HomeMy WebLinkAbout2005-02-02 P&R Packet
CITY OF CENTERVILLE
PARKS AND RECREATION AGENDA
Wednesday, February 2, 2005 - 6:30 PM.
L CALL TO ORDER
1. Roll Call
n. PUBLIC BEARING(S)
llL SET AGENDA
IV. APPEARANCES
v. CONSIDERATION OF MINUTES
1. January 5, 2005 Parks and Recreation Committee Meeting Minutes
VI. COMMITTEE BUSINESS
1. Submitting 2005 DNR Grant
A. SRF Engineering, Clearwater Creek Trail Feasibility Study
2. St. Paul Water Utility Property on Centerville Lake
3. All Committee / Commission / Couricil Meeting
vn. ADJOURNMENT
FYI
· AUAR - Alternative Urban Area Wide Review
· Frozen Fete des Lacs Permit from Anoka County Parks
· Earth Day at Wargo Nature Center
/
"
Parlcs & Recreation Committee
Meeting Minutes 01-05-05
PARKS AND RECREATION COMMITTEE
MEETING MINUTES
Wednesday, January 5,2004 - 6:30 p.m.
Pursuant to due call and notice thereof, the Parks and Recreation Committee of the City of Centerville held the
regularly scheduled meeting on January 5,2005, at City Hall, 1880 Main Street.
Present:
Chairperson Tedd Peterson
Vice-Chairperson Wayne LeBlanc
Committee Member Suzanne Seeley
Committee Member Kathy Peil
Absent:
None
Council:
Michelle Lakso
Tom Lee
Staff:
Kim Stephan
I. CALL TO ORDER
1. Roll Call
Chairperson Peterson called the January 5, 2005 Parks & Recreation Committee Meeting to order at
6:34 p.m.
II SET AGENDA
Chairperson Peterson requested a discussion of Skate Night be added as #6 under Committee Business
and a discussion of canceling the Parks & Recreation Committee's regularly scheduled meeting
February 2, 2005 to hold an all committee/commission meeting with City Council that evening, per
Mayor Elect Capra's request. This will be added as #7 under Committee Business.
Motion was made by Committee Member Peil, seconded by Committee Member Seeley to set the
January 5, 2005 Parks & Recreation Committee Agenda with the above additions. All in favor.
Motion carried unanimously.
III. CONSIDERATION OF MINUTES
Consideration of December 1. 2004 Parks & Recreation Commttee Meetin2 Minutes
Committee Member Seeley requested modifying the last sentence in paragraph one (1) under SRF
Engineering, Parks & Trail Planning Proposal to read ~The purpose ofthefeasibility study as submitted
in the proposal is to provide a more detailed assessment of the trail alignment that can be used to
assist in the preparation of a 2005 Minnesota DNR Trails and Waterways grant application. '
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Parks & Recreation Committee J
Meeting Minutes 01-05-05
The previous sentence referred to multiple trails and alignments. Committee Member Seeley also
requested modifying the last sentence of the second paragraph to read 'The feedback from the DNR
Grant Committee regarding the last grant application was favorable, but the committee needs to
resolve how to cross over 35E' There were typo graphical errors in the previous statement.
Chairperson Peterson requested removing reference to Chairperson Peterson as Public Works Staff and
Committee Member Peil as a representative of the Centerville Lions under the section Parks &
Recreation Committee's Participation in Frozen Fete des Lacs on page three (3) as the statements were
made as members of the committee not as staff or as a Centerville Lion's representative.
Motion was made by Committee Member Seeley, seconded by Chairperson Peterson to approve
the December 1, 2004 Parks and Recreation Committee Meeting Minutes with the above
corrections. All in favor. Motion carried unanimously.
IV. APPEARANCES
Chairperson Peterson invited former Committee Member Anderson to make an appearance to be
presented with a plaque from the Parks & Recreation Committee and the City of Centerville thanking
him for his service to the community. Mr. Anderson resigned because of other commitments, but said
he appreciated all the work the committee does and would be open to volunteering for projects as a
resident when his schedule allows.
2005 Committee Goals
The Parks & Recreation Committee Goals are set through the committee's budget which is continually
updated. Committee Member Seeley stated she would like to see the committee include something
regarding Royal Meadows Park as this park has not had anything updated after years of vandalism
issues. The committee had previously invited residents to an informational meeting to acquire
neighborhood input as to what the residents would like to see done with the park. At the time, the
committee was considering a basketball court expansion and moving the play structure to Laurie
LaMotte Memorial Park, but the residents did not support this plan. At this time the committee felt it
should be added as a line item in the budget without a specific plan, but at the very least, the equipment
which was removed because of vandalism, such as the picnic tables, could be returned to the park. All
of the five (5) park entry monuments are being sandblasted and re-stained in the spring of 2005, so this
will remove the graffiti from the monument sign at Royal Meadows Park.
Committee Member Seeley would like to suggest Royal Meadows Park is a maintenance item just to get
the park back to the condition it was in before vandalism became an issue. The committee and the
Public Works Staff had stopped replacing items as they had gotten broken unless it was a safety issue.
Vice-Chairperson LeBlanc will update the budget/goal document.
General Fund
Chairperson Peterson requested at the December meeting that the committee consider requesting funds
from the General Fund when the budget is done for 2006 as the Parks & Recreation Committee has not
received any funding, other than Park Dedication Fees, in the past few years. As the Park Dedication
Fees will come to an end when Centerville is built out, the committee will have to have alternative
funding. This item was on the agenda as a discussion in preparation for the all
committee/commission/council meeting so committee members would be prepared to discuss the future
needs of the committee.
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Parks & Recreation Committee
Meeting Minutes 01-05-05
Fete des Lacs Parade
Council Member Lee requested the Parks & Recreation Committee consider taking over the
organization of the Fete des Lacs Parade as a committee. Since Mr. John Thill resigned as Parade
Coordinator there has not been any person, committee or organization that has been willing to take over
the job and after about 12 years of a summer festival parade there will not be a parade in 2005 if
someone or some group does not take over the event shortly. The City has secured the permit necessary
for the road closure in the event the parade moves forward. While some committee members felt
willing to participate, the committee as a whole did not feel it had the time to take on this project,
especially missing three (3) committee members at this time. It was suggested City Council try to
organize a Festival Committee, perhaps with members from multiple existing committees, commissions,
and community groups. Council Member Lee requested Ms. Stephan have a discussion of the parade
added to the next City Council Agenda.
2005 Parks & Recreation Committee Chairoerson & Vice Chairoerson
Motion was made by Committee Member Peil, seconded by Committee Member Seeley to retain
the positions as they were in 2004 as Chairperson Peterson and Vice-Chairperson LeBlanc. All in
favor. Motion carried unanimously.
Code of Ethics
The committee was given a new City of Centerville Code of Ethics form which needs to be resigned on
a yearly basis.
Skate Nil!hts
The committee discussed holding Skate Nights at Laurie LaMotte Memorial Park. The rinks have been
open for a few weeks, are staffed during the warming house hours and the ice is currently in good
condition. The committee will hold a Skate Night on Centerville Lake during Frozen Fete des Lacs on
Friday, February, 18 from 7:00 to 10:00. The additional Skate Nights at Laurie LaMotte Memorial Park
will be held Friday, January 14 and Friday, January 28,2005 from 7:00 to 10:00 p.m. Ms. Stephan will
advertise these on cable, the city web site and the city sign.
Ail Committee/Commission/Council Meetinl!
Mayor Elect Capra requested the Parks & Recreation Committee discuss the possibility of canceling the
regularly scheduled February 2, 2005 Parks & Recreation Committee Meeting to hold an all
Committee/Commission/Council Meeting on that date. The committee discussed what upcoming items
were on their agenda and whether they needed to meet in February. The Grant Subcommittee needs to
submit the 2005 Grant Application by February 28, 2005. The committee opted to make a the
following motion at this time and if necessary, meet prior to the all committee meeting on February 2,
2005 to discuss any changes to the grant application.
Motion was made by Committee Member Peil, seconded by Chairperson Peterson to request the
Grant Subcommittee make the necessary changes to the 2004 Grant Application and recommend
to City Council the Grant Application be submitted by February 28, 2005. All in favor. Motion
carried unanimously.
30f5
Parks & Recreation Committee
Meeting Minutes 01-05-05
J
Ms. Stephan will notify Mayor Elect Capra & Co-Interim City Administrator Bender that the Parks &
Recreation Committee was agreeable to canceling the regularly scheduled February 2, 2005 Parks &
Recreation Committee Meeting and will participate in the all committee meeting to be scheduled for
that date.
Frozen Fete des Lacs
Chairperson Peterson reported the city will be purchasing lights which can be used to light the ice
skating rink on Centerville Lake. Chairperson Peterson will contact Mr. Vickers to either purchase or
have hay bales donated for the event to be used to sit on. Vice-Chairperson LeBlanc reported the ice on
the lake may be a problem due to the lack of snow and the recent high winds; the ice itself is not in good
condition for skating. The committee discussed the possibility of flooding over the area that is plowed
for Frozen Fete des Lacs. Chairperson Peterson said that could be a possibility and will report back to
the committee prior to the Skate Night scheduled for Friday, February 18,2005.
Ms. Stephan reported Chairperson Smith of EDC has secured permission from Anoka County Parks to
use the Regional Park for the activities Friday, February 15,2005, including a bonfire, the horse drawn
hayride and ice skating on the lake. Chairperson Peterson wanted to make sure it was very clear where
the bonfire was to be and who was to do the plowing of the park and trails. Ms. Stephan will pass this
concern on to EDC. Chairperson Peterson will also secure the burning permit, if necessary, from Fire
Chief Bennett.
Chairperson Peterson requested the Parks & Recreation Committee consider using some of the funds
previously allocated for the Laurie LaMotte Memorial Park warming house renovation to add additional
lighting to the pleasure skating rink area. The lighting for the pleasure rink is substandard and it is felt
to be a safety hazard. Chairperson Peterson will obtain estimates and would like to proceed with the
installation as soon as possible to allow the lights to be utilized yet this skating season.
Motion was made by Chairperson Peterson, seconded by Vice-Chairperson LeBlanc to
recommend to City Council the expenditure not to exceed $3,000 for the installation of additional
lighting at the Laurie LaMotte Memorial Park pleasure skating rink. All in favor. Motion
carried unanimously.
Laurie LaMotte Memorial Park Warminl! House Renovations
The warming house renovations are done for the current time and this item can be removed from the
agenda.
Wheels Skate Park
Chairperson Peterson has requested a representative for Skate Wave come out and look at the equipment
the city currently has and configure additions onto the permanent site, but Chairperson Peterson has not
heard back from the company at this time. He will follow through in the next month, as well as give
Committee Member Peil the information regarding who to contact at Sun Ramp.
St. Paul Water Utility Property Property on CenterviIle Lake
The City ofCenterville has moved ahead with the negotiations for the purchase of 1601 LaMotte Drive
from the St. Paul Water Utility per the Parks & Recreation Committee's recommendation. Chairperson
Peterson informed the committee that there is approximately $22,000 of assessments currently due on
this property. The City Attorney will be made aware of the assessments as negotiations move forward.
40f5
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PaIks & Recreation Committee
Meeting Minutes 01-05-05
Adoot a Wood Duck House I Ea2.le Scout Project
Chairperson Peterson will ask Mr. Drew Anderson to give the committee an update at the March
meeting.
Committee Vacancies
The Parks & Recreation Committee currently has three (3) committee vacancies. Mr. Richard
Anderson, Mr. Andre Ziegler and Ms. Julie Lindsay have resigned due to other commitments and
conflicts with schedules. Mr. Ziegler was present at the committee meeting to resign in person and offer
his assistance with committee projects as his schedule allows.
VIII. ADJOURNMENT
Motion was made by Vice-Chairperson LeBlanc, seconded by Committee Member Peil, to
adjourn the January 5, 2005 Parks & Recreation Committee meeting at 7:43 p.m. AU in favor.
Motion carried unanimously.
Transcribed by Kim
5of5
Kim Stephan
From:
Sent:
To:
Cc:
Subject:
Dan & Mary Capra [netfalcon@comcast.net]
Monday, January 31, 2005 4:16 PM
Wayne LeBlanc; Jim Hoeft; Jeff Paar; Lakso, Michelle; Lee, Tom; Linda Broussard Vickers
Stephan, Kim; Palzer, Paul; Bender Teresa
Water Depart. Property
Hi All,
I called the Minnesota Conservancy today regarding the Water Department Property. I spoke
with Gordon Kimball and he gave me the following
information:
Their are three areas that determine the appraisal, which are based on the highest
and best use. 1) Legal permissible use. 2) Physical possibilities and 3) What would the
market supports.
