HomeMy WebLinkAbout_05 02 2022 City Council Agenda Packet
4646 Dakota Street SE
Prior Lake, MN 55372
City Council Meeting at City Hall
Monday, May 2, 2022
City Council Work Session Agenda
5:00 p.m.
1. DISCUSSION ITEM(S)
A. Personnel Plan Presentation
B. Review Main Avenue Road Closure Requests (30 Mins)
City Council Meeting Agenda
7:00 p.m.
Reports included with this agenda can be found in the Document Center by clicking here or
at www.cityofpriorlake.com \\Doc Center\\City of Prior Lake\\City Council, Planning Commission and Advisory
Committees\\City Council\\City Council Agenda Packets\\2022\\05 02 2022
1. CALL TO ORDER and PLEDGE OF ALLEGIANCE
2. PUBLIC FORUM The public forum is intended to afford the public an opportunity to address concerns to the City
Council. The public forum will be no longer than 30 minutes in length and each presenter will have no more than five (5)
minutes to speak. Topics of discussion are restricted to City governmental topics rather than private or political agendas.
Topics may be addressed at the public forum that are on the agenda. However, topics that are the subject of a public hearing
are best addressed at the public hearing, not at public forum. Therefore, topics may not be addressed at public forum if: (I) the
topic has been the subject of a public hearing before the City Council or any City Advisory Committee and the Council has not
acted on the topic; or (ii) if the topic is the subject of a public hearing for which notice has been published in the City’s official
newspaper, or a continued public hearing or public information hearing before the City Council or any City Advisory Committee.
During public forum, a member of the public may request that the City Council consider removing an item from the Consent
Agenda following the procedure set forth in Section 401.5. The City Council may discuss but will not take formal action on
public forum presentations. Matters that are the subject of pending litigation are not appropriate for the forum.
3. APPROVAL OF AGENDA
4. MINUTES
A. Approval of the April 18, 2022, City Council Minutes
5. CONSENT AGENDA Those items on the Council Agenda which are considered routine or non-controversial are
included as part of the Consent Agenda. Unless the Mayor or a council member specifically requests that an item on the
Consent Agenda be removed and considered separately, items on the Consent Agenda are considered under one motion,
second and vote. Any item removed from the consent agenda shall be placed on the council agenda under Items Removed
Consent Agenda Items.
A. Approval of Claims Listing
B. Approval of 1st Quarter 2022 Investment Report
C. Approval of March 2022 Treasurer's Report
D. Approval of a Resolution for 2023-2027 MNDOT Master Partnership Contract
E. Approval of a Resolution for CSAH 21 and Revere Way Intersection Improvements -
Right-of-Way Coordination
F. Approval of a Request from Waters Edge Marina Related to Dock Slip Placement
6. PRESENTATIONS
A. Proclaim May 8-14, 2022 as Youth Appreciation Week in Prior Lake
B. Proclaim May 15-21, 2022 as Public Works Week in Prior Lake
7. PUBLIC HEARINGS
8. OLD BUSINESS
9. NEW BUSINESS
A. Approval of an Ordinance Amending the Zoning Map to Designate a Planned Unit
Development Overlay District for Prior Lake Luxury Apartments at 4662, 4662, and
4666 Dakota Street SE and a Resolution for Publication
B. Approval of a Resolution for a Major Amendment to the Planned Unit Development
(PUD) Plan and Final Plat for The Preserve at Jeffers Pond on Outlot B, Jeffers Pond
1st Addition
10. REMOVED CONSENT AGENDA ITEMS
11. COUNCILMEMBER LIAISON UPDATES / COUNCILMEMBER REPORTS
12. OTHER BUSINESS
13. ADJOURNMENT
CHECK REGISTER FOR CITY OF PRIOR LAKE 1/6Page: 04/25/2022 11:17 AM
User: Janet
DB: Prior Lake CHECK DATE FROM 04/09/2022 - 04/22/2022
AmountDescriptionVendor NameVendorCheckBankCheck Date
Bank 1 General Bank
8,800.56 1st Qtr 2022 State SurchargeMN DEPT OF LABOR & INDUSTRY000138018435(E)104/12/2022
3,259.51 2022 Dental ClaimsDELTA DENTAL000272138436(E)104/11/2022
1,455.68 Mar 2022 Merchant Card FeesTRANSFIRST000206938437(E)104/11/2022
70.20 MileageALEX BREEGGEMANN000027898438(A)104/15/2022
797.32 TiresBAUER BUILT INC000021458439(A)104/15/2022
11,340.50 2021 Downtown ReconstructionBOLTON & MENK INC000026378440(A)104/15/2022
660.00 21/13 Improvements
1,469.00 Springview Meadows
1,155.00 Platting of City Hall & Adjoining Lots
14,624.50
778.94 Mar 2022 Misc SuppliesCARLSON HARDWARE COMPANY000031258441(A)104/15/2022
184.00 DisinfectantCLAREY'S SAFETY EQUIPMENT000035308442(A)104/15/2022
1,379.94 2022 Carpet Cleaning - LibraryCOMMERCIAL STEAM TEAM000037258443(A)104/15/2022
65.00 Bldg Official CertificateDALE CHARD000034008444(A)104/15/2022
2,025.00 EMT Class ReimbursementDARYL JELLE000281418445(A)104/15/2022
15,509.02 Water Treatment ChemicalsHAWKINS INC000083128446(A)104/15/2022
1,105.05 Mar 2022 UniformsHUEBSCH000275368447(A)104/15/2022
874.40 HVAC - City HallHUMERATECH000271848448(A)104/15/2022
2,027.32 Replace TAC Controllers - CH
595.00 VAV Inspection - PD
3,496.72
164.36 Message Board, MarkersINNOVATIVE OFFICE SOLUTIONS LLC000271498449(A)104/15/2022
91.20 Tegegne, Alexander Business Cards
255.56
10.53 MileageJUSTIN IDE000280908450(A)104/15/2022
20,613.30 Mar 2022 FuelKELLEY FUELS INC000112198451(A)104/15/2022
50.03 Parking, MileageKEVIN KLEIST000114978452(A)104/15/2022
149,641.04 #9 Fish Pt Road Phase I TRN20-0000001MCNAMARA CONTRACTING INC000132868453(A)104/15/2022
65.12 Parking, Meal, MileageNATHAN BRIESE000028178454(A)104/15/2022
219.38 Jan - Mar 022 MileageNICHOLAS MONSERUD000273908455(A)104/15/2022
400.00 Apr 2022 ROWay AppPERRILL000065028456(A)104/15/2022
484.71 Mar 2022 Misc SuppliesPRIOR LAKE HARDWARE000166588457(A)104/15/2022
2,578.46 Fire Station Key Card SystemPRO-TEC DESIGN INC000274298458(A)104/15/2022
53.82 MileageSTEVE KORBEL000274788459(A)104/15/2022
54.99 Mileage
108.81
504.00 E. Coli TestingUC LABORATORY000212358460(A)104/15/2022
975.68 Dog Waste Bags & DispenserULINE000212508461(A)104/15/2022
202.60 Electrical Repair PartsVIKING ELECTRIC SUPPLY000226308462(A)104/15/2022
1,584.95 Parts
1,787.55
75.13 Brake Lining KitWOLF MOTOR CO INC000236758463(A)104/15/2022
8,039.50 2022 Pond Maintenance ProjectWSB & ASSOCIATES INC000237808464(A)104/15/2022
2,493.50 Prior Lake Subwatershed Assessment
450.75 Preserve at Jeffers Pond
CHECK REGISTER FOR CITY OF PRIOR LAKE 2/6Page: 04/25/2022 11:17 AM
User: Janet
DB: Prior Lake CHECK DATE FROM 04/09/2022 - 04/22/2022
AmountDescriptionVendor NameVendorCheckBankCheck Date
813.25 Pike Lake Landing - Commercial
450.75 Spring Lake Ridge
12,247.75
100.09 551 Horn switchZIEGLER INC000265008465(A)104/15/2022
1,079.66 Apr 2022 Electric BillsSHAKOPEE PUBLIC UTILITIES000193888466(E)104/15/2022
2,283.55 2022 Dental ClaimsDELTA DENTAL000272138467(E)104/19/2022
300.00 Unit #450 TowALLEN'S SERVICE INC000013608468(A)104/21/2022
6,788.73 Mar 2022 General MattersCAMPBELL KNUTSON PA000280438469(A)104/21/2022
270.00 AT&T Tower St Reinstall
60.00 AT&T at Cedarwood St
330.00 Sprint Tower St Lease
7,448.73
45.00 Recharge Fire ExtinguisherCENTRAL FIRE PROTECTION000033008470(A)104/21/2022
1,125.00 May 2022 CIT Managed BackupCOMPUTER INTEGRATION TECH000037608471(A)104/21/2022
2,498.00 Apr 2022 Office 365
3,623.00
150.00 Safety Boots 2022DALE STEFANISKO000198198472(A)104/21/2022
88.11 Holiday WreathsDISPLAY SALES COMPANY000044938473(A)104/21/2022
808.00 Cable TieFASTENAL COMPANY000061408474(A)104/21/2022
175.38 shop supplies
983.38
70.09 Misc Office SuppliesINNOVATIVE OFFICE SOLUTIONS LLC000271498475(A)104/21/2022
40.98 Calculator
531.23 Toner
642.30
155.53 468 Sander Flange BearingLITTLE FALLS MACHINE INC000127058476(A)104/21/2022
262.55 763 Washdown GunMACQUEEN EQUIPMENT INC000130548477(A)104/21/2022
308.67 784 Suction tube
571.22
303.51 Paper ProductsNETWORK SERVICES COMPANY000143818478(A)104/21/2022
975.00 Skylight Shingles - Well #4SCHWICKERT'S TECTA AMERICA LLC000279118479(A)104/21/2022
40.62 Electrical Repair PartsVIKING ELECTRIC SUPPLY000226308480(A)104/21/2022
190.30 Electrical Repair Parts
230.92
86.00 Mar 2022 COBRA Admin FeeALERUS000013758481(E)104/20/2022
309.80 Mar 2022 Fuel TaxMN DEPT OF REVENUE000136128482(E)104/20/2022
1,747.00 Mar 2022 Sales Tax
2,056.80
1,135.87 Mar 2022 Admin FeesDELTA DENTAL000272138483(E)104/21/2022
1,643.43 Apr 2022 Phone BillsNUVERA000193048484(E)104/21/2022
90,328.51 May 2022 Health Insurance PremiumsMN PEIP000279098485(E)104/22/2022
14,233.83 Apr 2022 Electric BillsMN VALLEY ELECTRIC000137388486(E)104/22/2022
4,236.26 Village Commerce Building Paver EvaluatiADVANCED ENGINEERING &00001241109931104/15/2022
CHECK REGISTER FOR CITY OF PRIOR LAKE 3/6Page: 04/25/2022 11:17 AM
User: Janet
DB: Prior Lake CHECK DATE FROM 04/09/2022 - 04/22/2022
AmountDescriptionVendor NameVendorCheckBankCheck Date
258.39 CoffeeARAMARK REFRESHMENT SERVICES00001772109932104/15/2022
571.50 Battery PackAXON ENTERPRISE INC00027347109933104/15/2022
55.49 UB refund for account: 20198807BENTLEY KATHYREFUND-UB109934104/15/2022
100.00 Water Efficiency RebateBRIAN KRAMERREFUND-MSC109935104/15/2022
527.67 RockBRYAN ROCK PRODUCTS INC00002905109936104/15/2022
449.99 Jobsite BoxCAPITAL ONE TRADE CREDIT00027963109937104/15/2022
73.00 Natural Gas - 4528 Colorado St SECENTERPOINT ENERGY00013570109938104/15/2022
39.27 40714200 IrrigationCITY OF PRIOR LAKE00016810109939104/15/2022
55.50 Water - 4662 Dakota Street SE
94.77
1,733.12 2022 Road SaltCOMPASS MINERALS AMERICA INC00027923109940104/15/2022
11,477.17 2022 Road Salt
13,210.29
90.54 UB refund for account: 10673101DAHL JODYREFUND-UB109941104/15/2022
2,069.98 Mar 2022 RefuseDICK'S SANITATION INC00027918109942104/15/2022
47.40 Marking PaintGERTENS00007265109943104/15/2022
703.71 Final - Willow Beach Stormwater Basin ImGF JEDLICKI INC00027552109944104/15/2022
644.00 Install & Relocate Cord Reels - FS#1HAYES ELECTRIC INC00008315109945104/15/2022
2,116.00 Emergency Exit Light - MC
1,476.52 Repairs - WTF
4,236.52
20.90 UB refund for account: 10018700HENRETTY DARRENREFUND-UB109946104/15/2022
387.78 Building SuppliesHOME DEPOT CREDIT SERVICES00008865109947104/15/2022
1,650.00 Custom PatchesITL PATCH COMPANY00009920109948104/15/2022
100.00 Water Efficiency RebateJACOB KOGLER-SCHOMMERREFUND-MSC109949104/15/2022
100.00 Water Efficiency RebateJOHN CARLSONREFUND-MSC109950104/15/2022
111.95 UB refund for account: 10260902JOHNSON DAVE & TAMMY JOREFUND-UB109951104/15/2022
1,019.19 CSAH 21 Underpass ConceptKLJ ENGINEERING LLC00028068109952104/15/2022
16,743.59 Claim #89098LEAGUE MN CITIES INS TRUS00012435109953104/15/2022
3,576.00 2022 Live Web Streaming & HostingLEIGHTRONIX INC00027805109954104/15/2022
37.28 UB refund for account: 20844201MARCOTTE CHRISREFUND-UB109955104/15/2022
100.00 Water Efficiency RebateMARK NELSONREFUND-MSC109956104/15/2022
31.34 UB refund for account: 40606200MARLIER RICHARD & STEPHANIEREFUND-UB109957104/15/2022
5,000.00 20-1142 15265 Edinborough Avenue NEMATTHEW HUDSONMISC-CD109958104/15/2022
2,775.00 EMT/CPR TrainingMDEWAKANTON PUBLIC SAFETY00013287109959104/15/2022
328.37 PartsMENARDS LUMBER CO00013318109960104/15/2022
144.58 Parts
472.95
12,250.00 Legislative RepresentationMESSERLI & KRAMER00027771109961104/15/2022
44,282.70 Mar 2022 SAC ChargesMETROPOLITAN COUNCIL-SAC00013406109962104/15/2022
39.01 UB refund for account: 10050902MEYER TRACEYREFUND-UB109963104/15/2022
3,116.00 Traffic CountersMID-AMERICAN SIGNAL INC00027890109964104/15/2022
656.32 JD Mower deck wheels MIDWEST MACHINERY CO00028113109965104/15/2022
406.00 Frazer - 2022 Mempership DuesMN CHIEFS OF POLICE ASSN00013778109966104/15/2022
1,484.59 Mar 2022 Repair PartsNAPA AUTO PARTS00014060109967104/15/2022
24,877.65 Fire Station #1 RemodelOERTEL ARCHITECTS00015155109968104/15/2022
106.66 UB refund for account: 30296602OPEN DOOR LABSREFUND-UB109969104/15/2022
235.97 UB refund for account: 20779401PALMER ANDREWREFUND-UB109970104/15/2022
165.40 Misc SuppliesSAM'S CLUB00019036109971104/15/2022
1,000.00 Fast Track Business ChallengeSCOTT COUNTY00019212109972104/15/2022
37,562.00 1st Qtr 2022 Court FinesSCOTT COUNTY ATTORNEY00019232109973104/15/2022
CHECK REGISTER FOR CITY OF PRIOR LAKE 4/6Page: 04/25/2022 11:17 AM
User: Janet
DB: Prior Lake CHECK DATE FROM 04/09/2022 - 04/22/2022
AmountDescriptionVendor NameVendorCheckBankCheck Date
2,876.11 Mar 2022 Organics RecyclingSMSC00019384109974104/15/2022
690.92 Mar 2022 Legal NoticesSOUTHWEST NEWS MEDIA00019676109975104/15/2022
42.00 Apr 2022 Portable Toilet - LakefrontSPECIALIZED SANITATION00019703109976104/15/2022
3,950.00 17563 Vergus Ave - Trunk Water AcreageSPRING LAKE TOWNSHIP00019693109977104/15/2022
69.72 UB refund for account: 10586602THIELBAR KENREFUND-UB109978104/15/2022
1,759.00 PartsTHOMAS TOOL & SUPPLY INC00020425109979104/15/2022
541.88 PartsTIM'S SMALL ENGINE REPAIR INC00020510109980104/15/2022
76.27 Push mower parts
134.95 Weed whip auto cut heads
753.10
8.99 Liime/Rust RemoverTRACTOR SUPPLY CREDIT PLAN00020663109981104/15/2022
279.00 EMS RefresherUS BANK00002105109982104/15/2022
22.00 Membership Meeting
798.00 Wedel, Briggs - Annual Conference
49.27 Online Subscription
46.85 Meeting w/JW, RS
192.58 Meeting w/JW & Various
46.37 Meeting w/JW, AB
34.21 Meeting w/JW, LO
160.96 Annual License
93.09 Food Prep Equipment
44.56 Extension Cord, Power Strips
6.43 Razor Blades, Scrapers
990.00 Officer License Renewals
75.08 Trailhead Web Cam
18.98 USB to Serial Cable
60.32 PriorLake.com Renewal
372.00 2022 Subscription
2,902.10 16" MacBook Pro
247.00 Feb 2022 Background Checks
647.50 Mar 2022 Background Checks
669.60 Logo Phone Chargers
48.00 Trainer Uniforms
65.00 Karfa - 2022 Membership Renewal
65.00 Duggan - 2022 Membership Renewal
37.38 Glass Cleaner
450.00 Adelmann - Peer Support Class
91.52 Squad Window Markers
107.38 Dinner - Training
85.99 BJ48 Exposives Training
167.22 Simunitions Masks
81.00 Erickson - Sgt Initial Uniform
1,879.20 AED Batteries
70.00 Klekner - 2022 Membership
225.00 Erickson - 2022 Annual Dues
150.00 Klekner - 2022 Membership
315.00 Klekner - Training
107.33 Finance Dept Lunch
81.93 Name Plates
175.00 2022 Membership Dues
663.60 Nitrile Gloves
71.00 Coffee
32.98 Food Prep Equipment
214.95 Duty Boots
61.24 FS #1 Speaker Wire
27.98 SignIn Station Plug
0.99 50GB iCloud Storage
CHECK REGISTER FOR CITY OF PRIOR LAKE 5/6Page: 04/25/2022 11:17 AM
User: Janet
DB: Prior Lake CHECK DATE FROM 04/09/2022 - 04/22/2022
AmountDescriptionVendor NameVendorCheckBankCheck Date
1,233.70 Brotzler, Monserud Conference Registrati
365.84 Pizza - PW Quarterly Meeting
223.56 Barricade Flasher Lights
26.83 Truck Phone Holder
107.35 TV Wall Mounts
644.23 2 50" TV's
16.11 Envelopes
89.98 3.6v Batteries
94.99 Parks Treail Camera
29.99 Vandalism Mark Remover
203.74 Remote Laptop Monitor
1,352.89 High Back Chair
24.88 Beverages - PW Quarterly Meeting
8.98 Bottled Water
352.24 Brotzler Lodging - APWA Conference
352.24 Monserud Lodging - APWA Conference
580.00 Sediment Level Stave
521.86 Degreaser and Wash Wax
45.00 Coy - Race, Equity, Inclusion Workshop
50.86 Club Prior Game Night Snacks
87.20 Youth Program Tablecloths
385.78 Pavilion TV & Mount
11.12 Job Posting Boost
45.00 Young - Workshop
56.99 Keyboard Tray
20.00 2022 Cards
19,961.95
224.76 Mar 2022 Clear Law Enforcement PlusWEST PAYMENT CENTER00023420109983104/15/2022
65.00 Pest Control - Club PriorXTREME PEST SOLUTIONS INC00027116109984104/15/2022
47.30 UB refund for account: 10041300ZAVREL RICHARD/BARBARAREFUND-UB109985104/15/2022
87.50 Apr 13 2022 Technology Time ClassAMANDA FAY00027666109986104/21/2022
225.00 Grade RoadART JOHNSON TRUCKING INC00001840109987104/21/2022
58.70 Micklo - Captain's BarsASPEN MILLS00001891109988104/21/2022
54.99 Haugen - Uniform Pants
113.69
7,687.50 Strategic Planning FacilitatorCRAIG RAPP LLC00028143109989104/21/2022
3,976.28 Street SweepingsDEM-CON LANDFILL LLC00004360109990104/21/2022
52.81 UB refund for account: 10199700ESTATE OF MARCELLA L MYSTERREFUND-UB109991104/21/2022
184.00 Light Repair - MCHAYES ELECTRIC INC00008315109992104/21/2022
1,800.00 Light Repair - PD
683.70 Electrical Maintenance - MC
2,667.70
480.00 Mar 2022 Line Dance InstructorJANE BREEGGEMANN00027886109993104/21/2022
450.00 Mar 2022 Zumba InstuctorJENNIFER MARTH00028123109994104/21/2022
3,350.00 Boat Slip RefundKATIE RYANREFUND-REC109995104/21/2022
358.00 Relay InstallKLAMM MECHANICAL CONTRACTORS INC00026904109996104/21/2022
42.38 9216 Blower Motor ResistorLARSON COMPANIES00012320109997104/21/2022
40.00 Community Garden RefundMARCY BORCHARDTREFUND-REC109998104/21/2022
740.39 PartsMENARDS LUMBER CO00013318109999104/21/2022
367.50 Sports Experience CampREVOLUTIONARY SPORTS LLC00027855110000104/21/2022
22,249.00 2022 Water PurchasesSMSC00019384110001104/21/2022
1,858.00 May 2022 Portable ToiletsSPECIALIZED SANITATION00019703110002104/21/2022
49.20 Mar 2022 Phone BillT-MOBILE00026962110003104/21/2022
198.76 PartsTHOMAS TOOL & SUPPLY INC00020425110004104/21/2022
197,320.62 Towering Woods - Const EscrowTWIN CITIES HABITAT FOR HUMANITY00020942110005104/21/2022
CHECK REGISTER FOR CITY OF PRIOR LAKE 6/6Page: 04/25/2022 11:17 AM
User: Janet
DB: Prior Lake CHECK DATE FROM 04/09/2022 - 04/22/2022
AmountDescriptionVendor NameVendorCheckBankCheck Date
208.93 Rakes & ShovelZACKS INCORPORATED00026100110006104/21/2022
297.50 Coil Chain
506.43
1 TOTALS:
830,336.33 Total of 128 Disbursements:
0.00 Less 0 Void Checks:
830,336.33 Total of 128 Checks:
YTM @
Cost Cost Value
Days to
Maturity
% of
Portfolio
0‐1 Month 0.141 11,943,561 2 28.15%
1‐3 Months 1.986 909,698 35 2.11%
3‐6 Months 2.221 1,518,785 123 3.49%
6‐9 Months 2.141 2,632,735 215 6.13%
9‐12 Months 2.809 954,956 327 2.23%
1‐2 Years 1.925 6,532,746 537 15.24%
2‐3 Years 1.531 7,520,278 930 17.60%
3‐4 Years 0.895 4,951,816 1,303 11.26%
4‐5 Years 1.078 5,598,162 1,650 13.20%
5‐10 Years 1.004 249,000 2,068 0.59%
Total / Average 1.165 42,811,737 648 100.00%
CITY OF PRIOR LAKE, MINNESOTA
Investment Portfolio ‐ Diversification, by Maturity Range
March 31, 2022
Description
City of Prior Lake ‐ Quarterly Investment Report
Description CUSIP/Ticker Settlement Date YTM @ Cost Face Amount/Shares Cost Value Book Value Market Value Maturity Date Days To MaturityAccrued Interest % of PortfolioCash - Northland Securities Cash CASH5845 2/3/2002 0.000 310,577.93 310,577.93 310,577.93 310,577.93 N/A 1 0.73Morgan Stanley Cash CASH5089 12/31/2010 0.000 575,589.35 575,589.35 575,589.35 575,589.35 N/A 1 1.36Oppenheimer Cash MM9905 12/27/2011 0.000 14,032.73 14,032.73 14,032.73 14,032.73 N/A 1 0.03Sub Total / Average Cash0.000 900,200.01 900,200.01 900,200.01 900,200.01 1 0.00 2.12Allegiance Bank TX 2.2 11/3/2022 01748DAY2 11/3/2017 2.200 245,000.00 245,000.00 245,000.00 246,884.05 11/3/2022 217 413.48 0.58Alma Bank 1.8 9/11/2023 020080BM8 9/11/2019 1.800 245,000.00 245,000.00 245,000.00 245,453.25 9/11/2023 529 241.64 0.58Bank Baroda New York 3.55 11/30/2023 06062R-7R-7 11/30/2018 3.550 245,000.00 245,000.00 245,000.00 251,793.85 11/30/2023 609 2,899.17 0.58Bank Hapoalim 0.95 7/23/2026 06251A2Y5 7/23/2021 0.950 245,000.00 245,000.00 245,000.00 228,442.90 7/23/2026 1,575 427.24 0.58Bank of New England 3.25 7/31/2023 06426KAN8 7/31/2018 3.250 245,000.00 245,000.00 245,000.00 250,409.60 7/31/2023 487 0.00 0.58Bankers Bank West Denver CO 1.8 9/30/2024 06610T-EE-1 9/30/2019 1.800 245,000.00 245,000.00 245,000.00 241,805.20 9/30/2024 914 12.08 0.58BankUnited Savings Miami 0.95 3/31/2026 066519QT9 3/31/2021 0.950 245,000.00 245,000.00 245,000.00 229,665.45 3/31/2026 1,461 0.00 0.58Barclays Bk Delaware 2.3 10/18/2022 06740KLD7 10/18/2017 2.300 245,000.00 245,000.00 245,000.00 246,903.65 10/18/2022 201 2,531.89 0.58BMW Bank of NA 1.8 4/11/2022 05580ASR6 10/11/2019 1.800 247,000.00 247,000.00 247,000.00 247,101.27 4/11/2022 11 2,082.92 0.58Capital BK3.15 10/28/2022 139797HC1 10/29/2018 3.150 245,000.00 245,000.00 245,000.00 248,187.45 10/28/2022 211 42.29 0.58Capital One Bk USA Natl 1.8 3/17/2025 14042TEM5 3/16/2022 1.800 245,000.00 245,000.00 245,000.00 239,884.40 3/17/2025 1,082 181.23 0.58Capital One Nat'l Assn McLean 2.1 8/14/2024 14042RMW8 8/14/2019 2.100 247,000.00 247,000.00 247,000.00 245,957.66 8/14/2024 867 639.49 0.58Celtic Bank 1.8 8/30/2023 15118RRF6 8/30/2019 1.800 245,000.00 245,000.00 245,000.00 245,536.55 8/30/2023 517 0.00 0.58CF Bank 3.15 9/18/2023 15721UCQ0 9/18/2018 3.150 245,000.00 245,000.00 245,000.00 250,191.55 9/18/2023 536 274.87 0.58Citibank Sioux Falls 3.15 7/25/2022 17312QP86 7/24/2018 3.150 245,000.00 245,000.00 245,000.00 247,031.05 7/25/2022 116 1,395.49 0.58City National Bank 3.05 8/8/2022 17801GBU2 8/6/2018 3.050 245,000.00 245,000.00 245,000.00 247,104.55 8/8/2022 130 511.82 0.58Discover Bank 1.9 5/11/2023 254672YR3 9/17/2019 2.001 245,000.00 244,135.15 244,736.39 246,367.10 5/11/2023 406 1,785.48 0.58Enerbank USA 0.55 9/25/2025 29278TRL6 9/25/2020 0.550 245,000.00 245,000.00 245,000.00 228,479.65 9/25/2025 1,274 22.15 0.58Enterprise Bank & Trust 1.8 11/8/2024 29367SJQ8 11/8/2019 1.800 245,000.00 245,000.00 245,000.00 241,396.05 11/8/2024 953 277.89 0.58Enterprise Bank Allison Park PA 1.8 9/27/2024 29367R-LA-2 9/27/2019 1.800 245,000.00 245,000.00 245,000.00 241,839.50 9/27/2024 911 48.330.58First Commercial Bank MS 0.3 3/31/2025 31984GFK0 3/7/2022 1.700 225,000.00 215,588.25 215,789.93 210,393.00 3/31/2025 1,096 1.85 0.53First Natl Bank of Albany 1.6 2/28/2025 32117WAN2 2/28/2020 1.600 245,000.00 245,000.00 245,000.00 238,728.00 2/28/2025 1,065 32.22 0.58Firstbank Puerto Rico 1.8 9/6/2022 33767GAE8 9/6/2019 1.800 245,000.00 245,000.00 245,000.00 246,097.60 9/6/2022 159 302.05 0.58Flagstar Bank FSB 0.2 6/30/2023 33847E4Q7 6/30/2021 0.200 245,000.00 245,000.00 245,000.00 241,045.70 6/30/2023 456 122.16 0.58Goldman Sachs Bk 1 7/28/2026 38149MXK4 7/28/2021 1.000 245,000.00 245,000.00 245,000.00 228,185.65 7/28/2026 1,580 416.16 0.58Harden County 3.1 9/28/2023 412022CJ2 9/28/2018 3.100 245,000.00 245,000.00 245,000.00 250,024.95 9/28/2023 546 62.42 0.58Industrial & Coml NY 2.65 2/14/2023 45581EAR2 2/14/2018 2.650 245,000.00 245,000.00 245,000.00 248,221.75 2/14/2023 320 302.39 0.58Iowa State Clarksville 3.15 9/28/2023 46256YAY5 9/28/2018 3.150 245,000.00 245,000.00 245,000.00 250,216.05 9/28/2023 546 63.43 0.58Israel Discount Bk 0.75 7/14/2023 465076TA5 1/28/2022 0.750 249,000.00 249,000.00 249,000.00 246,497.55 7/14/2023 470 317.22 0.59KS State Bank Manhattan 2.1 5/17/2022 50116CBE8 11/17/2017 2.100 245,000.00 245,000.00 245,000.00 245,526.75 5/17/2022 47 197.34 0.58Luana Savings Bank 0.2 5/7/2024 549104XH5 11/22/2021 0.699 240,000.00 237,081.60 237,501.30 230,342.40 5/7/2024 768 189.37 0.57Merrick Bank2.2 11/8/2022 59013JD71 11/8/2017 2.200 245,000.00 245,000.00 245,000.00 246,920.80 11/8/2022 222 339.64 0.58Morgan Stanley Bank Step 11/28/2027 61765QP52 9/2/2021 1.004 249,000.00 249,000.00 249,000.00 227,546.16 11/28/2027 2,068 211.48 0.59MS Private Bank 3.55 11/8/2023 61760ARS0 11/8/2018 3.550 245,000.00 245,000.00 245,000.00 251,470.45 11/8/2023 587 3,407.51 0.58National Cooperative Bank3.4 12/21/2023 635573AL2 12/24/2018 3.400 245,000.00 245,000.00 245,000.00 251,215.65 12/21/2023 630 2,282.19 0.58New York Community Bank 0.2 7/3/2023 649447VA4 6/30/2021 0.200 245,000.00 245,000.00 245,000.00 240,999.15 7/3/2023 459 122.16 0.58Northwest Bank 2 4/29/2022 66736ABJ7 11/10/2017 2.000 245,000.00 245,000.00 245,000.00 245,306.25 4/29/2022 29 0.00 0.58Preferred Bank LA Calif 1.95 8/30/2024 740367HR1 8/30/2019 1.950 249,000.00 249,000.00 249,000.00 246,945.75 8/30/2024 883 0.00 0.59Sallie Mae Bank Utah 1.9 9/18/2024 7954504D4 9/18/2019 1.900 245,000.00 245,000.00 245,000.00 242,518.15 9/18/2024 902 165.79 0.58Spring Bank3.25 10/24/2023 849430AY9 10/24/2018 3.250 245,000.00 245,000.00 245,000.00 250,605.60 10/24/2023 572 152.71 0.58State Bk India New York 0.65 12/29/2023 856285A92 12/29/2021 0.650 245,000.00 245,000.00 245,000.00 239,681.05 12/29/2023 638 401.40 0.58Sterling Bank Poplar Bluff MO 3.1 1/11/2023 85916V-CY-9 1/11/2019 3.100 245,000.00 245,000.00 245,000.00 248,986.15 1/11/2023 286 1,643.85 0.58Synchrony Bank 0.9 8/6/2026 87165GD58 8/6/2021 0.900 248,000.00 248,000.00 248,000.00 231,989.12 8/6/2026 1,589 324.10 0.58Texas Exchange Bk 0.45 8/21/2024 88241TJE1 8/21/2020 0.450 245,000.00 245,000.00 245,000.00 234,514.00 8/21/2024 874 30.21 0.58TIAA FSB Jacksonville FLA 1.95 8/26/2022 87270LCR2 8/28/2019 1.950 247,000.00 247,000.00 247,000.00 248,249.82 8/26/2022 148 409.07 0.58Toyota Finl Svgs Bk 0.95 7/15/2026 89235MLC3 7/15/2021 0.950 245,000.00 245,000.00 245,000.00 228,533.55 7/15/2026 1,567 478.25 0.58UBS Bank USA 3.25 10/17/2022 90348JEG1 10/17/2018 3.250 245,000.00 245,000.00 245,000.00 248,167.85 10/17/2022 200 305.41 0.58Veritex Cmnty Bk 0.2 9/15/2023 923450CP3 9/15/2021 0.200 245,000.00 245,000.00 245,000.00 239,781.50 9/15/2023 533 21.48 0.58Washington Federal 1.95 8/28/2024 938828BN9 8/28/2019 1.950 245,000.00 245,000.00 245,000.00 242,995.90 8/28/2024 881 39.27 0.58Webbank 0.4 10/30/2023-22 947547NL5 11/8/2021 0.449 245,000.00 244,755.00 244,803.59 239,720.25 10/30/2023 578 5.37 0.58Wells Fargo BK NA Sioux Falls 2.75 5/17/2024 949763-B6-2 6/11/2019 2.650 200,000.00 200,924.00 200,398.93 202,372.00 5/17/2024 778 210.960.47Wells Fargo Natl Bk West 1.8 12/13/2022 949495AA3 12/13/2019 1.800 245,000.00 245,000.00 245,000.00 246,479.80 12/13/2022 257 217.48 0.58Wex Bk Midvale 0.25 6/30/2023 92937CKM9 6/30/2021 0.250 232,000.00 232,000.00 232,000.00 228,397.04 6/30/2023 456 144.60 0.55Sub Total / Average Certificate Of Deposit1.880 12,923,000.00 12,910,484.00 12,911,230.14 12,789,110.12 664 26,707.00 30.46FFCB 0.69 7/22/2025-21 3133ELX33 4/15/2021 0.750 600,000.00 598,488.00 598,827.45 564,594.00 7/22/2025 1,209 793.50 1.41FFCB 0.72 10/27/2026-21 3133EMES7 6/18/2021 1.000 500,000.00 492,715.00 493,779.64 458,920.00 10/27/2026 1,671 1,540.00 1.18City of Prior LakeInvestment Portfolio - by Security TypeAs of 3/31/2022CashCertificate Of DepositFFCB Bond
