1e. Creekside Addition: Outlot F Condemnation.1
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CITY OF �?
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Don Ashworth, City Manager
-- -_;-, �K
FROM: Todd Hoffman, Park & Recreation Director G
DATE: November 20, 1995
Action 6y City Admtntsttator
Fndors ✓ Pk
Rejected_..
Nis
W Submitted to Commission
Council
SUBJ: Condemnation of 2.35 Acres of Residential Land Described as Outlot F,
Creekside Addition; City of Chanhassen vs. Heritage Development
A resolution authorizing condemnation of the
council on February 13, 1995. The staff repot
and the resulting minutes are attached. By thi
authorized to commence eminent domain prof
to acquire fee title of the property. PetitionpE
Administrator on July 7, 1995. A conde"ati
established.
Valuation/
)ned property was approved by the city
to the council on the 13th of February
, the city attorney's office was
rsuant to Minnesota Statute Chapter 117
iled with the District Court
date of November 16, 1995, was
The city's initial offer of $30 /acre was consistent with other transactions being made within
the city. The Oaks at Minnewashta plat and the Forest Meadow are two comparables. Both
of these projects includ64he`° acquisition of parkland in:excess?of what could be acquired through
the city's dedicat, ordinance.- L•ike Heritage plat ( Creekside), bath plats at some point in
their development identified the parkland as platted home sites.
At present, the city holds a signed pur "chae`agr eement for The Oaks�at 1VIinnewashta parkland
priced at $30,000 /acre. The purchase agreement fob the Forest Meadow parkland is on the
council's November 27, 1995 agenda priced at,k, 000 /acre. To qualify these comparables,
Swenson & Associates was retained by the city, prepare a limited appraisal /consultation report.
The cover pages of this report dated December 7, 1994 are attached. As of November 25, 1994,
it was Mr. Swenson's opinion that the subject 2.3 acres was valued at $27,000 - $29,000 per acre.
Future assessment costs which are not reflected in this value would also be assumed.
Mr. Don Ashworth
November 20, 1995, '
Page 2
Since that time, the months of December, 1994; and January, February, March, April, May, June, '
July, August, September and October, 1995 have passed. The court hearing date of November
16, 1995, was established and a full appraisal was ordered by the city attorney's office.
In the resulting appraisal, Mr. Swenson's opinion of the current "as is" market value of the 2.3
acres is $198,000 ($86,000 /acre). It appears the passing of time has crippled the city's ability to
acquire this property. This past September, I again took the time to walk the property. This visit
reassured the city's position —Ahis land and the experience it affords is worthy of preservation.
Unfortunately at $86,000 /acre the price is too high.
Recommendation ,
It is the recommendation of this office that the condemnation proceedings on Outlot F, Creekside
Addition be terminated.
Note: The trail outlot allowing the construction of the Bluff Creek trail remains intact. I
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MEMORANDUM
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Don Ashworth, City Manager
FROM: Todd Hoffman, Park and Recreation Director
DATE: February 6, 1995
Action by City Administtatut
Endors
Moditie
R*Cte
Dete- . & 7 — I S
Dale Submitted to CarnmissW
Date c!,! m'Ned to Counci[
SUBJ: Resolution Authorizing Condemnation of Property Interests for Park Purposes,
Proposed Creekside Addition
y
As you are aware, the city council approved the preliminary plat of the aforementioned
addition on January 9, 1995. The following excerpt taken from the motion made that evening
pertains to park and trail acquisition and development,(the entire motion is attached for your
reference): y
9. Park and Recreation conditions as
a. The land bounded by Bluff Creek on;the east, the railroad on the south,
the extension of Stone Creek Drive and Outlot B on the west, and the
arm of'Bluff Creek on the north be shown as parkland. Said property
I to l e purchased through a combination of park dedication, fee credit
"� and cash: a resolution cAhnbt 7 be; "reached on this item, to proceed
b. A 30
shall be dedicated along Bluff Creek
K along the north and east portions of the plat.
C. The alignment of the 8�fo6 bituminous trail be amended to reflect the
direction given the applicant by staff, specifically that the trail shall
depart the creek corridor, enter the parkland and meet the road
extension at the southern wetland prior to its connection with the
railroad underpass. Said trail to be constructed with the first phase of
improvements completed by the applicant with a lump sum cost for the
trail being reimbursed by the city. Note: The applicant shall supply the
Mr. Don Ashworth
February 7, 1995
Page 2
city with three quotes for the construction of said trail with the final
alignment being staked for approval by the City's Park and Recreation
and Engineering Departments prior to construction.
