1b-1&2. Dogwood-Tanadoona Improvement Project 06-06 - Easement Acquisition and Change Order Approval
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.ci.chanhassen.mn.us
.ib -..1 -.- ~
MEMORANDUM f\ ~~
t
'" \
TO: Paul Oehme, Director of Public Works/City Engineer "\
FROM: Alyson Fauske, Assistant City Engineer OX _I ^ I
@:Y
DATE: August 13,2007
SUBJECT: DogwoodlTanadoona Improvements - Project No. 06-06:
a. Approve Camp Tanadoona Easement Acquisition
b. Approve Change Order for Construction of Pond
REQUESTED ACTION
Council is requested to approve the following for the Dogwood RoadlTanadoona
Drive Improvement Project:
a. Easement acquisition agreement between the City and Camp Tanadoona.
b. Change order for construction of a pond.
BACKGROUND
On June 25, 2007, Council awarded City Project No. 06-06. In the bidding
documents, an alternate bid was received for the pond construction. The pond
construction is to pretreat the runoff from Dogwood Road prior to discharging into
Lake Minnewashta. This type of pretreatment is standard practice for the City to
improve water quality and regulate the rate of discharge to lakes and streams. The
award of the bid was not accepted since the easement acquisition had not been final
negotiated.
DISCUSSION
a. Approve Camp Tanadoona Easement Acquisition
Th~base bid for City Project No. 06-06 incllldygip.stallation of an environmental
manhole at the southeast comer of Dogwood Road and Tanadoona Drive and a bid
alternate for the construction of a stormwater pond northwest of the street
intersection. At the time Council awarded the bid for the project, Staff was still
negotiating with Camp Tanadoona for the easement necessary to construct the pond;
therefore, Council awarded the base bid only. Construction of a stormwater pond is
preferred because it provides rate control and better removal efficiencies versus an
environmental manhole.
Staff met with representatives of Camp Tanadoona to discuss the easement
acquisition. The proposed easement is 51,375 square feet and would encompass the
proposed storm water pond and the wetland area within the drainage way extending
from the Dogwood RoadlTanadoona Drive intersection. The City obtained an
The City of Chanhassen · A growing community with clean lakes, Quality schools, a chanming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Paul Oehme, Dir. Of Public Works/City Engineer
Dogwood/Tanadoona Improvement Project
August 13, 2007
Page 2
appraisal for the easement and the Camp also obtained appraisal data. The City's
appraisal was $81,766 and the Camp valued the property at $165,000. The reason the
Camp had valued the property higher was because they believed there was more
upland buildable area than what the City had determined. Based on a good faith
negotiation, a compensation cost of $92,765.00 was negotiated which is for both the
upland and lowland area within the proposed easement.
The City Attorney's office has reviewed the agreement and finds it in order.
b. Change Order for Construction of a Pond
Bid Alternate #1 in the amount of $37,275.05 is for the construction of a stormwater
pond in the northwest comer of Dogwood Road and Tanadoona Drive on the Camp
Tanadoona property. If the stormwater pond is constructed, the $25,000.00
environmental manhole does not need to be installed and will be removed from the
contract so the net add to the contract would be $12,275.05.
FUNDING
Funding for the easement acquisition and Change Order #1 is proposed from the
Stormwater Utility fund.
RECOMMENDA TION
Staff recommends approval of the following:
a. Easement acquisition agreement between the City and Camp Tanadoona for
$92,765.00.
b. Change Order #1 in the amount of $12,275.05 for the construction of a
stormwater pond and deletion of the environmental manhole for City Project
06-06.
Enclosures: 1. Easement Agreement
2. Appraisal
3. Change Order No.1
4. CIP Sheet
5. Maps
c: Chadd Larson, Kimley Horn & Associates
Jim Walston, Lindquist & Vennum
Andrea Platt-Dwyer, Camp Tanadoona
G:\ENGIPUBLICI_2006 Projectsl06-06 Dogwood Road ImpI08-13-07 app camp purch ch ord I and W AP.doc
(reservedfor recording information)
GRANT OF PERMANENT EASEMENT
FOR PONDING, DRAINAGE AND UTILITY PURPOSES
CAMP FIRE USA MINNESOTA COUNCIL, FKA THE MINNEAPOLIS COUNCIL
OF CAMP FIRE GIRLS, a Minnesota non profit corporation, hereinafter referred to as "Grantor",
in consideration of Ninety Two Thousand, Seven Hundred Sixty Five dollars ($92,765.00) and
other good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, does hereby grant unto the CITY OF CHANHASSEN, a municipal corporation
organized under the laws of the State of Minnesota, the Grantee, hereinafter referred to as the
"City", its successors and assigns, forever and subject to the terms herein, a permanent easement for
public ponding, drainage and utility purposes over, across, on, under, and through land situated
within the County of Carver, State of Minnesota, as described on the attached Exhibit "A" and
shown on the attached Proposed Pond Easement Exhibit.
INCLUDING the rights of the City, its contractors, agents, servants, and assigns, to enter
upon the easement premises at all reasonable times to construct, reconstruct, inspect, repair, and
maintain said public ponding, drainage and utility systems over, across, on, under, and through the
easement premises, together with the right to grade, level, fill, drain, and excavate the easement
premises, and the further right to remove trees, bushes, undergrowth, and other obstructions located
131308vOl
SRN :04/24/2007
1
CHAN:Dogwood Pond Easement
(3300 Tanadoona Drive - PID No. 25.0083200)
within the easement premises which may interfere with the location, construction, and maintenance
of said public ponding, drainage and utility systems.
The above named Grantor, its successors and assigns, does covenant with the City, its
successors and assigns, that it is well seized in fee title of the above described easement premises;
that it has the sole right to grant and convey the easement to the City; that there are no unrecorded
interests in the easement premises; and that it will indemnify and hold the City harmless for any
breach ofthe foregoing covenants.
The City's acceptance of this Grant and subsequent entry upon the easement premises by
City, its contractors and agent shall constitute the City's agreement to comply with the following
conditions:
a. Each party is responsible for its own acts and omissions and the results thereof to the
extent authorized by law. Minnesota Statutes Chapter 466 and other applicable law
govern the City's liability.
b. The City shall maintain the public ponding, drainage and utility systems IN
TESTIMONY WHEREOF, the Grantor hereto has signed this Grant of Permanent
Easement document this 8' day of ~~ ,2007.
GRANTOR: CAMP FIRE USA MINNESOTA
COUNCIL, FKA
MINNEAPOLIS COUNCIL OF
CAMPFIRE GIRLS
BY: ~fL?Dv~
AND t-c-O
Its
STATE OF MINNESOTA )
( ss.
131308vOl
SRN:04/24/2007
2
CHAN:Dogwood Pond Easement
(3300 Tanadoona Drive - PID No. 25.0083200)
COUNTY OF f'..IlM?~y
)
The foregoing instrument was acknowledged before me this <{ day of AUbU-6'" ,
2007, by -11AJDtUrn f Jwyr;;r2... and by the
e-eo and of the Camp Fire
USA Minnesota Council fka Minneapolis Council of Camp Fire Girls, a Minnesota non profit
corporation, on behalf of the non profit corporation.