Description CUSIP/Ticker Settlement Date YTM @ Cost Face Amount/Shares Cost Value Book Value Market Value Maturity Date Days To MaturityAccrued Interest % of PortfolioCity of Prior LakeInvestment Portfolio - by Security TypeAs of 3/31/2022FFCB 0.74 11/24/2026-21 3133EMHC9 4/14/2021 1.053 450,000.00 442,350.00 443,659.83 417,496.50 11/24/2026 1,699 1,174.75 1.06FFCB 2.62 11/17/2025 3133EHJR5 9/24/2021 0.810 500,000.00 536,830.00 532,259.68 501,840.00 11/17/2025 1,327 4,876.11 1.18Sub Total / Average FFCB Bond0.892 2,050,000.00 2,070,383.00 2,068,526.60 1,942,850.50 1,458 8,384.36 4.83FHLB 1 12/30/2026-21 3130ANY87 10/20/2021 1.205 500,000.00 494,850.00 495,289.80 468,745.00 12/30/2026 1,735 1,250.00 1.18FHLB 1.25 11/10/2026-22 3130APLR4 11/10/2021 1.250 450,000.00 450,000.00 450,000.00 428,265.00 11/10/2026 1,685 2,203.12 1.06FHLB 5.375 9/30/2022 3133XMFY2 6/18/2021 0.115 450,000.00 480,343.50 461,839.79 459,418.50 9/30/2022 183 0.00 1.06FHLB Step 12/15/2025-21 3130AKJ72 4/13/2021 0.894 500,000.00 497,500.00 498,015.52 472,880.00 12/15/2025 1,355 441.67 1.18FHLN 5159508 1.25 10/16/2026-21 3130ALW83 4/16/2021 1.250 216,666.67 216,666.67 216,666.67 205,467.17 10/16/2026 1,660 1,241.32 0.51FHLN 5214149 Step 7/22/2026-21 3130AN4W7 7/22/2021 1.057 1,000,000.00 1,000,000.00 1,000,000.00 954,080.00 7/22/2026 1,574 958.33 2.36Sub Total / Average FHLB Bond0.960 3,116,666.67 3,139,360.17 3,121,811.78 2,988,855.67 1,386 6,094.44 7.35FHLMC 0.5 12/9/2024 3134GWA71 9/9/2020 0.500 200,000.00 200,000.00 200,000.00 189,670.00 12/9/2024 984 311.11 0.47Sub Total / Average FHLMC Bond0.500 200,000.00 200,000.00 200,000.00 189,670.00 984 311.11 0.474M ARPA Funds LGIP LGIP5401MARPA 8/2/2021 0.053 11.70 11.70 11.70 11.70 N/A 1 0.004MP ARPA Funds LMC LGIP LGIP5401MPARPA 9/1/2021 0.073 1,441,583.96 1,441,583.96 1,441,583.96 1,441,583.96 N/A 1 3.40League of Minnesota Cities - 4M Fund LGIP LGIP5101M 11/30/2010 0.053 1,010,242.44 1,010,242.44 1,010,242.44 1,010,242.44 N/A 1 2.38League of Minnesota Cities - 4M LGIP LGIP5204M2017A 6/13/2017 0.000 0.00 0.00 0.00 0.00 N/A 1 0.00League of Minnesota Cities - 4M Plus Fund LGIP LGIP5101MP 11/30/2010 0.073 7,824,907.01 7,824,907.01 7,824,907.01 7,824,907.01 N/A 1 18.44League of Minnesota Cities LGIP LGIP5207MP 10/12/2021 0.073 274,616.11 274,616.11 274,616.11 274,616.11 N/A 1 0.65Sub Total / Average Local Government Investment Pool0.071 10,551,361.22 10,551,361.22 10,551,361.22 10,551,361.22 1 0.00 24.87Allen Park MI Public Sch Dist 2 11/2/2024 018033HR4 7/30/2020 0.751 290,000.00 305,140.90 299,214.93 284,716.20 11/2/2024 947 2,416.67 0.68Armada Mich Area Schools Ref Bond 2.712 5/1/2022 042105MG8 8/29/2019 1.750 400,000.00 409,996.00 400,317.50 400,600.00 5/1/2022 31 4,520.00 0.94Canadian Cnty Okla Indpt Sch Dist 2 11/1/2024 135537-GT-9 11/7/2019 2.000 285,000.00 285,000.00 285,000.00 281,203.80 11/1/2024 946 2,375.00 0.67Cecil Cnty MD 1.05 11/1/2026 1498433N2 9/23/2021 0.970 500,000.00 501,985.00 501,783.84 465,340.00 11/1/2026 1,676 2,187.50 1.18Central Cmnty Sch 2 3/1/2026 153135FJ2 3/4/2021 0.700 300,000.00 319,098.00 314,991.35 291,084.00 3/1/2026 1,431 500.00 0.71Columbus Ohio2.333 12/1/2022 199492-CT-4 8/26/2019 1.750 100,000.00 101,840.00 100,377.87 100,597.00 12/1/2022 245 777.67 0.24Columbus Ohio City Sch Dist 2.036 12/1/2022 199507-6K-5 10/17/2019 1.901 135,000.00 135,552.15 135,118.56 135,517.05 12/1/2022 245 916.200.32Edgewood Ohio City 5 12/1/2023 280455ET9 12/19/2019 2.101 215,000.00 238,512.40 224,939.41 224,096.65 12/1/2023 610 3,583.33 0.51El Paso TX ISD 0 8/15/2024 283770NS0 10/30/2020 0.700 500,000.00 486,925.00 491,805.70 468,340.00 8/15/2024 868 0.00 1.18Falmouth ME Taxable 3 10/15/2025 306783NF4 10/15/2021 0.800 340,000.00 369,386.20 366,027.20 345,052.40 10/15/2025 1,294 4,703.33 0.80Federal Way Wash2.2 12/1/2024 314031-HH-1 12/11/2019 2.150 475,000.00 476,111.50 475,597.04 469,219.25 12/1/2024 976 3,483.33 1.12Hawaii St Taxable 1.033 8/1/2025 419792F92 10/12/2021 0.950 300,000.00 300,924.00 300,810.91 284,034.00 8/1/2025 1,219 516.50 0.71Hennepin Cnty 5 12/1/2025 425507BS8 12/4/2020 2.976 115,000.00 125,723.75 122,888.40 117,640.40 12/1/2025 1,341 1,916.67 0.27Indiana Bond Bank 3.326 7/15/2025 45462TER9 3/26/2021 0.900 240,000.00 264,516.00 258,745.69 243,643.20 7/15/2025 1,202 1,685.17 0.57Iowa Westn Comm2.8 6/1/2023 462612SE3 2/12/2018 2.800 195,000.00 195,000.00 195,000.00 195,321.75 6/1/2023 427 1,820.00 0.46Liberty Center Ohio 0 11/1/2025 530336DV5 8/18/2020 1.051 215,000.00 203,589.95 207,131.21 191,823.00 11/1/2025 1,311 0.00 0.51Mankato Minn ISD 0.7 2/1/2025 563690RP3 10/22/2020 0.700 300,000.00 300,000.00 300,000.00 283,773.00 2/1/2025 1,038 350.00 0.71Maricopa Cnty Ariz 5 7/1/2022 567389UY5 3/19/2020 1.700 500,000.00 536,785.00 504,057.82 504,880.00 7/1/2022 92 6,250.00 1.18Massachusetts St 0.986 11/1/2026 57582RK96 6/30/2021 1.000 500,000.00 499,635.00 499,686.29 459,480.00 11/1/2026 1,676 2,054.17 1.18Massachusetts St Dev 2.785 5/1/2024 57584FEM8 12/20/2019 1.920 240,000.00 248,647.20 244,133.73 240,400.80 5/1/2024 762 2,785.00 0.57Medallion Bk Salt Lake City 3.4 12/7/2022 58404D-CX-7 12/7/2018 3.400 245,000.00 245,000.00 245,000.00 249,135.60 12/7/2022 251 555.33 0.58Milwaukee Cnty Wis 2 12/1/2026 6022453V2 11/23/2021 1.300 500,000.00 516,960.00 515,776.31 486,350.00 12/1/2026 1,706 3,555.56 1.18Monmouth OR Bds 2.9 4/1/2023 609694FZ2 1/30/2018 2.900 255,000.00 255,000.00 255,000.00 257,376.60 4/1/2023 366 3,697.50 0.60Monona Wis Ref 3 10/1/2022 610100XT1 9/18/2018 3.000 200,000.00 200,000.00 200,000.00 201,714.00 10/1/2022 184 3,000.00 0.47Northwest Local Sch District Hamilton & Butler 667712CF8 11/15/2019 2.069 360,000.00 376,408.80 366,776.82 363,934.80 12/1/2023 610 3,900.00 0.85Northwest Local Sch District Hamilton & Butler 667712CG6 11/15/2019 2.169 370,000.00 389,010.60 380,067.47 373,026.60 12/1/2024 976 4,008.33 0.87Oak Creek WIS 4 10/1/2023 671137-YP-6 11/27/2018 3.402 280,000.00 287,434.00 282,307.10 287,140.00 10/1/2023 549 5,600.00 0.66Oklahoma Cnty Okla Metro 2.65 6/1/2024 67869T-AD-7 7/15/2019 2.286 500,000.00 508,255.00 503,671.46 500,315.00 6/1/2024 793 4,416.67 1.18Oregon Edu Dists 0.312 6/30/2023 68587FAT1 12/17/2021 0.550 385,000.00 383,598.60 383,858.86 376,526.15 6/30/2023 456 300.30 0.91Orono ME Taxable 5 11/1/2025 687085DR8 10/29/2020 1.000 330,000.00 394,287.30 376,080.18 355,502.40 11/1/2025 1,311 6,875.00 0.78Pelican Rapids Minn 0.8 2/1/2025 705863HR2 12/17/2020 0.700 525,000.00 527,126.25 526,464.53 496,650.00 2/1/2025 1,038 700.00 1.24Pennsylvania St Univ 1.645 9/1/2025 709235S48 12/6/2021 1.120 250,000.00 254,787.50 254,384.16 240,532.50 9/1/2025 1,250 342.71 0.59Rhode IS Infrastructure Bk 2.18 10/1/2023 7622FDD7 6/27/2019 2.151 435,000.00 435,522.00 435,184.06 435,622.05 10/1/2023 549 4,741.50 1.03Richfield Minn ISD 3 2/1/2024 763342SZ6 9/4/2020 0.570 200,000.00 216,380.00 208,841.25 202,214.00 2/1/2024 672 1,000.00 0.47Roanoke VA Taxable 2 2/1/2025 770078BD4 5/14/2020 1.250 300,000.00 310,266.00 306,181.04 293,991.00 2/1/2025 1,038 1,000.00 0.71South Lyon MI 2.69 5/1/2022 838736VU7 10/23/2017 2.250 250,000.00 254,702.50 250,088.30 250,350.00 5/1/2022 31 2,802.08 0.59St. Charles County MO Francis Howell School Distri 787642-4F-1 8/7/2019 2.531 200,000.00 209,956.00 202,561.64 200,234.00 3/1/2023 335 666.67 0.47Trussville AL 0.822 10/1/2025 898242ND0 8/25/2020 0.710 300,000.00 301,677.00 301,152.21 280,512.00 10/1/2025 1,280 1,233.00 0.71Wauwatosa WI 3 12/1/2024-22 9435042U3 10/28/2021 2.014 200,000.00 205,880.00 205,078.65 200,532.00 12/1/2024 976 2,000.00 0.47Wisconsin St Gen Fund 2.877 5/1/2024 977100EA0 12/2/2021 0.700 160,000.00 168,321.60 167,197.57 160,820.80 5/1/2024 762 1,918.00 0.38Local Government Investment PoolMunicipal BondFHLB BondFHLMC Bond
Description CUSIP/Ticker Settlement Date YTM @ Cost Face Amount/Shares Cost Value Book Value Market Value Maturity Date Days To MaturityAccrued Interest % of PortfolioCity of Prior LakeInvestment Portfolio - by Security TypeAs of 3/31/2022Sub Total / Average Municipal Bond1.551 12,390,000.00 12,744,941.20 12,593,299.06 12,199,242.00 888 95,153.19 29.20T-Note 0.375 11/30/2025 91282CAZ4 9/24/2021 0.780 300,000.00 295,008.00 295,622.20 277,665.00 11/30/2025 1,340 373.97 0.71Sub Total / Average Treasury Note0.780 300,000.00 295,008.00 295,622.20 277,665.00 1,340 373.97 0.71Total / Average1.165 42,431,227.90 42,811,737.60 42,642,051.01 41,838,954.52 648 137,024.07 100Treasury Note
YTM @
Cost Cost Value
Days to
Maturity
% of
Portfolio
Cash ‐ 900,200 1 2.12%
Certificate of Deposit 1.880 12,910,484 664 30.45%
FFCB Bond 0.892 2,070,383 1,458 4.83%
FHLB Bond 0.960 3,139,360 1,386 7.35%
FHLMC Bond 0.500 200,000 984 0.47%
LGIP 0.071 10,551,361 1 24.87%
Municipal Bond 1.551 12,744,941 888 29.20%
Treasury Note 0.780 295,008 1,340 0.71%
Total / Average 1.165 42,811,737 648 100.00%
CITY OF PRIOR LAKE, MINNESOTA
Investment Portfolio ‐ Diversification, by Security Type
March 31, 2022
Description
City of Prior Lake ‐ Quarterly Investment Report
Change
from one
3/31/2021 6/30/2021 9/30/2021 12/31/2021 3/31/2022 year prior
Market Value 12,919,565 14,932,703 14,412,610 13,628,317 11,451,561 (1,468,004)
111110
0.03% 0.01% 0.02% 0.03% 0.07%0.03%
Fixed Income Assets
23,632,077 26,700,008 29,577,498 30,895,588 31,360,176 7,728,099
24,184,431 27,166,384 29,891,353 30,920,003 30,387,293 6,202,862
843 951 951 970 887 44
840 765 800 895 822 (18)
2.00% 1.75% 1.66% 1.58% 1.57%‐0.44%
Total Portfolio Value
36,551,642 41,632,711 43,990,108 44,523,905 42,811,737 6,260,095
37,103,996 42,099,087 44,303,963 44,548,320 41,838,854 4,734,858
132,453 98,504 132,849 104,243 137,024 4,571
552,353 466,376 313,855 24,415 ‐972,783 (1,525,136)
543 607 638 671 648 105
541 489 536 619 601 60
1.31% 1.13% 1.12% 1.11% 1.17%‐0.14%
BENCHMARK
90 Day T‐Bill 0.03% 0.05% 0.04% 0.06% 0.52% 0.49%
0.05% 0.06% 0.05%0.19% 1.06% 1.01%
0.07% 0.07% 0.09%0.39% 1.63% 1.56%
Weighted Average Yield
to Maturity @ Cost
6 Month Treasury
1 Year Treasury
Cost Value
Market Value
Accrued Interest
Unrealized Gain / Loss
WAM (1) in Days
WAM / Callable (1) in Days
Weighted Average Yield to
Maturity @ Cost
CITY OF PRIOR LAKE, MINNESOTA
Quarterly Investment Report
March 31, 2022
Local Government
Investment Pools /
Money Market
Quarterly
WAM (1) in Days
Weighted Average Yield to
Maturity
Cost Value
Market Value
WAM (1) in Days
WAM / Callable (1) in Days
City of Prior Lake ‐ Quarterly Investment Report
TREASURER’S REPORT FUND DESCRIPTIONS
General Fund - Represents the resources to support general operating budget expenditures of the City. The year-
end fund balance represents dollars that have accumulated over a period of time. The City Council has designated
a minimum of 45% of the current operating budget, for working capital to finance city operations.
Water Fund - For the collection of water billing utility revenue. This enterprise fund balance is allocated for the
operational costs of the Water departments and normally reserved for large capital municipal system expenses.
Sewer Fund - For the collection of sewer billing utility revenue. This enterprise fund balance is allocated for the
operational costs of the Sewer department and normally reserved for large capital municipal system expenses.
Water Quality Fund - An enterprise account funded by the storm water charge that is generated on the bi-monthly
water and sewer utility bills. The funds in the account are dedicated to finance water quality improvements
including departmental administration, storm water maintenance operations and improvement projects related to
water quality.
Cable Franchise Fund - Acts as a clearing house for funds received from the cable franchise company as specified
by ordinance.
Capital Park Fund - Dedicated funds received from developers in accordance with the City’s Park Dedication
requirement when land is platted. Funds are collected for the purpose of developing the City’s neighborhood park
and trail system. These dollars are programmed throughout the course of the City’s Capital Improvement
Program.
Police Forfeiture Fund – Special revenue fund created to track criminal and DWI forfeiture revenues and
expenditures.
ED Special Revenue – Reserved and expended at the direction of the Prior Lake Economic Development
Authority for specific economic development activity as allowed by MN Statute. The purpose is to provide
economic incentives for new business expansion within the community.
ED Fed/MN Loan Funds - Accounts for the proceeds of economic development grants received either from the
federal government or the State of Minnesota to provide seed money for a revolving loan account. This provides
economic incentive for new business expansion within the community.
DAG Special Revenue Fund - Special revenue fund related to costs the City incurs in connection with a
subdivision. Fees are paid to the City by the developer when the Development Contract and Final Plat are
approved by City Council. Revenues are used to pay for legal expenses incurred with review and approval of the
plat and inspection services on developer installed-utilities for newly approved subdivisions within Prior Lake.
Federal ARPA Fiscal Recovery Fund – Special revenue fund created to track American Rescue Plan Act funds
received by the City.
Water Revenue Bond Fund – PW Bldg - Debt service fund to pay bonds issued to construct the public works
maintenance building. The capital facility charge generated on the utility bill provides the funding for the bond
payments which occur semi-annually. Funds are transferred from Sewer and Water Fund.
Water Revenue Bond Fund – WT Plant - Debt service fund to pay bonds issued to construct the water treatment
plant. Revenue from the utility bills provides the funding for the bond payments which occur semi-annually.
Funds are transferred from Sewer and Water Fund.
Tax Increment Funds - Represents an accumulation of funds such as bond proceeds and project administration
fees charged to companies requesting project write-downs in the form of tax increment financing for new and/or
redevelopment. The TIF district property taxes are then deposited in a number of tax increment funds established
to track their respective revenue.
Revolving Equipment Fund - A regular replacement schedule for equipment needs of the City in excess of $5,000
has been adopted. Periodic fund transfers are appropriated to provide a funding source for the acquisition and
purchase of new and replacement vehicles and equipment.
Revolving Park Equipment Fund – Consists of funds reserved for the replacement of park equipment.
Facilities Management Fund – Established in conjunction with the Facilities Management Plan (FMP). The FMP
provides a schedule of major repairs, replacements and upgrades to all of the City facilities.
Permanent Improvement Revolving Fund – Consists of funds available for annual street mill and overlay projects
with any remaining funds to be used to provide upfront funding for future improvements.
Construction Fund - Represent unexpended bond proceeds that are reserved to pay for improvement projects
approved by the City Council on an annual basis. These dollars are necessary to complete outstanding
construction contracts and related engineering and professional services.
Street Oversize Fund - Consists of dedicated revenue generated by fees associated with new development and
new construction building permits for the funding of pedestrian related improvements i.e., bikeways, sidewalks,
trails plus right of way acquisition along collector streets and occasional collector street links.
Trunk Reserve Fund - Consists of dedicated revenue generated from utility connection permits and acreage fees
assessed at time of sewer and water installation for the recovering of trunk oversizing costs and central municipal
system improvements i.e., wells lift stations, force mains, etc. These dollars are programmed throughout the
course of the City’s capital improvement plan.
Water Storage Fund - Accounts for the water tower fee that is charged and collected on building permits. This
fund balance is 100% reserved for the construction of elevated and ground water storage facilities.
Debt Service Funds - Represents prepayments of special assessments, property tax collections and special levies
needed to pay the outstanding bonded indebtedness of the City. This fund balance is 100% reserved for the
payment of bond principal and interest.
Agency Fund - Accounts for the residential building permit deposit that is refunded to the building contractor
upon final inspection. This provides financial assurance that the property site will be adequately cleaned up and
debris free before an occupancy permit is granted.
Severance Compensation Fund – Internal Service Fund established to partially fund the City’s compensated
absence liability associated with the accrued vacation and sick leave for employees upon termination as
recommended by the State Auditor’s Office.
Insurance Fund – Internal Service Fund established to track revenues and expenditures related to insurance funds.
City of Prior Lake
Treasurers Report
March 2022
Fund 3/1/2022 3/31/2022
Fund Type & Name No. Balance Receipts Disbursements Balance
Business-Type Funds
Water Fund 601 6,101,747.04$ 131,284.70$ 320,387.11$ 5,912,644.63$
Sewer Fund 604 3,576,759.95 91,012.08 329,861.96 3,337,910.07
Water Quality Fund 602 2,181,566.37 20,591.55 209,870.66 1,992,287.26
Total Business-Type Funds 11,860,073.36$ 242,888.33$ 860,119.73$ 11,242,841.96$
Governmental-Type Funds
General Fund 101 10,036,454.09$ 874,935.78$ 1,515,005.76$ 9,396,384.11$
Special Revenue Funds
Cable Franchise Fund 210 117,151.72$ 123.93$ -$ 117,275.65$
Capital Park Fund 225 1,623,309.73 15,003.10 3,402.00 1,634,910.83
Police Forfeiture Fund 235 170,030.15 1,540.82 451.50 171,119.47
EDA Special Revenue 240 49,699.76 30.19 21,161.96 28,567.99
Econ Dev Federal Revolving Loan Fund 250 133,772.62 141.51 - 133,914.13
Econ Dev MN Revolving Loan Fund 255 - - - -
Developer Agreement Fund 260 1,767,209.28 11,400.00 164,729.76 1,613,879.52
Federal ARPA Fiscal Recovery Fund 265 1,488,704.09 89.55 - 1,488,793.64
Total Special Revenue Funds 5,349,877.35$ 28,329.10$ 189,745.22$ 5,188,461.23$
Capital Project Funds
Tax Increment 402 -$ -$ -$ -$
TIF #1-3 413 117,649.48 124.45 - 117,773.93
TIF #3-1 414 351,724.68 372.06 - 352,096.74
TIF #5-1 416 11,414.37 12.07 - 11,426.44
TIF #6-1 417 468,102.06 495.17 - 468,597.23
TIF #1-4 418 46.11 - - 46.11
TIF #1-5 419 36,342.90 38.44 - 36,381.34
Revolving Equipment Fund 410 849,619.45 82,352.71 6,728.99 925,243.17
Revolving Park Equipment Fund 430 1,120,209.40 1,184.98 - 1,121,394.38
Facilities Management Fund 440 1,343,577.02 7,559.98 16,820.52 1,334,316.48
Permanent Impr Revolving Fund 450 330,921.87 542.26 - 331,464.13
Construction Fund 501 1,693,782.71 1,715.03 123,434.59 1,572,063.15
Trunk Reserve Fund 502 5,255,596.12 41,342.03 - 5,296,938.15
Street Oversize Fund 503 1,421,773.43 1,503.99 - 1,423,277.42
Water Storage Fund 505 583.95 292.53 - 876.48
Total Capital Project Funds 13,001,343.55$ 137,535.70$ 146,984.10$ 12,991,895.15$
Debt Service Funds
314-351 &
549-573 $ 2,550,741.42 6,245.54$ 750.00$ 2,556,236.96$
Agency Fund 801 686,200.00$ 56,125.00$ -$ 742,325.00$
Total Governmental Type Funds 31,624,616.41$ 1,103,171.12$ 1,852,485.08$ 30,875,302.45$
Internal Service Funds 7xx 646,725.48$ 4,063.01$ -$ 650,788.49$
Total All Funds 44,131,415.25$ 1,350,122.46$ 2,712,604.81$ 42,768,932.90$
Investment Pool & Ratio as of 3/31/2022 99.70% 42,641,955.22$
This report does not reflect financial obligations from contracts, agreements, purchases, services received, etc.
City of Prior Lake
Treasurers Report
March 2022
Fund Type & Name Fund Balance Classification Constraints
Business-Type Funds
Water Fund Unrestricted Identified on utility bill for this purpose
Sewer Fund Unrestricted Identified on utility bill for this purpose
Water Quality Fund Unrestricted Identified on utility bill for this purpose
Governmental-Type Funds
General Fund Unassigned Cash flow, emergencies, one-time opportunities
Special Revenue Funds
Cable Franchise Fund Assigned for communications Statutory obligation to use for PEG access
Capital Park Fund Assigned for capital improvements Contractually obligated; park dedication fees
EDA Special Revenue Assigned for development Economic Development
Econ Dev Federal Revolving Loan Fund Restricted for economic development Economic Development
Econ Dev MN Revolving Loan Fund Restricted for economic development Economic Development
Developer Agreement Fund Assigned for development Contractually obligated;
Federal ARPA Recovery Funds Restricted for equipment and improvements Contractually obligated
Capital Project Funds
Tax Increment Restricted for tax increment Contractually obligated by tax increment agreements
TIF #1-3 Restricted for tax increment Contractually obligated by tax increment agreements
TIF #1-4 Restricted for tax increment Contractually obligated by tax increment agreements
TIF #3-1 Restricted for tax increment Contractually obligated by tax increment agreements
TIF #4-1 Restricted for tax increment Contractually obligated by tax increment agreements
TIF #5-1 Restricted for tax increment Contractually obligated by tax increment agreements
TIF #6-1 Restricted for tax increment Contractually obligated by tax increment agreements
Revolving Equipment Fund Assigned for capital improvements Identified for equipment replacement
Revolving Park Equipment Fund Assigned for capital improvements Identified for park equipment replacement
Facilities Management Fund Assigned for capital improvements Identified for funding Facilities Management Plan
Permanent Improvement Revolving Fund Assigned for capital improvements Identified for funding street improvement projects
Construction Fund Restricted for capital improvements Construction projects in progress
Trunk Reserve Fund Assigned for capital improvements Contractually obligated by developer agreements
Street Oversize Fund Assigned for capital improvements Contractually obligated by developer agreements
Water Storage Fund Assigned for capital improvements Contractually obligated by developer agreements
Debt Service Funds Restricted for Debt Service Reserved for contractually obligated debt service
Agency Fund N/A Escrows to be reimbursed to depositors
Internal Service Funds Unrestricted Identified as payment for severance compensation and insurance
MnDOT Contract Number: 1050199
Master Partnership Contract Template 1
Updated 02/09/2022
STATE OF MINNESOTA
MASTER PARTNERSHIP CONTRACT
This master contract is between the State of Minnesota, acting through its Commissioner of Transportation in this
contract referred to as the “State” and the Prior Lake City, acting through its City Council, in this contract referred to as
the “Other Party.”
Recitals
1. The parties are authorized to enter into this contract pursuant to Minnesota Statutes, §§15.061, 471.59 and 174.02.
2. Minn. Stat. § 161.20, subd. 2, authorizes the Commissioner of Transportation to make arrangements with and
cooperate with any governmental authority for the purposes of constructing, maintaining and improving the trunk
highway system.
3. Each party to this contract is a “road authority” as defined by Minn. Stat. §160.02, subd. 25.
4. Minn. Stat. § 161.39, subd. 1, authorizes a road authority to perform work for another road authority. Such work
may include providing technical and engineering advice, assistance and supervision, surveying, preparing plans for
the construction or reconstruction of roadways, and performing roadway maintenance.
5. Minn. Stat. §174.02, subd. 6, authorizes the Commissioner of Transportation to enter into contracts with other
governmental entities for research and experimentation; for sharing facilities, equipment, staff, data, or other
means of providing transportation‐related services; or for other cooperative programs that promote efficiencies in
providing governmental services, or that further development of innovation in transportation for the benefit of the
citizens of Minnesota.
6. Each party wishes to occasionally purchase services from the other party, which the parties agree will enhance the
efficiency of delivering governmental services at all levels. This Master Partnership Contract (MPC) provides a
framework for the efficient handling of such requests. This MPC contains terms generally governing the relationship
between the parties. When specific services are requested, the parties will (unless otherwise specified) enter into a
“Work Order” contracts.
7. After the execution of this MPC, the parties may (but are not required to) enter into “Work Order” contracts. These
Work Orders will specify the work to be done, timelines for completion, and compensation to be paid for the specific
work.
8. The parties are entering into this MPC to establish terms that will govern all of the Work Orders subsequently issued
under the authority of this Contract.
Contract
1. Term of Master Partnership Contract; Use of Work Order Contracts; Survival of Terms
1.1. Effective Date: This contract will be effective on July 1st, 2022, or upon the date last signed by all State
officials as required under Minn. Stat. § 16C.05, subd. 2, whichever occurs last. The Other Party must not
begin work under this Contract until ALL required signatures have been obtained and the Other Party has
been notified in writing to begin such work by the State’s Authorized Representative.
1.2. Expiration Date. This Contract will expire on June 30, 2027.
1.3. Exhibits. Exhibit A is attached and incorporated into this agreement.
1.4. Work Order Contracts. A work order contract must be negotiated and executed (by both the State and the
Other Party) for each particular engagement, except for Technical Services provided by the State to the
Other Party as specified in Article 2. The work order contract must specify the detailed scope of work and
deliverables for that project. A party must not begin work under a work order until the work order is fully
MnDOT Contract Number: 1050199
2
executed. The terms of this MPC will apply to all work orders contracts issued, unless specifically varied in
the work order. The Other Party understands that this MPC is not a guarantee of any payments or work
order assignments, and that payments will only be issued for work actually performed under fully‐executed
work orders.
1.5. Survival of Terms. The following clauses survive the expiration or cancellation of this master contract and all
work order contracts: 12. Liability; 13. State Audits; 14. Government Data Practices and Intellectual
Property; 17. Publicity; 18. Governing Law, Jurisdiction, and Venue; and 22. Data Disclosure. All terms of this
MPC will survive with respect to any work order contract issued prior to the expiration date of the MPC.
1.6. Sample Work Order. A sample work order contract is available upon request from the State.
1.7. Definition of “Providing Party” and “Requesting Party”. For the purpose of assigning certain duties and
obligations in the MPC to work order contracts, the following definitions will apply throughout the MPC.
“Requesting Party” is defined as the party requesting the other party to perform work under a work order
contract. “Providing Party” is defined as the party performing the scope of work under a work order
contract.
2. Technical Services
2.1. Technical Services include repetitive low‐cost services routinely performed by the State for the Other Party.
If requested and authorized by the Other Party, these services may be performed by the State for the Other
Party without the execution of a work order, as these services are provided in accordance with standardized
practices and processes and do not require a detailed scope of work. Exhibit A – Table of Technical Services
is attached.
2.1.1. Every other service not falling under the services listed in Exhibit A will require a work order contract
(If you have questions regarding whether a service is covered under 2.1.1, please contact Contract
Management).
2.2. The Other Party may request the State to perform Technical Services in an informal manner, such as by the
use of email, a purchase order, or by delivering materials to a State lab and requesting testing. A request
may be made via telephone, but will not be considered accepted unless acknowledged in writing by the
State.
2.3. The State will promptly inform the Other Party if the State will be unable to perform the requested Technical
Services. Otherwise, the State will perform the Technical Services in accordance with the State’s normal
processes and practices, including scheduling practices taking into account the availability of State staff and
equipment.
2.4. Payment Basis. Unless otherwise agreed to by the parties prior to performance of the services, the State will
charge the Other Party the State’s then‐current rate for performing the Technical Services. The then‐current
rate may include the State’s normal and customary additives. The State will invoice the Other Party upon
completion of the services, or at regular intervals not more than once monthly as agreed upon by the
parties. The invoice will provide a summary of the Technical Services provided by the State during the
invoice period.
3. Services Requiring a Work Order Contract
3.1. Work Order Contracts: A party may request the other party to perform any of the following services under
individual work order contracts.
3.2. Professional and Technical Services. A party may provide professional and technical services upon the
request of the other party. As defined by Minn. Stat. §16C.08, subd. 1, professional/technical services
“means services that are intellectual in character, including consultation, analysis, evaluation, prediction,
planning, programming, or recommendation; and result in the production of a report or completion of a
task.” Professional and technical services do not include providing supplies or materials except as incidental
to performing such services. Professional and technical services include (by way of example and without
limitation) cultural resources, engineering services, surveying, foundation recommendations and reports,
environmental documentation, right‐of‐way assistance (such as performing appraisals or providing
MnDOT Contract Number: 1050199
3
relocation assistance, but excluding the exercise of the power of eminent domain), geometric layouts, final
construction plans, graphic presentations, public relations, and facilitating open houses. A party will
normally provide such services with its own personnel; however, a party’s professional/technical services
may also include hiring and managing outside consultants to perform work provided that a party itself
provides active project management for the use of such outside consultants.