The property can only be appraised under the current legal permissible use (what it
is zoned for). This property is currently in the Comp Plan and on our Zoning Maps as PI -
the same as our City Parks.
I haven't had a chance to look at the current appraisal from the Water Department, but
they may be appraising the property more for sale as residential. Mr. Hoeft would you
know the criteria they used for this appraisal residential use or park?
He also gave me the names and numbers of Park Land Appraisers should we want to go
that route.
In addition it is to my understand the Water Department or the purchaser would have
to request a variance or a rezone in order to accommodate residential use of this
property. Am I correct on this Mr. Hoeft?
Mary
1
Page 1 of 1
l
Kim Stephan
From: John Meyer [JMeyer@centervillemn.com]
Sent: Wednesday, February 02, 2005 10:06 AM
To: kstephan@centervillemn.com
Subject: FW: Park & Rec
~----Original Message-----
From: John Meyer [mailto:JMeyer@centervillemn.com]
Sent: Tuesday, February 01,20052:48 PM
To: (wayne.leblanc@unisys.com)
Subject: Park & Rec
Wayne
Current balance in Park Fund is $317,160.62 and current balance in trail ways fund is $12,500. Potential
receivables from future development have been estimated to be $ 207,000. Attached is a Capital Improvement
Plan that list potential activities and related cost for park and recreation activities. The activities and related costs
are subject to change based on actual activities and actual cost. I hope this will help. If you would like any
additional information, please email or call (651-429-3232). Thanks.
John Meyer
City of Centerville
2/2/2005
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Memorandum
Engineering Division
1900 Rice Street
Saint Paul, MN 55113
To:
Theresa Bender, City Clerk
City of Centerville
1880 Main Street
Centerville, MN 550}81----.
Bill Tschida ~ .
Phone: 651-266-6265
Date: January 20, 2005
From:
Re: CitV of Centerville purchase of Board of Water Commissioners lot(s)
at 1601 Lamotte Dr.
Ms. Bender:
Enclosed please find a copy of the January 5, 2005 appraisal of the lots by Orion Appraisals,
Inc. and two abbreviated summations of sale options; o~e f~x the City's purchase of Parcel 1
only and one for its purchase of both Parcel 1 and Parcel 2. Although not requested by the City
nor Mr. Hoeft, I prepared the option for both iots in the interest of saving the City time in its
deliberations should it request that purchase option.
Also enclosed for your reference is a t.educed partial copy of the boundary survey showing the
approximate location of the reduced 20-foot wide flowage easement.
As stated in the two summation documents, Option A (pipe to be relocated) is subject to
agreement by the City to terms of purchase by March 18, 2005 and execution of a purchase
agreement by May 31, 2005, and Option B (pipe to remain in place) is subject to agreement by
the City to terms of purchase by February 18, 2005 and execution of a purchase agreement by
March 4, 2005.
I will be in the office every day for the next few weeks and would look forward to quickly
addressing any questions or concerns the City may have regarding its purchase options or
ft;>l. :;':':::,(';;":;-~~:;.H.=.:':.~ fog istics- of a~-sa r e~ ." /- ,c..-:. . "",-:,:'~Li:::~'.;::~;.~;.:..::..;j:;'~:;'...:,; .:~;;..:.~;.;:-~~:;..~~.;.,~,.-;::::.~:;.;<-.f<~;'~;;~';'i~~~~;;':~~,".~.t~I;;';;~~~~~~~;g~4:.%t::;j;t~~'.,.i::..:~::.l:-.8'.:'i~t.~:i{~.#l-i~~~1(~:..!:;.:~:r~_~l1?~~':;;tt'~~ -'';~'::rf~
Enclosures: 4
Copy: Steve Schneider, General Manager
V: \ Engineering \ BTSCHIDA \ MEMOS\ CenteNilIe_Bender_0l-2G-05.doc
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File #: 5102
AN APPRAISAL REPORT
OF
Two, single family lots
(One lot improved with a dweIllng)
LOCATED AT
1601 Lamotte Drive
CenterviIIe & Lino Lakes, Minnesota
AS OF
January 5, -2005
. FOR
Saint Paul Regional Water Services
.- . ~
Engineering Section
1900 Rice Street
St. Paul, MN 55113-6810
Attention: Mr. Bill Tschida Phone: 651-266-6265
iG~~...~t'-==~~~~~~"::;;':_~~b~~l~~:::f:i>~~~~~~ij:Y;~'f4g~~~~~~~;~~~~~"t:.~~.iL~~~~~-i:.~~J.~~,~~~~~~~
Orion Appraisals, Ine.
~t'r
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F. W. Gergen, MAl,
Appraiser
. '.;
,:'/
'.'.,(.
.b Jariuary,lO, 2005
. ,
Olt!t)l~:'
Comm~r~ial& Indusfri;;:J
Maihinerp?Equipment' .
, .' Appriiisal$pecialist,s "
. ,. ..'
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f
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1v1:r. .Bill,1schida . " , .
',.' pam!P(lul Regio'llal Water Services'
E~gmeering: s.~ction " " ,
,l.900RiGe ;-;treet , " .
"St. ,Paill;MN 55113~68)O .
~ . . .
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3435 Willow Ltl,ke Blvd. -.suiti,l 00" St, Fail!, 14N 55110 . , ',.'
(Ci51) 636-1333 . FaX (651) 636-2133' '{800)27f.;9677 '~UJUJw.(jrio'nappraisals.c;m'
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SALIENT FACTS AND CONCLUSIONS
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GENERAL DESCRIPTION: Two single family residential lots with one improved
with a 2-1/2 story, single family frame dWlelling
LOCATION: Vacant lot: Parcel #1
Adjacent north of 1601 Lamotte Drive
Single family dwelling : Parcel #2
1601 Lamotte Drive
Centerville and Lino Lakes, Minnesota
. .
PID #: 22- 31-22-41-0002
PROPERTY OWNER: City of St. Paul, Board of Water Commission '
LAND SIZE: Parcel #1: 23,184 sq. ft. 112 Front ft.
.' Parcel #2': 23,184sq.ft. 112 Front ft.
, ZONING: Lino Lakes portion: R-l, Single family
Centerville portion: PI - Public/Semi-private
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,2003 ASSESSOR'S Land: $ 76,700
MARKET VALUE: Building: $ 82.000
Total: $158,700*
*IncIudes home, home site and adjacent lot
REAL ESTATE TAX LEVY: o - 2004 Tax Exempt r
APPRAISER'S OPINION As Is Vacant
OF MARKET VALUE: PARCEL #1: $336,000
PARCEL #2: $336,000
DATE OF VALUATION: January 5, 2005
APPRAISER: F. W. Gergen, MAl
Certified General Real Property Appraiser
- - ,,' _,. _ _ ,_ , ,n
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TABLE OF CONTENTS
SALIENT FACTS AND CONCLUSIONS ...................................... 3
TABLE OF CONTENTS ................................................ 4
ASSUMPTIONS AND LIMITING CONDITIONS " . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
'METRO MAP ........................................................ 8
" .
. PURPOSE OF THE APPRAISAL. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11
,
MARKET VALUE DEFINED . . . . . . . . . . . . . . . . . . . . . . . . . .'. . . . . . . . . . . . . . . . " 13
PROPERTY DESCRIPTION . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 14
PROPERTY IDENTIFICATION NUMBER AND LEGAL DESCRIPTION. . . . . . . . . . . . . " 14
REAL ESTATE TAXES AND ASSESSMENT ................................. 15
.~
mSTORY .;.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 15
ZONING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 15
DISCUSSION OF THE CITY/NEIGHBORHOOD . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 17
CITY/AREA MAP ..................,................................. 18
DESCRIPTION OF THE SITE - PARCEL #1 . . . . . . . . . . . . . . . . . : . .. . . . . . . . . . . . .. 19
HIGHEST AND BEST USE - PARCEL #1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " 20
DESCRIPTION OF THE SITE - PARCEL #2 . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . '" 21
DESCRIPTION OF IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 22
I.
PLAT MAP SURVEY .............. '. . . . . . . . . . . . . . . . . . . . . . . . . .'. . . . . . . " 23
HIGHEST AND BEST USE DEFINITION. . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . .. 24
LAND VALUE . . . . . , . . . . . . . . . . . . . . . . . .. . . . . . . . . . . '. . . . . . . . . . . . . . . . . " 26
CORRELATION OF THE DIRECT SALES COMPARISON APPROACH. . . . . . . . . . . . . .. 36
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ADD END A .................,...............".................. 38
QUALIFICA TrONS . . . . . '.' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . .. 39
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ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the Appraiser appearing in this appraisal report is subject to the following
conditions an9- to such specific and limiting conditions as are set forth by the Appraiser in the
report: .
1. The Appraiser assumes no responsibility for matters Of a legal nature affecting the property
appraised or the title thereto, nor does the Appraiser render any opinion as to the title,
which is assumed to be marketable. The property is appraised as though under responsible
. ownership and management. Existing liens or encumbrances have been disregarded, and
the property has been appraised as though free and clear ot"existing indebtedness, unless
otherwise stated in the report. No easement search has been made or noted except as may
be described in this report. . .
2. Any sketch in this report is included to assist the reader in visualizing the property, and
the Appraiser assumes no responsibility for its accuracy. The Appraiser has made no
survey of the property. The legal description used in this report is assumed to be correct.
3. The Appraiser assumes that there are no hidden or unapparent conditions of the property,
subsoil, or structures which would render it more or less valuable. No soil tests were
either requested or made in conjunction with this appraisal, and the Appraiser assumes no
responsibility for such conditions or for engineering which might be required to discover
such factors.
4. Information, estimates and opinions furnished to the Appraiser and contained in this report
were obtained from sources considered reliable and believed to be true and correct.
However, responsibility for accuracy of such items is not assumed by the Appraiser.
5. Disclosure by the.Appraiser of the contents of this appraisal report is subject to review in
accordance with the by-laws and regulations of the professional appraisal organizations
with which the Appraiser is affiliated.
6. On all appraisals involving proposed construction, the appraisal report and value
conclusions are contingent upon completion of the proposed improvements in accordance
with the plans and specifications submitted to the Appraiser for review. As per USP AP
Standards 1-4.h; the appraiser must examine plans & specs or equivalent, the anticipated
completion time frame and estimated costs of the project.
7. The Appraiser is not required to appear in court or give testimony by reason of completion
'. of this assignment without predetennined arrangements .and agreements.,.;. .c,_ . -';';~.~_..".~"..=~.. ,_.,,;.,..~.:.;. .
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8. The market value herein assigned is based on conditions which are applicable as of the date
of the appraised value. This market value may be the same but also may vary at a later
date due to changing market conditions. It is the Appraiser's opinion that the subject
ptoperty would sell in an appropriate time period should it be offered on the open real
estate market at this time at about the appraised value subject to the appraisal assumptions;
but a guarantee of such sale is not implied or warranted.
9. Neither all nor any part of the contents of this report, especially any conclusions as to
value, the identity of the Appraiser or the firm with which he is associated, or any
reference to the Appraisal Institute shall be disseminated to the public through advertising
media, public relations or news media, sales media, or' any other public means of
communication without the prior written consent and approval of the Appraiser.
10. This appraisal report and its contents must be regarded as a whole and any excerpts from
this appraisal cannot be used separately and if used separately, invalidates this appraisal.
11. It is assumed tliat there is full compliance with all applicable federal, state and local
environmental regulations and laws unless in compliance is stated, defined and considered
in the appraisal report.
12. It is assumed that all applicable zoning and use regulations and restrictions have been
complied with, unless a non-conformity has been stated, defined and considered in the
appraisal report.
. .
13. It is assumed that all required licenses, consents or other legislative or administrative
authority from any local, state or national governmental or private entity or organization
have beeJ? or can be C2ptained or renewed for any use on which the value estimate contained
in this report is based.
14. It is assumed that the utilization of the land is within the boundaries or property lines of
the property described and that there is no encroachment or trespass unless noted within
the report.
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15.
