09-30-96 PH' SEP 3 0 1996
To : City of Otsego - County of Wright
My wife and I are extremely opposed to the proposed assessment due to the over a project. We
were never in favor of the overlay in the first place. It has been our feeling that thereare streets in
Otsego that need work much more desperetly than Mississippi Shores. This seemed like a hastily
decided project and one that creates a real hardship on us financially.
Thank you for taking the time to listen to our concerns.
Thor and Leslie Johnson
15389 95th St. N. E.
September 30, 1996
SUBJECT: Appeal of Improvement Project #95-2
Tim J. and Deanna L. Greninger are appealing the proposed assessment for
the road improvement project done in the Island View Estates Addition.
Because we are not a part of Island View, we were not included in the
petition that the city council received from the residents of Island View
Estates nor were we notified of the meeting where the board passed this
special assessment. This should be noted in the minutes of that meeting.
Our property of 10254 99th Street does not have a legal access to 99th Street,
nor is there any frontage to the street. Last spring, the city mayor,
the city attorney and a representative of the engineering firm were out
to our residence to discuss the reconstruction project because they
wanted to extend the road past our residence. But if they proceeded with
such action, our access to County Road 39 would have been cut off.
Therefore, they decided to leave the road as it was. Upon further
discussion as to our minimal usage of 99th Street, it was verbally
agreed that we would not be charged the full assessment.
If adoption of this assessment takes place on September 30, 1996, we
wish to defer our payment for 30 days from the date this letter of
objection is finalized without interest or penalties.
Tim J. Greninger
Deanna L. Greninger
CITY OF OTSEGO
PUBLIC IMPROVEMENT PROJECT NO. 95-2
ISLAND VIEW ESTATES AND ARROWHEAD ESTATES
ROADWAY RECONSTRUCTION PROJECT
ESTIMATED FINAL PROJECT COSTS
[71
Contractor
Engineering
Engineering (yet to be billed)
Field Service
Field Service (yet to be billed)
Preparation of Assessment Roll (yet to be billed)
Appraisal Fee
Soils Engineering Services
Publishing
Legal
Administrative
Bonding: Standard & Poor 1,250.00
Springsted 6,547.18
Kennedy & Graven 1,045.16
TOTAL ESTIMATED PROJECT COST
Number of assessment units
Cost per unit
OT331
= 90
= $4,907.32
$356,996.57
24,831.82
3,013.91
31,166.66
4,533.00
1,000.00
500.00
10,057.55
102.56
433.10
180.90
$441,658.41
PROPERTY OWNERS ASSESSMENT REPORT
Property Owner:
Legal Address:
PID #:
Date of Report:
NAME
ADDRESS
PIN NUMBER
September 30, 1996
Project: City of Otsego Public Improvement Project Number 95-2