3.3. Roadway Maintenance. A party may provide roadway maintenance upon the request of the other party.
Roadway maintenance does not include roadway reconstruction. This work may include but is not limited to
snow removal, ditch spraying, roadside mowing, bituminous mill and overlay (only small projects), seal coat,
bridge hits, major retaining wall failures, major drainage failures, and message painting. All services must be
performed by an employee with sufficient skills, training, expertise or certification to perform such work,
and work must be supervised by a qualified employee of the party performing the work.
3.4. Construction Administration. A party may administer roadway construction projects upon the request of
the other party. Roadway construction includes (by way of example and without limitation) the
construction, reconstruction, or rehabilitation of mainline, shoulder, median, pedestrian or bicycle pathway,
lighting and signal systems, pavement mill and overlays, seal coating, guardrail installation, and
channelization. These services may be performed by the Providing Party’s own forces, or the Providing Party
may administer outside contracts for such work. Construction administration may include letting and
awarding construction contracts for such work (including state projects to be completed in conjunction with
local projects). All contract administration services must be performed by an employee with sufficient skills,
training, expertise or certification to perform such work.
3.5. Emergency Services. A party may provide aid upon request of the other party in the event of a man‐made
disaster, natural disaster or other act of God. Emergency services includes all those services as the parties
mutually agree are necessary to plan for, prepare for, deal with, and recover from emergency situations.
These services include, without limitation, planning, engineering, construction, maintenance, and removal
and disposal services related to things such as road closures, traffic control, debris removal, flood protection
and mitigation, sign repair, sandbag activities and general cleanup. Work will be performed by an employee
with sufficient skills, training, expertise or certification to perform such work, and work must be supervised
by a qualified employee of the party performing the work. If it is not feasible to have an executed work
order prior to performance of the work, the parties will promptly confer to determine whether work may be
commenced without a fully‐executed work order in place. If work commences without a fully‐executed work
order, the parties will follow up with execution of a work order as soon as feasible.
3.6. When a need is identified, the State and the Other Party will discuss the proposed work and the resources
needed to perform the work. If a party desires to perform such work, the parties will negotiate the specific
and detailed work tasks and cost. The State will then prepare a work order contract. Generally, a work order
contract will be limited to one specific project/engagement, although “on call” work orders may be prepared
for certain types of services, especially for “Technical Services” items as identified section 2.1.. The work
order will also identify specific deliverables required, and timeframes for completing work. A work order
must be fully executed by the parties prior to work being commenced. The Other Party will not be paid for
work performed prior to execution of a work order contract and authorization by the State.
4. Responsibilities of the Providing Party
4.1. Terms Applicable to ALL Work Order Contracts. The terms in this section 4.1 will apply to ALL work order
contracts.
4.1.1. Each work order will identify an Authorized Representative for each party. Each party’s authorized
representative is responsible for administering the work order, and has the authority to make any
decisions regarding the work, and to give and receive any notices required or permitted under this
MPC or the work order.
4.1.2. The Providing Party will furnish and assign a publicly employed licensed engineer (Project Engineer),
to be in responsible charge of the project(s) and to supervise and direct the work to be performed
under each work order contract. For services not requiring an engineer, the Providing Party will
MnDOT Contract Number: 1050199
4
furnish and assign another responsible employee to be in charge of the project. The services of the
Providing Party under a work order contract may not be otherwise assigned, sublet, or transferred
unless approved in writing by the Requesting Party’s authorized representative. This written consent
will in no way relieve the Providing Party from its primary responsibility for the work.
4.1.3. If the Other Party is the Providing Party, the Project Engineer may request in writing specific
engineering and/or technical services from the State, pursuant to Minn. Stat. Section 161.39. The
work order Contract will require the Other Party to deposit payment in advance. The costs and
expenses will include the current State additives and overhead rates, subject to adjustment based
on actual direct costs that have been verified by audit.
4.1.4. Only the receipt of a fully executed work order contract authorizes the Providing Party to begin work
on a project. Any and all effort, expenses, or actions taken by the Providing Party before the work
order contract is fully executed are considered unauthorized and undertaken at the risk of non‐
payment.
4.1.5. In connection with the performance of this contract and any work orders issued, the Providing
Agency will comply with all applicable Federal and State laws and regulations. When the Providing
Party is authorized or permitted to award contracts in connection with any work order, the
Providing Party will require and cause its contractors and subcontractors to comply with all Federal
and State laws and regulations.
4.2. Additional Terms for Roadway Maintenance. The terms of section 4.1 and this section 4.2 will apply to all
work orders for Roadway Maintenance.
4.2.1. Unless otherwise provided for by contract or work order, the Providing Party must obtain all permits
and sanctions that may be required for the proper and lawful performance of the work.
4.2.2. The Providing Party must perform maintenance in accordance with MnDOT maintenance manuals,
policies and operations.
4.2.3. The Providing Party must use State‐approved materials, including (by way of example and without
limitation), sign posts, sign sheeting, and de‐icing and anti‐icing chemicals.
4.3. Additional Terms for Construction Administration. The terms of section 4.1 and this section 4.3 will apply to
all work order contracts for construction administration.
4.3.1. Contract(s) must be awarded to the lowest responsible bidder or best value proposer in accordance
with state law.
4.3.2. Contractor(s) must be required to post payment and performance bonds in an amount equal to the
contract amount. The Providing Party will take all necessary action to make claims against such
bonds in the event of any default by the contractor.
4.3.3. Contractor(s) must be required to perform work in accordance with the latest edition of the
Minnesota Department of Transportation Standard Specifications for Construction.
4.3.4. For work performed on State right‐of‐way, contractor(s) must be required to indemnify and hold the
State harmless against any loss incurred with respect to the performance of the contracted work,
and must be required to provide evidence of insurance coverage commensurate with project risk.
4.3.5. Contractor(s) must pay prevailing wages pursuant to applicable state and federal law.
4.3.6. Contractor(s) must comply with all applicable Federal, and State laws, ordinances and regulations,
including but not limited to applicable human rights/anti‐discrimination laws and laws concerning
the participation of Disadvantaged Business Enterprises in federally‐assisted contracts.
4.3.7. Unless otherwise agreed in a work order contract, each party will be responsible for providing rights
of way, easement, and construction permits for its portion of the improvements. Each party will,
upon the other’s request, furnish copies of right of way certificates, easements, and construction
permits.
MnDOT Contract Number: 1050199
5
4.3.8. The Providing Party may approve minor changes to the Requesting Party’s portion of the project
work if such changes do not increase the Requesting Party’s cost obligation under the applicable
work order contract.
4.3.9. The Providing Party will not approve any contractor claims for additional compensation without the
Requesting Party’s written approval, and the execution of a proper amendment to the applicable
work order contract when necessary. The Other Party will tender the processing and defense of any
such claims to the State upon the State’s request.
4.3.10. The Other Party must coordinate all trunk highway work affecting any utilities with the State’s
Utilities Office.
4.3.11. The Providing Party must coordinate all necessary detours with the Requesting Party.
4.3.12. If the Other Party is the Providing Party, and there is work performed on the trunk highway right‐of‐
way, the following will apply:
a. The Other Party will have a permit to perform the work on the trunk highway. The State may
revoke this permit if the work is not being performed in a safe, proper and skillful manner, or if
the contractor is violating the terms of any law, regulation, or permit applicable to the work. The
State will have no liability to the Other Party, or its contractor, if work is suspended or stopped
due to any such condition or concern.
b. The Other Party will require its contractor to conduct all traffic control in accordance with the
Minnesota Manual on Uniform Traffic Control Devices.
c. The Other Party will require its contractor to comply with the terms of all permits issued for the
project including, but not limited to, National Pollutant Discharge Elimination System (NPDES)
and other environmental permits.
d. All improvements constructed on the State’s right‐of‐way will become the property of the State.
5. Responsibilities of the Requesting Party
5.1. After authorizing the Providing Party to begin work, the Requesting Party will furnish any data or material in
its possession relating to the project that may be of use to the Providing Party in performing the work.
5.2. All such data furnished to the Providing Party will remain the property of the Requesting Party and will be
promptly returned upon the Requesting Party’s request or upon the expiration or termination of this
contract (subject to data retention requirements of the Minnesota Government Data Practices Act and other
applicable law).
5.3. The Providing Party will analyze all such data furnished by the Requesting Party. If the Providing Party finds
any such data to be incorrect or incomplete, the Providing Party will bring the facts to the attention of the
Requesting Party before proceeding with the part of the project affected. The Providing Party will
investigate the matter, and if it finds that such data is incorrect or incomplete, it will promptly determine a
method for furnishing corrected data. Delay in furnishing data will not be considered justification for an
adjustment in compensation.
5.4. The State will provide to the Other Party copies of any Trunk Highway fund clauses to be included in the bid
solicitation and will provide any required Trunk Highway fund provisions to be included in the Proposal for
Highway Construction, that are different from those required for State Aid construction.
5.5. The Requesting Party will perform final reviews and inspections of its portion of the project work. If the
work is found to have been completed in accordance with the work order contract, the Requesting Party will
promptly release any remaining funds due the Providing Party for the Project(s).
5.6. The work order contracts may include additional responsibilities to be completed by the Requesting Party.
6. Time
6.1. In the performance of project work under a work order contract, time is of the essence.
7. Consideration and Payment
MnDOT Contract Number: 1050199
6
7.1. Consideration. The Requesting Party will pay the Providing Party as specified in the work order. The State’s
normal and customary additives will apply to work performed by the State, unless otherwise specified in the
work order. The State’s normal and customary additives will not apply if the parties agree to a “lump sum”
or “unit rate” payment.
7.2. State’s Maximum Obligation. The total compensation to be paid by the State to the Other Party under all
work order contracts issued pursuant to this MPC will not exceed $500,000.00.
7.3. Travel Expenses. It is anticipated that all travel expenses will be included in the base cost of the Providing
Party’s services, and unless otherwise specifically set forth in an applicable work order contract, the
Providing Party will not be separately reimbursed for travel and subsistence expenses incurred by the
Providing Party in performing any work order contract. In those cases where the State agrees to reimburse
travel expenses, such expenses will be reimbursed in the same manner and in no greater amount than
provided in the current "MnDOT Travel Regulations” a copy of which is on file with and available from the
MnDOT District Office. The Other Party will not be reimbursed for travel and subsistence expenses incurred
outside of Minnesota unless it has received the State’s prior written approval for such travel.
7.4. Payment
7.4.1. Generally. The Requesting Party will pay the Providing Party as specified in the applicable work
order, and will make prompt payment in accordance with Minnesota law.
7.4.2. Payment by the Other Party.
a. The Other Party will make payment to the order of the Commissioner of Transportation.
b. IMPORTANT NOTE: PAYMENT MUST REFERENCE THE “MNDOT CONTRACT NUMBER” SHOWN ON
THE FACE PAGE OF THIS CONTRACT AND THE “INVOICE NUMBER” ON THE INVOICE RECEIVED
FROM MNDOT.
c. Remit payment to the address below:
MnDOT
Attn: Cash Accounting
RE: MnDOT Contract Number 1050199W[XX] and Invoice Number: 00000[#####]
(see note above)
Mail Stop 215
395 John Ireland Blvd
St. Paul, MN 55155
7.4.3. Payment by the State.
a. Generally. The State will promptly pay the Other Party after the Other Party presents an itemized
invoice for the services actually performed and the State's Authorized Representative accepts the
invoiced services. Invoices must be submitted as specified in the applicable work order, but no
more frequently than monthly.
b. Retainage for Professional and Technical Services. For work orders for professional and technical
services, as required by Minn. Stat. § 16C.08, subd. 2(10), no more than 90 percent of the
amount due under any work order contract may be paid until the final product of the work order
contract has been reviewed by the State’s authorized representative. The balance due will be
paid when the State’s authorized representative determines that the Other Party has
satisfactorily fulfilled all the terms of the work order contract.
8. Conditions of Payment
8.1. All work performed by the Providing Party under a work order contract must be performed to the
Requesting Party’s satisfaction, as determined at the sole and reasonable discretion of the Requesting
Party’s Authorized Representative and in accordance with all applicable federal and state laws, rules, and
MnDOT Contract Number: 1050199
7
regulations. The Providing Party will not receive payment for work found by the Requesting Party to be
unsatisfactory or performed in violation of federal or state law.
9. State’s Authorized Representative and Project Manager
9.1. The State's Authorized Representative for this master contract is the District State Aid Engineer, who has the
responsibility to monitor the State’s performance.
9.2. The State’s Project Manager will be identified in each work order contract.
10. Other Party’s Authorized Representative and Project Manager
10.1. The Other Party’s Authorized Representative for administering this master contract is the Other Party’s
Engineer, and the Engineer has the responsibility to monitor the Other Party’s performance. The Other
Party’s Authorized Representative is also authorized to execute work order contracts on behalf of the Other
Party without approval of each proposed work order contract by its governing body.
10.2. The Other Party’s Project Manager will be identified in each work order contract.
11. Assignment, Amendments, Waiver, and Contract Complete
11.1. Assignment. Neither party may assign or transfer any rights or obligations under this MPC or any work order
contract without the prior consent of the other and a fully executed Assignment Contract, executed and
approved by the same parties who executed and approved this MPC, or their successors in office.
11.2. Amendments. Any amendment to this master contract or any work order contract must be in writing and
will not be effective until it has been executed and approved by the same parties who executed and
approved the original contract, or their successors in office.
11.3. Waiver. If a party fails to enforce any provision of this master contract or any work order contract, that
failure does not waive the provision or the party’s right to subsequently enforce it.
11.4. Contract Complete. This master contract and any work order contract contain all negotiations and contracts
between the State and the Other Party. No other understanding regarding this master contract or any work
order contract issued hereunder, whether written or oral may be used to bind either party.
12. Liability
12.1. Each party will be responsible for its own acts and omissions to the extent provided by law. The Other
Party’s liability is governed by Minn. Stat. chapter 466 and other applicable law. The State’s liability is
governed by Minn. Stat. section 3.736 and other applicable law. This clause will not be construed to bar any
legal remedies a party may have for the other party’s failure to fulfill its obligations under this master
contract or any work order contract. Neither party agrees to assume any environmental liability on behalf of
the other party. A Providing Party under any work order is acting only as a “Contractor” to the Requesting
Party, as the term “Contractor” is defined in Minn. Stat. §115B.03 (subd. 10), and is entitled to the
protections afforded to a “Contractor” by the Minnesota Environmental Response and Liability Act. The
parties specifically intend that Minn. Stat. §471.59 subd. 1a will apply to any work undertaken under this
MPC and any work order issued hereunder.
13. State Audits
13.1. Under Minn. Stat. § 16C.05, subd. 5, the party’s books, records, documents, and accounting procedures and
practices relevant to any work order contract are subject to examination by the parties and by the State
Auditor or Legislative Auditor, as appropriate, for a minimum of six years from the end of this MPC.
14. Government Data Practices and Intellectual Property
14.1. Government Data Practices. The Other Party and State must comply with the Minnesota Government Data
Practices Act, Minn. Stat. Ch. 13, as it applies to all data provided by the State under this MPC and any work
order contract, and as it applies to all data created, collected, received, stored, used, maintained, or
disseminated by the Other Party under this MPC and any work order contract. The civil remedies of Minn.
Stat. § 13.08 apply to the release of the data referred to in this clause by either the Other Party or the State.
14.2. Intellectual Property Rights
MnDOT Contract Number: 1050199
8
14.2.1. Intellectual Property Rights. The Requesting Party will own all rights, title, and interest in all of the
intellectual property rights, including copyrights, patents, trade secrets, trademarks, and service
marks in the Works and Documents created and paid for under work order contracts. Works means
all inventions, improvements, discoveries (whether or not patentable), databases, computer
programs, reports, notes, studies, photographs, negatives, designs, drawings, specifications,
materials, tapes, and disks conceived, reduced to practice, created or originated by the Providing
Party, its employees, agents, and subcontractors, either individually or jointly with others in the
performance of this master contract or any work order contract. Works includes “Documents.”
Documents are the originals of any databases, computer programs, reports, notes, studies,
photographs, negatives, designs, drawings, specifications, materials, tapes, disks, or other materials,
whether in tangible or electronic forms, prepared by the Providing Party, its employees, agents, or
contractors, in the performance of a work order contract. The Documents will be the exclusive
property of the Requesting Party and all such Documents must be immediately returned to the
Requesting Party by the Providing Party upon completion or cancellation of the work order contract.
To the extent possible, those Works eligible for copyright protection under the United States
Copyright Act will be deemed to be “works made for hire.” The Providing Party Government assigns
all right, title, and interest it may have in the Works and the Documents to the Requesting Party. The
Providing Party must, at the request of the Requesting Party, execute all papers and perform all
other acts necessary to transfer or record the Requesting Party’s ownership interest in the Works
and Documents. Notwithstanding the foregoing, the Requesting Party grants the Providing Party an
irrevocable and royalty‐free license to use such intellectual property for its own non‐commercial
purposes, including dissemination to political subdivisions of the state of Minnesota and to
transportation‐related agencies such as the American Association of State Highway and
Transportation Officials.
14.2.2. Obligations with Respect to Intellectual Property.
a. Notification. Whenever any invention, improvement, or discovery (whether or not patentable) is
made or conceived for the first time or actually or constructively reduced to practice by the
Providing Party, including its employees and subcontractors, in the performance of the work
order contract, the Providing Party will immediately give the Requesting Party’s Authorized
Representative written notice thereof, and must promptly furnish the Authorized Representative
with complete information and/or disclosure thereon.
b. Representation. The Providing Party must perform all acts, and take all steps necessary to ensure
that all intellectual property rights in the Works and Documents are the sole property of the
Requesting Party, and that neither Providing Party nor its employees, agents or contractors retain
any interest in and to the Works and Documents.
15. Affirmative Action
15.1. The State intends to carry out its responsibility for requiring affirmative action by its Contractors, pursuant
to Minn. Stat. §363A.36. Pursuant to that Statute, the Other Party is encouraged to prepare and implement
an affirmative action plan for the employment of minority persons, women, and the qualified disabled, and
submit such plan to the Commissioner of the Minnesota Department of Human Rights. In addition, when the
Other Party lets a contract for the performance of work under a work order issued pursuant to this MPC, it
must include the following in the bid or proposal solicitation and any contracts awarded as a result thereof:
15.2. Covered Contracts and Contractors. If the Contract exceeds $100,000 and the Contractor employed more
than 40 full‐time employees on a single working day during the previous 12 months in Minnesota or in the
state where it has its principle place of business, then the Contractor must comply with the requirements of
Minn. Stat. § 363A.36 and Minn. R. Parts 5000.3400‐5000.3600. A Contractor covered by Minn. Stat. §
363A.36 because it employed more than 40 full‐time employees in another state and does not have a
certificate of compliance, must certify that it is in compliance with federal affirmative action requirements.
MnDOT Contract Number: 1050199
9
15.3. Minn. Stat. § 363A.36. Minn. Stat. § 363A.36 requires the Contractor to have an affirmative action plan for
the employment of minority persons, women, and qualified disabled individuals approved by the Minnesota
Commissioner of Human Rights (“Commissioner”) as indicated by a certificate of compliance. The law
addresses suspension or revocation of a certificate of compliance and contract consequences in that event.
A contract awarded without a certificate of compliance may be voided.
15.4. Minn. R. Parts 5000.3400‐5000.3600.
15.4.1. General. Minn. R. Parts 5000.3400‐5000.3600 implement Minn. Stat. § 363A.36. These rules include,
but are not limited to, criteria for contents, approval, and implementation of affirmative action
plans; procedures for issuing certificates of compliance and criteria for determining a contractor’s
compliance status; procedures for addressing deficiencies, sanctions, and notice and hearing; annual
compliance reports; procedures for compliance review; and contract consequences for non‐
compliance. The specific criteria for approval or rejection of an affirmative action plan are contained
in various provisions of Minn. R. Parts 5000.3400‐5000.3600 including, but not limited to, parts
5000.3420‐5000.3500 and 5000.3552‐5000.3559.
15.4.2. Disabled Workers. The Contractor must comply with the following affirmative action requirements
for disabled workers:
a. The Contractor must not discriminate against any employee or applicant for employment
because of physical or mental disability in regard to any position for which the employee or
applicant for employment is qualified. The Contractor agrees to take affirmative action to
employ, advance in employment, and otherwise treat qualified disabled persons without
discrimination based upon their physical or mental disability in all employment practices such as
the following: employment, upgrading, demotion or transfer, recruitment, advertising, layoff or
termination, rates of pay or other forms of compensation, and selection for training, including
apprenticeship.
b. The Contractor agrees to comply with the rules and relevant orders of the Minnesota
Department of Human Rights issued pursuant to the Minnesota Human Rights Act.
c. In the event of the Contractor's noncompliance with the requirements of this clause, actions for
noncompliance may be taken in accordance with Minn. Stat. Section 363A.36, and the rules and
relevant orders of the Minnesota Department of Human Rights issued pursuant to the Minnesota
Human Rights Act.
d. The Contractor agrees to post in conspicuous places, available to employees and applicants for
employment, notices in a form to be prescribed by the commissioner of the Minnesota
Department of Human Rights. Such notices must state the Contractor's obligation under the law
to take affirmative action to employ and advance in employment qualified disabled employees
and applicants for employment, and the rights of applicants and employees.
e. The Contractor must notify each labor union or representative of workers with which it has a
collective bargaining agreement or other contract understanding, that the Contractor is bound by
the terms of Minn. Stat. Section 363A.36, of the Minnesota Human Rights Act and is committed
to take affirmative action to employ and advance in employment physically and mentally
disabled persons.
15.4.3. Consequences. The consequences for the Contractor’s failure to implement its affirmative action
plan or make a good faith effort to do so include, but are not limited to, suspension or revocation of
a certificate of compliance by the Commissioner, refusal by the Commissioner to approve
subsequent plans, and termination of all or part of this contract by the Commissioner or the State.
15.4.4. Certification. The Contractor hereby certifies that it is in compliance with the requirements of Minn.
Stat. § 363A.36 and Minn. R. Parts 5000.3400‐5000.3600 and is aware of the consequences for
noncompliance.
16. Workers’ Compensation
MnDOT Contract Number: 1050199
10
16.1. Each party will be responsible for its own employees for any workers compensation claims. This MPC, and
any work order contracts issued hereunder, are not intended to constitute an interchange of government
employees under Minn. Stat. §15.53. To the extent that this MPC, or any work order issued hereunder, is
determined to be subject to Minn. Stat. §15.53, such statute will control to the extent of any conflict
between the contract and the statute.
17. Publicity
17.1. Publicity. Any publicity regarding the subject matter of a work order contract where the State is the
Requesting Party must identify the State as the sponsoring agency and must not be released without prior
written approval from the State’s Authorized Representative. For purposes of this provision, publicity
includes notices, informational pamphlets, press releases, research, reports, signs, and similar public notices
prepared by or for the Other Party individually or jointly with others, or any subcontractors, with respect to
the program, publications, or services provided resulting from a work order contract.
17.2. Data Practices Act. Section 17.1 is not intended to override the Other Party’s responsibilities under the
Minnesota Government Data Practices Act.
18. Governing Law, Jurisdiction, and Venue
18.1. Minnesota law, without regard to its choice‐of‐law provisions, governs this master contract and all work
order contracts. Venue for all legal proceedings out of this master contract or any work order contracts, or
the breach of any such contracts, must be in the appropriate state or federal court with competent
jurisdiction in Ramsey County, Minnesota.
19. Prompt Payment; Payment to Subcontractors
19.1. The parties must make prompt payment of their obligations in accordance with applicable law. As required
by Minn. Stat. § 16A.1245, when the Other Party lets a contract for work pursuant to any work order, the
Other Party must require its contractor to pay all subcontractors, less any retainage, within 10 calendar days
of the prime contractor's receipt of payment from the Other Party for undisputed services provided by the
subcontractor(s) and must pay interest at the rate of one and one‐half percent per month or any part of a
month to the subcontractor(s) on any undisputed amount not paid on time to the subcontractor(s).
20. Minn. Stat. § 181.59.
20.1. The Other Party will comply with the provisions of Minn. Stat. § 181.59 which requires: Every contract for or
on behalf of the state of Minnesota, or any county, city, town, township, school, school district, or any other
district in the state, for materials, supplies, or construction shall contain provisions by which the Contractor
agrees: (1) That, in the hiring of common or skilled labor for the performance of any work under any
contract, or any subcontract, no contractor, material supplier, or vendor, shall, by reason of race, creed, or
color, discriminate against the person or persons who are citizens of the United States or resident aliens
who are qualified and available to perform the work to which the employment relates; (2) That no
contractor, material supplier, or vendor, shall, in any manner, discriminate against, or intimidate, or prevent
the employment of any person or persons identified in clause (1) of this section, or on being hired, prevent,
or conspire to prevent, the person or persons from the performance of work under any contract on account
of race, creed, or color; (3) That a violation of this section is a misdemeanor; and (4) That this contract may
be canceled or terminated by the state, county, city, town, school board, or any other person authorized to
grant the contracts for employment, and all money due, or to become due under the contract, may be
forfeited for a second or any subsequent violation of the terms or conditions of this contract.
21. Termination; Suspension
21.1. Termination by the State for Convenience. The State or commissioner of Administration may cancel this
MPC and any work order contracts at any time, with or without cause, upon 30 days written notice to the
Other Party. Upon termination, the Other Party and the State will be entitled to payment, determined on a
pro rata basis, for services satisfactorily performed.
21.2. Termination by the Other Party for Convenience. The Other Party may cancel this MPC and any work order
contracts at any time, with or without cause, upon 30 days written notice to the State. Upon termination,
MnDOT Contract Number: 1050199
11
the Other Party and the State will be entitled to payment, determined on a pro rata basis, for services
satisfactorily performed.
21.3. Termination for Insufficient Funding. The State may immediately terminate or suspend this MPC and any
work order contract if it does not obtain funding from the Minnesota legislature or other funding source; or
if funding cannot be continued at a level sufficient to allow for the payment of the services covered here.
Termination or suspension must be by written or fax notice to the Other Party. The State is not obligated to
pay for any services that are provided after notice and effective date of termination or suspension.
However, the Other Party will be entitled to payment, determined on a pro rata basis, for services
satisfactorily performed to the extent that funds are available. The State will not be assessed any penalty if
the master contract or work order is terminated because of the decision of the Minnesota legislature or
other funding source, not to appropriate funds. The State must provide the Other Party notice of the lack of
funding within a reasonable time of the State’s receiving that notice.
22. Data Disclosure
22.1. Under Minn. Stat. §270C.65, subd. 3, and other applicable law, the Other Party consents to disclosure of its
federal employer tax identification number, and/or Minnesota tax identification number, already provided
to the State, to federal and state tax agencies and state personnel involved in the payment of state
obligations. These identification numbers may be used in the enforcement of federal and state tax laws
which could result in action requiring the Other Party to file state tax returns and pay delinquent state tax
liabilities, if any.
23. Defense of Claims and Lawsuits
23.1. If any lawsuit or claim is filed by a third party (including but not limited to the Other Party’s contractors and
subcontractors), arising out of trunk highway work performed pursuant to a valid work order issued under
this MPC, the Other Party will, at the discretion of and upon the request of the State, tender the defense of
such claims to the State or allow the State to participate in the defense of such claims. The Other Party will,
however, be solely responsible for defending any lawsuit or claim, or any portion thereof, when the claim or
cause of action asserted is based on its own acts or omissions in performing or supervising the work. The
Other Party will not purport to represent the State in any litigation, settlement, or alternative dispute
resolution process. The State will not be responsible for any judgment entered against the Other Party, and
will not be bound by the terms of any settlement entered into by the Other Party except with the written
approval of the Attorney General and the Commissioner of Transportation and pursuant to applicable law.
24. Additional Provisions
24.1. NONE
[THE BALANCE OF THIS PAGE HAS INTENTIONALLY BEEN LEFT BLANK]
MnDOT Contract Number: 1050199
12
OTHER PARTY
The Other Party certifies that the appropriate person(s)
have executed the contract on behalf of the Other Party
as required by applicable articles, bylaws, resolutions or
ordinances.
By:
Title:
Date:
By:
Title:
Date:
COMMISSIONER OF TRANSPORTATION
By:
Date:
Title:
COMMISSIONER OF ADMINISTRATION
By:
Date:
Mayor
City Manager
05/02/2022
05/02/2022
Exhibit A – Table of Technical Services
Master Partnership Contract Program FY 2023-2027
Date: 3/28/2022
Source
Code Title Description
1735 Bituminous Plant Inspection
Performing QA/QC physical testing at the plant; sampling and transporting of materials from the plant to the lab for lab testing,
plant reviews, and operations; investigating plant discrepancies; and other technical services in the plant or office associated with
bituminous plant inspection.
2830 Bridge Bearing Assemblies All tasks related to the repair and maintenance of fixed or expansion-bearing assemblies on bridges. Includes related traffic
2819 Bridge Curb, Walk And Railing
Repairing and maintaining bridge curb, walk, rail, coping, and fencing connected to the rail. Includes glare screen and median
barriers on bridges. Includes related traffic control.
2820 Bridge Deck
Work associated with bridge deck and slab repair regardless of removal depth or type of material used for patching. Includes deck
or slab overlays and replacements and underside deck delamination. Includes related traffic control.
2838 Bridge Deck Crack Sealing All tasks related to deck crack sealing. Includes related traffic control.
2827 Bridge Expansion, Relief Joints
All maintenance tasks associated with bridge expansion joints, except joint reestablishment. Includes tightening expansion device
bolts and replacing seal glands. Includes related traffic control.
2855 Bridge Inspection Direct Support Activities that support bridge inspection, but are not direct production (i.e., leadership, technical, administrative assistance.
2828 Bridge Inspection-Federal Fund
All bridge inspection tasks for non-MnDOT bridges funded by the federal Fracture-Critical Bridge Program (Project Code will begin
with TSL and with the local bridge number). Includes related inspection reports. For MnDOT Trunk Highway bridges (Project Code
begins with TSO followed by the bridge number) and local and Department of Natural Resources (DNR) (bridge number begins
with 9A follow by bridge number) bridge inspections to be billed to the local government or Department of Natural Resources
(DNR) use Source Code 2824.
2824 Bridge Inspection-Non-Federal
All tasks related to inventory, inspection, and load capacity rating work done on trunk highway bridges to meet the requirements
of the National Bridge Inspection System and/or Minnesota Bridge Safety Inspection Program or for billing to local governments.
Includes related inspection reports and deck condition surveys.
1421
Bridge Management System
Operation/Administration/Data Use for tasks related to the Bridge Management System, including operations, administration, or data entry.
2847 Bridge Poured/ Relief Joint Seal
All tasks associated with resealing bridge construction joints. Includes related traffic control. Related source type codes: Activities
that support bridge inspection, but are not direct production (i.e., leadership, technical, administrative assistance).
2829 Bridge Superstructure
All tasks to repair any bridge component above the bridge seat that is not included in other source codes. Includes repairs to all
types of bridge superstructure elements such as girders, beams, floor beams, trusses, stringers, t-beams, precast channels, and
box girders. Includes related traffic control.
2316 Brush & Tree Removal
Maintaining, watering, trimming, and removing highway right of way tree and brush. Includes chipping of tree limbs and stump
removal/grinding. Includes related traffic control.
0032 Business Unit Management
All expenses of business/office managers for general management and administration of support functions. includes
administering central facilities maintenance and facilities capital budgets.
3000 Class Of Frequency Coordination Use for frequency coordination done with APCO, AASHTO or FCCA.
Page 1 of 5
Source
Code Title Description
1733 Concrete Plant Inspections
Performing QA/QC physical testing at the plant; sampling and transporting of materials from the plant to the lab for lab testing,
plant reviews, and operations; investigating plant discrepancies; and other technical services in the plant or office associated with
stationary concrete plants or mobile concrete paving plant inspection.
1734 Construction Materials Inspections
Performing construction phase material inspection and engineering, for structural steel, precast and pre-stressed concrete,
reinforcement steel, and electrical products and related technical services in the field and office for materials to be used in
multiple projects. Includes travel time, sampling, and sample delivery. Includes tasks related to reviewing shop drawings furnished
by suppliers or fabricators and contractor working drawings or calculations, and for tasks related to structural metals inspection
(materials surveys, physical and chemical laboratory testing, material inspection and engineering, and technical services in the
field and offices).
1802 Construction Surveying Use for surveys to provide staking for the contractor's operations and for any other construction phase surveying
2106 Crack Sealing
All surface crack sealing, crack filling, or rout and seal operations. Includes related materials, hauling, stockpiling, and traffic
control.
3023 Elec Comm Eq Rep - Miles
0400 Equipment Calibration-Mat Insp Use when performing periodic equipment calibration for equipment used in the materials lab or on construction projects.
1800 Field Inspection
All construction project field inspection (not cyclical inspection of assets), including preparatory plans & spec review,
measurement, and verification other than environmental monitoring. Includes field inspection of materials such as gradations,
densities/DCP, proctors, compaction, slump tests, and field air tests. Witnessing claims, determination and computation of pay
quantities, materials control and certification for progress vouchers, but not for final payments. Includes collecting and
transporting samples for lab tests, but not the actual laboratory verifications. Includes all construction phase project related
activities for project and resident engineers such as problem resolution, guidance and direction to field technicians. Includes all
miscellaneous field engineering expenses used by district offices such as space rental, utilities, or other costs charged to the
construction project Includes all work associated with evaluation of implementation of intelligent compaction devices to
determine if construction contract terms have been met.
