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CR2002-60 csah73/TH7 intersection final plans CITY OF April 1 L 2002 ~ Council Report 2002-60 HOPKINS . APPROVE FINAL PLANS, NO PARKING AREAS, APPRAISAL VALUES, AND ORDER BIDS CSAH 73fTH 7 INTERSECTION AREA ROADWAY IMPROVEMENTS CITY PROJECT 01-06 Proposed Action Staff recommends the following motion: "'Move that Council adopt Resolution 2002-33, Resolution Approving Plans, Specifications, No Parking Areas, Appraisal Values, and Authorizing Advertisement for Bids, CSAIl 73/TH 7 Intersection Area Roadway Improvements, City Pro;ect 01-06." This action authorizes the City and Hennepin County to receive bids and acquire necessary right-of.\vay and casements. Overview At the January 15, 2002. meeting, the Hopkins City Council authorized the CSAH 73/TH 7 Intersection Area Roadway Improvements Project to proceed allowing the preparation of plans and specifications. SRF Consulting Group, Inc., has prepared the plans and staff now secks authorization to continue to the bidding phase of the project. Once the bids are received and project costs can be more precisely computed, Council will be asked to approve the bids and a construction cost cooperative agreement between the City of Hopkins, City of Minnetonka, Hennepin County, and Mn/DOT so that the project may proceed to the construction phase. Council is also being asked to approve "No Parking Areas" located along ] ih A venue North/Co. Rd. 73 from 4th Street North to Robinwood Lane, as shown on sheets 56 & 57 of the project plans. These "No .arking Areas" are already signed for "No Parking" but formal approval of the City Council by resolution is required by the County to reinstall the '"No Parking Areas'" along vvith the project. Acquisition of small portions of right-of-way and temporary construction easements are necessary to construct the improvements on this project. The Council approved these acquisitions on January 15, 2002 and certified appraisals have now been prepared and reviewed as part of the acquisition process. Council is now being asked to approve the appraisal values. Primary Issues to Consider . Scope of Improvements . Land Acquisition and Appraisal Values . Costs, Assessments, Budget, and Schcdule SUllportine Information . Certified Appraisals . Project Plan Sheets . Resolution 2002-33 ,Jit::&, n--- Steven G. Bot, Assistant City Engineer . Financial Impact: $ 357,000 Budgeted: Y/N Yes. Source: PIR, Utility, and State Aid Funds Related Documents (erp, ERP. etc.): CIP and Enp,incer's Estimate Notes: Council Report 2002-60 Page 2 .Analvsis of Issues . Scope of Improvements The purpose of the roadway improvements is to improve the level 01' service at the Highway 7 intersection, reduce vehicle conflicts along County State Aid Highway (CSAl-I) 73 (Hopkins Crossroads) and improve safety. The proposed project includes adding left turn lanes and raised center medians for the CSAH 73/17111 A venue legs of the intersection. This would allow the existing traffic signal system to be upgraded to separate left turn and through traffic phases. The plan calls for a continuous raised center median on the north CSAH 73 leg from Highway 7 to 51h Street N0l1h. The CSAH 73 - 5th Street North intersection would be upgraded to improve visibility and traffic signals would be added. A right turn lane will also be added to 5lh Street North in order to improve the traffic flow through the intersection at C SAIl 73. Along \vith removing the slip ramp off Hwy 7 onto the North Service Drive, "No Right Turn On Red" signs for v,estboundl-Iviy 7 turning north on CSAH 73 will removed with the project. . Land Acquisition and Appraisal Values Temporary construction eascments and small amounts of right-of-way need to be acquired to accommodate the construction activities both in Hopkins and Minnetonka. Eight parcels in Hopkins will be affected by these acquisitions. Land acquisition for three of these parcels has already heen . obtained in conj unction with the development agrecment for the Hopkins l-Iouse/W al greens redevelopment. Cerli tIed appraisals were prepared and reviewed for the remaining fIve parcels as part of the acquisition process. As is typical for large roadway construction projects, the necessary right-of-way and easement acquisition will first try to be negotiated using the appraisals as a basis for the negotiation and if the negotiation is unsuccessful then the land acquisition would be acquired through the condemnation process. The following is a summary of the appraisal values that have been prepared, revie\ved, and certified: Parcel Allpraised and Certified Value of Damages Resulting From the Acquisition Hopkins Town and Country Dodge $20,000 728 Robinwood Lane $1,700 Villager Apartments $6,000 Golden Apartments $8,000 MGM Liquors $35,300 TOTAL $71,OOn . Council Report 2002-60 Page 3 .. Costs, Assessments, Budget, and Schedule The current total estimated project cost is $] ,255,000 hased on the most recent engineer's est1mate, This includes engineering/administwtion costs at 35% but does nol include right-of-way and easement acquisition costs. Of this amount approximately $286.000 is estimated for Hopkins share of the project plus the $71,000 estimated costs for right-nf...vvay and casement acquisition in Hopkins, The 2002-2006 Hopkins Capital Improvement Plan (CIP) identified $250,000 Jl)f this project through a combination of State Aid and PIR funds, which did not include property acquisition costs, Additional State Aid funding is proposed to be used to fund the property aCljuisition costs. Minor utility work will also be necessary on this project. These costs would come Ollt of the appropriate utility funds. No assessments are proposed for adjoining property owners along this project. Construction of this project is currently scheduled to begin late in the slimmer of 2002 and roadway improvements should be completed late in the fall with turf restoration extending into the spring of 2003. . . -- CiTY OF HOPKINS HENNEPIN COUNTY, MINNESOTA RESOLUTION NO. :2002-33 . RESOLUTION APPROVING PLANS, SPECIFIC ATIONS, NO PARKING AREAS. APPRAISAL V ALUES, AND AUTHORIZING ADVERTISEMENT FOR BIDS COUNTY ROAD 73/HWY 7 IMPROVEMENT PROJECT CITY PROJECT 01-06 WHEREAS, pursuant to a resolution of the City Council adopted the 15th day of January 2002. plans and specifications \verc developed for the CSAH 73/TI-I 7 intersect ion area including 17'11 A venue North from 4'h Street North to Robinwood Lane, City Project No. 01-06, including bituminolls surfacing, concrete curb and gutter installation, storm sewer installation, and all necessary app11l1enances, and WHEREAS, pursuant to a resolution of the City Council adopted the IS1h day of January 2002, cel1ified appraisals were ordered by the City Engineer and have been prepared by Bakken, Liedl, Janssen, Day, & Reach, Inc., and review'ed for properties where easement and right-or-way acquisition is necessary for the project, and WHEREAS, plans and specifications for City Project No. 01-06 have been prepared by SRF Consulting Group, Inc. and have been presented to Council for approval, and, NOW, THEREFORE, BE IT RESOLVED, by the City COllncil of the City of Hopkins, Minnesota: l. Such plans and specification, a copy of which are attached hereto and made a pal1 hereof; and hereby approved rind ordered placed on fi Ie in the office of the City C k:rk. 2. Such certified appraisal values having been prepared and rev iewed are hereby approved, . ordered placed on file in the office of the City Clerk. and the City Engineer is authorized to macle offers for the estimated amount of damages resulting from the acquisition and acquire the necessary easemcnts and right-of-way by negotiation or condemnation as he deems necessary. 