Item 9a requires that an area of land (2.62± acres) on the southern end of the plat be acquired
for park. Said property to be purchased through a combination of park dedication, fee credit
and cash. If a resolution cannot_ be reached on this item to proceed with condemnation. This
office has extended a proposed purchase price to Heritage Development of $30,000 per acre.
Heritage Development has rejected this offer and has not proposed a reasonable counter offer.
The City Attorney's office has now informed me that counsel for Heritage Development
would like to move this process forward.
RECOMMENDATION
Staff has exhausted its resources in an attempt to draft a development agreement which
includes the acquisition of the subject park area and trail corridor through conventional
means. Therefore, this office recommends that the resolution authorizing condemnation of
property interests for park purposes from Heritage Development Company be approved as
drafted.
ATTACHMENTS
1. City Council minutes dated January 9, 1995.
2. Letter from City Attorney's Office dated January 26, 1995.
3. Proposed Resolution.
4. Letter to Winthrop & Weinstine dated February 3, 1995.
c: Kate Aanenson, Planning Director
Charles Folch, City Engineer
Bob Generous, Planner H
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CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A.
Thomas J. Campbell
Ro,er N. Knutson
Thomas N4. Scat
Gary G. Fuchs
Janus R. Walston
Elliott R. Knetsch
Eli_aheth A. Lunar
Andrea McDowell Poehler
Mr. Todd Hoffman
Park Recreation Director
City of Chanhassen
690 Coulter Drive
Box 147
Chanhassen, MN 55317
Attorneys at Law
January 26, 1995
Re: Park Acquisition in Creekside Development
Dear Todd:
(612) 452 -5000
Fax (612) 452 -5550
Enclosed herewith please find a proposed Resolution authorizing condemnation
of the park land area in the Heritage Development Company's proposed Creekside
Subdivison. I have drafted this Resolution as best I can to identify the parcels to be
acquired. I do not have a legal description of the property nor of the Creekside
Subdivison and so the description of the property to be acquired in this Resolution is
the best I can do for the time being. The description will suffice for resolution
purposes but will not be sufficient in the event I start condemnation. In that event, a
specific legal description (probably metes and bounds) will be necessary. I checked
with Bob Generous before drafting this Resolution and understand that the property to
be acquired for park land purposes has not yet been identified as any specific outlot.
It is possible that approval of the preliminary plat would give us an outlot description
to use.
Please have this Resolution placed on the next City Council agenda. I am
getting phone calls from the attorneys' representing Heritage Development and
understand that there is some interest in seeing this matter proceed as quickly as
possible.
RECEIVED
a 2,
1995
CITY OF CHANHHtiZ)tN
Suite 317 • Eagan&ile Office Center • 1380 Corporate Center Curve • Ea�oan, \1N 55121
Mr. Todd Hoffman
January 26, 1995
Page 2
Please call me when you get a chance.
Very truly yours,
CAMPBELL, KNUTSON, SCOTT
C:?�
GGF:cjh
Enclosure
cc: Mr. Don Ashworth
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
Date
RESOLUTION
Resolution No.
Motion By
Seconded By
RESOLUTION AUTHORIZING CONDEMNATION OF PROPERTY
INTERESTS FOR PARK PURPOSES
WHEREAS, the City Council of the City of Chanhassen does hereby determine
a
that it is necessary and for a public use and purpose to acquire the property located in
the West One -Half of the Northwest Quarter of the Southeast Quarter of Section 15,
Township 116, Range 23, that is identified on the plans dated 7/18/94 and revised
11/8/94 and prepared by RLK Associates Ltd. for Heritage Development Company as
a preliminary plat plan of the subdivision to be named "Creekside ", said property to
be acquired lying on the east side of the road to be platted in said subdivision and
south of Lot 7, Block 2 and southerly of Outlot C and northeasterly of Outlot D on
the preliminary plat plans for the subdivision, containing a total of approximately
102,250 square feet, or 2.35 acres; and
WHEREAS, the City has been unable to acquire the property through
negotiation with the landowner; and
WHEREAS, the City Council finds that development and construction
conditions related to development of the area make it necessary to acquire. title to, and
20684
possession of, the subject property as soon as possible in order for development to
proceed in an efficient, cost effective and expeditious manner;
NOW, THEREFORE, be it resolved by the City Council of the City of
Chanhassen, Minnesota:
1. That the City Attorney is authorized to commence eminent domain
proceedings pursuant to Minnesota Statute Chapter 117 to acquire fee title to the
property described above.