1040 Final Design Surveys
All district field and office tasks needed to respond to supplemental "Requests for Survey Data" and add the data to the surveys
base map or DTM.
0601 Gen Training Preparation - Delivery
Use for time, materials, and travel expenses when developing or delivering training. includes course preparation, designing
materials, and managing training records.
2210 Guardrail-Install/Repair/Maintenance
Install, repair, or maintain low tension cable, plate beams, and end treatments; cable tension adjustments; and reflector
replacement. includes related traffic control.
2624 Indirect Expense Indirect shop expenses and shop equipment. Allocate to mobile equipment.
1871 Lighting Maintenance & Utilities
All work related to installing, maintaining, restoring, or removing highway lighting systems and fixtures. Includes repairing,
maintaining, or replacing supports necessary for roadway lighting luminaries. Includes patrol highway lighting, inspect lighting
structures, electrical service for highway lighting, re-lamping, pump stations, anti-icing systems, truck roll-over warning systems
and electrical repairs. Includes traffic control in support of roadway lighting activities. Use for tasks related to public
inquiries/complaints, review utility billings, provide data, and conduct field reviews.
Page 2 of 5
Source
Code Title Description
1875 Locate One Call
Finding and marking locations of buried conduit, cables, hand holes, loops, etc. in order to maintain or repair the traffic
management system, signal systems, or roadway lighting systems.
1732 Material Testing & Inspection
Performing construction phase and research physical and chemical laboratory testing, and related technical services in the
districts and central labs, and for performing research and construction phase non-destructive testing materials surveys, and
related technical services in the field and offices. Includes detour surveys. Non-destructive tests include, skid resistance and falling
weight deflectometer (FWD) testing.
2660 Misc Revenue
Used only by Office of Financial Management for billing and deposit transactions and to record payments to the department for
gravel sold to contractors and others.
2822 Miscellaneous Bridge Maintenance
Miscellaneous maintenance tasks performed on a specific bridge or structure not covered by other source codes. Includes work
on items such as stairways, drains, fencing, light bases, transient guards, and access doors. Includes transient removal, ordering
materials, and picking up equipment. Includes related traffic control.
3049
On Call Electronic Communications Infrastructure
Maintenance To be used by Statewide Radio Communications personnel to record on-call time.
2142 Overhead Sign Panel Maintenance
Work related to the repair and replacement of overhead sign panels, extruded sign panels mounted on I-beams, and overhead
sign structures. Includes related cable locates and traffic control. Does not include structural work.
2102 Patching Related source type codes: 2103-Heavy patching, 2104-Bituminous paving, 2105-Blow patching
1520 Pavement Management System
For tasks related to the operation of the pavement management system, including development and maintenance/technical
support. Includes tasks to meet needs external to MnDOT.
2406 Plowing & Material Application
Shoulder to shoulder snow removal operation, winging back, snow blowing drifts, and the application of de-icing chemicals using
mobile equipment. Includes changing cutting edges during event and related traffic control.
3005 Radio - Mobile Equipment
Use for the repair and preventative maintenance of all equipment associated with wireless two-way radio communications
systems (includes mobile radios, portable radios, base stations, console workstations, recorders, etc.). Non-MnDOT equipment -
Must use Project number assigned to requesting agency (State Patrol, DNR, BCA, Fire Marshall). See OSRC Project Code list.
3027 Radio Programming
Creating or modifying radio frequency programs and programming mobile and portable radios. Does not include mobile radios
used as fixed base radios as part of the Inter-OP System (Use 3009).
3002 Radio/Electronic Infrastructure
Use for the repair and preventative maintenance of all equipment associated with wireless two-way radio communications
systems (includes mobile radios, portable radios, base stations, console workstations, recorders, etc.). Non-MnDOT equipment -
Must use Project number assigned to requesting agency; Department of Public Safety (DPS) includes State Patrol (SP) Bureau of
Criminal Apprehension (BCA), Fire Marshall); does not include Department of Natural Resources (DNR). See OSRC Project
3007 Radio/Electronic System Engineering Use for design of microwave, radio and miscellaneous electronic systems.
3009 Radio/Electronic System Upgrade & Installation
Use for the installation and other services needed to provide major system upgrades or improvements to wireless or electronic
systems. Use for all work performed to correct or repair deficiencies found in a new installation.
1716 Record Sampling
Used by Materials and Research Section and district materials staff to verify inspector" sampling and testing procedures and
checking inspectors' equipment during project construction as required by FHWA. Use when performing field tests on split
sample.
Page 3 of 5
Source
Code Title Description
2222 Sign/Delineation/Marker Repair
Replacing, repairing, and washing signs (including temporary stop signs). Includes re-sequencing intersection signing and
repair/replace overhead and extrude signs mounted on I-beams. Includes related cable locates and traffic control.
1182 Soils/Foundation Field/Laboratory Tests
All laboratory testing necessary to provide geotechnical information to complete roadway soils recommendations and approvals
for use in the development of Final Design Plans and Special Provisions. Lab work includes R-value, resilient modulus, soil
classification, gradation, proctor testing, unconfined compression, consolidation, direct simple shear, direct sheer, permeability
and triaxial tests.
1879 State Furnished Materials
Use to record labor hours, equipment usage, and material costs to supply state furnished materials to a state road construction
project with federal participation.
1738 State Project - Specific Materials Inspection
Performing material inspection and engineering for materials designated for a specific construction project (SP). Generally applies
to inspection of such things as structural steel, prestressed concrete items, and most precast concrete items and related technical
services in the field and offices when related to a particular SP. Use for SP specific tasks related to performing the review of shop
drawings furnished by suppliers or fabricators and contractor working drawings or calculations, and for tasks related to structural
metals inspection (materials surveys, physical and chemical laboratory testing, material inspection and engineering and technical
services in the field and offices).
1434 Structural Metals Inspection-Non DOT
Reviewing shop drawings furnished by suppliers, fabricators, and contractors (working drawing or calculations), and for tasks
related to structural metals inspection (materials surveys, physical and chemical laboratory testing, material inspection and
engineering, and technical services in the field and offices) for local agency projects.
2629 Supplies & Small Tools Shop tools, small equipment, and supplies that cannot be directly charged to a mobile equipment unit.
0152 Support Services
Work that supports general office management, system management such as entering data into SWIFT, PPMS, PUMA and other
MnDOT systems, attending staff meetings and other indirect support activities.
1312 Tech Assist-Outside MnDOT Use when providing technical assistance to an organization external to MnDOT.
3025 Tower/Building Maintenance
Use for all tasks related to the maintenance of a tower building or site. Includes towers, buildings, generators, LP system, fencing,
landscaping, grounding, ice bridge, cable management, climbing ladders, card key systems, and HVAC.
1876 Traffic Counting
Use to record labor, equipment usage, and material costs for activities related to traffic counts made for statewide traffic
monitoring or traffic operations. Includes all activities related to traffic counting, such as taking requests, assigning priorities,
collecting field data, processing data, and developing new techniques for collection.
1501 Traffic Management System (TMS)
Used by traffic operations staff for all tasks that support the RTMC's operations center (or TOCC) providing traveler information,
managing incidents and monitoring the FMS. Includes dynamic message sign maintenance, ramp meter maintenance, camera
maintenance, and loop detection activities. Includes maintenance activities related to any ITS or TMS device such as RTMC cables,
monitor wall, switchers, routers, or modems. Use to record all costs for maintenance activities related to traffic management fiber
optics. Use for tasks related to maintaining traffic operations software including minor software enhancements and fixes. Use
when providing traffic operations technical assistance external to MnDOT. Use with
Page 4 of 5
Source
Code Title Description
1513 Traffic Management System (TMS) Integration
For tasks associated with the incorporation of new and existing TMS devices (cameras, loops, DMS, and other ITS devices) into
existing infrastructure to ensure proper operation. Use with the Construction/Program Delivery Appropriation.
1500 Traffic Mgt System Maintenance
Used by staff to maintain various Intelligent Transportation System (ITS) devices such as dynamic message signs, ramp meters,
cameras, detection, cables, RICWS, video wall monitors, switches, routers or modems. Used to record all costs for maintenance
activities related to traffic management fiber optics. Not to be used for Lighting or Traffic Signal maintenance.
1721 Traffic Sign Work Orders Use for work involved in preparing work orders for traffic signs. Use only with Maintenance Operations appropriation (T790081).
2863 Traffic Signal Inspection
Work related to cyclical structural and electrical inspection and preventive maintenance checks of traffic signal
systems/structures. Includes labor, equipment, materials, and traffic control.
1870 Traffic Signal Maintenance
Work related to the structural repair and replacement of traffic signal system structures and all electrical maintenance for traffic
signal systems including electrical power, labor, equipment materials, GSOC locates, traffic control and responses to public
inquiries.
2834 Waterway Maintenance
All tasks related to waterway maintenance for deck bridges. Includes debris removal, waterway cleanup, channel repair, and
channel protection repair that is not part of slope protection. Includes related traffic control.
Page 5 of 5
APPRAISAL REPORT
Project: CSAH 21 Reconstruction Project
Parcel: #1
County: Scott County
Owner: ABHE & Svoboda, Inc.
Parcel Address: Unaddressed Industrial Lane SE
Prior Lake, MN
Report Prepared For:
SRF Consulting / City of Prior Lake
Report Prepared By:
Kelly Lindstrom
Date of Valuation: November 12, 2021
Parcel #1: ABHE & Svoboda, Inc.
2
Kelly Lindstrom, Certified General Appraiser
10779 Falling Water Lane - Unit C, Woodbury, MN 55129
651-436-8842
December 9, 2021
Mr. Ken Helvey, Principal
SRF Consulting
3701 Wayzata Boulevard Suite 100
Minneapolis, MN 55415-3791
RE: Appraisal Report for Parcel #1
CSAH 21 Reconstruction Project
ABHE & Svoboda, Inc. Property
Dear Mr. Helvey:
Pursuant to your request, a market value appraisal has been performed and an appraisal report
prepared for the above referenced property. The appraisal estimates the November 12, 2021
(the date of the most recent property inspection) fee simple market value of the subject before
and after the proposed acquisition including valuation of any impacted site improvements and/or
temporary construction easement(s). The report is subject to the certification, assumptions and
limiting conditions herein stated. This appraisal values the subject property, before and after the
acquisition, as vacant industrial/business park land applying the hypothetical condition that the
subject has been rezoned for industrial/business park utilization consistent with its guiding in the
City’s 2040 Comprehensive Plan. The methods and reasoning used in the analyses, as well as
the data gathered during the investigation of the property and marketplace, are also detailed in
this report.
After careful consideration of all the pertinent factors influencing market value, it is my opinion
that the fee simple market value of the acquisition as of November 12, 2021, is computed as
follows:
Estimated Value Before Proposed Acquisition: $1,230,800.00
Estimated Value After Proposed Acquisition: $1,223,300.00
Diminution in Value: $7,500.00
Parcel #1: ABHE & Svoboda, Inc.
3
The allocation of the acquisition is as follows:
Permanent Trail, Drainage, and Utility Easement: $5,500.00
Temporary Construction Easement (18 months*): $2,000.00
Affected Site Improvements: $0.00
Estimated Damages: $7,500.00
*The cost to extend the construction easement an additional twelve months (through June 30,
2024) is estimated to be $1,350.
This appraisal report has been completed in conformance with the Uniform Standards of
Professional Appraisal Practice (USPAP) of The Appraisal Foundation, Code of Professional
Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and (Mn/DOT)
Right-of-Way (R/W) Manual, Section 200. All statements of fact contained in this report upon
which the analyses, opinions, and conclusions expressed herein are based, are true and correct
to the best of my knowledge.
Please feel free to contact me if you have any questions regarding this report. Thank you for the
opportunity to assist you in this valuation matter.
Respectfully Submitted,
Kelly Lindstrom, Certified General Appraiser
Minnesota Certified General Appraiser License #20315256
Parcel #1: ABHE & Svoboda, Inc.
4
Table of Contents
Table of Contents 4
Summary & Conclusions - Partial Acquisition 5
Certifications 7
Introduction 9
Intended Use of the Report (Purpose and Function of the Report) 9
Date of Valuation 9
Property Rights Appraised 9
Market Value 9
Exposure Time and Marketing Time 10
Assumptions and Limiting Conditions 10
Extraordinary Assumptions & Hypothetical Conditions 12
Competency 13
Executive Summary 14
Scope of Appraisal 15
Larger Parcel Consideration 16
Discussion of Assignment and Conditions 17
The Appraisal Process 17
Approaches Used in This Appraisal Assignment 18
Research and Analysis Applied 18
Property Identification 19
Subject Description 20
Zoning 22
Highest and Best Use 27
Before Acquisition Valuation 34
The Proposed Acquisition 44
After Acquisition Valuation 47
Affected Site Improvements 48
Summary and Final Analysis 48
ADDENDA 50
Easement Valuation Matrix
Appraisers’ Certifications & Qualifications
Glossary of Terms
Parcel #1: ABHE & Svoboda, Inc.
5
Summary & Conclusions - Partial Acquisition
Project:
CSAH 21 Reconstruction
Project Parcel: Parcel #1
County:
Scott
Owner: ABHE & Svoboda, Inc.
Property Address:
Unaddressed Industrial Lane
SE
Prior Lake, MN
Valuation Date: November 12, 2021
Inspection
Date: November 12, 2021
Rights & Interests: Fee Simple
Zoning:
R-1: Low Density
Residential
(Valued as C-3: Business
Park District) Present Use: Vacant Land
Highest & Best Use
Before:
Industrial/business park
development After:
Industrial/business park
development
Effective Land
Area Before: 241,322 SF (5.54 AC) *
Effective Land
Area After:
241,322 SF with 1,416 SF
encumbered by the proposed
trail/drainage easement
Type of Building: None
*Per Scott County Property Records and may
include areas encumbered by easements
located in setback areas.
ALLOCATION OF ACQUISITION
Size Value/SF
Permanent Trail, Drainage, and
Utility Easement: 1,416 SF x $5.10/SF x 75%
Rounded: $5,500.00
Temporary Easement: 3,245 SF $2,000.00
Impacted Improvements: None $0.00
TOTAL ACQUISITION VALUE $7,500.00
Appraised by: Kelly Lindstrom Date: December 9, 2021
Appraised by: Lois Davis Date: December 9, 2021
Parcel #1: ABHE & Svoboda, Inc.
6
ESTIMATE OF VALUE BEFORE ACQUISITION
# Units Price/Unit
Unencumbered Land Value*: 241,322 SF $5.10/SF $1,230,800.00 Rounded
Total: 241,322 SF
Total Land Value Before Acquisition
(Rounded):
$1,230,800.00
ESTIMATE OF VALUE AFTER ACQUISITION
# Units Price/Unit
Unencumbered Land Value*: 239,906 SF $5.10/SF $1,223,500.00 Rounded
Encumbered Land Value: 1,416 SF $5.10 x 25% $1,800.00
Total: 241,322 SF $1,225,300.00
Temporary Easement Value (18
months**):
($2,000.00)
Affected Site Improvements Value: ($0.00)
Total Land Value Before Acquisition
(Rounded):
$1,223,300.00
TOTAL ACQUISITION VALUE
Rounded to: $7,500.00
*Includes areas encumbered by exiting easements in setback areas
**The cost to extend the temporary construction easement an additional twelve months
is estimated to be $1,350.
Parcel #1: ABHE & Svoboda, Inc.
7
CERTIFICATION
Project: CSAH 21 Reconstruction Project
Parcel: #1 - ABHE & Svoboda, Inc.
I hereby certify:
That on November 12, 2021, Kelly Lindstrom, Certified General Appraiser, personally inspected the property herein appraised
and that she has afforded the property owner(s), ABHE & Svoboda, Inc., the opportunity to accompany her at the time of the
inspection. The property owners did not accompany the appraiser. She has also personally made a field inspection, to the
extent possible, of the comparable sales relied upon in making said appraisal. The subject and the comparable sales relied
upon in making said appraisal were as represented by the photographs contained in this appraisal report.
That to the best of my knowledge and belief the statements contained in the appraisal hereinabove set forth are true , and the
information upon which the opinions expressed therein are based is correct, subject to the limiting conditions herein set forth.
That I understand that said appraisal is to be used by SRF Consulting on behalf of the City of Prior Lake for negotiation
purposes related to a proposed acquisition for the CSAH 21 Reconstruction Project located along the roadway frontage of the
subject.
That such appraisal has been made in conformity with the appropriate State laws, regulations, policies and procedures
applicable to real property appraisal and to the best of our knowledge no portion of the value assigned to such property
consists of items which are non-compensable under established State or Federal law.
That neither my employment nor my compensation for making this appraisal and report are in any way contingent upon the
values reported herein.
That I have performed no services as an app raiser or in any other capacity regarding the property that is the subject of this
report within the three-year period immediately preceding acceptance of this assignment.
That I have no direct or indirect present or contemplated future personal interest in such property or in any benefit from the
acquisition of such property appraised.
That in making this appraisal, I have disregarded any increase or decrease in the before value caused by the project for whic h
the property is being acquired.
That I will not reveal the findings and results of such appraisal to anyone other than the proper officials of SRF Consulting
and/or the City of Prior Lake, or its assigns, until authorized by agency officials to do so, or until we are required to do so, by
due process of law, or until we are released from the obligation by having publicly testified as to such findings.
That the reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with
the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute .
That use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized
representatives.
As of the date of this report, I, Kelly Lindstrom, have completed the Standards and Ethics Educatio n Requirement for the
Candidates of the Appraisal Institute.
That my independent opinion of the market value of the proposed acquisition as of November 12, 2021 (the most recent
inspection date) is $7,500.00, and the conclusion set forth in this appraisal was reached without collaboration or direction as
to value.
Dated: December 9, 2021
Kelly A. Lindstrom; Certified General Appraiser; Minn. #2031526
Parcel #1: ABHE & Svoboda, Inc.
8
CERTIFICATION
Project: CSAH 21 Reconstruction Project
Parcel: #1 ABHE & Svoboda, Inc.
I hereby certify:
That on November 12, 2021, Lois Davis inspected the property herein appraised. She has also personally made a field
inspection, to the extent possible, of the comparable sales relied upon in making said appraisal. The subject and the
comparable sales relied upon in making said appraisal were as represented by the photographs contained in this
appraisal report.
That to the best of my knowledge and belief the statements contained in the appraisal hereinabove set forth are true
and the information upon which the opinions expressed therein are based as correct, subject to the limiting conditions
herein set forth.
That I understand that said appraisal is to be used by SRF Consulting on behalf of the City of Prior Lake for negotiation
purposes related to a proposed acquisition for the CSAH 21 Reconstruction Project located along the roadway frontage
of the subject.
That such appraisal has been made in conformity with the appropriate State laws, regulations, policies, and procedures
applicable to real property appraisal and that to the best of our knowledge no portion of the value assigned to such
property consists of items which are non-compensable under established State or Federal law.
That neither my employment nor my compensation for making this appraisal and report are in any way contingent upon
the values reported herein.
I have performed no services as an appraiser or in any other capacity, regarding the property that is the subject of this
report within the three-year period immediately preceding acceptance of this assignment.
That I have no direct or indirect present or contemplated future personal inter est in such property or in any benefit from
the acquisition of such property appraised.
That in making this appraisal, I have disregarded any increase or decrease in the before value caused by the project
for which the property is being acquired.
That I will not reveal the findings and results of such appraisal to anyone other than the proper officials of SRF
Consulting and/or the City of Prior Lake, or its assigns, until authorized by agency officials to do so, or until we are
required to do so, by due process of law, or until we are released from the obligation by having publicly testified as to
such findings.
That my independent opinion of the market value of the proposed acquisition as of November 12, 2021 (the most recent
inspection date) is $7,500.00, and the conclusion set forth in this appraisal was reached without collaboration or
direction as to value.
Dated: December 9, 2021
Lois Marie Davis, Residential Appraiser-Trainee, MN 40078294
Parcel #1: ABHE & Svoboda, Inc.
9
Introduction
This report is designed to comply with the reporting requirements of Standards Rule 2 -2
of the Uniform Standards of Professional Appraisal Practice which addresses report
specifications. The appraisal is presented in an “Appraisal Report” format, as descri bed
in 2020 - 2021 USPAP Standards Rule 2-2 (a). Supporting documentation not contained
in the report is retained in the appraiser’s work file. The depth of data and analysis
contained in this report is specific to the needs of the client, SRF Consulting on behalf of
the City of Prior Lake and for the intended use of acquiring permanent right of way related
to the CSAH 21 Reconstruction Project. The subject property is 241,322 (+/- 5.54 acres)
of land addressed as Unaddressed Industrial Lane SE located in Prior Lake, MN. The
subject property is valued with an industrial/business park zoning (hypothetical condition,
please see that section of this report).
Intended Use of the Report (Purpose and Function of the Report)
The intended use (purpose) of this appraisal is to provide an opinion of market value for
the client, SRF Consulting on behalf of the City of Prior Lake, and its assigns, whose
representatives intend to use this report (function) for negotiation purposes related to a
proposed acquisition that includes permanent right of way related to the CSAH 21
Reconstruction Project.
Date of Valuation
The date of valuation is the date of the most recent property inspection, November 12,
2021.
Property Rights Appraised
The subject property is appraised by estimating the market value of the fee simple interest
of the subject’s underlying land. Fee Simple Interest, as considered throughout this report
is defined on pg. 90 of The Dictionary of Real Estate Appraisal, Sixth Edition, as:
“Absolute ownership unencumbered by any other interest or estate, subject only
to the limitation imposed by the governmental powers of taxation, eminent domain,
police power and escheat”.
Market Value
Market Value is defined in The Dictionary of Real Estate Appraisal, Sixth Edition, as:
"The most probable price that 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 and knowledgeably, and assuming the
price is not affected by undue stimulus. Implicit in this definition is the
consummation of a sale as of a specified date and the passing of title
from seller to buyer under conditions whereby:
• Buyer and seller are typically motivated;
Parcel #1: ABHE & Svoboda, Inc.
10
• Both parties are well informed or well advised and acting
in what they consider their best interests;
• A reasonable time is allowed for exposure in the open
market
• Payment is made in terms of cash in U.S. dollars or in
terms of financial arrangements comparable thereto; and
• The price represents the normal consideration for the
property sold unaffected by special or creative financing
or sales concessions granted by anyone associated with
sale.”
Market value, unless otherwise noted, shall represent cash equivalent terms where the
seller receives all cash for their interest. The property may be financed at typical market
terms under this definition.
Exposure Time and Marketing Time
Exposure Time and Marketing Time are defined within The Dictionary of Real Estate
Appraisal, Sixth Edition, as:
Exposure Time: “The estimated length of time that the property interest being
appraised would have been offered on the market prior to the hypothetical
consummation of a sale at market value on the effective date of the appraisal; a
retrospective opinion based on an analysis of past events assuming a competitive
and open market.”
Marketing Time: “An opinion of the amount of time it might take to sell a real or
personal property interest at the concluded market value level during the period
immediately after the effective date of an appraisal. Marketing time differs from
exposure time, which is always presumed to precede the effective date of an
appraisal.”
The market values are based on the property having approximately three to six months
of exposure time prior to the effective date of the appraisal, which is typical of the market
as of the effective date of the appraisal, November 12, 2021. The marketing time of the
subject property is considered to be approximately three to six months.
Assumptions and Limiting Conditions
The certification of this appraisal report is subject to the following assumptions and limiting
conditions:
1. This appraisal values the subject property (land only) as the improvements are not
anticipated to be impacted by the acquisition.
2. The Appraiser assumes no responsibility for matters of a legal nature affecting the
property appraised or the marketability of the title.
Parcel #1: ABHE & Svoboda, Inc.
11
3. The property is assumed to be under responsible ownership and management.
4. The property is appraised as though clear and free of any liens, encumbrances, or
indebtedness, unless stated otherwise.
5. To the best of this appraiser's belief, the information contained in this report is true
and reported correctly. The information in this report, while not guaranteed, has
been taken from sources or records believed to be reliable.
6. The Appraiser assumes that there exist no hidden defects with the site, sub-soil,
or improvements, which would render it more or less valuable.
7. Disclosure by the Appraiser of the contents of this appraisal report is subject to
review in accordance with the by-laws and regulations of the professional appraisal
organizations with which the Appraiser is affiliated.
8. The Appraiser is not required to appear in court or give testimony because of
having made this report, unless arrangements have been made in advance.
9. This report, or any portions thereof, will not be distributed, or otherwise
disseminated, to anyone other than the person who commissioned this or those
involved in the certification, except as required by law.
10. This entire appraisal report must be con sidered as a whole, and any excerpts or
portions from this report cannot be considered separately.
11. It is assumed that there is full compliance with all applicable federal, state and local
environmental regulations and laws, as well as applicable zoning regulations and
restrictions, unless otherwise stated in this report.
12. It is assumed that all required licenses, consents or other authority from any local,
state, or federal governments have been obtained or can be renewed.
13. It is assumed that the subject improvements, if any, are within the stated
boundaries, and that there are no encroachments on neighboring property, or
neighboring encroachments on the subject property, unless otherwise stated in
this report.
14. The existence of potentially hazardous material such as urea-formaldehyde foam
insulation, asbestos, and the existence of toxic water, toxic waste, or radon gas
may have an effect on the value of the property. The Appraiser is not qualified to
determine if such substances are present. The client may wish to consult an expert
in this field.
Parcel #1: ABHE & Svoboda, Inc.
12
15. Acceptance of or use of this appraisal report constitutes an understanding of and
acceptance of these assumptions and limiting conditions.
Extraordinary Assumptions
An extraordinary assumption is something specific to the particular assignment that is
assumed to be true but is not certain. If it turns out to be untrue, the value conclusion
would be impacted. It is different from a general assumption, which could be applicable
to any assignment. We relied on information provided and made available by SRF
Consulting on behalf of the City of Prior Lake as to the subject's and comparable sales'
sizes and characteristics not readily apparent during the property inspections. We relied
on information provided by Scott County as to effective site size (includes areas
encumbered by existing easements located within setback areas). We relied on
information contained in the Scott County property records as to site size; topography;
and other characteristics that may not be apparent based on visual inspections. We relied
on the parcel staking as to impacted site improvements and believe that the sign is outside
of the acquisition area and will not be impacted by the project. If the staking is inaccurate
or if additional site improvements are impacted by the acquisition, value conclusions could
be impacted. The following general assumptions have been made related to the
proposed project:
1. There will be no interruption of access to the subject resulting from the project.
2. There will be no damages to subject improvements unless stated within this report.
3. The areas impacted by the project will be repaired or replaced in a similar fashion
to that prior to the project.
4. The temporary easement acquisition area is being returned to its pre-acquisition
elevation with no significant slope changes.
If any of these assumptions is incorrect, value conclusions may be impacted. No
extraordinary assumptions were utilized in this report unless otherwise noted.
Hypothetical Conditions
A hypothetical condition is a condition, directly related to a specific assignment, which is
contrary to what is known by the appraiser to exist on the effective date of the assignment
results but is used for the purpose of analysis. We valued the subject as though it were
currently zoned C-3: Business Park District as supported by the city’s comprehensive
plan (Planned Industrial Development) and as indicated by the City of Prior Lake’s
Community Development Department. No additional hypothetical conditions were utilized
in this report unless otherwise noted.
Parcel #1: ABHE & Svoboda, Inc.
13
Competency
The appraisers certify that they have the knowledge and experience to co mplete this
appraisal assignment competently. The Certified General Appraiser, Kelly Ann
Lindstrom, has extensive real estate appraisal background in terms of education and
appraisal experience. She has considerable experience appraising real estate in b oth
the Twin City Metropolitan Area market and outstate Minnesota. Both appraisers
researched the local real estate market to assure a complete understanding of the
external influences that affect value in the project area, specifically Scott County,
Minnesota. Therefore, Kelly Ann Lindstrom, Certified General Appraiser, is competent to
complete this appraisal assignment. Lois Marie Davis aided in the preparation of this
appraisal report.
Parcel #1: ABHE & Svoboda, Inc.
14
Executive Summary
Address: Unaddressed Industrial Lane SE; Prior Lake, MN
Project Information: CSAH 21 Reconstruction Project; Parcel #1
Property Type: Industrial property
Owner: ABHE & Svoboda, Inc.
Interests Appraised: Fee simple estate
Appraisal Purpose: Provide a market value estimate of the subject’s permanent diminution in value, temporary construction
easement, and any acquired site improvements related to the CSAH 21 Reconstruction Project.
Appraisal Use: SRF Consulting on behalf of The City of Prior Lake will utilize the report for negotiation purposes related to
a proposed acquisition for the CSAH 21 Reconstruction Project.
Improvement Description: None (vacant land)
Site Description: Shape: Generally rectangular
Location: Unaddressed Industrial Lane SE, Prior Lake, MN
Effective Size Before Acquisition: 241,322 SF (+/- 5.54 AC)
Permanent Trail, Drainage, and Utility Easement: 1,416 SF
Effective Size After Acquisition: 241,322 SF including 1,416 SF encumbered by the proposed trail and
drainage and utility easement
Temporary Construction Easement: 3,245 SF
Topography: Level to gently sloping
Impacted Site Improvements: None
Impacted Structural Improvements: None
Zoning: R-1: Low Density Residential valued as C-3: Business Park District
Present Use: Vacant land
Highest and Best Use
Before and After Acquisition
-as Vacant:
Industrial/business park development
Five Year Sales History: The property has been owned by the current property owner for over five years.
Scott County Property I.D.
#:
PID# 254760010
Partial Legal Description: Tract A, except the East 450.00 feet; Registered Land Survey No. 98, Files of the Registrar of Titles, Scott
County, Minnesota.
Total Assessor’s Market
Value (Payable 2021):
For Taxes Payable 2021:
For Taxes Payable 2022:
ASSMT YR
2020
2021
LAND
$1,201,800
$1,222,100
BUILDING(S)
$0
$0
TOTAL
$1,201,800
$1,222,100
Payable 2021 Property Tax
& Assessments:
$35,134
Estimated Permanent Diminution in Land
Value: $5,500.00
Estimated Temporary Construction Easement
Value: $2,000.00
Estimated Affected Site Improvements Value: $0.00
Estimated Total Value of Acquisition: $7,500.00
Date of Valuation: November 12, 2021 (Date of the Most Recent Inspection)
Appraiser(s): Kelly Ann Lindstrom, Certified General Appraiser, MN 20315256
Lois Marie Davis, Residential Appraiser: Trainee, MN 40078294
Parcel #1: ABHE & Svoboda, Inc.
15
Scope of Appraisal (Appraisal Methodology)
The scope of the assignment relates to the extent and manner in which research is
conducted, data is gathered, and analysis is applied, all based upon the following
problem-identifying factors stated elsewhere in this report:
1. Client
2. Intended use
3. Intended user
4. Type of opinion
5. Effective date of opinion
6. Relevant characteristics about the subject
The appraisal task is to estimate the subject’s market value as of the effective date of this
report. The appraisal has been performed in compliance with the Code of Professional
Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.
Appraisal Methodology Summary
The following data and concepts pertaining to the subject property have been examined
and analyzed.
• Physical characteristics of the real property including:
1. Inspection of subject on November 12, 2021 in order to gather
information about the subject’s characteristics as relevant to the
valuation;
2. Review of county aerial and Google Earth aerial images;
3. Analysis and observations of the local market and the subject’s
location and place within this local market
• Non-physical characteristics of the real property including:
1. Property rights
2. Legal description
3. Existing easements
4. Tax and assessment data
5. Zoning data
6. Future land use data
• Observations and data regarding the subject’s market and indicators within
this market (by reviewing sales of properties from Scott County Assessor’s
Office, MLS, RediComp and/or commercial listing services) including:
1. Comparative analysis of factors considered relevant that influence
value
2. Supply and demand generators of the market
Parcel #1: ABHE & Svoboda, Inc.
16
3. Financing options available within the market
4. Perception of the future market
• Utilizing the above data and concepts, the following analyses occurred:
1. Highest and best use of the subject property
2. All three approaches to value were considered. Given the subject is
being valued as vacant, the sales comparison approach was
considered applicable and therefore utilized.
3. After gathering, verifying through public record searches and
independent verifications with transaction participant(s) and
analyzing the relevant data, the estimated market value was
estimated for the subject property as vacant.
4. Reconciliation and final estimate of value
• This Appraisal Report was prepared and summarizes the data, work
performed, analysis, and conclusions.
Larger Parcel Consideration
The appraisers conducted a larger parcel consideration to allow for an examination of the
highest and best use potential of the subject property. The Dictionary of Real Estate
Appraisal defines the Larger Parcel as follows: “In condemnation, that tract or tracts of
land which are under beneficial control of a single individual or entity and have the same
or an integrated highest and best use. Elements for consideration by the appraiser in
making a determination in this regard are contiguity, or proximity, as it bears on the
highest and best use of the property, unity of ownership, and unity of highest and best
use.” In relative terms, the appraiser must consider the Larger Parcel in the above terms
and in terms of highest and best use; and for purposes of just compensation its most
advantageous use as it actually affects the present market value. The Larger Parcel (as
defined in The Dictionary of Real Estate Appraisal) is considered to be the subject of this
report as shown in the below aerial map:
Larger Parcel
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Discussion of Assignment and Conditions
SRF Consulting, on behalf of The City of Prior Lake, requested we perform an appraisal
to estimate damages relating to a proposed acquisition. The acquisition is a portion of a
generally rectangular shaped tract, owned by ABHE & Svoboda, Inc. addressed as
Unaddressed Industrial Lane SE, Prior Lake, MN. Effective parcel size, before the
acquisition, is considered to be 241,322 SF (+/- 5.54 AC) and is net of existing right of
way easements but includes areas encumbered by existing easements located in the
setback areas. The proposed acquisition contains a 1,416 SF permanent trail, drainage,
and utility easement and a 3,245 SF temporary construction easement as shown on the
parcel sketch within this report. The temporary construction easement is expected to
encumber the area for eighteen months (through June 30, 2023). The City of Prior Lake
requested a valuation of a possible twelve-month extension (through June 30, 2024).