3. The "No Parking Areas" located within the City of Hopkins along I th A venue North/Co. Rd. 73 from 4th Street North to Robinwood Lane, as shown on sheets 56 & 57 of tile project plans dated Apri I I, 2002 arc hereby approved. 4. The City Clerk shall prepare and cause to be inserted in the official paper and in the Construction Bulletin an advertisemcnt for bids upon the making of SLlch improvement under sllch approved plans and specifications. The advertisement shall be published three times, at least three weeks before date set for bid opening, shall specify the work to be done, shall state that bids will be received until the date and time specified in the advertisement at the location specified and that no bids shall be considered unless sealed and filed with the clerk and accompanied by a celiifiecl check or bid bond for 50/;, of the amount of such bid. 5. The clerk and city engineer are hereby authorized an instructed to receive. open, and read aloud bids received at the time and plaL:c speci1~cd, and to tabulate the bids received. The Council will consider the bids and award of contract at a regular City Coullcilmeeting in the Council Chambers. Adopted by the City Counc i I of the City of Hopkins this 16th day of Apri I 2002. . By Eugene.1. Maxwell. 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I r ---,-- '\ I ' I \ l. I ,O,:f~' I \11- I h ___I \ ./.,;}., I I ' I ~I IL._~_-__ -I -==\~"'I (e~-------'11 I I I ' II i ' , I I II I ; I \ I II I I \ I \ f"'" _:::c: \ I \ , :-1 t;:-.g I', J \ i~\ ! "l;i: I I ' 1 "\~" "j~3 I I "1 \' ~~ ~ ...."'~D ! i~ r, t. <~... ... . - -~. - ;~: '.~i;f=fi,. . \ ~ ~i [llll I ,1 .. \1 ,', ,\ I \ I: ~ -0=-- \n~~_: \'\\ ~ --,..t ______ ~._~ __.-..---,--~--~ ~ -~--------------- --'~ - -~. r- I '. I I f I I 2002 JiFf'':' T C:(jF)]PJE1V$}1 'JJ'1Ii(;J]'J ' ,'-' 0J ' .flIP!P lRA!18 A!L 728 Robinwood Lane Hopkins, Minnesota . 0> }> 7<; 7<; en Z r- - en 0 r L- }> Z '" '" m Z 0 }> -< . ~ ;;u m }- () I - Z () I "~ BAKKEN, LIE 0 L, JANSSEN, DAY '-'''C REACH, INC. I. "-.- Valuation Consultants. 8085 Wayzata Boulevard. Sle. 105' Minneapolis, MN 55426. 763525-0000. Fax 763525-8875 I Principals: Paul G. Bakken, MAl. MS. CCIM Cletu5 C. Lied!. MAl Melissa H. Janssen. MAl I March 22, 2002 Thomas J. Day. MAl, SRA David S. Reach. MAl Steven G. Bot I Assistant City Engineer , City of Hopkins 1010 First Street South Hopkins, MN 55343 Dear Mr. Bot: At your request, a restricted appraisal to estimate the diminution in market value of the fee simple interest as of March 5, 2002, has been made of the following property: Single Family Residence 728 Robinwood Lane Hopkins/, Minnesota . Market Value is defined as the most probable price in cash, terms equivalent to cash, or in other precisely revealed terms, for which the appraised property will sell in a competitive market under all conditions requisite to fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress. The purpose of the appraisal is to determine the diminution in market value caused by the temporary construction easement by the city of Hopkins for the County Road 73/17th Avenue N and Highway 7 Intersection Improvement Project. The property is improved with a double bungalow residence that was constructed in 1958. I did not inspect the interior of the home, nor did I value the improvements. Any building data was provided by the city of Hopkins. The lot IS approximately 9,000 square feet. The proposed temporary construction easement is 750 square feet beginning August 1, 2002 and expires on November 30, 2003. . I I. Mr. Steven Bot Page 2 March 22, 2002 I Based upon my personal inspection and consideration of the factors influencing value, the following estimate of Diminution in Value, as of I March 5, 2002 has been made: Property Value Before the Taking $70,000 I Property Value After the Taking 68 .300 Diminution in Value $1,700 I This opinion of value is subject to the Assumptions and Limiting Conditions set forth in the accompanying report. This is a restricted summary appraisal and in such, limits the reliability of this report. The report may not be understood properly without additional information in the work file of the appraiser. This restricted summary appraisal is intended for use by the city of Hopkins to determine the diminution in market value for purchase by city. Any other use may not be appropriate. This appraisal conforms with the prevailing guidelines issued under Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act . of 1989 (FIRREA) and the Uniform Standards for Professional Appraisal Practice. This assignment was not based on a requested minimum valuation, a specific valuation or the approval of a loan. I was employed by the City of Hopkins and have no direct or indirect interest, financial or otherwise, in the property transaction. I viewed the exterior of subject property and comparable sale data. The Appraisal Instihlte conducts a program of continuing education for its designated members. MAls and RMs who meet the minimum co standards of this program are awarded periodic educational certification. I am )>- ;,0;; ;,0;; currently certified under this continuing education program. m Z r Respectfully submitted, - m 0 BAKKEN, L1EDL, JANSSEN, DAY & REACH, INC. ..- &ttIJ L- )>- Z Ul Ul m Cletus C. Liedt MAl z Minnesota License No. 4001459 0 )> -< . ~ :;u m > n I - Z () . 2002 !J ro (~, '[f' i{) {;; ~J1 !P !E 11 S )1J[' !l (0 11 ~/ l, ~, ;1 !P 1P [R j.l !l ;$ )1 JL Golden Apartments 529 17th Avenue N Hopkins, Minnesota . OJ }. " " m Z r- - m 0 .-- L- )> Z l/l U> m Z 0 )> -< . ~ ;;0 m >- n I - Z n BAKKEN, LIE D L, JANSSEN, DAY l REACH, INC. . Valuation Consultants. 8085 Wayzata Boulevard. ste. 105 . Minneapolis. MN 55426. 763525-0000 . Fax 763525-8875 PrincipalJ: Paul G. 8akken, MAl. MS. CCIM Cletus C. LiedL MAl Melissa H. Janssen, MAl Thomas J. Day, MAl. SRA March 25, 2002 David S. Reach, MAl Steven G. Bot Assistant City Engineer City of Hopkins 1010 First Street South Hopkins, MN 55343 Dear Mr. Bot: At your request an appraisal, to estimate the diminution in market value of the fee simple interest as of March 4, 2002 resulting from the County Road 73/17th Avenue N and Highway 7 Intersection Improvement Project has been made of the following property: Golden Apartments . 