ITEM 4.1 Street improvement of LaBeaux Ave1 TY O I'
Ot
0
MINNESOTA
Request for
City Council Action
DEPARTMENT INFORMATION
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1651 fC DEPART IEN REQUESTof : MEETING DATE:
Public worts Ron Wagner, City Engineer 2-25-13
P ESE TE s : REVIEWED BY. ITEM
Ron Wagner, City Engineer Lori Johnson, CityAdministrator .1 -Public Hearing
AGENDA ITEM DETAILS
RECOMMENDATION,
A Public Hearing is required for residents to be presented project scope and possible assessment costs.
ARE YOU SEEKING APPROVAL of A CONTRACT?
IS A PUBLIC HEA# I NG I E UIf D
No
Yes
BACKGROUND1JU TIF[CATION:
LaBeaux Avenue between 75th St and Both St is a gravel street that has had severe frost boils and soft
areas during spring months over recent gears to the point where access to and from homes has been an
issue. City Council authorized the preparation of a Feasibility Study to determine hat needs to be
completed to remedy the issues, determine a cost estimate and allocate costs. A public hearing to
present the study to the residents will be held at the council meeting with council possibly continue
toward a project with the potential for assessments in accordance with M N State Statute 429. A
resolution will be brought to the next council meeting, March 11'h' to decide if the council wishes to
prepare plans and specifications purpose of obtaining bids for the project.
SUPPORTING DOCUMENTS: X ATTACHED a NONE
Feasibility Report
0 Power Point Presentation
0 Appraisal
Motion:
No Lotion tonight necessary other than to open and close or continue the public hearing.
BUDGET INFORMATION
............................................. .......... ......................... ...... ................ ........................... ... ..... ............ .. ........ ... . . .... .. . ....... ...... ................ .. ............ ... ...... ........ ...... .. .. . ......... ............ . . I ........... ......... ............ ................... ............................. .. .... . ... . . . .... ... ... .... .. .. .... . ...... ...... ... .... I ........ ......... ..........
FUNDING: BUDGETED: X YES
Assessments,. City Street Fund and Otsego NO
Creek Fund
kCTION TAKEN
IS
..... ... .. ....... . ....... ........ ..................................... ................ ..... . ................. . ......................... .. . .. .. .. .... ... . .. . . ..
. ...... . ...... . .... .. .. .. I .... .. .. .. . ... .. .. .. ..... . . .. . . ..... ....... ... ........... .. .. ..................... .... ............................................ . .................................................. .. ...... . ...... .... ... .. . ..
ii APPROVED AS REQUESTED o DENIED TABLED n OTHER (List changes)
COMMENTS:
FEASIBILITY REPORT
FOR
PROPOSED STREET RECONSTRUCTION
LABEAUXAVF---.NUE — 75 T11 STREET TO 80TH STI ELT
CITY OF TSEGO, MINNESOTA
December 2012
Prepared by:
IL -
An clersorii
3601 ThUrston AvenUe
Anoka, VIN 55303
Telephone: 763-427-5860
I hereby certify that this plan, specification or report was prepared by me Or Under illy
direct SLIpervision aiid that I am a duly Licensed Professional Engineer Under State of
Minnesota StatUteS Sections 326.02 to 326.16.