The Appraisal Process
A property’s value can be estimated through three approaches to value. The three
approaches are based on the market’s interpretations of value, and they are the cost
approach, the income approach, and the market approach. They are described briefly as
follows:
The Cost Approach: The cost approach estimates the current replacement or
reproduction cost of the impacted improvements (main structures and site
improvements). Depreciation is then subtracted from the base replacement or
reproduction cost. There are three sources of depreciation: physical depreciation
(deterioration), functional obsolescence, and external (economic) obsolescence.
The cost of the land vacant (as obtained from market data), combined with the
estimated replacement or reproduction cost of any improvements minus
depreciation provides an indication of value for the subject. As the subject is valued
as vacant industrial/business park development land, this approach is not being
processed.
The Income Approach: The income approach estimates the present value of the
expected annual income stream. The income stream is then capitalized at a rate
commensurate with the risk and life expectancy of the improvements, to arrive at
an indication of value from a typical investor's standpoint. The capitalization of the
present value of an income stream provides an indication of value for the subject.
The potential income stream of the subject property is not impacted by the
acquisition and the acquisition area is vacant land, which typically is not leased in
this market. As the subject is valued as vacant industrial/business park
development land, this approach to value is not being processed.
The Sales Comparison (Market) Approach: Gene rally, the market approach
compares the subject property with other similar properties that have recently sold
or are currently listed for sale. Comparable properties used are intended for similar
use, similarly zoned. Positive and negative adjustments, either qualitative or
quantitative, are made to the comparable sales for the differences that exist
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between them and the subject. Objective comparison with comparable sales
provides an indication of value for the subject property. This approach to value is
being processed.
Approaches Used in This Appraisal Assignment
All three approaches to value were considered, but only the Sales Comparison Approach
has been fully developed and is considered to be a reliable indicator of market value for
this assignment. The Sales Comparison Approach was used to determine the value of
the subject property as vacant land on a price per unit basis. The Cost Approach was not
used to value the subject's underlying land and is not considered a reliable indicator of
market value given the acquired area is vacant land with a highest and best use of
industrial/business park development. The income approach was not used as industrial
land is generally not leased in the subject’s marketplace. Elements of the cost approach
may have been utilized to determine the value of any affected site improvements.
Research and Analysis Applied
To determine a value for the subject’s acquired area, the sales comparison approach was
processed to extrapolate the value of the subject’s underlying land. Unimproved land
comparable sales were obtained from the Scott County Assessor’s Office, Multiple Listing
Service (MLS), and/or from REDI Comps. Relevant information related to these
comparable sales was obtained, and they have been confirmed, viewed, and analyzed.
Information on these related comparable sales is compiled on comparable data sheets in
this report. Qualitative and quantitative analyses was performed, and this information
was used to determine the subject’s before and after acquisition land values.
Severance
The acquisition includes a permanent trail, drainage, and utility easement and a
temporary construction easement located along the subject’s CSAH 21 roadway frontage.
It is noted that the subject property is valued as industrial/business park development
property and as such the acquisition does not create any nonconformance of the subject
property as neither site size or setback compliance is impacted by these easements .
Access to Industrial Lane SE remains reasonable, suitable, and convenient for industrial
utilization. We believe an informed market participant will not perceive the subject as
being less desirable after the proposed acquisition than it is before. Severance is not
considered relevant.
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Property Identification
The physical property was legally identified through the legal description, PID Numbers,
and its location as shown on the following GIS map. Additionally, the parcel sketches,
contained within this report, indicates acquisition areas.
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Property Inspection
Kelly Ann Lindstrom, Certified General Appraiser, most recently inspected the subject
property on November 12, 2021. The following photograph(s) depict the subject as
indicated in the following photographs.
Looking Northwesterly along Acquisition Area
Looking Southeasterly along Acquisition Area
(Sign is Outside of the Acquisition Area)
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Subject Description
The subject is located in Prior Lake along CSAH 21 with access from Industrial Lane SE
as depicted on the parcel sketch contained within this report. The subject’s effective size
is 241,322 SF (+/- 5.54 AC). It is vacant industrial guided land that is valued as industrial
land as its highest and best use is considered to be industrial/business park development.
The following chart summarizes the subject’s site characteristics.
Salient Features of Subject Property
Site Size/Shape/Location:
241,322 SF (+/- 5.54 AC), generally rectangular in shape, Prior Lake, MN
Access:
Frontage:
Access is from Industrial Lane SE
Frontage is along CSAH 21 (Eagle Creek Avenue)
Topography: The topography is considered to be level to gently sloping at or near roadway
grades.
Drainage/Floodplain: The drainage on the site is believed to be adequate. The subject is not located
in a floodplain.
Soil Conditions: Assumed buildable as evidenced by length of existing construction in the area;
no tests were made for stability or for toxic substance presence.
Utilities: None
Site Improvements: None
Environmental Nuisances & Hazards: The market does not appear to reflect any negative environmental concerns
that would adversely impact the subject, as if improved and as vacant, within
the marketplace. The subject is valued as though free of any potential
contamination.
Zoning: R-1: Low Density Residential
Subject is valued as though zoned C-3: Business Park District
Surrounding Property Relationship: Subject is zoned for industrial/business park use. The subject's immediate
neighborhood is comprised of industrially utilized tracts of land.
Easements and Other Restrictions: We are not title experts and have depended upon information provided
regarding the location of the existing right-of-way and any easements
(including typical and atypical easements). There do not appear to be any
atypical easements on the property that would affect the subject's value other
than those noted on the parcel sketch. No discounts were applied as all
existing easements appear to be located in the subject’s setback areas.
Functional Utility: The subject is conducive to its hypothetical C-3: Business Park District zoning
classification. There is no functional obsolescence to the site for the
marketplace.
MN/Dot Traffic Count:
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Zoning
Zoning Map (City of Prior Lake)
The subject is currently zoned R-1: Low Density Residential as governed by the City of
Prior Lake. The parcel was annexed from Credit River Township as such was
automatically zoned R-1. The subject property is guided for planned industrial utilization
in the City of Prior Lake’s 2040 Comprehensive Plan:
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The subject’s likely future zoning, according to Casey McCabe, Community Development
Director for the City of Prior Lake, will be C-3: Business Park. We are applying the
hypothetical condition that the subject has been rezoned to C-3: Business Park (a
planned industrial utilization) as the surrounding uses are industrial/business park
and the subject is guided for planned industrial utilization as shown above. The
purpose of the C-3 Zoning District is to promote high standards of design and construction
for business park uses in the city. It is slightly more restrictive than the City’s I-1 General
Industrial Zoning District which provides for industrial/business park development that
would not conform to the C-3 Zoning District due to size or nature of business. C-3:
Business Park District Requirements are as follows:
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Conforming/Non-conforming Use
The subject, as it exists, is comprised of a legal lot of record and is considered a
conforming use to its designation in the City’s Comprehensive Plan and its hypothetical
C-3 Business Park Zoning as stated by the Community Development Director of the City
of Prior Lake. As the acquisitions are for a trail, drainage, and utility easement and a
temporary construction easement, neither site size nor setback compliance is impacted
by the acquisitions.
Comprehensive Land Use Plan: The subject’s valuation as industrial property is
consistent with its guiding on the comprehensive land use plan (please see future land
use map included in the addenda of this report).
Other Legal Restrictions: We are not aware of any other legal restrictions placed on the
subject property except as may be noted on the parcel sketch within this report. We are
not title experts and have depended upon information provided by SRF Consulting on
behalf of the City of Prior Lake regarding the location of the existing right-of-way and any
additional easements (based on the mapping provided). We are not aware of any
additional atypical encumbrances or restrictions that may be placed on the existing
property that would affect the subject's value (existing easements are located in the
setback areas of the subject).
Potential for Zoning Change: It is likely that the subject parcel will be rezoned from R-1 to
C-3: Business Park as this zoning designation is supported by its guiding in the city’s
future land use plan.
Economic Market Data
The United States Economic Data:
The economy entered 2020 with unemployment at historical lows, consumer confidence
high, the stock market bullish, and little to no signs of inflation. COVID -19 emerged in
early 2020 and on March 3rd, 2020, the Federal Reserve took the emergency step of
cutting the benchmark U.S. interest rate by half a percentage point in an attempt to limit
the economic and financial fallout from COVID-19. The U.S. central bank has not made
a cut similar to this since late 2008, shortly after the collapse of Lehman Brothers. Experts
believe COVID-19 may be the biggest risk to the global economy since the financial crisis
that precipitated the Great Recession. Growth is now expected to slow sharply with
Goldman Sachs projecting growth in the United States could stall in the second quarter,
which runs from April through June. While Fed leaders believed it was wise to move
quickly, concerns continue to mount about the plunging stock market and a severe
disruption in every major economy. Recession fears in the United States have spiked in
recent weeks.
Rates sat at 1.0% to 1.25% until March 15, 2020. On Sunday, March 15, 2020, the
Federal Reserve took emergency action and lowered its benchmark rate 0.75% given
fears the viral outbreak would depress economic growth in the coming months. The
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Federal Reserve stated it would keep its key rate at a range between zero and 0.25%
until it feels confident that the economy would survive the effects of COVID-19.
The national unemployment rate fluctuated between 3.5% and 4.5% in the year prior to
the emergence of COVID-19. 2020 was expected to follow suit as all indicators indicated
the economy would remain strong given the forecasted unemployment was expected to
remain below 3.8%. The US unemployment rate jumped to 14.8% in April 2020, the
highest in the history of the series and compared to market expectations of 16%, as the
COVID-19 crisis threw millions out of work. The US unemployment rate fell to 4.6 percent
in October 2021, the lowest since March 2020 and slightly below market expectations of
4.7 percent. The labor market has continued to gradually recover from the pandemic hit,
helped by a surge in demand for labor, record levels of job openings, the expiration of
enhanced jobless benefits and the subsiding summer wave of COVID-19 infections. The
number of unemployed people declined by 255 thousand to 7.4 million in October, while
employment levels rose by 359 thousand to 154.0 million. It is noted that the
unemployment rate remained well above the pre-crisis level of about 3.5 percent, amid
reports of persistent worker shortages (source: U.S. Bureau of Labor Statistics) as shown
by the following chart:
Current conditions are generally considered the most important dri ver of consumer
spending. The consumer confidence indicator provides an indication of future
developments of households’ consumption and saving, based upon answers regarding
their expected financial situation, their sentiment about the general economic si tuation,
unemployment and capability of savings. An indicator above 100 signals a boost in the
consumers’ confidence towards the future economic situation, as a consequence of which
they are less prone to save, and more inclined to spend money on major pur chases in
the next 12 months. Values below 100 indicate a pessimistic attitude towards future
developments in the economy, possibly resulting in a tendency to save more and
consume less. As a shortage of workers, supply chain issues, and continuing specula tion
about high inflation levels, the consumer confidence levels are starting a downward
trajectory after recovering from its April 2020 low:
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As of the effective date of this report, there is conversation at the federal level about a
fourth stimulus package to bolster the economy which has still not fully recovered from
the effects of the COVID-19 pandemic.
Minnesota Data: Minnesota is the second fastest growing state in the north central area
(second to North Dakota). It was the 19th fastest growing state in the number of people
in the United States from 2000 to 2010 with population growth of 7% compared to national
growth of 9.1%. The population of Minnesota in 2020 is estimated at 5,706,494 residents
and shows an approximate 8% increase since 2010. The five largest counties (by
population) are Hennepin, Ramsey, Dakota, Anoka, and Washington. The five fastest
growing counties (by population percentages) are Carver, Scott, Hennepin, Washington,
and Clay. As of October 2021, the Minnesota unemployment rate was at 3.5%; however,
it is not at pre-pandemic levels as shown in the following charts:
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Minnesota/TCMA Real Estate Market: Prior to the pandemic, the Minneapolis-St. Paul
economy continued to boast one of the lowest unemployment rates in the country,
considered full employment. The metro area is home to 16 Fortune 500 company
headquarters, as well as large local employers like the University of Minnesota. United
Health Group, Thrivent Financial, Minnesota Mutual, and St. Paul Travelers are based in
the Twin Cities Metropolitan Area. Additionally, the TCMA is home to the corporate
headquarters of US Bank, the regional headquarters of Wells Fargo, and TCF Bank. The
US Government’s Ninth Federal Reserve Bank is located in Minneapolis. The local
workforce ranks 11th in the country in terms of education, with 41% achieving a bachelor’s
degree or higher. The average annual household income of $74,500 tops the national
average by 29%.
The TCMA, historically, has been one of the strongest commercial real estate markets in
the Midwest for a variety of reasons including the educated workforce and the
entrepreneurial spirit evidenced by the strong venture capital market. Companies are
attracted to the economic atmosphere and tend to stay due to the work force that
traditionally has a tremendous work ethic. Minnesota is not reliant on one major industry
or sector, which generally minimizes the impact of an economic recession. While
Minnesota does not see huge spikes in growth during a boom time in a particular market
(i.e. technology), it also does not see the bust period when the industry loses favor.
The Minnesota real estate market is adjusting to the changing climate. Commercial
properties are adjusting to employees no longer coming into the office and owners are
having to rethink requirements as they adjust to the advent of e -commerce and on-line
working from home. There will likely be considerable redevelopment as the demand for
medium to high density housing increases while the demand for office and commercial
space decreases. The new on-line shopping habits are pushing up the demand in the
industrial sector as bulk distribution centers are in high demand.
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Single-family housing demands increased in the second half of 2020 to date. Impacts
related to COVID-19, primarily working from home, has changed consumer preferences
and cities in third and fourth ring suburbs are becoming a desirable option as there is no
longer the same commuting demands as once were considered “ty pical”. Consumers
and homebuilders continue to seek homes and sites located in suburban cities with a
good school districts and consumers prefer areas with considerable “open/green space”.
Land located in first or second ring suburbs for residential dema nd have been in high
demand as there is continued shrinking availability as these cities become fully built out.
There is some speculation that new development may slow due to supply chain issues
and lag time receiving building materials; however, this is speculative at this time.
Minnesota/TCMA Real Estate Markets Summary
Residents and consumers are cautious as they proceed forward in a more tentative
manner as the effects of the pandemic have likely not been fully realized . Prior to the
emergence of COVID-19, analysis of data revealed a trend of general growth and a well-
diversified economy with a solid, and improving, real estate market. While the market
appears to have somewhat settled, there is still much uncertainty moving forward.
City of Prior Lake
The subject is located in Prior Lake, Minnesota which is located in Scott County,
southeast of the Twin Cities Metropolitan Area:
Prior Lake is considered a rapidly developing suburb and is located approximately 24
miles south and west of downtown Minneapolis. The city offers a superior quality of life
with beautiful parks, trails and wetlands as well as a charming downtown and excellent
schools. The population of Prior Lake is about 27,500 and is projected to grow to 37,000
by 2040. The City of Prior Lake is home to the Shakopee Mdewakanton Sioux Community
(SMSC) and Mystic Lake Casino, the second largest Indian Gaming Casino in the nation
and the largest employer within the city.
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Prior Lake is a premier recreational community in the Twin Cities, featuring more than 55
parks on 1,000 acres, over 100 miles of trails and sidewalks and 14 lakes. Park amenities
include two large athletic complexes, Lakefront community park (160 acres),
neighborhood parks, fishing piers, boat slips, swimming beaches, and green space.
Upper and Lower Prior Lake, totaling 1,340 acres, are considered one of the most popular
lakes in the metropolitan area for boating, skiing and fishing. Although primarily a
residential community, opportunities in commercial and industrial development are
increasing and are a priority for the City Council in hopes of diversifying the tax base.
Prior Lake has several new commercial developments including a brewery, law office,
restaurant and medical building in downtown. Industrial development includes a nationally
recognized golf cart maker, pizza dough manufacturer, fire investigation business, and
sign company among others.
The city's modern growth is attributed to the completion and upgrade of State Highway
13 which provides access to State Highways 169 and I-35. There are also numerous
local and county roadways providing expedient access to the TCMA.
City of Prior Lake Economic Summary
The City of Prior Lake enjoys a relatively stable economy supported by strong
infrastructure including major roadways that provide quick access to the surrounding
communities and the major cities of Minneapolis and St. Paul. The city’s economy, while
strong, is not considered to be a stand-alone economy as many residents seek
employment outside of city borders, primarily in the surrounding communities and the
central business districts of Minneapolis and St. Paul. The housing market remains
strong in the City of Prior Lake as it consistently ranks as one of the best cities to live in
the TCMA and the commercial/industrial market continues to expand with the city looking
to expand its tax base.
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Neighborhood Description
The subject is located in Prior Lake, MN west of Revere Way along CSAH 21 (Eagle
Creek Avenue) with access from Industrial Lane SE in its southwest corner. The subject's
immediate neighborhood is comprised industrial/business park development with
residential development to the west and industrial/business development to the north:
Highest and Best Use
Highest and best use is defined in The Dictionary of Real Estate Appraisal, Sixth Edition,
as:
The reasonably probable and legal use of vacant land or an improved property that
is physically possible appropriately supported, financially feasible, and that results
in the highest value. The four criteria the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility, and maximum productivity.
The Dictionary of Real Estate Appraisal, Fourth Edition, differentiates highest and best
use as vacant and as improved:
Highest and best use of land or site as though vacant: Among all reasonable,
alternative uses, the use that yields the highest present land value, after payments
are made for labor, capital, and coordination. The use of a property based on the
assumption that the parcel of land is vacant or can be made vacant by demolishing
any improvements.
Highest and best use of property as improved: The use that should be made of a
property, as it exists. An existing improvement should be removed or retained as
is, so long as it continues to contribute to the total market value of the property, or
until the return from a new improvement would more than offset the cost of
demolishing the existing building and construction a new one.
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In order to determine the highest and best use of the subject property, the
following factors must be considered when addressing possible uses:
1. Physically possible
2. Legally permissible
3. Financially feasible
4. Maximally productive
As vacant
The highest and best use of the land, as vacant, is for industrial/business park
development as allowed by the hypothetical C-3: Business Park District Zoning and its
industrial guiding in the city’s 2040 Comprehensive Plan.
1. Industrial/business park development would be physically possible given
the physical characteristics of the subject site.
2. Industrial/business park development is legally permissible given the
requirements of the hypothetical C-3: Business Park District Zoning.
3. Our analysis of the market indicates adequate demand for
industrial/business park development land in the subject’s area. As such,
industrial/business park development is considered to be financially feasible
given the existing market demands in the subject’s marketing area.
4. Industrial/business park development is considered the maximally
productive use of the site as no alternative allowed use would generate a
higher residual land value as permitted by the hypothetical C-3: Business
Park District Zoning.
The highest and best use of the subject, as vacant, is for industrial/business park
development as allowed by its guiding as industrial property and its hypothetical C-3:
Business Park District zoning.
Before Acquisition Valuation
The subject is valued as if it is ready for development into its highest and best use,
industrial/business park development, as noted above. The first step of the sales
comparison approach is the selection of comparable sales and/or listings that are
reasonably similar in size, location, and attributes when compared to the subject.
Adjustments, both qualitative and quantitative may be made to the selected comparables
to determine the subject’s value. Properties selected for comparison should be similar
enough that few adjustments are required. The sales comparison approach becomes
less reliable when more adjustments are required to match the subject property with the
comparable property.
Ideally, adjustments are determined and supported in the market by the use of paired
sales, which allow the appraiser to extract a valuation for a single market factor. Due to
limited data availability, oftentimes appraisers are unable to do this and must apply their
judgment and professional expertise to evaluate a difference between the subject and its
comparables. The adjustments are considered market supportable and the appraisers
use their judgment and are able to support the adjustments as required. All adjustments
contained in this report are based on the judgment and experience of the appraisers and
market support. All sales were from 2020 to date in the subject’s neighborhood.
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The selected comparables are vacant land sales, all similarly zoned, from similar
locations, intended for industrial/business park development. The comparable sales are
reasonably proximate to the subject property, are intended for similar uses, are
reasonably similar in size, and are ready for industrial/business park development.
Market supportable adjustments are applied as noted on the Sales Comparison Chart. A
detailed explanation of the adjustment categories immediately follows the Sales
Comparison Chart with Comparable Sales Sheets following the chart.
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COMPARABLE INDUSTRIAL LAND SALES
Subject Sale 1 Sale 2 Sale 3 Sale 4
Address/ Location
Unaddressed
Industrial Lane SE
Prior Lake, MN
Unaddressed
Revere/Adelmann
Prior Lake, MN
5818 Granite
Court
Prior Lake, MN
5835 Granite
Court SE
Prior Lake, MN
Unaddressed
Graystone Court
Prior Lake, MN
Sale Price $312,760
$2.00/SF
$531,214
$4.67/SF
$200,000
$4.59/SF
$175,000
$4.02/SF
Spec. Conditions None None None None
Financing/ Terms Cash/Cash
Equivalency
Cash/Cash
Equivalency
Cash/Cash
Equivalency
Cash/Cash
Equivalency
Motivations Owns Adjacent
Parcel Typical Typical Typical
Date of Sale/ Mkt.
Conditions 05/2021
+5%
12/2020
+9.17%
12/2020
+9.17%
09/2020
+9.17%
Adjusted Sale
Price/SF $2.10/SF $5.10/SF $5.01/SF $4.39/SF
Site Size
5.54 AC
241,322 SF
3.58 AC
156,380 SF
2.61 AC
113,692 SF
1 AC
43,560 SF
1 AC
43,560 SF
Use/Intended Use Industrial Industrial Industrial Industrial Industrial
Shape/
Topography
Slightly Irregular/
Level
Rectangular/
Area of
lowlands/pond
along northern
boundary
+
Generally
Rectangular/
Level
=
Generally
Rectangular/
Level
=
Generally
Rectangular/
Level
=
Frontage
Eagle Creek
Avenue/Industrial
Lane SE
Revere Way &
Adelmann Street
Granite Court
(Cul-de-sac from
Adelmann Street)
Granite Court
(Cul-de-sac from
Adelmann Street)
Graystone Court
(Cul-de-sac from
Adelmann Street)
Zoning
General Business
C-3
(Hypothetical)
General Business
C-2
General Industrial
I-1
General Industrial
I-1
Business Park
C-3
Location
Industrial Area
Revere
Way/Eagle Creek
Ave
Deerfield
Industrial Park
=
Deerfield
Industrial Park
=
Deerfield
Industrial Park
=
Deerfield
Industrial Park
=
Net Adjustment + = = =
Adjusted Greater Than Approx. Approx. Approx.
Price/SF $2.10/SF $5.10/SF $5.01/SF $4.39/SF
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Comparable Sales Map
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COMPARABLE LAND SALE ONE
ADDRESS/LOCATION: Unaddressed Revere/Adelmann; Prior Lake, MN
PID #: 254270110
SALE PRICE: $312,760
DATE OF SALE: 05/2021
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalency
SITE SIZE: 3.58 AC/156,380 SF
INTENDED USE: Assemblage with adjacent parcel under common ownership
TOPOGRAPHY: Level with wetlands along northern boundary
SHAPE: Generally rectangular
SELLER/BUYER: Central Development Corp. of America/Mesenbrink
Construction & Engineering, Inc.
SALES PRICE/SF: $2.00/SF
CONFIRMED WITH: CREV #1248265/County Records
Scott County Aerial Mapping
Google Earth Aerial Image
Outlot B of Deerfield Industrial Park 2nd Addition
Lowland along northern boundary; public promotion; buyer paid appraisal
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COMPARABLE LAND SALE TWO
ADDRESS/LOCATION: 5818 Granite Court; Prior Lake, MN
PID #: 254270060
SALE PRICE: $531,214
DATE OF SALE: 12/2020
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalency
SITE SIZE: 2.61 AC/113,692 SF
INTENDED USE: Industrial
TOPOGRAPHY: Level
SHAPE: Generally Rectangular
SELLER/BUYER: Mesenbrink Construction & Engineering, Inc/Busse
Properties, LLC
SALES PRICE/ SF: $4.67/SF
CONFIRMED WITH: CREV #1236777/County Records
Scott County Aerial Mapping
Google Earth Aerial Image
Deerfield Industrial Park – 2nd Addition; public promotion buyer paid appraisal
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COMPARABLE LAND SALE THREE
ADDRESS/LOCATION: 5835 Granite Court SE; Prior Lake, MN
PID #: 254270080
SALE PRICE: $200,000
DATE OF SALE: 12/2020
SALE METHOD: Warranty Deed
TERMS: Cash or Cash Equivalent
SITE SIZE: 1 AC/43,560 SF
INTENDED USE: Industrial
TOPOGRAPHY: Level
SHAPE: Generally rectangular
SELLER/BUYER: Busse Properties, LLC/Accelerated Auto Service and Repair,
LLC
SALES PRICE/SF: $4.59/SF
CONFIRMED WITH: CREV 1202370/County Records
Scott County Aerial Mapping
Google Earth Aerial Image
Deerfield Industrial Park – 2nd Addition; public promotion buyer paid appraisal
Parcel #1: ABHE & Svoboda, Inc.
41
COMPARABLE LAND SALE FOUR
ADDRESS/LOCATION: Unaddressed Graystone Court; Prior Lake, MN
PID #: 254440020
SALE PRICE: $175,000
DATE OF SALE: 09/2020
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalent
SITE SIZE: 1 AC/43,560 SF
INTENDED USE: Industrial
TOPOGRAPHY: Level
SHAPE: Generally rectangular
SELLER/BUYER: Gary B. Tupy, Et Al/Whitemore Properties, LLC
SALES PRICE/SF: $4.02/SF
CONFIRMED WITH: CREV 1155322/County Records
Scott County Aerial Mappping
Google Earth Aerial Image
Deerfield Industrial Park – 5th Addition
Parcel #1: ABHE & Svoboda, Inc.
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Adjustments
Concessions/Additional Expenses: None of the sales had concessions or additional
expenses, no adjustments applied.
Financing/Terms: Adjustments for financing terms are the first adjustment that is applied,
as all sales must be analyzed on the same base assumption of cash/cash equivalency.
Conventional financing terms require no adjustments, but financing terms not available in
the typical market place, such as atypical seller-financing considerations, assessments
acquired by the purchaser, and alike, must be properly accounted for in the subject’s
reconciled value. All comparable sales transacted under typical terms and as such no
adjustments applied.
Motivations: Both buyer and seller must be typically motivated and acting free from any
undue stress or influence. None of the comparable sales appear to be the result of any
foreclosure activity (whereby a seller may accept less than actual market value due to
financial considerations) or related party transactions (whereby a buyer and/or seller ma y
agree on a nonmarket price based on their relationship). No adjustments applied.
Market Conditions/Date of Sale: Adjustments are generally made to reflect the passage
of time to reflect either the appreciation (an upward adjustment) or depreciation (a
downward adjustment) reflected in the marketplace over a period of time. The rate of
change fluctuates due to investors' perceptions of prevailing market conditions. This
adjustment category reflects value changes, if any, that have occurred between the date
of the sale and the effective date of the appraisal. Market data indicates a 10% annual
increase in industrial properties during 2021 with 2020 being fairly flat. Comparable sales
were adjusted at a rate of .83% per month from January 2021 through November 2021.
Site Size: Generally, a quantity of scale discount applies with all other factors being equal.
Larger sites sell for a discounted value on a per unit basis while smaller sites sell at a
premium value on a per unit basis. All comparable sales are considered reasonably
similar in size when compared to the subject; no adjustments applied.
Shape/Topography: The shape and topography preferred in the marketplace is generally
rectangular to maximize development opportunities with this differential being less for
larger sites. The subject, with its generally rectangular shape, is considered similar in
comparison to all comparable sales. The preferred topography in the marketplace is
generally level to gently rolling with minimal tree coverage as buildable area commands
a premium in the industrial marketplace. The subject’s topography is considered superior
when compared to Comparable Sale One as it has considerable non -buildable area and
similar to the remaining comparable sales when considering topography and terrain.
Zoning: Market data does not support an adjustment for the slightly different zoning types;
no adjustments applied.
Parcel #1: ABHE & Svoboda, Inc.
43
Location: The subject is located in the same business/industrial area as the comparable
sales; no adjustments applied.
Reconciliation of the Subject’s Underlying Land Value-Before Acquisition
Unencumbered Land Value
After adjustments have been considered, the estimated market value of
industrial/business park development land in the subject’s marketing area is greater than
$2.10/SF with a likely value between $4.39 and $5.10/SF. All comparable sales were
considered when estimating the subject’s underlying land value with the least
consideration given to Comparable Sale One as its topography is considered inferior.
The subject is considered to have an estimated market value of $5.10/SF as slightly more
weight is placed on Comparable Sale Two which is the largest of Comparable Sales Two,
Three, and Four. It is noted that no discount is applied to the existing easement areas
(electric transmission, sign, and ingress/egress easements) as these are located along
the subject’s roadway frontage within existing setback (non-buildable) areas and the
comparable sales likely include reasonably similar easements.
The subject property’s pre-acquisition land value is estimated as follows:
Subject Site Size: 241,322 SF X $5.10/SF, rounded = $1,230,800.00
Indicated Market Value of Land Before Acquisition $1,230,800.00
The subject’s underlying land value, before consideration of the proposed
acquisition, is considered to be $1,230,800.00.
Parcel #1: ABHE & Svoboda, Inc.
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Description of Project
The City of Prior Lake, in partnership with Scott County, is planning for the reconstruction
of the County Highway 21 and Revere Way (County Road 87) intersection during the
2022 construction season. The project includes re-aligning the existing offset 170th Street
intersection with the Revere Way intersection along County Highway 21. The proposed
reconstruction of County Highway 21 through the project limits will include the
construction of a raised median and turn lanes at the intersection. The following m ap
highlights the project area:
The Proposed Acquisition
The proposed acquisition contains a 1,416 SF permanent trail, drainage, and utility
easement and a 3,245 SF temporary construction easement located within a larger tract
that is vacant land, please see the following parcel sketches. The acquisition area(s) do
not contain any impacted site improvements (sign is located outside the acquisition area).
Parcel #1: ABHE & Svoboda, Inc.
45
Parcel Sketches
Parcel #1: ABHE & Svoboda, Inc.
46
Parcel #1: ABHE & Svoboda, Inc.
47
After Acquisition Valuation
Highest and Best Use – After Acquisition
The highest and best use, after acquisition, will remain as industrial/business park
development, consistent with its hypothetical C-3: Business Park District zoning and the
land use guiding (Planned Industrial), as vacant. The proposed permanent trail, drainage,
and utility easement and the temporary construction easement do not affect the highest
and best use of the subject.
Conforming/Non-conforming Use
As the subject is valued as industrial/business park development land, the subject is
considered to conform to the hypothetical C-3: Business Park District Zoning.
Severance Consideration
Access to Industrial Lane SE remains reasonable, suitable, and convenient for
industrial/business park utilization. We believe an informed market participant will not
perceive the subject as being less desirable after the proposed acquisition than it is
before. Severance is not considered relevant.
Valuation
The subject’s size, after acquisition, is considered to be reduced by the amount of the
permanent trail, drainage, and utility easement, 1,416 SF. Due to the small size and
location of the acquisition, the same comparable sales were utilized when determining
the subject’s underlying land value after the acquisition. Due to the restrictive nature of
the permanent trail, drainage, and utility easement, it is compensated at 75%, please see
valuation matrix included in the addenda of this report. The preliminary after acquisition
value (before consideration of the acquisition of the temporary easement and impacted
site improvements) is estimated as follows:
Unencumbered Area*:
Newly Encumbered
Area:
Total:
239,906 SF
1,416 SF
241,322 SF
X $5.10/SF, rounded =
X $5.10/SF x .25, rounded =
$1,223,500.00
$1,800.00
*May include existing encumbered
area located within setbacks
Rounded to:
$1,225,300.00
The subject’s underlying land value, after consideration of the proposed
acquisition (before consideration of the temporary easement and/or impacted site
improvements), is considered to be $1,225,300.00. This indicates a permanent trail,
drainage, and utility easement land value of $5,500.00, (Before Acquisition Land Value
of $1,230,800.00 – Preliminary After Acquisition Land Value of $1,225,300.00).
Parcel #1: ABHE & Svoboda, Inc.
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Temporary Construction Easement
The property will be subject to a proposed temporary construction easement that will
encumber an area of 3,245 SF for a period of 18 months ending June 30, 2023 with the
option to renew for an additional 12 months (ending June 30, 2024). The temporary
construction easement is located along the subject’s roadway frontage as depicted on the
parcel sketch contained within this report. The temporary construction easement is
valued at the underlying land value, $5.10/SF and the encumbered area is valued as if
the land were rented at an appropriate land capitalization rate for the duration of the
encumbrance. We apply a land rate of 8% with consideration given to real estate taxes
paid during the time of encumbrance. Value of the rental stream is calculated with a rate
viewed reflective of the current market.
Temporary Construction Easement Valuation
TE Land Area: 3,245 SF
Multiply by Indicated Market Value/SF: X $5.10/SF
Estimated Value of Encumbered Land: $16,549.50
Multiply by Land Capitalization Rate: X 8%
Annual Land Rent: $1,323.96
1.5 Years (18 months) Temporary Construction
Easement:
X 1.5 years
$1,985.94
Temporary Construction Easement Value (Rounded)*: $2,000.00
*The estimated cost to extend the temporary easement for an additional twelve months
(ending June 30, 2024) is estimated to be $1,350.00.
Affected Site Improvements
Impacted maintained yards and driveways will be repaired/replaced as part of the project.