No environmental impact studies were either requested or made in conjunction with this
appraisal, and the Appraiser hereby reserves the right to alter, amend, revise or rescind
any of the value opinions based upon any subsequent environmental impact studies,
research or investigation.
i 16. Although their existence was n9t observed, hazardous materials, toxic waste or other
I. . ... .. . ..... .. ...... .. ......... potential environmental concerns may have an effect on the value of the The
;,;',:;';c:""'~~.":';':;;';;'""''';L;;;;'"';;.,(-appfaiset is:nof qualified to detect such .
17. This appraiser assumes the site to be free of any and all environmental concerns.
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18. If the attached appraisal report considers an analysis of existing lease data, this analysis is
restricted to the lease terms as provided to the appraiser and not on our review of lease
documents. Any review of lease data is also restricted to only economic considerations
and not legal provisions or restrictions. . .
19. The Americans with Disabilities Act ("ADA") became effective January 26, 1992. I (we)
have not made a specific compliance survey and analysis of this property to determine
whether or not it is in conformity with the various detailed requirements of the ADA. It
is possible that a compliance survey of the property, together with a detailed analysis of
the requirements of the ADA, could reveal that the property. is not in compliance with one
or more of the requirements of the Act. If so, this fact could have a negative effect upon
tbe value of the property; Since I (we) have no direct evidence relating to this issue, I (we)
did not consider possible non-compliance with the requirements of ADA in estimating the
value of the property.
20. The date of value in this assignment is after September 11,2001, the dat~ of the terrorist
attacks in New York City and Washington, D.C. These attacks, and the events that have
ensued,. have impacted the U.S. economy in a variety of ways. In analyzing market
conditions 'in this flPpraisal assignment, the appraiser has applied the best available means
to measure the effect of these attacks and ensuing events.
21. We are disclosing that we are familiar with and have experience in this area and property
type.
22. Acceptance of and/or use of this appraisal report constitutes acceptance of the foregoing
general assumptions and general limiting conditions. After the report is complete and
delivere~,.the scope of this assignment is finished, Orion Appraisals, Inc'. is available for
additional consultation or evaluation work, billed at an hourly rate.
23. This is a Self-Contained Land appraisal and is intended to comply with the Financial
Institution Reform, Recovery and Enforcement Act of 1989 (FIRREA) Title XI
Regulations and the Uniform Standards of Professional Appraisal Practice (USP AP) of the
Appraisal Foundation reporting requirements under Standards 1 & 2 excluding standards
1-4 (b) which calls for the Cost and Income approaches. These approaches are non-
contributory to this value estimate since no improvements are on the subject property.
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ISANTI CO.
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SHERBURNE CO.
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COL'OGNE ~s,
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LE SUEUR CO.
RICE CO.
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DAKOTA CO.
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HEIDELBERG
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GO~DHUE CO.
\9 Hedberg Maps, lnc. (612) 927-91 OS
Twin Cities Metropolitan Location
PHOTOGRAPHS OF SUBJECT PROPERTY
View to the northwest from Lamotte Drive at mostsouther1y Subject lot improved with dwelling
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View to the northwest from Lamotte Drive at most northerly Subject lot
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PHOTOGRAPHS OF SUBJECT PROPERTY
View to the south along Lamotte Drive with Subject lots on the right
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View to the north along Lamotte Drive with Subject lots on the left
PURPOSE OF THE APPRAISAL
The purpose of this appraisal is to provide an opinion of the market value of the property
described her~in with an effective date of January 5, 2005. The date of the report which mdicated
the time frame of all market assumptions is also January 5, 2005. The estimate .of market value
is predicated upon the definition of market value contained herein.
ESTIMATE OF PROPERTY EXPOSURE TIME
Exposure time is defined as the estimated length of time the property being appraised
would have been exposed on the market prior to the hypothetical corisummation of a sale at market
value on the effective date of the appraisal; a retrospective estimate based upon an 'analysis of past
events assuming an open and competitive market. The previous exposure time relating to the
value estimate herein has been estimated at one year. This is based on historical sales of general
lake front property throughout the Twin Cities area.
INTENDED USE OF THE REPORT
Pursuant to the request of Mr. Bill Tschida of the St. Paul Regional Water Services, our
client, we will provide an opinion of the market value so that this appraisal may be used for
disposition and possible sale considerations. This report is for the sole and exclusive use of the
client and assignees for the above stated purposes. No other use or tisers of this report are
intended by the appraiser. Written authorization must be received from the client before releasing
the r~port to any other party .
SCOPE OF THE APPRAISAL
The subject of this appraisal is two, vacant single family residential lots with one improved
with a single family dwelling. This dwelling is considered to be functionally and physically
obsolete and an economic hindrance to the land. The highest and best use of the site that this
dwelling is situated on, is considered to be for the dwelling to be removed and the land improved _
with a mid to upper bracket home. The appraisal therefore will,co~sist of two, vacant single
family lots, each containing 112 feet oflake frontage and approximately 23,184 square feet.
The property is located on the southeast side of Centerville Lake, on the northwest side of
Lamotte Drive at 1601 Lamotte Drive in both Centervilleand Lino Lakes, Minnesota. These
assumed vacant parcels will be appraised utilizing the Direct Sales Comparison Approach only.
. This is a Complete Land Appraisal and is intended to comply with the USP AP reporting
requirements under Standards 1 & 2 ~xc1uding Standard 1-4(b) which calls for the Cost' and
Income appn;) aches . These approaches are non-contributory to this value estimate since we h~ve
:;r"""g;,\;',~~..y.tc~;~;r aSsUm~d' iliat' thfrsitei'rati:rvacane:'')'{';'';;::;''~''''~:':':':;:':'':'2.;,;:,.:;:::'];:":?"","-::";Y;;.';;"'i'g;2-..'>"i,,;;,,~,,,g;,,~; :,;.;:.:t,c~,~_";::-;>s._~.~~~.~",?..":;,,
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The subject property is appraised as vacant land.
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The subj ect property has been inspected on various occasions and most recently on January
5,2005. The photographs of the subject induded in this report were taken on this most recent
date of inspection. Neither the owner nor any representative were on the premises at the time of
inspection. The parcel sizes were taken from a survey of the property.
We have considered easements, restrictions, encumbrances, leases, reservations,
covenants, contracts, declarations, special assessments, ordinances, or other items of similar
nature. These items have been reflected in the appraised market value.
PROPERTY RIGHTS APPRAISED
The subject property was appraised as title in fee simple, as a whole, unencumbered, and
subject to the contingent and limiting conditions outlined herein.
APPRAISAL PROCESS
Theteare three basic valuation methodologies that may be used by appraisers in the
estimation of Market Value. They are: the Cost Approach, the Direct Sales Comparison
Approach and the Income Approach ( if an investment property). These three approaches analyze
data from the market to develop an independent opinion of value for the subject.
The Cost Approach is based on the premise that the informed purchaser would pay no
more than the cost of producing a substitute property with the same or similar utility as the subject
property. It is particularly applicable when the property being appraised involves relatively new
improvements which represent the highest and best use of the land.
The Direct Sales Comparison Approach has as its premise a comparison of the subject
property with others of a similar design, utility and use that have sold in the recent past. To
indicate a value for the property, adjustments are made to the comparables for differences with the
subject. This approach is most applicable when an active market provides sufficient quantities of
reliable data and is unreliable in an inactive market.
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The Income Approach is the procedure in appraisal analysis which converts anticipated
benefits (dollars and amenities) to be derived from the ownership into an opinion of value. The
Income Approach which is widely applied in income-producing properties anticipates future
income and /ot reversions and discounts this to a present value through the capitalization process.
Normally, these three approaches will each indicate a different value. The final step for
the appraiser is to analyze the strengths and weaknesses of each approach and correlate a fmal
of
This is a land appraisal. The omission of the Cost Approach and Income Approach are
customary and complies with USP AP regulations.
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MARKET VALUE DEFINED
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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:
1. buyer and seller are typically motivated;
2. both parties are well informed or well advised, and acting in what they consider
their best interest;
3. a reasonable time is allowed for exposure in the open market; .
4. payment is made in terms of cash in United States dollars or in terms offinancial
arrangements comparable thereto; and
5. 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.
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PROPERTY RIGHTS APPRAISED
The property rights appraised are of the Fee Simple Estate subject to title report
exceptions. Fee simple is defined as follows:
Absoluie ownership unencumbered by any other interest or estate subject only to the four
powers of government.
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PROPERTY DESCRIPTION
The subject of this appraisal consists of two single family residential lots with one
improved with an older and obsolete, two and one-half story, wood frame, single family dwelling.
. The lots are designated Parcels #1 and #2 and contain 112 feet of frontage on Centerville Lake and
approximately 23,184 square feet each. These lots are located on the southeast side of Centerville
Lake and partially in Centerville and partially in Lino Lakes, Minnesota.
PROPERTY IDENTIFICATION NUMBER AND LEGAL DESCRIPTION
The subject property has been assigned a street address of:
1601 Lamotte Drive
Centerville & Lino Lakes, Minnesota
The property is legally described as follows:
PARCEL #1:
That part of Sections 22 and 23, Township 31 North, Range 22 West lying within
the following described line: Beginning at the northeast corner of said Section 22,
(northwest corner of said Section 23) thence North 130 degrees 00 minutes 00
seconds East a distance of 180 feet more or less to the northerly line of Lamotte
Drive; thence southwesterly along said northerly line - a distance of 120 feet more
or less; thence North 50 degrees West a distance of 180 feet more or less; thence
northeasterly a distance of 120 feet more or less to the point of beginning. (See
Plat Map after DESCRIPTION OF THE SITE for location of 45 foot utility
easement across subj ect property) .
PARCEL #2 - LOT WITH SINGLE F AMIL Y DWELLING:
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That part of Sections 22 and 23, Township 31 North, Range 22 West lying within
the following described line: Commencing at the northeast corner of said Section
22, (northwest corner of said Section 23) thence North 130 degrees 00 minutes 00
East - a distance of 180 feet more or less to the northerly line of Lamotte Drive;
thence southwesterly along said northerly line - a distance of 120 feet more or less.
to the point of beginning; thence continuing southwesterly along said northerly line
of Lamotte Drive - a distance of 100 feet; thence North 50 degrees West a distance
of 180 feet more or less; thence northeasterly parallel with the northwesterly line
of Lamotte Drive - a distance of 100 feet more or less; thence North 130 degrees
East - a distance of 180 feet more or less to the point of beginning. (See Plat Map
"~c;;2);;;c:0.;:,~c:.",,.;:c::"/after D ES€RlPTION OF THE SITE for IcfCatiOii'6f 45 fOOtutility;e~{semelltti'cf6ssi.~",:~;;;,;..c,
subject property).
The entire property (including Parcels #1 and #2) has been assigned:
Pill #22-31-22-41-0002
14
CENSUS TRACT
502.03
REAL ESTATE TAXES AND ASSESSMENT
The Assessors Estimated Market Value and the Real Estate Taxes are as follows:
2003ASSESSOR'S ESTIMATED MARKET V ALUE:
2004 REAL ESTATE TAXES:
. LAND:
BUILDING:
TOTAL:
$16,700
$82.000
$158,700
Tax: exempt
HISTORY
The subject property has been in the possession of The City of S1. Paul (Water Service)
for a ni1mb~r of years. No recorded transfers of ownership have occurred within the past five year
period.
ZONING
The portion of the subject property lying in Lino Lakes is zoned R-l, Residential. The
portion lying in Centerville is zoned PI - Public/Semi-private. ;
The R -1, Residential zoning for Lino Lakes requires a minimum lot size of 10,800 square
feet 'with a minimum setback from the high water mark of Centerville Lake of 75 feet. The
existing dwelling on the subject site is in violation of this setback requirement. The existing use
is allowed as a non-conforming use. If the dwelling were destroyed more than 50 %, the city could
require that the property comply with the existing requirements of the ordinance. We have
assumed that the owners of the subject property would adjust the width of the utility easement
across the subject site to accommodate the construction of a new single family dwelling.
The PI - Public/Semi-private zoning by the city of Centerville is designated for Some type
of public or institutional use and it would be very questionable that a rezoning to another use
would be allowed. We have however, valued the property at its highest and best use, which is
considered to be single family residehti?1.