Ronald J. Wa
(0-61
26052
12/6/2012
Reg. J. Date
S:\Mun1cjpaRA0TS EG0\3Zak 380 1 --ca si b 11 i ty - Revised 1-18- 013. d oc
TABLE 01"' CONTEWs
TITLE SHEET
TABLE OF CONTENTS
[ INTRODUCTION ....................................................................................... 1
|[ PROPOSED PROJECT ............................. ...,....................i
111. INITIATION—.—,-------..—.....,. 2
K/ FEAS )B ILITY......................................-.....'......2
\/[ PERMITS .................................................................................................. 2
\/U. COMP[ETI(lN...---........—...—..i..~.m m m~.......2
VIII. PRELIMINARY pR(]JECTGCHED[]LE,,,,,,,,,,,,~,,,,,,,~,,,.3
}(. ESTIMATED PROJECT .....4
X. PROPOSED FUNDING ................................. ...............—.--~5
)(I[ CONCLUSION AND RI—COMMENDATION .............................................. 8
WA "M I HI I -V
LOCATION MAP ....... ........~....'...^5 0 0 m 0 1 0 w a 0 ff 0 ff 0 0 0 0 0.'"....a~~^.^~.. /\
RUR/\L SECTION .~,,,,.......................... ....... .~,,,,,,,,,,,... ,,,~,,,,,,, B
PROPOSED /\HGNMENT..,...............~^~~.........0~..M s 0~0 &ff0 0 m0 c
BENEFITING PROPERTIES ........... [>
PROPOSED sKrREET P E:CONSTRUCTION
LABEAUX AVENUE _ 76TIl STREFT-1- TO 8(TIl STREET
CITY OF 0TSF--.co, WIN
1. 1WRODUCTION
The PLII-I)OSO Of this. Feasibility Report is to present the City of Otsego with a
Preliminary exarninration Of MUlliCil)W Str-eet improvements for LraffleaLlx AvenLIO in
Otsego, Minnesota (see Exhibit A -- Project Location Map). The report discusses the
proposed scope of improvements, preliminary cost estimates and a project schedule.
The report has been prepared in compliance with Minnesota State Statutes 429 for
projects resulting in special assessments.
Some of the residents of the Beaudry Addition subdivision have Contacted the
City regarding drainage and street iSSLIeS over the past several years. Due to the
nUmber of contacts, City GOLIncil authorized a Feasibility Report be completed to
determine costs and potential sources.
-rhe existing roadway consists of a gravel surface approximately 21-23 feet wide.
In the area, both 80t" Street NE and 77t" Street are currently bitumillOLIS roads.
BiturninOLIS surfacing reduces or eliminates issues associated with gravel streets SLICII
as frost boils in the spring, wash boarding, I-LItting, dust, and gravel into yards. The
vaIL10- of existing housing is positively benefited by fronting on and being accessed by
biftWninous paved streets.
11, PROPOSED PROJECT
The proposed street improvement project consists of additional reconstruction of
LaBeaux Avenue, from 751 Street NE to 80"' Street NE. Additional improvement work
includes removal of old driveway and street culverts and regrading of ditch and
placement Of 110W GUIverts and storm sewer. The proposed street typical section is ill
general conformance with City Street Standards.
The road section would be a paved rural section with no curb and gutter (see
Exhibit B). This option would widen the road from the CUrrent 21-23' to 21' but would
not lower the road fronn the existing road bed. A test roll would be performed to verify
the compaction of the existing SUb base. Any soft spots WOUld be excavated and
replaced with suitable soils. The pavement would then be placed on the existing road
bed and the ditches would be cleaned and driveway culverts be replaced. This option
also PI-01)OSOS a CLII-De-Sac at the SOLIth end of LaBeaux AverIL10 which would elinlillate
the access from LaBeaux Avenue to County Road 19 at 75t" Avenue E.
I
SUrface water within the project area will be conveyed to Otsego Creek thl-OLIgh a
combination of driveway CL11VO- rts and ditches.
III, INITIATION
The feasibility report winitiated nitiated by the City Council clue to issues regarding
runoff, frost boils, wash boarding and durst.
IV. FE-ASIBIL1144Y
From an engineering standpoint, tho project is feasible, and will benefit the
propoily being served. It can be accomplished as proposed, and need not be
constructed in conjunction with any other project. The City and tho persons assessed
should review the project for benefit to de renin e the economic feasibility of the
proposed improvements.
V. RIGHT -01F. -WAY / EASEMENTS
The existing streets and proposed street upgrades are located within the existing
40 foot wide right-of-way. If additional utility and drainage easements are MqUired
based on the final design, these permanent and temporary easements will need to be
provided to the City of Otsego.
