lam on the
date of value. It may be IOCldified through enlargement, remcx:1elirg, razirg or
possibly by destruction in a calamity. The lam, however, is errlurirg. Its
benefit from the street construction project is expected to last over the
expected 20 year term of the payment of the special assessments. For these
reasons the benefit, if any, to the subject buildirg will not be considered in
this appraisal. The Cost Approach to value will therefore not be applied.
rnc::x:1wlE AP1?R)ACH
'Ihe income capitalization approach to value which considers the net income
attributable to buildirg improvements arrl capitalizes that net income into
value will not be applied in this appraisal for the same reasons stated in the
Cost Approach.
11
MARKEl' Il.ATA .APFR)ACH - BEFORE '!HE FRlJErI'
A number of proPerties similar to the subject proPerty which were recently
sold, have been checked and related to the subject property as to location,
date of sale, size, topography, financirg, arrl other matters influencirg market
value. A sanplirg of the market data follows.
'!he analysis indicates that the larrl, considered as if vacant, would be
marketable at about $1,243,000 as indicated below. '!he subject buildin<:Js are
disregarded and the contributirg value of the land is considered in this
report .
North Commercial
South Industrial
Totals
lAND ONLY
302,855 SF @ $3.70 =
76,515 SF @ $1.20 =
379,370 SF ($3.20/SF+/-)
$1,120,563 Say
$ 91,818 Say
$1,121,000
$ 92.000
$1,213,000
Discussion of Comrerable Commercial Sales
CUe to the highest and best use of the subj ect, cormnercial anj irrlustrial
land sales were used to analyze the values of the north and south portions
respectively. Followirg the discussion will include for both portions a land
sales adjusbnent grid, then a description of the comparable sales.
'Ihe commercial land sales were adjusted to the subject for differences noted
in location, date of sale, size, topography and soils, and financirg an::l other
matters .
'Ihe first conunercial larrl sale, Comparable Sale Number One was adjusted
downward for its date of sale, size arrl topography. For this sale arrl all
sales followirg, includirg industrial, a 5% depreciation rate is noted for 1991
because of the Gulf War an::l the recession. No adjustment is made for 1990. A
5% appreciation rate is applied for sales in 1987 through 1989, and a 10%
appreciation rate for those sales in 1986. In general, a comparable sale is
adjusted by peggirg it for the year it sold and then applyirg the adjUSbnent to
it, dePending on the economic coooition of the real estate market for this type
of property; either inflationary or recessionary for each subsequent year.
Size differences appear to show a 5% decrease in price per square foot for
each doublirg in size, an::l a 5% increase for each reduction in size by one
half. '!his trerrl occurs due to the smaller amount of competition amon<:J buyers
12
MARKEl' Di'\TA ~rn <:rttT'D
Discussion of Comparable Commercial Sales Cont' d
in the market for larger sized larrl parcels which require :rrore capital to
PUrchase. For smaller sized parcels, more buyers enter into the market as less
capital is needed to purchase the property, competition increases and the price
per square foot is driven up. To compensate for this trerrl, a larger sized
comparable sale will need to be adjusted upward in price per square foot, am a
smaller sized comparable, downward..
Commercial Sale One was reduced in price with respect to topography because
of its level nature with no adverse urrlulations or low areas which would need
to be cured if any further development would occur. This sale was also
adjusted downward for a superior location on B:1ss lake Road and for it beirg a
corner lot with 2 through street access points.
Sale Number Two was adjusted downward for its better location on a corner
lot on the 36thjWinnetka intersection. Through street access to this parcel is
allowed on each street. An additional downward adjusbnent was made for the
date of sale.
Sale Number Three was adjusted upward for all attributes except its size for
which it was adjusted downward. 'Ihe property is located south of the subject
on Winnetka in a relatively urrleveloPed cornmercial section of the subject
neighborhcx:x:i area. '!he zonirg designation of this parcel is R-O, which allows
for small office developments in a residential area. The subject was zoned
B-4, a classification which allows more corrrrnercial development. In addition,
there was no industrial development near this sale, and the parcel is not
located on a corner lot. Access is only off of Winnetka. '!he adjusbnent for
topography was applied due to the significant drop in elevation in the western
half of the parcel. The eastern half which fronts on Hinnetka is level and is
readily develoPed.
Comparable Sale Number Four was adjusted upward for location, date of sale,
arrl zonirg. This parcel of cornmercial land is located south of the subject in
the City of Golden Valley on Winnetka Avenue. Like Sale Three, this sale is
found. in an area of Winnetka which is not as commercially or irrlustrially
develoPed as is the area arourrl Winnetka and County Road #42 near the subject.
Instead, residential houses arrl townhomes are seen. Its corner lot location
does provide access to three streets, but 23rd arrl Rhode Islarrl are not through
13
MARKET DATA AP.FR:::lAaI CI::lNl" D
Discussion of Comparable Commercial Sales Cont' d
streets to any notable areas. An additional downward adjusbnent was applied
for its smaller size am lack of low larrl.
Comparable Sale Number Five was adjusted downward for its smaller size, am
upward for its location, date of sale anj zonirg designation. '!he use of this
property by Pace labs fits in well with the neighborhcx:x:i where just 2 blocks
away starrls the Honeywell plant. About one block away a few gas stations
exist, yet this parcel is tucked away in a corner near residential houses am
railroad tracks. Thus, compared to the subj ect this parcel has a less
desirable identity in a slightly less commercially arrl irrlustrially develoPed
area. Although the property is accessible from two streets, access from one,
Constance Drive, is irrlirect arrl is on a residential street.
14
MARKEr Di\TA .AP.FR:lACH BEFURE '!HE ~ CINl"D
cn+fERCIAL lAND SAlES ADJU.S'IMENI' GRID - NORIH FGRl'ICN
.i Location Date Size Tope/Soils Fin/other .ug Adi. Value
1 .90 .95 .90 .90 1.00 $6.83 $4.73
2 .90 .95 1.00 1.00 1.00 $4.86 $4 . 15
3 1.20 1.10 .90 1.10 1.10 $2.11 $3.03
4 1.35 1.05 .90 .90 1.15 $1. 76 $2.32
5 1.05 1.05 .90 1.00 1.05 $4.03 $4.20
Subj . 10-91 302,855 lJ:M to B-4 x= $3.69
South
15
MARKET Di\TA ~CH CXNl"D
Type of Property:
Location:
Legal IBscription:
Zonir.g:
Late of Sale:
Seller/Buyer:
Sale Price:
land Area:
Unit Price:
Comments :
CXl-1PARABIE ~ lAND SAIE :#1
Commercial lam sale
7001 Bass Lake Road, New Hope
I.ot 42, Murray lane Fifth Addition.
P.I.D. #05-118-21-43-0001 & 0002
B2, Retail Business
Cecember, 1990
Jerome Choromanski/Park National Bank of st. Louis Park
$450,000
65,878 square feet
$6.83 per square foot
Lot is located next to a residential neighborhcx:x:i to
the south. No industrial property use is observed
nearby, but corrrrnercial uses abourrl. Corner lot, but
main access is off of Bass Lake Road.
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16
MARKEr Di\TA ~ CXNl"D
Type of Property:
location:
Legal Description:
Zoning:
!:ate of Sale:
Seller/Buyer:
Sale Price:
Land Area:
unit Price:
Corrnnents :
CI:MPARABIE ~ lAND SAIE 12
Cormnercial lam sale
3540 Winnetka Avenue, New Hope
P.I.D. #20-118-21-22-0001
B-4, Community Business
January, 1990
Holy Nativity Evangelical Lutheran ChurchjWinnetka
Commons DID. Partnership
$1,060,000
218,130 square feet
$4.86 Per square foot
Gcx:x:i corner lot on Winnetka am 36th. Cormnercial
shoppirg center develoPed on property, with gas
stations on three other corners. High density
residential apartments nearby, no industrial use
noted. lJ::::M alon<:J north property line.
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17
:M'ARKRl' DA.TA A.PFR:lAOI CXN!" D
Type of Property:
Location :
Legal I:€scription:
Zonirg :
Cate of Sale:
Seller/Buyer:
Sale Price:
Land Area:
unit Price:
Comments :
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<rMPARABlE ~ rAND SAIE #3
Commercial land sale
3711 Winnetka Avenue North, New Hope
Llt Bl Tedesco Addition. P.I.D. #18-118-21-44-0037
R-o, Residential Office
August, 1987
Albert TedescojRandall Herman
$100,183
47,480 square feet
$2.11 per square foot
No conunercial development similar to the subj ect is
nearby. Lies in a residential area with much less
identity. Not a corner lot. Slightly above street
grade on street frontage, but drops to west.
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'IYPe of Property:
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Legal Description:
zonirg :
rate of Sale:
Seller/Buyer:
Sale Price:
Land Area:
Unit Price:
Cormnents :
a:MPARABIE cn+rERCIAL INID SAlE :fJ4
Commercial lam sale
2300 Winnetka Avenue, Golden Valley
Block 1, PSI 1st Addition P.U.D. Number 55. P.LD.
#29-118-21-22-0004
Business am Professional Office
July, 1988
Dale Clausnitzer/Public Storage Properties lIT'D
$153,663
87,134 square feet
$1. 76 per square foot
Basically a residential location on Winnetka, no
commercial development nearby. Industrial lam across
street but urrleveloPed. Pooo across street to south.
Corner lot.
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19
MARKEr Di\TA AP.PRCli\Qi CXNl"D
Type of Property:
Location:
I.egal Description:
Zonin::J :
Date of Sale:
Seller/Buyer:
Sale Price:
Land Area:
Unit Price:
Comments :
CXMPARABr.E ~ Il\ND SAlE #5
Commercial lam sale
1700 }X)uglas Drive, Golden Valley
P.I.D. #28-118-21-32-0072
Open Development
February, 1988
Glen Williams/Steve Vamerl:x::lOrn
$262,832
65,250 square feet
$4.03 per square foot
Residential neighborhcx:x:i adj acent to property on south
am east. More commercial development one block away I
am large Honeywell irrlustrial plant two blocks
northwest. Vacant lam to west across }X)uglas.
Corner lot with two access points, one on residential
street. Land drops to rear.
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20
MARKEl' Di\TA ~ - BEFORE 'IRE ~ CDNl"D
Discussion of Comparable Industrial Sales
'Ihe adjustments applied for location are basically subjective in nature arrl
deperrl upon the relative quantifiable differences observed from one comparables
location to another where better located comparables on high traffic volume
streets with convenient access terrl to sell at higher prices, all other thirgs
beirg equal. A couple of matched pairs irrlustrial lam sales analysis show
some of the differences in value between better located parcels with more and
better street frontage arrl those sales with less anj lower quality street
frontage. Comparable Land Sale 10 has about 945 feet of streets for 1,524,600
square feet of larrl or 1,613 square feet of larrl per foot of street.
Comparable 1 is smaller am has 246 square feet of larrl per foot of street, or
about 6.6 times more street per square foot of lam area. 'Ihe price of
Comparable 10 was $.98 per square foot compared to $1. 49 per square foot for
Comparable 1. Adjustirg Comparable 1 to Comparable 10 for all factors but
street access am quality yields a 10% value difference as follows:
21
MARKEl' Di\TA ~ o::Nl"D
Discussion of Comj:::larable Iooustrial Sales Cont' d
General location Date size Top(~/Soils Fin/other ~
Camp. 1
Camp. 10
.90 1.05 .90 .85 1.00 1.49
.98
$$1. 08 = 1.10 difference for street quality an::l quantity
.98
Adj. Value
$1. 08
$ .98
Adjustirg large street frontage Comj:::larable 9 (1,642 square feet of lam for
foot of street) to smaller street frontage, Comj:::larable 7, (223 square feet lam
per foot of street, 7.4 times as much), also in Golden Valley yields a 12%
value difference as follows:
General Location Date size Topog/Soils Fin/other ~ Adj. Value
Camp . 9 .85 1.05 1.10 1.20 1.00 1.97 $2.32
Camp . 7 2.07 $2.07
~2. 32 = 1.12 difference for street quality anj quantity
2.07
An older matched pairs analysis of two 1981 sales on 7301 3200 Avenue North
am 3061 Louisiana Avenue North where there was 302 square feet of lam per
foot of street an::l 596 square feet respectively shows a 12% value difference as
follows:
General
location Date Size Tor:x:x:l/Soils Fin/other ~ Adj. Value
7301 3200 .90 1. 00 .90 .95 1. 00 1. 65
3061 Louisiana 1.13
$$1. 27 = 1.12 difference for street quality and quantity
1.13
$1. 27
'!he followirg Plat Map shows the locations of these two sales. Adjustments
to the far rear or south irrlustrial portion of the subject without any actual
usable street frontage are increased from the above described 10-12% level of
difference to 30%, or a .70 multiplier.
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23
MARKEr ~ A.P.FR::>ACH-BEFORE 'mE ~ a:NI"D
Discussion of Comparable Industrial Sales Cont' d
For the date of sale, a 5% depreciation rate is noted for 1991 because of
the Gulf War and. the recession. No adjusbnent is made for 1990, 5%
appreciation for 1987 through 1989 and. 10% for 1986. Size differences will
show a 5% increase in price for each doubling in size, all other things being
equal, and. a 5% decrease in price for each reduction in size by one half.
Same top:-graphy and. soils adjusbnents are made to the comparables since the
subject is considered to have the equivalent of about 40% low ground. in the
pond. Comparable 9 with similar triangulation and. up to 20% bad soils requires
no adjusbnent to the subject as does Comparable 10 with an irregular and.
triangulated shape,
Most of the comparables sold on a cash or a cash equivalent basis,
Comparable Number 2 has larger utility easements that shrink its usable area
requiring a 10% upward adjusbnent, Comparable Nlnnber 5 sold with a slightly
favorable larger 10% CjD requiring a 5% downward adjusbnent, 'Ihe subject and.
most of the comparables may have narrow perimeter type utility and. drainage
easements that require no adjusbnent since they are generally similar,
A potential buyer of all of the subject vJould analyze the value of the
differing 2 components of the subject, the north commercial portion on 42nd
Avenue and the ind.ustrial rear portion that has only internal access and. no
actual street frontage, 'Ihe following adjusbnent grid shows the quantified
adjUSbnents made to the comparables.
24
MARKEl' DI\TA APPR:ll\.ClI-BEFQRE 'lEE J:RlJECI' CIX'n"D
INOOS'IRIAL IAND SAlES AIlJUS'IMENl' GRID - SCUIH IORI'ICN
:if Location Date Size Topog/soils Fin/other ~ Adj, Value
1 .70 1.05 1.10 ,80 1.00 1.49 $ .96
2 .55 1.15 1.05 .80 1.10 2.26 $1.32
3 .85 1.15 1.00 .80 1.00 1.23 $ .96
4 .70 1.05 1.10 ,85 1.00 2,10 $1.44
5 .85 .95 1.15 ,85 ,95 1.51 $1. 13
6 .65 .95 1.05 ,85 1.00 2,21 $1. 22
7 ,70 1.05 1.00 ,80 1.00 2,07 $1.22
8 .80 ,95 1.10 1.00 1.00 1.64 $1. 37
9 ,55 1.05 1.10 ,95 1.00 1.97 $1,19
10 .95 ,95 1.20 1.00 1.00 ,98 $1.06
SUbj ,
South Portion 10-91 76,515 40% };X)nd CE X = $1.19
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25
MARKEl' nATA .A:PPOClAai CDNl" D
exMPARABlE lAND SAlE #1
Type of Property:
I.ccation:
Legal eescription:
Zon.in:J:
[ate of Sale:
Seller/Buyer:
sale Price:
land Area:
unit Price:
Comments:
Irdustrial land sale
5300 Bcx::>ne Avenue North, New Hope
P,I,D, # 07-118-21-12-0002
1-1, Light Industrial
July, 1987
Tri state land Co/Opus Corporation
$389,100
260,489 square feet
$1. 49 per square foot
$11,728,63 special assessments included in sale, site
is served with all utilities and is adjacent to Soo Line
railroad tracks. 10% low in southeast corner,
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54 TII
AVE
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26
MARKEl' ~ .APPf\D..J\OI exx-n" D
'lype of Property:
Location:
IEgal Cescription:
Zoning:
Cate of Sale:
Seller/Buyer:
Sale Price:
lan:i Area:
unit Price:
Cormnents :
a:::MPARABIE rAND SAlE #2
Industrial land sale
5651 International Parkway, Hew Hope
12 , B1, Science IndustJ::y Park
P,I.D, #06-118-21-32-0007
I-I, Industrial
April, 1986
Rosewcx:x:l Properties IncjVeijo Tamanen
$175,000
121,856 square feet
$1. 44 per square foot, $2,26 per square foot corrected.
RollirB topoqraphy, Soil correction costs of $100,000
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27
MARKEl' DATA .APPROACli a::Nl" D
'l'y[:e of Property:
Location:
Legal Cescription:
Zoning:
Date of Sale:
Seller/Buyer:
Sale Price:
land Area:
Unit Price:
Comments :
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crMPARABlE lAND SALE #3
Industrial land sale
c, 4400 Quebec Avenue North, New Hope
P,I,D, #17-118-21-22-0010
1-2, Industrial
August, 1986
Rosengren & Associates IncjRonald Van Essen
$94,000 and $121 special assessments
77,700 square feet
$1. 23 per square foot
Site is located aOOut one block north of subject and
is served with all utilities,
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28,
Mi\RKET DATA APfR)AClf a::Nl" D
P,I,D, #07-118-21-22-0012
I -1, Light Industrial
April, 1988
Grr InvestmentsjHoyt Ceve10pment
$572,095
272,426 square feet
$2,10 per square foot
Buyer spent an additional $10,000 in soil correction
costs after the sale, Property previously sold in
April of 1987 for $1.90 per square foot, Site is
level and served with all utilities,
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'Type of Property:
IDeation:
lEgal Cescription:
Zoning:
C6.te of Sale:
Seller/Buyer :
Sale Price:
I.arrl Area:
unit Price:
comments :
a.:MPARABlE lAND SAlE #4
Industrial land sale
SEQ of Hwy 18 Service Road & Science center Drive, Hew
Hope
12, Bl, Brandell 3rd Addition,
~S,07
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29
MARKEl' DATA .AP.PRO.AaI aNI" D
a::MPARABIE lAND SAlE #5
Type of Property:
Location:
Legal Description:
Zoning:
Date of Sale:
Seller/Buyer:
Sale Price:
Land. Area:
Unit Price:
Comments :
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Industrial land sale
3900 Wirmetka Avenue North, New Hope
Plattecl into IJ., B1, & outlot A, Village Industrial
Park, P,I,D, #17-118-21-32-0002
I -1, Industrial
January, 1990
MinnegascojRichard CUrry (Wirmetka COmmons r.::ro
Partnership)
$805,000
533,406 square feet
$1,51 per square foot
Purchased on a C/D, $436,760 @ 10%, Minnegasco sold
the property to buyer, who later sold the west 421
feet to HOly-Nativity Lutheran Qmrch for $1. 99 per
I, square foot, ('The buyers were responsible for pen:ling
special assessments,) 'The rerna.ining land in the
central and eastern fX:)rtion, some 65% of the total,
thus indicates a value of $1. 26 per square foot.
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MARKEl' Dt'\TA AP.P.RClA.rn a::tn" D
CXMPARABIE lAND SAlE #6
'IYJ?e of Property:
Location:
Legal D2scription:
Industrial land sale
3900 Winnetka Avenue North, New Hope
Platted into w, Bl & OUtlot A, Village Industrial
Park. 'Ihe west 421 feet of old P,I.D.
#17-118-21-32-0002
I-I, Industrial, but rezoned to R-o, Residential
Office to allow for the church
1-31-90
Richard CUrry (Winnetka Commons LTD Partnership)jHoly
Nativity Lutheran Qmrch
$367,785 + unpaid specials of $41,966 = $409,751
185,240 square feet
$2,21 per square foot
Property fronts on Winnetka Avenue, Transaction was
made right after seller purchased this parcel and IlDre
to east from Minnegasco, Rollingtopcgraphy, drops
10' below street grade to the east and northeast,
Zoninq:
Date of Sale:
Seller/Buyer:
Sale Price:
Land Area:
unit Price:
Comments :
1\1")
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CITY of
31
MARKEl' DATA .APFR)i\aI a::NI" D
Type of Property:
IDeation:
Legal r::escription:
Zorlir8:
Date of Sale:
Seller/Buyer:
Sale Price:
Land Area:
unit Price:
Comments :
--
a:MPARABIE IAND SAIE #7
Industrial land sale
9301 Plymouth Avenue North, Golden Valley
12, B1, Guerre Addition, P,I,D, #31-118-21-22-0024
Industrial
May, 1988
TIS 1987-X1 r.:ro PartnerShipjMr, Gee Properties
$120,878
58,532 square feet
$2,07 per square foot
Property was a subdivision of P,I,D,
#31-118-21-22-0003
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32
MARKEl' DATA ~aI a:Nl"D
Type of Property:
I.ocation:
I.egal eescription:
Zoning:
Date of Sale:
Seller/Buyer:
Sale Price:
Larrl Area:
unit Price:
Comments:
,,"'5'!.S-W 6r'U
'H('~
a::MPARABIE lAND SAlE #8
Irrlustrial land sale
3335 Pennsylvania Avenue North, New Hope
Ll1, Robbinsdale Gardens, P.I.D. #20-118-21-23-0007
I -2, Irrlustrial
June, 1989
William LBe & Lyle Cashin/Scott Kevitt
$300,000 and $45,000 soils correction costs
209,449 square feet
$1. 64 per square foot corrected
utilities are available, site is wocded and elevated
with 1. 5 acres of low ground that was eliminated,
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33
MARKEl' DATA ~rn CXNI"D
'IYJ?e of Property:
I.Dcation:
Legal eescription:
Zoning:
Date of Sale:
Seller/Buyer:
Sale Price:
Land. Area:
unit Price:
Comments:
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CXffi>ARAB.LE IAND SAlE #9
Industrial land sale
Southeast comer Highway 169 & lOth Avenue North,
Golden Valley
lDts 1-10, Block 2, Ravenhorst N\.ID1ber 2,
P,I,D, #31-118-21-22-0005, 0006, & 0014-0021
Light 'Iroustrial
November, 1987
Northwestem Mutual Life Insurance Co./City of Golden
Valley
$558,880
283,400 square feet
$1. 97 :per square foot
Triangular shaped parcel with frontage on loth Ave,
and Hwy 169 frontage road, Partially low with
questionable subsoils,
I,
34
MARKEl' DATA ~rn a::NI"D
rrype of Property:
I.J:::cation:
Legal ~iption:
Zoning:
D:l.te of Sale:
Seller/Buyer:
Sale Price:
land Area:
unit Price:
eornments:
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/ ;:'.:~ ",.