~~c€- ~
DRAFrED BY:
CAMPBELL KNurSON
Professional Association
317 Eagandale Office Center
1380 COIporation Center CUlVe
Eagan,Mimtesota 55121
Telephone: (651)452-5000
SRN:ms
ROBERT E. RUDDY'
Notary Public-Minnesota
My Commission Expires Jan . i:~1 0
131308vO 1
SRN :04/24/2007
3
CHAN:Dogwood Pond Easement
(3300 Tanadoona Drive - PID No. 25.0083200)
EXHIBIT "A"
TO
GRANT OF PERMANENT EASEMENT
EASEMENT DESCRIPTION
That part of Govermnent Lot 9, Section 8, Township 116 North, Range 23 West of the 5th Principal
Meridian, described as follows:
Beginning at the northeast comer of Lot 1, Sunset Hill on Lake Minnewashta, according to
the recorded plat thereof on file and of record in the office of the County Recorder, Carver
County, Minnesota, and a Certificate of Correction to said plat dated March 26, 1991
recorded as Document Number 122575 filed in said office of the County Recorder; thence
on an assumed bearing of South 87 degrees 00 minutes 49 seconds East, along the North
line of said plat, a distance of 76.50 feet; thence North 56 degrees 07 minutes 21 seconds
West a distance of 326.50 feet; thence North 88 degrees 51 minutes 22 seconds West a
distance of 173 feet to the shoreline of Lake Minnewashta; thence southerly, along said
shoreline, a distance of 163 feet to the point of intersection with a line that bears North 87
degrees 00 minutes 49 seconds West, along said North line, and which passes through the
point of beginning; thence South 87 degrees 00 minutes 49 seconds East, along said North
line, 361 feet to the point of beginning.
[ABSTRACT PROPERTY]
131308vO I
SRN :04/24/2007
4
CHAN:Dogwood Pond Easement
(3300 Tanadoona Drive - PID No. 25.0083200)
MORTGAGE HOLDER
CONSENT TO EASEMENT
FIRST NATIONAL BANK OF MINNEAPOLIS, a national banking association, which
holds a mortgage on all or part of the property more particularly described in the foregoing Grant of
Permanent Easement, which mortgage is dated November 1,1948, and recorded November 5, 1948
in Book 25 Mortgages, Page 463, 0.0. Rekow, Register of Deeds with the office of the County
Recorder for Carver County, Minnesota, for good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, does hereby join in, consent, and is subject to the
foregoing Grant of Permanent Easement.
FIRST NATIONAL BANK OF
MINNEAPOLIS
BY:
Its
AND
Its
STATE OF MINNESOTA )
( ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this
2007, by and by
and
Bank of Minneapolis, a national banking association, on behalf of the bank.
day of
,
the
of First National
NOTARY PUBLIC
DRAFTED BY:
CAMPBELL KNurSON
Professional Association
317 Eagandale Office Center
1380 Corporation Center Curve
Eagan, Minnesota 55121
Telephone: (651) 452-5000
SRN:ms
131308vOl
SRN:04/24/2007
5
CHAN:Dogwood Pond Easement
(3300 Tanadoona Drive - PID No. 25.0083200)
MORTGAGE HOLDER
CONSENT TO EASEMENT
THE MINNEAPOLIS FOUNDATION, a Minnesota non-profit corporation, which holds
a mortgage on all or part of the property more particularly described in the foregoing Grant of
Permanent Easement, which mortgage is dated October 25, 1993, and recorded November 5, 1993
as Document No. 157602 with the office of the County Recorder for Carver County, Minnesota, for
good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, does
hereby join in, consent, and is subject to the foregoing Grant of Permanent Easement.
THE MINNEAPOLIS FOUNDATION
BY:
Its
AND
Its
STATE OF MINNESOTA )
( ss..
COUNTY OF )
The foregoing instrument was acknowledged before me this
2007, by and by
and
Foundation, a Minnesota non-profit corporation, on its behalf.
day of
the
of The Minneapolis
NOTARY PUBLIC
DRAFTED BY:
CAMPBELL KNuTSON
Professional Association
317 Eagandale Office Center
1380 Corporation Center Curve
Eagan, Ntinnesota 55121
Telephone: (651)452-5000
SRN:ms
131308vOl
SRN:04/24/2007
6
CHAN:Dogwood Pond Easement
(3300 Tanadoona Drive - PID No. 25.0083200)
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51 U~W,,::!OO\;O
RESTRICTED USE
APPRAISAL REPORT
PROPERTY
Partial Acquisition by the City of Chanhassen
3300 Tanadoona Drive
Chanhassen, MN 55331
(Mpls Council of Campfire Girls, owner)
PREPARED FOR
City of Chanhassen
AUn: Paul Oehme, Director of Public Works
7700 Market Boulevard
Chanhassen, MN 55331
DATE
March 7, 2007
NAGELL APPRAISAL & CONSULTING
William R. Waytas, Appraiser
Molly J. Lewis, Appraiser
7515 WAYZATA BOULEVARD, SUITE #115
MINNEAPOLIS, MINNESOTA 55426
TELEPHONE (952) 544-8966
FAX NO. (952) 544-8969
File # G0702005
NAGELL APPRAISAL & CONSULTING
7515 Wayzata Boulevard Suite #115
Minneapolis, MN 55426
Established in 1968
Minneapolis:
St. Paul:
Central Fax:
952-544-8966
651-209-6159
952-544-8969
City of Chanhassen
Attn: Paul Oehme, Director of Public Works
1380 Corporate Center Curve, #317
Eagan, MN 55121
April 18, 2007
Dear Mr. Oehme:
In accordance with your request, a Restricted Use Appraisal Report has been made on the
following described property regarding the partial acquisition by the city:
Subject Property:
3300 Tanadoona Drive, Chanhassen
The property is legally described herein. The appraisal assumes that the property meets all
current environmental standards. The appraisal analysis and conclusions are subject to
certain limiting conditions and assumptions described herein. As a result of our appraisal and
experience, it is our opinion that the current market value of the subject property, as-is
condition, as of March 7, 2007, is:
BEFORE MARKET VALUE: ............................................................... $11,478,060
AFTER MARKET VALUE: .................................................................. $11.396.294
TOTAL DIFFERENCE: ....................................................................... $ 81,766
Note: It is our opinion the proposed partial acquisition as described in the report will have no
adverse effect on the marketability or value of the remainder (unless noted) due to the
acquisition. Therefore, this appraisal addresses the estimated market value of the land and
any site improvements within the acquisition area only.
The accompanying report contains data secured from our personal investigation and from
sources considered to be reliable; however, correctness is not guaranteed. To the best of our
knowledge and belief, the statements contained in this report are true and correct. Neither
our employment to make this appraisal, nor the compensation, is contingent upon the value
reported. This report has been prepared in conformity with the code of professional ethics
and standards of professional appraisal practice of the Appraisal Institute and appraisal
standards set forth by Uniform Standards of Professional Appraisal Practice.
Sincerely,
William R. Waytas, SRA, CRP
Certified General MN 4000813
Molly J. Lewis, Appraiser
Appraiser MN 20391975
www.callnaQell.com
111
TABLE OF CONTENTS
General Information
Summary of Important Facts and Conclusions
Introduction, Intended Use of Report
Date of the Appraisal
Scope of the Appraisal
Property Rights Appraised, Personal Property
Property Identification, Subject Sales & Building History
Real Estate Taxes
Page
1
2
2
3
4
5
5
Descriptive Data
City & Neighborhood Description
Location Map
Site Description
Zoning
Highest & Best Use
Plat Maps
Aerial Photographs
Subject Photographs
6
6
7
7
7
8
9
10
Valuation Before Acquisition
Cost Approach
Income Approach
Sales Comparison Approach
11
11
11
Valuation After Acquisition
Acquisition Analysis
Sketch of Acquisition Area
Aerial Photograph
Photographs of Acquisition Area
Summary Analysis
16
18
19
20
21
Type & Definition of Value, Environmental Issues
Extraordinary Assumptions & Hypothetical Conditions
Assumptions and Limiting Conditions
Certification
Certificate of Appraiser
Curriculum Vitae
Addendum
22
23
23
26
27
28
31
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
View of Subject
Location:
City I County:
Project:
Appraisal Report:
Current Use:
Extraordinary Assumptions &
H othetical Conditions:
Total Site Size:
Building Improvements:
Current Zoning:
Land Use Plan:
Highest & Best Use Before:
Highest & Best Use After:
Property Rights Appraised:
Personal Property:
Storm Drainage Easement Area:
Site Improvements:
3300 Tanadoona Drive
Chanhassen I Carver
Proposed Right of Way Acquisition
Restricted Use
Camp Tanadoona
No, see rear of report for standard
assum tions and limitin conditions
2,700,720 SF (62 acres)
Various camp buildings
RR, Rural Residential District
Low Density Residential (1.2 to 4.0 upa)
Current use w/speculation for redevelopment
Current use w/speculation for redevelopment
Fee Simple
No business or personal property included
51,375 SF, per drawing
None
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1
INTRODUCTION
The City of Chanhassen intends to make improvements to the area and as a result, the city is
installing a stormwater pond on the subject property for storm drainage purposes. This report
reflects the data found and the conclusions estimated from a before and after value appraisal
of the subject property (land only).