There are no site improvements located in the acquisition area (some free will growth
which is not considered compensable). The estimated value of the impacted site
improvements is $0.00
After Acquisition Value
The subject’s after acquisition value, after consideration of the temporary construction
easement and affected site improvements, is considered to be $1,223,300 (preliminary
after acquisition value of $1,225,300 less the temporary easement value of $2,000.00
less the affected sites improvement value of $0).
Parcel #1: ABHE & Svoboda, Inc.
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Summary and Final Analysis
The subject’s underlying land before and after acquisition market values were estimated
using the sales comparison approach for vacant land as this is the most reliable indicator
of value. The appraisers' final summation of the proposed acquisition , including the
affected site improvements, as of November 12, 2021, is presented as follows:
Before Acquisition Value: $1,230,800.00
Less After Acquisition Value: $1,223,300.00
Estimated Damages: $7,500.00
The allocation of the acquisition is as follows:
Permanent Trail, Drainage, and Utility Easement: $5,500.00
Temporary Construction Easement (18 months*): $2,000.00
Affected Site Improvements: $0.00
Estimated damages: $7,500.00
*The cost to extend the temporary construction easement an additional twelve months (ending
June 30, 2024) is estimated to be $1,350.
The diminution in value related to the acquisition is considered to be $7,500.00.
Parcel #1: ABHE & Svoboda, Inc.
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ADDENDA
Parcel #1: ABHE & Svoboda, Inc.
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Easement Valuation Matrix
(IRWA Magazine May/June 2006)
Parcel #1: ABHE & Svoboda, Inc.
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KELLY ANN LINDSTROM
LINDSTROM KELLY A
10779 FALLING WATER LANE UNIT C
WOODBURY, MN 55129
STATE OF MINNESOTA
The Undersigned COMMISSIONER OF COMMERCE for the State of Minnesota hereby certifies that
KELLY ANN LINDSTROM
LINDSTROM KELLY A
10779 FALLING WATER LANE UNIT C
WOODBURY, MN 55129
has complied with the laws of the State of Minnes ota and is hereby licensed to transact the busines s of
Resident Appraiser : Certified General
License Number: 20315256
unless this authority is suspended, revoked, or o therwise legally terminated. This license shall be in effect
until August 31, 2023.
IN TESTIMONY WHEREOF, I have hereunto set my hand this July 01, 2021.
COMMISSIONER OF COMMERCE
Minnesota Department of Commerce
Licensing Division
85 7th Place East, Suite 500
St. Paul, MN 55101-3165
Telephone: (651) 539-1599
Email: licensing.commerce@state.mn.us
Website: commerce.state.mn.us
Notes:
•Individual Licensees Only - Continuing Education: 15 hours is required in the first renewal period , which includes a 7hour USPAP course. 30 hours is required for each subsequent renewal period, which includes a 7 hour USPAP course.
•Appraisers: You must hold a licensed Residential, Certified Residential, or Certified General qualification in order toperform appraisals for federally-related transact ions. Trainees do not qualify. For further details, please visit our websiteat commerce.state.mn.us.
Parcel #1: ABHE & Svoboda, Inc.
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LOIS MARIE DAVIS
789 GOLDEN MEADOW ROAD
EAGAN, MN 55123
STATE OF MINNESOTA
The Undersigned COMMISSIONER OF COMMERCE for the State of Minnesota hereby certifies that
LOIS MARIE DAVIS
789 GOLDEN MEADOW ROAD
EAGAN, MN 55123
has complied with the laws of the State of Minnes ota and is hereby licensed to transact the busines s of
Resident Appraiser : Trainee
License Number: 40078294
unless this authority is suspended, revoked, or o therwise legally terminated. This license shall be in effect
until August 31, 2023.
IN TESTIMONY WHEREOF, I have hereunto set my hand this August 24, 2021.
COMMISSIONER OF COMMERCE
Minnesota Department of Commerce
Licensing Division
85 7th Place East, Suite 500
St. Paul, MN 55101-3165
Telephone: (651) 539-1599
Email: licensing.commerce@state.mn.us
Website: commerce.state.mn.us
Notes:
•Individual Licensees Only - Continuing Education: 15 hours is required in the first renewal period , which includes a 7hour USPAP course. 30 hours is required for each subsequent renewal period, which includes a 7 hour USPAP course.
•Appraisers: You must hold a licensed Residential, Certified Residential, or Certified General qualification in order toperform appraisals for federally-related transact ions. Trainees do not qualify. For further details, please visit our websiteat commerce.state.mn.us.
Parcel #1: ABHE & Svoboda, Inc.
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Parcel #1: ABHE & Svoboda, Inc.
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PROFESSIONAL QUALIFICATIONS
Lois M. Davis
Resident Appraiser-Trainee
EDUCATION
Appraisal
Basic Appraisal Procedures, Prosource
Basic Appraisal Principles, Prosource
Uniform Standards of Professional Appraisal Practice, Prosource/McKissock
The Art of the Addenda
The Evolution of Finance and the Mortgage Market
Residential Sales Comparison & Income Approaches, McKissock
Residential Market Analysis and Highest & Best Use, McKissock
General
College of St. Catherine, BA in Business Administration-Accounting - 1987
CPA Examination-1989
EXPERIENCE
Accountant/Managing Partner of Davis Specialty Transportation, LLC an independent
trucking/distribution company located in Minneapolis, MN
Auditor/Financial Control Officer for the State of Minnesota Veterans Homes Board of
Directors and Department of Finance for ten years
LICENSES, COMMISSIONS, MEMBERSHIPS/AFFILIATIONS
Lois Marie Davis, Resident Appraiser-Trainee, MN 40078294
Parcel #1: ABHE & Svoboda, Inc.
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GLOSSARY OF TERMS
Appraisal Definitions
The below is excerpted from the 2006 USPAP and Advisory Opinions.
ADVOCACY: Representing the cause or interest of another, even if that cause or interest
does not necessarily coincide with one’s own beliefs, opinions, conclusions, or
recommendations.
APPRAISAL: The act or process of developing an opinion of value; an opinion of value
of or pertaining to appraising and related functions such as appraisal practice o r appraisal
services.
Comment: An appraisal must be numerically expressed as a specific amount, as a range
of numbers, or as a relationship (e.g., not more than, not less than) to a previous value
opinion or numerical benchmark (e.g., assessed value, collateral value).
APPRAISAL CONSULTING: The act or process of developing an analysis,
recommendation, or opinion to solve a problem, where an opinion of value is a component
of the analysis leading to the assignment results.
Comment: An appraisal consulting assignment involves an opinion of value but does not
have an appraisal or an appraisal review as its primary purpose.
APPRAISAL PRACTICE: Valuation services performed by an individual acting as an
appraiser, including but not limited to appraisal, appraisal review, or appraisal consulting.
Comment: Appraisal practice is provided only by appraisers, while valuation services are
provided by a variety of professionals and others. The terms appraisal, appraisal review,
and appraisal consulting are intentionally generic and are not mutually exclusive. For
example, an opinion of value may be required as part of an appraisal review and is
required as a component of the analysis in an appraisal consulting assignment. The use
of other nomenclature for an appraisal, appraisal review, or appraisal consulting
assignment (e.g. analysis, counseling, evaluation, study, submission, or valuation) does
not exempt an appraiser from adherence to the Uniform Standards of Professional
Appraisal Practice.
APPRAISAL REVIEW: The act or process of developing and communicating an opinion
about the quality of another appraiser’s work that was performed as part of an appraisal,
appraisal review, or appraisal consulting assignment.
Comment: The subject of an appraisal review assignment may be all or part of an
appraisal report, work file, or a combination of these.
APPRAISER: One who is expected to perform valuation services competently and in a
manner that is independent, impartial, and objective.
Comment: Such expectation occurs when individuals, either by choice or by requirement
place upon them or upon the service they provide by law, regulation, or agreement with
the client or intended users, represent that they comply. (See PREAMBLE.)
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APPRAISER’S PEERS: Other appraisers who have expertise and competency in the
same or a similar type of assignment.
ASSIGNMENT: A valuation service provided as a consequence of an agreement
between an appraiser and a client.
ASSIGNMENT RESULTS: An appraiser’s opinions and conclusions developed specific
to an assignment.
Comment: Assignment results include an appraiser’s:
• Opinions or conclusions developed in an appraisal assignment, such as value;
• Opinions of adequacy, relevancy, or reasonableness developed in an appraisal
review assignment; or
• Opinions, conclusions, or recommendations developed in an appraisal consulting
assignment.
ASSUMPTION: That which is taken to be true.
BIAS: A preference or inclination that precludes an appraiser’s impartiality,
independence, or objectivity in an assignment.
BUSINESS ENTERPRISE: An entity pursuing an economic activity.
BUSINESS EQUITY: The interests, benefits, and rights inherent in the ownership of a
business enterprise or a part thereof in any form (including, but not necessarily limited to,
capital stock, partnership interests, cooperatives, sole proprietorships, options, and
warrants).
CLIENT: The party or parties who engage an appraiser (by employment or contract) in
a specific assignment.
Comment: The client identified by the appraiser in an appraisal, appraisal review, or
appraisal consulting assignment (or in the assignment work file) is the party or parties
with whom the appraiser has an appraiser-client relationship in the related assignment,
and may be an individual, group, or entity.
CONFIDENTIAL INFORMATION: Information that is either:
• Identified by the client as confidential when providing it to an appraiser and that is
not available from any other source; or
• Classified as confidential or private by applicable law or regulation
CREDIBLE: Worthy of belief.
Comment: Credible assignment results require support, by relevant evidence and logic,
to the degree necessary for the intended use.
COST: The amount required to create, produce or obtain a property.
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Comment: Cost is either a fact or an estimate of fact.
EXTRAORDINARY ASSUMPTION: An assumption, directly related to a specific
assignment, which, if found to be false, could alter the appraiser’s opinion or conclusions.
Comment; Extraordinary assumptions presume as fact otherwise uncertain information
about physical, legal, or economic characteristics of the subject property; or about
conditions external to the property, such as market conditions or trends; or about the
integrity of data used in an analysis.
FEASIBILITY ANALYSIS: A study of the cost-benefit relationship of an economic
endeavor.
HYPOTHETICAL CONDITION: That which is contrary to what exists but is supposed for
the purpose of analysis.
Comment: Hypothetical conditions assume conditions contrary to known facts about
physical, legal, or economic characteristics of the subject property; or about conditions
external to the property, such as market conditions or trends; or about the integrity of data
used in an analysis.
INTANGIBLE PROPERTY (INTANGIBLE ASSETS): Nonphysical assets, including but
not limited to franchises, trademarks, patents, copyrights, goodwill, equities, mineral
rights, securities, and contracts, as distinguished from physical assets such as facilities
and equipment.
INTENDED USE: The use or uses of an appraiser’s reported appraisal, appraisal review,
or appraisal consulting assignment opinions and conclusions, as identified by the
appraiser based on communication with the client at the time of the assignment.
INTENDED USER: The client and any other party as identified, by name or type, as
users of the appraisal, appraisal review, or appraisal consulting report by the appraiser
on the basis of communication with the client at the time of the assignment.
JURISDICTIONAL EXCEPTION: An assignment condition that voids the force of a part
or parts of USPAP, when compliance with part or parts of USPAP is contrary to law or
public policy applicable to the assignment.
MARKET VALUE: The most probably 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 and knowledgeably, and assuming the price is not affected
by undue stimulus. Implicit in this definition is the consummation of a sale as of a
specified date and the passing of title from seller to buyer under conditions whereby:
1. Buyer and seller are typically motivated
2. Both parties are well informed or well advised, and acting in what they
consider their own best interests;
3. A reasonable time is allowed for exposure in the open market
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4. Payment is made in terms of cash in United States dol lars or in terms of
financial arrangements comparable thereto; and
5. The price represents the normal consideration for the property sold
unaffected by special or creative financing or sales concessions granted by
anyone associated with the sale.
The above definition of market value is consistent with the definition referenced in this
report, as well as the definition in The Appraisal of Real Estate, Twelfth Edition (Appraisal
Institute, 2001).
MASS APPRAISAL: The process of valuing a universe of properties as of a given date
using standard methodology, employing common data, and allowing for statistical testing.
PERSONAL PROPERTY: Identifiable tangible objects that are considered by the general
public as being “personal” for example, furnishings, artwork, antiques, gems and jewelry,
collectibles, machinery and equipment, all tangible property that is not classified as real
estate.
PRICE: The amount asked, offered, or paid for a property
Comment: Once stated, price is a fact, whether it is publicly disclosed or retained in
private. Because of the financial capabilities, motivations, or special interests of a given
buyer or seller, the price paid for a property may or may not have any relation to t he value
that might be ascribed to that property by others.
REAL ESTATE: An identified parcel or tract of land, including improvements, if any.
REAL PROPERTY: The interests, benefits, and rights inherent in the ownership of real
estate.
Comment: In some jurisdictions, the terms real estate and real property have the same
legal meaning. The separate definitions recognize the traditional distinction between the
two concepts in appraisal theory.
REPORT: Any communication, written or oral, of an appra isal, appraisal review, or
appraisal consulting service that is transmitted to the client upon completion of an
assignment.
Comment: Most reports are written and most clients mandate written reports. Oral report
requirements (see the Record Keeping section of the ETHICS RULE) are included to
cover court testimony and other oral communications of an appraisal, appraisal review,
or appraisal consulting service.
SCOPE OF WORK: The type and extent of research and analysis in an assignment.
SIGNATURE: Personalized evidence indicating authentication of the work performed by
the appraiser and the acceptance of the responsibility for content, analyses, and the
conclusions in the report.
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Comment: A signature can be represented by a handwritten mark, a digitize d image
controlled by a personalized identification number, or other media, where the appraiser
has sole personalized control of affixing the signature.
SUPPLEMENTAL STANDARDS: Requirements issued by government agencies,
government sponsored enterprises, or other entities that establish public policy which add
to the purpose, intent, and content of the requirements in USPAP, that have a material
effect on the development and reporting of assignment results.
Comment: Supplemental standards are published in regulations, rules, policies, and
other similar documents, and have the same applicability to all properties or assignments
in a particular category or class regardless of the contracting entity.
VALUATION SERVICES: Services pertaining to aspects of property value.
Comment: Valuation services pertain to all aspects of property value and include
services performed both by appraisers and by others.
VALUE: The monetary relationship between properties and those who buy, sell, or use
those properties.
Comment: Value expresses an economic concept. As such, it is never a fact but always
an opinion of the worth of a property at a given time in accordance with a specific definition
of value. In appraisal practice, value must always be qualified; for example , market value,
liquidation value, or investment value.
WORK FILE: Documentation necessary to support an appraiser’s analysis, opinions,
and conclusions.
APPRAISAL REPORT
Project: CSAH 21 Reconstruction Project
Parcel: #2
County: Scott County
Owner: Schweich Construction, Inc.
Parcel Address: Unaddressed Revere Way
Prior Lake, MN
Report Prepared For:
SRF Consulting / City of Prior Lake
Report Prepared By:
Kelly Lindstrom
Date of Valuation: November 12, 2021
Parcel #2: Schweich Construction, Inc.
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Kelly Lindstrom, Certified General Appraiser
10779 Falling Water Lane - Unit C, Woodbury, MN 55129
651-436-8842
December 10, 2021
Mr. Ken Helvey, Principal
SRF Consulting
3701 Wayzata Boulevard Suite 100
Minneapolis, MN 55415-3791
RE: Appraisal Report for Parcel #2
CSAH 21 Reconstruction Project
Schweich Construction, Inc. Property
Dear Mr. Helvey:
Pursuant to your request, a market value appraisal has been performed and an appraisal report
prepared for the above referenced property. The appraisal estimates the November 12, 2021
(the date of the most recent property inspection) fee simple market value of the subject before
and after the proposed acquisition including valuation of any impacted site improvements and/or
temporary construction easement(s). The report is subject to the certification, assumptions and
limiting conditions herein stated. It is noted that the subject property is the common area for a
common interest community (Revere Way Industrial Condominiums) that includes five industrial
condominium units; however, fee ownership, based on the title work provided and Scott County
property records, is considered to be Schweich Construction, Inc. This appraisal values the
subject property, before and after the acquisition, subject to the following hypothetical conditions:
• The subject is valued as though its development were not
restricted by its designation as the common area for the Revere
Way Industrial Condominiums. The subject is valued as though it
could be independently developed.
• The subject is valued without consideration to the five
condominium units (five separate tax parcels) which are within the
subject’s parcel boundaries but under separate ownerships.
• The subject is valued as though it has been rezoned for
industrial/business park utilization (C-3: Business Park District).
The methods and reasoning used in the analyses, as well as the data gathered during the
investigation of the property and marketplace, are also detailed in this report.
Parcel #2: Schweich Construction, Inc.
3
After careful consideration of all the pertinent factors influencing market value, it is my opinion
that the fee simple market value of the acquisition as of November 12, 2021, is computed as
follows:
Estimated Value Before Proposed Acquisition: $573,200.00
Estimated Value After Proposed Acquisition: $561,600.00
Diminution in Value: $11,600.00
The allocation of the acquisition is as follows:
Temporary Construction Easement (18 months*): $7,100.00
Affected Site Improvements: $4,500.00
Estimated Damages: $11,600.00
*The cost to extend the construction easement an additional twelve months (through June 30,
2024) is estimated to be $4,700.
This appraisal report has been completed in conformance with the Uniform Standards of
Professional Appraisal Practice (USPAP) of The Appraisal Foundation, Code of Professional
Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and (Mn/DOT)
Right-of-Way (R/W) Manual, Section 200. All statements of fact contained in this report upon
which the analyses, opinions, and conclusions expressed herein are based, are true and correct
to the best of my knowledge.
Please feel free to contact me if you have any questions regarding this report. Thank you for the
opportunity to assist you in this valuation matter.
Respectfully Submitted,
Kelly Lindstrom, Certified General Appraiser
Minnesota Certified General Appraiser License #20315256
Parcel #2: Schweich Construction, Inc.
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Table of Contents
Table of Contents 4
Summary & Conclusions - Partial Acquisition 5
Certifications 7
Introduction 9
Intended Use of the Report (Purpose and Function of the Report) 9
Date of Valuation 9
Property Rights Appraised 9
Market Value 9
Exposure Time and Marketing Time 10
Assumptions and Limiting Conditions 10
Extraordinary Assumptions & Hypothetical Conditions 12
Competency 13
Executive Summary 14
Scope of Appraisal 15
Larger Parcel Consideration 16
Discussion of Assignment and Conditions 17
The Appraisal Process 17
Approaches Used in This Appraisal Assignment 18
Research and Analysis Applied 18
Property Identification 19
Subject Description 20
Zoning 24
Highest and Best Use 29
Before Acquisition Valuation 34
The Proposed Acquisition 46
After Acquisition Valuation 49
Affected Site Improvements 50
Summary and Final Analysis 50
ADDENDA 52
Easement Valuation Matrix
Appraisers’ Certifications & Qualifications
Glossary of Terms
Parcel #2: Schweich Construction, Inc.
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Summary & Conclusions - Partial Acquisition
Project:
CSAH 21 Reconstruction
Project Parcel: Parcel #2
County:
Scott
Owner: Schweich Construction, Inc.
Property Address:
Unaddressed Revere Way
Prior Lake, MN
Valuation Date: November 12, 2021
Inspection
Date: November 12, 2021
Rights & Interests: Fee Simple
Zoning:
R-1: Low Density
Residential
(Valued as C-3: Business
Park District) Present Use:
Common area for Revere
Way Industrial
Condominiums
Highest & Best Use
Before:
Industrial/business park
development After:
Industrial/business park
development
Effective Land
Area Before: 112,385 SF (2.58 AC) *
Effective Land
Area After: 112,385 SF (2.58 AC)
Type of Building: None
*Per Scott County Property Records and may
include areas encumbered by easements
located in setback areas.
ALLOCATION OF ACQUISITION
Size Value/SF
Temporary Easement: 11,499 SF $7,100.00
Impacted Improvements: Trees $4,500.00
TOTAL ACQUISITION VALUE $11,600.00
Appraised by: Kelly Lindstrom Date: December 10, 2021
Appraised by: Lois Davis Date: December 10, 2021
Parcel #2: Schweich Construction, Inc.
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ESTIMATE OF VALUE BEFORE ACQUISITION
# Units Price/Unit
Unencumbered Land Value*: 112,385 SF $5.10/SF $573,200.00 Rounded
Total Land Value Before Acquisition
(Rounded):
$573,200.00
ESTIMATE OF VALUE AFTER ACQUISITION
# Units Price/Unit
Unencumbered Land Value*: 112,385 SF $5.10/SF $573,200.00 Rounded
Temporary Easement Value (18
months**):
($7,100.00)
Affected Site Improvements Value: ($4,500.00)
Total Land Value Before Acquisition
(Rounded):
$561,600.00
TOTAL ACQUISITION VALUE
Rounded to: $11,600.00
*Includes areas encumbered by existing easements in setback areas
**The cost to extend the temporary construction easement an additional twelve months
is estimated to be $4,700.
Parcel #2: Schweich Construction, Inc.
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CERTIFICATION
Project: CSAH 21 Reconstruction Project
Parcel: #2 - Schweich Construction, Inc.
I hereby certify:
That on November 12, 2021, Kelly Lindstrom, Certified General Appraiser, personally inspected the property herein appraised
and that she has afforded the property owner (s), Schweich Construction, Inc., the opportunity to accompany her at the time
of the inspection. The property owners did not accompany the appraiser. She has also personally made a field inspection,
to the extent possible, of the comparable sales relied upon in making said appraisal. The subject and the comparable s ales
relied upon in making said appraisal were as represented by the photographs contained in this appraisal report.
That to the best of my knowledge and belief the statements contained in the appraisal hereinabove set forth are true , and the
information upon which the opinions expressed therein are based is correct, subject to the limiting conditions herein set forth.
That I understand that said appraisal is to be used by SRF Consulting on behalf of the City of Prior Lake for negotiation
purposes related to a proposed acquisition for the CSAH 21 Reconstruction Project located along the roadway frontage of the
subject.
That such appraisal has been made in conformity with the appropriate State laws, regulations, policies and procedures
applicable to real property appraisal and to the best of our knowledge no portion of the value assigned to such property
consists of items which are non-compensable under established State or Federal law.
That neither my employment nor my compensation for making this appraisal and report are in any way contingent upon the
values reported herein.
That I have performed no services as an app raiser or in any other capacity regarding the property that is the subject of this
report within the three-year period immediately preceding acceptance of this assignment.
That I have no direct or indirect present or contemplated future personal interest in such property or in any benefit from the
acquisition of such property appraised.
That in making this appraisal, I have disregarded any increase or decrease in the before value caused by the project for whic h
the property is being acquired.
That I will not reveal the findings and results of such appraisal to anyone other than the proper officials of SRF Consulting
and/or the City of Prior Lake, or its assigns, until authorized by agency officials to do so, or until we are required to do so, by
due process of law, or until we are released from the obligation by having publicly testified as to such findings.
That the reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with
the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute .
That use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized
representatives.
As of the date of this report, I, Kelly Lindstrom, have completed the Standards and Ethics Educatio n Requirement for the
Candidates of the Appraisal Institute.
That my independent opinion of the market value of the proposed acquisition as of November 12, 2021 (the most recent
inspection date) is $11,600.00, and the conclusion set forth in this appraisal was reached without collaboration or direction as
to value.
Dated: December 10, 2021
Kelly A. Lindstrom; Certified General Appraiser; Minn. #2031526
Parcel #2: Schweich Construction, Inc.
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CERTIFICATION
Project: CSAH 21 Reconstruction Project
Parcel: #2 Schweich Construction, Inc.
I hereby certify:
That on November 12, 2021, Lois Davis inspected the property herein appraised. She has also personally made a field
inspection, to the extent possible, of the comparable sales relied upon in making said appraisal. The subject and the
comparable sales relied upon in making said appraisal were as represented by the photographs contained in this
appraisal report.
That to the best of my knowledge and belief the statements contained in the appraisal hereinabove set forth are true
and the information upon which the opinions expressed therein are based as correct, subject to the limiting conditions
herein set forth.
That I understand that said appraisal is to be used by SRF Consulting on behalf of the City of Prior Lake for negotiation
purposes related to a proposed acquisition for the CSAH 21 Reconstruction Project located along the roadway frontage
of the subject.
That such appraisal has been made in conformity with the appropriate State laws, regulations, policies, and procedures
applicable to real property appraisal and that to the best of our knowledge no portion of the value assigned to such
property consists of items which are non-compensable under established State or Federal law.
That neither my employment nor my compensation for making this appraisal and report are in any way contingent upon
the values reported herein.
I have performed no services as an appraiser or in any other capacity, regarding the property that is the subject of this
report within the three-year period immediately preceding acceptance of this assignment.
That I have no direct or indirect present or contemplated future personal interest in such property or in any benefit from
the acquisition of such property appraised.
That in making this appraisal, I have disregarded any increase or decrease in the be fore value caused by the project
for which the property is being acquired.
That I will not reveal the findings and results of such appraisal to anyone other than the proper officials of SRF
Consulting and/or the City of Prior Lake, or its assigns, until authorized by agency officials to do so, or until we are
required to do so, by due process of law, or until we are released from the obligation by having publicly testified as to
such findings.
That my independent opinion of the market value of the proposed acquisition as of November 12, 2021 (the most recent
inspection date) is $11,600.00, and the conclusion set forth in this appraisal was reached without collaboration or
direction as to value.
Dated: December 10, 2021
Lois Marie Davis, Residential Appraiser-Trainee, MN 40078294
Parcel #2: Schweich Construction, Inc.
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Introduction
This report is designed to comply with the reporting requirements of Standards Rule 2 -2
of the Uniform Standards of Professional Appraisal Practice which addresses report
specifications. The appraisal is presented in an “Appraisal Report” format, as described
in 2020 - 2021 USPAP Standards Rule 2-2 (a). Supporting documentation not contained
in the report is retained in the appraiser’s work file. The depth of data and analysis
contained in this report is specific to the needs of the client, SRF Consulting on behalf of
the City of Prior Lake and for the intended use of acquiring permanent right of way related
to the CSAH 21 Reconstruction Project. The subject property is 112,385 SF (+/- 2.58
acres) of land addressed as Unaddressed Revere Way located in Prior Lake, MN. The
subject property is valued with an industrial/business park zoning (hypothetical condition,
please see that section of this report).
Intended Use of the Report (Purpose and Function of the Report)
The intended use (purpose) of this appraisal is to provide an opinion of market value for
the client, SRF Consulting on behalf of the City of Prior Lake, and its assigns, whose
representatives intend to use this report (function) for negotiation purposes related to a
proposed acquisition that includes permanent right of way related to the CSAH 21
Reconstruction Project.
Date of Valuation
The date of valuation is the date of the most recent property inspection, November 12,
2021.
Property Rights Appraised
The subject property is appraised by estimating the market value of the fee simple interest
of the subject’s underlying land. Fee Simple Interest, as considered throughout this report
is defined on pg. 90 of The Dictionary of Real Estate Appraisal, Sixth Edition, as:
“Absolute ownership unencumbered by any other interest or estate, subject only
to the limitation imposed by the governmental powers of taxation, eminent domain,
police power and escheat”.
Market Value
Market Value is defined in The Dictionary of Real Estate Appraisal, Sixth Edition, as:
"The most probable price that 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 and knowledgeably, and assuming the
price is not affected by undue stimulus. Implicit in this definitio n is the
consummation of a sale as of a specified date and the passing of title
from seller to buyer under conditions whereby:
• Buyer and seller are typically motivated;
Parcel #2: Schweich Construction, Inc.
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• Both parties are well informed or well advised and acting
in what they consider their best interests;
• A reasonable time is allowed for exposure in the open
market
• Payment is made in terms of cash in U.S. dollars or in
terms of financial arrangements comparable thereto; and
• The price represents the normal consideration for the
property sold unaffected by special or creative financing
or sales concessions granted by anyone associated with
sale.”
Market value, unless otherwise noted, shall represent cash equivalent terms where the
seller receives all cash for their interest. The property may be financed at typical market
terms under this definition.
Exposure Time and Marketing Time
Exposure Time and Marketing Time are defined within The Dictionary of Real Estate
Appraisal, Sixth Edition, as:
Exposure Time: “The estimated length of time that the property interest being
appraised would have been offered on the market prior to the hypothetical
consummation of a sale at market value on the effective date of the appraisal; a
retrospective opinion based on an analysis of past events assuming a competitive
and open market.”
Marketing Time: “An opinion of the amount of time it might take to sell a real or
personal property interest at the concluded market value level during the period
immediately after the effective date of an appraisal. M arketing time differs from
exposure time, which is always presumed to precede the effective date of an
appraisal.”
The market values are based on the property having approximately three to six months
of exposure time prior to the effective date of the appraisal, which is typical of the market
as of the effective date of the appraisal, November 12, 2021. The marketing time of the
subject property is considered to be approximately three to six months.
Assumptions and Limiting Conditions
The certification of this appraisal report is subject to the following assumptions and limiting
conditions:
1. This appraisal values the subject property (land only) as the improvements are not
anticipated to be impacted by the acquisition.
2. The Appraiser assumes no responsibility for matters of a legal nature affecting the
property appraised or the marketability of the title.
Parcel #2: Schweich Construction, Inc.
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3. The property is assumed to be under responsible ownership and management.
4. The property is appraised as though clear and free of any liens, encumbrances, or
indebtedness, unless stated otherwise.
5. To the best of this appraiser's belief, the information contained in this report is true
and reported correctly. The information in this report, while not guaranteed, has
been taken from sources or records believed to be reliable.
6. The Appraiser assumes that there exist no h idden defects with the site, sub-soil,
or improvements, which would render it more or less valuable.
7. Disclosure by the Appraiser of the contents of this appraisal report is subject to
review in accordance with the by-laws and regulations of the professional appraisal
organizations with which the Appraiser is affiliated.
8. The Appraiser is not required to appear in court or give testimony because of
having made this report, unless arrangements have been made in advance.
9. This report, or any portions thereof, will not be distributed, or otherwise
disseminated, to anyone other than the person who commissioned this or those
involved in the certification, except as required by law.
10. This entire appraisal report must be considered as a whole, and any excerpts or
portions from this report cannot be considered separately.
11. It is assumed that there is full compliance with all applicable federal, state and local
environmental regulations and laws, as well as applicable zoning regulations and
restrictions, unless otherwise stated in this report.
12. It is assumed that all required licenses, consents or other authority from any local,
state, or federal governments have been obtained or can be renewed.
13. It is assumed that the subject improvements, if any, are within the stated
boundaries, and that there are no encroachments on neighboring property, or
neighboring encroachments on the subject property, unless otherwise stated in
this report.
14. The existence of potentially hazardous material such as urea-formaldehyde foam
insulation, asbestos, and the existence of toxic water, toxic waste, or radon gas
may have an effect on the value of the property. The Appraiser is not qualified to
determine if such substances are present. The client may wish to consult an expert
in this field.
Parcel #2: Schweich Construction, Inc.
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15. Acceptance of or use of this appraisal report constitutes an understanding of and
acceptance of these assumptions and limiting conditions.
Extraordinary Assumptions
An extraordinary assumption is something spe cific to the particular assignment that is
assumed to be true but is not certain. If it turns out to be untrue, the value conclusion
would be impacted. It is different from a general assumption, which could be applicable
to any assignment. We relied on information provided and made available by SRF
Consulting on behalf of the City of Prior Lake as to the subject's and comparable sales'
sizes and characteristics not readily apparent during the property inspections. We relied
on information provided by Scott County as to effective site size (includes areas
encumbered by existing easements located within setback areas). We relied on
information contained in the Scott County property records as to site size; topography;
and other characteristics that may not be apparent based on visual inspections. We relied
on the parcel staking as to impacted site improvements. If the staking is inaccurate or if
additional site improvements are impacted by the acquisition, value conclusions could be
impacted. The following general assumptions have been made related to the proposed
project:
1. There will be no interruption of access to the subject resulting from the project.
2. There will be no damages to subject improvements unless stated within this report.
3. The areas impacted by the project will be repaired or replaced in a similar fashion
to that prior to the project.
4. The temporary easement acquisition area is being returned to its pre-acquisition
elevation with no significant slope changes.
If any of these assumptions is incorrect, value conclusions may be impacted. No
extraordinary assumptions were utilized in this report unless otherwise noted.
Hypothetical Conditions
A hypothetical condition is a condition, directly related to a specific assignment, which is
contrary to what is known by the appraiser to exist on the effective date of the assignment
results but is used for the purpose of analysis. We valued the subject as though it were
currently zoned C-3: Business Park District as supported by the city’s comprehensive
plan (Planned Industrial Development) and as indicated by the City of Prior Lake’s
Community Development Department. We also valued the subject property, which
is the common area for an industrial condominium development, as though it could
be independently developed and without consideration to the five condominium
units which are within the subject’s parcel boundaries but under separate
ownerships. No additional hypothetical conditions were utilized in this report unless
otherwise noted.
Parcel #2: Schweich Construction, Inc.
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Competency
The appraisers certify that they have the knowledge and experience to complete this
appraisal assignment competently. The Certified General Appraiser, Kelly Ann
Lindstrom, has extensive real estate appraisal background in terms of education and
appraisal experience. She has considerable experience appraising real estate in both
the Twin City Metropolitan Area market and outstate Minnesota. Both appraisers
researched the local real estate market to assure a complete understanding of the
external influences that affect value in the project area, specifically Scott County,
Minnesota. Therefore, Kelly Ann Lindstrom, Certified General Appraiser, is competent to
complete this appraisal assignment. Lois Marie Davis aided in the preparation of this
appraisal report.
Parcel #2: Schweich Construction, Inc.