529 17th Avenue N Hopkins, Minnesota Market Value is defined as the most probable price in cash, terms equivalent to cash, or in other precisely revealed terms, for which the appraised property will sell in a competitive market under all conditions requisite to fair sale, with the buyer and seller each acting prudentlYI knowledgeably, and for self-interest, and assuming that neither is under undue duress. This is a Complete Summary report. The appraised property consists of a two-story apartment building with no basement. There are a total of 23 apartment units comprised of 15 one-bedroom units and 8 two-bedroom units. The building was constructed in 1963 and has a total of 18,396 square feet. The subject site is rectangular in shape with a total area of 33,709 square feet or 0.774 acres. The site has 141.6 feet of frontage on County Highway 73 and a depth of 238.06 feet. There is a temporary construction easement of 4,248 square feet beginning 0 n August 1, 2002 and expires on November 30, 2003. . . Mr. Steven Bot Page 2 March 25, 2002 Based upon my personal inspection and consideration of the factors influencing value, the following estimates of value, as of March 4, 2002, have been made: Estimated Market Value - Before Loss $970,000 Estimated Market Value - After Loss $962,000 Total Estimated Just Compensation $8,000 This opinion of value is subject to the Assumptions and Limiting Conditions set forth in the accompanying report. Respectfully submitted, BAKKEN, lIEDL, JANSSEN, DAY, & REACH, INC. . t/;fttIJ Cletus Liedl, MAl Cert~fied General Real Property Appraiser Minnesota License No. 4001459 0:> }> 7'< 7'< m Z r - m 0 .. L }> Z Ul Ul m Z 0 }> -< . ~ ;;0 m }> n I - Z n APPRAISAL REVIEW ANALYSIS STATE OF MINNESOTA URBAN PROPERTY PROJECT CR 73 & TH 7 COUNTY Hennepin PARCEL - - OWNER Darvl L_ Peterson PROPERTY ADDRESS 529 17th Ave. N (CR 73) ~ Hopkins, MN -----~~~-----~-~-------~------- --~-----~------------------~--------~-----~------- APPRAISAL BY: Cletus Liedl DATE OF APPRAISAL: March 4 , 2002 --~------~ --------~~------- ------~-~-------- -------~------------------------~- ~ VALUE BEFORE TAKING Land Value 23 Apt Units/$12,500 $ 288.000 sf/$ $ $ $ Improvements Improvements $ 667,500 Personal Property 14 ,500 Landscaping $ TOTAL $ 970,000 --------------~-------~-------~~------- ~----------~-------------------------~~----- VALUE AFTER TAKING Land Value 23 Apt Unitsl$lZ,SOO $ 288,000 sf/$ $ $ $ Improvements Improvements $ 667,500 Personal Property $ 14,500 Less Temporary Easement $ (4.800) Less Severance $ (3,200) .-------~~~------ TOTAL $ 962,000 ------ --~-----~ ------- -----------~-~----------~------~ ~~----- TOTAL $ 8,000 --~-------- ~--------~------~--------~-----------~~------- --~--------~~--------~--- ALTERNATE COMPUTATION Land Value 4,248 sf/$ - $ 4 , 800 TE sf/$ $ $ $ Improvements Taken $ - $ Landscaping $ - Severance $ 3,200 TOTAL $ 8.000 (R) ---------------~--------~--------------~------------~---------~--------- ---------- On the basis of the appraisal submitted and further investigation when necessary, the recommended estimate of market value (damages) is $8,000 as of March 4, 2002. I have no direct or indirect, present or contemplated, interest in this property or expect in any way to receive any special benefit from the acquisition of this property. ~~e Certified by' Review Appraiser ..- Minnesota Appraiser License No. AP-40010l5 . April 3 , 2002 Parcel ~ - Date Page 1 of 4 REVIEW APPRAISERS CERTIFICA TION . I CERTIFY THAT TO THE BEST OF MY KNOWLEDGE AND BELIEF: ~ the facts and data reported by the review appraiser and used in the review process are true and correct. - the analyses, opinions, and conclusions in this review report are limited only by the assumptions and limiting conditions stated in this review report, and are my personal, unbiased professional analyses, opinions, and conclusions_ - I have no present or prospective interest in the property that is the subject of this report and I have no personal interest or bias with respect to the parties involved. - my compensation is not contingent on an action or event resulting from the analyses, opinions, or conclusions in, or the use of, this review report. - my analyses, opinions, and conclusions were developed and this review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice. - I personally inspected the exterior of subject propert'f of this report under review on March 28,2002. - I also visually inspected the applicable comparable sales, and made further investigation when considered necessary. - no one provided significant professional assistance to the person signing this review report. . - The appraisal meets the requirements of the Uniform Standards of Professional Appraisal Practice and the Appraisal Specifications of the Minnesota Department of Transportation, unless noted in the review comments. (~~~;~ Review Appraiser . Date: April 3, 2002 REVIEW COMMENTS: SEE FOLLOWING PAGES . Page 2 of 4 REVIEW COMMENTS . This right of way acquisition consists of a temporary easement containing approximately 4,248 square feet that will be acquired from an R-4 (Multiple Family) zoned tract that contains a total area of approximately 33,709 square feet of land. This property is presently improved with a two (2) story, twenty-three (23) unit apartment building and related improvements. The land within the proposed temporary easement acquisition appears to be used as the front yard for the apartment build ing. This parcel is located on the east side of 17th Avenue North (CR 73/Hopkins Crossroad) between 5th Street North and Robinwood Lane within the City of Hopkins. This tract appears to be relatively level with 1 rh Avenue which has a gentle uphill slope in front of this parcel. This site has some concrete curbing and bituminous surfacing that is presently used for parking and access to the apartment building and some landscaping consisting of grass, trees, shrubs, bushes and some exterior lighting. The main entrance is located on the west side of the apartment building and has a driveway adjacent to it. Two curb cuts serve this parcel from 17!h Avenue North. The southerly curb cut is for the driveway that serves the front entrance of the apartment and intersects with the north curb cut driveway that services the parking lot and garages on the north side of the apartment building. The temporary easement is a strip of land approximately 30 feet deep that is located adjacent to 17t1l Street and west of the apartment building. The temporary easement acquisition is located in an area that is landscaped with grass and the driveway serving the front/main entrance to the apartment building. The temporary easement acquisition is necessary to permit the reconstruction of the CR 73 and TH 7 intersection and permit related work that is necessary for this project. Based on information submitted with . the attached appraisal report, it is my understanding that the temporary easement will cease on or before November 30, 2003, a period of approximately one and one-third years from the date of the attached appraisal. It is also my understanding that if any grass within the temporary easement area is damaged or destroyed during construction, it will be replaced at no cost to the owner of this parcel. It is also my understanding that access to this parcel and the improvements thereon will remain at their present locations after this acquisition. During construction however, access to this parcel will be via a common gravel drive with the adjacent parcel to the north which is also improved with an apartment building. Due to a slight reduction in the grade of the reconstructed 17th Avenue North, the grade of the southerly driveway to subject wilt be increased from its present 6.5% grade to 