This report will contain three value estimates:
. Before Value: The before condition reflects market value before the partial acquisition.
Front portion of report.
. After Value: The after value reflects the before value minus the market value of the
partial acquisition, utility easement, any site improvements in the take area and/or
severance damage to the remainder, if appropriate. Rear portion of report.
. Temporary Easement: A fair rate of return the property owner should receive for use of
temporary easement area during the easement period, if any.
INTENDED USE OF REPORT
The client intends to use the appraisal to assist in negotiations and serve as the basis of an
offer for the acquisition.
This appraisal assignment was requested by the named client/owner for its sole use. No
party, other than the client, may use or rely upon any part of this report without the prior
written authorization of both the named client and the appraiser. This report is not valid
unless it contains the original signatures in blue ink. Any unauthorized third party relying
upon any portion of this report does so at its own risk.
DATE OF APPRAISAL
The effective dates are:
. The effective date is March 7, 2007, and reflects the "as-is" value.
. The date of inspection is March 7, 2007.
. The date of the report is March 7 through April 18, 2007.
2 Nagell Appraisal & Consulting I 952-544-8966 I www.callnagell.com
SCOPE OF THE APPRAISAL REPORT
USPAP 2006 defines Scope of Work as: The type and extent of research and analyses inan
Cls~ignment.
For each appraisal, appraisal review and.appraisaL()()nsultingassignment, an appraiser must:
~Qldentify the problem to be solved
?,QIDetermine and perform the credible assignment results
~Q:DisCICJsethe scope :of work.tnthem
1) Provide an approximate opinion of market value. See addenda for engagement letter.
Per assignment request, the following degree of research and analysis has been made;
The format used is a Restricted Use Report (short statements), which is intended to
comply with the reporting requirements set forth under Standards Rule 2-2(c) of USPAP.
As it relates to the nature of the assignment, a highest and best use analysis of the
subject will be performed. All three approaches will be considered. However, per client
request, only the Sale Comparison and Income Approaches will be applied.
The scope of work for this appraisal includes:
2)
. a) The extent to which the property is identified: Public record, plat maps, zoning
maps and/or aerial photographs were used to identify the subject property.
. b) The extent to which tangible property is inspected: An inspection of the subject
property, acquisition area, proposed plans/specifications (if any) and neighborhood
by the appraiser. Physical factors: Based on property inspection and conversations
with the client, city and county officials. Lot size is based on county information.
Economic Factors: Consisted of gathering of information from market experts, city
and/or county offices, and internet about the region, community, neighborhood,
zoning, utilities, and any pending projects in the area that may affect the subject
property.
. c) The type and extent of data researched: Data of competing properties within the
subject market area were given primary consideration. The most relevant data is
used in this report. Sources include, appraiser data files, Assessor, Internet,
Developers, Agents, MLS, etc. The appraiser has not researched the title or
ownership records.
. d) Type and extent of analysis applied at opinions or conclusions: A cursory review
of market data was performed. The most recent, similar and proximate data has
been used. The comparables have not necessarily been driven by. The
photographs of the comparables (if any) are file photos. The market data (if any)
has not necessarily been confirmed, but is felt to provide a reliable indication of
market value for the subject property. A final value opinion will be correlated and
discussed.
The appraiser accepts full professional responsibility for all of the analyses and conclusions
contained within this report. The data used was obtained from sources considered credible, yet.its
accuracy is not guaranteed.
3)
Nagell Appraisal & Consulting I 952-544-8966 I www.callnagell.com
3
PROPERTY RIGHTS APPRAISED
Real property ownership consists of a group of distinct rights. There are two primary property
rights, Fee Simple and Leased Fee.
Fee simple estate is defined in The Dictionary of Real Estate Appraisal, 3rd Edition as:
"Absolute ownership unencumbered by any other interest or estate, subject only to the
limitations imposed by the governmental powers of taxation, eminent domain, police power,
and escheat." This would typically reflect an owner-occupied property.
When the property rights appraised are the unencumbered fee simple interest of the real
estate, the appraised value is subject to normal easements for drainage, public streets and
utilities, if any. The effect of any existing mortgage or delinquent taxes on the subject
property has not been considered in this appraisal.
Leased fee interest is defined in The Dictionary of Real Estate Appraisal, 4th Edition as: "an
ownership interest held by a landlord with the right of use and occupancy conveyed by lease
to others. The rights of the lessor (the leased fee owner) and the lessee are specified by
contract terms contained within the lease." This would generally reflect a tenant-occupied
property.
Due to the nature of the assignment, the property rights appraised are the unencumbered
fee simple interest of real estate. Since the subject property is considered land only, fee
simple interest is appropriate.
PERSONAL PROPERTY
Appraised value reflects real estate only; No personal property, business value, or
furniture, fixtures, & equipment has been included in the appraised value.
4
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I PROPERTY IDENTIFICATION I
Street Address: 3300 Tanadoona Drive, Chanhassen
S8-T116-R23, 62 AC IN GOVT LOT 9 & IN S9-
Legal Description: T116-R23 IN NW % SW %, CARVER COUNTY,
MN.
County PID #s: 25-0083200
Fee Owners: Mpls Council of Campfire Girls
Census Tract #: 905.01
Sales History: No known sales or offerings within the past three
years.
Building History: Various camp buildings on site.
I REAL ESTATE TAXES I
Taxes, per County Records (Payable 2006)
Tax $0
Special Assessments $0
Total Tax & Assessments $0
County Assessor's Value
2005 2006
Land $4,157,400 $4,681,900
Building(s) $ 363,500 $ 363,800
Total $4,520,900 $5,045,700
The appraised value given in this report reflects any/all special assessments paid in full. The
property is a non-profit organization, therefore considered tax-exempt.
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CITY & NEIGHBORHOOD DESCRIPTION
The City of Chanhassen is a suburban community located about 35 minutes southwest of
Downtown Minneapolis. The population of Chanhassen in 2000 was 20,321 and was
estimated at 22,518 in 2005, a 10.81% increase. Most growth is in the western portions of
the community.
Access to the Metropolitan Area and other surrounding communities is generally good. No
apparent adverse influences were noted during the inspection.
Lake Minnewashta is a popular recreational lake used for boating, fishing, swimming and
many other lake activities. Residential surrounds on most sides.
Market Overview: Appraiser has considered recent publications, news articles and
comments from market participants. Overall, the suburban residential and commercial
markets in the subject area have softened somewhat. Due to increasing gas prices and
rising interest rates, suburban areas are projected to develop at a slower rate than in recent
years.