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"","'''n~'~' i'-.'~'
a:MPARABLE lAND SALE :jf10
Irrlustrial larrl sale
7500 49th Avenue North at winnetka, New Hope
Lengthy, P,I,D, #08-118-21-23-0003, arrl
#08-118-21-24-0002 to 0005
GI, General Industrial
June, 1989
500 Line Railroad/5000 Winnetka LP
$1,500,000
1,524,600 square feet
$0,98 per square foot
All larrl is usable except for easements of 10 feet on
each side of the rail spurs, 58 I 400 feet encumbered
by easements, QUit claim deed, r:x::cument #5548415.
$100,000 down with mortgage at 11%,
35
SlJ1wM\RY AND CI:NCIIJSlOO BEFORE '!HE PR:lJECI'
All three of the st.ardardized approaches to value were considered in the
market value analysis of the subject property, The Cost and. Income Approaches
were not applied to the analysis of vacant land,
'!he Market Da.ta Approach best considers the actions of typical buyers and.
sellers of properties of the subject type, Gocx:l quality comparable land. sales
were found, They were readily adjusted for obsenred differences and none of
those differences were major. '!he market value conclusion is strongly
supported at an overall rate of $3.20 per square foot,
Final Value EstiJnate Before the Proiect:
$1,213,000
36
CITY AND NEIGfIBJRfD)!) DESCRIPI'ICN AFTER 'IRE ~
'Ihe overall locational attributes of the subject property after the project
will change sorne.what from before the project, Although the land. lies in the
same physical location, it is nCM served by a newly paved nine ton capacity
bituminous street with concrete curbs and. gutters, municipal water and. sanital:y
SEMer service. 'The street is the extension from a forrrerly dead en::l Quebec
Avenue in a south direction from approxiIrately 4100 Quebec swinging in a gentle
curve westerly to Winnetka Avenue just south of 40th Avenue North. Old Quebec
Avenue fram 42m to the cul-de-sac was wearing out, An er.w:Jineering refX)rt
describes its need for replacement, South of the cul-de-sac the street was
built completely, The street functions as a normal industrial through street
providing direct street access to about 20 acres of land. that had no or :p::>or
access before the project, The neighborhocx:l has better health and. safety
access, better vehicular access, newer existing streets and. utilities, rrore
unified stonn drainage, and. has progressed more from vacant und.eveloped land.
rrore toward the fully developed character of the larger surrounding
neigh.l:X)rhocx:ls ,
In all other respects the city and neighborhocx:l rerna.in the same after the
proj ect as before,
SITE DESClUPI'ION AF'I'ER 'IRE PROJ"lrr
Location
'The subject property has fX)tential for an additional street address on
Quebec Avenue North for the south portion of the land,
Size
'Ihe land. size rerna.ins unchanged. with 379,370 square feet, able to be divided.
into a north corrnnercial portion of about 302,844 square feet and. a south
industrial fX)rtion of about 76,515 square feet,
Easements
Easements rerna.in the same as before the project.
streets
Street frontage increases from about 740 feet on Quebec Avenue to
37
s:r:rn DESCRIPl'ICN AFTER '!HE ~ cr::Nr'D
streets Cent' d
about 1,365 feet of frontage on the westerly side of new Quebec Avenue, Quebec
Avenue carries light traffic by the subj ect property.
utilities
All of the subject property is nCM able to be serve::i with municipal sanital:y
sewer and. water, In particular, the south IOClSt portion of the subj ect property
is able to be more conveniently serve::i by an eight inch sanitary sewer pipe
draining easterly, Water service in an eight inch main passes alon:J the entire
street right-of-way providing additional re::iW'rlancy, ease of access, and.
capacity. Stonn sewer drainage including catch basins and. piping beneath the
street is able to accept surface runoff from the adjacent properties and. to
carry it easterly out of the area, 'These services are reported. to be
competently engineere::i to mcdern design standards able to serve the adjacent
properties ,
Topx;raohy and. soils
'lhe subj ect land. elevation and. shape remains the same as before the proj ect,
Accessibility and Identity
'lhe property's access is greatly enhanced after the project. Before the
project, the subject access was from curbcuts on the north Quebec Avenue
frontage only, After the project, access is enhanced by the new street alon:J
all of the east side of the property. Access rating on the overall property
goes from average, to average to gcxxl, 'The property is readily observe::i in all
of its land. area from traffic in both directions on Quebec Avenue, Before the
project, only the north half portion of the property could be observe::i from the
Quebec or 42rrl Avenue Avenue frontages, 'The neighborhcxxl has change::i from a
fairly norrlescript industrial locale to a mcdest size industrial park area with
some identity of its own, 'The new identity appears to focus most upon the
Village Industrial Park platted name, 'Ihat identity changes from only fair to
average, Commercial identity for the north portion of the land. is increased.
slightly because of the new ability to get to the conunercial frontage from a
southerly direction through an industrial park area,
38
SITE DESaUPI'IOO AFTER 'THE FRTIECl' (l)NI'1 D
HiQhest and Best Use
Highest and best use is defined as the reasonably probable and legal use of
vacant land or an improved property, which is physically possible,
appropriately SUPfXJrted, financially feasible, and. that results in the highest
value.
'Ihe subj ect property's highest and best use changes from one existing
building site and. fXJtentially a second fronting on Quebec Avenue to two
separate building sites, the second of which is essentially ready for :i.rmuediate
platting and. development. In fact, the south fXJrtion of the subject property
was recently attempted to be platted, That change in highest and best use, and
development, could not have occurred. without the subject project.
'Ihe existing YMCA building develops its fXJrtion of the land. to its highest
and. best use,
I:M:ffiCJVEMENI DESaUPl'ICN .AFTER '!HE ~
'The building and site improvements remain essentially unchanged. after the
project,
crsr AP.FROACH AFTER 'THE FRTIECl'
'lhe Replacement Cost Approach to value after the project is disregarded. for
the same reasons as before the proj ect,
:INa::ME APPR:lACH AFTER 'THE FRTIECl'
--
'The Income Approach to value after the proj ect is disregarded. for the same
reasons as before the proj ect,
39
~ Dr\TA ~ .AFTER 'IHE ~
'Ihe same number of properties similar to the subj ect property which were
recently sold, have been checked and related again to the subject property as
to location, date of sale, size, topcgraphy, financin<::J, and other matters
influencin<::J market value. Only the adjustment grids will follow.
'Ihe analysis indicates that the land, considered as if vacant, would be
marketable at about $1,311,000 as indicated below, 'The subject buildings are
disregarded and the contributing value of the land is considered in this
report .
LAND ONLY
North Commercial Portion 302,855 SF @ $3,85 = $1,165,992 Say $1,166,000
South Industrial Portion 76,515 SF @ $1.70 = $ 130,076 Say $ 130,000
Totals 379,370 SF ($3,42/SF+/-) $1,296,000
Discussion of Comparable Sales
'The same five corrunercial and ten industrial land sales and matched pairs
sales considered before the proj ect are considered after the proj ect, As is
shown earlier in the locational matched pairs analysis, industrial land on a
sin<::Jle street frontage is adjusted up another 10% to reflect the better and
greater amount of frontage that is found. on two full through streets or a
stronger corner locale,
SUch should be the case for the northern corrunercial section of the
property. By improvin<::J Quebec Avenue from a dead end cul-de-sac to a through
street, the subj ect was increased in value by 10 percent, However, because the
subject had frontage on two streets already and access was available from
Quebec before the project was completed, the subject would not benefit by the
full ten percent. By extending Quebec Avenue further south so that all of the
considered northern conunercial fronts on the street, the increase in value to
the subject is estinated to be only five percent, not ten, 'Thus, a five
percent higher locational adjustment shows on each of the comparable sales to
compensate for the subject's increase in value due to complete frontages on two
finished through streets, compared to those adjustments made before the
project.
40
MARKEl' IlATA ~CH AFlER 'ruE :ffiOJECI' a:NJ"D
Adjusbnents of the ten industrial land sales applied to the south industrial
section of the property will be slightly different. Before the project, the
south section was essentially landlockecl. Access to this pcrrcel would have
been difficult to obtain. However, after the Quebec Avenue constru.ction
project was completed, the south industrial section was no longer landlocked
and access was available fram Quebec. As explained earlier in the Before the
Project p::>rtion of this rep::>rt by natched pairs analysis on pages 20 thru. 23,
an adjustment to the south industrial p::>rtion of the subject is made by
approxirnately 30 percent, The increase in subject value is shown on the
industrial Land. Sales Adjustment Grid where each of the Comparables have been
adjusted up under the location column, A subsequent resale of Comparable Sale
Five rear p::>rtion in August of 1991 at $1. 81 per square foot with new Quebec
Avenue reflects a 44% increase in value from $1. 26 per square foot without the
new street when the rear of the site was essentially landlocked the same as the
subject. other adjustments for date, size financing, and others remain
uncha.rBed ,
Cl:MwffiRCIAL lAND SAllS ADJUS'IMENI' GRID - NORIH IDRI'ION
j Location Date Size Tope/Soils Fin/other ~ Adj, Value
1 .95 .95 ,90 .90 1.00 $6.83 $4.99
2 .95 .95 1.00 1.00 1.00 $4,86 $4.38
3 1.25 1.10 .90 1.10 1.10 $2.11 $3,16
4 1.40 1.05 .90 .90 1.15 $1. 76 $2.41
5 1.10 1.05 .90 1.00 1.05 $4,03 $4,40
SUbj .
No. Portion 10-91 302,855 lI:M to B-4 x= $3.87
7601 42nd Ave. South
41
Mt\.RKEr DATA ~ AFTER '!HE :r:RlJECl' CXNl" D
rnaJS'IRIAL lAND SAI..ES ADJUS'IMENI' GRID - scum FORl'ION
j Location Date size Topc:x:J/Soils Fin/other ~ Adj, Value
1 1.00 1.05 1.10 .80 1.00 1.49 $1.38
2 ,80 1.15 1.05 ,80 1.10 2.26 $1,92
3 1.20 1.15 1.00 .80 1.00 1.23 $1,36
4 1.00 1.05 1.10 ,85 1.00 2.10 $2,06
5 1.20 .95 1.15 ,85 ,95 1.51 $1. 60
6 .95 ,95 1.05 ,85 1.00 2,21 $1. 78
7 1.00 1.05 1.00 ,80 1.00 2.07 $1. 74
8 1.10 ,95 1.10 1.00 1.00 1.64 $1.89
9 .80 1.05 1.10 .95 1.00 1.97 $1. 73
10 1.35 .95 1.20 1.00 1.00 .98 $1,51
SUbj .
South Portion 10-91 76,515 40% pond CE X = $1. 70
i'
42
SOfoKl'\RY AND CI:NCIIJSICN AFIm 'lEE IRlTErI'
All three of the standa.rdized approaches to value were considered in the
market value analysis of the subject property, 'Ihe Cost and Income Approaches
were not applied to the analysis of vacant land.
'!he Market rata Approach best considers the actions of typical buyers and
sellers of properties of the subject type. Gcx:x:i quality comparable land sales
were found. '!hey were readily adjusted for observed differences and none of
those differences were major, '!he market value conclusion is strong-ly
supported at $3.42 per square foot,
Final Value F..st.iJnate After the Project:
$1,296,000
ADDENDA
Cllil'il".lCATIOO, ASSUMPI'IOOS AND <:nIDITIONS
'!he Appraiser certifies and. agrees that:
1. The Appraiser has no present or prospective interest in the property that is the
subject of this report, and. no :personal interest or bias with respect to the parties
involved,
2, compensation is not contingent on an action or event resulting from the analyses,
opinions, or conclusions in, or the use of, this report.
3, '!he analyses, Oplnlons, and conclusions were developed, and. this report has been
prepared, in confonnity with the requirements of the Code of Professional Ethics and
the Standards of Professional Practice of the Appraisal Institute.
4, The use of this report is subject to the requirements of the AIREA and the SREA
relating to review by its duly authorized representatives.
5, The Appraiser has made a :personal inspection of the pro:perty that is the subj ect of
this report,
6, No one provided significant professional assistance to the :person signing this report
other than those specifically mentioned,
7, '!he reported analyses, opinions, and conclusions are limited only by the reported
assumptions and. limiting conditions, and are the appraisers :personal, unbiased
professional analyses, opinions, and conclusions,
8. Infonnation, estimates, and opinions fmnished to the Appraiser, and contained in the
report, were obtained from sources considered reliable and believed to be true and
correct. However, no responsibility for accuracy of such items fmnished to the
Appraiser can be assumed by the Appraiser,
The following specific assumptions and conditions are made:
9, The Appraiser is not responsible for legal matters, The title is assumed good. and
marketable, The pro:perty is considered free and clear of all indebtedness unless
otherwise stated, All structures and improvements, existing or proposed, are assumed
to be in compliance with conrrnunity zoning and building code requirements.
10, '!he pro:perty is appraised as though under responsible ownership, with competent
management and property maintenance,
11. The Appraiser assumes that there are no hidden or nonapparent conditions or
contamination 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 which might be required to discover such factors,
12, On all appraisals, subj ect to satisfactory completion, repairs, or alterations, the
appraisal report and value conclusion are contingent upon completion of the
improvements in a workmanlike manner, and in substantial conformance with plans and.
specifications made available to the Appraiser,
13. '!his report
advertising,
Appraiser ,
in part or whole shall not be used or disseminated to the public through
news, sales or other media without prior written consent of the
AP.PRAIS:r:t<<;. QJAIJFICATI~ OF
BRAD BTORKIDND
EIlJCATION
Bachelor of Science in Business Administration (1971): University of Minnesota
American Institute of Real Estate Appraisers Courses: lA, 1B, 2, 4, and Standards
Society of Real Estate Appraisers Courses: 101 and 301
Instructor: University of Minnesota Extension Division Appraisal Courses 1979-80
ASSCCIATION MEMBERSHIPS
:MAl American Institute of Real Estate Appraisers, 1976
SRA Society of Real Estate Appraisers, 1975
SRPA Society of Real Estate Appraisers, 1977
SREA Society of Real Estate Appraisers, 1980, Chapter President 1983-84
Licensed Real Estate Broker, State of Minnesota, 1972 to present
st, Anthony Planning commission Member, 1978-85, Chair 1980-81
Metropolitan Council Land Use Advisory Committee, 1977 to 1989
League of Women Voters, 1977 to 1990
.APP.RAI.SA.L EXPER.IENCE
February 1972 to October 1976
October 1976 to April 1981
April 1981 to April 1985
April 1985 to September, 1987
October, 1987 to present
Newcombe & Hansen Appraisals, Inc.
Q,J, Janski & Associates, Inc,
Capital Appraisals, Inc.
SWenson, Bjorklund & Associates
Bj orklrmd, Carufel, lachenmayer, Inc,
Serving a variety of clients including:
Larkin Hoffman, law Finn
Holmes & Graven, law Finn
Twin City Federal
First National of :Mpls,
No:rwest Banks
CUshman Wakefield
Cooperative Power Assn,
Augustana Homes
FDIC
U,S, Navy
Prudential
Red OWl
Texaco
Honeywell
Minnesota Plywood.
Manufacturers Hanover
Dayton Hudson
State of Minnesota
City of Minneapolis
City of Minnetonka
General Motors
1st Covenant Church
N , W, Bible College
Waste Management
Appraisals completed upon a variety of types of properties including improved
properties - commercial stores, large offices, industrial, apartment, golf courses,
nursing homes, fanns, unimproved land and suroi visions,
Appraisals have been made for buyers, sellers, investors, parties involved in
eminent domain proceedings, tax abatement, estates, and lease interests,
Qualified as an expert witness in various Courts and served as court-appointed
commissioner,
The international Society of Real Estate Appraisers
has authorized
Bradley D, Bjorklund
to include the Senior Real Estate Analyst (SREA)
designation in his/her professional credentials through
December 31, 1992
Senior Real Estate Analysts (SREA) are pro,
fessional members of the Society of Real Es-
tate Appraisers who have extensive technical
training. long and varied experience, who
have earned the respect of the community
and their peers for their expert knowledge,
outstanding ability, professional leadership
and integrity,
SREA members have demonstrated in prac-
tice that they are competent to appraise all
types of real estate interests and ownerships
in accordance with accepted definitions of
market value, and to extend appraisal analy-
sis beyond current market value to provide a
basis for decision-making to clients responsi-
ble for committing funds or assets in the sale,
financing. purchase, lease, trade, renovation,
development. demolition or division of real
property, The analyst's experience encom,
passes the most difficult appraisal problems,
CERTIFIED SREA
CERTIFIED
CERTIFIED
CERTIFIED
CERTIFIED
4/18/80
4/18/85
12/31/92
Certification procedures require a compre-
hensive oral examination by an examination
board of the Admissions Committee, inspec-
tion of office operations. review of appraisal
and analysis reports and a thorough investi-
gation of the applicant's competence and
integrity. This investigation includes contact
with other SREA members, professional ap-
praisers, clients, attorneys, judges, and per-
sons in the community, The SREA designation
is awarded for five years only,
A member wishing to renew the SREA desig-
nation must apply for recertification at the end
of the five (5) year period, Upon application
for recertification, applicant is expected to
show evidence of integrity, continued techni-
cal training, experience. and professional
leadership commensurate with current SREA
Admissions standards,
This authorization has been prepared for inclu,
sion in the certification section of the appraisal!
analysis report, Any questions regarding this
member's status should be directed to Head.
quarters office of the Society of Real Estate
Appraisers, 225 North Michigan Avenue, Ste. 724,
Chicago, 11Iinois 60601-7601; (312) 819-2400,
AIREA EDUCATION CERTIFICATION
The American Institute of Real Estate Appraisers conducts a program of
continuing professional education for its designated members, MAl and RM
members who meet the minimum standards of this program are awarded
periodic educational certification,
As of the date of this report I have completed the requirements of the
continuing education program of the American Institute of Real Estate
Appraisers. bN-!P 6~,~l""r
Brad Bj'6rklund, MAl
"
~
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LOT SURVEYS COMPANY, INC.
LAND SURVEYORS
INVOICE NO, 2S810
F, B, NO. dfi7.-27.
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REGISTERED UNDER LAWS OF STATE OF MINNESOTA
7601 _ 73rd Avenue North 560.3093
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C. it Y 0+ t-J E WHO P E
Minneapolis, Minnesota 55428
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P.I.D. NO. 17-118-21-23-0007
Young Mens G-u-istian Assoc. - CMler
Parcel 3 (Hennepijl County Auditor)
Ccrnmencing at a point in the sout..'l line of Lot 9.
Auditor's Subdivision No. 324, Hennepin County,
~tinnesota, dist~lt 617.6/10 feet east from the
sourJawest corner thereof; thence East 320 65/100
reet along said south l~,e; thence northerly
1330 5/10 feet to a point in the north line of U'
Lot ?dis~ili,t 9(5 2/io r~et e~sterl~ along said ~
lot J.J.....'e :r rem tn8 west llnc c:r sectl.cn; thc.."1ce_ '_-':'~
westerly 321.9/10 feet along same; thence southerl~
1325 feet to begliu,ing. Sxcept roads. ;
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a permanent easement for street and utility
purposes over the east 30_00 feet or that Dart
of Parcel 3 described above lyi.ng southerly of
Quebec Ave. as opened by the City of New Hope per
Document No. 4181622.
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a temporary construction easement over the Hest
10.00 reet of ~~e east 40.00 reet or that part of
Parcel 3 described above ly~,g westerly of Quebec
Ave. as opened by the City of New Hope per
Document No. 4181622.
(Temporary easement to expire
'30
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Note:
Sketch only,. no
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set to establish
property lines.
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Area of Parcel not including Permanent Street Easements - 379,37O+-Square Feet
Area of Permanent Easement Per Doc No. 4459954 lying west of
street easement - 64,091 3quare feet
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The only e.aMment! shown are fror:1 plats of record or Information provided by
client.
We henlby certify that this is a true and correct nlpnlsentatlon or a SUrY9y or the
boundaries or the above descriOOd land and the location or all buildings and vis-
ible encroachments, if any, from or on said land.
Surveyed by u.thls 2S'th day or September 19 89
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New Hope, Minnesota
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YMCA, 42nd Avenue Frontage
11-14-89, Dead-End of Quebec Avenue
AeIJ bt&tt Qtt.Qhre.. fnc. CCOP'YAlaHT 1111
( Photograph Views)
11-14-89, Quebec Avenue Before Extension
11-14-89 Quebec Avenue Before Extension by South Part of SUbject
AMI EItatt Qr&,;tf\rc.. tf'lC. ceoJ'Y"IQHr ,.t.
( Photograph Views)
APPRAISAL
OF
Special Benefits to
Industrial Real Estate
JEK Invesbne.nts
4100 Quebec Avenue North
New Hope, Mirmesota 55427
PREPARED FOR
City of New Hope
c/o Mr, Kirk McCona1d
4401 Xylon Avenue North
Ne\v Hope, Mirmesota 55428
AS OF
October 21, 1991
:R.JR.fa>E OF .AP.I=lliUSAL
'!he purpose of the appraisal is to estimate the market value of the property
(land) in fee simple, before and after a street and utility construction
project to ascertain the special benefit that may result,
Market value, according to '!he Appraisal Institute and major regulators 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 and 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; the buyer and seller are typically motivated; both parties
are well infonned or well advised, and acting in what they consider their ovm
best interests; a reasonable time is allovled for exposure in the open market;
payment is made in tenns of cash in u. S. dollars or in tenns of financial
arrangements comparable thereto; 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,
OUr File Number 91850
CEm.'ll'.lCATION
I certify to have personally inspected the subject property on August 14th,
1991 AND ON 11-17-89, and that to the best of my k:nchrledge and belief, the
statements contained in this report and upon which the opinions are basEd., are
tru.e and correct subject to the "Certification, Assumptions and Conditions"
herein set forth. In addition, this report confonns with and is subject to
requirements of the Cede of Ethics and Standards of Professional Conduct of the
American Institute,
Employment in and compensation for making this appraisal are in no way
contingent 1.l}X)n the value reported, I certify to have no interest, either
present or contemplated, in the subject property,
It is my opinion that as of October 21, 1991, the market value of the
subject land after and before the Quebec Avenue street constru.ction project is:
After the project $273,000
Before the project $251,000
Special Benefit $ 22,000
BB/rak
Brad Bjorklund, MAI, SRA
MN LIC, #4000377
TABLE OF CDNrENTS
PAGE NO
FURI=OSE OF APPRAISAL ,
i
CERrIFICATION . . ,
ii
I.E3AL DESCRIPrION
1
1
REAL ESTATE TAX INFDRMATION
HISTORY. . . . . . . . . . . .