9.3% and the grade of the northerly driveway will be increased from its present 0.1% grade to 3.7%. Mr. Cletus Liedl, a fee appraiser with Bakken, Liedl, Janssen, Day, & Reach, Inc., made an appraisal on this parcel in order to estimate the total damage to this parcel as a result of this right of way acquisition. Mr. Liedl utilized the Cost, Sales Comparison, and Income Approaches to Value to estimate the market value of subject property before and after the proposed right of way acquisition. He subsequently correlated the market value indications he obtained via these approaches into a market value estimate before and after the proposed acquisition. Mr. Liedl utilized the same approaches and values in the after acquisition scenario as he utilized in the before acquisition, deducting therefrom the value of the land encumbered by the temporary easement and the severance damages that he attributed to the potential rent loss attributable to the apartment units due to the temporary construction interference that results to this parcel. . Thus, Mr. Liedl estimated the total damage to subject to be $8,000 as a result of this proposed right of way acquisition. It is noted that Mr. Liedl estimated the market value of subject's land to Page 3 of 4 -- - be $12,500 per apartment unit before the proposed acquisition based on seven (7) multi-family residential land sales that are located in the metropolitan area. This land value estimate equates . to approximately $8.54 per square foot of land area. Considering the previous statements and the overall effects of this rig ht of way acquisition, I certify Mr. Liedl's appraisal and total damage estimate as representing the total damage estimate to this parcel as a result of the proposed right of way acquisition. c8L-:r ~~ Review Appraiser . . Page 4 of 4 .- .- . Opinion of Just Compensation Town & Country Dodge Parcel 4 . Hopkins, MN I:;J:J )> 7'0 7< m Z . - m 0 ~ L- )> Z U> VI m Z 0 )> -< . ~ ;;0 m )> n :r: , - z n BAKKEN, LIE 0 L, JANSSEN, DAY 6z REACH, INC. . Valuation Consultants' 8085 Wayzota 80ulevard . Ste. 105 . Minneapolis. MN 55426. 763525-0000 . Fox 763 525-8875 Principols: Paul G. Bakken, MAl, MS, CClM Cletus C. liedl, MAl Melisso H. Janssen, MAl Thomas J. Doy, MAl, SRA David S. Reach, MAl March 25, 2001 Mr. Steven G. Bot Assistant City Engineer City of Hopkins 1010 First Street South Hopkins, MN 55343 Dear Mr. Bot: . At your request, a complete appraisal to estimate the market value before and after the roadway taking, as of March 5, 2002 has been made of the following pruperty: Town & Country Dodge/Parcel 4 SW Corner - Highway 7 & Hopkins Crossroads Hopkins, Minnesota Our analysis has consisted of a review of all the data supplied to us, a viewing of the site and property, and an investigation of relevant market data. The function of the appraisal is to serve as a basis for a partial acquisition for right-of-way purposes. The property was inspected on March 5, 2002. The purpose of the appraisal is 10 estimate the market value of the fee simple interest. The subject property is an existing automobile dealership featuring new and used Chrylser cars and trucks, Total gross building area is 52,47l::!: square feet all contained within one building. The original age of the property is in the late 1940s. Total land area is 178,5961 square feet and/or 4.11 acres which results in a land-to-building ratio of 3.4 to one. In addition to the 4.1 acres, additional lands are leased from Hennepin County. This right-of- way has been earmarked by Hennepin County for the new light rail corridor. A permanent easement over 5251 square feet will leave an effective total site area after the taking of 178,071:t square feet or 4.0881 acres. Additionally, a temporary easement over 1 ,26O:t square feet will ru n for 16 months . and will expire no later than 11-30-2003. Market Value is defined as 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. . Mr. Steven Bot _ page 3 March 25, 2002 Based on our investigation and analysis, the market value of the fee simple interest, as of March 5, 2002 and beFore the acquisitiun is estimated as follows: TWO MILLION TWO HUNDRED THOUSAND DOLLARS ($2,200,000) Based on our investigation and analysis, the market value of the fee simple interest, as of March 5, 2002 and after the acquisition is estimated as follows: TWO MILLION ONE HUNDRED EIGHTY THOUSAND DOLLARS ($2,180,000) The resulting compensation, incfuding the value of the temporary easement and the impacts of construction, is estimated to be: . TWENTY THOUSAND DOLLARS ($20,000) The marketing time of the property is estimated at 12 months or less. This opinion of value is subject to the Assumptions and Limiting Conditions set forth in the accompanying addendum. 'vVe made no investigation of the title to and assu me no responsibility for any liabilities against the property appraised. This appraisal con- forms with the prevailing guidelines issued under Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of 1959 (FIRREA) and the Uniform Standards for Professional Appraisal Practice. This assignment was not based on a requested minimum valuation, a specific valuation or the approval of a 0::> loan. I have no direct or indirect interest, financial or otherwise, in the property transaction. The Appraisal :t- Institute conducts a progrJm of continuing education for its designated members. MAts and SRAs who meet 7'< 7'< the minimum standards of this program are awarded periodic educational certification. I am currently certified rn z under this continuing education program. r- ~ rn Sincerely, 0 , 1:"lJA~S;;u & R~CH, INC. '- :t- z V> V> m Z Paul G. Bakken, MS, MAl, CClM 0 :t- License No. 4001461 -< Certified General Real Properly ~ . ;;u m :t- O I - Z 0 URBAN PROPERTY APPRAISAL REVIEW ANALYSIS PARTIAL ACQUISITION PROJECT CR 73 & TH 7 COUNTY Hennepin PARCEL 4 .R Northwest Bank of PROPERTY ADDRESS SW Corner of TH 7 & Hopkins Minneapolis T rus t , et a1 Crossroad, Minnetonka, MN ~------- ~------~-~------- ~~-----~~------------~~------~~---------~-------------~ ~----- APPRAISAL BY: Paul G. Bakken DATE OF APPRAISAL: March 5, 2002 --__~___________~____~_T ___~_____~_________~~____________________________~_______________ VALUE BEFORE TAKING Land Value sf/$ $ - sf/$ $ ~ $ $ - Improvements $ - - Landscaping $ - TOTAL $ 2,200,000 ---- --------~-------~ ---------~-------~--~-~-------~ ~-------~--------~--~-----~~~----- VALUE AFTER TAKING Land Value sf/$ $ - sf/$ $ - $ $ - Improvements $ - - Landscaping $ - -.- TOTAL $ 2,180,000 (R) -~------- -------~~~-------~~---------~----------~-----------~--------~~--------~-- TOTAL $ 20,000 (R) -------~~-~-------~------- ~--------- ---------~ ---------~----------~------------------~ ALTERNATE COMPUTATION Land Value 52::' sf/$ 10.00 $ 5,250 (PE) 1, 2 EO sf!