LOCATION MAP
6
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SITE DESCRIPTION
Dimensions: Irregular, see plat
Total Area: 2,700,720 SF (62 acres), per county
Topography/Shape: Gently rolling /Irregular
Soil conditions/Drainage: Assumed to be stable in upland areas / Appears adequate
Utilities:
Electricity/Gas: Available
Water/Sanitary Sewer: Available
Off-Site Improvements:
Street/Curb-gutter: Bituminous (fair condition) / None
Sidewalk / Alley: None / None
Street Lights: Standard
Storm Sewer: Surface
Access to site: Off Tanadoona Drive
Frontage / Visibility: Tanadoona Drive / Average
Flood hazard zone: No, Zone C, 2700510005B, 07/02/1979
Apparent easements: Typical utility and drainage easements.
Encroachments: None apparent
Unusual conditions: None apparent
Current Use: Camp Tanadoona
Building location: Scattered across site
Surplus/excess land: N/A
Surrounding uses: N: park, S: church & SF, E: SF, W: Lake Minnewashta & SF
Distance to major road: % mile from Highways 5 & 41 and 1 % miles from Highway 7
Current Zoning: RR, Rural Residential District
land Use Plan: Public/Semi-Public
Estimated to be the current use with potential for redevelopment.
Highest & Best Use: Given growth of the area and surrounding uses, it is estimated the
subject could possibly be rezoned and redeveloped into low
density residential (1.2 to 4.0 units per acre).
Site is mostly wooded with some scattered low areas. Property
fronts on Lake Minnewashta. Most of the land surrounding Lake
Minnewashta has been developed into single-family residential,
Comments: except for Lake Minnewasta Regional Park and Camp Tanadoon
(subject property).
Subject also owns adjacent property to the east (1,793,365 SF)
which fronts on Highway 41-not included in appraised value.
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7
PLAT MAPS
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AERIAL PHOTOGRAPHS
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9
10
SUBJECT PHOTOS
Front View of Subject Property
Street View of Tanadoona Drive Looking West
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COST APPROACH
Since the building improvements are not included, the Cost Approach is not considered
applicable.
INCOME APROACH
The Income Approach is not considered appropriate in this situation, as vacant land in the
subject market is not typically rented. Very limited rental data renders the Income Approach
an unreliable indicator.
SALES COMPARISON APPROACH
The Sales Comparison Approach to Value is predicated upon sales of properties with similar
characteristics as the subject. The primary premise of this approach is that the market value
of the subject is directly related to the prices of competing properties.
Supply and Demand: Sales in the market result from negotiations between buyers and
sellers. Buyers reflect market demand and sellers supply. If demand is high, prices tend to
increase, if it is low, prices usually decrease. Demand for properties like the subject in recent
years has been average.
Substitution: The principle of substitution holds that the value of a property tends to be set
by the price paid to acquire a substitute property of similar utility and desirability within a
reasonable amount of time (The Appraisal of Real Estate, 12th Edition). The sales
comparison approach is less reliable if substitute properties are not available in the market.
Sales are available.
Balance: The market tends to force a balance between supply and demand. Balance can
change due to shifts in population, variations in purchasing power, consumer tastes and
preference, and time.
Externalities: When possible, comparables are selected with similar location, economic
conditions and support facilities.
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11
Sales Comparison Approach-continued
land Comparable #1
Location:
10701 Riverview Road,
Eden Prairie
Proximity:
8 miles southeast
Site Size:
980,100 SF
Description:
River front
Comments:
Land sale price allocated
at 91 % of overall sale price
based on assessor's land
to value ratio.
Sale Date:
December 2005
Sale Price:
$4,186,000
($4,600,000 x 91%)
Price/SF:
$4.27 per SF
12
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Sales Comparison Approach-continued
land Comparable #2
Location:
Proximity:
Site Size:
Description:
Comments:
Sale Date:
Sale Price:
Price/SF:
land Comparable #3
Location:
Proximity:
Site Size:
Description:
Comments:
Sale Date:
Sale Price:
Price/SF:
1630 Lyman Boulevard,
Chanhassen
3 miles southeast
3,484,800 SF
The Preserve
Sale price includes some
development costs
(platting).
August 2006
$12,348,164
$3.54 per SF
Just S of Hwy 18 along
Hwy 17, Chanhassen
3 miles southeast
3,808,015 SF
Liberty on Bluff Creek
Reportedly has some
wetlands on site.
April 2006
$12,510,832
$3.29 per SF
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Sales Comparison Approach-continued
land Comparable #4
Location:
Proximity:
Site Size:
Description:
Comments:
Sale Date:
Sale Price:
Price/SF:
land Comparable #5
Location:
Proximity:
Site Size:
405 Victoria Drive,
Chaska
5 miles south
2,312,165 SF
Crimson Valley
Mostly open site with rolling
topography.
March 2006
$9,000,000
$3.89 per SF
4200 County Road 44,
Minnetrista
4 miles northwest
699,574 SF
Description Lake front
Comments:
Sale Date:
Sale Price:
Price/SF:
Superior frontage on Lake
Minnetonka. Home on site at
time of sale w/minimal value.
Redevelo ment Iikel .
Pending
$5,750,000
$8.22 per SF
14
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Sales Comparison Approach-continued
Market Data: Listed below are sales in the subject marketing area. Comparables used
bracket the subject regarding overall appeal and are rated to be the best available data.
Time adjustment of 6% per year through year end 2005 is used. The market has been
relatively stable in 2006 and 2007.
3300 T ana- 10701 River- 1630 Lyman Hwy 17 & S 405 Victoria 4200 County
Address doona Dr, view Road, Boulevard, of Hwy 18, Drive, Road 44,
Chanhassen Eden Prairie Chanhassen Chanhassen Chaska Minnetrista
Proximity Subject 8 miles SE 3 miles SE 3 miles SE 5 miles S 4 miles NW
Location Average Average Average Average Average Excellent
Use SFR SFR SFR SFR & TH SFR SFR
Site Size 2,700,720 980,100 3,484,800 3,808,015 2,312,165 699,574
Amenity Lake Front River Front Creek Wetlands Wetlands Lake Front
Utilities Available Available Available Available Available Available
Sale Date Current Dee-OS Aug-06 Apr-06 Mar-06 Pending
Sale Price $4,186,000 $12,348,164 $12,510,832 $9,000,000 $5,750,000
Price/SF $4.27 $3.54 $3.29 $3.89 $8.22
Time Adj. 7% 3% 5% 5% 0%
Conclusion
Site sizes for the subject and com parables include low areas as they add amenity to the site
and are not significant. After time adjustment, sales above range from $3.45 to $8.22 per SF
with an average of $4.80 per SF. Development land with significant waterfront (like the
subject and Comparables 1 & 5) generally have a higher value in the market. Therefore,
given the above information and considering the overall characteristics of the subject
property, along with size and amenity, a rate of $4.25 per SF is deemed appropriate.
The Sales Comparison Approach is deemed a reliable indicator of value because it
represents the actions of buyers and sellers in the area for competing properties. The
derived market value estimate for the overall subject site is calculated as follows:
2,700,720 SF x $4.25 per SF = $11,478,060
TOTAL OPINION OF MARKET VALUE: $11,478,060
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ANALYSIS AFTER ACQUISITION
Project Description:
The City of Chanhassen intends to make improvements to the area and as a result, the city is
installing a stormwater pond on the subject property for storm drainage purposes. This report
reflects the data found and the conclusions estimated from a before and after value appraisal
of the subject property (land only).
Description of the Partial Acquisition:
Acquisition (Right of Way): Used for right of way purposes. Total acquisition area is 0 SF.
It is estimated the land area will suffer a 100% loss in value.