1
CITY AND NEIGHOORHOOD DESCRIPrION BEFORE THE PROJEcr ,
SITE DESCRIPrION BEFORE THE PROJEcr, , , , , ,
IMPROVEMENTS DESCRIPrION BEFORE THE PROJEcr, ,
APPRAISAL ME'IHOOOI.CGY , , , , , , , , , , ,
REPLACEMENT COST AND llio::11E APPROAQ-I BEFORE THE PROJEcr, ,
2
3-4
5-8
9
10
Mi\RKEI' DA.TA APPROAa-I BEFORE THE PROJEcr
11-25
SUMMARY & CDNCIDSION BEFORE THE PROJEcr
CITY AND NEIGHOORHOOD DESCRIPrION AFTER THE PROJEcr ,
SITE DESCRIPrION AFTER THE PROJEcr , , , ,
IMPROVEMENTS DFSCRIPI'ION AFTER THE PROJEcr
COST AND lli<XME APPROACHES AFTER THE PROJEcr
MARKEl' DATA APPROAQ-I AFTER THE PROJEcr , ,
SUMMARY AND CONCIDSION AFTER THE PROJEcr
26
27
27-28
29
29
30-31
32
ADD~
UNDERLYING ASSUMPI'IONS, CONTINGENT, & LIMITlliG CDNDrrrONS
APPRAISlliG CPALIFICATIONS OF BRAD BJORKIDND
S.R,E,A. PAGE
CITY MAP
ZONING MAP
PIAT MAP
SURVEY
FHOJ:'(X;RAFHIC VIEWS
1
~ DESCmPl'IOO
'lhe property is leg-ally described on the Raymond A, Prasch survey foun:::l in
the Adderrla,
REAL ESTATE TAX llffiJRMATIOO
Property Identification Number:
Assessor's Market Value:
17-118-21-23-0015
(land) $195,600
(bldg) $1,123,900
Total $1,319,500
CUrrent Taxes:
$69,587,76
Unpaid Balance of Special Assessments:
None
HISIORY
'lhere has been no reported. sale of the subj ect during the past 5 years, '!he
nomal marketing pericxi for a property of this type is about 12 to 18 months,
2
CTIY AND NEIGHOC.lRHX)[) DESCRIP:r.ICN BEFORE 'lEE PROJECr
New Hope is a second tier westerly suburb of Minneapolis with a current
population of al:out 22,680, It is approximately seven miles north/Jest of
Cowntown Minneapolis. 'Ihe cormnunity is primarily residential in character,
'Ihere are scattered industrial districts and one maj or concentration of
commercial focused. at the intersection of 42nd Avenue North (C,S.A,H,
#9jRockford Road) and Winnetka Avenue (C,S.A,H. #156), Most development in New
Hope has taken place since 1960.
New Hope has a council/manager plan B fom of government that provides goo::i
quality municipal utilities and services, Essentially all of the city streets
are paved, have concrete curb and gutter, street lights and service by sanitary
sewer and water. 'Ihe entire city is located. in School District #281. MIC bus
routes serve most of the City including a route on 42nd Avenue North, No
unusual municipal or economic influences are observed that would unduly affect
the value of real estate,
Major transportation to the City is provided by Highway #169 (formerly
County Road 18) along the westerly City limits; also by Rockford Road (42nd
Avenue North C,S,A,H, #9), Bass Lake Road (C,S,A,H. #10), Medicine Lake Road
(26th Avenue/C,S,A,H. #70), and Winnetka Avenue (C,S,A,H, #156), These COW1ty
roads provide goo::i community access, Boone Avenue serves as a collector street
passing in a nortlysouth direction through the vJesterly third of the city,
'Ihe Zoning Map shows the nature of uses in the inrrnediate neighborhocx:i, Most
of the land east of Winnetka Avenue and south of 42nd Avenue has been developed
with one story concrete block industrial buildings, 'Ihe Science Center
Irrlustrial Park, in the northwesterly quadrant of the city, is the largest
industrial district in New Hope, The YMCA building, a sports and recreational
activity center, lies westerly across Quebec Avenue, Industrial uses lie north
and farther south from this site,
Cormnercial uses lie farther north and lie along 42nd Avenue, Single family
homes occupy lands and fom neighborhcx:xis easterly, Most homes in these nearby
neighborhcx:xis appear to have been built primarily in the late 1960's and in the
1970's. 'Ihey appear to ra1lCJe in value from aJx)Ut $75,000 to just over
$100, 000, The homes are well cared for, landscaping is becoming mature, parks,
schools and churches are nearby. The lay of the land is undulating.
3
SITE DESaliPl'ICN BEFDRE 'mE ~
IDeation
'Ihe subject property is located at 4100 Quebec Avenue North, New Hope,
Minnesota ,
Size
'Ihe generally rectangular shaped parcel with a projecting southwesterly
pointing corner is estirrated to contain 147,719 square feet of land, subject to
survey,
Easements
No easements accruing to others were reIX>rted or were observed, 'Ihe subject
property may be subject to five foot perimeter drainage and utility easements
although none were reIX>rted to the appraiser,
streets
'Ihe property contains about 250 feet of frontage on the easterly side of
paved Quebec Avenue North and about 580' along the unimproved Quebec
right-of-\vay, Quebec Avenue North is a two lane and two parking lane
bituminous paved roadway with concrete curbs and gutters, It dead ends at the
northwesterly portion of the subject property, The street is getting older and
shows wear and tear,
Utilities
'Ihe subject property is served by all public utilities including sanitary
sewer, stonn sewer, water, natural gas, electricity and telephone.
Topcqraphy and Soils
'Ihe site is generally level to gently undulating, A mcderate amount of fill
material appears to be stored in the southeast corner area with a maximum
height of about four to five feet above the old grade of the land, This area
is identified as an area of natural growth, Subsoils throughout the subject
property are assumed to be sandy and sound for normal building construction.
-----....---.-..~
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4
SITE DESCRIPI'IOO a:Nl"D
Accessibility arrl Identity
'!he site has access by two curbcuts, One curbcut in the northwest corner
serves the north parking and loading lot area. The south curbcut, off the
southeast corner of the cul-de-sac provides access to the south parking lot,
Access is considered to be average to fair in that the subject's site is
located at the end of a dead end street with no special identity of it's O\oJI1.
'lhe property's identity is considered to be fair, 'lhe parcel is fourrl at
the end of a dead end street in a neighborhcx.xl of mc:dest mixed corrrrnercial and.
industrial development,
Zoning
'lhe property is zoned I -2, General Industrial,
HiGhest and Best Use
Highest arrl best use is defined as the reasonably probable arrl legal use of
vacant larrl or an improved property, which is physically J?OSsible,
appropriately supported, financially feasible, arrl that results in the highest
value,
'lhe site is of sufficient size for construction with a variety of
improvements in any of several locations on the parcel. Zoning in:licates that
industrial use of the larrl vlould be encouraged by the City, Industrial zoned
larrl surrounds the subject on three sides with railroad to the east arrl single
family residences beyond.,
Industrial development and occupancy is economically possible in the subj ect
market area, 'lhe subject building is fully owner occupied and appears to be
functioning well, 'lhe highest arrl best use of the subj ect property is
estimated to be for construction of an industrial building similar to the
single tenant type industrial building fourrl on the premises,
5
J:MFR1.JEMENI'S ~rn
'!he land is improved with a one story precast concrete and steel frame,
office/warehouse industrial buildinq with adjacent bitLnninous paved parking and
loading area and attractive surrounding landscapinq. 11-17-89 building
interior i.nsJ;;ection,
Size
200 X 218 = 43,600
2 X 100 = 800
7 X 14 = 90
127,5 X 22 = 2.805
Total 47,303 square feet total
4,800 square feet functional mezzanine
= 4,800
48 X 100
12 X 75
Total
=
300
5,700 square feet offices (12%)
Age
'!he building is reported to have been constructed in 1982,
Foundation
'!he building is assumed to have a poured concrete foundation system,
Framing
Framing consists of precast brushed concrete panels on the perimeter and
steel interior posts and beams, Framing appears to be in gcx:x:l cordition,
Exterior Walls
Exterior walls are roth painted and unpainted brushed precast concrete
panels in gcx:x:l cordition,
Roof
'!he roof is a steel bar joist structure with steel decking, rigid insulation
and an overlay of built-up asphalt and gravel. '!he owner reports that the roof
is well insulated and is in gcx:x:l condition, No leaks Here observed,
6
:r::M:ffiOVEMEN DESaUPl'ION OJNT/D
Floors
The building has PJured concrete floors throughout, The warehouse floors
were founcl to be in gocxi condition. Office floors are covered with carpeting,
There is vinyl asphalt tile in the shop, lunchroom, and office area and ceramic
tile in the washrooms. Above the main office area, there is a concrete
mezzanine, A mcxiest wocxi storage mezzanine is founcl above the shop, office and
lunchrcx::lIn portion,
Interior Walls
Interior walls are of concrete in the warehouse and vinyl covered gypst.ml
board in the offices, The shop, office, and lunchroom area has pa.inted
sheetrock walls, The warehouse bays are approxirrately 32 X 40 foot,
Ceilings
Warehouse ceilings are opened to the steel framing with a 20 foot clearance
and a combination of hanging fluorescent and high intensity attached lighting,
Office ceilings are 2' X 4' dropped acoustic panels with recessed fluorescent
lighting, The mezzanine ceiling clearance is about nine feet and it is
unfinished at this time.
Doors/Windows
The building has glass and metal frame entJ:y doors, metal service doors and
wocxi interior doors, There are three I eight foot wide overhead loading doors
at truck bed height in the northeast corner of the building and. one larger
sectional overhead door at grade level at the north central PJrtion of the
building. It is about 12 feet wide and has an electric opener,
The office portion of the exterior of the building, has nonopening insulated
windows on !::oth the first floor and. mezzanine,
Electrical
The building is asstnned to have about a 600 amp electric service with gocxi
quality officing and. warehouse distribution.
7
~ DESaITPl'IOO CDNl"D
Plumbing
'Ihe entire building is sprinkle::l with a wet type system, 'Ihere are three
washrooms with six, four ard two fixtures each in the office portion, Fixtures
are white porcelain quality ard in gocxi condition,
Heatinq/Cooling
Office area heat is supplie::l by two roof mounted furnace ard air
conditioning units. 'Ihe warehouse is heated by two ceiling hu.n:r natural gas
fire::l blower units ard ten ceiling hu.n:r radiant heat units, Heating ard air
conditioning is reported to be in gocxi condition,
other Equipment
A large amount of shelving, fumi ture, inventories and related :personal
property found on the premises are not a part of this appraisal,
Miscellaneous and Condition
About 20% of the building in the northeast corner is constructed a truck bed
height for the loading docks found there, 'Ihe mezzanine are serve::l by stairway
access ard they are unimprove::l and use::l for light storage. Not including the
mezzanine, the building contains about 5,700 square feet of offices or 12% of
the building area,
On an overall basis, the building is in gocxi condition, It is well laid out
ard has gocxi potential for warehouse expansion to the south ard office
expansion in to the mezzanine,
On-Site Improvements
'Ihe Plot Plan, shown in the Addenda, depicts the development on the site,
Bituminous pave::l parking is shown, as is perimeter so:::1ding ard landscaping,
Most of the so:::1de::l areas are serve::l by an underground sprinkler system, Only
narrow portions between the parking lots and the adjacent property lines are
not sprinkled, '!here is a concrete sidewalk serving the front office portion
of the building ard connecting the two parking lots, Against the building,
three are numerous shrubbery plantings of high quality and a number of tree
8
~ DESaUPrIoo o:::Nl"D
On-Site Improvements Cont'd
plantings. Trees are typically six inches in diameter ash trees. There are
five of them in the northwest comer of the site, three near the front of the
building and four spruce trees around. perimeter PJrtions of the building, 'The
site is unusually well landscaf€d for being found. in such an only fair to
average lcx::2.tion. A small ground. hugging identification sign is lcx::2.ted west
of the northwest comer of the building,
'The south rrost PJrtion of the land is in an natural growth of grasses and
weeds, There is also a number of naturally grown cottonwocxl trees at the west
perimeter of the site near the south parking lot and in the far south most
PJrtion of the land. The land is not served by the railroad and fencing to the
north is asslll'lled. to be owned by others,
9
APPRAISAL MRlH)[X)r.cx;y
General Appraisal
'The valuation of a typical parcel of real estate is derived principally
through three basic approaches to value:
'The Replacement Cost Approach
'The Market r:a.ta Approach
'The Income Approach
From the indication of these analyses and the weight accorded each, an
opinion of value is reached based up::>n expert judgment within the outline of
the appraisal process, More specifically, the approaches to value are
described as follows:
Replacement Cost Approach
'This approach requires that a current estimate of the cost of replacing the
:bnprovements be made, from which must be deducted accrued depreciation in
terms of physical deterioration, functional obsolescence, and economic
obsolescence, if any, and to which is added the estimated value of the land,
as if vacant,
Market r:a.ta Approach
'The Market r:a.ta Approach or Comparative Approach is based upon the principle
of substitution, that is, \omen a property is placed on the narket, its value
tends to be set at the cost of acquiring an equally desirable substitute
property, assuming no costly delay in making the substitution, since no two
properties are ever truly identical, adjustments to the COrrq::arable are
necessary for differences in location, quality, COndition, size, market
appeal, and other matters, 'These considerations are a function of the
appraiser's experience and judgment,
Income Approach
'The Income Approach involves an analysis of the property in terms of its
ability to provide a net annual income in dollars over a given economic
life. 'The estimated net annual income is then capitalized at a rate
commensurate with the relative certainty of its continuance and the risk
involved in ownership of the property, by utilization of the fonnula: Net
Income, divided by Capitalization Rate, equals Value,
10
a:m' A.PPR:W:H ~ '1HE PP!l:J"Ecr'
'!he Replacement Cost Approach to Value considers the replacement cost of
building improvements, deducts depreciation and adds the land value, '!he
abject of this appraisal is to est:i.rna.te the special benefits to the subject
property from the Quebec Avenue extension street and utilities construction
project as of October 21, 1991. Most of the benefits are expected to accrue to
the value of the land as if vacant, '!he subject property consisted of a parcel
of vacant land improved with an irrlustrial building before the construction
project.
'!he existing building is only a temporary improvement to the land on the
date of value, It my be mcxlified through enlargement, remcdeling, razing or
possibly by destruction in a calamity, '!he land, however, is en:iuring, Its
benefit from the street construction project is expected to last over the
expected 20 year tenn of the payment of the special assessments, For these
reasons the benefit, if any, to the subject building will not be considered in
this appraisal, '!he Cost Approach to value will therefore not be applied,
INCJ:I.ffi API-R:ll\rn ~ '1HE ~
'!he income capitalization approach to value which considers the net income
attributable to building improvements and capitalizes that net income into
value will not be applied in this appraisal for the same reasons stated in the
Cost Approach.
11
MARI<Er I:l7\TA APPI\DAOI - BEFORE 'IRE FRTIECr
A number of properties similar to the subject property which were recently
sold, have been checked and. related to the subject property as to location,
date of sale, size, topography, financin:;J, and. other matters influencin:;J market
value, A sampling' of the market data follows,
The analysis indicates that the land., considered. as if vacant, would be
marketable at about $251,000 as indicated. below, The subject buildings are
disregarded. and. the contributin:;J value of the land. is considered. in this
report ,
LAND ONLY
147,719 SF @ $1,70 = $251,122 Say
$251,000
Discussion of Comparable Sales
Ten land. sales are described on followin:;J pages, 'The followin:;J pcrragraphs
explain the adjustments made on the comparable sales adjustment grid,
Adjustments were applied. to each comparable for differences observed. in
location, date, size, topography/soils, financing and. other rna.tters,
The adjustments applied for location are basically subjective in nature and.
depend upon the relative quantifiable differences observed. from one comparables
location to another where better located. comparables on high traffic volume
streets with convenient access tend to sell at higher prices, all other things
bein:;J equal, A couple of rna.tched pairs industrial land. sales analysis show
some of the differences in value betHeen better located parcels Hith more and.
better street frontage and those sales Hith less and lower quality street
frontage. Comparable Land Sale 10 has about 945 feet of streets for 1,524,600
square feet of land. or 1,613 square feet of land. per foot of street,
Comparable 1 is snaller and has 246 square feet of land per foot of street, or
about 6,6 times more street per square foot of land area, The price of
Comparable 10 'Was $,98 per square foot compared to $1. 49 per square foot for
Comparable 1, Adjusting Comparable 1 to Comparable 10 for all factors but
street access and quality yields a 10% value difference as follows:
12
MARKEl' Di\TA A.PPRO.ACH <X>Nr'D - BEFORE '!HE PROJECl'
Discussion of Comparable Sales Cont'd
Camp. 1
Camp. 10
General Location Date Size ToJ::X:q/Soils Fin/other ug- Adj. Value
.90 1,05 .90 ,85 1,00 1,49 $1.08
.98 $ ,98
$$1. 08 = 1.10 difference for street quality and quantity
,98
Adjusting large street frontage Cornp.arable 9 (1,642 square feet of land for
foot of street) to smaller street frontage, Cornp.arable 7, (223 square feet land
per foot of street, 7,4 times as much), also in Golden Valley yields a 12%
value difference as follows:
General Location Date Size Tor:x:x;r/Soils Fin/other ug- Adj, Value
Camp , 9 ,85 1.05 1.10 1.20 1.00 1.97 $2,32
Camp , 7 2.07 $2,07
$2,32 = 1.12 difference for street quality and quantity
$2,07
An older matched. pairs analysis of two 1981 sales on 7301 32nd Avenue North
and 3061 Louisiana Avenue North where there was 302 square feet of land per
foot of street and 596 square feet respectively shows a 12% value difference as
follows:
General
Location Date Size Topcq/Soils Fin/other ug- Adi, Value
7301 32nd ,90 1,00 ,90 ,95 1,00 1,65
3061 Louisiana 1.13
$$1. 27 = 1.12 difference for street quality and quantity
1.13
$1.27
'The following Plat Map shows the locations of these two sales,
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MARKEl' DATA APfR)ACH-BEF'ORE 'lliE FfOJECI' C!:Nr'D
Discussion of Comparable Sales Cont' d
For the date of sale, a 5% depreciation rate is noted for 1991 because of
the Gulf War and the recession. No adjustment is made for 1990, 5%
appreciation for 1987 through 1989 and 10% for 1986, Size differences appear
to show a 5% increase in price for each doubling in size, all other things
being equal, and a 5% decrease in price for each reduction in size by one half.
Small topcgraphy and soils adjustments of 10% are made to the comparables 2,
3 and 7 for their better level character and buildable area not requiring any
grading, Comparables 8,9 and 10 'VJere adjusted up for either low lying areas or
questionable soils,
Most of the comparables sold on a cash or a cash equivalent basis.
Comparable Number 2 has larger utility easements that shrink its usable area
requiring a 10% up.vard adjustment, Comparable Number 5 sold with a slightly
favorable larger 10% C/D requiring a 5% downward adjustment, The subject and
most of the comparables may have narrow perimeter type utility and drainage
easements that require no adjustment since they are generally similar,
15
MARKEl' Dt\TA. A.P.FR:lAaI-BEFORE 'IRE fRllECI' a:tn"D
lAND SAIES AnJUS'.IlwiENI' GRID - WEST IORrICN
jf IDeation D:l.te Size ToP<Xr/Soils Fin/Other ug Ad:i, Value
1 ,90 1.05 1.05 1.00 1.00 1.49 $1,48
2 .75 1.15 1.00 ,90 1.10 2,26 $1.93
3 1.15 1.15 ,95 ,90 1.00 1.23 $1. 39
4 .90 1.05 1.05 1.00 1.00 2,10 $2,08
5 1.10 ,95 1.10 1.00 ,95 1.51 $1. 65
6 .90 .95 1.00 1.00 1.00 2,21 $1. 89
7 ,90 1.05 ,95 .90 1.00 2,07 $1. 67
8 1.00 ,95 1.00 1.20 1.00 1.64 $1. 87
9 .75 1.05 1.05 1.10 1.00 1.97 $1,79
10 1.20 .95 1.15 1.15 1.00 ,98 $1,48
SUbj , 10-91 147,719 Gcxx:1 CE X = $1,72
1 6
MARKEl' DI\TA .A.PfH)i\Cli CXNI" D
'Type of Property:
location:
Legal D=scription:
Zon:i.rg:
Date of Sale:
Seller/Buyer :
Sale Price:
Land Area:
unit Price:
Comments :
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a:MPARABlE lAND SAlE #1
Industrial larrl sale
5300 Bcx:me Avenue North, New Hope
P,I.D, # 07-118-21-12-0002
I -1, Light Industrial
July, 1987
Tri state Land Co/Opus Corporation
$389,100
260,489 square feet
$1.49 per square foot
$11,728,63 special assessments included in sale, site
is served with all utilities arrl is adjacent to Soo Line
railroad tracks, 10% low in southeast corner,
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1 7
MARKEr I:li\TA ~CH a:::NI" 0
'Iype of Property:
I.ocation:
IBgal Description:
Zoning:
:cate of Sale:
Seller/&.1yer:
Sale Price:
I..anj Area:
unit Price:
Cormne.nts :
a::MPARABIE lAND SAIE #2
Industrial land sale
5651 International Parkway I Hew Hope
L2 , B1, Science Irrlustry Park
P,1,O. #06-118-21-32-0007
1-1, Industrial
April, 1986
Rose\vood Properties 1ncjVeijo Tarnanen
$175,000
121,856 square feet
$1. 44 per square foot, $2,26 per square foot corrected
Rolling top:::qraphy, Soil correction costs of $100 1000
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MARKEr ))l1.TA ~rn CUlI" D
CX'MPARABIE lAND SAlE #3
'Type of Property:
I..cx:ation:
Legal Description:
Zoning:
Cate of Sale:
Seller/Buyer:
Sale Price:
Land Area:
Unit Price:
Corrnnents :
Industrial land sale
c. 4400 Quebec Avenue North, New Hope
P,I,D, #17-118-21-22-0010
1-2, Industrial
August, 1986
Rosergren & Associates Inc/Ronald Van Essen
$94,000 and $121 special assessments
77 , 700 square feet
$1.23 per square foot
Site is located about one block north of subject and
is served with all utilities,
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:MlillKRr I::ll\TA AP.F'R:lAOf a::~nll D
Cll-iPARABIE lAND SAIE #4
'Type of Pro]?erty:
Location:
Industrial land. sale
SEQ of Hwy 18 service Road & Science Center Drive, Hew
Hope
Legal Cescription:
12, Bl, Brandell 3rd Addition,
P,I,D, #07-118-21-22-0012
I -I, Light Industrial
April, 1988
Grr InvestmentsjHoyt Development
$572,095
272,426 square feet
$2,10 per square foot
Buyer spent an additional $10,000 in soil correction
costs after the sale, Pro]?erty previously sold in
April of 1987 for $1. 90 per square foot, Site is
level and. served with all utilities.