Island View Estates and Arrowhead Estates
Roadway Reconstruction Project
SCHEDULE OF ASSESSMENT: STREET IMPROVEMENT
Total Unit Units Total
Assessed Cost Amount Assessed Assessment
$463,275.00 $5,147.50 1 $5,147.50
ASSESSMENT CALCULATED FOR EQUAL ANNUAL PAYMENT
Annual Interest Rate: 7.50%
Number of Years Covered: 10
Interest Start Date: 10/01/96
First Period Through: 12/31/97
Filing
Year
Collect
Year
Principal
Paid
Interest
Paid
Total
Paid
Principal
Balance
1996
1997
$279.73
$483.37
$763.10
$4,867.77
1997
1998
$398.02
$365.08
$763.10
$4,469.75
1998
1999
$427.87
$335.23
$763.10
$4,041.88
1999
2000
$459.96
$303.14
$763.10
$3,581.92
2000
2001
$494.46
$268.64
$763.10
$3,087.46
2001
2002
$531.54
$231.56
$763.10
$2,555.92
2002
2003
$571.41
$191.69
$763.10
$1,984.51
2003
2004
$614.27
$148.83
$763.10
$1,370.24
2004
2005
$660.33
$102.77
$763.10
$709.91
2005
2006
$709.91
$53.24
$763.15
$0.00
CITY OF OTSEGO
PUBLIC IMPROVEMENT PROJECT NO. 95-2
ISLAND VIEW ESTATES AND ARROWHEAD ESTATES
ROADWAY RECONSTRUCTION PROJECT
ASSESSMENT SCHEDULE
CASE #1
ASSESS FULL NOTICE AMOUNT
Total Assessment =
EQUAL ANNUAL TOTAL PAYMENT
Total Principal
Term of Payment
Interest Rate
$5,147.50
$5,147.50
10 years
7.50%
Filing
Collect
Principal
Interest ;
Annual Principal
Year
Year
Payment
Payment-
Payment
Balance
1996
1997
1998
1997
1998
1999
� $279.731
$398.02
$427.87
$483.37
$365.08
$335.231
$763.10
$763.1011
$763.10'
$4,867.77 �
$4,469.75 j
$4,041.88
1999
2000
$459.96
$303.14
$763.101 $3,581.92
2000 1
2001
$494.46
$268.64
$763.101
$3,087.46
2001 1
2002
j $531.54
_ $763.101
$2,555.92
2002
2003
$571.41
_$2_31.56
$191.69
$763.101
$1,98 i4 5151
2003
2004
$614.27
$148.83
$763.101
$1,370.24
2004
2005
$660.331
$102.77
$763.101
$709.91
2005
2006
$709.911
$53.24
$763.15
$0.00
Total
j $5,147.501
483.55
$7,631.05',
"" Includes interest from filing date to 12/31/1997
CITY OF OTSEGO
PUBLIC IMPROVEMENT PROJECT NO. 95-2
ISLAND VIEW ESTATES AND ARROWHEAD ESTATES
ROADWAY RECONSTRUCTION PROJECT
ASSESSMENT SCHEDULE
CASE #2
ASSESS ESTIMATED ACTUAL AMOUNT
Total Assessment =
EQUAL ANNUAL TOTAL PAYMENT
Total Principal
Term of Payment
Interest Rate
$4,907.32
$4,907.32
10 years
7.50%
Filing
Collect
Principal
Interest
Annual
Principal
Year
Year
Payment
Payment
Payment
Balance
1996 -
1997
1997
1998
$266.621
$379.3911$348.05
$460.82;
$727.44
$727.44,
$4,640.70
$4,261.31
1998
1999
2000
1 1999_
2000
2001
$407.84
$438.43
$471.31
$319.60__$727.44
$289A1�_ $727.44 _
$256.131 $727.441
$3,853.47 '
_$3,415.04
$2,943.731
2001
2002
$506.66
$220.781
$727.441
$2,437.07
2002
2003 1
$544.66
$182.781
$727.441
$1,892.411
2003
2004
$585.51
$141.931
$727.44
$1,306.9011
2004
2005
$629.42
$98.021
$727.44
$677.48
2005
2006
$677.48
$50.811
$727.44;
$0.0011
Tota!