Storm Drainage Easement: With a drainage easement, the owner retains underlying
ownership. The proposed easement is located in a partially low area. The total easement
area is 50,375 SF: 13,429 SF are considered upland and 36,946 SF are considered low (per
city engineer, Paul Oehme). Therefore, the loss in value as a result of the easement is
estimated at 25% in the low area ($4.25 x 25% = $1.05/SF rnd) and 75% in the upland
area ($4.25 x 75% = $3.20/SF rnd).
Temporary Easement: There is no temporary. easement area on the subject property.
Appraisal Development and Reporting Process In After Situation:
The appraisal date in the after situation is the same as in the before condition. Consequently,
the appraisal development and reporting process in the after situation are the same. Also,
the comparable sales used in the before condition are applicable in the after condition.
Therefore, the estimated value per square foot in the after situation is the same as in the
before condition. See before value section for analysis and value.
Highest and Best Use:
It is felt the highest and best use and expected marketing period of the subject property will
remain the same as before the acquisition.
16
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Analysis in after situation -- continued
Aspects of Potential Damage
Potential aspects of damage or loss in value to the subject property caused by the partial
acquisition:
. Land within the acquired area.
. Site improvements within the acquired area.
. Severance damage, the influence of the acquisition area on the subject property.
Land - Land value breakdown -- On the basis that all portions of the subject site have equal
value contribution the subject's land value in the taking area is diminished by the pro-rated
value of the land acquired.
Site improvements - Based on site inspection, there does not appear to be any site
improvements located within the right-of-way acquisition area. Wild trees are accounted for
in the overall value as concluded in the Sales Comparison Approach. The appraised value
assumes the city will replace any grass, driveway, fence, etc., in like-kind where appropriate.
Severance damage - There is estimated to be no severance damage to the remainder as a
result of the acquisition. It is our opinion the proposed acquisition as described in this report
will have no adverse effect on the marketability or value of the remainder due to the
acquisition.
Note: Paul Oehme, City Engineer, stated: Based upon our analysis of the proposed ponding
area, the site is not buildable. The city selected this site for ponding because it is a natural
drainage-way and the topography is low by the lake. The upland area is not sufficient for
development and grades are to low for construction. The area includes a natural drainage
ditch and wetlands that would be impacted by development. Access to the property would be
very difficult to work since the site is cut-off from public right-of-way by the ditch. Since the
City is asking for a drainage easement, density transfer could be utilized in the future by the
property owner. As a result there is no estimated severance damage.
Primary Factors Considered for Estimating Potential Severance
Site Characteristics: Before Acquisition After Acquisition
Location: Average Similar
Access: Average Similar
Physical Characteristics: Average Similar
Highest & Best Use: Current use with speculation for Similar
redevelooment
Site Appeal: Good (lake front) Similar
Benefit of improvements as a result of the easement project is not included in the valuation.
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17
SKETCH OF ACQUISITION AREA
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Yellow line represents approximate site area.
Red line represents approximate easement area area.
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19
20
PHOTO OF ACQUISITION AREA
Looking West at Easement Area
Looking East at Easement Area
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I SUMMARY OF ESTIMATED BEFORE AND AFTER VALUES I
Right of Way: Land value for the right-of-way acquisition is based on land sales in the area,
estimated previously at $4.25 per SF. Total acquisition area is 0 SF. It is estimated the land
area will suffer a 100% loss in value.
Storm Drainage Easement: With a drainage easement, the owner retains underlying
ownership. The proposed easement is located in a partially low area. The total easement
area is 50,375 SF-13,429 SF are considered upland and 36,946 SF are considered low (per
city engineer, Paul Oehme). Therefore, the loss in value as a result of the easement is
estimated at 25% in the low area ($4.25 x 25% = $1.05/SF rnd) and 75% in the upland
area ($4.25 x 75% = $3.20/SF rnd).
Temporary Easement: The value of the temporary construction easement, if any, can be
calculated by estimating a fair rate of return the property owner should receive for using the
land during the easement period. There is no temporary easement area on the subject
property.
Final value reflects "market exposure" time, of under 1 year before the effective date of
appraisal. Changes in the market and/or building improvements (if appropriate) subsequent
to the effective appraisal date could impact the market value of the property.
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TYPE AND DEFINITION OF VALUE
This report provides an opinion of market value.
MARKET VALUE - The most probable price which a property should bring in a competitive
and open market under all conditions requisite to a fair sale, the buyer and seller each acting
prudently, knowledgeably, and assuming the price is not affected by undue stimulus. Implicit
in this definition is the consummation of a sale as of a specified date and the passing of title
from seller to buyer under conditions whereby:
(A) buyer and seller are typically motivated;
(B) both parties are well informed or well advised, and each acting in what they
consider their own best interest;
(C) a reasonable time is allowed for exposure in the open market;
(D) payment is made in terms of cash in U.S. dollars or in terms of financial
arrangements comparable thereto; and
(E) 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.
Source: Dictionary of Real Estate Appraisal, 4th Addition., Appraisal Institute.
EASEMENT - An interest in real property that conveys use, but not ownership, of a portion of
an owner's property. Access or right of way easements maybe acquired by private parties or
public utilities.
Source: Dictionary of Real Estate Appraisal, 4th Addition. Appraisal Institute.
ENVIRONMENTAL & STRUCTURAL CONDITIONS
Regarding any adverse environmental and/or improvement structural conditions (such as, but
not limited to, hazardous wastes, toxic substances, mold, construction defects or
inadequacies etc.) present in the improvements, on the site, or in the immediate vicinity of the
subject property, none are apparent. However, appraiser is not an expert in this field, value
assumes no hazardous or significant structural conditions exist. Value assumes any
abandoned wells will be properly sealed. If any of these conditions exist, the appraised value
could differ significantly.
22
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I EXTRAORDINARY ASSUMPTIONS & HYPOTHETICAL CONDITIONS I
As stated by USPAP;
Extraordinary Assumption: An assumption, directly related to a specific assignment,
which, if found to be false, could alter the appraiser's opinions of conclusions.
None
Hypothetical Condition: That which is contrary to what exists but is supposed for the
purpose of analysis.
None
ASSUMPTIONS AND LIMITING CONDITIONS
1. The appraisers assume no responsibility for matters of a legal nature affecting the
property appraised or the title thereto, nor do the appraisers render any opinion as to the title,
which is assumed to be good and marketable. The property is appraised as though under
responsible ownership and good management.
2. The furnished legal description is assumed to be correct.
3. Any sketch in the report may show approximate dimensions and is included to assist the
reader in visualizing the property. The appraisers have made no survey of the property. It is
assumed unless otherwise noted that no survey has been viewed and that all improvements
are located within the legally described property.
4. The appraisers are not required to give testimony or appear in court because of having
made the appraisal with reference to the property in question, unless arrangements have
been previously made therefore.
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23
Assumptions and Limiting Conditions -- continued
5. The distribution of the total valuation in this report between land and improvements applies
only under the reported highest and best use of the property. The allocations of value for
land and improvements must not be used in conjunction with any other appraisal and are
invalid if so used.
6. The appraisers assume that there are no hidden or unapparent conditions of the property,
subsoil, or structures, which would render it more or less valuable. The appraisers assume
no responsibility for such conditions, or for engineering, which might be required to discover
such factors.
7. Unless otherwise stated in this report, the existence of hazardous materials, which mayor
may not be present on the property, was not observed by the appraiser. The appraiser has
no knowledge of the existence of such materials on or in the property. The appraiser,
however, is not qualified to detect such substances. The presence of substances such as
asbestos, urea-formaldehyde foam insulation, radon gas, or other potentially hazardous
materials may affect the value of the property. The value estimate is predicated on the
assumption that there is no such material on or in the property that would cause a loss in
value. No responsibility is assumed for any such conditions, or for any expertise or
engineering knowledge required to discover them. The client is urged to retain an expert in
this field, if desired.