VI. PERMITS
At this tim e, no permits are reqUired for this project.
VIL COMPLETION
This project is proposed to be completed during the 2013 construction season.
0
VIII. PRELIMINARY PROJECT SCHEDULE"
The preliminary project schedule for the street improvements for LaBeaLIX
Avef)LIO:
"f*cq 1) 10- 1
City of Otsego
LaBeaUx Avo[ILIO
Preliminary Project Schodullo
2.012 2013
City Council Receives Feasibility Report
December 10
and Schedules Public Flearing
2. City Council Holds Public Hearing for
February 25*
Improvement Project
3. City Council Orders Project and
Authorizes Engineer. to Prepare Plans
March 11
and Specifications or Discontinues
Process
4. Engineer Submits Plans for City Council
Approval and Receives Authorization to
April 8*
Advertise for bid
5. Bids Due
May 6*
6. City Council Reviews Bids
May 13*
7. City COUncil Holds Assessment Hearing
and Adopts Assessment Roll and
May 28*
Considers Award of Contract if No
Appeals or Discontinues Process
8. City Council Considers Award of
Conti -act if Appeal or DiscontillUes
JUM 10*
Process
9. Contractor Begins C01IStRICti011
July*
10. Contractor Completes Construction
September*
*Adjusted dates.
V
Ix, ESTIMATED PROJECT COST
Included in this report is a detailed estimate of construction costs for the street
improvements. The costs quoted herein are estimates only and are not guaranteed
prices. The CILIantities are estimates also. The contractor will be paid only for work
completed. The cost estimates are based on previous projects costs.
On the following page are the cost estin nate tables for both proposed typical
sections. Table I estimates the cost for the paved rUral section.
Tablo 11
City of Otsogo
LaBOaLlx AvenUe NE
ProlImInary Cost Estimate Rural Section
131d Schodulo ,m ,f - Streets
Item
No.
Description
Estimated
Quanilty
Unit Dries
Extenslon
1
Wbiliza(ion
1
LS
$41000.00
$41000
2
MuckExGavaflon (E\
500
CY
$10.00
$5,000
3
Select Borrow (P)
650
CY
$7.50
$4,875
4
Class 6 Aggregate Base (100% Crushed)
1,140
TON
$15.00
$17,100
—5
Type LV3 Non -Wearing Course fixture (B)
710
TON
$60.00
$42,600
6
Type LV4 Wearing Course MXtUre (13)
530
TON
$65.00
$34,450
7
D i to in i nou s Mate da I For Tack Coat t
320
GAL
$3.00
$960
8
Class 2 Aggregate Shouldering
200
TON
$20.00
$4.000
9
Traffic Control
1
LS
$600.00
$600
10
Right of Way
0.29
ACRE
$15,000.00
$4,350
11
Salvage and Reinstall Street Sign
8
EACH
$50.00
$400
Total - Bid S c fie du Io "A"
Bld Schodulo "U' - Storin Sewer
$118s236
lteiii
No.
I Description
Estimated
Quantfty
Unit PrIco
Extension
12
Coninion Excavation (P)
1,000
CY
$4.00
$4,000
13
Salvage Topsoil To Stockpile (C\/)
2,000
CY
$4.00
$8,000
14
Salvage Topsoll From Stockpile (LV)
2,000
CY
$4.00
$8,000
15
Seeding - Typo Ditch
2.1
ACRE
$500.00
$1,050
16
Seeding - Type Lawn Restoration
0,6
ACRE
$1,260.00
$760
17
Com m erciall Fertilizer, 10-1010
540
LBS
$0.60
$270
18
Mulch Materlaf Type 1
2.20
TON
$250.00
$560
19
18" C MP Culvert
100
LF
$25.00
$2,500
20
18" C MP Apron
6
E-ACH
MOM
$900
21
15" CMP Culvert
400
LF
$20.00
$8,000
22
11 V CMP Apron
2,6-
EACH
$100.00
$2,600
Total - Bid S c lie du Io "D"
4
Total - 131d Schodules "A" & "B"
Ovorhoad & ContIngoncy (20%)
Total Project Cost
$36,620
$164,866
$3019711
$1M6
X. PROPOSED FUNDING
The funding for this project is expected to be provided by multiple SOL11-CeS.