$4,907.32
$2,367.931
$7,274.40
'k* Includes interest from filing date to 12/31/1997
CITY OF OTSEGO
PUBLIC IMPROVEMENT PROJECT NO. 95-1
MISSISSIPPI SHORES ADDITIONS
OVERLAY PROJECT
ESTIMATED FINAL PROJECT COSTS
.A
Contractor
Engineering
Field Service
Preparation of Assessment Roll (yet to be billed)
Publishing
Administrative
Bonding: Standard & Poor 1,250.00
Springsted 6,547.18
Kennedy & Graven 1,045.16
TOTAL ESTIMATED PROJECT COST
Number of assessment units = 235
Cost per unit = $649.57
OT331
$125,876.91
12,658.15
3,987.42
1,000.00
102.55
180.90
$152,648.27
PROPERTY OWNERS ASSESSMENT REPORT
Property Owner: NAME
Legal Address: ADDRESS
PID #: PIN NUMBER
Date of Report: September 30, 1996
Project: City of Otsego Public Improvement Project Number 95-1
Mississippi Shores Additions
Overlay Project
SCHEDULE OF ASSESSMENT: OVERLAY PROJECT
Total Unit Units , Total
Assessed Cost Amount Assessed Assessment
$188,729.00 $803.10 1 $803.10
ASSESSMENT CALCULATED FOR EQUAL ANNUAL PAYMENT
Annual Interest Rate:
7.50%
Number of Years Covered: _
5
Interest Start Date:
10/01/96
First Period Through:
12/31/97
Filing Collect
Principal
Interest
Total
Principal
Year Year
Paid
Paid
Paid
Balance
1996 1997
$126.58
$75.41
$201.99
$676.52
1997 1998
$151.25
$50.74
$201.99
$525.27
1998 1999
$162.59
$39.40
$201.99
$362.68
1999 2000
$174.79
$27.20
$201.99
$187.89
2000 2001
$187.89
$14.10
$201.99
$0.00
CITY OF OTSEGO
PUBLIC IMPROVEMENT PROJECT NO. 95-1
MISSISSIPPI SHORES ADDITIONS
OVERLAY PROJECT
ASSESSMENT SCHEDULE
CASE #1
ASSESS FULL NOTICE AMOUNT
Total Assessment =
EQUAL ANNUAL TOTAL PAYMENT
Total Principal
Term of Payment
Interest Rate
$803.10
5 years
7.50%
$803.10
Filing 1 Collect
Principal
Interest T
Annual
Unpaid
Year I
Year I
Payment
Payment �P"ayment�
Balance i
1996
19971
1997
1998
$126.58
$151.25
$75.411
$50.741
$201.991
$201.991
$676.52
$525.27
19981
1999
$162.59
$39.40
$201.99
$362.68
19991
2000
$174.79
$27.20
$201.99
$187.89
20001
2001
— $187.891
$14.10
$209.99
$0.00
Total
$803.101
$206.851
$1,009.951
*'° Includes interest from filing date to 12/31/1997
CITY OF OTSEGO
PUBLIC IMPROVEMENT PROJECT NO. 95-1
MISSISSIPPI SHORES ADDITIONS
OVERLAY PROJECT
ASSESSMENT SCHEDULE
CASE #2
ASSESS ESTIMATED ACTUAL AMOUNT
Total Assessment =
EQUAL ANNUAL TOTAL PAYMENT
Total Principal
Term of Payment
Interest Rate
$649.57
5 years
7.50%
$649.57
Filing
Collect I Principal
Interest
Annual
Unpaid
Year
Year
Payment
Payment
Payment
Balance
1996
; 19971
$102.66
� $60.90
$163.561
$546.91
1997
1998
1998
1999
_ $122.54
$131.73
_ $41.02
$31.83
$163.56'
$163.56
_$424.37
$292.64
1999
20001
$141.61
$21.95
$163.561
$151.02-
120001
2001
— $151.02
$11.33
$162.351
$0.00
1
1
Total 1
$649.57 j
$167.021
$816.591
y"k Includes interest from filing date to 12/31/1997
Watson Appraisal and Consultant Service
4230 Central Avenue N.E., Columbia Heights, MN 55421
Office: (812) 7a8.2714 • Alter Hours: (812) 571.1717
May 7, 1996
City Council
City of Otsego
8899 Nashua Avenue
Elk River P.O., MN 55330
Dear Councilmembers:
In accordance with your request for an evaluation of the proposal for an evaluation of the proposed bituminous
street construction in the Island View Estate Additions, I have proceeded as follows:
1. 1 viewed the streets included in the proposed improvement with Engineer Koshak on April 26, 1996.
2. We toured the Parkwood and Antelope Park Additions where the streets are already bituminous surfaced
similar to what is proposed for Island View Estates.
3. 1 checked out lots currently for sale and lots where homes have been constructed recently.
4. 1 went through the Multiple Listing Service sales of vacant residential sites for the past two years.
5. I received property I.D. numbers on parcels from Mr. Koshak and from Judy Hudson in the Otsego City
Office to confirm lot locations.
6. I discussed with Mr. Koshak the problem of unstable soil conditions in the Island View Estates Addition
as compared with the stable/granular soils in Antelope Park.