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15
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DISCUSSION OF THE CITY/NEIGHBORHOOD
Centerville is a small community situated on 1,597 acres with 3,000 plus people, located
between Peltier lake and Centerville lake, approximately seventeen miles north of St.Paul, in
Anoka County. The city has excellent freeway access to lnterstate 35E which extends north and
soufujust east of the city. Anoka County Road #14 also extends east and west, through the center
of the cotnmlinity and intersects with Interstate 35E to the east. This is a desirable location for
any business needing a major highway access, visibility and being in a quiet community without
the congestion and noise inhered to a larger city.
The city was amajor rest stop between Stillwater and Anoka in the earliest days of the
, MIDnesota territory. Today the toWll still celebrates Centerville's rich French-Canadian heritage
with the annual "Fete des Lacs" , french for festival of lakes. The town was officially established
in August 11, 1857 when Minnesota was still a territory.
. Centerville' continues to grow; according to the 2000 U.S. Census population 3,202,
Centerville had the fourth highest rate of population growth in Minnesota and it does not seem to
be slowing down. The 2003 estimated population was 3,557 compared to 1,633 in 1990. The
Anoka county estimated population was 313,197 in 2003.
The co.mmunity profile indicates that some of the major employers of Centerville are; Eagle
Trucking with 60 employees, Waterworks Beach Club with 47 employees and Rehbein Inc., with
30 employees. The employment base is stable for a small city.
Residential development in Centerville' consists of a mix of single and multi family
housing. The growth has occurred primarily from 1980 to the present and nearly doubling in
population and home ownership. A steady growth period continues to the current date.
Recreational opportunities in Centerville include three city parks and the Rice Creek Chain
of Lakes Regional Park which contains 2,500 acres of natural and scenic wilderness. The park
has a swimming beach, a playground, campgrounds, cross country ski trails, fishing pier, The
Joseph E. Wargo Nature Center and a 18-hole golf course with club house.
Centerville is an older and established community with a good balance Of commercial and
residential development. It has good access to a major highway system being located on Interstate
35E, 20 miles nnrth of Minneapolis and 15 miles north of St. Paul. The community portends
stability and some economic growth in the future.
The subject neighborhood consists of the residential development around the east side of
Centerville Lake, south of Main Street (Highway 14) in the westerly portion ofllie community.
Homes' along this stretch of perhaps five to seven blocks are generally good quality, constructed
within the past 25 years and 'well maintained, There is a relatively new city recreational park on
, ,the east sl'd'e of Lamotte Dn've across the str'eet. from, th.e sublie'ct property' M"~""'''''''"",,,,,,,~,,,,;,~,,,,,,.,,__,,,",,,,,,,,_,,,,,,,,,,"..;.'. ""'"'"_"'4~:
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All convenience goods and services are available within the city with more extensive
shopping and services available in White Bear Lake, about 5 miles to the south. The subject
neighborhood will continue to expand easterly from Lamotte Drive as demand dictates. No
detrim~ntal influences are noted.
17
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DESCRIPTION OF THE SITE - PARCEL #1
LOCATION:
VACANT LOT
Northwesterly side of Lamotte Drive
Lying adjacent north of 1601 Lamotte Drive,
Centerville & Lino Lakes, Minnesota
AREA: .
23,184 Square Feet
SHAPE:
Semi - rectangular
112.00 feet of frontage on Cepterville Lake
207.00 feet +/- of average depth
EASEMENTS:
There is a 45 foot wide utility easement (42 inch water main) that
extends across the northwest~rly portion of the site and encumbers
appro~ately 40 % of the property.
ENCROACHMENTS:
None noted
. STREET
IMPROVEMENTS:
Paving:
Curbs:
Wa1ks:
Alley:
UTILITIES:
Electric:
Gas:
Sewer:
Water:
. Storm:
PARKlNG:
On site
FLOOD DATA:
Bituminous
None
None
None
. Xcel Energy
Xcel Energy
Public
Public
Public
No flood hazard
VISIBILITY:
Visibility is good from Lamotte Drive
TOPOGRAPHY:
Slopes very slightly toward Centerville Lake
. .
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19
SOILS:
ENVIRONMENTAL
FACTORS:
REMARKS:
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We were not provided with soil tests in conjunction with this report.
No suspicions of subsoil deficiencies were observed during
inspection. Consequently we are assuming that the subsoil is
sufficient to sustain existing or proposed improvements.
We have not been provided with environmental assessment reports
ofthe subject site. We are not aware of any environmental concerns
that may affect the value of the subject property.
The subject site is situated on the northwesterly side of Lamotte
Drive, and is situated part in Centerville and part in Lino Lakes,
Minnesota. The site lies between Lamotte Drive and an easement
that fronts on Centerville Lake. We have assumed that the owner
of the property would retain an access and flowage easement only
and that any sale of the site would include the full ownership of the
lake frontage.
HIGHEST AND BEST USE - PARCEL #1
The highest and best use of the subject property is for single family residential use. The
property is zoned partially PI - Public/Semi-private by the city of Centerville and partially R-l,
Single family residential by the city of Lino Lakes. The highest and best use of the subject site
is for single family residential use . We will therefore appraise the property based on its highest
and best use as residential.
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20
DESCRIPTION OF THE SITE - PARCEL #2
IMPROVED WITH A SINGLE FAMILY DWELLING
LOCATION:
Northwesterly side of Lamotte Drive
1601 Lamotte Drive, Centerville & Lino Lakes, Minnesota
AREA:
23,184 Square Feet
SHAPE:
Semi-rectangular .
112.00 feet of frontage on Lamotte Drive
207.00 feet +/-',of average depth
EASEMENTS:
There is a 45 foot wide utility easement (42 inch water main) that
extends across the northeasterly portion of the site and encumbers
approximately 40 % of the property . We have l;>een informed by the
owners that the size of this easement. could be adjusted to
accommodate the construction of the new single family home.
ENCROACHMENTS:
The garage that is situated on the subject site is partially within th~
above referenced utility easement.
STREET
IMPROVEMENTS:
Paving:
Curbs:
Walks :
Alley:
UTILITIES:
Electric:
Gas:
Sewer:
Water:
Storm:
PARKlNG:
Bituminous'
None
None
None
Xcel Energy
Xcel Energy
Public
Public
Public
On site - one car detached garage with ample on sIte areas.
FLOOD DATA:
No flood hazard
VISIBILlTY:
Visibility is good from Lamotte Drive
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21
SOILS:
We were not provided with soil tests in conjunction with this report.
No suspidons of subsoil deficiencies were observed during
inspection. Consequently we are assuming that the subsoil is
sufficient to sustain existing or proposed improvements.
ENVIRONMENTAL.
FACTORS:
We have not been provided with environmental assessment reports
of the subject site. We are not aware of any environmental concerns
that may affect the value of the subject property.
REMARKS:
The subject site is situated on the northwesterly side of Lamotte
Drive, and is situated part in Centerville and part in Lino Lakes,
Minnesota. The site lies between Lamotte Drive and an easement
that fronts on Centerville Lake. We have assumed however thatthe
owner of the property would retain an access and flowage easement
only and that any sale of the site would include the full ownership
of the lake frontage.
DESCRIPTION OF IMPROVEMENTS
t '
The subject improvements consist of a 2-1/2 story, wood frame, single family dwelling,
originally constructed around the turn of the 20th century. Gross living area on the first and
second levels is 1,536 square feet with an additional 350 square feet finished in the attic area.
There is a partial basement measuring about 12 x 12 feet. There is also a one car detached garage
with a shop and storage on the south and west sides of the structure.
This dwelling is considered to be a misplaced improvement for the site. The value of the
lot, vacant and available for home construction, far exceeds the value of the existing home and lot.
We have therefore considered the dwelling to have no contributory value.
22
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HIGHEST AND BEST USE DEFINITION
The highest and best use of the subject property is for single family residential use. We
have been informed by the owner that the existing utility easement across the subject sites could
be adjusted. to accommodate the construction of new dwellings on the sites if the existing
improvements were removed.
The following definition of Highest and Best Use is taken from Real Estate Appraisal
Terminology, Byrl N. Boyce, Cambridge, M.A.: Ballinger, 1984, p.127.
Thatreasonable and probable use that will support
the highest present value, as defined as of the effective date of the
appraisal. Alternatively, that use, from among reasonably probable
and legal alternative' uses, found to be physically possible,
appropriately supported, fmancially feasible, and which results in
highest land value.
The definition. . . applies specifically to the highest and
best use of land. It is to be recognized that in cases where a site has
existing improvements on it, the highest and best use may very well
be determined to be different from the existing use. The existing
use will continue, however, unless and until land value in its highest
and best use exceeds the total value of the property in its existing
use.
The four tests of Highest and Best Use are those outlined above, i.e. physicallypos.sible,
legally permissible, financially feasible, and maximally productive.
Highest and Best Use for the subject property is examined on an "as vacant" and "as
improved" basis. The criteria for the Highest and Best Use for the subject are set forth in The
Appraisal of Real Estate, Twelfth Edition, Appraisal Institute, 2001, p.p. 305-327.
The following tests must be met in estimating the Highest and Best Use ofa vacant parcel:
there must be a, profitable demand for such use and it must return to the land the highest net return
for the longest period of time. These tests have been applied to the subj ect site and are discussed
as follows.
AS THOUGH VACANT
'"'<'~~'\"'~:':':""<"C' '
Physically Possible - One of the first constraints imposed on the possible use of a site, as
if vacant, is dictated by its physical characteristics. Size, shape, area and terrain affect the uses
for which a site may be developed. Utility of a parcel may depend on its frontage and depth.
Considerat~gn mustalso be made of,its potentiaI use rather than. its aCt:lIa111se.. The m~~ffi1~~R~~<"1:~,:~"..;;;;';'~:;;fi';;,~,;:o;li
';'0 fthe land "Nrrs1:' Bb'; det~li:niried :",~",;,';:"h~Sw.>~;:,'::'c:.,;:.c;;'c:,,,"""':',."';.~~.,.";,:."~..,,~,,:,,~",i~,:i,';',,,,:,,, :";.;....,,~,i"=,..,. .,..0 " ".
As noted in the "Site Data" section of this report, the two sites contain approximately
23,184 square feet each. The topography of the sites is generally level with a minor slope tothe
lake.
24
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As of the date of the inspection, the southerly site was improved with an outdated dwelling
and the second site was vacant. Land uses surrounding the site consist of single family residential
and p"ark facilities.
In summary, the sites phys~ca1 characteristics, in terms of size, shape and topography
. permi! a variety of uses. The s.urrquuding neighborhood and the extensive residential development
in1;he area would suggest that single residential use would be the most compatible"for the subject
properties.
Legally Permissible - We have considered the uses which are permitted by public and
private restrictions of the site. The effect of zoning and the usesalIowed by current zoning, or
the reasonable probability that a change in zoning could ot would be effective within a reasonably
probable period of time must also be considered. The portion of the subject sites that are located
in Lino Lakes are zoned R-l, single family residential. The portion of the subject sites that are
located in Centerville Lino Lakes are zoned P-l, Public/Semi..,Private use. We have assumed for
purposes of this analysis, that an appropriate zoning could be accomplished to effect the
. construction of single family dwellings on the sites.
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. Financially Feasible - After satisfying the first two tests, and considering the potential uses
possible based on the physical and legal limitations of the site, the uses must be analyzed to
determine if they are indeed financially feasible.
Maximally Productive - Of the financially feasible uses, the use that produces the highest
price or value consistent with the tate of return warranted by the market is the Highest and Best
Use.
CONCLUSION
Highest and Best Use. as if Vacant - Based on the preceding analysis and considering the
demand in the market, the extensive r~sidential development in the area and the location on
Centerville Lake, the Highest and Best Use of the subject property is for single-family residential .
development:
. ~ . -' - --, - .
~~t~~~~~~~~:;~.i~~;;1~~~~':~:::.i:~::'::~~;::~~~,;::~-';~'~~.ii:"~;?~~~~J.~~,\:"1;J.~~;~~3.i~~j:~:~-:':~~'~":1;;;:..,;~,~.::;:.?~~~::;~::.~.;~;::;'1-,!,:,?..:.:.-;,~~~~;~~,~-.:;:~~~,:;,t'.7'.:~~~~~~i,,~;-~?fi"!~'~~~~~~~~~
Note: A complete highest and best use analysis WaS not prepared since it is beyond the scope of
the appraisal assignment. A complete analysis would include a feasibility study which would
thoroughly illustrate area demographics, legal confonnity and surrounding land USes,
neighborhood growth, and physical capabilities.