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D:ite of Sale:
Seller/Buyer:
Sale Price:
Land Area:
Unit Price:
Comments:
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20
MARKEr nATA .AP.PRO.AaI CXNI" D
CXMPARABIE rAND SAIE #5
Type of Property:
Location:
Legal J:):scription:
Zoning:
Date of Sale:
Seller/Buyer :
Sale Price:
Land Area:
Unit Price:
Comments :
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Industrial land sale
3900 Winnetka Avenue North, New Hope
Platted into Ll, B1, & OUtlot A, Village Industrial
Park, P,I,D, #17-118-21-32-0002
I -1, Ind.ustrial
January, 1990
MinnegascojRichard CUrry (Winnetka Commons LTD
Partnership)
$805,000
533,406 square feet
$1.51 per square foot
Purchased on a C/D, $436,760 @ 10%, Minnegasco sold
the property to buyer, who later sold the west 421
feet to Holy-Nativity Lutheran Church for $1. 99 per
,square foot, ('The buyers were responsible for pen::l.in:J
special assessments,) 'The renaining land in the
central and eastern p:>rtion, some 65% of the total,
thus ind.icates a value of $1. 26 per square foot,
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21
MARKEr IWI'A .1\PfR).AaI CDNr'D
a::MPARABIE lAND SAlE #6
Industrial land sale
3900 Winnetka Avenue North, New Hope
Platted into Ll, B1 & Outlot A, village Industrial
Park, 'Ihe west 421 feet of old P,I.D.
#17-118-21-32-0002
1-1, 1rrlustrial, but rezoned to R-0, Residential
Office to allow for the church
1-31-90
Richard CUrry (Winnetka Commons LTD Partnership)jHoly
Nativity llltheran Olurch
$367,785 + unpaid specials of $41,966 = $409,751
185,240 square feet
$2,21 per square foot
Property fronts on Winnetka Avenue, Transaction was
made right after seller purchased this parcel and more
to east from Minnegasco, Rollingtopcgraphy, drops
10' below street grade to the east and northeast,
1\
Location:
Type of Property:
Legal J::escription:
zoning:
Date of Sale:
seller/Buyer :
Sale Price:
Larrl Area:
unit Price:
eorrn.nents:
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:MARI<E1' Di\TA. ~rn crNl" D
TyI:e of Property:
loCation:
Legal eescription:
Zoning:
Date of Sale:
Seller/Buyer:
Sale Price:
land Area:
unit Price:
eo:rnrnents:
.............
CCMPARAl3LE lAND SAIE #7
Industrial land sale
9301 Plyrrouth Avenue North, Golden Valley
12, B1, Guerre Addition, P,I,D, #31-118-21-22-0024
Industrial
May, 1988
TIS 1987-Xl ill'D PartnerShipjMr, Gee Properties
$120,878
58,532 square feet
$2,07 per square foot
Property was a sul:xiivision of P,I.D.
#31-118-21-22-0003
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23
MARKEl' Di\TA ~rn aNl"D
Type of Property:
location:
Legal Cescription:
Zoning:
Cate of Sale:
Seller/Buyer:
Sale Price:
I.arrl Area:
unit Price:
Cormnents :
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a:MPARABIE lAND SAIE #8
Industrial larrl sale
3335 Pennsylvania Avenue North, New Hope
L11, Robbinsdale Gardens, P,I,D. #20-118-21-23-0007
I -2, Industrial
June, 1989
William Lee & Lyle Cashin/Scott Kevitt
$300,000 arrl $45,000 soils correction costs
209,449 square feet
$1.64 per square foot corrected
Utilities are available, site is wocded. arrl elevated
with 1. 5 acres of low grouncl that was eliminated..
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24
:MARKEl' DATA ~a-I o::Nr'D
Type of Property:
I.J:x::ation:
Legal Description:
zonin:;J:
Date of Sale:
Seller/Buyer:
Sale Price:
Lan::i Area:
unit Price:
Comments:
CXMPARABIE lAND SAlE #9
Industrial land sale
Southeast comer Highway 169 & lOth Avenue North,
Golden Valley
lots 1-10, Block 2, Ravenhorst Number 2,
P.I,D, #31-118-21-22-0005, 0006, & 0014-0021
Light Industrial
November, 1987
Northwestern Mutual Life Insurance Co,/City of Golden
Valley
$558,880
283,400 square feet
$1,97 per square foot
TriafBUlar shaped parcel with frontage on lOth Ave,
and Hwy 169 frontage road, Partially low with
questionable subsoils.
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MARKEl' Ilt\TA ~rn CXNI" D
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I.Dcation:
Legal Cescription:
Zoning:
Cate of Sale:
Seller/Buyer:
Sale Price:
Land Area:
Unit Price:
Comments :
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a:MPARABIE IAND SlUE jI0
Irrlustrial larrl sale
7500 49th Avenue North at Winnetka, New Hope
Lengthy, P,I.D, #08-118-21-23-0003, and
#08-118-21-24-0002 to 0005
GI, General Industrial
June, 1989
800 Line Railroad/5000 Winnetka LP
$1,500,000
1,524,600 square feet
$0,98 per square foot
All larrl is usable except for easements of 10 feet on
each side of the rail spurs, 58,400 feet encumbered
by easements, Quit claim deed, D:::x:urnent #5548415,
$100,000 down with mortgage at 11%,
26
SUMMARY AND <XNCUJSrOO-BEFORE 'lliE IR:DECr
All three of the standardized approaches to value were considered in the
market value analysis of the subject property, The Cost and Income Approaches
were not applied to the analysis of vacant land,
'Ihe Market Data Approach best considers the actions of typical buyers and
sellers of properties of the subject type, Gcx:xi quality comparable land sales
were found. They were readily adjusted for observed differences and none of
those differences were major. 'Ihe market value conclusion is strongly
supported at an overall rate of about $1. 70 per square foot.
Final Value Estimate
$251,000
27
CI'IY AND NEIGf-IOORHCOD DESCro:PrION AFTER 'IRE ~
'!he overall locational attributes of the subject property after the project
will change somewhat from before the proj ect, Although the lan::i lies in the
same physical location, it is now served by a newly paved 9 ton capacity
bituminous street with concrete curbs an::i gutters, municipal water an::i sanitary
sewer service. 'Ihe street is the extension from a fonnerly dead em. Quebec
Avenue south from 4200 Avenue North an::i then swinging in a gentle curve
westerly to Winnetka Avenue just south of 40th Avenue North, Worn narrower
Quebec frontage has been replaced. 'Ihe street functions as a nonna.l industrial
through street providing direct street access to about 20 acres of lan::i that
had no or p::or access before the project, 'The neighl:x)rhocd has better health
an::i safety access, better vehicular access, newer existing streets an::i
utilities, more unified stonn drainage, an::i has progressed more from vacant
urrleveloped land more tOi..;ard the fully developed character of the laxger
surrounding neighborhoods,
In all other respects the city and neighl:x)rhocd remain the same after the
proj ect as before,
srm DESC.'lITPI'ION AFTER 'IRE PRO.JEX:T
Location
'!he subject property has additional street addresses on Quebec Avenue North
for the east parcel,
Size
'The land size remains unchanged with 147,719 square feet,
Easements
Easements remain the same as before the proj ect,
streets
Street frontage increases from about 250 feet on Quebec Avenue to that
frontage plus about 580 feet of frontage on the easterly side of new Quebec
Avenue, Quebec Avenue carries light traffic by the subject,
28
SITE DESCRIPrIOO AFTER 'IRE PROJECr CDNI"D
utilities
'Ihe subject property is still able to be sel:Ved with municipal sanitary
sewer arrl water, 'Ibe subject property is able to be IOClre conveniently sel:Ved
by an 8 inch sanitary sewer pipe in the street right-of-way. Water sel:Vice in
an 8 inch main passes along the entire street right-of-way provid.i.n; additional
redun::iancy, ease of access, arrl capa.city. Stonn sewer drainage including catch
basins arrl piping beneath the street is able to accept surface runoff from the
adjacent properties arrl to car:ry it easterly and. southerly out of the area.
'Ibese services are reported to be competently engineered to mo::iern design
st.andards able to serve the adj acent properties,
Top:qraphy and Soils
'Ihe subj ect land elevation and shape remains the same as before the proj ect.
Accessibility arrl Identity
'Ihe property's access is enhanced after the project. Before the project,
the subject access was from curbcuts at the end of dead end Quebec Avenue
frontage, After the proj ect, access rating on the overall property goes from
average to fair, to average to gcx:xi, 'Ibe property is readily obsel:Ved in all
of its larrl area from traffic in both directions on Quebec Avenue, Before the
project, only a portion of the property could be observed from the Quebec
Avenue frontage, 'Ihe neighborhood has changed from a fairly nondescript
industrial locale to a mo::iest size industrial park area with some identity of
its own, 'Ibe new identity appears to focus IOClst upon the Village Industrial
Park platted name, 'Ihe identity changes from only fair to average.
Highest and Best Use
Highest arrl best use is defined as the reasonably probable arrl legal use of
vacant larrl or an improved property, which is physically possible,
appropriately supported, financially feasible, and that results in the highest
value.
'Ihe subject property's highest and best use remains the same as before the
project,
'Ihe industrial building develops the site to its highest arrl best use,
29
:IMIRJVEMENrs ~ClN AFTER '!HE :ER:lJ:EX:T
'!he building and site improvements rerrain essentially unchanged after the
project, In actuality, the site driveway access on the south was changed
during the project construction. '!he cost of that access change and any direct
benefits because of that direct cost have been paid for through the previous
comemnation process and are therefore disregarded for the purpose of this
appraisal,
'!he industrial building is therefore again, disregarded,
asr APJ?R)Arn AFTER '!HE HmECr
'!he Replacement Cost Approach to value after the proj ect is disregarded for
the same reasons as before the proj ect,
JNaIwiE A.PP.hDArn AFTER '!HE HmECr
'!he Income Approach to value after the proj ect is disregarded for the same
reasons as before the proj ect,
30
MARKRl' Dr\TA ~ .AF':Im '!HE ~
A number of properties similar to the subject property which were recently
sold, have been checked and related to the subject property as to location,
date of sale, size, topcgraphy, financing, and other rna.tters influencing market
value. A sampling of the market data follows,
'Ihe analysis indicates that the land, considered as if vacant, would be
marketable at about $273,000 as indicated below, 'Ihe subject buildings are
disregarded and the contributing value of the land is considered in this
report ,
LAND ONLY
147,719 SF @ $1,85 = $273,280 Say $273,000
Discussion of Comparable Sales
'Ihe following paragraphs will explain the adjustments rna.de on the comparable
sales adjustment grid, Adjustments were applied to each comparable for
differences observed in location, date, size, topcgraphy/soils, financing and
other rna.tters,
'Ihe adjustments applied for location are basically subjective in nature and
depend upon the relative quantifiable differences observed from one comparables
location to another where better located comparables on high traffic vol1.IDle
streets with convenient access tend to sell at higher prices, all other things
being equal. As is shown by the locational matched pairs analysis before the
project on pages 11-13, industrial land on a short dead end single street
frontage is adjusted up another 10% to reflect the better and greater amount of
frontage that is found on equivalent industrial land sales with more street
frontage, all other things being equal. Hence, the change in the adjustments
for Comparables I, 4, 5, 7 and 8 from before the proj ect to after the proj ect,
Comparables 2, 3, 6 and 9 were only adjusted up 5% because their streets are
better than the Quebec Avenue extension, Comparable Sale Number 10 was
adjusted up 15% because of its minimal street frontage and the benefit it would
have had a similar street development cx::curred, A subsequent sale of the rear
portion of Comparable Sale Five occurred in August of 1991 at $1. 81 per square
foot indicating a change from $1. 26 per square foot or a 44% increase in value
from no street to a nearly full street frontage condition. other adjustments
for date, size, financing and others rema.in unchanged,
31
MARI<Er .Dt\TA .AP.PRClAClI a::Nl" D
lAND SAI.ES AIlJUS'lMENr GRID
11 Location Date Size Topoq/Soils Fin/other ug Adj, Value
1 1.00 1.05 1.05 1.00 1.00 1.49 $1. 64
2 .80 1.15 1.00 .90 1.10 2,26 $2,06
3 1.20 1.15 .95 .90 1.00 1.23 $1,45
4 1.00 1.05 1.05 1.00 1.00 2,10 $2,32
5 1.20 .95 1.10 1.00 ,95 1.51 $1,80
6 .95 .95 1.00 1.00 1.00 2,21 $1. 99
7 1.00 1.05 ,95 ,90 1.00 2,07 $1,86
8 1.10 ,95 1.00 1.20 1.00 1.64 $2,06
9 ,80 1.05 1.05 1.10 1.00 1.97 $1. 91
10 1.35 ,95 1.15 1.15 1.00 .98 $1. 66
Subj, 10-91 147,719 gcxx:l CE X = $1,87
32
SUlwKl\RY AND CXN:TIlSIOO .AFIffi 'IHE ImJF.Cr
All three of the standardized approaches to value were considered in the
market value analysis of the subject property, 'The COst an::l Income Approaches
were not applied to the analysis of vacant lan::l.
'!he Market r:ata Approach best considers the actions of typical buyers an::l
sellers of properties of the subject type. Good quality comparable lan::l sales
were found, 'They were readily adjusted for observed differences an::l none of
those differences were IPajor. 'The market value conclusion is strongly
supported at an overall rate of about $1,85 per square foot.
Final Value Estimate
$273,000
ADDENDA
c&KL'J.J.<'.lCATION. ASSUMPI'IONS AND aJNDITIONS
'!he Appraiser certifies and agrees that:
1. '!he Appraiser has no present or prospective interest in the property that is the
subject of this report, and no personal interest or bias with respect to the parties
involved.,
2, compensation is not contingent on an action or event resulting from the analyses,
opinions, or conclusions in, or the use of, this report.
3, '!he analyses, Op1.I11ons, and conclusions were developed, and this rerx>rt has been
prepared., in confonnity with the requirements of the Cede of Professional Ethics and
the Standards of Professional Practice of the Appraisal Institute,
4, '!he use of this report is subj ect to the requirements of the AIREA and the SREA
relating to review by its duly authorized representatives,
5, '!he Appraiser has made a personal inspection of the property that is the subj ect of
this report,
6, No one provided. significant professional assistance to the person signing this report
other than those specifically mentioned.,
7, '!he reported. analyses, opinions, and conclusions are limited. only by the reported.
assumptions and limiting conditions, and are the appraisers personal, unbiased.
professional analyses, opinions, and conclusions,
8, Info:rnation, estimates, and opinions furnished to the Appraiser, and contained. in the
rerx>rt, were obtained from sources considered reliable and believed to be true and
correct, However, no resrx>nsibility for accuracy of such items furnished to the
Appraiser can be assumed by the Appraiser,
'!he following specific assumptions and conditions are made:
9, '!he Appraiser is not responsible for legal matters, '!he title is assumed good and
marketable, 'The property is considered. free and clear of all indebtedness unless
otherwise stated, All structures and improvements, existing or proposed, are assumed
to be in compliance with corrrrnunity zoning and building cede requirements,
10, '!he property is appraised as though under responsible ownership, with competent
management and property maintenance,
11. '!he Appraiser assumes that there are no hidden or nonapparent conditions or
contamination 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 which might be required to discover such factors,
12, on all appraisals, subj ect to satisfactory completion, repairs, or alterations, the
appraisal report and value conclusion are contingent upon completion of the
improvements in a workmanlike manner, and in substantial confo:rnance with plans and
specifications made available to the Appraiser,
13. '!his rerx>rt
advertising ,
Appraiser ,
in part or whole shall not be used or disseminated to the public through
news, sales or other media without prior written consent of the
APfRAISING gJAI.J:FICATICR> OF
mAD BJORKIDND
EOOCATION
Ba.chelor of Science in Business Administration (1971): University of Mirmesota
American Institute of Real Estate Appraisers Courses: lA, 113, 2, 4, and Standards
Society of Real Estate Appraisers Courses: 101 and 301
Instructor: University of Mirmesota Extension Division Appraisal Courses 1979-80
ASSOCIATION MEMBERSHIPS
lYIAI American Institute of Real Estate Appraisers, 1976
SRA society of Real Estate Appraisers, 1975
SRPA Society of Real Estate Appraisers, 1977
SREA Society of Real Estate Appraisers, 1980, Chapter President 1983-84
Licensed Real Estate Broker, State of Mirmesota, 1972 to present
st, Anthony Planning commission Member, 1978-85, Chair 1980-81
Metropolitan Council land Use Advisory Committee, 1977 to 1989
League of Women Voters, 1977 to 1990
AP.FRAISAL EXPERIENCE
February 1972 to October 1976
October 1976 to April 1981
April 1981 to April 1985
April 1985 to September, 1987
October, 1987 to present
Newcombe & Hansen Appraisals, Inc,
0, J, Janski & Associates, Inc,
capital Appraisals, Inc,
SWenson, Bjorklund & Associates
Bjorklund, Carufel, Lachenmayer, Inc,
Serving a variety of clients including:
Larkin Hoffman, Law Firm
Holmes & Graven, Law Firm
Twin City Federal
First National of Mpls,
No:rwest Banks
CUshman Wakefield
Cooperative Power Assn,
Augustana Homes
FDIC
U.S, Navy
Prudential
RedOW-I
Texaco
Honeywell
Mirmesota PI ywcx:xl
Manufacturers Hanover
Dayton Hudson
State of Mirmesota
City of Mirmeapolis
City of Mirmetonka
General Motors
1st Covenant Church
N . W, Bible College
Waste Management
Appraisals completed upon a variety of types of properties including improved
properties - CQ1T[[lercial stores, large offices, industrial, apartment, golf courses,
nursing homes, fanns, unimproved land and subdivisions,
Appraisals have been made for buyers, sellers, investors, parties involved in
eminent domain proceedings, tax abatement, estates, and lease interests,
Qualified as an expert witness in various Courts and served as court-appointed.
commissioner,
The international Society of Real Estate Appraisers
has authorized
Bradley D, Bjorklund
to include the Senior Real Estate Analyst (SHEA)
designation in his/her professional credentials through
December 31, 1992
Senior Real Estate Analysts (SREA) are pro-
fessional members of the Society of Real Es,
tate Appraisers who have extensive technical
training, long and varied experience, who
have earned the respect of the community
and their peers for their expert knowledge,
outstanding ability, professional leadership
and integrity,
SREA members have demonstrated in prac-
tice that they are competent to appraise all
types of real estate interests and ownerships
in accordance with accepted definitions of
market value, and to extend appraisal analy'
sis beyond current market value to provide a
basis for decision-making to clients responsi-
ble for committing funds or assets in the sale,
financing, purchase, lease, trade, renovation,
development, demolition or division of real
property, The analyst's experience encom-
passes the most difficult appraisal problems,
CERTIFIED SREA
CERTIFIED
CERTIFIED
CERTIFIED
CERTIFIED
4/18/80
4/18/85
12/31/92
Certification procedures require a compre-
hensive oral examination by an examination
board of the Admissions Committee, inspec-
tion of office operations, review of appraisal
and analysis reports and a thorough investi-
gation of the applicant's competence and
integrity, This investigation includes contact
with other SREA members, professional ap,
praisers, clients, attorneys, judges, and per-
sons in the community, The SREA designation
is awarded for five years only,
A member wishing to renew the SREA desig-
nation must apply for recertification at the end
of the five (5) year period, Upon application
for recertification, applicant is expected to
show evidence of integrity, continued techni-
cal training, experience, and professional
leadership commensurate with current SREA
Admissions standards,
This authorization has been prepared for inclu-
sion in the certification section of the appraisal!
analysis report, Any questions regarding this
member's status should be directed to Head-
quarters office of the Society of Real Estate
Appraisers, 225 North Michigan Avenue, Ste 724,
Chicago, Illinois 60601-7601; (312) 819-2400,
AIREA EDUCATION CERTIFICATION
The American Institute of Real Estate Appraisers conducts a program of
continuing professional education for its designated members, MAl and RM
members who meet the minimum standards of this program are awarded
periodic educational certification,
As of the date of this report I have completed the requirements of the
continuing education program of the American Institute of Real Estate
Appraisers, ~..--, r
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LOT SURVEYS COMPANY, INC.
LAND SURVEYORS
INVOICE NO, 25329
F, 8, NO, 462-77
SCALE I" . bO'
0- DENOTES IRON
REGISTERED UNDER LAWS OF STATE OF ML"lNESOTA
7601, 73rd Avenue North 560.3093
Minneapolis, Minnesola 55428
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boundacies of the aIX>;. described land and the locailon 01 all buildings and vi.,
Ibid encroachments, it any. from or on said land.
Surveyed by u. mi. 29th day 01 SePtember 19 89
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Signed IV? IIjCP.//~ L/'~~
1 ~~ymond A. Pre>eh, Minn, Re<3, No, 6743
The only easements shown are trom plats at record or Information" pro~ided by
cilenL
Front
Rear, Northeast Elevation
AMI Eatttll Or&pPllQ. lne. CeoPYRtGHT ",.
( Photograph Views)
Southwest Elevation, New Quebec Avenue
11-17-89 Front Elevation
""' IE&1ata O!aphk:a,. lnc.. eCO""'At~T 1111
( Photograph Views)
AMI &ttt:tc Ortphlel. tf"lC, C>CO~RtC1HT ,.71
11-17-89 Quebec Avenue Before Extension
(Photograph Views]
,~
JLlA Bonestroo
~ Rosene
~ Anderfik &
~ \J ~ Associates
Engineers & Architects
Ono G. BoneSlJOO. PE,
Robert W, Rosene, PE,
Josepl'l C. Nlclerhi<. PE,
Bradfo<!:! ^- Lemberg. P,E,
RlCharcl E, Turner, PE.
Ja~' C. Olson, PE,
Glenn R. COOk. PE,
Thomas E, NO)<'~ PE,
RoI>ert G. SchunlCht PE.
Marvin L SoNata, PE,
Keith ^- GortJon, PE,
RIChard W foSler, f'E,
Donald C. Burgardt PE.
.Jerry ^- BouiOOn, PE,
Marl< ^- Hanson, P E,
Ted K, FJeld, f'E,
MIChael T Rdutmann. PE,
Robert R, PfeNffie. f'E
DavKl 0, LDSlcOla, f'E,
Thomas W Peterson. PE.
M.chaeI C, lyr.ch. PE,
Jatne1 R, Malancl, PE,
Kennelt1 f' Mder'lon. f' E,
Ketth ^- B.:>chmarVl, PE,
Mart R, RoI!s. PE,
Robert C. Rulsek. AlA.
Thomas E, AngJ~ f'E.
Howard ^- 5.Jn1Ofd. P E.
Dan.et I Edge1ton, P E.