7. 1 called the realtors who had listed Island View Sites and reviewed the probable selling prices in an
unpaved street area. Edina Realty sent me data on 10 Island View Home Sales.
8. I contacted Mr. George Sanford of Zeigler Construction company and discussed what their general
estimate of land value is on the property sales which were on improved sites in Antelope Park.
9. I reviewed the current county assessors estimated market values on lands in the Antelope Park Addition
where new homes were recently built.
10. I prepared a grid of lot values in Island View as an area of gravel streets and a grid of lot values in the
Antelope Park Addition as an area of bituminous surfaced streets.
It is my opinion based on the foregoing research that after adjusting for soil stabilization, subdivision location,
lot shapes, and time of sales that the remaining differential factor is the dust -free, low maintenance bituminous
streets. The class 5 (gravel) area lots would have a probable market value of $15,000 to $18,000 per building
site, whereas similar sites on a bituminous roadway would fall in the $19,000 to $24,000 range or $4,000 to
$6,000 more due to the bituminous road surfacing.
As noted herein, this is my evaluation of the benefit derived to a building site having a low maintenance, dust
free, bituminous street to serve each site. This estimate assumes an "entire" project with no streets eliminated
as that would mean continual need for blading in the "neighborhood" with the accompanying dust and
inconvenience.
I further note that the roadway design with a deep granular base and good bituminous mat thickness should give
the area a long-term maintenance free roadway. The drainage design with proper driveway culverts and
stabilized private drives will also enhance the over-all project.
The average benefit should be about $5,000 per building site.
Aespectfully submitted,
Malcolm O. Watson
Appraiser/Consultant
Civil Engineer
Appraiser License #4000369
MOW/sh
April 23, 1996
Island View Estates Project
Comparable Single Family Lot Sales
Paved Street Comparables
All Sites are 1 Acre, More or Less, In Size
Address
14864 Ogren
14979 96th St NE
Otsego
Otsego
Leeal:
L. 3, Blk. 2
L. 1, Blk. 9
Antelope Pk.
Antelope Pk.
Sold For:
Est. 28,001)
28,900
Date Sold:
1995
1995
Assr's EMV:
30,000
30,700
Soil:
Granular/stable
Granular/stable
EMV 5/1/96:
30,000
30,000
15008 96th St NE
Otsego
L. 1, Blk. 2
Antelope Pk.
est. 25,000
For Sale
16,500
Granular/stable
25,000
Actual market value in this arca-superior location to Island Park would be $25,0(X) to $30.(XX)/Lot location is
worth about $5,000/site over the lot value in Island View Estates ($20,(X)0 to $25,(=). Due to being in a more
developed area convenient to Highway 101 and Elk River commercial facilities.
Superior soil conditions also exist in Antelope Park with stable granular soils for less costly construction on
homes and streets. This would be an additional value of about $1,000 per site for a net "Paved Road" value
of $19,000 to $24,000 per site.
DEFINITION OF NIARKE.T VALUE.: The must prohahle prier which ;1 property should bring in a cougcliinv and open
market under all conditions requisite Io it Lor sale. the hiller and seller, each acting prudently. knlrsvkdgeably omul assuunnp
the price is not affected by undue %Iillllllu.. Inaplicif in this definition is the konstunncrtioah of it .ale as .11 a .lit-611rd d,uc
and the passing of title hoto seller to buyer under cnnditiuns seherchy: (1) buyer and seller afe typoc;dly uuaivaled. I!, lohh
parlies arc well kilbrmed or well advised, and each acting in what he considers his own best intetcsl: (3) :1 reasonahlc lime
is allowed for exposure of the illicit nlarkcC (4) payment is mode in leans of cash in U.S. dollars or in terns ill linonciad
arrangements comparable Ihcrcio: and (5) the price represents the normal consideration lilr the prolxriy sold unafli•cted Ill
special or creative financing or sales conccssiunse granted by anyone associated with the side.