25
i
LAND VALUE
In arriv:ing at the market value of the subject sites, we have relied entirely upon the sales
and offerings of vacant land. Sales and/or offerings are considered to best reflect the thinking of
the typic31 buyer in the marketplace. This approach, which is referred to as the Direct Sales
Comparison Approach, employs dependable sales data available for properties that are truly
competitive with the subject property including the terms and conditions of the transactions. It
should be realized that there is a wide spectrum of buyer and user motivations and purposes :in the
residential real estate field. A comparison has been made on the basis of the subject properties
having a Highest and Best Use if vacant for single family residential development similar to that
of the comparable properties. In establish:ing a basis for value, the major characteristics of a
residential site that require analysis include:
1. Physical characteristics: size, shape, dimensions, topography, drainage, etc.
2. Zoning and other public controls: use restrictions, structural restrictions, setback
requirements, height limitations, and on-site parking requirements.
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3. Location: access, transit, highways, visibility, utilities, capacities, corner influence, costs,
and characteristics of surrounding property.
4. Availability: priCes of comparable property, fipancing terms.
Precise and specific factual information can be obtained concerning most of the above
factors. Some require further analysis. It is in terms of this analysis that standards of what is
appropriate, and acceptable, must be developed. The foIIowing lot sales are considered to provide
the best indication of value for the subject property assumed to be vacant.
I '
Q,~::~~~.::;'~~'::~';:;'~';;S~"1c:;:':;-:;';'~>~;~;:;"~::';;':';:;~):Z~:;:~;~~",~{-:.;:-;:;::,c;;:~'~;;-~~c.::;:n~;,;;:'~,'~::-~:'2;'~L::.-..:::,,;,~.~:;~..:;g~,~Ii;l~8;,,:;';..2'..~~:':'.";",.1.;'~~"_~,,;:,',,~.:--;~~~~~,:~.~:.':::!'::~~~;l;~:~,;~;'~:t~~~~:;-:::~",,~-;~2;,;;':.':;~~~~,""~.;:;;::;.~~~~~l,~~:::-,.';,0.:;;'~
26
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ADruSTMENT ANALYSIS
The sales comparison approach requires adjusting and analyzing comparables to derive a
value estimat~ for the subject. The various sale prices are adjusted after identifying relevant
adjustment factors and after quantifying the effect of a difference between the comparable and
subject. Before any adjustment can be identified or quantified, a sale must be sufficiently
comparable to the subject. Even if sufficiently comparable, a determination must be made as to
the adequacy of information collected concerning a sale.
The difficulty in quantifying adjustments is a result of real ~state being unique in nature,
with no two properties being identical. Additionally, not all differences require an adjustment.
This is true if the market does not pay a premium or lower the price for a difference between
similar properties. The appraiser typically will have to rely on reason and experience to decide
which differences should be adjusted, as well as the magnitude of any adjustment.
The most appropriate use for an adjustment grid and pairing sales for specific dollar or
percentage adjustments is for simple properties where relatively few adjustments explain
differences in value. Vacant land, simple retail, some industrial, and residential properties fall ;
into this category.
Another ,consideration in the sales comparison approach is that adjustments can be
overlapping. Overlapping adjustments are those that look like independent adjustments, but may
in fact be explaining the same market consideration for differences in price. For example,
adjustments for ;utility, location, zoning, and traffic count may be overlapping adjustments and
may all be included in the market perception oflocation. Ifvarious location factors such as traffic
count or zoning are delineated for adjustment, the appraiser should consider the specific effect of
each factor on value.
The following are generally accepted adjustment categories. The first four categories, real
property rights conveyed, financing, conditions of sale, and market conditions are cumulative.
Normally a sale should be adjusted for the cumulative adjustments before the remaining
adjustments (location, physical, and other) are applied. Location, physical characteristics and
other adjustments are additive, and may be made in any order.
1. Real property rights conveyed - The real property rights conveyed is the first adjustment
because the appraisal of the subject property rights can only be compared to similar
property rights. If no information can be obtained to extract an adjustmept of, for
example, a fee simple interest to a leased fee interest (or leased fee to fee simple), then the
sale should not be used. In practice, a sale of a fee simple interest is typically not
compared to a leased fee or leasehold estate. Typically, comparability required omitting
;;:.""b~';'~,i;!;~~~'1:ffigy:~ sales of different property interests ;g, As may be seen~' this is' a"major reasoifwlW this: isthe::;~i~~~"~;\~;;,,
first consideration. A sale of a leased fee estate may be used (if appraising fee simple) if . .
the appraiser is convinced that the rental structure is at market, or if there is a short time
left on existing leases and the affect of the leases can be adjusted, or if substantial
information is available to adjust for the value of the leased fee to fee simple (for example
having an indication of the value of the leasehold estate).
27
2. Financing - A financing adjustment is actually a specific motivation adjustment and often
is not capable of being accurately derived from a mathematical discounting process. The
most reliable financing adjustment is from paired sales but such detailed data is generally
not available from sales information. In practice, the parties in a transaction should be
consulted concerning the effects of favorable (or unfavorable) fmancing and this should be
compared to a mathematically derived indication by discounting the payments specified by
the transaction at the market rate of interest. The most commonly used market value
definition requires appraising to "cash, with typical institutional financing or other stated
terms. "Furthermore, if the subject is assumed to have other than typical institutional
terms, the terms and the effects of the financing on the appraised value should be set forth
in the report. Generally, it is good practice to indicate the cash value of the subject and
bottom line the effects of the financing assumed in the appraisal. None of the comparables
required adjustment for financing since they are all cash or at market financing terms.
3. Conditions of sale (motivation) - The fIrst three adjustments, including conditions of sale -
are applied before the market conditions adjustment. This is because the motivation of the
parties in the transaction to agree on the price paid was at the time of sale. As with
property rights conveyed, a motivation other than that assumed in the value definition may
require discarding a sale from consideration. For example, if a sale were affected by
undue duress, then no appropriate adjustment could probably be derived. However, an
adjustment for plottage, purchasing additional land for expansion or parking, and other
typically motivated sales may have an adjustment that may be inferred from the market by
comparison or from information provided by the buyer or seller. None of the listed sales
. are considered to be reflective of this condition.
4.
Market conditions (time) - A time adjustment is a market conditions adjustment because
it is changes in the marketplace, and not the passage oftime, that causes prices to change
(the principle of change). A time adjustment is a cumulative adjustment within the sales
comparison approach that requires a mathematical computation. Time adjustments may
be straight-line (noncompounded) or compound (curvilinear). Neither method is more
appropriate than the other as long as market changes are accurately adjusted, and as long
as the procedure used is consistent with the method used when a time adjustment was
abstracted and with the manner in which it was applied. We have observed a consistent
pattern of change in the market for lake lots over the past 10 year period. Comparable
Sale #9 represents a resale of Comparable Sale #8 after 2 years or 24 months. These sales
reflect an inflation rate of about 10% annually. We have therefore applied a time
adjustment to each sale based on 10% annually.
I
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5. Location - A location adjustment is an additive adjustment, while the previous four
adjustments are cumulative. Tracts of sinrilar highest and best use should be compared.
Generally, it is inappropriate to use sales of different highest and best use 'with an attempt
to adjust the differences for location. For example, it.would be better to obtain sales of
... _ . __ _. ____ .__ the, SaII1~ highest and lJestusefrom a larger area and adjust for differences in location than"," ......~,._ '.
':;':.:-.;::.'_.'~'",c;,;':;';'_ ~:~~.:e-~;;::.;,~.;;$ 5:~~O:::';::'::':"^L",,-:",~~i';;'';..-k'-:-'-:,..:~~::;,i;k~I~-:;:-;_.' ,~' ~;;;":;~;_;.'__..~;:.:..::;~=., \2.;':;;~'.'~~"~";;;,,,;~-,~-,,,=,,~,,~_.i,,,-,,,o:;=-.,-, ':'.>_'C='--~--:L _'.-,'-'-"o'_~- -,-,<,'~"",~o_~~"nc~_--"~,,"C""~"O~_"'"""''''''_~'':'''-c:..~,,",,~,.-=""::_"==~~""""''''''''''--''''-'L:;;'''''=:.___="..l=,",~~'----':l::''CO'-''''__''-=-''=i>'''''~~~''''';::':;;=~",0
--~.. - . ,-- . to obtainsaIes.. olpropeities ihataie closer to the subject but have a different highest and .
: best use. Because this adjustment is considered to b~ additive, it is netted out withphysical
and other adjustments. All the comparable sales were considered to have either park,
conservation, assemblage for density or residential purposes as their highest and best use.
No adjustments were, however made for location.
28
6. Physical differences - The adjustment process is an attempt to account for significant
adjustment factors between comparables and the subject. The comparables are adjusted
to the subject to make them like the subject. Therefore, if the comparable has a feature
that is b~tter than that found in the subject, a downward adjustment is applied. If the
feature is worse than that in the subject, or nonexistent in the comparable, an upward
adjustment is applied. The physical differences that exist between the Com parables and the
subject are adjusted to indicate a reasonable value conclusion for the property being
appraised. O:p.e of the basic characteristics of real estate is that it is unique. Because real
estate is unique and there are generally nilmerous differences between properties, only.
quantifiable Or significant differences should be adjusted. The physical differences are best
obtained (as are all adjustments) from a direct comparison of comparables. However,
because properties are generally not alike except for one difference, physical (and other)
adjustments are not easily abstracted from sales.
Adjustments for this category include size, shape topography, etc and each comparable was
adjusted as we deemed appropriate.
7. Lake Quality - This adjustment considers the quality of the subject lake as it compares to
the lakes on which the comparable sale are located. Some lakes are higher quality in that
they provide superior fishing and recreation opportunities and therefore are higher demand
and reflect higher front foot costs. Each sale property was adjusted for this category based
on our knowledge of these various lakes.
8. Other -' The other adjustment category is a catch-all for relevant adjustments that cannot
be categorized in the previous adjustments. The encumbrance of subject sItes with a water
line easement that requires special development considerations is adjusted under this
category as well as utilities.
Following is a list of comparable sale data used in the valuation of the subject property as
well as the adjustment grid prepared for the properties.
<.J
;~'~~:/j:~'L~~~~;:f~>'\""""""~~~~~;.~~~~~.~':;~~;~::~:,::1h'l;:~;;;:1:;~;~~~.'...;;;.:f;".~:i:~;;~~.2;r';::-,:t~~';';L:::';:~'..~,;:~;"'':;:::.2..Z:;:I:&~;~,:?~~.;.,~,:g~'"t~,;;~L;ff~~~~~;:{.:.::.:.::;:t;';;jt:~~-;:~~::. -" -. . .. -~'~1::fg;::;~h~~:f~~l:_". >, ~.;l&.~~~.s
29
SINGLE FAMILY LOT SALES
SALE NO. 1
Location:
1431 Mound Trail
Centerville
Oct 2004
$443,000
15-31-22-43-0013
100 feet of lake frontage = 36,590 square feet
$4,430
- .
Public utilities - Lake frontage on Centerville Lake
Date of Sale:
Price:
Legal/PID#:
Size:
Price/Front Foot:
Remarks:
SALE NO.2
Location:
5XX Warner Road
Mahtomedi
Sept 2004
$250,000
32-030-21-21-0025
128 feet of lake frontage = 78,400 square feet
$1,953
Public utilities - Lake frontage on Lake Washington
Date of Sale:
Price:
Legal/PID#
Size:
Price/Front Foot:
Remarks:
SALE NO.3
Location:
67XY:.. West Shadow Lake Drive
Lino Lakes
July 2004
$310,000
29-31-22-11-0005
200 feet of lake frontage = 27,400 _square feet + /-
$1,550
Private utilities - Lake frontage on Lake Reshanau
Date of Sale:
Price:
Legal/PID#:
Size:
Price/Front Foot:
Remarks :
30
l,
SALE NO.4
Location:
447 Cedar Road
East Bethel
June 2004
$149,000
Lots 1246-1250 Block 21and Lots 1301-1310 Block 22,
Coon Lake Beach
100 feet of lake frontage = 26,136 square feet +/-
$1,490
Private utilities - Lake frontage on Coon Lake
Date of Sale:
Price:
Legal/PID#:
Size:
Price/Front Foot:
Remarks:
SALE NO.5
Location:
7221 North Shore Trail N.
Forest Lake
June 2004
$465,000
04'-032-21-11-0011
70 feet of lake frontage = 60,112 square feet + /-
$6,643 ~
Public s.ewer: private water utilities
Lake frontage on Forest Lake
. Date of Sale:
Price:
. LegalJPID#:
Size:
Price/Front Foot:
Remarks:
SALE NO.6
Location:
709 .. ~ Street SE
Forest Lake
May 2003
$299,900
09-032-21-32-0025
56 feet of lake frontage = 17,000 square feet
$5,355
Public utilities - Lake frontage on Forest Lake
Date of Sale:
Price:
Legal/PID#:
Size:
Price/Front Foot:
Remarks:
~~'~-;i.~~;~.~;t~~:~::~':,Zt)7..~~~~g'~l~.r-~C'~~~~~~:.:_.~~,~~~~~~~;-::':~~~~~:;'~~;;:::~,:;:.:~.:i1;;1tD;~~~~"t.'"'~~'I::~?~~;~~~~~~i:::;::';;':~~~~:-:_':~-L,,:;::-.:.~~~~~~~~~\t:
31
G
SALE NO.7
Location:
122XX Ethan Avenue
Hugo
Feb 2004
$475,000
31-031-21-31-0001
$3,800
125 feet oflake frontage = 32,687 square feet +/-
Public utilities - Lake frontage on Bald, Eagle Lake
Date of Sale: .