Ma/k ^- Se>p. PE,
Ph;op I Casv.e<<, PE,
Marl: D. \II.lll6.. PE,
Thoma! R. ^"<lerson. A.lA
Gal)' F II)IanQef, P E
Cha~ ^ Encltson
Leo M. P""""ll<y
Hat1<ln M, OIlOtl
Susan M Et>erhn, c.p ^
April 13, 1989
City of New Hope
4401 Xylon Avenue No.
New Hope, MN 55428
Attn: Mr, Dan Donahue
Re: Park Acres
Project No. 418
Our File No, 3487
Dear Dan,
The preliminary report, our letter dated July 18, 1988 and Schoell Madson Re-
port dated July 8, 1988 for the above project is attached to this letter, A
summary of items discussed in the attachments and other items which must be
considered in discussing this project are listed below:
1.) Drainage easement from School for Plan A may result in condemnation (esti-
mated cost $33,000),
2,) Existing 18" storm sewer north of Bass Lake Road to St, Theresa Pond must
be upgraded to either a 24" or 48", A 48" is recommended assuming future
upgrading south of Bass Lake Road (estimated cost $15,000),
3, )
Plan B may require additional grading in the St, Theresa Pond
more pond storage to comply with Crystals concerns (assuming
easement acquisition estimated cost $10,000 to $20,000),
to create
no cost for
4,) Plan C although it has not been previously discussed would provide for a
combination of Plan A and B, Plan C would minimize the ponding on the
school property and include constructing the north-south 48" storm sewer
across Country Club parking lot to the pond in St, Theresa, Grading
adjacent to the garden apartments would be included providing and overland
drainage swale to the new storm sewer, It is felt the school would agree
with this plan because ponding would be minimal, It is also felt the pond
in St, Theresa would not be expanded under this plan, (Estimated cost
$123,380),
28
Page 1.
2335 West Highway 36 · St. Paul, MInnesota 55113 . 612-636-4600
/
",..
/
/
City of New Hope
New Hope. HN
April 13, 1989
Re: File No. 3487
Listed below is an outline of the estimated costs associated with each plan,
Plan A
Plan B
Plan C
Prel. Report
Mar, 28, '88
$ 40,300
138,080
123,380
School
Easement
$33,000
48. Storm Sewer
No, Bass Lk,Rd,
$15,000
Expand
St. Theresa
Pond
$15,000
Total
Cost
S 88,300
153,080
123,380
As noted additional costs for Plan A if incurred no longer make it as attrac-
tive based on recent events. If you have any questions, please contact this
office,
Yours very truly,
ANDERLIK & ASSOCIATES, INC,
---
Hanson
Page 2,
28
-.
Report For
Park Acres
Drainage Improvements,
New Hope, Minnesota
City Project No. 418
March, 1988
File No. 3487
~ Bonestroo
. . Rosene
'~ Anderlik &
. \j 1 Associates
Engineers & Archlt~ts
St. Paul, Minnesota
:! 6
~di:_)~ Bones t roo
~r~ Rosene.
~U"~ Anderhk &
t~\,j1 Associates
Engineers & Architects
Ono G. Bonestroo, P,E,
Robert W, Rosene, P,E,
Joseph C, Anderlik, P,E,
Bradford A, Lemberg, P,E.
Richard E, Turner, PE
James C. Olson, PE,
Glenn R Cook, PE,
Thomas E, Noyes, P,E,
Robert G, Schunicht, PE,
Marvin L, Sorvala, PE,
Keith A. Gordon, PE.
Richard W, Foster, PE.
Donald C. Burgardt, P,E.
Jerry A. Bourdon, PE.
Mark A, Hanson, PE.
Ted K. Field, P,E,
Michael T. RClutmann. PE
Robert R, Pfefferle. P,E,
David 0, Loskota, PE,
Thomas W. Peterson, f.E.
Michael C. Lynch, PE,
James R, Maland, PE,
Kenneth P Anderson, P,E,
Keith A, Bachmann. PE.
Mark R, Rolfs, P,E.
Robert C. Russek. A.LA
Thomas E, Angus. P,E.
Howard A. Sanford, P,E,
Charles A. Erickson
Leo M. Pawelsky
Harlan M. Olson
Susan M. Eberlin
Mark A, Seip
March 28, 1988
Honorable Mayor and Council
City of New Hope
4401 Xylon Avenue No.
New Hope, MN 55428
Re: Park Acres
Drainage Improvements
Project No, 418
File No. 3487
Dear Mayor and Council:
Transmitted herewith is our report for Park Acres, Project No. 418. This re-
port covers drainage improvements and includes a preliminary assessment roll,
~e would be pleased to meet with the Council and other interested parties at a
mutually convenient time to discuss any aspect of this report,
Yours very truly,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC.
--7t~~~
Mark A, Hanson
MAR: li
I hereby certify that this report was prepared
by me or under my direct supervision and that
I am a duly Registered Professional Engineer
under the laws~~~.
MarK A, Hanson
Date: March 28, 1988
Reg, No. 14260
RPT3487
2335 West Highway 36 · St. Paul, Minnesota 55113 · 612-636-4600
SCOPE: This project provides for drainage improvements adjacent to Park
Acres, Park Acres is an apartment complex located south of Bass Lake Road
west of Winnetka Avenue approximately 600', These improvements are proposed
at the request of the Park Acres which experiences frequent flooding. Park
Acres was constructed in 1979 while the existing storm sewers which serve Park
Acres were constructed in 1969, Due to the size of the existing storm sewers
and the elevation which the buildings along Wisconsin Avenue were built,
flooding does occur when storms of greater than 1 year frequency occurs,
FEASIBILITY AND RECOMMENDATIONS: The project is feasible from an engineering
standpoint. The project as outlined herein can best be carried out as one
contract,
DISCUSSION:
Two drainage improvements are recommended for consideration which
are designated as Plan A and Plan B, Plan A provides for a retention pond
while Plan B provides for constructing a larger storm sewer with no ponding,
Plan A Plan A provides for constructing a retention pond on Independent
School District No, 281 property, The drainage area which is south of Bass
Lake Road is 25,1 acres and is conveyed through an existing 18" and 24" storm
sewer across Bass Lake Road to the ponding area in St, Theresea, The proposed
retention pond would collect runoff from 18,0 acres of the 25,1 acres, The
size of the retention pond is 3.6 acres-feet which is shown on Figure 1, The
pond would retain runoff for a 100 year event restricting the outflow to 0,5
cubic feet per second, Therefore, allowing the existing storm sewer to convey
runoff from the remaining 7,1 acres which would be directly tributary to it,
The existing storm sewer would then be able to convey runoff for a 10 year
event before flooding would occur,
excavation area,
Restoration includes sodding the entire
Page 1,
Rpt3487
Plan B - Plan B provides for constructing a parallel storm sewer to the exist-
ing storm sewer which would be sized to convey a 100 year storm to the pond in
St. Theresea, No ponding would be required for Plan B,
The proposed storm
sewer would include a 36" and 48" storm sewer paralleling the existing 18" and
24" storm sewer. The 48" storm sewer in the Country Club parking lot would be
an arch pipe. It is assumed the storm sewer crossing Bass Lake Road would
need to be jacked or augered, Also included is restoration of the parking lot
in Country Club and sodding as required. The increased runoff directed to the
pond in St, Theresea can be accommodated by the existing pond, However, be-
cause the pond in St, Theresea will overtop Winnetka Avenue before any damage
occurs, the overland drainage east of Winnetka Avenue through Crystal needs to
be investigated if Plan B is desired. The City of Crystal has verbally re-
quested they would prefer Plan A.
EASEMENTS: Plan A requires an easement from Independent School District No,
281 and Park Acres,
Plan B requires an easement from St, Theresea, Country
Club, Independent School District No, 281 and Park Acres.
AREA TO BE INCLUDED:
ASSESSMENT AREA
Independent School District No, 281; 6-118-21 (0001)
Country Cub; 6-118-21 (0006)
Park Acres; 6-118-21 (0013)
8113 Bass Lake Road; 6-118-21 (0008)
8109 Bass Lake Road; 6-118-21 (0007)
COST ESTIMATE: A detailed cost estimate for Plan A and B is presented in Ap-
pendix A located at the back of this report. A summary of these costs are
listed below:
Page 2,
Rpt3487
Plan B - Storm Sewer - No Pond
$ 40,300
$138,080
Plan A - Retention Pond
The estimated cost for each Plan includes contingencies and overhead,
Overhead costs are estimated at 25% and include legal, engineering, adminis-
tration and bond interest,
ASSESSMENT: Assessments are proposed to be levied against the benefited prop-
erty,
A preliminary assessment roll is included at the back of this report in
Appendix B.
Plan A and B each assume the City of New Hope will be responsible for 30%
of the project cost, The remaining cost is proposed to be assessed on an area
basis, The assessment rate per acre for developed land versus undeveloped
land is double due to the increased hard surface area for developed land, The
undeveloped land is Independent School District No. 281 which includes the
play fields in Hosterman Junior High School.
Plan A proposes to assess those properties which only abut the proposed
retention pond (Park Acres, Country Club, and Independent School District No,
281),
Plan B proposes to assess all those properties included in the drainage
area tributary to the new storm sewer. However, it is not proposed to assess
the existing residential property.
PROJECT SCHEDULE
Present Feasibility Report
Public Hearing
Approve Plans and Specifications
Open Bids/Award Contract
Construction Completion
Assessment Hearing
March 28, 1988
April 25, 1988
June, 1988
July, 1988
August, 1988
September, 1989
Page 3,
Rpt3487
PRELIMINARY COST ESTIMATE
PARK ACRES
DRAINAGE IMPROVEMENT
PROJECT NO, 418
PLAN A - RETENTION POND
Common Excavation @$5,OOjcu.yd.
Common borrow @$8.00jcu,yd,
6ft PVC Storm sewer @ $24.00jlin,ft,
Catch basin @ $1,200.00jeach
Connect to existing storm sewer @ $500.00jeach
Sod @ $l,50jsq,yd,
Total
+5% Contingencies
1,000 Cu.yds,
800 Cu.yds,
100 Lin,ft,
2 Each
2 Each
9,000 Sq.yds,
+25% Legal, Engrng" Admin. & Bond Interest
TOTAL PLAN A .."""..".,..".,......,...,........
$ 5,000
6,400
2,400
2,400
1,000
13,500
$ 30,700
1,540
$ 32,240
8,060
$ 40,300
PLAN B - STORM SEYER - NO POND
48ft RCP arch storm sewer @ $90.00jlin.ft. $ 41,400
Jack or auger 48ft RCP arch storm sewer @ $250.00jl.f, 20,000
48ft RCP storm sewer @$70.00jlin.ft. 3,500
36" RCP storm sewer @ $48.00jlin,ft. 14,880
Std, 6' dia. ME wjcstg, @ $1,800,OOjeach 5,400
Std, 4' dia, MH wjcstg, @ $l,OOO,OOjeach 1,000
48" RCP apron wjtrash guard @$1,800,OOjeach 1,800
Mechanical trench compaction @$l,OOjlin,ft, 820
Bituminous repair @ $10,OOjsq,yd, 13,000
Sod @$2,OOjsq,yd. 3,400
Total $105,200
+5% Contingencies 5,260
$110,460
+25% Legal, Engrng., Admin, & Bond Interest 27,620
TOTAL PLAN B ."",..""""""."""""""", $138,080
460 Lin,ft.
80 Lin. ft,
50 Lin,ft.
310 Lin,ft,
3 Each
1 Each
1 Each
820 Lin,ft,
1,300 Sq,yds,
1,700 Sq.yds,
Rpt3487
Page 4,
PRELIMINARY ASSESSMENT ROLL
PARK ACRES
DRAINAGE IMPROVEMENTS
PROJECT NO, 418
Parcel
Description Area CostjAc. Total
PLAN A - RETENTION POND
Ind. School District No, 281 14,0 $1,156 $ 16,186
Country Club 2,1 2,312 4,856
Park Acres 3.1 2,312 7,168
City of New Hope .-.ill 12,090
TOTAL 19.2 $ 40,300
PLAN B - STORM SEWER
Ind. School District No, 281 14,0 $3,746 $ 52,449
Country Club 2,1 7,493 15,735
Park Acres 3,1 7,493 23,227
8113 Bass Lake Road 0,4 7,493 2,997
8109 Bass Lake Road 0,3 7,493 2,248
City of New Hope .-.ill 41,424
TOTAL 19,9 $138,080
(1) For each plan, City of New Hope share equals 30% of project cost,
Page 5,
Rpt3487
/ -
Wi netka Ave N
Retention Pond
Drainage Area
o
(/)
V
l-
V
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I-
-+-'
(/)
~ Retention Pond
~ (3.6 acre-feet)
Existing Storm Sewer
z
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Ave N
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~~
PARK ACRES
DRAINAGE IMPROVEMENTS
PLAN A - RETENTION POND
CITY PROJECT No, 418
NEW HOPE, MINNESOTA
~ Bonest roo
Rosene
8 Ander/ll< 4
'\11 Associates
Englneera 4 Archllecla
91. Paut ""nn..ola
Date: Mar., 1988 (
Comm. 3487 _
Fig. No. 1 J
/ -
Wi netka Ave N
Storm Sewer
Drainage Area
o
(J)
Q)
~
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t-
+-'
(j')
Proposed Storm Sewer
1xJ1 ~
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Graphic
PARK ACRES
DRAINAGE IMPROVEMENTS
PLAN B - STORM SEWER
CITY PROJECT No. 418
NEW HOPE, MINNESOTA
n Bonestroo
-=- Rosene
'IIIIi1I Anderllk 4
.\J1 Associates
Englneen '" Archllects
Sf. ,..u~ MInnesota
Date: Mar., 1988 ("
Camm. 3487 ,
Fig. No. 2 J
.,
APPLICATION FOR FLOOD HAZARD MITIGATION GRANT ASSISTANCE
City of New Hope
Local Government Unit(s)
September 29. 1989
Date
4401 Xylon Avenue North, New Hope, 11N 55428
Address
Zip Code
Mark Hanson
Contact Person
City Engineer
Title
~612) 636-4600
hone Number
$88,300
Total Estimated Project Cost
$44,150
Grant Amount Requested
1. Description of the Flooding Problem
What is the location, nature, extent, frequency, and severity of flood
problems in your local government? Include numbers of lives lost or
threatened and the number of homes, businesses and public facilities such
as sewers and roads at risk or damaged. Has the area been included in a
Presidential Flood Disaster Declaration? If so, when? What lakes,
streams, ditches, ponding areas, groundwater aquifers or storm sewers are
causing the flooding problems?
SEE ATTACHED REPORT (Page 1)
, '
~
2. Description of Flood Damage Assessment Process
What kind of assessment process has been used or is proposed to be used to
evaluate the flooding problem? Has an inventory of flood-prone structures
been conducted for the local unit of government or is an inventory
proposed? Has there been any citizen participation utilized in identifying
the scope of the flooding problem or in developing this application for
assistance? Have the Corps of Engineers, Soil Conservation Service, DNR, a
local watershed district or an engineering consultant been utilized to
assess the flooding problem?
SEE ATTACHED REPORT (Page 1)
3. Description of Alternative Flood Mitigation Measures
Please list below and summarize the short-term and long-term flood damage
mitigation alternatives that have been considered, Why do you feel the
most feasible, practical and effective alternative has been proposed for
funding in this application? Is this application for the purpose of
identifying alternative flood mitigation measures?
SEE ATTACHED REPORT (Page 4)
4. Description of the Proposed Flood Damage Reduction Measures
What measures are being proposed in this application to alleviate flood
damages including inventories, studies and non-structural or structural
measures? Will this proposed project affect your entire local government?
If the proposed project only affects a portion of the local government, how
will flood problems in other areas be addressed? Include work plans, maps,
schedules, plans, specifications and costs, Be as specific as possible.
SEE ATTACHED REBORT (Page 4)
~
5. Anticipated Results of the Proposed Flood Damage Reduction Measures
What are the economic, social and environmental benefits and detriments of
the proposed measures? Include both short-term and long-term results and
direct and indirect impacts.
SEE ATTACHED REPORT (Page 5)
6. Description of Flood Damage Reduction Measures that your Unit of Government
~as Implemented in the Past
What other studies, programs or projects have been implemented by the local
units of government sponsoring this application to help reduce flood
damages including both emergency measures and long-term solutions to flood
problems? Check the appropriate items.
____Flow or Stage Gaging & Monitoring
Acquisition/Relocation of Structures
----Evacuation Plans
----Public Education
----Floodplain Signing (Markers)
~Floodplain Zoning Ordinance
---- Adoption/Administration
Floodproofing Structures
~Not;fication of Flood
---- Insurance Availability
____Emergency Flood Fight
X Watershed Analyses
----Dams
----Dikes or Levees
----Diversion Channels
----Land Treatment
~Lake Outlet Controls
~Stormwater Management Plans
~Inventory of Flood Prone
---- Structures
Flood Warning Systems
==:=Other (please explain)
], Project Financing
Describe the sources of all funding that will be used to finance the
proposed project. If more than one local, state or federal agency is
involved in financing, please specify the agencies, amounts and programs to
be used. If in-kind services are proposed as match for all or part of this
grant request, attach information on the equipment, materials and labor and
the unit costs for all items to be provided. What or who is the source of
the cost estimates? The state share of costs can not exceed the local
share,
SEE ATTACHED REPORT (Page 5)
,
8. Schedule
What is the proposed implementation schedule for the project described in
this application? What are the proposed start-up and completion dates for
the project? At what points during the implementation period will requests
for reimbursement be made? Approximately how much money will be requested
at each point?
SEE ATTACHED REPORT (Page 5)
9. Flood Insurance
Does your local government unit (appropriate city or county) participate in
the National Flood Insurance Program? If yes, have residents been notified
by local officials that flood insurance is available to them? When and how
often? If no, do all of the flood prone cities and counties within your
local units jurisdiction participate in the flood insurance program?
SEE ATTACHED REPORT (Page 5)
10, Permits
Have you applied for and/or received all local, state or federal permits
that are required to implement the proposed project?
SEE ATTACEED REPORT (Page 5)
11. Land Interests
Have the necessary easements, rights-of-way or other land interests needed
for the project been acquired? If not, what is the schedule for
acquisition?
SEE ATTACHED REPORT (Page 5)
...
..
12. Zoning Ordinances
Is your local government unit (appropriate city or county) administering a
state approved shoreland ordinance and floodplain ordinance? If yes, has
your local government unit met with representatives of the DNR to evaluate
local administration and enforcement of these zoning ordinances? What were
the results of this evaluation and have any deficiencies been remedied?
Has the ordinance been amended since receipt of the last approval letter
from the DNR? If your local government unit does not administer a approved
shoreland or floodplain unit, do the cities or counties within your
jurisdiction administer the ordinances?
SEE ATTACHED REPORT (Page 5)
I hereby make application for grant assistance to plan for and implement flood
damage reduction measures, All supporting maps, plans, and other information
are being submitted with this application, The information submitted and
statements made concerning this application are true and correct to the best of
my knowledge,
City Hanager
Titl e
9/29/89
Date
STATE OF Minnesota
COUNTY OF Hennepin
Subscribed and sworn to be:fore me this 29th day of September
, 19 89,
My commission expir
/~
v,gnature 0
& JAYNE C. FERRY
NOTARY PU8lJC. MWHESOTA
HENNEPIN COUNTY
My Commlsslon Expires Ai.:g, 30. 1995
.'
PARK ACRES
CITY PROJECT 418
1, Description of the Flooding Problem
Park Acres is located south of Bass Lake Road (County Road No, 10)
and east of Wisconsin Avenue in the City of New Hope.
Specifically, the addresses are 5600, 5602, 5604, 5606, 5608, and
5610 Wisconsin Avenue and 8007, 8009, and 8011 Bass Lake Road.
The Park Acres Apartments are served by an existing 18" and 24"
storm sewer which convey storm water northerly across Bass Lake
Road into a ponding area located adjacent to st. Therese Nursing
Home. The drainage area tributary to the existing storm sewer is
25,1 acres. Due to the limited capacity of the existing storm
sewer system and the elevation of the apartments abutting
Wisconsin Avenue, frequent flooding does occur, As discussed in
the attached report "Park Acres Drainage Improvements" flooding
will occur for storms of 1 year frequency or less, The flooding
that occurs is limited to the garage and basement levels at 5600,
5602, 5604, 5606, 5608, and 5610 Wisconsin Avenue and the
underground garages at 8007, 8009 and 8011 Bass Lake Road. The
frequent flooding for the most part is the result of the
uncontrolled runoff from Hosterman Middle School and Winnetka
Elementary School which incorporate approximately 14 acres of the
25.1 acre drainage area.
The area has not been included in a Presidential Flood Disaster
Declaration.
2, Description of Flood Damaqe Assessment Process
Park Acres Apartments provides housing for low income families,
The apartments were constructed in 1979 adjacent to the existing
storm sewer which was constructed in 1969, Since 1979 the
apartments have experienced flooding, and in the summer of 1986
the owners of Park Acres petitioned the City of New Hope to
investigate their flooding problems, develop solutions and
determine estimated cost. The City held a formal public hearing
on March 28, 1989, inviting the effected property owners and
Independent School District No. 281. As noted in the attached
report two al ternati ves were presented, Al ternati ve A provides
for storm water retention on the school property while Alternative
B provides for upgrading the storm sewer across Bass Lake Road to
the existing pond in st. Therese. The City Council has approved
Plan A for the following reasons:
1) The cost for Plan B ($138,080) is significantly higher than
Plan A ($40,300).
2) Plan A does not increase the storm water runoff from the Park
Acres drainage area to the downstream drainage area which
will experience additional flooding. Attached is a letter
from the City of Crystai expressing the same concerns,
-1-
3) Plan B does not provide additional storage in the pond at st,
Therese, Therefore, to prevent the increased runoff to the
City of Crystal, the pond in st, Therese would have to be
expanded. Presently, the existing storage in the pond at st,
Therese is 2.9 acre-feet and the required storage is 6, 0
acre-feet. Due to the increased storage, its cost and the
overall impact to st. Therese Nursing Home, it is not
recommended that the additional storm sewer proposed for Plan
B and the additional storage required in the pond at st,
Therese be constructed.
Presently, Independent School District No, 281 is objecting to
Plan A and has not given the City the required easements to
construct Plan A. Therefore, the City has initiated condemnation
against the school district to acquire the easement to construct
Plan A. It is anticipated that the easement acquisition process
will be completed by mid-January, 1990.
The engineering work for the City of New Hope has been done by
Bonestroo,Rosene, Ander1ik and Associates, Inc,
The following pictures illustrate the occurrence of flooding at
the Park Acres site.
"
-2-
~~,
~.~I
.ff~":~f!i!$;f<t~
.
..,
-3-
3. Description of Alternative Flood Mitiqation Measures
As previously indicated, Plan A as presented in the attached
report is the recommended plan for construction. Attached is a
copy of the detailed plans and specifications for Plan A, The
storage being provided in the storm water retention area for Plan
A is approximately 3 acre-feet and will protect Park Acres
Apartments from a 25-year event storm or greater. Therefore, the
improvement to Park Acres Apartments based on Plan A will increase
its protection from 10% of a lOa-year event storm to 75% of a
lOa-year event storm.