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Executive Summary
Address: Unaddressed Revere Way; Prior Lake, MN
Project Information: CSAH 21 Reconstruction Project; Parcel #2
Property Type: Industrial property
Owner: Schweich Construction, Inc.
Interests Appraised: Fee simple estate
Appraisal Purpose: Provide a market value estimate of the subject’s permanent diminution in value, temporary construction
easement, and any acquired site improvements related to the CSAH 21 Reconstruction Project.
Appraisal Use: SRF Consulting on behalf of The City of Prior Lake will utilize the report for negotiation purposes related to
a proposed acquisition for the CSAH 21 Reconstruction Project.
Improvement Description: None (subject is the common area supporting five industrial condominium units)
Site Description: Shape: Trapezoid
Location: Unaddressed Revere Way, Prior Lake, MN
Effective Size Before Acquisition: 112,385 SF (+/- 2.58 AC)
Effective Size After Acquisition: 112,385 SF (+/- 2.58 AC)
Temporary Construction Easement: 11,499 SF
Topography: Level to gently sloping
Impacted Site Improvements: Trees
Impacted Structural Improvements: None
Zoning: R-1: Low Density Residential valued as C-3: Business Park District
Present Use: Common area for Revere Way Industrial Condominiums
Highest and Best Use Before and
After Acquisition -as Vacant: Industrial/business park development
Five Year Sales History: The property has been owned by the current property owner for over five years.
Scott County Property I.D. #: PID# 254770060
Partial Legal Description: The East 450 feet of Tract A, and all of Tract B, Registered Land Survey No. 98 EXCEPT Condominium No.
1009, Revere Way Industrial Condominium, Files of the Registrar of Titles, Scott County, Minnesota.
Total Assessor’s Market Value
(Payable 2022):
Subject is common area for Revere
Way Industrial Condominiums and
its value is allocated amongst the
five condominium units.
ASSMT YR
2021
LAND
$369,700
(Value allocated
to the 5 industrial
condominiums)
BUILDING(S)
N/A Subject is
common area of five
units under separate
ownership
TOTAL
$369,700
Payable 2021 Property Tax &
Assessments:
N/A; Allocated to the five improved condominium units
Estimated Permanent Diminution in Land Value: $0.00
Estimated Temporary Construction Easement Value: $7,100.00
Estimated Affected Site Improvements Value: $4,500.00
Estimated Total Value of Acquisition: $11,600.00
Date of Valuation: November 12, 2021 (Date of the Most Recent Inspection)
Appraiser(s): Kelly Ann Lindstrom, Certified General Appraiser, MN 20315256
Lois Marie Davis, Residential Appraiser: Trainee, MN 40078294
Parcel #2: Schweich Construction, Inc.
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Scope of Appraisal (Appraisal Methodology)
The scope of the assignment relates to the extent and manner in which research is
conducted, data is gathered, and analysis is applied, all based upon the following
problem-identifying factors stated elsewhere in this report:
1. Client
2. Intended use
3. Intended user
4. Type of opinion
5. Effective date of opinion
6. Relevant characteristics about the subject
The appraisal task is to estimate the subject’s market value as of the effective date of this
report. The appraisal has been performed in compliance with the Code of Professional
Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.
Appraisal Methodology Summary
The following data and concepts pertaining to the subject property have been examined
and analyzed.
• Physical characteristics of the real property including:
1. Inspection of subject on November 12, 2021 in order to gather
information about the subject’s characteristics as relevant to the
valuation;
2. Review of county aerial and Google Earth aerial images;
3. Analysis and observations of the local market and the subject’s
location and place within this local market
• Non-physical characteristics of the real property including:
1. Property rights
2. Legal description
3. Existing easements
4. Tax and assessment data
5. Zoning data
6. Future land use data
• Observations and data regarding the subject’s market and indicators within
this market (by reviewing sales of properties from Scott County Assessor’s
Office, MLS, RediComp and/or commercial listing services) including:
1. Comparative analysis of factors considered relevant that influence
value
2. Supply and demand generators of the market
Parcel #2: Schweich Construction, Inc.
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3. Financing options available within the market
4. Perception of the future market
• Utilizing the above data and concepts, the following analyses occurred:
1. Highest and best use of the subject property
2. All three approaches to value were considered. Given the subject is
being valued as vacant, the sales comparison approach was
considered applicable and therefore utilized.
3. After gathering, verifying through public record searches and
independent verifications with transaction participant(s) and
analyzing the relevant data, the estimated market value was
estimated for the subject property as vacant.
4. Reconciliation and final estimate of value
• This Appraisal Report was prepared and summarizes the data, work
performed, analysis, and conclusions.
Larger Parcel Consideration
The appraisers conducted a larger parcel consideration to allow for an examination of the
highest and best use potential of the subject property. The Dictionary of Real Estate
Appraisal defines the Larger Parcel as follows: “In condemnation, that tract or tracts of
land which are under beneficial control of a single individual or entity and have the same
or an integrated highest and best use. Elements for consideration by the appraiser in
making a determination in this regard are contiguity, or proximity, as it bears on the
highest and best use of the property, unity of ownership, and unity of highest and best
use.” In relative terms, the appraiser must consider the Larger Parcel in the above terms
and in terms of highest and best use; and for purposes of just compensation its most
advantageous use as it actually affects the present market value. The Larger Parcel (as
defined in The Dictionary of Real Estate Appraisal) is considered to be the subject parcel
(excluding the five tax parcels within its borders as they are under separate ownership)
as shown in the below aerial map:
Larger Parcel
Condominium
Units (Located
within subject;
Separate
Ownership &
PIDs)
Parcel #2: Schweich Construction, Inc.
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Discussion of Assignment and Conditions
SRF Consulting, on behalf of The City of Prior Lake, requested we perform an appraisal
to estimate damages relating to a proposed acquisition. The acquisition is a portion of a
generally trapezoid shaped tract (condominium units within its boundaries), owned by
Schweich Construction, Inc. addressed as Unaddressed Revere Way, Prior Lake, MN.
The subject parcel is the common area surrounding the Revere Way Industrial
Condominiums. Effective parcel size, before the acquisition, is considered to be 112,385
SF (+/- 2.58 AC) and is net of existing right of way easements but includes areas
encumbered by existing easements located in the setback areas. The proposed
acquisition contains a 11,499 SF temporary construction easement as shown on the
parcel sketch within this report. The temporary construction easement is expected to
encumber the area for eighteen months (through June 30, 2023). The City of Prior Lake
requested a valuation of a possible twelve-month extension (through June 30, 2024).
The Appraisal Process
A property’s value can be estimated through three approaches to value. The three
approaches are based on the market’s interpretations of value, and they are the cost
approach, the income approach, and the market approach. They are described briefly as
follows:
The Cost Approach: The cost approach estimates the current replacement or
reproduction cost of the impacted improvements (main structures and site
improvements). Depreciation is then subtracted from the base replacement or
reproduction cost. There are three sources of depreciation: physical depreciation
(deterioration), functional obsolescence, and external (economic) obsolescence.
The cost of the land vacant (as obtained from market data), combined with the
estimated replacement or reproduction cost of any improvements minus
depreciation provides an indication of value for the subject. As the subject is valued
as vacant industrial/business park development land, this approach is not being
processed.
The Income Approach: The income approach estimates the present value of the
expected annual income stream. The income stream is then capitalized at a rate
commensurate with the risk and life expectancy of the improvements, to arrive at
an indication of value from a typical investor's standpoint. The capitalization of the
present value of an income stream provides an indication of value for the subject.
The potential income stream of the subject property is not impacted by the
acquisition and the acquisition area is vacant land, which typically is not leased in
this market. As the subject is valued as vacant industrial/business park
development land, this approach to value is not being processed.
The Sales Comparison (Market) Approach: Generally, the market approach
compares the subject property with other similar properties that have recently sold
or are currently listed for sale. Comparable properties used are intended for similar
use, similarly zoned. Positive and negative adjustments, either qualitative or
Parcel #2: Schweich Construction, Inc.
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quantitative, are made to the comparable sales for the differences that exist
between them and the subject. Objective comparison with comparable sales
provides an indication of value for the subject property. This approach to value is
being processed.
Approaches Used in This Appraisal Assignment
All three approaches to value were considered, but only the Sales Comparison Approach
has been fully developed and is considered to be a reliable indicator of market value for
this assignment. The Sales Comparison Approach was used to determine the value of
the subject property as vacant land on a price per unit basis. The Cost Approach was not
used to value the subject's underlying land and is not considered a reliable indicator of
market value given the acquired area is vacant land with a highest and best use of
industrial/business park development. The income approach was not used as industrial
land is generally not leased in the subject’s marketplace. Elements of the cost approach
may have been utilized to determine the value of any affected site improvements.
Research and Analysis Applied
To determine a value for the subject’s acquired area, the sales comparison approach was
processed to extrapolate the value of the subject’s underlying l and. Unimproved land
comparable sales were obtained from the Scott County Assessor’s Office, Multiple Listing
Service (MLS), and/or from REDI Comps. Relevant information related to these
comparable sales was obtained, and they have been confirmed, viewed, and analyzed.
Information on these related comparable sales is compiled on comparable data sheets in
this report. Qualitative and quantitative analyses was performed, and this information
was used to determine the subject’s before and after acquisition land values.
Severance
The acquisition includes a temporary construction easement located along the subject’s
CSAH 21 roadway frontage. It is noted that the acquisition is for a temporary construction
easement and does not impact compliance with setback or site size requirements .
Access to Revere Way remains reasonable, suitable, and convenient for industrial
utilization. We believe an informed market participant will not perceive the subject as
being less desirable after the proposed acquisition than it is before. Severance is not
considered relevant.
Parcel #2: Schweich Construction, Inc.
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Property Identification
The physical property was legally identified through the legal description, PID Number s,
and its location as shown on the following GIS map. Additionally, the parcel sketches,
contained within this report, indicates acquisition areas.
Condominium
Units (Differing
ownership
from subject
with five PIDs)
Parcel #2: Schweich Construction, Inc.
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Property Inspection
Kelly Ann Lindstrom, Certified General Appraiser, most recently inspected the subject
property on November 12, 2021. The following photograph(s) depict the subject as
indicated in the following photographs.
Looking Northerly along Revere Way toward Eagle Creek Avenue
Looking Northwesterly along Acquisition Area
(Three large deciduous trees located in the Temporary Easement Area
Fence located outside of and adjacent to the Temporary Easement Area)
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Looking Northwesterly along Acquisition Area
(Two large trees in photo located east of improvement are located in the acquisition
area; shrubs to the right of parking area are located In Existing ROW)
Looking Southeasterly along Acquisition Area
Looking at Five Unit Condominium Building Supported by Subject
(Subject is the Revere Way Industrial Condominium Common Area)
Parcel #2: Schweich Construction, Inc.
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Subject Description
The subject is located in Prior Lake along CSAH 21 with access from Revere Way as
depicted on the parcel sketch contained within this report. The subject’s effective size is
112,385 SF (+/- 2.58 AC) of land that is the common area for the Revere Way Industrial
Condominiums (5 units with separate tax parcels with different ownership interests than
the subject). We valued the subject as though it could be independently developed
without consideration to it being a common area for the condominium units (see
hypothetical conditions). The subject’s highest and best use is considered to be
industrial/business park development subject to the hypothetical conditions stated within
this report. The following chart summarizes the subject’s site characteristics.
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Salient Features of Subject Property
Site Size/Shape/Location: 112,385 SF (+/- 2.58 AC), generally trapezoid shaped, Prior Lake, MN
Access:
Frontage:
Access is from Revere Way
Frontage is along CSAH 21 (Eagle Creek Avenue) and Revere Way
Topography: The topography is considered to be level to gently sloping at or near roadway
grades.
Drainage/Floodplain: The drainage on the site is believed to be adequate. The subject is not located
in a floodplain.
Soil Conditions: Assumed buildable as evidenced by length of existing construction in the area;
no tests were made for stability or for toxic substance presence.
Utilities: None
Site Improvements: Parking lot
Environmental Nuisances & Hazards: The market does not appear to reflect any negative environmental concerns
that would adversely impact the subject, as if improved and as vacant, within
the marketplace. The subject is valued as though free of any potential
contamination.
Zoning: R-1: Low Density Residential
Subject is valued as though zoned C-3: Business Park District
Surrounding Property Relationship: Subject is hypothetically zoned for industrial/business park use. The subject's
immediate neighborhood is comprised of industrially utilized tracts of land.
Easements and Other Restrictions: We are not title experts and have depended upon information provided
regarding the ownership interest, the location of the existing right-of-way and
any easements (including typical and atypical easements). We valued the
subject as though it could be independently developed without consideration
to it being a common area for the condominium units (see hypothetical
conditions). No discounts were applied to the existing easements located in
the subject’s setback areas.
Functional Utility: The subject is conducive to its hypothetical C-3: Business Park District zoning
classification. We are valuing the site as though there is no functional
obsolescence to the site for the marketplace (subject valued without
consideration to it being a common area for the industrial condominium units it
supports, see hypothetical conditions).
MN/Dot Traffic Count:
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Zoning
Zoning Map (City of Prior Lake)
The subject is currently zoned R-1: Low Density Residential as governed by the City of
Prior Lake. The parcel was annexed from Credit River Township as such was
automatically zoned R-1. The subject property is guided for planned industrial utilization
in the City of Prior Lake’s 2040 Comprehensive Plan:
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The subject’s likely future zoning, according to Casey McCabe, Community Development
Director for the City of Prior Lake, will be C-3: Business Park. We are applying the
hypothetical condition that the subject has been rezoned to C-3: Business Park (a
planned industrial utilization) as the surrounding uses are industrial/business park
and the subject is guided for planned industrial utilization as shown above. The
purpose of the C-3 Zoning District is to promote high standards of design and construction
for business park uses in the city. It is slightly more restrictive than the City’s I-1 General
Industrial Zoning District which provides for industrial/business park development that
would not conform to the C-3 Zoning District due to size or nature of business. C-3:
Business Park District Requirements are as follows:
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Conforming/Non-conforming Use
The subject, as it exists, is comprised of a legal lot of record and is considered a
conforming use to its designation in the City’s Comprehensive Plan and its hypothetical
C-3 Business Park Zoning.
Comprehensive Land Use Plan: The subject’s valuation as industrial property is
consistent with its guiding on the comprehensive land use plan (please see future land
use map included in the addenda of this report).
Other Legal Restrictions: The subject property is the common area for the Revere Way
Industrial Condominiums, a 5-unit industrial condominium development; however, we are
valuing the subject property without consideration to this restriction (see hypothetical
conditions section of this report). We are not aware of any other legal restrictions placed
on the subject property except as may be noted on the parcel sketch within this report.
We are not title experts and have depended upon information provided by SRF Consulting
on behalf of the City of Prior Lake regarding the location of the existing right-of-way and
any additional easements (based on the mapping provided). We are not aware of any
additional atypical encumbrances or restrictions that may be placed on the existing
property that would affect the subject's value (existing typical easements are located in
the setback areas of the subject).
Potential for Zoning Change: It is likely that the subject parcel will be rezoned from R-1 to
C-3: Business Park as this zoning designation is supported by its guiding in the city’s
future land use plan. This likely rezoning is applied as a hypothetical condition when
valuing the subject.
Economic Market Data
The United States Economic Data:
The economy entered 2020 with unemployment at historical lows, consumer confidence
high, the stock market bullish, and little to no signs of inflation. COVID -19 emerged in
early 2020 and on March 3rd, 2020, the Federal Reserve took the emergency step of
cutting the benchmark U.S. interest rate by half a percentage point in an attempt to limit
the economic and financial fallout from COVID-19. The U.S. central bank has not made
a cut similar to this since late 2008, shortly after the collapse of Lehman Brothers. Experts
believe COVID-19 may be the biggest risk to the global economy since the financial crisis
that precipitated the Great Recession. Growth is now expected to slow sharply with
Goldman Sachs projecting growth in the United States could stall in th e second quarter,
which runs from April through June. While Fed leaders believed it was wise to move
quickly, concerns continue to mount about the plunging stock market and a severe
disruption in every major economy. Recession fears in the United States h ave spiked in
recent weeks.
Rates sat at 1.0% to 1.25% until March 15, 2020. On Sunday, March 15, 2020, the
Federal Reserve took emergency action and lowered its benchmark rate 0.75% given
fears the viral outbreak would depress economic growth in the coming months. The
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Federal Reserve stated it would keep its key rate at a range between zero and 0.25%
until it feels confident that the economy would survive the effects of COVID-19.
The national unemployment rate fluctuated between 3.5% and 4.5% in t he year prior to
the emergence of COVID-19. 2020 was expected to follow suit as all indicators indicated
the economy would remain strong given the forecasted unemployment was expected to
remain below 3.8%. The US unemployment rate jumped to 14.8% in April 2020, the
highest in the history of the series and compared to market expectations of 16%, as the
COVID-19 crisis threw millions out of work. The US unemployment rate fell to 4.6 percent
in October 2021, the lowest since March 2020 and slightly below market expectations of
4.7 percent. The labor market has continued to gradually recover from the pandemic hit,
helped by a surge in demand for labor, record levels of job openings, the expiration of
enhanced jobless benefits and the subsiding summer wave of COVID-19 infections. The
number of unemployed people declined by 255 thousand to 7.4 million in October, while
employment levels rose by 359 thousand to 154.0 million. It is noted that the
unemployment rate remained well above the pre -crisis level of about 3.5 percent, amid
reports of persistent worker shortages (source: U.S. Bureau of Labor Statistics) as shown
by the following chart:
Current conditions are generally considered the most important driver of consumer
spending. The consumer confidence indicator provides an indication of future
developments of households’ consumption and saving, based upon answers regarding
their expected financial situation, their sentiment about the general economic situation,
unemployment and capability of savings. An ind icator above 100 signals a boost in the
consumers’ confidence towards the future economic situation, as a consequence of which
they are less prone to save, and more inclined to spend money on major purchases in
the next 12 months. Values below 100 indicate a pessimistic attitude towards future
developments in the economy, possibly resulting in a tendency to save more and
consume less. As a shortage of workers, supply chain issues, and continuing speculation
about high inflation levels, the consumer confidence levels are starting a downward
trajectory after recovering from its April 2020 low:
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As of the effective date of this report, there is conversation at the federal level about a
fourth stimulus package to bolster the economy which has still no t fully recovered from
the effects of the COVID-19 pandemic.
Minnesota Data: Minnesota is the second fastest growing state in the north central area
(second to North Dakota). It was the 19th fastest growing state in the number of people
in the United States from 2000 to 2010 with population growth of 7% compared to national
growth of 9.1%. The population of Minnesota in 2020 is estimated at 5,706,494 residents
and shows an approximate 8% increase since 2010. The five largest counties (by
population) are Hennepin, Ramsey, Dakota, Anoka, and Washington. The five fastest
growing counties (by population percentages) are Carver, Scott, Hennepin, Washington,
and Clay. As of October 2021, the Minnesota unemployment rate was at 3.5%; however,
it is not at pre-pandemic levels as shown in the following charts:
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Minnesota/TCMA Real Estate Market: Prior to the pandemic, the Minneapolis-St. Paul
economy continued to boast one of the lowest unemployment rates in the country,
considered full employment. The metro area is home to 16 Fortune 500 company
headquarters, as well as large local employers like the University of Minne sota. United
Health Group, Thrivent Financial, Minnesota Mutual, and St. Paul Travelers are based in
the Twin Cities Metropolitan Area. Additionally, the TCMA is home to the corporate
headquarters of US Bank, the regional headquarters of Wells Fargo, and TCF Bank. The
US Government’s Ninth Federal Reserve Bank is located in Minneapolis. The local
workforce ranks 11th in the country in terms of education, with 41% achieving a bachelor’s
degree or higher. The average annual household income of $74,500 tops the national
average by 29%.
The TCMA, historically, has been one of the strongest commercial real estate markets in
the Midwest for a variety of reasons including the educated workforce and the
entrepreneurial spirit evidenced by the strong venture cap ital market. Companies are
attracted to the economic atmosphere and tend to stay due to the work force that
traditionally has a tremendous work ethic. Minnesota is not reliant on one major industry
or sector, which generally minimizes the impact of an ec onomic recession. While
Minnesota does not see huge spikes in growth during a boom time in a particular market
(i.e. technology), it also does not see the bust period when the industry loses favor.
The Minnesota real estate market is adjusting to the changing climate. Commercial
properties are adjusting to employees no longer coming into the office and owners are
having to rethink requirements as they adjust to the advent of e -commerce and on-line
working from home. There will likely be considerable redevelopment as the demand for
medium to high density housing increases while the demand for office and commercial
space decreases. The new on-line shopping habits are pushing up the demand in the
industrial sector as bulk distribution centers are in high demand.
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Single-family housing demands increased in the second half of 2020 to date. Impacts
related to COVID-19, primarily working from home, has changed consumer preferences
and cities in third and fourth ring suburbs are becoming a desirable option as there is no
longer the same commuting demands as once were considered “typical”. Consumers
and homebuilders continue to seek homes and sites located in suburban cities with a
good school districts and consumers prefer areas with considerable “open/green space”.
Land located in first or second ring suburbs for residential demand have been in high
demand as there is continued shrinking availability as these cities become fully built out.
There is some speculation that new development may slow due to sup ply chain issues
and lag time receiving building materials; however, this is speculative at this time.
Minnesota/TCMA Real Estate Markets Summary
Residents and consumers are cautious as they proceed forward in a more tentative
manner as the effects of the pandemic have likely not been fully realized . Prior to the
emergence of COVID-19, analysis of data revealed a trend of general growth and a well-
diversified economy with a solid, and improving, real estate market. While the market
appears to have somewhat settled, there is still much uncertainty moving forward.
City of Prior Lake
The subject is located in Prior Lake, Minnesota which is located in Scott County,
southeast of the Twin Cities Metropolitan Area:
Prior Lake is considered a rapidly developing suburb and is located approximately 24
miles south and west of downtown Minneapolis. The city offers a superior quality of life
with beautiful parks, trails and wetlands as well as a charming downtown and excellent
schools. The population of Prior Lake is about 27,500 and is projected to grow to 37,000
by 2040. The City of Prior Lake is home to the Shakopee Mdewakanton Sioux Community
(SMSC) and Mystic Lake Casino, the second largest Indian Gaming Casino in the nation
and the largest employer within the city.
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Prior Lake is a premier recreational community in the Twin Cities, featuring more than 55
parks on 1,000 acres, over 100 miles of trails and sidewalks and 14 lakes. Park amenities
include two large athletic complexes, Lakefront community park (160 acres),
neighborhood parks, fishing piers, boat slips, swimming beaches, and green space.
Upper and Lower Prior Lake, totaling 1,340 acres, are considered one of the most popular
lakes in the metropolitan area for boating, skiing and fishing. Although primarily a
residential community, opportunities in commercial and industrial development are
increasing and are a priority for the City Council in hopes of diversifying the tax base.
Prior Lake has several new commercial developments including a brewery, law office,
restaurant and medical building in downtown. Industrial development includes a nationally
recognized golf cart maker, pizza dough manufacture r, fire investigation business, and
sign company among others.
The city's modern growth is attributed to the completion and upgrade of State Highway
13 which provides access to State Highways 169 and I-35. There are also numerous
local and county roadways providing expedient access to the TCMA.
City of Prior Lake Economic Summary
The City of Prior Lake enjoys a relatively stable economy supported by strong
infrastructure including major roadways that provide quick access to the surrounding
communities and the major cities of Minneapolis and St. Paul. The city’s economy, while
strong, is not considered to be a stand-alone economy as many residents seek
employment outside of city borders, primarily in the surrounding communities and the
central business districts of Minneapolis and St. Paul. The housing market remains
strong in the City of Prior Lake as it consistently ranks as one of the best cities to live in
the TCMA and the commercial/industrial market continues to expand with the city looking
to expand its tax base.
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Neighborhood Description
The subject is located in Prior Lake, MN west of Revere Way along CSAH 21 (Eagle
Creek Avenue) with access from Revere Way along its eastern boundary. The subject's
immediate neighborhood is comprised industrial/business park development with
residential development to the west and industrial/business development to the north:
Highest and Best Use
Highest and best use is defined in The Dictionary of Real Estate Appraisal, Sixth Edition,
as:
The reasonably probable and legal use of vacant land or an improved property that
is physically possible appropriately supported, financially feasible, and that results
in the highest value. The four criteria the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility, and maximum productivity.
The Dictionary of Real Estate Appraisal, Fourth Edition, differentiates highest and best
use as vacant and as improved:
Highest and best use of land or site as though vacant: Among all reasonable,
alternative uses, the use that yields the highest present land value, after payments
are made for labor, capital, and coordination. The use of a property based on the
assumption that the parcel of land is vacant or can be made vacant by demolishing
any improvements.
Highest and best use of property as improved: The use that should be made of a
property, as it exists. An existing improvement should be removed or retained as
is, so long as it continues to contribute to the total market value of the property, or
until the return from a new improvement would more than offset the cost of
demolishing the existing building and construction a new one.
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In order to determine the highest and best use of the subject property, the
following factors must be considered when addressing possible uses:
1. Physically possible
2. Legally permissible
3. Financially feasible
4. Maximally productive
As vacant
The highest and best use of the land, as vacant, is for industrial/business park
development as allowed by the hypothetical C-3: Business Park District Zoning and its
industrial guiding in the city’s 2040 Comprehensive Plan.
1. Industrial/business park development would be physically possible given
the physical characteristics of the subject site.
2. Industrial/business park development is legally permissible given the
requirements of the hypothetical C-3: Business Park District Zoning.
3. Our analysis of the market indicates adequate demand for
industrial/business park development land in the subject’s area. As such,
industrial/business park development is considered to be financially feasible
given the existing market demands in the subject’s marketing area.
4. Industrial/business park development is considered the maximally
productive use of the site as no alternative allowed use would generate a
higher residual land value as permitted by the hypothetical C-3: Business
Park District Zoning.
The highest and best use of the subject, as vacant, is for industrial/business park
development as allowed by its guiding as industrial property and its hypothetical C-3:
Business Park District zoning. It is noted that we are valuing the subject as though its
development were not restricted by its common area designation related to the Revere
Way Industrial Condominiums.
Before Acquisition Valuation
The subject is valued as if it is ready for developm ent into its highest and best use,
industrial/business park development, as noted above. The first step of the sales
comparison approach is the selection of comparable sales and/or listings that are
reasonably similar in size, location, and attributes when compared to the subject.
Adjustments, both qualitative and quantitative may be made to the selected comparables
to determine the subject’s value. Properties selected for comparison should be similar
enough that few adjustments are required. The sales comparison approach becomes
less reliable when more adjustments are required to match the subject property with the
comparable property.
Ideally, adjustments are determined and supported in the market by the use of paired
sales, which allow the appraiser to extract a valuation for a single market factor. Due to
limited data availability, oftentimes appraisers are unable to do this and must apply their
judgment and professional expertise to evaluate a difference between the subject and its
comparables. The adjustments are considered market supportable and the appraisers
use their judgment and are able to support the adjustments as required. All adjustments
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contained in this report are based on the judgment and experience of the appraisers and
market support. All sales were from 2020 to date in the subject’s neighborhood.
The selected comparables are vacant land sales, all similarly zoned, from similar
locations, intended for industrial/business park development. The comparable sales are
reasonably proximate to the subject property, are intended for similar uses, are
reasonably similar in size, and are ready for industrial/business park development.
Market supportable adjustments are applied as noted on the Sales Comparison Chart. A
detailed explanation of the adjustment categories immediately follows the Sales
Comparison Chart with Comparable Sales Sheets following the chart.
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COMPARABLE INDUSTRIAL LAND SALES
Subject Sale 1 Sale 2 Sale 3 Sale 4
Address/ Location
Unaddressed
Revere Way
Prior Lake, MN
Unaddressed
Revere/Adelmann
Prior Lake, MN
5818 Granite
Court
Prior Lake, MN
5835 Granite
Court SE
Prior Lake, MN
Unaddressed
Graystone Court
Prior Lake, MN
Sale Price $312,760
$2.00/SF
$531,214
$4.67/SF
$200,000
$4.59/SF
$175,000
$4.02/SF
Spec. Conditions None None None None
Financing/ Terms Cash/Cash
Equivalency
Cash/Cash
Equivalency
Cash/Cash
Equivalency
Cash/Cash
Equivalency
Motivations Owns Adjacent
Parcel Typical Typical Typical
Date of Sale/ Mkt.
Conditions 05/2021
+5%
12/2020
+9.17%
12/2020
+9.17
09/2020
+9.17%
Adjusted Sale
Price/SF $2.10/SF $5.10/SF $5.01/SF $4.39/SF
Site Size
2.58 AC
112,385 SF
3.58 AC
156,380 SF
2.61 AC
113,692 SF
1 AC
43,560 SF
1 AC
43,560 SF
Use/Intended Use Industrial Industrial Industrial Industrial Industrial
Shape/
Topography
Trapezoidal/ Level
(Valued without
consideration to
the condominium
development
within its
boundaries)
Rectangular/
Area of
lowlands/pond
along northern
boundary
+
Generally
Rectangular/
Level
=
Generally
Rectangular/
Level
=
Generally
Rectangular/
Level
=
Frontage
Eagle Creek
Avenue/Revere
Way
Revere Way &
Adelmann Street
Granite Court
(Cul-de-sac from
Adelmann Street)
Granite Court
(Cul-de-sac from
Adelmann Street)
Graystone Court
(Cul-de-sac from
Adelmann Street)
Zoning
General Business
C-3
(Hypothetical)
General Business
C-2
General Industrial
I-1
General Industrial
I-1
Business Park
C-3
Location
Industrial Area
Revere
Way/Eagle Creek
Ave
Deerfield
Industrial Park
=
Deerfield
Industrial Park
=
Deerfield
Industrial Park
=
Deerfield
Industrial Park
=
Net Adjustment + = = =
Adjusted Greater Than Approx. Approx. Approx.
Price/SF $2.10/SF $5.10/SF $5.01/SF $4.39/SF
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Comparable Sales Map
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COMPARABLE LAND SALE ONE
ADDRESS/LOCATION: Unaddressed Revere/Adelmann; Prior Lake, MN
PID #: 254270110
SALE PRICE: $312,760
DATE OF SALE: 05/2021
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalency
SITE SIZE: 3.58 AC/156,380 SF
INTENDED USE: Assemblage with adjacent parcel under common ownership
TOPOGRAPHY: Level with wetlands along northern boundary
SHAPE: Generally rectangular
SELLER/BUYER: Central Development Corp. of America/Mesenbrink
Construction & Engineering, Inc.
SALES PRICE/SF: $2.00/SF
CONFIRMED WITH: CREV #1248265/County Records
Scott County Aerial Mapping
Google Earth Aerial Image
Outlot B of Deerfield Industrial Park 2nd Addition
Lowland along northern boundary; public promotion; buyer paid appraisal
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COMPARABLE LAND SALE TWO
ADDRESS/LOCATION: 5818 Granite Court; Prior Lake, MN
PID #: 254270060
SALE PRICE: $531,214
DATE OF SALE: 12/2020
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalency
SITE SIZE: 2.61 AC/113,692 SF
INTENDED USE: Industrial
TOPOGRAPHY: Level
SHAPE: Generally Rectangular
SELLER/BUYER: Mesenbrink Construction & Engineering, Inc/Busse
Properties, LLC
SALES PRICE/ SF: $4.67/SF
CONFIRMED WITH: CREV #1236777/County Records
Scott County Aerial Mapping
Google Earth Aerial Image
Deerfield Industrial Park – 2nd Addition; public promotion buyer paid appraisal
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COMPARABLE LAND SALE THREE
ADDRESS/LOCATION: 5835 Granite Court SE; Prior Lake, MN
PID #: 254270080
SALE PRICE: $200,000
DATE OF SALE: 12/2020
SALE METHOD: Warranty Deed
TERMS: Cash or Cash Equivalent
SITE SIZE: 1 AC/43,560 SF
INTENDED USE: Industrial
TOPOGRAPHY: Level
SHAPE: Generally rectangular
SELLER/BUYER: Busse Properties, LLC/Accelerated Auto Service and Repair,
LLC
SALES PRICE/SF: $4.59/SF
CONFIRMED WITH: CREV 1202370/County Records
Scott County Aerial Mapping
Google Earth Aerial Image
Deerfield Industrial Park – 2nd Addition; public promotion buyer paid appraisal
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COMPARABLE LAND SALE FOUR
ADDRESS/LOCATION: Unaddressed Graystone Court; Prior Lake, MN
PID #: 254440020
SALE PRICE: $175,000
DATE OF SALE: 09/2020
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalent
SITE SIZE: 1 AC/43,560 SF
INTENDED USE: Industrial
TOPOGRAPHY: Level
SHAPE: Generally rectangular
SELLER/BUYER: Gary B. Tupy, Et Al/Whitemore Properties, LLC
SALES PRICE/SF: $4.02/SF
CONFIRMED WITH: CREV 1155322/County Records
Scott County Aerial Mappping
Google Earth Aerial Image
Deerfield Industrial Park – 5th Addition
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Adjustments
Concessions/Additional Expenses: None of the sales had concessions or additional
expenses, no adjustments applied.
Financing/Terms: Adjustments for financing terms are the first adjustment that is applied,
as all sales must be analyzed on the same base assumption of cash/cash equiva lency.
Conventional financing terms require no adjustments, but financing terms not available in
the typical market place, such as atypical seller-financing considerations, assessments
acquired by the purchaser, and alike, must be properly accounted for i n the subject’s
reconciled value. All comparable sales transacted under typical terms and as such no
adjustments applied.
Motivations: Both buyer and seller must be typically motivated and acting free from any
undue stress or influence. None of the comparable sales appear to be the result of any
foreclosure activity (whereby a seller may accept less than actual market value due to
financial considerations) or related party transactions (whereby a buyer and/or seller may
agree on a nonmarket price based on their relationship). No adjustments applied.