Price:
PID#:
Price/Front Foot:
Size:
Remarks: .
SALE NO.8
Location:
364 Quail Road
Dellwood
312000
$155,000
17-030-21-42-0002
$2,013
77 feet of lake-frontage = 65,300 square feet
Private utilities - Lake frontage on Long Lake
Date of Sale:
Price:
PID#:
Price/Front Foot:
Size:
Remarks:
SALE NO.9
Location:
Resale of SALE NO.8
Dellwood
312002
$185,000
17-030-21-42-0002
77 feet pf lake frontage = 65,300 square feet
$2,402
Private utiJities - Lake frontage Long Lake
Date of Sale:
Price:
PID#:
Size:
Price/Front Foot:
Remarks:
::;':'~~G;);'i::;:2~'::;;x~:a~;:~.:G.;;:~,:;-1;:&:;~:-;;;;z;.~J~~;;1~g;;_7L";'~~;;;'..'.~~:~R~~;:~::;;:'7._:~;'-~;~':;;'~~:'~~;\:;'&'::{;~~;;S::~';'k~G;,,"~;~;,d~,~~~"~:~":"';l~~~~;;:1Z:;-~~~h:-:~~;~;;:!;~~~,;~;;~':~~~~"::;~;':;-~~~7~~~:t;:;;t;;':..?:::.~:.~~~~~;.:;;:.;.;~
32
J.
t
SUMMARY OF SINGLE FAMILY
LAKESHORE LOT SALES
1
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SALE NO. " DATE OF PURCHASE PRICE PER LAKE
SALE PRICE FRONT
FOOT
1 Oct 2004 $443,000 $4,430 Centerville
2 Sept 2004 $250,000 $1,953 Washington
3 July 2004 $310,000 $1,550 .- Respanau
4 June 2004 $149,000 " $1,490 Coon Lake
5 June 2004 $465,000 $6,643 Forest Lake
6 May 2003 $299,900 $5,355 Forest Lake
7 . Peb 2004 $475,000 $3,800 Bald Eagle
.
8 Mar 2000 $155,000 $2,013 Long Lake
9* Mar 2002 $185,000 $2,402 Long Lake
,
*Sale #9 is a resale of Sale #8 indicating an annual appreciation rate of 9.6 %.
1-
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COMPARABLE LAKE FRONT SALES
- ~
~tJ I ~~Bea l ) ~~ 'F? ~7 ) Litt ~~~ke ~
~l ~oon~ -( Jj,JS"~ '1:Ji S~~ 8, / ~ SchoolE:i~h
I~- ~ I COM. p. LO..T SALE #4 T:' 1 ,,1, I '-rT-)
V;' J" .. . ". r- -)"'5(>, ~7 -1s~ ,~/'<< ~
J~) ) lout~~~~( r - n-~. f 12 ~II COMP LOT SALE #6 _ V L!~T~W~inbm,
~, '~j;,~' )----{ ="') M -im ';'t,." j I~) ,8 ~
I~D)~~ I i ~ . -P,~.. Il!J x i I~P;' ~-n~" ~ ~
~L' ~ V[ >r =- L =- I ~k},. ~"';':\" F~ COMP LOT SALE#5 tJn
.I - J - C ~ . Jc;-~W Ii. pl J J~~~.. eJ!1" ~:;nc;~i:i!)
. r 1/) 'M." 97-.... "U;1n 'l~ fke ~;;r
to':\ J \- ~); I I9-CO~b'\lA JT r ffi Fd e lLa~e ( I 'cl";
r~~~K ~,~~ - - I ~~ ~
~~~ ;fG- / L~I' 0 ) 11 ~J ~ m.
t~, ) y~f I Lh' Ro 2'; C1~~ I f- ~~
'-l ,\ (1 ~ heLc~ .',
f~ I 'I{ ~ CR 14 I ~ ~ --- ('v-' ___ 1) 7& 4 L:Fr;rs CR 4
Ij I ~ ri '\ > fTIJ, ~ '., ~ KTlJeston /
l\..-:~ ~JI~7.\' ?r~OMP"Z~;'SALE#l I 0/. 1/ B~k
~\~~ 1,)9 r~~ [~i1 ~ 5 ~ 1 ,3~'l ~
fir ~~ ~~ '.( teliVill ~ "'8 + ~ fi~ ';"
'~ 5l Il:lP r ~ .-;, ~ _JU~ ii.
A" 5 ..E:: "F ~ ---- ~ ,'Egg take [-:."
1'1' A okarl:our#{' ~ ~ r:~ \ lJ S~~CTL~TS ;1) I ~~'~ . ~~lV''"'-
(i) CR 105.J1:..:.K5 ...-::1/ ~ ry !J.f L.::l. ~ YJ:;;?r h Schoi5I.~~!;ti01
C ~h-:l' ~ I~~OT SALE #3 ,J~ '---,;M!t~ "z COMP LOT SALE #7 ~,-l I _ ,";hn)olsec'tjl
\ S If1i ~ i"" f:F~,..-l '0 J--{'- fi, L ~ L ~8 n (;!1!%\ '~jE I d;
fl-< f!C 9\ "1-\ ",' CR32 ~/ '1 ~ I" ""~1,J T"i
18 CRP2 r1 1'"1 'J5..~ CF J -L I ~SH . ~ ' ~. r ~ LA ~okrii!LM
'[j'Phr?1A~ ~ '-fl~ ~ ~~ troPIa! La e,Wil~nsonLakf;~, c _ . f3 b[1~ shL?ke 91, :~~
lei p~ ~tL .r Im'H.1 ~pLake < en ~ ;i7l, l I,,;, r
~ It! ~r. ark ca N }f(-t-tCA;: 1-Nr{1, "" Ro J~ - I-r .r < .>... I' ~ e B
~~~' ij~::~ I'~(A ~ '''i ~;,oa#~~ \~' &at. :LoJ ~,>r,~ I H ~~
,Wffil- _ ~ t.ll ~ ~. ~1 [I~~ke:_~' J]-Tcm aCkLa!"?RJ~1I951414i4 COMPLOTSALE#8	L
II RRm I 49 H. ~ -:::--,lfl ~ ....+->- LIII11ii , r
v!) 'T"'i '\ I. R)-~ ~ '-;.f ,\-{-J \
- a 3Egit~b;.~Lae;"I"""h"~ ~..).;:11H }.' /.(,;;/c:::r'>;{":-'r;. ~1~<\1T1 r4 - _~~lioL~~~I!i='~~ ,=""
f~ 96 '-t- .j 1-"1 orewe Vc ""Ill 96" t.::..., - ,.v.i,' ~~ ". Lake :!flste~ ')n-
.' ~ M '..nIl'~[J;);,ij;ill"" h:i~ ci1'-,', ~~:c:: 1'i:N~ c.+.,,'. ~~" 2 .....~~~[
i'L fU- ~~;- -, F,.';d '?:>-~ I~ ,k - ~, ~;khtomeCli
". 1 ." ~e:n:Hofs'ru: ~~~ tr I~NJ<'W .,eL ~ I~ ~~_ 'Pile
" ~_ ,~:h r4- ~'/,f>; ~.,)~r~ 'HI '
~amr:.s ~42 ~ _ :'Y1 l!:'lR Vadn8.is.Hejgh~ ~lake 51 ~ COMP LOT SAlE #2 75TH STN
If--, ~ ,~~ ~ ,L~.21 !~-'-~~ a' 7i.. J , _~'S~ernJe ::J;~i
'7-~~1fi-+ R-eW ar' ':i~ \;!:;, 15 244 ~ S nn 0 k["gk
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CORRELATION OF THE DIRECT SALES COMPARISON APPROACH
We have performed a thorough search of the market for sales of vacant residential sites
with lake frontage. Ourresearch concentrated on the northerly Ramsey and Washington County
areas as well as southerly Anoka County . We have selected nine somewhat similar type land sales
to compare to the subject property.
All nine properties are generally considered to be equal to the subject property in overall
location. Adjustments were however made for size under the economy of scale premise that as a
property increases in size -the unit price decreases. These adjustments ranged from 10 % to 15 %.
The more pertinent adjustment however ,is considered to be for the quality of the lake on
which the sale properties are located in comparison to Centerville Lake and the subject properties.
The sale properties that are located on Forest Lake and Bald Eagle Lake are considered to be
superior to the subject property in lake quality. The sale properties located on Washington, Coon
and Long Lakes are considered to be inferior to the subject lots in this regard. Sale #1 is located
on Centerville Lake and considered to be equal to the subject property in this respect.
I
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I
The large pump house on the property adjacent north of the subject lot is considered to be
somewhat unsitely and a detrimental influences for the subject property as well as the large utility
easement that extends through the properties. (See Plat Map) We have however assumed that the
pump house could be inclosed with a privacy type fence and the utility easement could be altered
to accommodate residential construction. We have further assumed that the access easement to
the lake that extends along the shoreline, would be altered so as to not present a detriment to the
full ownership and enjoyment of the lake frontage. Downward adjustments were made however
for these detriments to unhindered development of the subject lots.
Prior to adjustment, the nine lakeshore lot sales listed, range in overall price from
$149,000 to $475,000 with front foot prices ranging from $1,490 to $6,643. After adjustment the
front foot prices range from $2,119 to $3,859. The average is $2,958 per front foot with the
median and midpoint of the range at $3,110 and $2,989 per front foot respectively.
I,
We have adjusted these forgoing listed lot sales to the subject lots, for the factors indicated.
Based on this adjustment analysis, we have estimated a the optimum value for the subject lots at
$3,000 for 112 front feet. This would indicate a value of $336,000 rounded for each of the two
lots.
This is a gross value which does not consider the following costs:
1. Removing the existing dwelling
2.
Adjusting the easement for the 42 inch pipeline that extends diagonally
across both sites to accommodate the construction of a dwelling on each site
I,
,;~~-;;;;;;-',"CC"'-;''::=00;;b':C:i'~''~l'C;;';;~=:~;~3;:;C:;~;;';-"'-Tii"~~~~~Jbiptioilo't.'tlfedconvey~ce;~ftht~1l~6;~~~~~J.iip;~'cl~"1lJoynft~t~f';c;",;;;;'~:Cc;:;;c-;;,;C~"c.",;;;
the lakeshore, subject to a flowage easement along the shoreline
4. A change in the zoning of the Centerville portion of the sites from P-l to
R -1 to accommodate the construction of two dwellings.
36
c
CERTIFICATION
I certify that, to the best of our knowledge and belief............
the statements of fact contained in this report are true and correct.
my analyses, opinions, and conclusions are limited only by the reported assumptions and
limiting conditions, and are my personal unbiased professional analyses, opinion and
conclusions.
I have no present or prospective interest in the property that is the subject of this report,
and we have no personal interest or bias with respect to the parties involved.
neither my engagement to make this appraisal (or any future appraisals for this client) nor
any compensation are contingent upon the reporting of a predetermined value or direction
in value that favors the cause of the client, the amount of the value estimate, the attainment
of a stipulated result, or the occurrence of a subsequent event.
my analyses, opinions, andconc1usions were developed, and this report has been prepared,
in conformity with the requirements of the Uniform Standards of Professional Appraisal
Practice. The Departure Provision was not utilized in the preparation of this report. .