4, Description of the Proposed Flood Damaqe Reduction Measures
This project will benefit the properties which contribute to the
drainage area and will alleviate structural damage to the Park
Acres Housing Development. The project will not affect the entire
local government, Through the Planning and Development process,
the City reviews any storm drainage problems and corrects them
through the development process. In addition, the City works with
the Shingle Creek and Bassett Creek Watershed Commissions and
other municipalities to ensure that new developments have sound
water management plans. At this time, the following projects have
been identified:
Yunkers Park Improvements:
This project is a joint Crystal-New Hope project which
addresses storm drainage improvements in the vicinity of 28th
and 29th Avenues North, New Hope. Approximately 6 homes were
affected by the July, 1987, storm, The cities are in the
process of developing a plan and cost estimates are not
available at this time.
5000 winnetka Improvements:
This project is nearly complete and involves providing storm
sewer improvements to 49 acres of industrial and residential
properties in the area of 5000 Winnetka. The cost of the
project is $131,143. The City is paying 33% of the cost, and
the remaining cost is funded by a single property owner,
Jaycee Park Improvements:
This proj ect is in the process of being developed and will
address storm water considerations in the vicinity of 27th
and Independence Circle by creating additional storage in the
park. No project cost estimates or schedule has been
developed at this time,
-4-
5. Anticipated Results of the Proposed Flood Damaqe Reduction
Measures
The project will provide improvements for a 41-unit housing
development for low income families. It is necessary to encourage
the maintenance of housing facilities such as these because of the
shortage of affordable housing.
7. Project Financing
The project is proposed to be funded through the special
assessment process and local funds. Because the largest
contributor to the drainage area is the school district, and the
school district is objecting to the taking of property, the school
district may also object to the special assessment. Therefore,
the grant funds would assist in lowering the assessment to the
properties and the City's share. The project cost estimates were
developed by City Engineer Mark Hanson.
8 . Schedule
The City will take bids in January, 1990, and the project will
begin in the Spring, 1990. The construction time frame is less
than one month, so the reimbursement for State funds would occur
at the time of project completion.
9. Flood Insurance
The City of New Hope participates in the National Flood Insurance
Program and information is available to residents through the New
Hope Department of Fire and Safety's Information center.
10. Permits
Permits for the project have not been received at this time.
11. Land Interests
The City is in the process of acquiring easements. The city has
initiated the "Quick Take" provision of Minnesota Statues 117 in
order to obtain access to the property in 90 days. The City will
have a right to enter the property in mid-January, 1990.
12. Zoninq Ordinances
The City of New Hope does not have a local floodplain ordinance.
However, the City, through its planning and development process,
requires that the City Engineer review each plan for storm water
management as well as a review by the Shingle Creek and Bassett
Creek Watershed Commissions.
-5-
4401 Xylon Avenue North
New Hope, Minnesota 55428 Phone: 533-1521
June 27, 1989
Ms. Linda Powell
Superintendent of Schools
Independent School District #281
4148 winnetka Avenue North
New Hope, MN. 55427
Subject: New Hope Improvement project 418
Dear Ms. Powell:
I am writing in regard to New Hope Improvement Project 418 which
contemplates drainage improvements in the area of 55th Avenue and
Bass Lake Road.
On June 12, 1989, the New Hope city council adopted resolutions
ordering construction of drainage improvements, and authorizing
acquisition of certain land through the "Quick Take" procedure of
Minnesota Statutes 117.042. These two actions essentially allow
the City to finalize the construction details and acquire an
easement from the school district to implement Plan A (pond). I
have enclosed copies of the minutes and resolutions for your
information.
The New Hope city Attorney is in
notice of the condemnation action.
be hiring an appraiser to assist
value for the ponding easement.
appraiser inspects the property.
the process of preparing the
In the meantime, the City will
in establishing a fair market
You will be notified when the
If you have questions, please do not hesitate to call me.
~i ~erely, /) /~
/ '/~?uY2&zJ<<-.,
c anlel J. Donahue
City Manager
/'
CC: l~annine Dunn, Management Assistant/Community Development
. Coordinator
Mark Hanson, City Engineer
Steve Sondrall, City Attorney
Family Styled City~ For Family Living
~.
(~)
\~'\L;:~~
~~,
4401 Xylon Avenue North New Hope, Minnesota 55428 Phone: 533-1521
July 18, 1989
Brad Bjorklund
BCL Appraisals
2822 Anthony Lane
Minneapolis, MN 55418
Subject: APPRAISAL
PARK ACRES IMPROVEMENT PROJECT
IMPROVEMENT PROJECT 418
Dear Brad:
I am writing to initiate the appraisal for the easement required in
order to complete Improvement Project 418. Per your July 13, 1989,
letter, the following is information about the property:
Contact Person:
Independent School District #281
4148 winnetka Avenue North
Linda Powell, Superintendent, Phone 533-2781
Carroll Vomhoff, Director of Community
Education and Facilities, Phone 535-1790
5530 Zealand Avenue North
06-118-21 44 0001
That part of N 1/2 of Sl/2 of SE 1/4 lying W
of E 494.6 ft thereof and E of center line of
Zealand Avenue, extended Nly, except streets.
Section 5, Township 118, Range 21.
Owner:
Property Address:
PID Number:
Legal:
By copy of this letter, I am requesting that the City Engineer provide
your office with detailed information about the size and duration of
permanent and temporary takings.
If you have questions, please call.
Sincerely,
0t::Vt~
M. ! q-eannine Dunn
Management Assistant/Commmunity Development Coordinator
MJD/lb
cc: Mark Hanson, city Engineer
Steve Sondrall, City Attorney
Project 418 File./ ~
Family Styled City WWV\l0JWW For Family living
BeL APPRAISALS
BJORKLUND, CARUFEL, LACHENMAYER, INC.
2822 ANTHONY LANE SO., MINNEAPOLIS, MINNESOTA 55418 (612) 781-0605 Fax: 781-7826
BRAD BJORKLUND MAl SREA
AL CARUFEL MAl
RON LACHENMAYER SRA
REAL ESTATE APPRAISERS
&
CONSULTANTS
July 13, 1989
\
"
\
\
City of New Hope
c/o M. Jeannine Dunn
}/f..a.Tlagement ~.ssistant
4401 Xylon Avenue North
New Hope, Vrinnesota 55428
Re: Appraisal Fee Quote
Park Acres Drainage Improvements Project
Hostennan Jr. High School Land Partial Taking
New Hope, Minnesota
Dear Ms. Dunn:
At your request, we have briefly examined the taking area, the larger school
district ownership, and the construction plans for the above captioned partial
taking. There are a variety of concerns that were discussed with you at the
July 12, 1989 meeting that pertain to potential unique but significant
appraisal and legal issues that may possibly arise and could severely
complicate the appraisal problem. Therefore, giving our best estimate to the
potential magnitude of the true appraisal problem, we have estimated that to
produce a narrative appraisal report in three copies at a charge to you of
$2,200.
The appraisal report will be produced to meet Federal and State Appraisal
Requirements since that funding may be involved in the project. The report
will be prepared in preparation for future testimony should it be required.
In order to proceed with the appraisal we would need a name of a contact
person at the school district, detailed information about the size and duration
of the pennanent and temporary takings, and the whole ownership. You may
i..'1itiate the appraisal by calling us at our office.
MORE THAN 50 YEARS FULL APPRAISAL SERVICES
riA'
.
@
Page 2
Ms. Dunn
Should a variety of additional significant, primarily legal, complicating
requirements and issues come into play regarding the complex nature of property
rights accruing to the City and to the school district, it is hoped that those
complicating issues can be taken care of by an additional hourly billing to
ameliorate the problem with your consulting attorney. The hourly rate would be
from $100 to $125 per hour billed separate from the appraisal report. We have
foreseen that there will be no significant severance damages to the large
school building either southwest or southeast of the taking area.
Nevertheless, to prove that preliminary analysis we will require a thorough
inspection of the building( s ) . Hence, we have made our best estimate of the
most economical fee to produce a credible appraisal report able to be used in
condemnation court.
Sincerely your,
BCL APPRAISALS, INC.
Brad Bjorklund, MAl, SREA
BB/jkg
HOSTERMAN MIDDLE SCHOOL PROPERTY
Owner:
T-axpayer:
Property Address:
PID Number:
Lega 1 Descri
Independent School District 281 - 4148 Winnetka Av N
New Hope, MN 55427
Tax-E--xemp.t
5530 Zealand Av N
06-118-21 44 0001
That part of N~ of S~ of SE~ lying W of E 494.6 ft
thereof and E of center line of Zealand Ave, extended
Nly, except streets. Section 5, Township 118, Range 21.
/
PARK ACREy.-------',
CITY PROJEC']' 418 )
"'-=/
1. Description of the Flooding Problem
Park Acres is located south of Bass Lake Road (County Road No. 10)
and east of Wisconsin Avenue in the City of New Hope. Specifically,
the addresses are 5600, 5602, 5604, 5606, 5608, and 5610 Wisconsin
Avenue and 8007, 8009, and 8011 Bass Lake Road. The Park Acres
Apartments are served by an existing 18" and 24" storm sewer which
convey storm water northerly across Bass Lake Road into a ponding
area located adjacent to st. Therese Nursing Home. The drainage
area tributary to the existing storm sewer is 25.1 acres. Due to
the limited capacity of the existing storm sewer system and the
elevation of the apartments abutting Wisconsin Avenue, frequent
flooding does occur. As discussed in the attached report "Park
Acres Drainage Improvements" flooding will occur for storms of 1
year frequency or less. The flooding that occurs is limited to the
garage and basement levels at 5600, 5602, 5604, 5606, 5608, and 5610
Wisconsin Avenue and the underground garages at 8007, 8009 and 8011
Bass Lake Road. The frequent flooding for the most part is the
result of the uncontrolled runoff from Hosterman Middle School and
Winnetka Elementary School which incorporate approximately 14 acres
of the 25.1 acre drainage area.
The area has not been included in a Presidential Flood Disaster
Declaration.
2. Description of Flood Damaqe Assessment Process
Park Acres Apartments provides housing for low income families. The
apartments were constructed in 1979 adjacent to the existing storm
sewer which was constructed in 1969. Since 1979 the apartments have
experienced flooding, and in the summer of 1986 the owners of Park
Acres petitioned the City of New Hope to investigate their flooding
problems, develop solutions and determine estimated cost. The City
held a formal public hearing on March 28, 1989, inviting the
effected property owners and Independent School District No. 281.
As noted in the attached report two alternatives were presented.
Alternative A provides for storm water retention on the school
property while Alternative B provides for upgrading the storm sewer
across Bass Lake Road to the existing pond in st. Therese. The City
Council has approved Plan A for the following reasons:
1) The cost for Plan B ($138,080) is significantly higher than
Plan A ($40,300).
2) Plan A does not increase the storm water runoff from the Park
Acres drainage area to the downstream drainage area which will
experience additional flooding. Attached is a letter from the
City of Crystal expressing the same concerns.
-1-
3) Plan B does not provide additional storage in the pond at st.
Therese. Therefore, to prevent the increased runoff to the
City of Crystal, the pond in st. Therese would have to be
expanded. Presently, the existing storage in the pond at st.
Therese is 2.9 acre-feet and the required storage is 6.0 acre-
feet. Due to the increased storage, its cost and the overall
impact to st. Therese Nursing Home, it is not recommended that
the additional storm sewer proposed for Plan B and the
additional storage required in the pond at st. Therese be
constructed.
Presently, Independent School District No. 281 is objecting to Plan
A and has not given the city the required easements to construct
Plan A. Therefore, the City has initiated condemnation against the
school district to acquire the easement to construct Plan A. It is
anticipated that the easement acquisition process will be completed
by mid-January, 1990.
The engineering work for the City of New Hope has been done by
Bonestroo,Rosene, Anderlik and Associates, Inc.
The following pictures illustrate the occurrence of flooding at the
Park Acres site.
-2-
-3-
3. Description of Alternative Flood Mitiqation Measures
As previously indicated, Plan A as presented in the attached report
is the recommended plan for construction. Attached is a copy of the
detailed plans and specifications for Plan A. The storage being
provided in the storm water retention area for Plan A is
approximately 3 acre-feet and will protect Park Acres Apartments
from a 25-year event storm or greater. Therefore, the improvement
to Park Acres Apartments based on Plan A will increase its
protection from 10% of a 100-year event storm to 75% of a 100-year
event storm.
4. Description of the Proposed Flood Damage Reduction Measures
This project will benefit the properties which contribute to the
drainage area and will alleviate structural damage to the Park Acres
Housing Development. The project will not affect the entire local
government. Through the Planning and Development process, the City
reviews any storm drainage problems and corrects them through the
development process. In addition, the City works with the Shingle
Creek and Bassett Creek Watershed Commissions and other
municipalities to ensure that new developments have sound water
management plans. At this time, the following projects have been
identified:
Yunkers Park Improvements:
This project is a joint Crystal-New Hope project which
addresses storm drainage improvements in the vicinity of 28th
and 29th Avenues North, New Hope. Approximately 6 homes were
affected by the July, 1987, storm. The cities are in the
process of developing a plan and cost estimates are not
available at this time.
5000 winnetka Improvements:
This project is nearly complete and involves providing storm
sewer improvements to 49 acres of industrial and residential
properties in the area of 5000 Winnetka. The cost of the
project is $131,143. The City is paying 33% of the cost, and
the remaining cost is funded by a single property owner.
Jaycee Park Improvements:
This project is in the process of being developed and will
address storm water considerations in the vicinity of 27th and
Independence Circle by creating additional storage in the park.
No project cost estimates or schedule has been developed at
this time.
-4-
5. Anticipated Results of the Proposed Flood Damaqe Reduction Measures
The project will provide improvements for a 41-unit housing
development for low income families. It is necessary to encourage
the maintenance of housing facilities such as these because of the
shortage of affordable housing.
7. proiect Financing
The project is proposed to be funded through the special assessment
process and local funds. Because the largest contributor to the
drainage area is the school district, and the school district is
objecting to the taking of property, the school district may also
object to the special assessment. Therefore, the grant funds would
assist in lowering the assessment to the properties and the city's
share. The project cost estimates were developed by City Engineer
Mark Hanson.
8. Schedule
The City will take bids in January, 1990, and the project will begin
in the Spring, 1990. The construction time frame is less than one
month, so the reimbursement for state funds would occur at the time
of project completion.
9. Flood Insurance
The City of New Hope participates in the National Flood Insurance
Program and information is available to residents through the New
Hope Department of Fire and Safety's Information center.
10. Permits
Permits for the project have not been received at this time.
11. Land Interests
The City is in the process of acquiring easements. The city has
initiated the "Quick Take" provision of Minnesota statues 117 in
order to obtain access to the property in 90 days. The City will
have a right to enter the property in mid-January, 1990.
12. Zoning Ordinances
The City of New Hope does not have a local floodplain ordinance.
However, the City, through its planning and development process,
requires that the City Engineer review each plan for storm water
management as well as a review by the Shingle Creek and Bassett
Creek Watershed Commissions.
-5-
COUNCIL
~.r FOR 1"lCl'I(B
Originating Department
Approved for Agenda
City Manager
By: Dan Donahue
By: 1)8-88
Agenda Section
Development
& Planning
Item No.
8.2
PRELIMINARY REroRr ON PROrosED IMPROVEMENT NO. 418 (PARK ACRES DRAlliAGE
IMPROVEMENT)
The City Engineer will present the prelimina1:y report for the drainage
improvements near Bass lake Road and. Wisconsin Avenue, specifically
affecting the Park Acres Housing Development.
staff recommends that the City council accept the prelimina1:y report and
authorize the City Clerk to publish notice of a Public Hearing on April 25,
1988, at 7:00 p.m.
M:Y.l'ION BY
'IO:
SEmND BY lJiU j iLi1L:J/Jl/L
Review:
Administration Finance
RFA.-OO I
Report For
Park Acres
Drainage Improvements
New Hope, Minnesota
City Project No. 418
March, 1988
File No. 3487
JLlj Bonestroo
..--rIll Rosene
.~ Anderlik &
. \J 1 Associates
Engineers & Architects
St. Paul, Minnesota
Bonestroo
Rosene
Anderlik &
Associates
Otto G. Bonesrroo, P.E.
Robert W. Rosene, P.E.
Joseph C. Anderlik, P.E.
Bradford A. lemberg, P.E.
Richard E. Turner, P.E
James C. Olson, P.E.
Glenn R. Cook, P.E.
Thomas E. Noyes, P.E.
Robert G. SChunicht, P.E.
Marvin L Sorvala, P.E.
Keith A. Gordon, P.E.
Richard W. Foster, P.E.
Donald C. Burgardt. P.E.
Jerry A. Bourdon, P.E.
Mark A. Hanson, P.E.
Ted K. Field, P.E.
Michael 1. Rautmann, PE
Robert R. Pfefferle, P.E.
David O. loskota, P.E.
Thomas W. Peterson, P.E.
Michael C. lynch, P.E.
James R. Maland, P.E.
Kenneth P. Anderson, P.E.
Keith A. Bachmann, P.E.
Mark R. Rolfs, P.E.
Robert C. Russek. AJ.A.
Thomas E. Angus, P.E.
Howard A. Sanford, P.E.
Charles A. Erickson
lea M. Pawelsky
Harlan M. Olson
Susan M. Eberlin
Mark A. Seip
Engineers & Architects
March 28, 1988
Honorable Mayor and Council
City of New Hope
4401 Xylon Avenue No.
New Hope, MN 55428
Re: Park Acres
Drainage Improvements
Project No. 418
File No. 3487
Dear Mayor and Council:
Transmitted herewith is our report for Park Acres, Project No. 418. This re-
port covers drainage improvements and includes a preliminary assessment roll.
We would be pleased to meet with the COlU1cil and other interested parties at a
mutually convenient time to discuss any aspect of this report.
Yours very truly,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC.
~~~
Mark A. Hanson
MAE: li
I hereby certify that this report was prepared
by me or under my direct supervision and that
I am a duly Registered Pro~essional Engineer
under the laws of thJ St,te i Minnesota.
~1. rr~
~ MarK A. Hanson
Date: March 28, 1988
Reg. No. 14260
RPT3487
2335 West Highway 36 0 St. Paul, Minnesota 55113 0 612-636-4600
SCOPE: This project provides for drainage improvements adjacent to Park
Acres.
Park Acres is an apartment complex located south of Bass Lake Road
west of Winnetka Avenue approximately 600'.
These improvements are proposed
at the request of the Park Acres which experiences frequent flooding. Park
Acres was constructed in 1979 while the existing storm sewers which serve Park
Acres were constructed in 1969. Due to the size of the existing storm sewers
and the elevation which the buildings along Wisconsin Avenue were built,
flooding does occur when storms of greater than 1 year frequency occurs.
FEASIBILITY AND RECOMMENDATIONS: The project is feasible from an engineering
standpoint. The project as outlined herein can best be carried out as one
contract.
DISCUSSION:
Two drainage improvements are recommended for consideration which
are designated as Plan A and Plan B. Plan A provides for a retention pond
while Plan B provides for constructing a larger storm sewer with no ponding.
Plan A
Plan A provides for constructing a retention pond on Independent
School District No. 281 property. The drainage area which is south of Bass
Lake Road is 25.1 acres and is conveyed through an existing 18" and 24" storm
sewer across Bass Lake Road to the ponding area in St. Theresea. The proposed
retention pond would collect runoff from 18.0 acres of the 25.1 acres. The
size of the retention pond is 3.6 acres-feet which is shown on Figure 1. The
pond would retain runoff for a 100 year event restricting the outflow to 0.5
cubic feet per second. Therefore, allowing the existing storm sewer to convey
runoff from the remaining 7.1 acres which would be directly tributary to it.
The existing storm sewer would then be able to convey runoff for a 10 year
event before flooding would occur.
excavation area.
Restoration includes sodding the entire
Page 1.
Rpt3487
Plan B - Plan B provides for constructing a parallel storm sewer to the exist-
ing storm sewer which would be sized to convey a 100 year storm to the pond in
St. Theresea. No ponding would be required for Plan B. The proposed storm
sewer would include a 36" and 48" storm sewer paralleling the existing 18" and
24" storm sewer. The 48" storm sewer in the Country Club parking lot would be
an arch pipe.
It is assumed the storm sewer crossing Bass Lake Road would
need to be jacked or augered. Also included is restoration of the parking lot
in Country Club and sodding as required. The increased runoff directed to the
pond in St. Theresea can be accommodated by the existing pond. However, be-
cause the pond in St. Theresea will overtop Winnetka Avenue before any damage
occurs, the overland drainage east of Winnetka Avenue through Crystal needs to
be investigated if Plan B is desired. The City of Crystal has verbally re-
quested they would prefer Plan A.
EASEMENTS: Plan A requires an easement from Independent School District No.
281 and Park Acres.
Plan B requires an easement from St. Theresea, Country
Club, Independent School District No. 281 and Park Acres.
AREA TO BE INCLUDED:
ASSESSMENT AREA
Independent School District No. 281; 6-118-21 (0001)
Country Cub; 6-118-21 (0006)
Park Acres; 6-118-21 (0013)
8113 Bass Lake Road; 6-118-21 (0008)
8109 Bass Lake Road; 6-118-21 (0007)
COST ESTIMATE: A detailed cost estimate for Plan A and B is presented in Ap-
pendix A located at the back of this report. A summary of these costs are
listed below:
Page 2.
Rpt3487
Plan B - Storm Sewer - No Pond
$ 40,300
$138,080
Plan A - Retention Pond
The estimated cost for each Plan includes contingencies and overhead.
Overhead costs are estimated at 25% and include legal, engineering, adminis-
tration and bond interest.
ASSESSMENT: Assessments are proposed to be levied against the benefited prop-
erty.
A preliminary assessment roll is included at the back of this report in
Appendix B.
Plan A and B each assume the City of New Hope will be responsible for 30%
of the project cost. The remaining cost is proposed to be assessed on an area
basis. The assessment rate per acre for developed land versus undeveloped
land is double due to the increased hard surface area for developed land. The
undeveloped land is Independent School District No. 281 which includes the
play fields in Hosterman Junior High School.
Plan A proposes to assess those properties which only abut the proposed
retention pond (Park Acres, Country Club, and Independent School District No.
281).
Plan B proposes to assess all those properties included in the drainage
area tributary to the new storm sewer. However, it is not proposed to assess
the existing residential property.
PROJECT SCHEDULE
Present Feasibility Report
Public Hearing
Approve Plans and Specifications
Open Bids/Award Contract
Construction Completion
Assessment Hearing
March 28, 1988
April 25, 1988
June, 1988
July, 1988
August, 1988
September, 1989
Page 3.
Rpt3487
PRELIMINARY COST ESTIMATE
PARK ACRES
DRAINAGE IMPROVEMENT
PROJECT NO. 418
PLAN A - RETENTION POND
Common Excavation @$5.00jcu.yd.
Common borrow @$8.00jcu.yd.
6" PVC Storm sewer @ $24.00jlin.ft.
Catch basin @ $1,200.00jeach
Connect to existing storm sewer @ $500.00jeach
Sod @ $1.50jsq.yd.