8. Information, estimates, and opinions furnished to the appraisers, and contained in the
report, were obtained from sources considered reliable and believed to be true and correct.
However, the appraisers can assume no responsibility for accuracy of such items furnished
the appraisers.
9. Disclosure of the contents of the appraisal report is governed by the Bylaws and
Regulations of the professional appraisal organizations with which the appraisers are
affiliated. No part of the contents of this report, or copy thereof (including conclusions as to
the property value, the identity of the appraiser, professional designations, reference to any
professional appraisal organizations, or the firm with which the appraiser is connected), shall
be disseminated to the public through advertising, public relations, news, sales, or any other
public means of communications without the prior written consent and approval of the
appraisers.
10. The appraisers have no present or contemplated future interest in the property
appraised; and neither the employment to make the appraisal, nor the compensation for it, is
contingent upon the appraised value of the property. The appraisers have no personal
interest or bias with respect to the parties involved.
11. The appraiser has personally inspected the subject site. To the best of the appraiser's
knowledge and belief, all statements and information in this report are true and correct, and
the appraisers have not knowingly withheld any significant information.
24
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Assumptions and Limiting Conditions -- continued
12. The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and is our personal, unbiased professional analyses,
opinions, and conclusions. Our analyses, opinions, and conclusions were developed, and
this report has been prepared, in conformity with the Uniform Standards of Professional
Appraisal Practice.
13. The Americans with Disabilities Act ("ADA") became effective January 26, 1992. We
have not made a specific compliance survey and analysis of the 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 the value of
the property. Since we have no direct evidence relating to this issue, we did not consider
possible non-compliance with the requirements of ADA in estimating the value of the
property.
14. No one provided significant professional assistance to the person(s) signing this report.
15. This appraisal assignment was not based on a requested minimum valuation or specific
valuation or approval of a loan.
16. To the best of our knowledge and belief, the reported analysis, opinions, and conclusions
were developed, and this report was prepared in conformity with the requirements of the
Code of Professional Ethics and the Standards of Professional Appraisal Practice of the
Appraisal Institute.
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25
CERllFICA liON
I certify that, to the best of my knowledge and belief:
1) The statements of fact contained in this report are true and correct.
2) The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and are my personal, impartial, and unbiased
professional analysis, opinions, and conclusions.
3) I have no (or specified) present or prospective interest in the property that is the subject of
this report, and no (or the specified) personal interest with respect to the parties involved.
4) I have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
5) My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
6) My compensation for completing this assignment is not contingent upon the development
or reporting of predetermined value or direction in value that favors the cause of the client,
the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal.
7) My analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice and the
Appraisal Institute.
8) William R. Waytas has made a personal inspection of the property that is the
subject of this report. Molly J. Lewis did not inspect the subject property. (If more than
one person signs the report, this certification must clearly specify which individuals did and
which individuals did not make a personal inspection of the appraisal property).
9) No one provided significant professional assistance to the person signing this report. (If
there are exceptions, the name of each individual providing significant professional
assistance must be stated.)
10) In accordance with the competency provision of the USPAP, we have verified that our
knowledge, experience and education are sufficient to allow us to competently complete this
appraisal. See attached qualifications.
11) As of the date of this report, William R. Waytas has completed the requirements of the
continuing education program of the Appraisal Institute.
12) The use of this report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representative.
William R. Waytas, SRA, CRP
Certified General MN 4000813
Date: 03/07/2006
Molly J. Lewis
Appraiser MN 20391975
Date: 03/07/2006
26
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CERTIFICATE OF APPRAISER
Project: Proposed Drainage Easement
I hereby certify:
That on March 7, 2007, I have personally inspected the property herein appraised. Property
owner representative, Bob Peak, was contacted and was present at the time of inspection.
The appraiser has not viewed all the comparable sales relied upon in making said appraisal.
That to the best of my knowledge and belief the statements contained in the appraisal herein
above set forth are true and the information upon which the opinions expressed therein are
based as correct; subject to the limiting conditions herein set forth.
That I understand that such appraisal is to be used in connection with the acquisition of right-
of-way for a transportation improvement to be constructed by the acquiring agency, and that
such appraisal has been made in conformity with the appropriate State laws, regulations,
policies and procedures applicable to appraisal of right-of-way for such purposes and that to
the best of my knowledge no portion of the value assigned to such property consists of items
which are non-compensable under the established State law.
That in making this appraisal I have disregarded any increase or decrease in the before value
caused by the project for which the property is being acquired. That neither my employment
nor the compensation for making this appraisal and report are in any way contingent upon the
value reported herein. That I have no direct or indirect present or contemplated future
personal interest in such property or in any benefit from the acquisition of such property
appraised.
That I will not reveal the findings and results of such appraisal to anyone other than the
proper officials of the acquiring agency until authorized by agency officials to do so, or until I
am required to do so, by due process of law, or until I am released from this obligation by
having publicly testified as to such findings.
That my independent opinion of the fair market value of the acquisition as of the 7th day of
March, 2007 is $81,766 that the conclusion set forth in this appraisal was reached without
collaboration or direction as to value.
William R. Waytas, SRA, CRP
Certified General MN 4000813
Date: 03/07/2007
Molly J. Lewis
Appraiser MN 20391975
Date: 03/07/2007
(Standard MnDot Form)
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CURRICULUM VITAE
Appraisal Experience
Presently and since 1985, William R. Waytas has been employed as a full time real estate
appraiser. Currently a partner and President of the Nagell Appraisal & Consulting, an
independent appraisal firm (8 appraisers) who annually prepare 1,500 +/- appraisal reports of
all types. Mr. Waytas was employed with lver C. Johnson & Company, Ltd., Phoenix, AZ
from 1985 to 1987.
Properties appraised:
Commercial - low and high-density multi-family, retail, office, industrial, restaurant, church,
strip-mall, fast-food, convenience stores, auto-service and repair, hotel, hotel water park, bed
& breakfast, cinema, marina, numerous special use properties, and subdivision analysis.
Residential - single-family residences, hobby farms, lakeshore, condominiums, townhouses,
REO and land.
Eminent Domain - extensive partial and total acquisition appraisal services provided to
numerous governmental agencies and private owners.
Special Assessment - numerous street improvement and utilities projects for both
governmental and private owners.
Review - residential, commercial and land development.
Clients - served include banks, savings and loan associations, trust companies, corporations,
governmental bodies, relocation companies, attorneys, REO companies, accountants and
private individuals.
Area of Service - most appraisal experience is in the greater/metro area (typically an hour
from downtown metro) of Minneapolis/St. Paul, MN. Numerous assignment throughout
Minnesota.
Professional Membership, Associations & Affiliations
License: Certified General Real Property Appraiser, MN License #4000813.
Appraisal Institute: SRA, Senior Residential Appraiser Designation,
General Associate Member
Employee Relocation Council: CRP Certified Relocation Professional Designation.
International Right-Of-Way Association: Member
HUD/FHA: On Lender Selection Roster and Review Appraiser
DNR: Approved appraiser for Department of Natural Resources
28
Nagell Appraisal & Consulting I 952-544-8966 I www.callnagell.com
Qualifications -- continued
Testimony
Court, deposition, commission, arbitration & administrative testimony given.
Mediator
Court appointed in Wright County.
Committees
President of Metro/Minnesota Chapter, 2002, Appraisal Institute.
Chairman of Residential Admissions, Metro/MN Chapter, AI.
Chairman Residential Candidate Guidance, Metro/Minnesota Chapter, AI.
Elm Creek Watershed Commission, Medina representative 3 years.