I have made a personal inspection of the property that is the subject of this report.
no one provided significant professional assistance to the person signing this report. .
I am currently certified under the requirements of the State of Minnesota general
certification and continuing education program of real estate appraisers..
The Appraisal Institute conducts a voluntary program of recertification. I am not currently
certified under this program.
Based on the information contained in this report, and other data considered in this
analysis, it is our opinion that the Market Vallie of the subject property "As Is Vacant" and based
on a one year marketing exposure period, as of January 5, 2005:
PARCEL #1: $336,000
PARCEL #2: $336,000
ORION APPRAISALS, INC.
3495 Willow Lake Blvd.,. Suite 100. St. Paul, MN 55110 · (651)636-1339 · 1 (800) 274-9677 · Fax (651) 636-2133
(
ADDENDA
I
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Qualifications
Engagement Letter
FIRREA
1-
) .
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38
(
QUALIFICA TraNS OF: Frederick W. Gergen, MAl, 8RA
Over 40 years of appraisal experience in Commercial/Industrial/Residential Real Estate
Certified General Real Property Appraiser #4001499
PROFESSIONAL APPRAISAL ORGANIZATIONS
American Institute of Real Estate Appraisers, designated MAl in 1971
(former president of Minnesota Chapter No. 35 of AIREA)
Society of Real Estate Appraisers, designated SRP A in 1971
Society of Real Estate Appraisers,. designated SRA in 1971
TYPES OF APPRAISALS
All categories of real estate including:
shopping centers all types of land
departIilent stores service stations
industrial buildings leasehold interests
parking ramps office buil9ings
motels a,nd hotels medical buildings
condominium projects nursing homes
warehouses
banks
coal mines
restaurants
parking lots
air rights
apartments
single family dwellings
residential subdivisions
tennis and racquetball clubs .
golf courses
airplane hangars
COURT EXPERIENCE
-Qualified as expert witness in various District Courts involving condemnations, divorce, tax
protest proceedings, etc. .
-Served as court appointed commissioner in condemnation proceedings.
SPECIALIZED EDUCATION
American Institute of Real Estate Appraisers:
Course I - Principles of Appraising, 1961, at University of Wi$consin, Madison.
Course n - Urban Problems, 1964
Course N - Condemnation, 1964, University of Chicago
CoUrse VI - Mortgage/Equity Capitalization, 1971, St. Thomas College;
Engineering and business study at University of Minnesota. Also, numerous seminars and continuing
education courses sponsored by various real estate education groups.
Appraisal Instructor for Minnesota Association of Real Estate Appraisers and the Minnesota
Association of Professional Appraisers.
PARTIAL LIST OF CLIENTS .
Alliance Bank - Premier Bank - Lake Area Bank - Associated Bank - Wells Fargo - Firstar Bank -
Marquette Bank - Twin City Federal Savings - US Bank National- Riverside Bank - University Bank-
Northeast Bank - Bremer Banks - ~chor Banks - FDIC - U. S. Homes Corporation - Metropolitan
Council - Ramsey County - Anoka CountY - Dakota County - City of Rosemount - City of St. PauI- City
of Buffalo - City of Champlin - City of Albertville - City of Rockford - City of Maple Grove - City of
~!!.=""'~~,~;,,~ €haska"'" €ity of Bumsville"e HeIinepin County Parks ':; U;; S; Corps- ofEllgineers~; Numerous individl1a1sjt~":!,,,,,,,,~~
. law :firms, thrift and banking institutions, real estate developers, builders, insurance companies, and .
mortgage banking companies.
Rev. 12/04
ORION APPRAISALS, me.
3495 Willow Lake Blvd., Suite 100 . St. Paul, MN 55110 . (651)636-1339 . 1(800) 274-9677 . Fax (651)636-2133
-:~\'&~~~0 .' '. . '. ,_
~;i;'!~.'-"~~;}, StatE; of. Mlnne~ot~. __. ,
."~,~,,i~;~j~~~fg:;~~~:~~O:i
.\~~- : ,St. F:a!-lI"r.JN 5~1,ok~,g;5', ',' ',',' '..
,"~'f;tI1~t1{r~~_"" '. ~ ~ ~"/:;:_;~.;_':.' _:.; .'.-='.:- .... ..{'<..~ _
Departm,ent of Commerce licensing Division
Telepho~e;' (651) 296-6319 " .
E-m.a)1 <iqdress: Iicensing_commerce@state,mn_us
Webs,!~e address: c6mmerce,state,mn_us
,;i'1~'~~i::;Gigtt!foje'(JrG:~Q~~taJ;8eal' Pro p e ~,"~p~;ra i?,grh! G~h~,e
~:~;~;;~~.~'4.~tt~~j\l~,l'
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~jcen-?~ -'denti~cati~?fl t..tu~be~'>.' Ap - "40Q1499:. '.
, Lice~~e',ExPir'!tiOIJ '~~t~:.J: ~' . B/31(~RQ? /~'~,:\i~. "', ~': ,- ::" ",/; f~,rs~n licensed in thi~ categQI)' may appraise all fjpeS of real property,
Continuing Education: 30 credits due by Jj~nse expiration date,
.. ,'.
A person licensed in this category can perform appraisals forfederally-reJated
transactions_ '
I
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,
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JHN-~4-2005 10:37
SRINT PAUL WRTER UTILITY
651 292 7811 P.01/01
January 04, 2005
Mr. WUHam Tschida
St. l'a1.l1 Regional Water Servites
Engine4ing Section
1900.Rice St
~t Paul,MN 5.5113,
01UOl~"
- umt1v;rci;:J '(j< 1tfdu./trJ<tI
M4tlJ/~ d- EJl+ipmPlr
APP'l'dirdJ Sp!tialhtJ
Dear Mr. Tschida:
lllls letler ;. · P\'OPosal of understanding """.eming th. ~..t Df Orio~ APl'falsaJs, m., for tho
9t>Jposo of len<lOrlng ..luatiOn <;9lI$U\t,.~on and/o, ol'!>r3isal "'~~ The !"port sholl, be prepared for
St.}>..l RegioDlt! Water Servl""" the ~Client", ~d ;, for ~he sole ll11d "".IUSive ~. Of the client. 1t is
UnderStOod by both pattie~.that the nature of the asS1gnment IS as follows:,
-. ,
. ENGAGE.l\mN'r/PROPOSAL LETTER
Property Loeation &: Type:
, ,
1601 Lamotte Drive, CelitetviJle and.Lino Lakes, MN'. 'two
res.i!ieQti~ Jots, o~e b improved with a hOinesfead.
To provide an opinion of "Market Value As Is Fee Sfblple Interest"
fOT tlle pUJ'pcne of PO'S1ole aequistion. The repOrt shall comply with
Appraisal lhS(itute standards and USP AP & FlRREA r~guJalions as
' reqUired.
Pu.rposo of AssigWnent
Type of Report:
l"and Jl.arrative
Due bate;
On or betor-e'January 17, 2005 jf eQgaged by J1'Ruary 5, Z005.
The agreed completion. date assumes that written ~~thotization is'
. received, S~orting infonnation will oe' available and the: oappmiser Win
have access to, the above ptnperty, 'If delayed or the property is
different, than originally represented, art adjustment to the fee or ti:me
may be 'made. If this a~r.ne.ot is canceled at any time prior ~
delivery, cHent a,gtees to pay for work pmonned.
~o origillal copies of~e report win be provided fot' a fee of
$1,500.00. If netded, subseqJ.lent time spent ou the report Will be billed
I:1t a tate of $I50,PO per hour (i.e. court testimony). Additional original
report COpies are $200.00 eaell.
NliIt 30 days. In.terest charges in the a.1l1bUl1t of 1-] /2% per m~nth on
overdu~ accounts. We agree that your final approval will be based
soltlly upon the saH~faction that all t'egulations am:} standardS have been
met and win not in any way be contingent upon tl1(~ client's satisfaction
With the numerical resuTts.
w. -Will pro".d With lite ...i_, upDn the return of Your lc;lter of ";,gaaeme,,t-Or thi, i."", of
~, to illY. attellfioo. You Or }'OUt -five Win' b. contaCted by "" shortly -aft..
engagemmt to inspect the property and gather necessary information. .
~"-,,-,~,~,,,,~_.~,,-~A.'J1)bi~~:o~(,/~~.=-== :
\
Cost of Ser'\1ices Rendered:
Terms:
. ORlONAPPRAJSA1S1 INC
,34J5 'Willaw lIikp, Blvd. · S,dtr: 100 . Sr. Pa/Z~ MN 5Jl10
(651) ().%-1339 · ~ (651) 636.2133 . (800) 274~9flT7 . ,,,.,,....'-..~_H_...'
TOTAL P.01
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I
FIRREA STATEMENT
As per FIRREA bulletin #94-55, last updated June 7, 1994, the GCC, FRE, FDIC and
OTS have agreed to reduce the original FIRREA supervisory appraisal standards from 14 to 5.
The accompanying appraisal does meet or exceed the following FIRREA Standards:
1. Complies with Uniform Standards for Professional Appraisal Practice (USPAP).
I
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2.
Is sufficiently written and informative to support the institution's lending decision.
3. Analysis, deductions and/or discounts are appropriately discussed, when necessary.
4. Is based on the definition of Market Value as stated earlier in this appraisal.
5. This appraisal was performed by a State licensed or Certified appraiser.
I
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40
'\
~ CONSULTING
GROUP,
I N c.
Transportation · Civil · Structural · Environmental · Planning · Traffic · Landscape Architecture · Parking. Right of Way
SRF No. 0044983
MEMORANDUM
TO: Ms. Kim Stephan, Park and Recreation Staff Liaison
City of Centerville
FROM: Ken Grieshaber, ASLA
Associate
DATE: January 26, 2005
SUBJECT: CLEARWATER TRAIL ExTENSION STUDY
CENIERVIl.LE, MINNESOTA
INTRODUCTION
This study prepared for the City of Centerville examines the feasibility of constructing a
trail extension of the existing Clearwater Trail which extends east along the south side of
Centerville Lake and terminates approximately one quarter mile east of Centerville Road.
The proposed trail connection will continue east to County Road 54 and then extend
north along the east side of the road right-of-way. The proposed trail would terminate at
County Road 14 and then continue east along the south side right-of-way of
County Road 14. The trail would then continue east and connect to the existing
Hardwood Creek Trail which extends north out of Hugo. The location of the existing and
proposed trail alignment is shown in Figure 1.
The purpose of this study is to evaluate the proposed trail alignment by reviewing
wetland impacts, soil suitability and planned roadway, right-of-way and intersection
improvements within the trail corridor study area. This study examines the proposed trail
alignment within the city limits of Centerville. However, issues are identified which will
need to b~ addressed by MnlDOT, Anoka and Washington Counties, as well the cities of
Lino Lakes and Hugo. A preliminary cost estimate has also been included with this study.
This study is the first step towards creating a technically sound and feasible alignment
plan for the trail corridor. Several important assumptions have been made in the
determination of the feasibility of the trail segment based on the information available for
this study.
One Carlson Parkway North, Suite 150, Minneapolis, MN 55447-4443
Telephone (763) 475-0010 · Fax (763) 475-2429. www.srfconsulting.com
I
Ms. Kim Stephan, Park and Recreation Liaison
City of Centerville
January 12, 2005
Page 2
· Existing private utilities in corridor are there by easement. Any cost of relocation
will be born by the utility.
· Existing soils are generally compatible with trail construction. Assume
approximately 350 linear feet of trail may need an amended cross section due to poor
soils to construct the trail.
· Wetland mitigation is an additional cost. Assume that potential mitigation sites exist
near the corridor and do not require property acquisition.
In addition to a site visit of the proposed trail corridor, information used for this study
includes review of the County Road 14 realignment plan, the Anoka County Soil Survey,
and Anoka County aerial photography.
Information not available for use in preparing this document includes current topographic
survey information, current geotechnical information, and accurate delineation of
adjacent wetlands.
DESIGN CRITERIA
The design criteria being used to determine the feasibility of these trail segments are
based on the current accepted national and state standards including AASHTO's "Guide
for the Development of Bicycle Facilities" and the "Minnesota Bicycle Transportation
Planning and Design Guidelines" by the Minnesota Department of Transportation.