•Adjusunenls to the comparahles must be made lilr special or creative lin:uhciog or sales concessions. No attlsunenls au•
necessary for those costs which arc normally paid by sellers as a result of tradition or Low in ;1 marker arca: these costs are
readily identifiable since the seller pays !hese costs in virtually all sales transactions. Special or creative financing adplst lcnts
can be made to the comparable property by comparisons to financing terms oll'cred by a third party institutional lender that
is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar liar
dollar cost of the financing or concession but the dollar amount of any adjustnew should approxim:ie the ntarkel's reaction
to the financing or concessions based on the appraiser's judgment.
CERTIFICATION AND STATENIENT OF I.INIITING CONDITIONS
CERTIFICATION: The Appraiser certifies and agrees that:
I. The Appraiser has no present or contemplated future interest in the property appraised: and neither the emphoynhent to
make the appraisal, nor the compensation for it, is contingent upon the appraised value of the property.
2. The Appraiser has no personal interest in or hiss with respect to the subject matter of the appraisal report or the paoici
pants to the sale. The ••Hslinlale of Market Value" io the appraisal report is not based in whop: or io part upon the nae. eofol.
or national origin of the prospective owners or occupants of the property appraised, or upon the race, color or oatinoal orgio
of the present owners or occupants of the properties in the vicinity of the property appraised.
3. The Appraiser has personally inspected the property, hush inside and out, and has made an exterior inspct-noo of all
comparable sales listed in to report. 'lit the best of the Appraiser's kntlwlcdge and heliel', all statements and infor maiwo m
this repom are true and correct, and the Appraiser has not knowingly withheld any signiticanl inhtrnalion.
4. All contingent and limiting conditions are cuntaihed herein (imposed by the terms of the assignment or by the under
signed affecting the analyses. opinions, and conclusions cuotahcd in the rellorll.
S. This appraisal rep5ort has been made in conformily with and is subject to the requirements ill the Code ill' Prolessnnal
Ethics and Standards of Professional Conduct of the appraisal organizations with which the Appraiser is allilialcd.
6. All conclusions and opinions concerning the read estate that are set forth in the Igtpraisal report were prepared Ig the
Appraiser whose signature appears on the appraisal report, unless indicated as "Review Appraiser.- No change of any item in
the appraisal report shall be made by anyone other than the Appraiser, and the Appraiser shall have no responsibility for any
such unauthorized change.
CONTINGENT AND LIMITING CONDITIONS: The certification of the Appraiser appearing in the appraisal report is s ihiccl
to the following conditions and to such other specific and limiting conditions as are set forth by the Appraiser in the report.
I. The Appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or the lite there-
to, nor does the Appraiser render any opinion as to the title. which is assumed to be good and marketable. The property is
appraised as though under responsible ownership.
2. Any sketch in the report may show approximate dimensions and is included to assist the reader in visualizing the prop-
erty. The Appraiser has made no survey of the property.
3. The Appraiser is not required w give lestinony or appear in court because of having made the appraisal with reference
to the property in question, unless arrmgemcnis have been previously made Iheaefitr.
4. Any distribution of the valuation in the report helween land and ing5rovcnaents applies only under the existing prognuo
of utilization. The separate valuations for land and building must not be used in conjuctiun with any tither appraisal and are
invalid if so used.
5. The Appraiser assumes that there are no hidden or unlpparent conditions of the property, subsoil. or structures, which
would render it more or less valuable. The Appraiser assumes no responsihility for such conditions, or for engineering which
might be required to discover such factors.
6. Information, estimates, and opinions furnished to the Appraiser, and contained in the report, were obtained from sources
considered reliable and believed hit be true and correct. However, no responsibility for accuracy of such items furnished the
Appraiser can be assumed by the Appraiser.
7. Disclosure of the contents of the appraisal report is governed by the Bylaws and Rcgulatior% of the professional appraisal
organizations with which the Appraiser is affiliated.