Education
Graduate of Bemidji State University, Minnesota. B.S. degree in Bus. Ad.
During college, summer employment in building trades (residential and commercial).
Graduate of Cecil Lawter Real Estate School. Past Arizona Real Estate License.
General & Professional Practice Courses & Seminars
Course 1 01-lntroduction to Appraising Real Property.
Numerous Standards of Professional Practice Seminar.
Fair Lending Seminar.
Eminent Domain & Condemnation Appraising.
Eminent Domain (An In-Depth Analysis)
Property Tax Appeal, Eminent Domain
Business Practices and Ethics
Scope of Work
Construction Disturbances and Temporary Loss of Going Concern
Uniform Standards for Federal Land Acquisitions (Yellow Book Seminar)
Commercial/Industrial/Subdivision Courses & Seminars
Capitalization Theory & Techniques
Highest & Best Use Seminar
General & Residential State Certification Review Seminar
Subdivision Analysis Seminar.
Narrative Report Writing Seminar (general)
Advanced Income Capitalization Seminar, Advanced Industrial Valuation
Appraisal of Local Retail Properties
Appraising Convenience Stores, Analyzing Distressed Real Estate
Evaluating Commercial Construction
Residential Courses & Seminars
Course 102-Applied Residential Appraising
Narrative Report Writing Seminar (residential)
HUD Training session local office for FHA appraisals
Familiar with HUD Handbook 4150.1 REV-1 & other material from local FHA office.
Appraiser/Underwriter FHA Training
Residential Property Construction and Inspection
Numerous other continuing education seminars for state licensing & AI
Nagell Appraisal & Consulting I 952-544-8966 I www.callnagell.com
29
QUALIFICATIONS
Appraisal Experience: Presently, and since July of 2003, Molly J. Lewis has been employed
as a full time real estate appraiser. Currently a commercial appraiser at Nagell Appraisal &
Consulting, an independent appraisal firm (8 appraisers) who annually prepares 1,500 +/-
appraisal reports of all types. Ms. Lewis was employed with Paul Folland of Eagle Appraisal for
part of 2003.
Education:
Graduate of Northwestern College, St. Paul, MN.
B.S. Degree in Business Administration.
Prosource Educational Services
. Appraisal 1 00 Introduction to Construction Principles
. Appraisal 1 01 Introduction to Appraisal Principles I
. Appraisal 102 Introduction to Appraisal Principles II
. Appraisal 1 03 Introduction to Appraisal Practices I
. Appraisal 104 Introduction to Appraisal Practices II
. Appraisal 105 Introduction to Appraisal Standards and Ethics
Appraisal Institute, Pre-licensure and Continuing Education Courses
. Basin Income Capitalization
. Income Valuation of Small, Mixed-Use Properties
. Numerous courses covering USPAP, trends and various real estate and
appraisal topics
Licenses Held:
Minnesota Trainee Real Property Appraiser
License #20391975
Appraisals Performed:
Commercial Appraisal
. Agricultural, Residential and Commercial Land
. Retail
. Restaurant
. Offi ce
. Industrial
. Mixed-Use
. New Construction
. Residential Subdivision
. Special Use Properties: Marina, Golf Dome, Church, Airplane Hangar
. Eminent Domain, Condemnation
Residential Appraisal
. Single Family
. Two-Family
. Multi Family
30
Nagell Appraisal & Consulting I 952-544-8966 I www.callnagell.com
ADDENDUM
Nagell Appraisal & Consulting I 952-544-8966 I www.callnagell.com
31
32
NAGELL APPRAISAL & CONSUL riNG
7515 Wayzata Blvd. #115
Minneapolis, MN 55426
Established in 1968
Minneapolis: 952-544-8966
St. Paul 651-209.6159
Central Fax 952-544-8969
February 21. 2007
City of Chanhassen
AUn: Paul Oehme, Director of Public Works
7700 Market Blvd.
Chanhassen, MN 55317
RE: Appraisal Camp Tanadoona Site (Land Only)
3300 Tanadoona Drive
Chanhassen, MN
Dear Mr. Oehme:
Thank you for your interest in obtaining appraisal services regarding the property above. Per our
conversation, you indicated an appraisal report with the following research and analysis is needed.
Report Use/Value Type: The report use is for negotiation purposes regarding the partial
acquisition by the city for a drainage easement for stormwater ponding. Current "as is" before and
after market values reflecting Highest and Best Use per Uniform Standards of Professional
Appraisal Practice will be provided.
Property Description: A 62 acre parcel of land located on Lake Minnewashta (Camp building
improvements not included. Contact for access if necessary: - (, -2 S2.- .,.a.
Scope of Report: (1) An inspection of the subject acquisition ~:'an or 00 .
(2) Report the physical and/or economic factors that could affect the properly. (3) Limited
research and analysis of pertinent market data. Only the Sales Comparison Approach with the
land value will be applied. (4) Where appropriate, comparables will be listed on a grid, n01
necessarily verified or driven by. (5) Report findings and conclusions.
Report Format: A Restricted Use Report (concise narrative format) will be used. It has short
statements of the data, analysis and conclusions. Appropriate photos, maps and exhibits are
included. Two hard copies of each report provided to follow email in priority mail.
Fee: The fee is ~ ent named above is responsible for payment. Any report updates or
upgrades would e extra and billed .our. Any hearing preparation and/or teslifying
would also be e.xtra and would be bille r hour.
Due Date: A report. can be emailed in a out - weeks from the date of signed confirmation and
when information below is received.
Information needed by the appraiser at inspection: Already provided.
Our company has 10 employees and has been in business since 1968 and has sufficient
knowledge, experience, education and resources to competently complete this assignment.
Neither the employment to make the appraisal, nor the compensation for it, is contingent upon the
appraised value of the property. If you agree to the above terms, please sign below and return by
fax or mail. If you have any additional questions, please do not hesitate to contael me.
Sincerely,
~df~
~/ -z. ;;//Jl
Signature
William R. Waytas, SRA, CRP
Certified General 4000813, MN
Date
www.callnagell.com
Nagell Appraisal & Consulting I 952-544-8966 I www.callnagell.com
Recent Public Works Buildings Built in the Metro Area
Shakopee 29,335 2006 38,310 $4,600,000 $120.07 New Facility only needed 18,000 s.f. of vehicle storage
Osseo 2,459 2006 18,680 $2,200,000 $117.77 Expansion to existing facility- includes 7,200 s.f. salt! sand building
Rockford 3,500 2007 24,140 $2,328,400 $96.45 New Facility
Maplewood 36,279 2006 24,300 $2,000,000 $82.30 Additon to existing PW facility included 20,200 s.f. of vehicle storage space.
St. Anthony 8,200 2004 27,465 $2,200,000 $80.10 New Facility
Otsego 7,000 2006 32,750 $3,900,000 $119.08 New Facility
oodbury 57,000 2004 34,265 $4,810,000 $140.38 Addition to existing facility
aconia 9,250 2007 44,928 $4,500,000 $100.16 New Facility
17,263 2003 45,326 $3,100,000 $68.39 Vehicle storage & department storage addition to existing facility
20,818 2007 82,550 $7,675,000 $92.97 New Facility
51,657 2003 82,881 $6,500,000 $78.43 Addition to existing facility
51,722 2006 110,000 $11,000,000 $100.00 New Facility
akota County Many 2002 84,000 $7,300,000 $86.90 New Facility
AUG. 3.2007 3: 05PM
RYAN CONTRACTING CO
NO. 070
P. 2/2
CllY OF CHANHASSEN
CHANGE ORDER NO.