Possible fUnding SOUI-COS include the Otsego Creek FUnd, City of Otsego, and the
I enefiting property owners. Th e Otsego Creek FL11-1d COUld provide funding for the
proposed StOl-M SeWel- Of- (11'!VeWay culverts ,--irid ditch because it will be discharging into
Otsego Greek. The Otsego Creek Fund WOUld Ileed to INOVIde apprOXinlaLely
$43,944.00 to cover the costs of the proposed CUIvert and ditch system. The Otsego
Creek FMA CUrrently his the funds necessary to cover the costs.
The remainder of the PI-0jeCt COStS COUld 1) o- split 1) etween the City of Otsego and
the benefiting properties (Exhibit D). BecaLISO half of the front foot is owned privately,
the benefiting property owners COUld be assessed for 50% of the remainder project
costs. The benefiting property owners COUld be assessed approximately $70,940.00
while the City, which owns the. other 50% of the front foot, could also provide
approximately $70,940.00.
dSTIIVIAIOEID ASSESSMENT
X116 L■
By dividing the total benefiting property assessed cost by 16, 010 number of
assessable L111itS, an assessment value is obtained. The estimated cost der' Ullit Was
determined to be $4,433.75 for the R11 -al section (Table III Benefiting Property
Assessnient SUnimary). The per unit method of assessment was used due to all the
benefiting properties are single family homes and use the street ill 111LIGh the same
manner.
5
Table III
Bonefiting Pr opefty Assessment Summary
LaBoaux Avenue — 75t'Strout NE to 80t" Street NE
Rural Section
The assessment portion of the project WOUld be approximately 38% of the total project
costs depending on the final typical section.
Ref M
Property OW11014
PID8
118-112-001010
PROP H RTY ADDRESS
Proposed
Assessed
Amount
Ahrens Famli+ 2008 Rev Trust
Gaylord & Barbara Ahrens 1 -i -tee
7976 LABEAUX AVE NE, OTSEGO MN 55301
$4s433.76
2
Jeanne M Hackermueller
118-112-001020
7962 LABEAUX AVE NE, TSEGO MN 55:301
$4,433.75_
3
Karen M Brown
118-112-001030
7932 LA B EAUX AVE NC, OTS EGO MN 05301
$4,433.75
4
S Llea n n Nelson
-118-112-001040
7900 LA B EAUX AVE NE, OTS EGO MN 55301
$4,433.75
5
Brian L Bewdry
118-112-001050
7876 LA B EAUX AVE NE, OTS EGO MN 55301
$4,433.75
6
Gary E & Kathryn G WLIFZinger
118-112-0 1060
7846 LABEAUX AVE NE, OTSEGO NIN 55301
$4,433.75
7
Richard D & Susan K Levasseur
118-112-001070
781# LA B EA UX AVE NEI OTS EGO M N 55301
$4,433.75
8
Gwendolyn M Lapp
118-M-00080
7780 LABEAUX AVE NE, OTSEGO MN 55301
$4,433,75
9
Jacob M Saari
118-112-00109 0
7 708 LA BEAU AVE NC, OTS EGO M N 55 301
$4,433.75
10
Glenn & Ma rg a rot Lin ie Weise r
118-112-001100
7 706 LAB EAUX AVE NE, OTS EGO M N 553 }1
$4.433-75
11
Bryce Skappel
118-112-002010
7070 LABEAU AVE NE, OTS EGO M N 55 301
$4,433.75
112
Kenneth Levasseur
118-112-002020
7634 LABEAUX AVE NE, OTSEGO MN 55301
$4,433.75
13
Donald Torgefson & Stephanie G
Sin gleski
118-112-002030
7614 LAB E AUX AVE NE, OTS E GO MN 55 301
$4,433.75
14
Kurt A & Res a D Lehman
118-112-002040
7582 LABEAUX AVE NE, OTSEGO IMN 55301
$4,433.75
Is
Edr, G Theis
i M -i 12-002050
7542 LABEAUX AVE NE, TSEGO IMN 55301
$4,433.75
16
B rad ley & carol Fe mholz
1118-112-0020601
7514 -LAB E AUX AVE NE, OTS E G 0 MN 55301
$4,433.75
TOTAL $70,940
X11, CONCLUSION AND RECOMMENDATION
This report analyzed the feasibility of reconstruction of LaBeaux Avenue, from
75t" Streat NE to 801" Street NE. The improvement is technically ferasible as described
in this report.