8. Neither all, nor any par of the content of the report. or copy thereof (including conclusions as to the property v,due.
the identity of the Appraiser, professional designations, reference to any professional appraisal organizations, or the firm with
which the Appraiser is connected), shall he used for any purposes by anyone but the client specified in the report, the lorrowcr
if appraisal fee paid by sane, the mortgagee or its successors and assigns, mortgage insurers, consultants, professional appraisal
organizations, any state or federally approved financial institution, any department, agency. or instrumentality of the United
States or any state or the District of Columbia, without the previous written consent of the Appraiser- nor shall it he conveyed
by anyone to the public through advertising, public relations, news. sales, or other media, without the writer cuuscol and
approval of the Appraiser.
9. On all appraisals, subject to satisfactory completion, repairs, or alterations, the appraisal report and value conclusion an:
contingent upon completion of the improvements in a workmanlike manner.
'Un la.• .the rvt.e alet.d an th I. repent, the ..let rite• of If th. preen.• of
he 'd.. eu b.t enc <<. Intlud in,
vl I.,out Il.lt•t ton •abnt0e. ..h .u0st err e.. ..h • ..beat... u f.r.•IdrhyJe feoa
poly<hl o rin•ted blphenyl•. petreleua lnkeae. of •arlevltu 11 Ineu let ton, radon, of ether hstn toil. .ub.ten<es a nvl roirent•1
ch..
vhlch soy o .oy not ►• preen.. nn the property, , ..alt ton.. .•y of feet th •aloe sr the pope ray, the v.I:•
other rale...•nt•I c.ndltl.... v not I.1i,d to he athero inn ntl.eted Is predl<eted on the • u.pt lsn that share 1t at such
el nor did the appraiser boco.e • •re of such dur In$ the <ondllion en .i In the ►roperty er In such prs.l.tty lir rete that
oppr.i.W. ln.pattlon. Thr gpnloet he. m knovl.dl. of the la could oils• < tan In volas. Mo regensl bllltT 1• stwstl nor
..Istnce or sv<h •.be'..I a. er <ond It ton.. / kwsuch coudllleo•distolefaheany •. parsf se of anal... r Ina
qlred tr .'
'/4' 7y.��r�(P ... Appraiser(s) ' /.
Date:. :�! . . ............... . sees.. .
FoddM M.0 !� " �l�tif �'L.� % p.nnlo Me -
Mon .30 JUL N Of roan. end Worm.•` 1 -100 -rod. 315 WMIn1y Ave. Nov, Haven, CT 06511 1 I8001 11}1513 Ilam d 1 1 �tmo roan 10010 JUL 0d
Mounds View Public Schools
St. Anthony -New Brighton Public Schools
Columbia Heights Public Schools
St. Francis Public Schools
Minnesota Department of Transportation
Bureau of Indian Affairs
Small Business Administration
State Community College Board
Norwest Bank
Northeast State Bank
Fridley State Bank
HomEquity
Columbia Heights Housing and
Redevelopment Authority
City of Anoka
City of Blaine
City of Columbia Heights
City of Brooklyn Park
City of Mankato
City of Mound
City of New Brighton
City of Roseville
City of Minneapolis
Anoka County Highway Dept
Anoka County Parks Dept
Prudential Relocation
numerous private institutions
and firms of attorneys
City Manager:
International City Management Association (20 years)
Past president, Minnesota City Managers, 1967-1968
First Chairman, Academy for Professional Development
Minnesota City Managers Association
Civic:
Past president, Columbia Heights -Fridley Kiwanis, 1967
President, Columbia Heights Chamber of•Commerce, 1981-1982
Member Board of Directors, Minnesota Council of State Parks
and Voyageurs Regional Park
MEMBERSHIPS
Minnesota Appraiser License #4000369
National Association of Independent Fee Appraisers:
President of the Minneapolis Chapter, 1983-1984
State Director, 1987-1988
American Society of Appraisers:
Candidate member
Minnesota Government Appraisers:
Member
President, 1986-1987
International Right of Way Association:
Candidate Member
Certified Instructor -
Minnesota Association of Professional Appraisers:
Director, 2 years
American Arbitration Association:
Arbitrator
Served on the study committees on appraiser certification and
licensing since their inception, including work on state
legislation.