Total
+5% Contingencies
1,000 Cu.yds.
800 Cu.yds.
100 Lin. ft.
2 Each
2 Each
9,000 Sq.yds.
+25% Legal, Engrng., Admin. & Bond Interest
TOTAL PLAN A .......................................
PLAN B - STORM SEWER - NO POND
460 Lin. ft.
80 Lin. ft.
50 Lin.ft.
310 Lin.ft.
3 Each
1 Each
1 Each
820 Lin. ft.
1,300 Sq.yds.
1,700 Sq.yds.
Rpt3487
$ 5,000
6,400
2,400
2,400
1,000
13,500
$ 30,700
1,540
$ 32,240
8,060
$ 40,300
48" RCP arch storm sewer @ $90.00jlin.ft. $ 41,400
Jack or auger 48" RCP arch storm sewer @ $250.00 j1. f. 20,000
storm sewer @$70.00jlin.ft. 3,500
storm sewer @ $48.00jlin.ft. 14,880
dia. ME wjcstg. @ $1,800.aOjeach 5,400
dia. MH wjcstg. @ $l,OOO.OOjeach 1,000
apron wjtrash guard @$1,800.00jeach 1,800
Mechanical trench compaction @$1.00jlin.ft. 820
Bituminous repair @ $10.00jsq.yd. 13,000
Sod @$2.00jsq.yd. 3,400
Total $105,200
+5% Contingencies 5,260
$110,460
27,620
$138,080
48" RCP
36" RCP
Std. 6'
Std. 4'
48" RCP
+25% Legal, Engrng., Admin. & Bond Interest
TOTAL PLA.l';r B ......................................
Page 4.
PRELIMINARY ASSESSMENT ROLL
PARK ACRES
DRAINAGE IMPROVEMENTS
PROJECT NO. 418
Parcel
Description Area Cost/Ac. Total
PLAN A - RETENTION POND
Ind. School District No. 281 14.0 $1,156 $ 16,186
Country Club 2.1 2,312 4,856
Park Acres 3.1 2,312 7,168
City of New Hope -DJ.. 12,090
TOTAL 19.2 $ 40,300
PLAN B - STORM SEwER
Ind. School District No. 281 14.0 $3,746 $ 52,449
Country Club 2.1 7,493 15,735
Park Acres 3,1 7,493 23,227
8113 Bass Lake Road 0.4 7,493 2,997
8109 Bass Lake Road 0.3 7,493 2,248
City of New Hope -DJ.. 41,424
TOTAL 19.9 $138,080
(1) For each plan, City of New Hope share equals 30% of project cost.
Page 5.
Rpt3487
Wi netka Ave N
Retention Pond
Drainage Area
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PARK ACRES
DRAINAGE IMPROVEMENTS
PLAN A - RETENTION POND
CITY PROJECT No. 418
NEW HOPE, MINNESOTA
n Bonestroo
Rosene
8 Anderllk 4
.\J1 Associates
Eng/nee,. " Archllec,._
SI. Paul "'nn.lOta
Date: Mar., 1988
Comm. 3487
[ Fi 9 . No. 1 J
Wi netka Ave N
Storm Sewer
Drainage Area
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PARK ACRES
DRAINAGE IMPROVEMENTS
PLAN B - STORM SEWER
CITY PROJECT No. 418
NEW HOPE, MINNESOTA
.f1. Sone.troo
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8 Anderlltc 8a
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Date: Mar., 1988 [
Comm. 3487 .
Fig. No. 2 J
September 25
PROPERTY MANAGEMENT DIVISION
Mr. Donahue
city Manager
City of New Hope
4401 Xylon Avenue N.
New Hope, MN 55428
RE: Park Acres Development
Wisconsin Avenue & Bass Lake Road
New Hope, ~rn
Dear Mr. Donahue:
We are the managing agent for the above referenced development and represent
the owners, BNR Partners. This complex was built and occupied in July of 1979
and for the past six years we have experienced flooding and site drainage
problems. The storm drains adjoining Park Acres and connecting with the main
storm drain on Bass Lake Road cannot handle the water runoff from our
property, the adjacent school district property, and the residential district
to the west. Also in the spring with frozen ground and snow melting,
additional flooding results into our townhouses.
To be more specific, Hosterman Junior High School, the football field, and two
city blocks to the west, all shed runoff water onto our property. Water from
the north side of Hosterman on 56th Avenue North runs east to Wisconsin Avenue
then north to Bass Lake Road. The catch basin along Wisconsin Avenue cannot
take the water fast enough, causing the water to not only "jump the curb" and
flow onto our property, but when the water reaches our townhouse driveway, it
flows down into the parking lot and floods the parking area and three of our
six townhouses (5600, 5602, & 5604). In addition, to this, water "literally"
flows from the Hosterman playing field, down the enbankment and floods the
townhouse units. In the past six years we have had flooding into the
townhouse basements any where from a few inches up to 30 inches.
On the south end of the townhouse parking lot, by unit #5600, there is an
inlet to the storm drain that runs along our complex from west to east,
approximately 30 feet in from the Hosterman football field. The east end of
the drain line intersects with the Country Club parking lot where there is a
second inlet to the drain which accepts water from the Country Club store and
the grade school bordering Hosterman on the east. It is important to note
that this inlet also floods and backs up water not only onto our driveway but
floods up to one-half of the Country Club parking lot and into his building as
well. (See diagram.)
LJ (.'.! I
L\ l-
ONE MAIN STREET S.E. . SUITEpeff. MINNEAPOLIS, MN 55414 . PHONE: (612) 623-8311
Mr. Donahue
September 24, 1986
Page 2
Every year for the past six years, management has experienced some type of
flooding on the Park Acres property. We have cleaned up and repaired the
damage every time it occurs. We have contacted the City of New Hope Public
Works Department in an effort to discuss and resolve the problem only to have
the City storm drains cleaned out twice in the past six years. We have been
cited by Ms. Jean Coone, Inspector for the City of New Hope for water damage
to the townhouse basements, which after every flooding we have cleaned up and
repaired the water damage. On June 26, 1986 we met with and discussed this
problem with Mr. Mark Hanson, Consulting Engineer for the City of New Hope,
and Mr. Bill Asplund of the New Hope Public Works Department. To this date,
however, the Park Acres project continues to get flooded from the surrounding
areas. We continue to have water damage to the townhouses. We continue to
get cited by Inspector Jean Coone, and nothing has been done to solve the
water drainage problem. On September 21, 1986, this past Sunday, we
experienced heavy rains. The townhouses at Park Acres were again flooded with
up to 18 inches of water. Also, resident's automobiles parked in the
townhouse parking lot were damaged by backed up water.
We have conducted our own site survey and it was found that the Park Acres
site was graded in accordance with the approved construction plans. The
problem is obvious, the city storm drains adjoining Park Acres are just not
large enough to drain the water fast enough and thus flooding results. The
townhouse residents should not have to live with these conditions and if the
flooding continues, we will have no choice but to vacate these units and
displace these families.
We feel that the City of New Hope and school district cannot ignore this
situation any longer and must face the responsibility they bear in correcting
this drainage problem. \'..Je would appreciate your assistance and prompt
attention to this matter.
Please contact my associate, Ms. Marcia Thompson at 623-8311, within the next
week to schedule a meeting with all the parties concerned in resolving this
problem.
Respectfully,
~~
~~~/ *' :--z
~ Robert T. St- 001: ~
Vice President/Property Manager
BOISCLAIR CORPORATION
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Flooding & \'iater DrainageJ.l..reas
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STATE OF MINNESOTA
DISTRICT COURT
COUNTY OF HENNEPIN
FOURTH JUDICIAL DISTRICT
-----------------------------------
The City of New Hope,
Minnesota, a Minnesota
municipal corporation,
Petitioner,
vs.
NOTICE OF HEARING
Independent School District
No. 281, a Minnesota Independent
School District, BNR Partners,
a Minnesota Limited Partnership,
Minnesota Housing Finance Agency,
a Minnesota public body corporate
and politic, Quad Enterprises, a
Minnesota General partnership,
Country Club Market, Inc.,
a Minnesota corporation,
Minnesota Federal Savings & Loan
Association, n/k/a First Minnesota
Savings Bank, F.S.B., a United
States Corporation, Union Bank
and Trust Company, a Minnesota
Corporation, and County of
Hennepin,
CD - 2138
Case Type: Condemnation
Respondents.
IN THE MATTER OF
THE CONDEMNATION OF CERTAIN REAL ESTATE
IN THE COUNTY OF HENNEPIN,
STATE OF MINNESOTA, FOR A STORM SEWER AND WATER DRAINAGE PROJECT
----------------------------------------------------------------
TO THE RESPONDENTS HEREIN:
YOU WILL PLEASE TAKE NOTICE that on January 23, 1990, at
8:30 o'clock a.m., or as soon thereafter as counsel can be heard,
in Room C-651 of the Hennepin County Government center,
Minneapolis, Minnesota, Petitioner will present its petition in
condemnation, which is now on file with the Clerk of said Court.
1
The objects of the Petition are stated therein.
Petitioner seeks an Order of the Court adjudging that the
taking is necessary, is for a public use, and is authorized by
law, and appointing three disinterested residents of Hennepin
County to serve as commissioners to ascertain and report the
amount of damages that will be occasioned by the taking, and
fixing the time and place of the first meeting of the
commissioners and their compensation.
Dated: January 4, 1990.
CORRICK & SONDRALL, A PARTNERSHIP
OF PROFESSIONAL CORPORATIONS
By
c
~~ G ~~ Lftdt~U!--
Steven A. Sondrall, #103391
Martin P. Malecha, #151464
Attorneys for Petitioner
3811 West Broadway
Robbinsdale, MN 55422
(612) 533-2241
2
/A{P '-f18
STATE OF MINNESOTA
DISTRICT COURT
COUNTY OF HENNEPIN
FOURTH JUDICIAL DISTRICT
The City of New Hope,
Minnesota, a Minnesota
municipal corporation,
Petitioner,
vs.
STIPULATION FOR
AWARD OF DAMAGES
Independent School District
No. 281, a Minnesota Independent
School District, BNR Partners,
a Minnesota Limited Partnership,
Minnesota Housing Finance Agency,
a Minnesota public body corporate
and politic, Quad Enterprises, a
Minnesota General Partnership,
Minnesota Federal Savings & Loan
Association, n/k/a First Minnesota
Savings Bank, F.S.B., a United
States Corporation, UniDn Bank
and Trust Company, a Minnesota
Corporation, and County of
Hennepin,
Respondents.
CD - 2138
Case Type: Condemnation
IN THE MATTER OF
THE CONDEMNATION OF CERTAIN REAL ESTATE
IN THE COUNTY OF HENNEPIN,
STATE OF MINNESOTA, FOR A STORM SEWER AND WATER DRAINAGE PROJECT
WHER~AS, the Petitioner City of New Hope (hereinafter
City) commenced an action in eminent domain identified as
District Court File No. CD - 2138 to acquire permanent utility
and drainage easements and temporary construction easements over'
property owned by Respondent Independent School District No. 281
(hereinafter School) described in the attached Exhibit A, and
~HEREAS, the Court pursuant to its November 17, 1989 Order
1
determined there is a valid public purpose for the taking and
that City's use is not substantially inconsistent with the
School's use of the subject property, and
~HEREAS, the parties are now desirous of settling the
remaining issues of the herein action.
NOW, THEREFORE, it is hereby stipulated and agreed to as
follows:
1. That damages due to the taking shall be zero.
2. That Respondent School agrees that this Stipulation of
Award of Damages shall be submitted to the Court in lieu of the
Commissioner's Award of Damages required by Minn stat. ~~117.105
and 117.115.
3. That Respondent School agrees that no appeal shall be
taken from this stipulated award of damages pursuant to
Minn. Stat. ~117.145.
4. That Petitioner City shall be authorized to immediately
prepare and file its Final Certificate as provided in Minn Stat.
~117.205 and that Respondent will provide Petitioner with
recordable easement documents for the property acquired by this
action.
5. That Petitioner City hereby agrees, as consideration
for this Stipulation, that it will not levy any special
assessment against the Respondent School for construction costs
associated with New Hope Public Improvement No. 418. The parties
acknowledge and agree that Project No. 418 was established and
ordered by New Hope City Council Resolution No. 89-111 adopted on
June 12, 1989 for the purpose of constructing a storm water
2
drainage facility as proposed In the City Engineer's March, 1988
feasibility report.
6. That at the option of Respondent School Petitioner will
construct fencing or landscape screening around the easement's
perimeter. Petitioner has received a bid for said construction
in the amount of $6,412.50. In the event Respondent School
directs petitioner to construct the fencing or install the
landscapping per the proposed bid, the cost for this work shall
be paid by Respondent School. Respondent School shall make its
request in writing directed to the New Hope City Manager by June
1, 1990, otherwise it will be deemed that Respondent School has
waived its right to require this construction releasing
Petitioner from all obligation under this paragTaph.
7. That each party agrees to pay its own costs and
attorney's fees in connection with this action.
Dated:
Apirl 27, 1990
, 1990.
INDEPENDENT SCHOOL
D. .- '- .... ii
By "i G-L~<--- cp!-. -
Its
DISTRICT NO. 281
0.~L8
S~nnnl RnRPH r,nR;ppPP~OD
By
11)u/v~ ~} ~.Lr
Its School Board Cl~rk
CITY /~ NE\~ . HOP~ )
By 4:~<-J 9~LcA-tc..f L~
BY/ZY~ 1
Its City Manager
3
COUNCIL
REQUEST FOR ACTION
Originating Department
Approved for Agenda
Agenda Section
Development
Management Assistant
1-22-90
Item No.
By:
Jeannine Dunn
By:
8.2
EXECUTIVE SESSION REGARDING IMPROVEMENT PROJECT 418 (PARK ACRES)
Staff requests an executive session to discuss settlement of the
condemnation for easements needed and related to Improvement
Project 418 (Park Acres)
MOTION BY
SECOND BY
ff.11cj( )
RFA-OOl
MEMO
TO: PARK ACRES CONDEMNATION FILE
FROM: SAS
RE : SETTLEMEN'r
DATE: 01/22/90
The cost of the Park Acres development has increased from $40,000
to $70,000 per the City Engineer. This increase is primarily due
to $22,600.00 in land acquisition costs. The remaining increase
is due to additional overhead from the land acquisition costs.
The School District has decided not to appeal the court's
ruling that the City has the authority to condemn school
property for the ponding easement. However, the School District
now wishes to discuss a settlement of both the condemnation
action and the pending assessment to its property from the
proposed improvement.
Currently, we have an appraisal valuing the school property at
$22,600. Obviously, that is the minimum we will be required to
pay for the school property. Also, under the assessment formula
the School District's proposed assessment for the improvement is
$28,434.00 ($2,031 per acre @ 14 acres). Park Acres would pay
$12,592 ($4,062 per acre @ 3.1 acres) and Country Club would pay
$8,530 ($4,062 per acre @ 3.1 acres). The City would pay $20,444
or approximately 30% of the costs per our assessment policy for
storm sewer construction. As a footnote, before land acquisition
costs were factored into the assessment formula, the City's cost
was $12,090.00, or approximately $8,300 less than the current
estimate.
The School District has proposed a settlement whereby its
assessment is set off against the value of the land taken. It
also wants some kind of fence or shrubbery constructed around the
ponding easement at an estimated cost between $1,000 to $5,000.
Under such an arrangement, the City would be paying an additional
$5,834.00 plus the cost of the fencing or shrubbery.
Ordinarily, I would recommend against such a proposal. However,
legally supporting a special assessment of $28,434 against the
school district property for storm sewer improvements may be
difficult. Even getting a definitional handle on the
improvement has been difficult. Is it a "trunk" system that
services a general area, or is it a "lateral" system servicing a
specific property? The system will primarily serve the school
property supporting the notion that it is a lateral system.
However, the system will serve other properties as well,
supporting the notion it is a trunk system.
A good general rule of thumb is that a trunk system may increase
value at a rate of $.05 per square foot. A lateral system may
increase value, per our appraiser, at a rate of $.10 per foot.
The school district property's assessable footage is somewhere
between 500,000 to 600,000 square feet. At $.05 per square foot,
that would be a supportable assessment of $25,000 to $30,000. At
$.10, the supportable amount is doubled. Because storm sewers
are a difficult assessment issue in the first place coupled with
the fact that this system seems more like a trunk than a lateral
system, the $.05 rate seems more plausible to apply.
My recommendation is that we set off the assessment against the
value of the land but require the School District to pay for the
fencing or shrubs around the easement. Basically, we are talking
about less than $6,000. Costs associated with continuing the
condemnation action and costs of a future assessment appeal could
far exceed this $6,000 figure.
//
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SCHOELL & MADSON, INC.
-
ENGINEERS. SURVEYORS. PLANNERS
SOIL TESTING
10550 WA'YZATA BOULEVARD . MNNETONKA, MN 55343-5482
(B12] 54S-7S01 · FAX [B12] 548-BOSS
Independent School District 281
Robbi nsda 1 e Area Schools'
4139 Regent Avenue Nort~
Robbinsdale, MN 55422
Attention: Mr. Carroll G. Vomhof, Ed.D.
Director, Community Education &
Facil i ti es
J 1 0 ,,"s I[.J .. I.' -\l ,1
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Subject: Stonn Sevier Improvements @
f10stennan Mi ddl e School and
Pa rk Area s
Ladies and Gentlemen:
Pursuant to your authorization of 30 June 1988, we herein report on our
evaluation of the above named project.
Summary and Conclusions:
We recommend that School District 281 urge the City of New Hope to reject
....- ._bids for the proposed improvements and consider a different solution to the
problem. Our reason for this recommendation is that even for a minimum basis of
desi gn (lO-year frequency storm event), the dottnstream ha 1f of the! exi sti ng
storm sewer's capacity is overtaxed or exceeded. Referring to the attached
drawing, our evaluation indicates that runoff from sub-drainage areas Nos. 4, 5.
6. 7. and 8 consumes more than the capacity of the existing pipe for that
minimum design storm. As a result, there is no capacity available for direct
runoff from parts of area No.3.' or area No.2. or overflow runoff from the
proposed pond. '
. . "-","-
In addition, we recorrrnend that in the process of considering a new design.
the impact on uses of the School District's property be thoroughly evaluated.
We also suggest that the proposed cost sharing methods be reconsidered.
Specifically, we' do not agree with the runoff coefficients used in arriving at
the proposed cost Sharing. Our feeling is that the School District is proposed
to pay more than its fair share based on runoff quantities - and "real benefit".
AFRRMATTVE ACTlClN · EQUAL OPPORTUNITY EMPLOYER
SCHOELL &. MAOSONJ INC.
Independent School District 281
Robbinsdale Area Schools
-2-
July 8, 1988
Description of Proposed Project:
An engineering report prepared by Bonestroo, Rosene, Anderlik and
Associates dated 28 March 1988, presents two alternative solutions to the
problem. As we understand, Plan A was selected by the City, and that is the
plan for which bids have been received.
Plan A provides for a retention pond on School District property, and an
overflow pipe to the existing IBM and 24" storm sewer. This existing storm
sewer extends along the north edge of the school property and then northeasterly
to discharge fnto the pQnding area in St. Therese. Plan A proposes to divert
drainage from west of Wisconsin Ave. directly into the proposed pond.
The impetus for this improvement is recurring flooding of two multi-family
dwelling buildings on the east side of Wisconsin Ave.
Our Approach To This Evaluation:
Pursuant to contact by Mr. Jack Tabery, we met with Mr. Tabery and Mr.
Vomhof to di scuss the project. After that meeting, we a 11 vi sited the site on
29 June 1988. Subsequently, our staff met with Mr. Mark Hanson of the Bonestroo
. firm at the site. Mr. Hanson provided us with the engineering report and plans
and has been very helpful.
We did examine the existing storm se~"er and the drainage area. Our
evaluation broke the watershed into various sub-drainage areas based on inlets
to the existing system. As previously mentioned, our finding~ were that a
minimum design stonn (lO-year frequency) overloaded the lower end of the
existing storm sewer. (The lower end is from the school property to the
northeast point of discharge.)
-.
. We, therefore, concl ude that a 1 though Pl an A wi 11 1 He 1 y improve the
problem, flooding of the two buildings on Wisconsin Ave. will continue. This
will be caused by inability of runoff from sub-area 2 to escape quickly, and by
possible backup of the existing storm sewer.
Although the Bonestroo finn has sincerely attempted to present a low cost
alternative to a localized problem, we recommend that the bids be rejected and a
new design be evaluated. It is not our role to provide that design. We would,
however, recommend that the following factors be given greater consideration in
establishing a new plan:
~. . I ..
SCHOELL & MAOSON. INC.
Independent School District 281
Robbinsdale Area Schools
-3-
July 8. 1988
*
We understand that the school property is currently heavily used for
programs - it is not just a public owned open space. This does not
preclude construction of a ponding area. but accommodation of the--
School District's use is very important.
Since this project is primarily proposed to solve a drainage problem
that frequently floods residential dwellings, the design should be for
a less frequent storm event. In other words, when you're trying to
stop flooding someone's home, we recOIrmend something greater than-the
minimum design storm.
Defining benefit and paying for drainage projects is always a
difficult problem. The onus for establishing "benefit" for special
assessment projects falls on the City. The traditional method until
recent years was based on runoff calculations and quantities of flow.
Due to some case law established several years ago. the thinking has
changed with respect to defining benefit. Cities have been forced to
examine "real benefit" as opposed to sharing cost based on runoff
calculations. We urge that the "real benefit" be examined in this
case.
*
*
We appreciate the opportunity to hopefully be of service to District 281,
and will be available to present and discuss this matter at the upcoming Board
meeting.
JRO/cj
Sincerely yours,
~S:lOELL &~~~
----- .
<-~mes . Orr. C.E.a.
I hereby certify that this plan, specification,
or report was prepared by me or" under my direct
supervision and that I am a duly Registered
Professional Engineer under the laws of the
State of Minnesota.
Da
Reg. No. 2/'1.>.
.- -- !--~~ -~ ~--- - - - :-
COUNCIL
~ :roR. 1'C.l'Iaf
Originating Department
Approved for 1\g"enda
1\g"enda Section
Manager
6-12-89
Public Hearing
Item No.
7.1
By:
Dan Donahue
By:
PUBLIC HEARING:
DRAINAGE IMPROVEMENT PROJECT NO. 418 (PARK ACRES
DRAINAGE IMPROVEMENT)
The City Council held a public hearings on April 24, 1989, and May 8,
1989. The hearing on May 8, 1989, was continued until June 12, 1989
so that the City Engineer and the engineer representing School
District #281 could meet and attempt to define a drainage solution.
Staff will make a presentation to the City Council on the following
areas:
-The capacity of the pond at st. Therese
-Discussion with the school district relative to the proposed
ponding on the Hosterman School property.
Staff has included a resolution ordering construction of the project,
and a resolution authorizing condemnation for the property located
on the Hosterman site needed to create the pond.