2. That the City Attorney is authorized to acquire the necessary property
interests pursuant to the "quick take" provisions of Minnesota Statute § 117.042.
3. That the Mayor and the City Clerk /Manager are authorized to execute all
documents necessary, in the opinion of the City Attorney, ,to effect the acquisition of
the necessary property interests.
ADOPTED this day of
the City of Chanhassen.
ATTEST:
Don Ashworth, Clerk /Manager
1995, by the City Council of
Donald J. Chmiel, Mayor
20684 -2-
KNUTSON, SCOTT & FUCHS, P.A Feb 3,95 10:59 No.005 P.02/02
C'.AMPBELI_, KNUTSON, SC:C�TT & FUCHS, P.A.
At,totneys M Law
Thomas J. Campbell
Roger N. Kinivi n
Thomas M. Scutt
Gary C 7. Ivch%
)acme, R. WalAca,
Elliott B. Kner ch
(612) 452 -5000
Fax (612) 452 -5550
.Ancfira McDowell ('urhl.
' l o,l:l 1.. Nissen
Marguerite At. Mccarfon
Gkorgo T. Srohhon..41
BY FAX AND MAIL
February 3, 1995
Lloyd W. Grooms, Esq.
Winthrop & Weinstine
3200 Minnesota World Trade Center
30 East Seventh Street
Saint Paul, Minnesota 55101
RE: CREEKSIDE ADDITION
Dear Mr. Grooms:
The thirty (30) foot wide trail corridor along the eastern side of the plat, together
with the twenty - five (25) foot wide trail connection between Lot 11, Block I and Lot 1,
Block 2 will satisfy the City's park dedication requirements. The 2.62± a cres of land on
the southerly end of the plat will be acquired by the City through negotiations or
condemnation. The 2.62± acres should be designated as an outlot on the final plat,
Very truly yours,
CAMPBELL, KNUTSON, SCOTT
C & FUJCH , P.A.
BYL
RNK:srn
cc: Bob Generous
Roger N;
C ..:.,. 21 7 . >r.,..,,.,:I'l- rICC: _" 1 I _- . I IOn i .. -, _ . "I 1 ..
City Council Meeting - February 13, 1995
Councilman Senn: But when you're gone for the weekend, that's a real problem. People have a habit of calling
us on Friday you know because the meetings coming up Monday night and unfortunately if we're out of town,
there's nothing we can do about it.
Councilwoman Dockendorf: And the problem is, yeah. We get our Council packets Thursday evening. We
start reading them, I start reading them on my lunch hour on Friday and you spend ... it becomes, yeah. I mean
you saw what our agenda was like. It becomes a real chore to get through them and I mean multiple, multiple
hours and I know from my personal experience, I want to read the packet entirely before I call someone just so
I can talk to them on an intelligent basis.
Susan Reimers: So when we call, leave your name and what issue you're...
Councilman Senn: And you'll always get a call back. It's just a matter of when you call...
Mayor Chmiel: Okay. I'd like to just bring it back to Council and I'd like to call the question in regards to the
motion with the second.
Mayor Chmiel moved, Councilman Berquist seconded to table action on the Rezoning of 49.9 acres of ptopetty
from A2 to R4 for Lake Ann Highlands until Mawh 13, 1995. All voted in favor and the motion carved.
RESOLUTION AUTHORIZING CONDEMNATION OF PARKLAND AREA IN THE HERITAGE
DEVELOPMENT COMPANYS PROPOSED CREEKSIDE SUBDIVISION
Mayor Chmiel: Item 12 shouldn't take too long, hopefully.
Councilwoman Dockendorf: Oh, if we're going to.
Mayor Chmiel: Okay, you want to just.
Councilwoman Dockendorf: I want to go home.
Mayor Chmiel: You're tired and you want to go to bed.
Councilwoman Dockendorf: Yeah. Because I think we need some discussion on the next item.