The P1-0jeCt WOUld be fund by assessing the benefiting properties as well as
receiving funds from the Otsego Creek Fund and the City of Otsego. We recommend
this report be forwarded to the petitioners of this project for their consideration.
6
LO(-`,ko/-\r-ll-"lON M1UdAP
PIROJE-.'Cl* LOCATION
c rr Y o r
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Hakanson
Anderson
50 D 500 WOO
SCALE 114 FEET
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TIS STREET NE _
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7976-01
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7062-01
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7780-01
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7703-01
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7676-01 0
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7514--01
N. E. 75th ST. � ¢
� ti
File # V1301001
Report Type
Letter Report
Effective Date
FebrUary 15, 2013
Prepared By:
William R. 'pe ytas, Appraiser
Iia ell Appraisal & Consultina, Inc.
7515 Wayzata Boulevard West, Suite 115
Minneapolis, Minnesota 55426
Tel- 952.544.8966 1 Fax- 952.544.8969
Nagel] Appralsal & Consulting 1952.544-896 1 %amucalInagell.coin
NAGELL APPRAISAL &CONSULTING
7515 Wayzata Blvd. #116 Minneapolis 952-544.8966
Minneapolis, MN 55426 St. Paul 651-209-6169
Established in 1968 Central Fax 952-544-8969
City of Otsego
ClO MacArthur Law Office, LLC
3601 Thurston Avenue North, #103
Anoka, MN 55303
Dear Mr. MacArthur.
February 15, 2012
Pro The City of Otsego is proposing to make street improvements in 2013 to LaBeaux
Avenue in an area from 75th Street to 80th Street. The proposed street improvement project
consists of changing the existing gravel surface to a bituminous surface which will reduce or
eliminate issues associated with gravel streets. Additional improvement work includes
removal of old driveway and street culverts and re -grading of ditch and placement of new
culverts and storm sewer.
Assignment: Per your request, you desire to know the benefit if any) as it impacts
properties along LaBeaux Avenue (service road).
Scope: In accordance with your request, a drive-by viewing of the properties has been made
along with some general market comments regarding benefit if any) for the proposed project
above as it relates to the subject market. As discussed, no specific sales data has been
collected for this assignment. The general market comments herein are based on past
appraisals, experience, and market information.
The project area was viewed on February 15, 2012 by William R. Waytas, Certified General
Appraiser, MN, in addition to the Feasibility Report by Hakanson Anderson dated December
2012,
Area Description: The City of Otsego is located within the Twin Cities Metro Area. It is
approximately 30 miles Northwest of Downtown Minneapolis. Otsego has a reputation as a
stable community. Access to most shopping and surrounding communities is via Highway
101 and Interstate 94. The majority of Otsego is mostly made up of rural residential, large
estate -sized residential and newer scattered single-family residential developments. The
subject is located along County Road 19 about 1 mile north of the Albertville Outlet Mail.