,.
~
M:Y.I'ION BY (~4C(L/C
'IO : ;-/1 ! ,~~J=-J ~/L//l,/) /(c/'- /1// /
I
SEO:>~ BY
F f ,/J., . ~.;'/~/./../ ~ .../,,'/... _' '..! /
(1~<>tt// :: .~, - .' .........~
(/l'/{: D I~
~ )(,," 1:>1". 'L..-,;." I
~ t.j
Review:
Administration
Finance
RFA-OO 1
Bonestroo
Rosene
Anderlik &
Associates
Otto G. Bonestroo. PE.
Robert W. Rosene. ~E.
Joseph C. Anderlik. ~E
Bradford A. Lemberg. PE.
Richard E Turner. ~E.
James C. Olson. ~E
Glenn R. Cook, P.E.
Thomas E. Noyes. ~E
Robert G. Schunlcht. PE
Marvin L Sorvala. ~E.
Keith A. Gordon. ~E
Richard W. Foster. ~E
Donald C. Burgarde ~E.
Jerry A. Bourdon. ~E.
Mark: A. Hanson. PE
Ted K. Field. ~E.
Michael T. Rautmann, PE
Robert R. Pfefferle, P.E.
David 0 Loskota. ~E
Thomas \v. Peterson, PE
Michael C. Lynch. ~E.
James R. Maland. P.E.
Kenneth P. Anderson. r
Keith A. Bachmann.
Mark R. Rolfs. ~E.
Robert C RU5sek. ALA
Thomas E Angus. PE
Howard A. Sanford, PE
Daniel J Edgerron. PE.
Mark A. Seip. P.E
SUSe
Engineers & Architects
April 13, 1989
City of New Hope
4401 Xylon Avenue No.
New Hope, MN 55428
Attn: Mr. Dan Donahue
Re: Park Acres
Proj ect No. 418
Our File No. 3487
Dear Dan,
The preliminary report, our letter dated July 18, 1988 and Schoell Madson Re-
port dated July 8, 1988 for the above project is attached to this letter. A
summary of items discussed in the attachments and other items which must be
considered in discussing this project are listed below:
1.) Drainage easement from School for Plan A may result in condemnation (esti-
mated cost $33,000).
2.) Existing 18" storm sewer north of Bass Lake Road to St. Theresa Pond must
be upgraded to either a 24" or 48". A 48" is recommended assuming future
upgrading south of Bass Lake Road (estimated cost $15,000).
3. )
Plan B may require additional grading in the St. Theresa Pond
more pond storage to comply with Crystals concerns (assuming
easement acquisition estimated cost $10,000 to $20,000).
to create
no cost for
4.) Plan C although it has not been previously discussed would provide for a
combination of Plan A and B. Plan C would minimize the ponding on the
school property and include constructing the north-south 48" storm sewer
across Country Club parking lot to the pond in St. Theresa. Grading
adjacent to the garden apartments would be included providing and overland
drainage swale to the new storm sewer. It is felt the school would agree
with this plan because ponding would be minimal. It is also felt the pond
in St. Theresa would not be expanded under this plan. (Estimated cost
$123,380).
Page 1.
28
2335 West Highway 36 0 St. Paul, Minnesota 55113 0 612-636-4600
City of New Hope
New Hope, MN
Apn..
Re: File No. 3487
Listed below is an outline of the estimated costs associated with each plan.
Plan A
Plan B
Plan C
Prel. Report
Mar. 28, '88
$ 40,300
138,080
123,380
School
Easement
$33,000
48" Storm Sewer
No. Bass Lk.Rd.
$15,000
Expand
St. Theresa
Pond
Total
Cost
$ 88,300
153,080
123,380
$15,000
As noted additional costs for Plan A if incurred no longer make it as attrac-
tive based on recent events. If you have any questions, please contact this
office.
Yours very truly,
BONE...r.....TR...OO!..R.~.O...Z..E. NE '...AND ERLIK
/..1 If /'...--1'
-,..,"'" '", ,/ #'~ i;, <':':' -de .,/}'1 p,
lLli/LJ (.,r-. t\ i(",-/7 ,-".. ~
Mar~A. Hanson
MAH:li
& ASSOCIATES, INC.
Page 2.
28
".
RESOLUTION NO. 89-111
RESOLUTION ORDERING CONSTRUCTION OF
DRAINAGE IMPROVEMENT NO. 418 ~ND PREPARATION
OF FINAL PLANS AND SPECIFICATIONS
(PARK ACRES DRAINAGE IMPROVEMENT)
BE IT RESOLVED by the City Council of the City of New Hope
as follows:
1. This Council held a public hearing the 24th day of
April, 1989, at 7:00 o'clock p.m. at the City Hall, 4401 Xylon
Avenue North, in said City, on proposed Drainage Improvement No.
418 of the City, after notice of said hearing was duly published
as required by law in the New Hope-Golden Valley Post, the
official newspaper of the City, on ~pril 12 and April 19, 1989.
At the meeting of ~pril 24th, 1989, said public hearing was
continued to the meeting of May 8, 1989.
2. The Council has examined and approved the Affidavit
pertaining to the mailing of notices of said hearing to the
owners of all parcels within the area proposed to be assessed,
and has examined and approved the mailing list containing the
names and addresses of all such owners; and this Council hereby
finds, determines and declares that notice of said hearing was
duly mailed the owners of each and all parcels within the area
proposed to be assessed in accordance with and as required by
law.
3. That all persons desiring to be heard were given an
opportunity to be heard thereon, and this Council having
considered the views of all persons~interested in being fully
advised as to the pertinent facts, aoes hereby determine to
proceed with the making of said proposed improvement utilizing
Proposed Plan A, and said improvement is hereby ordered.
4. The area proposed to be assessed to pay the cost of
said improvement shall include the property described in the
notice of public hearing pertaining thereto.
5. Bonestroo, Rosene, Anderlik & Associates, Inc.,
Engineers for the City, are hereby authorized and directed to
proceed with the preparation and making of final plans and
specifications for said improvement.
~dopted by the City Council this 12th day of June, 1989.
CdW~~t./cf.
/ Edwtlu: Erickson, Mayor
h~
l
Attest:
Daniel J. Donahue, Acting City Clerk
RESOLUTION NO. 89-112
RESOLUTION AUTHORIZING THE ACQUISITION
OF CERTAIN LAND BY THE "QUICK-TAKE" PROCEDURE
OF MINN. STAT. Sl17.042 NECESSARY TO
COMPLETE STORM WATER DRAINAGE PROJECT IDENTIFIED
AS NEW HOPE PUBLIC IMPROVEMENT NO. 418
WHEREAS, the City of New Hope is charged with the
responsibility of constructing and maintaining a public storm
water drainage system for the health, welfare and safety of
property owners within the City of New Hope, and
WHEREAS, the New Hope City Engineer has issued a March 28,
1988 feasibility report as required by Minn. Stat. S429.031
indicating that a storm water drainage project is necessary to
relieve a flooding condition that occurs in the vicinity of Bass
Lake Road and Winnetka Avenue North located in the City of New
Hope, and
WHEREAS, said Public Improvement has been identified as Park
Acres Drainage Improvement Project No. 418, and
WHEREAS, said report sets forth two separate plans to combat
the flooding condition estimating a cost for Plan A at $40,300.00
and Plan B at $138,080.00, and
WHEREAS, the City Council has previously determined at its
meeting of April 25, 1988 to procee~,with the less costly Plan A,
and
WHEREAS, Plan A requires the construction of a ponding area
over land legally described on the attached Exhibit 1 currently
owned by Independent School District No. 281, Quad Enterprises, a
Minnesota General Partnership, and BNR Partners, a Minnesota
General Partnership, and
WHEREAS, it is hereby determined that acquiring temporary
and permanent easements over the described property is absolutely
necessary and convenient to the successful construction and
completion of Project No. 418, and
WHEREAS, acquisition of said easement will further the
project and protect the health, welfare and safety of the
property owners of the City of New Hope, and
WHEREAS, because a new construction season is now ready to
begin and drainage of spring and summer storm sewers will soon
(
'--
become eminent, it is necessary to immediately acquire the
described property for construction of the ponding area prior to
the filing of an award by court-appointed commissioners, and
WHEREAS, it is hereby determined that in the event said
easement cannot be acquired by direct purchase after negotiation,
it will be necessary to acquire the ponding easement by the
"Quick-Take" procedure allowed by Minn. Stat. Sl17.042 after an
appraisal of the value of damages for the taking is approved by
the City Council.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of New Hope as follows:
1. That the City Manager and his staff are hereby
authorized and directed to commence a condemnation action to
acquire permanent and temporary easements over the property
described in Exhibit 1 attached hereto to construct and complete
Park Acres Drainage Improvement Project No. 418 pursuant to
Minn. Stat. Chap. 117.
2. That the City Manager and his staff are further
authorized and directed to take all steps necessary, including
the preparation of an appraisal to assess damages, to acquire the
aforedescribed ease.'Uent per the "Quick-Take" Procedure of Minn.
Stat. Sl17.042 time being of the essence.
Adopted by the Council this 12th day of June, 1989.
Attest:
~2LL
Daniel J. Donahue, Acting
kAN'9t", , 'L-JJ
Edw. J# Erickson, Mayor
City Clerk
(
'--
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EXHIBIT 1
GaRRICK & SONDRALL
A PARTNERSHIP OF PROFESSIONAL CORPORATIONS
LAWYERS
WILLIAM ..J. CORRICK. P.A
STEVEN A SONDRALL. P.A
STEVEN A. SONDRALL
MICHAEL R. LAFLEUR
MARTIN P. MALECHA
WILLIAM C. STRAIT
3811 WEST BROADWAY
ROBBINSDALE, J>IINNESOTA 55422
TELEPHONE (612) 533-2241
L.EGAL ASSISTANTS
LAVONNE E. KESKE
SHARON D. HOFSTAD
June 21, 1989
Valerie Leone
Deputy City Clerk
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
RE: Park Acres Drainage Project
Our File No. 418
Dear Valerie:
Enclosed per your request please find an original and two copies
each of the revised Resolutions ordering construction and
authorizing acquistion of lands with reference to the above
project, which were adopted at the June 12th Council meeting.
please return two certified copies of each Resolution to my
office for my files.
Very truly yours,
steven A. Sondrall
s2w
Enclosures
June 8, 1989
Dan Donahue
City Manager of New Hope
4401 Xylon Avenue North
New Hope, Mn 55428
Dear Dan:
ll:
INDEPENDENT SCHOOL DISTRICT 281
Robbinsdale Area Schools
Learning for a lifetime of growing
This is in response to your letter dated June 2, 1989, regarding Hosterman
Middle School property. The school board properties subcommittee has discussed
your recommendation of staking out the proposed retention pond area. The
committee is denying this request because, as you know, Plan A is not an
acceptable alternative to the school district.
Use of the proposed retention pond space by the athletic and physical education
staffs at Hosterman is only one of the concerns of the committee. The major
concern is safety of children, and another major concern is that Plan A is only
a band-aid approach to the problem.
Please call if I can be of any further assistance.
Sincerely,
~iP~
Linda Powell
Interim Superintendent
c: Carroll Vomhof
sml
Linda Powell
Illterim Superintendenr
4148 Winnetka Avenue North
New Hope, Minnesota 55427
(612) 533-278/
,iN EQUAL OPPORTUNm' EJfPLOfER
4401 Xylon Avenue North
New Hope, Minnesota 55428 Phone: 533-1521
June 2, 1989
Ms. Linda Powell
Superintendent of Schools
Independent School District 281
4148 winnetka Avenue North
New Hope, Minnesota 55427
Subject: New Hope Improvement project 418
Dear Ms. Powell:
The New Hope City Engineer has been in communication with Mr. James
Orr of Schoell and Madson, Inc. regarding the Park Acres Drainage
Improvement Project. The City Engineer has indicated that it may
be helpful for the school district staff to understand the impact
of the drainage improvement on the Hosterman Junior High property
if the area were staked to show the ponding area.
The City requests permission to place stakes in the area of the
ponding facility proposed on the Hosterman Junior High property.
Because the City Council is scheduled to consider the project on
June 12, 1989, it is important to receive your feedback as soon as
possible.
Thank you for your assistance. If you have questions, please call.
Sincerely,
l\CuYLu.J (.\.- . i~pjlL0~
tCiL - II '~~
Daniel J. DonahuefG
City Manager
CC: Dr. Carroll Vomhoff, Director of Community Education and
Facilities
M. Jeannine Dunn, Management Assistant/Community Development
Coordinator
Mark A. Hanson, City Engineer
..
Family Styled City. For Family living
CORRIOK & SONDRALL
A PARTNERSHIP OF PROF"ESSIONAL CORPORATIONS
WILLIAM ..J. CORRICK. P.A
STEVEN A SONDRALL. P.A
STEVEN A SONDRALL
MICHAEL R. LAFLEUR
MARTIN P. MALECHA
WILLIAM C. STRAIT
LAWYERS
3611 WEST BROADWAY
ROBBINSDALE, MINNESOTA 55422
TELEPHONE (612) 533.2241
LEGAL ASSISTANTS
LAVONNE E. KESKE
SHARON D. HOFSTAD
J..
J_
{~c
l;
ne
illi
CorriCt%.p
NOV 2 1 1989
STATE OF MINNESOTA
FOURTH JUDICIAL DISTRICT COURT
JUDGE ROBERT H. LYNN
HENNEPIN COUNTY GOVEF\N/'.\ENT CENTER
/'.-lINNEAPOLlS, MINNESOTA 55487
16121348-7683
November 17, 1989
Mr. Steven Sondrall
Attorney at Law
3811 West Broadway
Robbinsdale, Minnesota 55422
Re: City of New Hope v. Independent School District #281
Dear Mr. Sondrall:
Enclosed please find a copy of the Findings of Fact,
Conclusions of Law and Order regarding the above-referenced
matter which has been filed with the Clerk of Court.
Very truly yours,
g~)Y~~
Robert H. Lynf'
Judge of District Court
RHL:pg
enclosure
cc: Bernard Zimpfer
P.S.
Please pick up exhibits in C-651.
STATE OF MINNESOTA
DISTRICT COURT
COUNTY OF HENNEPIN
FOURTH JUDICIAL DISTRICT
---- --- - --- ---- --- -- --- -- ----- - ------- --- - --- -- ---- ------ --- - -----
City of New Hope,
Petitioner,
FINDINGS OF FACT,
CONCLUSIONS OF LAW
AND ORDER
File No. CD 2138
vs.
Independent School
District #281,
Respondent.
-----------------------------------------------------------------
The above-entitled matter carne on before the undersigned upon
Respondent, Independent School District #281's, objection to
Petitioner's taking of school district .property for storm sewer
construction. Steven sondrall, Esq., appeared for Petitioner and
Bernard Zimpfer, Esq., appeared for Respondent, Independent School
District #281. Testimony was taken on October 25 and 26, 1989.
Based upon the testimony received, memoranda and arguments of
counsel and the files and records herein! the Court makes the
following:
FINDINGS OF FACT
1. Petitioner, City of New Hope, is a municipal corporation
duly organized and existing under the laws of the state
of Minnesota.
2. Respondent, Independent School District #281, is an
independent school district duly organized and existing
under the laws of the State of Minnesota.
3. Respondent owns and operates Hosterman Middle School, a
public school with adjoining playground facilities and
ball fields located in the city of New Hope. Respondent
has operated this school and playground since 1961.
4. By petition dated July 12, 1989, Petitioner requested
Court approval to condemn certain land and obtain
permanent easements within its corporate limits for storm
sewer-construction. This action to proceed in eminent
domain was authorized by l-esolution of Petitioner 's
governing body.
5. Respondent, Independent School District #281, filed
objection to the taking.
6. A substantial flooding problem occurs with moderate to
heavy rainfall in the Park Acres Apartment buildings
which adjoin the school property. Some of the problem
results from run-off from Respondent's ball fields and
playground.
7. The existing storm sewer system is inadequate to handle
the run-off from moderate rainfall. The backup results
in large ponds of standing water in the parking lot area.
Rainfalls from .6 inches to one inch per 24 hours have
caused flooding.
8. The existing storm sewer syst!?m flows through storm sewer
pipes under Bass Lake Road to an existing pond known as
st. Theresa Pond.
9.
Petitioner considered various alternatives for the
construction of a system which would relieve the flooding
problem. Petitioner settled upon a system which includes
construction of a retention pond which would require an
easement_taking approximately a 50 foot wide path along
the northern of Respondent's ball field.
.:..
10. 60 percent of this proposed permanent easement is on land
separated from the playing fields by a row of hedges and
is not used by Respondent, Independent School District
#281, for athletic purposes.
11. The rem~ining 40 percent of the proposed easement would
interfere with some current uses of the playing fields
by Respondent.
12. The complete proposed permanent easement consists of 2.6
percent of the total area of Respondent's property.
13. The proposed retention pond will solve the flooding
problem. -The pond will be dry most of the time. During
heavy rainfalls, that is, over one inch in a 24 hour
period, this pond will fill to a maximum depth of four
feet. The water will run out in a few days leaving the
pond area dry again. When full, this pond poses some
danger to school children playing on the ball fields and
some interference with a softball and baseball diamond~
14. Respondent's students, consisting of approximately 800
sixth, seventh and eighth graders, use the playing fields
extensively, as does the New Hope Park and Recreation
Department.
15. Approximately 30 mentally retarded students also attend
Hosterman School and use these grounds. .
16. Petitioner's alternative plan for storm sewer
construction not involving construction of a retention
pond, requires expansion of storm sewers from the area,
under Bass Lake Road, flowing into st. Theresa's Pond.
17. st. Theresa's Pond is a natural pond used for run-off.
Any overflow from st. Theresa's Pond flows into storm
sewers in the city of Crystal, and eventually into Twin
Lake.
18. st. Theresa's Pond cannot adequately handle increased
storm sewer discharge without expansion.
19. The City of crystal's storm sewer system is already
inadequate, and can handle no increased flowage from st.
Theresa's Pond which could result from increased run-off
from the Park Acres area.
20. Petitioner's proposed plan would cost approximately
$88,300.00. The proposal for improvement of the sewer
system piping and expansion of st. Theresa's Pond would
cost approximately 5153,080.00:- A third alternative plan
would cost approximately $123,380.00.
CONCLUSIONS OF LAW
1. The City of New Hope has implied authority to condemn the
subject property pursuant to Minnesota law.
2. Independent School District- #281, as Condemnee, is
putting the subject proper~y_to public use.
3. Petitioner's proposed use by a permanent easement is not
substantially inconsistent with the public use of the
property by Independent School District #281.
4. Peti tioner cannot otherwise reasonable carry on its
franchise powers without this easement.
ORDER
Respondent's objection to the City of New Hope's petition is
hereby dismissed.
The attached memorandum is part of this Order.
LET JUDGMENT BE ENTERED ACCORDINGLY.
Dated: /1//7/Y?
-
BY THE COURT:
R1f~!~
Judge of District Court
.;..
MEMORANDUM
The controlling case in the state of Minnesota in this area
is Matter of City of Shakopee, 295 N.W.2d 495 (Minn. 1980). -This
case requires a trial court to determine two issues; 1) whether,
on the evidence adduced, the city of New Hope cannot reasonably
carryon its franchise powers without this appropriation, and 2)
whether the proposed use by the city of New Hope is IIsubstantially
inconsistentll with the prior public use of the land by Respondent,
Independent School District #281.
On the first issue this Court is satisfied that the city of
New Hope has the authority and power to construct and design storm
sewer systems to relieve substantial flooding problems. In
addition, the Court is satisfied that the alternatives to the
proposed retention pond are unreasonable. This finding is not
based solely on the difference in cost, although that is a factor
the Court has considered. Alternative plans require an expansion
of st. Theresa's Pond as a retention area. That pond cannot be
expanded in such a way as to completely handle the run-off.
Accordingly, overflow from that pond would flow into the City of
crystal's storm sewer system. This City of Crystal. strongly
objects to any run-off from New Hope into their storm sewer system,
based upon the fact that the crystal storm sewer system is already
inadequate to handle its own run-off. As testified to at the
hearing, it is unreasonable to divert water from one watershed area
into another, exacerbating problems in other municipalities.
Secondly, this Court feels that the proposed retention pond
is not substantially inconsistent with the prior public use made
of the property by the school district. First, 60 percent of the
Respondent's land which is to be used for a retention pond is
separated from the ball fields by a hedge row and is not currently
in use by Respondent for any purpose. The remaining 40 percent of -
the proposed easement is on land adjoining-a baseball and softball
diamond. During the few days a year when this retention pond is
holding water, it does pose some danger to the students using these
fields, as well as some interference with the use of the fields
when balls stray from the playing field. However, the testimony
at the hearing was that this pond would be full only a few days a
year. Moreover, it is clear that currently after heavy rains,
ponds are created naturally in the area and pose the same danger
to students.
Balancing the testimony and the factors to be considered under
city of Shakopee, this Court concludes the taking is proper and has
denied Respondent's objection.
~
R.H.L.
CORRIOK Be SONDRALL
A PARTNERSHIP OF PROFESSIONAL. CORPORATIONS
LAWYERS
WILLIAM..J. CORRICK. P.A
STEVEN A SONDRALL. P.A
STEVEN A SONDRALL
MICHAEL R. LAFLEUR
MARTIN P. MALECHA
WILLIAM C. STRAIT
3811 WEST BROADWAY
ROBBINSDALE, MINNESOTA 55422
TELEPHONE (612) 533.2241
LEGAL ASSISTANTS
LAVONNE E. KESKE
SHARON D. HOFSTAD
[C
TESTIMONY BY CARROLL VOMHOF, DIRECTOR OF COMMUNITY EDUCATION AND FACILITIES,
REPRESENTING INDEPENDENT SCHOOL DISTRICT 281, AT THE CITY OF NEW HOPE PUBLIC
HEARING ON MONDAY, APRIL 24, 1989 REGARDING IMPROVEMENT PROJECT 418
On July 13, 1988 a letter was sent to City Manager Dan Donahue with the
following resolution passed by the District 281 School Board on July 11,
1988:
II I move deni a 1 of the request from the City of New Hope for temporary
construction easements and permanent storm drainage easements on the
Hosterman Middle School site for the following reasons:
1. The school board's consulting engineer has concluded the proposed
project will not solve the flooding problems for the units on
Wisconsin Avenue.
2. The proposed design significantly impacts the Hosterman Middle
School site and does not adequately accomodate the District's
uses for the site.
Further, a copy of this motion, if adopted, together with a copy of
the conculti ng engi neer' s report be forwarded to the City. II
Upon receipt of the public hearing notice, the school board properties'
commi ttee met and recommended to the full board that therei s no reason
to change the district's position at this time to the city of New Hope's
Plan A or B, and this be conveyed to the city at the public hearing. If
there are changes or modifications to Plans A and B, they should be given
to the school district so the properties committee and board have an
opportunity to review them.
The recommendation was accepted.