Mayor Chmiel: Is there a time restriction as far as your need for this?
Don Ashworth: 5 working days...
Kate Aanenson: He's been here all night.
Mayor Chmiel: Yeah, we'll do that. Before we get to your's Todd, I'd like to just make one quick
announcement on 3(h) that I decided to pull. I got my answer on it so I don't have to pull it. I'd like to make
that motion to accept item 3(h).
Councilwoman Dockendorf: Second.
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City Council Meeting - February 13, 1995
Mayor Chmiel: All those in favor say aye.
Councilman Senn: What are you doing?
' Mayor Chmiel: I just moved your's. No.
Councilman Senn: I'll vote no then. I'm sorry. I don't know what I'm voting on.
' Mayor Chmiel: I moved item 3(h) instead.
Councilman Senn: Why? What's the hurry on 3(h)?
Mayor Chmiel: Because I got my answer.
' Councilman Senn: I had a question too.
Councilman Berquist: He had asked for it to be pulled. I asked for it to be pulled.
' Mayor Chmiel: Oh did you? I will withdraw. We'll hold onto it then. Is there any action required for... Okay,
good. Shall we just hit item. 12. Todd, - hit it.
' Todd Hoffman: ...authorized the condemnation of parkland area in the Heritage Development Company's
proposed Creekside Addition. As the Council is aware, you approved the preliminary plat of that subdivision on
January 9th. You required... Item 9a required that an area of land, specifically 2.62 acres, plus or minus, on the
southern end of the plat be acquired for park ... The City Attorney's office has informed me...
Councilman Berquist: Has Heritage made a counter offer? You elude to a reasonable counter offer.
Todd Hoffman: They've made a counter offer in the form of an explanation that they would like to be paid the
money in which they could make on the property...
Councilman Senn: Well I think we all understood last meeting that what we were doing was a, what we're
approving is them going ahead and meeting the requirements of what's there for dedication of open space or
whatever and beyond that take the woods area. Separate it and we're going to go to condemnation because it
' was real obvious we weren't even in the same ballpark. Is there something different that we're dealing with
now?
Todd Hoffman: No, there is not. We're going forward with the condemnation process...
Councilman Senn: Is there something different in your mind?
John Dobbs: My name is John Dobbs, Heritage Development. I'll make this really fast. I guess for me still the
question I've got is just the clarify in the terms of the resolution and ... It was our understanding...
Councilman Senn: What I tried to do in my motion, and if anybody looks at it a different way, please let me
know but what I tried to do with the motion was just purely separate the issue which was here. You know, plat
your project. Dedicate what needs to be dedicated to meet the requirements of the dedication, and take that
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City Council Meeting - February 13, 1995
wooded area and leave it in some type of a manner that you're not planning on it because we're going to start
condemnation. Now I think...
John Dobbs: ...our thoughts, after talking about it, we'd like to have that really stated... His assumption out of
his rough estimate was that we did not now have, after we took this area of the condemnation, we did not now
have enough land to satisfy our requirements for a subdivision of 44 lots, which is... That has since been
clarified. That's where I think the ... number popped out in Roger's letter. I'm sorry, my brain has left me. ...this
forward and doing this plat and I'm just trying to get some clarification as to what it actually does. What it's
supposed to be before I get to final plat.
Councilman Senn: Do you have that?
Roger Knutson: I'm not sure I do, I'm sorry. I want to be very clear, because I don't know why this is an
issue but it appears to be. The only thing you authorize tonight is the condemnation resolution which says you
can condemn this property of 2.35 acres. That's the official act tonight. Clarification wise, we're taking the 30
feet corridor unless we're not entitled to take much and you have to narrow it down a little bit for park
dedication.
Councilman Senn: Correct. That's my understanding.
Mayor Chmiel: Everybody's in the same ballpark? Is there a motion?
Resolution #195 -27: Councilman Senn moved, Councilman Mason seconded to approve the resolution
authorizing condemnation of property interests for park purposes from Heritage Development Company be
approved as drafted. All voted in favor and the motion carried.
Councilman Mason moved, Councilman Senn seconded to adjourn the meeting. All voted in favor and the
motion carried. The meeting was adjoumed at 12:45 am
Submitted by Don Ashworth
City Manager
Prepared by Nann Opheim
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11/15/45 14:37 $612 452 5550 CAMPBELL KNUTSON
CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A.