$ - $ 1 ,600 (R) - (TE) sf/$ $ - Improvements Taken $ - $ - Landscaping $ - Severance $ 10,000 TOTAL $ 20,000 (R) ---------+~----- -------~--------~~-------~~~--------~--------~--~-------~~- ------~~------- On the basis of the appraisal submitted and further investigation when necessary, the recommended estimate of market value (damages) is $20,000 as of March 5, 2002. I have no direct or indirect, present or contemplated, interest in this property or expect in any way to receive any special benefit from the acquisition of this property_ Value or damage estimate certified by: ~~;;a~4 . Minnesota Appraiser License No_ AP-400l01S April 4 , 2002 Parcel 4 Date Page 1 of 3 . REVIEW APPRAISERS CERTIFICA TION I CERTIFY THAT TO THE BEST OF MY KNOWLEDGE AND BELIEF: - the facts and data reported by the review appraiser and used in the review process are true and correct. - the analyses, opinions, and conclusions in this review report are limited only by the assumptions and limiting conditions stated in this review report, and are my personal, unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report and I have no personal interest or bias with respect to the parties involved. - my compensation is not contingent on an action or event resulting from the analyses, opinions, or conclusions in I or the use of, this review report. - my analyses, opinions, and conclusions were developed and this review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice. - I personally inspected the exterior of subject property of this report under review on March 28, 2002. - I also visually inspected the applicable comparable sales, and made further investigation when considered necessary. - no one provided significant professional assistance to the person signing . this review report. - The appraisal meets the requirements of the Uniform Standards of Professional Appraisal Practice and the. Appraisal Specifications of the Minnesota Department of Transportation, unless noted in the review comments. ~~~ ReVIew Appraiser - Minnesota Appraiser License No. AP-4001015 Date: April 4, 2002 REVIEW COMMENTS: SEE FOLLOWING PAGES . Page 2 of 3 REVIEW COMMENTS This right of way acquisition consists of a permanent easement containing a total area of . approximately 525 square feet of land and a temporary easement containing a total area of approximately 1,260 square feet of land that will be acquired from an improved commercial property (an automobile dealership) that is located In the southwest corner of CR 73 (Hopkins Crossroad/17th Avenue) within the City of Hopkins. The permanent easement acquisition is located in the northeast part of this property adjacent to 17th Avenue and TH 7. The temporary easement is located adjacent to and west of the permanent easement previously described and will commence on August 1, 2002 and will expire on November 30, 2003, Subject property is ang ular in shape and contains a total area of approximately 178,596 square feet of land _ This parcel consists of relatively open and level land that has appropriate site improvements for its use as an automobile dealership and related functions before this right of way acquisition. The one story automobile dealership building consists of sales display area, offices, and service area contains a total area of approximately 52,471 square feet and was constructed in the late 1940's and/or early 1950's per the attached appraisal report. City sewer and water, as well as other public utilities, are available to subject property and connected to the building improvements located on this site. There are presently two (2) curb cuts to this parcel via 17trl Avenue, one being located near the southerly property line and the other being located near the north property line adjacent to 17lh Avenue. The northerly curb cut will be relocated to a point slightly north of the south line of the building. Mr. Paul G. Bakken, a real estate appraiser with Bakken, Liedl, Janssen, Day, & Reach, Inc., made an appraisal on this parcel. Mr. Bakken estimated the market value of this parcel to be . $2,200,000 before this right of way acquisition by correlating the value indications he obtained via the Cost, Sales Comparison and Income Approaches to Value into a market value estimate. He estimated the market value of this parcel after this right of way acquisition by abstraction of the market value of the land acquired as a peimanent easement, compensation for the land encumbered by the temporary which he based on a rental basis, and an element of severance damage for additional signage that is necessary due to the change in location of the north curb cut/entrance to 17lh Avenue. Mr. Bakken estimated the market value of subject's land to be $10.00 per square foot based on thirteen (13) commercial oriented land sales that are located in Hopkins, Minnetonka, and St. Louis Park. This market value estimate appears reasonable considering the sales Mr. Bakken submitted with his appraisal and subject's location at the intersection of two (2) major streets (SW corner of CR 73 and TH 7). Mr. Bakken estimated the compensation for the land encumbered by the temporary easement (1,260 sf) to be $1,600(rounded) based on a rental basis of 10% of the fee value ($10.00/sf x 1,260 sf x 10% + 12 months/yr = $105/month) which he subsequently discounts by the use of the Present Worth of One per Period at 5% due to prepayment by the city for the use of this land. Mr. Bakken also estimates that $10,000 in additional signage will be necessary to direct patrons from the new street entrance to the front of the automobile dealership. Thus, by abstraction of the above elements from the market value estimate from the before value estimate, Mr. Bakken estimates the market value of the remaining property to be $2,183,150 which he subsequently rounds to $2,180,000 and the damage estimate to be $16,850 which he subsequently rounds to $20,000. Considering the previous statements, I certify Mr. Bakken's appraisal and total damage estimate . as being reasonable for this parcel. ~f~~ ReVIew Appraiser Page 3 of 3 . 2002 JJV:;; fl' {; '0 iVJ ;p TEN :J] }1 71' [! 16 N )1 !P ;p !R )1 !I ;S 11 iL Villager Apartments 601 1 Th Avenue N Hopkins, Minnesota . I I I o;J ~ '"' '"' m Z ..-- - m 0 r L.. ~ Z CA CA m Z 0 ~ -< - ~ - ., :;u m ~ n J: - - z () . -- .... BAKKEN, LIE 0 L, JANSSEN, DAY ~~. REACH, INC. ~.- " - Valuation Consultanls . 8085 Wayzata Boulevard. Ste. 105 . Minneapolis, MN 55426 . 763525-0000 . Fax 763525-8875 .a Principals: Paul G. Bakken, MAl, MS, CCIM - Cle/us C. lied I, MAt Melissa H. Janssen. MAl - -. Thomas J. Day, MAl, SRA March 25, 2002 David S. Reach, MAl Steven G. Bot Assistant City Engineer City of Hopkins 1010 First Street South Hopkins, MN 55343 Dear Mr. Bot: At your request an appraisal, to estimate the diminution in market value of . the fee simple interest as of February 14, 2002 resulting from the County Road 73/17th Avenue N and Highway 7 Intersection Improvement Project has been made of the following property: . Villager Apartments , 60117th Avenue N Hopkins, Minnesota . Market Value is defined as the most probable price in cash, terms equivalent . to cash, or in other precisely revealed terms, for which the appraised property will sell in a competitive market under all conditions requisite to fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and . assuming that neither is under undue duress. This is a Complete Summary report. The appraised property consists of a two-story apartment building with partial . basement. There are a total of 16 apartment units comprised of 16 one-bedroom units. The building was constructed in 1966 and has a total of 14,716 square feet. The subject site is rectangular in shape with a total area of 24/800 square feet or 0.569 II acres. The site has 124 feet of frontage on County Highway 73 and a depth of 200 feet. There is a temporary construction easement of 2/595 square feet beginning on . August I, 2002 and expires on November 30/ 2003. II r/I I .Mr. Steven Bot Page 2 March 25, 2002 Based upon my personal inspection and consideration of the factors influencing value, the following estimates of value, as of February 14, 2002, have been made: Estimated Market Value - Before Taking $700,000 Estimated Market Value - After Taking $694,000 Total Estimated Just Compensation $6,000 This opinion of value is subject to the Assumptions and Limiting Conditions set forth in the accompanying report. Respectfully submitted, BAKKEN, LlEDL, JANSSEN, DAY, & REACH, INC. .