Based on the design criteria suggested in these publications, the proposed trail is assumed
to be a 1 a-foot wide multi-use trail. The trail section should also include two-foot clear
zones on either side of the trail. The recommended setback of the trail from the traveled
roadway is 18 feet given a rural section roadway with a speed limit of 50 mph. Slope
embankments adjacent to the trail should be in a ratio of 1:4 with slopes of 1:2 as the
maximum allowable. The proposed typical trail cross section is illustrated in Figure 2.
The proposed typical pavement section for the trail generally consists of three inches of
bituminous wear course (Mn/DOT Type 2350) and six inches of Class 5 aggregate. In
locations where the trail crosses soils that are typically wet or with low bearing capacity,
this cross section should be supplemented with a separating layer of geotextile fabric and
a minimum of eight inches of select granular borrow. The typical pavement cross section
is also illustrated in Figure 2.
ALIGNMENT CRITERIA
There are several criteria that have been used to evaluate the proposed alignment of the
trail corridor. The following issues have been identified which may impact the final
alignment and development of the proposed trail corridor.
..
\
Ms. Kim Stephan, Park and Recreation Liaison
City of Centerville
January 12, 2005
Page 3
Roadway Right-or-Way
County Road 14 and County Road 54 both have varying right-of-way widths for
incorporating a trail corridor. Remaining right-of-way adjacent to the roadway varies
from 12 -32 feet and in some areas this will prohibit the establishment of an 18 foot
setback for the trail corridor which should occur where the posted speed limit is 50 mph.
In addition to providing a safe buffer from the roadway, this setback allows for snow
storage along roadway shoulders that will not impact trail circulation. Further review by
Anoka County should be solicited to determine the most appropriate location of the trail
corridor within the County Road 54 and County Road 14 right-of-ways. A representative
cross section of County Road 54 and incorporating a trail within the right-of-way is
shown in Figure 3.
There are also several utilities located along the east side right-of-way of County
Road 54, which include electric, gas, water and sanitary sewer. Many of these utilities
should be compatible with trail construction. A more detailed inventory of existing
underground utilities should be done to confirm the location of all public and private
utilities to avoid potential conflicts with the location of the proposed trail alignment.
Several drainage ditches located along the County Road 54 corridor should be avoided to
minimize costs for constructing additional culvert pipe crossings for the trail corridor.
Although nothing is currently outlined in the County CIP program, potential expansion of
the County Road 54 corridor should be considered when determining alignment,
elevations, and setbacks for the proposed trail. Locating the trail as close as possible to
the edge of right-of-way will help minimize the potential for reconstruction of the trail
corridor after expansion of the roadway.
Roadway Crossings/Intersections
Roadway crossings along the proposed trail alignments also need to be considered.
Where possible, trail crossings should be established at controlled intersections or aligned
with future roadway intersections. A trail crossing is currently proposed at County
Road 54. To provide for user safety it is proposed that the crossing include signage
giving both the trail user and vehicles on the cross street advance warning of the crossing.
It is proposed that the crossings typically be a stop condition for the trail user.
A representative signage and striping plan for a typical crossing of a roadway or
driveway is shown in Figure 4.
I-35E Interchange Improvements
The connection of the trail corridor across the I-35E bridge along the south side of
County Road 14 will have to be addressed when the interchange is reconfigured to serve
higher traffic volumes. Mn!DOT has developed a preliminary concept layout for the
reconfigured interchange (see aerial photo) but no timetable has been established for its
construction. As part of the bridge reconstruction, a 12 - 14 foot separated shoulder or
bridge crossing should be incorporated with the design of the new interchange bridge.
,/
,I
Ms. Kim Stephan, Park and Recreation Liaison
City of Centerville
January 12, 2005
Page 4
Wetlands
Based on a site visit and review of the National Wetland Inventory (NWI) maps, it
appears that there are several designated wetlands within the proposed trail alignment
west of County Road 54. The implications of wetland impacts are varied, but the two
basic responses are avoidance and mitigation. Impacts may be avoided by establishing
alternate trail alignments around the wetland or constructing the trail on boardwalk.
Mitigation would entail the creation of new wetland at a nearby site within the local
watershed to offset the impact of trail construction. Wetland impacts may also be
minimized by constructing retaining walls adjacent to the wetlands to minimize the extent
of impact. While impacts to wetlands do not preclude the construction of a trail, wetland
mitigation and boardwalks both have the potential to add significant cost. Wetland
delineations will be required to determine the full extent of wetland impact along the trail
corridor. Permitting will also be required through the Rice Creek Watershed District.
Soils
Based on review of the Anoka County soil survey, the entire trail corridor is located
within the Nessel-Dundas-Webster soil association which suggests a higher concentration
of organic soils that have high water retention and are poorly drained which could pose a
moderate to severe limitation for the development of the trail in some areas. The presence
of these soils suggest that it may be necessary to excavate and remove these organic soils
in some areas or construct the alternate pavement section as discussed in the Design
Criteria section. While the presence of these soils do not preclude the construction of
trails, the potential for soil removal or alternate construction methods could add to the
cost of construction. This report assumes that approximately 350 linear feet of trail may
need to be constructed near wetland areas using the alternate cross-section. Further
investigation of the existing soils in the area is suggested to help identify other areas
within the trail corridor that are located within poor soil areas.
ESTIMATED CONSTRUCTION COST
A preliminary estimated construction cost for the proposed trail segment is based on the
alignment shown in Figure 1. The total construction cost of the proposed trail is
approximately $287,000. The total project cost assumes construction in 2006 and
includes the addition of a 10 percent contingency. Indirect costs of 5 percent for survey,
geotechnical, wetland delineation and permitting and 10 percent for design, inspection,
and administration are included for planning purposes. The estimate does not include
costs for wetland mitigation and utility relocation. A more detailed estimate for the
construction costs of the trail segments can be found in Appendix A.
As noted in the previous section, several factors that can contribute significantly to the
cost of the project are relative unknowns at this point. These factors include mitigation
requirements for wetland impacts, soil corrections due to poor soils, and the acquisition
of additional trail right-of-way.
\0,
.
Ms. Kim Stephan, Park and Recreation Liaison
City of Centerville
January 12, 2005
Page 5
SUMMARY
Based on analysis of the trail alignment criteria, it is anticipated there would be some
additional costs associated with soil corrections. needed for constructing several sections
of the proposed trail alignment. The proposed trail alignment along County Road 54
should be reviewed in more detail with Anoka County to ensure its compatibility within
the existing right-of-way and with any future roadway improvements. Further
consideration should also be given to continuing the alignment of the trail corridor north
of Clearwater Creek along County Road 54 and connecting to the proposed trail on the
south side of County Road 14. This alignment will eliminate a ditch crossing behind the
industrial development and minimize the potential for additional soil corrections and trail
right-of-way acquisition on the east side of County Road 54.
Finally, as identified in the trail alignment criteria and cost estimate sections of this
document, several items should be addressed in more detail to affirm the feasibility and
cost of these trails. These items include the following:
· Topographic survey
· Wetland delineation
· Geotechnical analysis
The availability of these items will allow for a more thorough and accurate analysis of the
feasibility and cOst of this trail corridor.
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Page 1 of 1
Teresa Bender
From: Paul Palzer [ppalzer@centervillemn.com)
Sent: Wednesday. January 26, 20059:20 AM
To: Teresa Bender
Cc: Dan & Mary Capra; Tom Lee; Linda Broussard Vickers; Jeff Parr; Michelle Lakso
Subject: 1-35E Corridor AUAR
Morning Teresa-
I attended the Agency Workshop for the AUAR study at Lino Lakes yesterday and the City should become more
involved with this process as it does encompass part of Centerville. In particular the Park and Recreation
Commission should be aware of the Regional and local trails the City of Uno Lakes is proposing for the study
area and how Centerville's trails will connect. Possible the two cities could combine efforts to receive a grant for
part of this work. The Economic and Development Committee should also partake in the discussions as zoning,
street design and surface water drainage are all part ofthe study issues. On February 17 at 6:00 pm. there will
be a Public Open House in the Lino Lakes Council Chambers for anyone interested in the study and what has
been accomplished up to this point. Jeff Smyser, Lino Lakes City Planner will be available at the meeting to
answer any questions. I'm also forwarding to him Centerville's well head protection map which identifies areas
within the study boundaries which will have an impact on our well heads. At the meeting the study noted that the
AUAR identifies 73rd Street at CSAH 21 (20th Ave.) as being a signalized intersection in the future. Centerville's
committees needs to be involved in these planning discussion as they will have a great impact on us.
Jeff stated that additional information is available on the Lino Lakes website under "Current Projects". Please
forward this on to Committee members. Thanks, Paul
1/26/2005
Anoka County
Department of Parks and Recreation
550 Bunker Lake Boulevard NW . Andover, Minnesota 55304
Telephone (763) 757-3920 . FAX (763) 755-0230
rohn K. VonDeLinde
January 31, 2005
Eileen Smith
Fete des Lues
1885 Main Street
Centerville, MN 55038
Dear Eileen:
This letter will act as your special permit for the winter festival, Fete des Lacs, to be held February 18th -
20th, 2005 at Centerville Lake Beach within the Rice Creek Chain of Lakes Regional Park Reserve. Please
keep this letter with you throughout the duration of event.
As we discussed on the telephone, the following activities and stipulations apply:
1. The event will run from approximately 8:00 a.m. (set-up) on the February 18th until 6:00
p.m. on February 20th (end of dean-up).
2. There will be a bonfire within the bonfire pit by the large group pavilion on Friday and
Saturday.
3. There will be Sleigh/hay rides staged from the beach parking lot.
4. The parking lot and regularly plowed trails will need to be plowed by Anoka County Parks
if snowfall occurs.
5. Access to the bonfire pit will need to be plowed by Anoka County Parks as well.
6. The roll door on the Ufeguard Building will be opened Friday morning to allow access to
electrical outlets for temporary lighting for the ice skating event. Also, the electrical
outlets in the shelter will be turned on and ready for use Friday morning.
I hope you have a successful event If you have any Questions or concerns please feel free to contact
me at (763) 767-2861.
Sincerely,
Jeff Perry
Interim Park Operations Manager
cc: John VonDeUnde, Director of Parks and Recreation
Kim Mortenson, Park Ranger Superintendent
Mike Jacobson, Park Maintenance Superintendent
Darrell Niedert, Park Maintenance Supervisor
Anoka County
Department of Parks and Recreation
Wargo Nature Center
7701 Main St., Centerville, MN 55038
(phone) 651:. 429-8007 (Fax) 651- 429-8167
www.anokacountvparks.com
c rVIi;D
January 20, 2005 ~~; LvJ
Dear Earth Day Enthusiasts,
Once again, we are gearing up for the annual Earth Day Celebration that will be held at Wargo Nature Center on
Saturday, April 23, 2005. The following description appears in Anoka County's current activities guide. As
you will see, there is plenty of room for creativity and participation by many diverse groups.
Earth Day Celebration!
Saturday, April 23 - Wargo Nature Center
County-wide Service Projects: 9:30am-II :30am
Help clean up, plant, and beautify parks throughout Anoka County with a morning service project.
Please call to register for a specific project for your family or group at 651-429-8007. Lunch will be
provided for workers 11:30am-12:15 at Wargo Nature Center.
Celebration at Wargo Nature Center: 12:30pm-2:30pm - Open to 'the public
Join us at Wargo Na~e Center for a FREE fun-filled family Earth Day celebration complete with fun
games, entertainment, and refreshments. You can tour our wildlite-:-watchinggardens with the Wargo
naturalists and kid's clubs, make your own earth art project to take home, and visit the Earth Day Fair,
where local organizations and business will provide information and activities about earth-friendly
practices and products. We'll also be kicking off our new Plants and People Project - people working
together with plants and nature to create a healthier environment for everyone.
We would love to have past Earth Day participants join us for this year's celebration! Our first planning
meeting is at Wargo on Thursday, February 3rd, from 7:00pm-8:30pm. If you or your organization would like to
be involved, please send someone to attend this meeting. If you are unable to attend but would still like to help
out, call us at Wargo Nature Center at 651-429-8007. Please bring your ideas and enthusiasm, and we look
forward to meeting you!
Sincerely,
Ikb 4- /!tktC4
"
.:) ,
Deb GallopandRepec,c~.Wand~~i:,
Wargo's Eafth Day 2005 Contacts