Sublect Properties: The properties that border the subject road primarily consist of
detached single family residential homes on small acreage parcels that are along the eastern
service road of County Road 19. Most of the residential dwellings are average quality with
split entry or similar appeal design and appear to have been built within in the past 40 years.
Na ell Appraisal & Consultilig ] 952-644-8966 1 vAim.calinagell.corn
Letter — continued
Existinn Road Situation and Condition;
Physical Condition of the Road: The existing road is currently gravel. The road requires
continuous and costly maintenance, as the subgrade appears to be susceptible to moisture.
The existing road appears to have exceeded the original expected life and is not up to current
road standards.
Functional Design of the Road: The existing gravel design is dated and the base material
no longer appears to provide adequate support. for the road bed. Drainage appears to be
compromised as a result of the design.
Gravel roads do not meet the expectations of typical market participants in this suburban
market for re -development, resale value, and/or updating the current uses. Overall, the
existing street improvements are in fair to poor condition, look dated and reflect likewise on
the adjoining and side street properties. Gravel roads create significantly more dust and
require users of the road to wash their cars more.
Proposed Road Improvements:, The city is proposing to upgrade the subject road from
gravel to a paved 7 ton surface road with aggregate shoulder and replace the existing
culverts.
The foundation and base of the road will also be improved to current standards to facilitate
better drainage, keep the road base dry and provide safer road conditions. Reportedly, the
new street it are to last for over 20+ years.
Discussion of Market Benefit: Listed below are the factors that will be taken into
consideration concerning the potential benefit to the properties.
Description
Existing Improvements
Chan e
1) Road Surface
Gravel
Paved
2) Base Condition
Poor
New
3) Curb
N/A
N/A
4) Drainage
Average
Average
5) Storm Sewer
Older Culverts
Install New Onof.,
6) City water
N/A
N/A
7) City sewer
N/A
N/A
8) Sidewalk
N/A
N/A
9) Street Lights
N/A
N/A
10) Functional Design of Road
Dated
New
11) Traffic Management
Fair
Average
12) Pedestrian Use (biking, walking etc.)
Fair
Good
13) Median
N/A
N/A
14) Road Proximity to properties
N/A
N/A
1 ) Dust
Yes
Nil
16) Visual Impact on Properties
Poor
New
17) Side Street Users (not factored)
Gravel
Paved
ac ll Appraisal & Consulting 1 952-544-8966 1 mm. ca I In ag e 11. co m
Letter — continued
Based on the preceding grid, the subject properties will improve in 9 of the 17 categories.
Market participants generally recognize that streets like many home components (heating,
siding, driveways, patios, etc.) need replacing when nearing the end of their economic life. A
typical buyer in the subject market commonly prefers a paved surface road versus a gravel
road. In addition to visual benefit, new paved street improvements provide better and safer
use for pedestrians (biking, walking, stroller, rollerblading, etc,) and drivers, (less dust and
need for washing the car). The new street and culverts will enhance potential for updating
the Current properties. Properties that directly abut the subject street will benefit.
Based on past appraisals and market information, it is not uncommon for properties like those
in the competing markets like the subject to realize an increase in price for new street
improvements. For most properties (depending on site size, building quality, type of use and
overall appeal) the average benefit for an existing or buildable property with frontage on
the subject street could be around $9,000 to $12,000 per property.
Conclusion: The benefit amount abovo should not bo construed or relied on as being
an appraisal, bUt are observations based on theovon-All market. If an appraisal were
made on the individual properties, the actual benefit amount could vary and/or differ.
If you have additional questions, please do not hesitate to contact us.
Sincerely,
William R. Waytas, SRA, CRP
Certified General MN 4000813
Enclosures: Location Maps, Aerial Maps, Project Maps, Subject Photos, Qualifications,
Engagement Letter
Na ll Appraisal & COMUltillg 1 952-544-8966 1 mwi.calInagell.com 5