~ut;Jf Cletus Liedl, MAl Certified General Real Property Appraiser Minnesota License No. 4001459 co > '" '" m Z r- - m 0 , '- )> z '-" '-" m Z 0 )> -< . W ;;0 m > () I - Z n URBAN PROPERTY APPRAISAL REVIEW ANALYSIS PARTIAL ACQUISITION PROJECT CR 73 & TH 7 COUNTY Hennepin PARCEL - OWNER Loney Family Partnership PROPERTY ADDRESS 601 17th Avenue N, Hopkins ~------~----------~-~~----------~---~-------------~-~-~------------~--~~--------------- APPRAISAL BY: Cletus Liedl DATE OF APPRAISAL: April 3, 2002 -~----------------------- ~-----------~-~-~-------------~~-- ~--------------------------- VALUE BEFORE TAKING Land Value sf/$ $ sf/$ $ 16 Apt Units/$lZ,500 $ 200,000 Improvements Improvements $ 48R,500 Personal Property $ 11,500 Landscaping $ TOTAL $ 700,000 ------~~-------- ---~-----------~~----------~~~ -----------------~---~--------~~ ~--- VALUE BEFORE TAKING Land Value sf/$ $ sf/$ $ 16 Apt Units/$12,500 $ 200,000 Improvements Improvements $ 488,500 Personal Property $ 11 , 500 Landscaping $ Less Temporary Easement $ (2,800) Less Severance $ (3 ,000) . TOTAL $ 694,000 (R) ~------------~------------------------------~--~ -~-------------~~----~------------ TOTAL $ 6,000 (R) ------~-~----------~- ~----------~---------------------- -~-----------------~------------ ALTERNATE COMPUTATION I,and Value 2,595 sf/$ - $ 2,800 TE sf/$ $ - sf/$ $ - Improvements Taken $ $ Landscaping $ Severance $ 3,000 TOTAl, $ 6,000 (R) ---------~---------~--~---------~ ~--------------~-------------------~--- -------------- On the basis of the appraisal submi.tted and further investigation when necessary, the recommended estimate of market value (damages) is $6,000 as of Fehruarv 14. 2002, I have no direct or indirect, present or contemplated, interest in this property or expect in any way to receive any special benefit from the acquisition of this property. ~or damage estimate certified by: fXJ6r~/ Review Appraiser ~ . Minnesota Appraiser License No. AP-4001015 April 3, 2002 Parcel - Date Page 1 of 4 REVIEW APPRAISERS CERTIFICA TION . I CERTIFY THAT TO THE BEST OF MY KNOWLEDGE AND BELIEF: - the facts and data reported by the review appraiser and used in the review process are true and correct. - the analyses, opinions, and conclusions in this review report are limited only by the assumptions and limiting conditions stated in this review report, and are my personal, unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report and I have no personal interest or bias with respect to the parties involved. - my compensation is not contingent on an action or event resulting from the analyses, opinions, or conclusions in, or the use of, this review report. - my analyses, opinions, and conclusions were developed and this review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice. - i personaiiy inspected the exterior of subject property of this report under review on March 28, 2002. - I also visually inspected the applicable comparable sales, and made further investigation when considered necessary. - no one provided significant professional assistance to the person signing this review report. . - The appraisal meets the requirements of the Uniform Standards of Professional Appraisal Practice and the Appraisal Specifications of the Minnesota Department of Transportation, unless noted in the review comments. if~o (. .:. .. ~./ Review Appraiser Minnesota Appraiser License No. AP-4001015 Date: April 3, 2002 REVIEW COMMENTS: SEE FOLLOWING PAGES . Page 2 of 4 REVIEW COMMENTS . This right of way acquisition consists of a temporary easement containing approximately 2,595 square feet that will be acquired from an R-4 (Multiple Family) zoned tract that contains a total area of approximately 24,800 square feet of land. This property is presently improved with a two (2) story, sixteen (16) unit apartment building with partial basement and related improvements. The land within the proposed temporary easement acquisition appears to be used as the front yard for the apartment building. This parcel is located on the east side of 17th Avenue North (CR 73/Hopkins Crossroad) between 5th Street North and Robinwood Lane within the City of Hopkins. This tract appears to be relatively level with 17lh Avenue which has a gentle downhill slope in front of this parcel. This site has some concrete curbing and bituminous surfacing that is presently used for parking and access to the apartment building and some landscaping consisting of grass, trees, shrubs, and bushes. The main entrance is located on the west side of the apartment buildi ng. One curb cut serves th is parcel from 17th Avenue North near the southerly property line. The curb cut is the entrance/exit for the driveway that serves the parking located on the south side of the building and the garages on the east side of the building. The temporary easement is an ell-shaped piece of land approximately 15 feet and 30 feet deep that is located adjacent to i 7th Street and west of the apartment buiiding. The temporary easement acquisition is iocated in an area that is landscaped with grass and the driveway serving the parking lot for the apartment building and the garages. The temporary easement acquisition is necessary to permit the reconstruction of the CR 73 and TH 7 intersection and permit related work that is necessary for this project. Based on information submitted with the attached appraisal report, it is my understanding that the temporary easement will start on August 1, 2002 and will cease on or . before November 30, 2003, a period of approximately one and one-third years. It is also my understanding that if any grass within the temporary easement area is damaged or destroyed during construction, it will be replaced at no cost to the owner of this parcel. It is also my understanding that access to this parcel will remain at its present location after this acquisition. It is noted that during construction however, access to this parcel will be via a shared common gravel drive with the adjacent parcel to the south which is also improved with an apartment building. Mr. Lied! indicates in the attached appraisal that the grade of the driveway will increase by approximately 5.1 % due to the grade of the reconstructed road being lowered slightly. Mr. Cletus Liedl, a fee appraiser with Bakken, Liedl, Janssen, Day, & Reach, Inc., made an appraisal on this parcel in order to estimate the total damage to this parcel as a result ofthis right of way acquisition. Mr. Liedl utilized the Cost, Sales