Attorneys at Law
Suite 317 EagandaIe Office Center
1380 Corporate Center Curve
Eagan, Minnesota 55121
(612) 452 -5000
PAX (612) 452 -5550
FACSIMILE TRANSMISSION - COVER SHEET"
PLEASE DELIVER TO ATTORNEY DANIEL F. JAMBOR
cc: Todd Hoffman, City of Chanhassen
FAX NUMBED 636 - 1591 / 937 - 5739
DATE November 15, 1995
SENDER MATTHEW K. BR
RE CITY OF CHANHASSEN
HERITAGE DEVELOPMENT
OUR FILE NO. 12665/365
COMMENTS:
TOTAL NUMBER OF PAGES: (INCLUDING COVER PAGE)
IF YOU DO NOT RECEIVE ALL PAGES, PLEASE CALL ROBBY AT (612) 452 -5000.
❑ ORIGINAL TO FOLLOW BY MAIL.
NOTICE OF CONFIDENTIALITY
The information contained in and transmitted with this facsimile is:
1. SUBJECT TO THE ATTORNEY - CLIENT PRIVILEGE;
2. ATTORNEY WORK PRODUCT; OR
3. CONFIDENTIAL.
[a 001/002 '
It is intended only for the individual or entity designated above. You are hereby notified that any dissemination,
distribution, copying or use of or reliance upon the information contained in or transmitted with this facsimile by or to
anyone other than the recipient designated above by the sender is unauthorized and strictly prohibited. If you have
received this facsimile in error, please notify CAMPBELL, KNUTSON, SCOTT & FUCHS BY TELEPHONE AT (612) 452-
5000 IMMEDIATELY. Any facsimile erroneously transmitted to you should be immediately returned to the sender by
U.S. Mail or, if authorization is granted by sender, destroyed.
31579
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Re: CANCELLATION OF HEARING SCHEDULED
FOR THURSDAY, NOVEMBER 16, 1995
City of Chanhassen
vs. Heritage Development
Court File No. CO- 951101
Our File No. 12668/365
Dear Dan:
11/15/95 14:37 $612 452 5550
CAMPBELL KNUTSON
CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A.
Attorney at Law
2002/002
Tiumw1. C:nmphel1
Roger N. Knutson
(612) 452 -50 00
And rew McDowell Poehler
Thomas M. Scour
Fax (612) 452 .5550
Mwrrhaw K. Brcalcl
Cary G. Fuchs
November 15, 1995
Marr,uerir4 M. McC:carron
George T. Srcphenson
Jame: R. Walston
Him B. Knersch
VIA FACSTWLE TRANS - MISSION
Mr. Daniel F. Jambor
Attorney at Law
2195 Silver Labe Road
New Brighton, MN 55112
The condemnation hearing scheduled for Thursday, November 16, 1995 has
been cancelled pursuant to our discussion of November 14, 1995. This condemnation
matter will be reviewed by the Chanhassen City Council in the next few weeks. I
appreciate your agreeing to a cancellation and thus a continuance of this matter.
cc: Mr. Todd Hoffman (via fax)
' 31579
Very truly yours,
CAMPBELL, KNUTSON, SCOTT
& FUCHS, P. A.
By:
Matthew K. Bro
r 5uire .31.7 • Ea =andale Office • , � • ,
�, ffiu C..�.nt��r 1380 C�e�rpnritc. C.c[uer Curve: * Eag.an, MN 55l 1
LIMITED APPRAISAL /CONSULTATION REPORT
39.5 ACRES OF LAND LOCATED EAST OF
TE%IBERWOOD ESTATES
OWNED BY HERITAGE DEVELOPMENT OF
MINNESOTA, INC.
Chanhassen, Minnesota
Prepared For
Mr. Roger Knutson, Attorney
CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A.
Eagandale Office Center, Suite 317
1380 Corporate Center Curve
Eagan, MN 55121
Date of Limited /Appraisal Consultation
November 25, 1994
Our File Number 94641
SWENSON & ASSOCIATES
6100 Green Valley Drive
Minneapolis, Minnesota 55438
(612) 830 -9003 FAX (612) 830 -1191
a December 7, 1994
Mr. Roger Knutson, Attorney
CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A.