One
CHANGE ORDER DATE 08lO3l2OO7 I SHEEr 1of1
CONTRACTOR: Ryan ConIracting Co. PROJECT NO. Q6.06
PROJECT NAME: Dogwood Road
ADDRESS: 87CO 13th Avenue E Impravement:5
Shakqlee, MN 55379
iYPE OF WORK:
Grading, Roadway, storm Se.uer, Sanitary Sewer,
ORIGINAl. CONTRACT AMOUIIIT: and Wafentl*l hnprovemenls
$821,280.15
Original +1-
PreviouS
Cl'atge Incfea&e Decreatie
I Scec. No. Item No. Item ofWak Unit Quantltv QuanIllv +/- Unit Price Amount Amcunt
ScheduIA C: storm Sewerlnmravaments
2.506.6011 11 Istructural Stormwater Treatment SVstem I SFI 1.001 -1.001 25000.001 S - I -25.000.00
Sdledule 1: Bid.Allllmlte #1 - Northwest Pond
2101.501 1 iClearina AC 0.65 40Q0..00 S 2,SOO.OO $ -
2101.506 2' . AC 0.60 2700.00 S 1,7='00 $ -
2105.501 :3 CMlmon EmNalion (Pl CY 1610.00 S,50 $ 8.855.00 $ -
2501.515 4 21" RC Pi rIA AmM and Trash Guard EA 1.00 970.00 $ 970.00 S -
2501.515 5 24" RC Pi ~ Arlmn and Trash Guard SA 3.00 1250.00 $ 3,750.00 $ -
250S.541 6 21. RC PI lie SeNer, Desion SOO6 CI8SS III LF SO.OO 26.00 S 840.00 $ -
2SOS.541 7 24" RO Pi De Sewer. OesIM .2006 Class III LF 215.00 31.00 $ 6,665.00 $ -
2S06.602 8 C<<latn.lCt Calch Basfn Ma'Il101e.ur DIa. EA 1.00 1510.00 $ 1.510.00 $ -
2506.602 9 Ca2s1l'llCt ConIrcl. Structure . SA 1.00 2185.00 $ 2.185.00 $ -
2511.501 10 Random RiDrao Class 1\1 CY 12.00 70.00 $ 840.00 $ -
53.603 11 Silt Fence. Twe 2 LF 900.00 4.00 $ 3,eoo.OO S .
2575.511 12 Muldl MataiaI;"i'\IDe 1 TN 5 0.01 S O'.os $ -
251S..523 13 Erosion ContRlI Slanl<et Caleaav 2 Sy 2500 1.30 $ 3.2S0.00 1$ -
2575.605 14 S-'ina (Seed MIxIure 310 NWT\ AC O.GS 700.00 S 455.00 $ -
TOTALS S 37 ~5.G5 -25.000.00
Net INCREASE due to tfi$ Ch:ange Ordllr: $ 12,2T5.05
Previous Change Orders: $
NGt INCRE'ASE 1.0 ~ S 12,275.05
Due to this c:I1alge, '!he CQfltraCt time:
~a: is Incn!:asedldecTeaSed by _ WlXidng days.
is Increaseclldecraasm by _ c:alendar clays.
Ix is not changed.
X c; may be revised if1hBWark affectsI~ !he confrcll"mg operalicn.
EXPlANA110N OF CHANGE IN PLAN RECOMMENDED Attach additianal sheets if
lhi& chango ader remores the sfrue1UraI st<<m Sl!N(f!r system frcm the conlract and adcIs Bid Memate#1 to tile carttacl
Bid Alternate #1 i& fa' themnsfruclion a water pond at 1he CClI1\SI' the TanadaxJa DriveiDogwood Road ~UClll.
CONTRAOTORSIGNATURE
CIlY ENGINEER SIGNATURE
CIlY INSPECTOR SIGNATURE
DATE 8 3 '07
DATE
DATE
Description I
This project implements projects identified as high priority by the City's Surface Water Management Plan, the National Pollutant Discharge
. Elimination System (NPDES) Phase II permit, City Council and/or City staff. .
Capital Improvement Program
City of Chanhassen, MN
2007 thru 2011
Project #
SWMP-012
Project Name SWMP Implementation
Account # 1 720-0000-4300
Account #2
Account # 3
Contact Unassigned
Department Surface Water.Management
Type Inlprovement
Useful Life Unassigned
Category SWMP
Priority nla
Total Project Cost $1,650,000
Justification . 1
These projects are necessary to meet state and federal government requirements for storm drainage; address storm water issues in existing
developments; maintain existing infrastructure; and construct the infrastructure recommended by the City's Surface Water Management Plan.
..
Expenditures
Construction
2007
450,000
Total 450,000
2008
300,000
300,000
2009
300,000
300,000
2010
300,000
300,000
Funding Sources
Surface Water Utility Fund
Total
2007
450,000
450,000
2008
300,000
300,000
2009
300,000
300,000
2010
300,000
300,000
Operational Impact/Other 1
Citywide. No map.
2011
300,000
300,000
Total
1,650,000
1,650,000
2011
300,000
300,000
Total
1,650,000
1,650,000
103
Pond Location Map
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MINNEWASHTA
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" ( STRUCTURE 133 i 951 91 " " " " ", '" ............ "', "",,, ~ \ \ ' \ \
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<>:
~ No. Date Revisions App. DRAWING NAME ~~E:t~ciR~E~~~Yp~~IR~'SB~LC~.O~~~~~:~OYN _ CITY OF CHANHASSEN
~ DOG-GRADE01.DWG ~ _ ~ K I H DIRECT SUPERI.1SIDN AND THAT I A~ A DULY DOGWOOD ROAD
U DESIGNED BY: CBL im ey- orn LICENSED PROFESSIONAL ENGINEER UNDER THE IMPROVEMENTS
~ DRAWN BY: RCS _ and Associates, Inc. LAv.s~OF TH TE ~F/.?~I~NNESOT
>- CHECKED BY: CBL V I
I- 2550 UN1VERS1TY AVE. 'lrl{ST. SUITE J-45N TEL NO. (651) 645-4197 CfIY (F
9- DA TE: 3/26/07 ST. PAUl. "'NNESOTA 55114 FICL NO. (651) 645-5116 CHADD B. LARSON, P.E, ~
o PROJECT NO. 160511008 noT<. 3/26/07 41R.4
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NORTHWEST POND
GRADING PLAN
POND TURF ESTABLISHMENT NOTES:
1. ALL DISTURBED AREAS SHALL BE SEEDED PER THE FOLLOWING
SCHEDULE:
SEED POND AREA WITH NATIVE WET TALL MIX (MNDOT 310 NWT).
SEED THE AREA 10 FEET ON BOTH SIDES OF THE NORMAL WATER
LEVEL (NWL). AS INDICATED ON PLANS. SEED AT A RATE OF
82 LB/AC. WITH 4" TOPSOIL
ALL OTHER DISTURBED AREAS NOT SODDED SEED WITH MNDOT SEED
MIX 250 AT A RATE OF 120 LB/AC, WITH 4" TOPSOIL
CA TEGORY 2 EROSION CONTROL BLANKET SHALL BE PLACED ON
ALL SEEDED SLOPES 3: 1 OR GREATER.
MULCH MATERIAL, TYPE 1. SHALL BE PLACED ON ALL SEEDED
SLOPES LESS THAN 3: 1
SEEDING SHALL OCCUR IMMEDIATELY FOLLOWING THE COMPLETION
OF THE GRADING WORK,
SEE SHEET 32 FOR STORM SEWER PLAN AND PROFILE,
o
,
20
10
40
I
HORIZONTAL
SCALE IN
FEET
CITY PROJECT
06-06 SHEET 2 OF 2
SHEET NO.
COUNTY PROJECT
SAP.
C:P
52