Comparison, and Income Approaches to Value to estimate the market value of subject property before and after the proposed right of way acquisition. He subsequently correlated the market value indications he obtained via these approaches into a market value estimate before and after the proposed acquisition. Mr. Liedl utilized the same approaches and values in the after acquisition scenario as he utilized in the before acquisition, deducting therefrom the value of the land encumbered by the temporary easement and the severance damages that he attributed to the potential rent loss attributable to the apartment units due to the temporary construction interference that results to this parcel. Mr. Liedl did not allow any compensation for the grade change as he indicates that a previous study he made on residential property did not indicate a change. Thus, Mr. Liedl estimated the . total damage to subject to be $6,000 as a result of this proposed right of way acquisition. It is noted that Mr. Liedl estimated the market value of subject's land to be $12,500 per apartment unit Page 3 of 4 ---. ---------- ...._------". . -------- ----- before the proposed acquisition based on seven (7) multi family residential land sales that are . located in the metropolitan area. This land value estimate equates to approximately $8.06 per square foot of land area. Considering the previous statements and the overall effects of this right of way acquisition, I certify Mr. Liedl's appraisal and total damage estimate as representing the total damage estimate to this parcel as a result of the proposed right of way acquisition. @f~~ Review Appraiser . . . Page 4 of 4 . 2002 COMPLETE SUMMARY APPRAISAL MGM LIQUORS 49517TH AVENUE NORTH HOPKINS! MINNESOTA PARCELS . --- ---- . . BAKKEN, LIE D L, JANSSEN, DAY'~' REACH, INC. c. '- . Valuation Consultants' 8085 Wayzoto Boulevard' Ste. 105. Minneapolis. MN 55426 . 763525-0000 . Fax 763 525-8875 Principals: Paul G. Bakken, MAl, MS, CCIM Cletus C. Liedl. MAl Melissa H. Janssen, MAl Mr. Steven Bot Thomas J, Day, MAl. SRA David S. Reach, MAl Assistant City Engineer City of Hopkins 1010 First Street South Hopkins, MN 55343 Dear Mr. Bot: Re: Market Value Appraisal of MGM Liquor Store Located at 495 17th Avenue North, Hopkins, Minnesota, also known as ParcelS Dear Mr. Bot: It has been brought to my attention that the subject taking has been referred to as . a "fee acquisition" in the above captioned appraisal. The acquisition of the property should be referred to as a "perpetual easement". As such, the value of the acquisition remains the same at $35,300, as estimated in the appraisal of the property, dated March 28, 2002, with an appraisal date of February 21, 2002. If you have any questions, please contact me at (763) 525-0000, ext. 102. Thank you for the opportunity to provide appraisal services. . '- ~ BAKKEN, LIE D L, JANSSEN, DAY ..~ REACH, I NC. l:.. '- .valuation Consultants. 8085 Wayzata Boulevard. Ste. 105 . Minneapolis. MN 55426. 763525-0000. Fa/< 763525-8875 Principals: Paul G. Bakken, MAl. MS. CelM Cletus C. Liedl. MAl Melissa H. Janssen. MAl Thomas J. Day. MAl, SRA David S. Reach. MAl March 28, 2002 Mr. Steven Bot Assistant City Engineer City of Hopkins 1010 First Street South Hopkins,:N1N 55343 Dear Mr. Bot: At your request, a Complete Summary appraisal is made to estimate the market value of the fee simple interest, as of February 21, 2002, of the following property: . MGM Liquors 495 1~ Avenue North Hopkins, Minnesota Parcel 8 This document constitutes an appraisal report of the above captioned property. -The improvement on the site, a commercial building, is currently occupied by a MGM Liquor store. According to the occupant, a lease exists, however I have not been provided with a copy of such lease. The value of the fixtures and equipment are not included in this appraisal. Our findings are submitted in this written report. Our analysis has consisted of a review of the data supplied to us by the City of Hopkins, a viewing of the property, and an investigation of relevant market data. The purpose of this appraisal is to estimate the market value of the fee simple interest in the property. The function ot this report is to serve as a basis for acquisition purposes. The property was inspected on February 21,2002. The building located on the site is a one-story, concrete block improvement, constructed in 1983j it has an estimated building area of 9,282 square feet (per appraiser's measurements of the building). The current site size per the City, is estimated to be 27,593 square feet. . . Mr. Steven Bot March 28, 2002 Page 2 Based on my personal inspection, and in consideration of the factors influencing value, the market value of the fee simple interest of the subject site, as of February 21, 2002, Before the Acquisition, with a marketing time of one year or less, is estimated to be: NINE HUNDRED THOUSAND DOLLARS ($900,000) The market value of the fee simple interest of the subject site, as of February 21, 2002, After the Acquisition is estimated to be: EIGHT HUNDRED SEVENTY-EIGHT THOUSAND DOLLARS ($878,000) The estimated amount of damages resulting from the acquisition, including the value of telnporary easement, are: THIRTY-FIVE THOUSAND THREE HUNDRED DOLLARS ($35,300) . Employment in and compensation for making this appraisal are in no way contingent upon the value reported, and I certify that I have no interest, either present or contemplated, in the subject property. I have no personal interest or bias with respect to the subject matter of the appraisal report or the involved. The appraisal assignment was not based on a minimum valuation, a specific valuation or approval of a loan. No one other than the undersigned prepared the analysis} opinions, or conclusions concerning the real estate that are set forth in the attached appraisal report. The report has been prepared and is written in conformance with the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation. The undersigned appraiser is a certified general real property appraiser} licensed in the State of Minnesota. CD )> ?< The Appraisal Institute conducts a voluntary program of continuing education for its ?< m designated members. l'-/IAIs and SRAs who meet the minimum standards of this z program are awarded periodic educational certification. I am currently certified under r- - The Appraisal Institute's continuing education program. m 0 .