Eagandale Office Center, Suite 317
1380 Corporate Center Curve
Eagan, MN 55121
RE: 39.5 ACRES OF LAND LOCATED EAST OF
TIMBERWOOD ESTATES OWNED BY HERITAGE
DEVELOPMENT OF MINNESOTA, INC.
Chanhassen, Minnesota
Dear Mr. Knutson:
At your request, I have viewed this property and its neighborhood for the purpose of
providing certain limited real estate valuation consultation services.
The specific purpose of this limited appraisal /consultation report is to provide an
approximate current proportionate value range for the following two portions of the site as is and
prior to any subdivision and /or development of the land.
Area 1. The acreage generally running along the easterly side of the upland portion
of the subject property. (Highlighted in
pink on site plan.)
Area 2. A portion of the wooded acreage situated in the southerly portion of the
overall site. (Highlighted in yellow on site plan.)
As of November 25, 1994, the date of viewing this property, it is my opinion that the
two areas under consideration have current proportionate value ranges as follows:
Area 1. $20,000 to $22,000 per acre
I, Area 2. $27,000 to $29,000 per acre
At these estimated current proportionate value ranges, the buyer would assume all
I� existing, pending and future special assessments.
I
if REAL ESTATE APPRAISERS • CONSULTANTS
Page 2
Mr. Roger Knutson
Reasonable care has been exercised in verifying the factual data provided and set forth
in the summary report and is assumed to be reliable. This limited appraisal /consultation is made
subject to certain assumptions and limiting conditions which are submitted in the following
report.
Sincerely,
SWENSO & ASSOCIATES
Harvey G. Swenson MAI, SRA
Minnesota Appraiser License ID #4000364
Certified General Real Property Appraiser
HGS /vm
Enclosures
APPRAISAL OF
2.35 ACRES OF RESIDENTIAL LAND
DESCRIBED AS
OUTLOT F, CREEKSIDE ADDITION
Chanhassen, Minnesota
Prepared For
Mr. Matthew K. Brokl, Attorney
CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A.
Eagandale Office Center, Suite 317
1380 Corporate Center Curve
Eagan, Minnesota 55121
Date of Appraisal
November 3, 1995
Our File Number 95659
SWENSON & ASSOCIATES
6100 Green Valley Drive
Minneapolis, Minnesota 55438
(612) 830 -9003 FAX (612) 830 -1191
November 10, 1995
Mr. Matthew K. Brokl, Attorney
CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A.
Eagandale Office Center, Suite 317
1380 Corporate Center Curve
Eagan, Minnesota 55121
RE: 2.35 ACRES OF RESIDENTIAL LAND
DESCRIBED AS OUTLOT F, CREEKSIDE ADDITION
Chanhassen, Minnesota
Dear Mr. Brokl:
At your request, a current market value appraisal of this property has been completed
after a personal viewing of the subject property, the balance of Creekside Addition, and also its
surrounding neighborhood.
.. As of November 3, 1995, the date of viewing, it is my conclusion that the subject
property has a current "as is" market value of.
ONE HUNDRED NINETY -EIGHT THOUSAND DOLLARS $198,000
Creekside Addition is a 44 lot single family subdivision currently being developed by
Heritage Development of Minnesota, Inc.
The subject 2.35 acre parcel Outlot F is proposed to be acquired by the City of
Chanhassen for park purposes.
Were it not being purchased for park use, this 2.35 acre parcel of land could
accommodate an additional four single family lots within this 44 lot Creekside Addition.
The market value estimated in this report, therefore, reflects the value of this land as four
potential additional single family lots in its present "as is" development status.
REAL ESTATE APPRAISERS • CONSULTANTS
' Page 2
Mr. Matthew K. Brokl
' Reasonable care has been exerc
in verifying the factual data set forth in the following
report and is judged and assumed to be reliable. This appraisal is made subject to certain
assumptions and limiting conditions which are submitted in the following report as well as the
environmental hazards disclaimer included as part of Site Description section of this report.
' The attached summary appraisal report identifies and describes the real estate
�'y PP Po , P resents
the market data considered, and outlines the valuation analyses and methods used in arriving at
' this conclusion of current market value.
Sincerely,
SWENSON ASSOCIATES
Harvey G. Swenson MAI, SRA
Minnesota Appraiser License ID #4000364
Certified General Real Property Appraiser
HGS /vm
Enclosures