- L- Respectfully submitted, }>- z BAKKEN LIEDL JANSSEN DAY & REACH, INC. lI> V> m Z 0 }>- -< . ~ 70 m :> n I - Z n URBAN PROPERTY APPRAISAL REVIEW ANALYSIS PARTIAL ACQUISITION PROJECT CR 73 & TH 7 COUNTY Hennepin PARCEL - OWNER Equities Unlimited PROPERTY ADDRESS 495 17ili Avenue North Minnetonka, MN tIt-----------------~----~;;;;I~~~-~~----------~~-;i~~~--;a~~~~~--------------------------- DATE OF APPRAISAL: Februarv 21, 2002 ---------~~-----------~---------- ----------~------------- ----------~---------- --------- VALUE BEFORE TAKING Land Value sf/$ $- sf/$ $- $ $- Improvements $ - Landscaping $ - TOTAL $ 900,000 ------~~~----------~~-----------------------~~-----------~~-----------~----------~------ VALUE AFTER TAKING SEE REVIEW COMMENTS Land Value sf/$ $- sf/$ $- $ $- Improvements $ - Landscaping $ - TOTAL $ 878 , 000 ---------------------~~---------------------~~~------------~~------------~~----------~~--- . Severance Damage Based on Income Approach $ 22,000 Plus Land and Landscaping Acquired $ 8,426 Plus Temporary Easement & 4 ,900 (R) TOTAL $ 35 ,300 ( r) ----------~----------------------~-------------~---------------------------------------~- ALTERNATE COMPUTATION Land Value 612 sf/$ 10.50 $ 6,426 (PE) 2,781 sU$ - $ 4,900 (R) (TE) sf/$ - $ ~ Improvements Taken Bituminous Pavement $ 2,000 $ - Landscaping $ - Severance Change in access & loss op parking $ 22,000 TOTAL $ 35,300 (R) -----------~---------~-----------~------------~~-------------~--------------------------- On the basis of the appraisal submitted and further investigation when necessary, the recommended estimate of market value (damages) lS $35,300 as of February 21, 2002. I have no direct or indirect, present or contemplated, interest in this property or expect in any way to receive any special benefit from the acquisition of this property. Value or damage estimate certified by: ~ ? yr-:. ;d;;~ ~'-2-~ - -. ~.? ( ___~~.,;,: _t~- "':;56- Revlew Appraiser 4It Minnesota Appraiser License No. AP-4001015 April 8, 2002 Parcel - Date Page 1 of 4 REVIEW APPRAISERS CERTIFICA TION . I CERTIFY THAT TO THE BEST OF MY KNOWLEDGE AND BELIEF: - the facts and data reported by the review appraiser and used in the review process are true and correct. - the analyses, opinions, and conclusions in this review report are limited only by the assumptions and limiting conditions stated in this review report, and are my personal, unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report and I have no personal interest or bias with respect to the parties involved. - my compensation is not contingent on an action or event resulting from the analyses, opinions, or conclusions in, or the use of, this review report. - my analyses, opinions, and conclusions were developed and this review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice. - i persona[[y inspected the exterior of subject property of this report under review on March 28,2002 and April 5, 2002. - I also visually inspected the applicable comparable sales, and made further investigation when considered necessary. - no one provided significant professional assistance to the person signing this review report. . - The appraisal meets the requirements of the Uniform Standards of Professional Appraisal Practice and the Appraisal Specifications of the Minnesota Department of Transportation, unless noted in the review comments. ~?6~~--~ ........' :.:L--:-"'....,. E ~ ; ..../) r.Lt:' -2~tk7!X' Revi~WAppraiser ~ Minnesota Appraiser License No. AP-4001015 Date: April 8,2002 REVIEW COMMENTS: SEE FOLLOWING PAGES e . Page 2 of 4 REVIEW COMMENTS . This right of way acquisition consists of a permanent easement containing approximately 612 square feet and a temporary easement containing approximately 2,781 square feet of land that will be acquired from an improved B-3 (General Business District) zoned tract of land that is presently improved with a one story concrete block building that is used as a liquor store and bituminous surfacing and concrete curbing that is utilized for parking and driving aisles. This parcel contains a total area of approximately 27,593 square feet of land and is located in the southeast corner of CR 7 (Hopkins Crossroad) and 5th Street North within the corporate limits of the City of Minnetonka. There are presently two (2) street access points to this parcel both being on 5th Street North. There are no curb cuts to CR 73. The permanent easement is triangular in shape having a base and height of approximately 35 feet and is located in the northwest corner of this parcel adjacent to CR 73 and 5th Street North. The temporary easement is located south of the previously described acquisition in the west part of this parcel adjacent to CR 73. The permanent and temporary easements are necessary to permit the reconstruction of the proposed improvement of the CR 73 and TH 7 intersection and related work for this project. The temporary easement will commence on August 1, 2002 and will expire on November 30,2003, a period of apPiOximately one and one-third years (1 %). Some bituminous surfacing (approximateiy 2 parking spaces) is located in the previous described right of way acquisition. The western curb cut from 5th Street leads directly into the parking lot which serves the main building entrance of the liquor store. The other curb cut is located near the east property line and appears to be used for loading/unloading merchandise as well as customers to this real estate. The western curb cut . presently has east and west bound traffic as there is no median. After this acquisition, a median will be constructed in 5th Street that will prevent left turns from the west curb cut to 5th Street North, thus becoming a right in/right out curb cut. This loss of access is a police power in the State of Minnesota and is a non compensable item in the right of way acquisition process. The eastern curb cut will not have the median in front of it after this acquisition. Ms. Melissa Janssen, a real estate appraiser with Bakken, Liedl, Janssen, Day, & Reach, Inc., made an appraisal on this parcel in order to estimate the total damage to this parcel as a result of this right of way acquisition. Ms. Janssen utilized the Cost, Sales Comparison, and Income Approaches to Value to estimate the market value of subject property before the proposed right of way acquisition, correlating the value indications she obtained via these approaches into a market value estimate of $900,000 for this parcel. It is further noted that she estimated the market value of subject's land to be $289,000, rounded, based on a unit value of $10.50 pef square foot of land area in the Cost Approach to Value. Ms. Janssen estimated the total damages to this parcel by giving severance damage to the remaining property ($22,000) due to the loss of two (2) parking stalls and a change in on-site access due to the proposed right of way acquisition which she based on a $0.50 per square foot fent loss that she applied to her Income Approach analysis, giving compensation for the land acquired as a permanent easement (612 sf x $10.50 = $6,426) and bituminous surfacing acquired ($2,000), and allowing compensation for the value of the land encumbered by the temporary easement based on a rental basis ($4,900). Thus, Ms. Janssen estimated the total damage to subject to be $35,300, rounded, as a result of this proposed rig ht of way acq uisition. It is noted that Ms. Janssen based her compensation for . the temporary easement on a time period of approximately 21 months, which is the period from Page 3 of 4 the date of her appraisal until November 30, 2003, instead of using the period starting date of . August 1, 2002. The difference in the compensation results in an insignificant difference and thus, is not changed in this review analysis. Considering the previous statements and the overall effects of this right of way acquisition, I certify Ms. Janssen's appraisal and total damage estimate as representing the total damage estimate to this parcel as a result of the proposed right of way acquisition. (~f~~ Review Appraiser . . Page 4 of 4