Market Conditions/Date of Sale: Adjustments are generally made to reflect the passage
of time to reflect either the appreciation (an upward adjustment) or depreciation (a
downward adjustment) reflected in the marketplace over a period of time. The rate of
change fluctuates due to investors' perceptions of prevailing market conditions. This
adjustment category reflects value changes, if any, that have occurred between the date
of the sale and the effective date of the appraisal. Market data indicates a 10% annual
increase in industrial properties during 2021 with 2020 being fairly flat. Comparable sales
were adjusted at a rate of .83% per month from January 2021 through November 2021.
Site Size: Generally, a quantity of scale discount applies with all other factors being equal.
Larger sites sell for a discounted value on a per unit basis while smaller sites sell at a
premium value on a per unit basis. All comparable sales are considered reaso nably
similar in size when compared to the subject; no adjustments applied.
Shape/Topography: The shape and topography preferred in the marketplace is generally
rectangular to maximize development opportunities with this differential being less for
larger sites. The subject, with its generally rectangular shape, is considered similar in
comparison to all comparable sales. The preferred topography in the marketplace is
generally level to gently rolling with minimal tree coverage as buildable area co mmands
a premium in the industrial marketplace. The subject’s topography is considered superior
when compared to Comparable Sale One as it has considerable non -buildable area and
similar to the remaining comparable sales when considering topography and te rrain.
Zoning: Market data does not support an adjustment for the slightly different zoning types;
no adjustments applied.
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Location: The subject is located in the same business/industrial area as the comparable
sales; no adjustments applied.
Reconciliation of the Subject’s Underlying Land Value-Before Acquisition
Unencumbered Land Value
After adjustments have been considered, the estimated market value of
industrial/business park development land in the subject’s marketing area is greater than
$2.10/SF with a likely value between $4.39 and $5.10/SF. All comparable sales were
considered when estimating the subject’s underlying land value with the least
consideration given to Comparable Sale One as its topography is considered inferior.
The subject is considered to have an estimated market value of $5.10/SF as slightly more
weight is placed on Comparable Sale Two which is the largest of Comparable Sales Two,
Three, and Four. It is noted that no discount is applied related to the existing
condominium development (hypothetical condition) or to the existing easement areas as
these are located along the subject’s roadway frontage within existing setback (non -
buildable) areas and the comparable sales likely include reasonably similar easements.
The subject property’s pre-acquisition land value is estimated as follows:
Subject Site Size: 112,385 SF X $5.10/SF, rounded = $573,200.00
Indicated Market Value of Land Before Acquisition $573,200.00
The subject’s underlying land value, before consideration of the proposed
acquisition, is considered to be $573,200.00.
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Description of Project
The City of Prior Lake, in partnership with Scott County, is planning for the reconstruction
of the County Highway 21 and Revere Way (County Road 87) intersection during the
2022 construction season. The project includes re-aligning the existing offset 170th Street
intersection with the Revere Way intersection along County Highway 21. The proposed
reconstruction of County Highway 21 through the project limits will include the
construction of a raised median and turn lanes at the intersection. The following map
highlights the project area:
The Proposed Acquisition
The proposed acquisition contains a 11,499 SF temporary construction easement located
within a larger tract that is vacant land, please see the following parcel sketches. The
acquisition area(s) do not contain any impacted site improvements.
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Parcel Sketches
Parcel sketch does not reflect the
subject’s owner of record
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Parcel sketch does not
reflect the subject’s owner
of record
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After Acquisition Valuation
Highest and Best Use – After Acquisition
The highest and best use, after acquisition, will remain as industrial/business park
development, consistent with its hypothetical C-3: Business Park District zoning and the
land use guiding (Planned Industrial), as vacant. The proposed temporary construction
easement does not affect the highest and best use of the subject.
Conforming/Non-conforming Use
As the subject is valued as industrial/business park development land, the subject is
considered to conform to the hypothetical C-3: Business Park District Zoning. The
acquisition does not impact the subject’s compliance with zoning requirements as it is for
a temporary construction easement.
Severance Consideration
Access to Revere Way remains reasonable, suitable, and convenient for
industrial/business park utilization. We believe an informed market participant will not
perceive the subject as being less desirable after the proposed acquisition than it is
before. Severance is not considered relevant.
Valuation
The subject’s size, after acquisition, remains 112,384 SF and the subject’s preliminary
underlying land value, before consideration of the temporary easement and/or impacted
site improvements, is considered to remain $573,200.00 ($5.10/SF).
Temporary Construction Easement
The property will be subject to a proposed temporary construction easement that will
encumber an area of 11,499 SF for a period of 18 months ending June 30, 2023 with the
option to renew for an additional 12 months (ending June 30, 2024). The temporary
construction easement is located along the subject’s roadway frontage as depicted on the
parcel sketch contained within this report. The temporary construction easement is
valued at the underlying land value, $5.10/SF and the encumbered area is valued as if
the land were rented at an appropriate land capitalization rate for the duration of the
encumbrance. We apply a land rate of 8% with consideration given to real estate taxes
paid during the time of encumbrance. Value of the rental stream is calculated w ith a rate
viewed reflective of the current market.
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Temporary Construction Easement Valuation
TE Land Area: 11,499 SF
Multiply by Indicated Market Value/SF: X $5.10/SF
Estimated Value of Encumbered Land: $58,644.90
Multiply by Land Capitalization Rate: X 8%
Annual Land Rent: $4,691.59
1.5 Years (18 months) Temporary Construction
Easement:
X 1.5 years
$7,037.39
Temporary Construction Easement Value (Rounded)*: $7,100.00
*The estimated cost to extend the temporary easement for an additional twelve months
(ending June 30, 2024) is estimated to be $4,700.00.
Affected Site Improvements
Impacted maintained yards, parking lots, and driveways will be repaired/replaced as part
of the project. There are three large deciduous trees located in the acquisition area that
will likely be impacted by the project. Their replacement is valued at a 2:1 replacement
rate with replacement trees valued at $750/tree. The cost estimates were obtained from
local contractors and/or online cost estimating programs and are intended to include
delivery and planting. Calculation of their replacement cost is as follows:
3 trees x 2:1 replacement rate x $750/replacement tree = $4,500.00
It is noted that the fence is located adjacent to the acquisition area and is not expected to
be impacted (please see sketches showing acquisition area and construction limits. The
estimated value of the impacted site improvements is $4,500.00
After Acquisition Value
The subject’s after acquisition value, after consideration of the temporary construction
easement and affected site improvements, is considered to be $561,600.00 (preliminary
after acquisition value of $573,200.00 less the temporary easement value of $7,100.00
less the affected sites improvement value of $4,500.00).
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Summary and Final Analysis
The subject’s underlying land before and after acquisition market values were estimated
using the sales comparison approach for vacant land as this is the most reliable indicator
of value. The appraisers' final summation of the proposed acquisition , including the
affected site improvements, as of November 12, 2021, is presented as follows:
Before Acquisition Value: $573,200.00
Less After Acquisition Value: $561,600.00
Estimated Damages: $11,600.00
The allocation of the acquisition is as follows:
Temporary Construction Easement (18 months*): $7,100.00
Affected Site Improvements: $4,500.00
Estimated damages: $11,600.00
*The cost to extend the temporary construction easement an additional twelve months (ending
June 30, 2024) is estimated to be $4,700.
The diminution in value related to the acquisition is considered to be $11,600.00.
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ADDENDA
Parcel #2: Schweich Construction, Inc.
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Easement Valuation Matrix
(IRWA Magazine May/June 2006)
Parcel #2: Schweich Construction, Inc.
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KELLY ANN LINDSTROM
LINDSTROM KELLY A
10779 FALLING WATER LANE UNIT C
WOODBURY, MN 55129
STATE OF MINNESOTA
The Undersigned COMMISSIONER OF COMMERCE for the State of Minnesota hereby certifies that
KELLY ANN LINDSTROM
LINDSTROM KELLY A
10779 FALLING WATER LANE UNIT C
WOODBURY, MN 55129
has complied with the laws of the State of Minnes ota and is hereby licensed to transact the busines s of
Resident Appraiser : Certified General
License Number: 20315256
unless this authority is suspended, revoked, or o therwise legally terminated. This license shall be in effect
until August 31, 2023.
IN TESTIMONY WHEREOF, I have hereunto set my hand this July 01, 2021.
COMMISSIONER OF COMMERCE
Minnesota Department of Commerce
Licensing Division
85 7th Place East, Suite 500
St. Paul, MN 55101-3165
Telephone: (651) 539-1599
Email: licensing.commerce@state.mn.us
Website: commerce.state.mn.us
Notes:
•Individual Licensees Only - Continuing Education: 15 hours is required in the first renewal period , which includes a 7hour USPAP course. 30 hours is required for each subsequent renewal period, which includes a 7 hour USPAP course.
•Appraisers: You must hold a licensed Residential, Certified Residential, or Certified General qualification in order toperform appraisals for federally-related transact ions. Trainees do not qualify. For further details, please visit our websiteat commerce.state.mn.us.
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LOIS MARIE DAVIS
789 GOLDEN MEADOW ROAD
EAGAN, MN 55123
STATE OF MINNESOTA
The Undersigned COMMISSIONER OF COMMERCE for the State of Minnesota hereby certifies that
LOIS MARIE DAVIS
789 GOLDEN MEADOW ROAD
EAGAN, MN 55123
has complied with the laws of the State of Minnes ota and is hereby licensed to transact the busines s of
Resident Appraiser : Trainee
License Number: 40078294
unless this authority is suspended, revoked, or o therwise legally terminated. This license shall be in effect
until August 31, 2023.
IN TESTIMONY WHEREOF, I have hereunto set my hand this August 24, 2021.
COMMISSIONER OF COMMERCE
Minnesota Department of Commerce
Licensing Division
85 7th Place East, Suite 500
St. Paul, MN 55101-3165
Telephone: (651) 539-1599
Email: licensing.commerce@state.mn.us
Website: commerce.state.mn.us
Notes:
•Individual Licensees Only - Continuing Education: 15 hours is required in the first renewal period , which includes a 7hour USPAP course. 30 hours is required for each subsequent renewal period, which includes a 7 hour USPAP course.
•Appraisers: You must hold a licensed Residential, Certified Residential, or Certified General qualification in order toperform appraisals for federally-related transact ions. Trainees do not qualify. For further details, please visit our websiteat commerce.state.mn.us.
Parcel #2: Schweich Construction, Inc.
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Parcel #2: Schweich Construction, Inc.
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PROFESSIONAL QUALIFICATIONS
Lois M. Davis
Resident Appraiser-Trainee
EDUCATION
Appraisal
Basic Appraisal Procedures, Prosource
Basic Appraisal Principles, Prosource
Uniform Standards of Professional Appraisal Practice, Prosource/McKissock
The Art of the Addenda
The Evolution of Finance and the Mortgage Market
Residential Sales Comparison & Income Approaches, McKissock
Residential Market Analysis and Highest & Best Use, McKissock
General
College of St. Catherine, BA in Business Administration-Accounting - 1987
CPA Examination-1989
EXPERIENCE
Accountant/Managing Partner of Davis Specialty Transportation, LLC an independent
trucking/distribution company located in Minneapolis, MN
Auditor/Financial Control Officer for the State of Minnesota Veterans Homes Board of
Directors and Department of Finance for ten years
LICENSES, COMMISSIONS, MEMBERSHIPS/AFFILIATIONS
Lois Marie Davis, Resident Appraiser-Trainee, MN 40078294
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GLOSSARY OF TERMS
Appraisal Definitions
The below is excerpted from the 2006 USPAP and Advisory Opinions.
ADVOCACY: Representing the cause or interest of another, even if that cause or interest
does not necessarily coincide with one’s own beliefs, opinions, conclusions, or
recommendations.
APPRAISAL: The act or process of developing an opinion of value; an opinion of value
of or pertaining to appraising and related functions such as appraisal practice o r appraisal
services.
Comment: An appraisal must be numerically expressed as a specific amount, as a range
of numbers, or as a relationship (e.g., not more than, not less than) to a previous value
opinion or numerical benchmark (e.g., assessed value, collateral value).
APPRAISAL CONSULTING: The act or process of developing an analysis,
recommendation, or opinion to solve a problem, where an opinion of value is a component
of the analysis leading to the assignment results.
Comment: An appraisal consulting assignment involves an opinion of value but does not
have an appraisal or an appraisal review as its primary purpose.
APPRAISAL PRACTICE: Valuation services performed by an individual acting as an
appraiser, including but not limited to appraisal, appraisal review, or appraisal consulting.
Comment: Appraisal practice is provided only by appraisers, while valuation services are
provided by a variety of professionals and others. The terms appraisal, appraisal review,
and appraisal consulting are intentionally generic and are not mutually exclusive. For
example, an opinion of value may be required as part of an appraisal review and is
required as a component of the analysis in an appraisal consulting assignment. The use
of other nomenclature for an appraisal, appraisal review, or appraisal consulting
assignment (e.g. analysis, counseling, evaluation, study, submission, or valuation) does
not exempt an appraiser from adherence to the Uniform Standards of Professional
Appraisal Practice.
APPRAISAL REVIEW: The act or process of developing and communicating an opinion
about the quality of another appraiser’s work that was performed as part of an appraisal,
appraisal review, or appraisal consulting assignment.
Comment: The subject of an appraisal review assignment may be all or part of an
appraisal report, work file, or a combination of these.
APPRAISER: One who is expected to perform valuation services competently and in a
manner that is independent, impartial, and objective.
Comment: Such expectation occurs when individuals, either by choice or by requirement
place upon them or upon the service they provide by law, regulation, or agreement with
the client or intended users, represent that they comply. (See PREAMBLE.)
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APPRAISER’S PEERS: Other appraisers who have expertise and competency in the
same or a similar type of assignment.
ASSIGNMENT: A valuation service provided as a consequence of an agreement
between an appraiser and a client.
ASSIGNMENT RESULTS: An appraiser’s opinions and conclusions developed specific
to an assignment.
Comment: Assignment results include an appraiser’s:
• Opinions or conclusions developed in an appraisal assignment, such as value;
• Opinions of adequacy, relevancy, or reasonableness developed in an apprai sal
review assignment; or
• Opinions, conclusions, or recommendations developed in an appraisal consulting
assignment.
ASSUMPTION: That which is taken to be true.
BIAS: A preference or inclination that precludes an appraiser’s impartiality,
independence, or objectivity in an assignment.
BUSINESS ENTERPRISE: An entity pursuing an economic activity.
BUSINESS EQUITY: The interests, benefits, and rights inherent in the ownership of a
business enterprise or a part thereof in any form (including, but not necessarily limited to,
capital stock, partnership interests, cooperatives, sole proprietorships, options, and
warrants).
CLIENT: The party or parties who engage an appraiser (by employment or contract) in
a specific assignment.
Comment: The client identified by the appraiser in an appraisal, appraisal review, or
appraisal consulting assignment (or in the assignment work file) is the party or parties
with whom the appraiser has an appraiser-client relationship in the related assignment,
and may be an individual, group, or entity.
CONFIDENTIAL INFORMATION: Information that is either:
• Identified by the client as confidential when providing it to an appraiser and that is
not available from any other source; or
• Classified as confidential or private by applicable law or regulation
CREDIBLE: Worthy of belief.
Comment: Credible assignment results require support, by relevant evidence and logic,
to the degree necessary for the intended use.
COST: The amount required to create, produce or obtain a property.
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Comment: Cost is either a fact or an estimate of fact.
EXTRAORDINARY ASSUMPTION: An assumption, directly related to a specific
assignment, which, if found to be false, could alter the appraiser’s opinion or conclusions.
Comment; Extraordinary assumptions presume as fact otherwise uncertain information
about physical, legal, or economic characteristics of the subject property; or about
conditions external to the property, such as market conditions or trends; or about the
integrity of data used in an analysis.
FEASIBILITY ANALYSIS: A study of the cost-benefit relationship of an economic
endeavor.
HYPOTHETICAL CONDITION: That which is contrary to what exists but is supposed for
the purpose of analysis.
Comment: Hypothetical conditions assume conditions contrary to known facts about
physical, legal, or economic characteristics of the subject property; or about conditions
external to the property, such as market conditions or trends; or about the integrity of data
used in an analysis.
INTANGIBLE PROPERTY (INTANGIBLE ASSETS): Nonphysical assets, including but
not limited to franchises, trademarks, patents, copyrights, goodwill, equities, mineral
rights, securities, and contracts, as distinguished from physical assets such as facilities
and equipment.
INTENDED USE: The use or uses of an appraiser’s reported appraisal, appraisal review,
or appraisal consulting assignment opinions and conclusions, as identified by the
appraiser based on communication with the client at the time of the assignment.
INTENDED USER: The client and any other party as identified, by name or type, as
users of the appraisal, appraisal review, or appraisal consulting report by the appraiser
on the basis of communication with the client at the time of the assignment.
JURISDICTIONAL EXCEPTION: An assignment condition that voids the force of a part
or parts of USPAP, when compliance with part or parts of USPAP is contrary to law or
public policy applicable to the assignment.
MARKET VALUE: The most probably 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 and knowledgeably, and assuming the price is not affected
by undue stimulus. Implicit in this definition is the consummation of a sale as of a
specified date and the passing of title from seller to buyer under conditions whereby:
1. Buyer and seller are typically motivated
2. Both parties are well informed or well advised, and acting in what they
consider their own best interests;
3. A reasonable time is allowed for exposure in the open market
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4. Payment is made in terms of cash in United States dollars or in terms of
financial arrangements comparable thereto; and
5. The price represents the normal consideration for the p roperty sold
unaffected by special or creative financing or sales concessions granted by
anyone associated with the sale.
The above definition of market value is consistent with the definition referenced in this
report, as well as the definition in The Appraisal of Real Estate, Twelfth Edition (Appraisal
Institute, 2001).
MASS APPRAISAL: The process of valuing a universe of properties as of a given date
using standard methodology, employing common data, and allowing for statistical testing.
PERSONAL PROPERTY: Identifiable tangible objects that are considered by the general
public as being “personal” for example, furnishings, artwork, antiques, gems and jewelry,
collectibles, machinery and equipment, all tangible property that is not classified as real
estate.
PRICE: The amount asked, offered, or paid for a property
Comment: Once stated, price is a fact, whether it is publicly disclosed or retained in
private. Because of the financial capabilities, motivations, or special interests of a given
buyer or seller, the price paid for a property may or may not have any relation to the value
that might be ascribed to that property by others.
REAL ESTATE: An identified parcel or tract of land, including improvements, if any.
REAL PROPERTY: The interests, benefits, and rights inherent in the ownership of real
estate.
Comment: In some jurisdictions, the terms real estate and real property have the same
legal meaning. The separate definitions recognize the traditional distinction between the
two concepts in appraisal theory.
REPORT: Any communication, written or oral, of an appraisal, appraisal review, or
appraisal consulting service that is transmitted to the client upon completion of an
assignment.
Comment: Most reports are written and most clients mandate written reports. Oral report
requirements (see the Record Keeping section of the ETHICS RULE) are included to
cover court testimony and other oral communications of an appraisal, appraisal review,
or appraisal consulting service.
SCOPE OF WORK: The type and extent of research and analysis in an assignment.
SIGNATURE: Personalized evidence indicating authentication of the work performed by
the appraiser and the acceptance of the responsibility for content, analyses, and the
conclusions in the report.
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Comment: A signature can be represented by a handwritten mark, a digitized image
controlled by a personalized identification number, or other media, where the appraiser
has sole personalized control of affixing the signature.
SUPPLEMENTAL STANDARDS: Requirements issued by government agencies,
government sponsored enterprises, or other entities that establish public policy which add
to the purpose, intent, and content of the requirements in USPAP, that have a material
effect on the development and reporting of assignment results.
Comment: Supplemental standards are published in regulations, rules, policies, and
other similar documents, and have the same applicability to all properties or assignments
in a particular category or class regardless of the contracting entity.
VALUATION SERVICES: Services pertaining to aspects of property value.
Comment: Valuation services pertain to all aspects of property value and include
services performed both by appraisers and by others.
VALUE: The monetary relationship between properties and those who buy, sell, or use
those properties.
Comment: Value expresses an economic concept. As such, it is never a fact but always
an opinion of the worth of a property at a given time in accordance with a specific definition
of value. In appraisal practice, value must always be qualified; for example, market value,
liquidation value, or investment value.
WORK FILE: Documentation necessary to support an appraiser’s analysis, opinions,
and conclusions.
APPRAISAL REPORT
Project: CSAH 21 Reconstruction Project
Parcel: #3
County: Scott County
Owner: Patrick K. and Jeanne L. Brewer Family Trust
Parcel Address: 6127 170th Street East
Credit River, MN (Prior Lake Mailing Address)
Report Prepared For:
SRF Consulting / City of Prior Lake (In Partnership with Scott County)
Report Prepared By:
Kelly Lindstrom
Date of Valuation: November 12, 2021
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
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Kelly Lindstrom, Certified General Appraiser
10779 Falling Water Lane - Unit C, Woodbury, MN 55129
651-436-8842
December 10, 2021
Mr. Ken Helvey, Principal
SRF Consulting
3701 Wayzata Boulevard Suite 100
Minneapolis, MN 55415-3791
RE: Appraisal Report for Parcel #3
CSAH 21 Reconstruction Project
Patrick K. and Jeanne L. Brewer Family Trust Property
Dear Mr. Helvey:
Pursuant to your request, a market value appraisal has been performed and an appraisal report
prepared for the above referenced property. The appraisal estimates the November 12, 2021
(the date of the most recent property inspection) fee simple market value of the subject before
and after the proposed acquisition including valuation of any impacted site improvements and/or
temporary construction easement(s). The report is subject to the certification, assumptions and
limiting conditions herein stated. As the structural improvements are not expected to be physically
or monetarily impacted by the acquisition, this appraisal values the subject property, before and
after the acquisition, as rural residential land applying the hypothetical condition that the subject
property is vacant. The methods and reasoning used in the analyses, as well as the data
gathered during the investigation of the property and marketplace, are also detailed in this report.
After careful consideration of all the pertinent factors influencing market value, it is my opinion
that the fee simple market value of the acquisition as of November 12, 2021, is computed as
follows:
Estimated Value Before Proposed Acquisition: $328,900.00
Estimated Value After Proposed Acquisition: $297,350.00
Diminution in Value: $31,550.00
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
3
The allocation of the acquisition is as follows:
Permanent Right of Way Easement: $1,750.00
Temporary Construction Easement (18 months*): $1,300.00
Affected Site Improvements: $28,500.00
Estimated Damages: $31,550.00
*The cost to extend the construction easement an additional twelve months (through June 30,
2024) is estimated to be $900.
This appraisal report has been completed in conformance with the Uniform Standards of
Professional Appraisal Practice (USPAP) of The Appraisal Foundation, Code of Professional
Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and (Mn/DOT)
Right-of-Way (R/W) Manual, Section 200. All statements of fact contained in this report upon
which the analyses, opinions, and conclusions expressed herein are based, are true and correct
to the best of my knowledge.
Please feel free to contact me if you have any questions regarding this report. Thank you for the
opportunity to assist you in this valuation matter.
Respectfully Submitted,
Kelly Lindstrom, Certified General Appraiser
Minnesota Certified General Appraiser License #20315256
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
4
Table of Contents
Table of Contents 4
Summary & Conclusions - Partial Acquisition 5
Certifications 7
Introduction 9
Intended Use of the Report (Purpose and Function of the Report) 9
Date of Valuation 9
Property Rights Appraised 9
Market Value 9
Exposure Time and Marketing Time 10
Assumptions and Limiting Conditions 10
Extraordinary Assumptions & Hypothetical Conditions 12
Competency 13
Executive Summary 14
Scope of Appraisal 15
Larger Parcel Consideration 16
Discussion of Assignment and Conditions 17
The Appraisal Process 17
Approaches Used in This Appraisal Assignment 18
Research and Analysis Applied 18
Property Identification 19
Subject Description 20
Zoning 24
Highest and Best Use 29
Before Acquisition Valuation 34
The Proposed Acquisition 47
After Acquisition Valuation 50
Affected Site Improvements 51
Summary and Final Analysis 51
ADDENDA 53
Easement Valuation Matrix
Appraisers’ Certifications & Qualifications
Glossary of Terms
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
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Summary & Conclusions - Partial Acquisition
Project:
CSAH 21 Reconstruction
Project Parcel: Parcel #3
County:
Scott
Owner:
Patrick K. and Jeanne L.
Brewer Family Trust
Property Address:
6127 170th Street East
Credit River, MN
(Prior Lake Mailing Address)
Valuation Date: November 12, 2021
Inspection
Date: November 12, 2021
Rights & Interests: Fee Simple
Zoning:
UER: Urban Expansion
Reserve District Present Use: Residential
Highest & Best Use
Before: Residential After: Residential
Effective Land
Area Before: 421,661 SF (9.68 AC) *
Effective Land
Area After: 421,661 SF (9.68 AC)
Type of Building:
Single-family residential
dwelling & outbuilding(s)
*Per Scott County Property Records. Excludes
areas encumbered by ROW easements but
includes areas encumbered by non-ROW
easements located in setback areas.
ALLOCATION OF ACQUISITION
Size Value/SF
Permanent Right of Way Easement: 2,222 SF x $0.78/SF
Rounded: $1,750.00
Temporary Easement: 13,704 SF $1,300.00
Impacted Improvements: Freewill growth $28,500.00
TOTAL ACQUISITION VALUE $31,550.00
Appraised by: Kelly Lindstrom Date: December 10, 2021
Appraised by: Lois Davis Date: December 10, 2021
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
6
ESTIMATE OF VALUE BEFORE ACQUISITION
# Units Price/Unit
Unencumbered Land Value*: 421,661 SF $0.78/SF $328,900.00 Rounded
Total: 421,661 SF
Total Land Value Before Acquisition
(Rounded):
$328,900.00
ESTIMATE OF VALUE AFTER ACQUISITION
# Units Price/Unit
Unencumbered Land Value*: 419,439 SF $0.78/SF $327,150.00 Rounded
Encumbered Land Value: 2,222 SF $0.00
Total: 421,661 SF $327,150.00
Temporary Easement Value (18
months**):
($1,300.00)
Affected Site Improvements Value: ($28,500.00)
Total Land Value Before Acquisition
(Rounded):
$297,350.00
TOTAL ACQUISITION VALUE
Rounded to: $31,550.00
*Excludes areas encumbered by existing right of way easements and i ncludes areas
encumbered by exiting typical easements in setback areas
**The cost to extend the temporary construction easement an additional twelve months
is estimated to be $900.
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
7
CERTIFICATION
Project: CSAH 21 Reconstruction Project
Parcel: #3 - Patrick K. and Jeanne L. Brewer Family Trust
I hereby certify:
That on November 12, 2021, Kelly Lindstrom, Certified General Appraiser, personally inspected the property herein appraised
and that she has afforded the property owner (s), Patrick K. and Jeanne L. Brewer Family Trust, the opportunity to accompany
her at the time of the inspection. The property owner, Patrick K. Brewer did not accompany the appraisers on the inspection
but did meet with the appraisers on November 12, 2021. She has also personally made a field inspection, to the extent
possible, of the comparable sales relied upon in making said appraisal. The subject and the comparable sales relied upon in
making said appraisal were as represented by the photographs contained in this appraisal report.
That to the best of my knowledge and belief the statements contained in the appraisal hereinabove set forth are true , and the
information upon which the opinions expressed therein are based is correct, subject to the limiting conditions herein set forth.
That I understand that said appraisal is to be used by SRF Consulting on behalf of the City of Prior Lake (In Partnership with
Scott County) for negotiation purposes related to a proposed acquisition for the CSAH 21 Reconstruction Project located along
the roadway frontage of the subject.
That such appraisal has been made in conformity with the appropriate State laws, regulations, policies and procedures
applicable to real property appraisal and to the best of our knowledge no portion of the value assigned to such property
consists of items which are non-compensable under established State or Federal law.
That neither my employment nor my compensation for making this appraisal and report are in any way contingent upon the
values reported herein.
That I have performed no services as an app raiser or in any other capacity regarding the property that is the subject of this
report within the three-year period immediately preceding acceptance of this assignment.
That I have no direct or indirect present or contemplated future personal interest in such property or in any benefit from the
acquisition of such property appraised.
That in making this appraisal, I have disregarded any increase or decrease in the before value caused by the project for whic h
the property is being acquired.
That I will not reveal the findings and results of such appraisal to anyone other than the proper officials of SRF Consulting
and/or the City of Prior Lake (In Partnership with Scott County), or its assigns, until authorized by agency officials to do so, or
until we are required to do so, by due process of law, or until we are released from the obligation by having publicly testif ied
as to such findings.
That the reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with
the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.
That use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized
representatives.
As of the date of this report, I, Kelly Lindstrom, have completed the Standards and Ethics Educatio n Requirement for the
Candidates of the Appraisal Institute.
That my independent opinion of the market value of the proposed acquisition as of November 12, 2021 (the most recent
inspection date) is $31,550.00, and the conclusion set forth in this appraisal was reached without collaboration or direction as
to value.
Dated: December 10, 2021
Kelly A. Lindstrom; Certified General Appraiser; Minn. #2031526
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
8
CERTIFICATION
Project: CSAH 21 Reconstruction Project
Parcel: #3 Patrick K. and Jeanne L. Brewer Family Trust
I hereby certify:
That on November 12, 2021, Lois Davis inspected the property herein appraised. She has also personally made a field
inspection, to the extent possible, of the comparable sales relied upon in making said appraisal. The subject and the
comparable sales relied upon in making said appraisal were as represented by the photographs contained in this
appraisal report.
That to the best of my knowledge and belief the statements contained in the appraisal hereinabove set forth are true
and the information upon which the opinions express ed therein are based as correct, subject to the limiting conditions
herein set forth.
That I understand that said appraisal is to be used by SRF Consulting on behalf of the City of Prior Lake (In Partnership
with Scott County) for negotiation purposes related to a proposed acquisition for the CSAH 21 Reconstruction Project
located along the roadway frontage of the subject.
That such appraisal has been made in conformity with the appropriate State laws, regulations, policies, and procedures
applicable to real property appraisal and that to the best of our knowledge no portion of the value assigned to such
property consists of items which are non-compensable under established State or Federal law.
That neither my employment nor my compensation for making this appraisal and report are in any way contingent upon
the values reported herein.
I have performed no services as an appraiser or in any other capacity, regarding the property that is the subject of this
report within the three-year period immediately preceding acceptance of this assignment.
That I have no direct or indirect present or contemplated future personal inter est in such property or in any benefit from
the acquisition of such property appraised.
That in making this appraisal, I have disregarded any increase or decrease in the before value caused by the project
for which the property is being acquired.
That I will not reveal the findings and results of such appraisal to anyone other than the proper officials of SRF
Consulting and/or the City of Prior Lake (In Partnership with Scott County), or its assigns, until authorized by agency
officials to do so, or until we are required to do so, by due process of law, or until we are released from the obligation
by having publicly testified as to such findings.
That my independent opinion of the market value of the proposed acquisition as of November 12, 2021 (the most recent
inspection date) is $31,550.00, and the conclusion set forth in this appraisal was reached without collaboration or
direction as to value.
Dated: December 10, 2021
Lois Marie Davis, Residential Appraiser-Trainee, MN 40078294
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
9
Introduction
This report is designed to comply with the reporting requirements of Standards Rule 2 -2
of the Uniform Standards of Professional Appraisal Practice which addresses report
specifications. The appraisal is presented in an “Appraisal Report” format, as descri bed
in 2020 - 2021 USPAP Standards Rule 2-2 (a). Supporting documentation not contained
in the report is retained in the appraiser’s work file. The depth of data and analysis
contained in this report is specific to the needs of the client, SRF Consulting on behalf of
the City of Prior Lake (In Partnership with Scott County) and for the intended use of
acquiring permanent right of way related to the CSAH 21 Reconstruction Project. The
subject property is 421,661 SF (+/- 9.68 acres) of land not encumbered by existing right
of way easements addressed as 6127 170th Street East located in Credit River, MN. The
subject property is valued as unimproved residential land.
Intended Use of the Report (Purpose and Function of the Report)
The intended use (purpose) of this appraisal is to provide an opinion of market value for
the client, SRF Consulting on behalf of the City of Prior Lake (In Partnership with Scott
County), and its assigns, whose representatives intend to use this report (function) for
negotiation purposes related to a proposed acquisition that includes permanent right of
way related to the CSAH 21 Reconstruction Project.
Date of Valuation
The date of valuation is the date of the most recent property inspection, November 12,
2021.
Property Rights Appraised
The subject property is appraised by estimating the market value of the fee simple interest
of the subject’s underlying land. Fee Simple Interest, as considered throughout this report
is defined on pg. 90 of The Dictionary of Real Estate Appraisal, Sixth Edition, as:
“Absolute ownership unencumbered by any other interest or estate, subject only
to the limitation imposed by the governmental powers of taxation, eminent domain,
police power and escheat”.
Market Value
Market Value is defined in The Dictionary of Real Estate Appraisal, Sixth Edition, as:
"The most probable price that 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 and knowledgeably, and assuming the
price is not affected by undue stimulus. Implicit in this definition is the
consummation of a sale as of a specified date and the passing of title
from seller to buyer under conditions whereby:
• Buyer and seller are typically motivated;
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• Both parties are well informed or well advised and acting
in what they consider their best interests;
• A reasonable time is allowed for exposure in the open
market
• Payment is made in terms of cash in U.S. dollars or in
terms of financial arrangements comparable thereto; and
• The price represents the normal consideration for the
property sold unaffected by special or creative financing
or sales concessions granted by anyone associated with
sale.”
Market value, unless otherwise noted, shall represent cash equivalent terms where the
seller receives all cash for their interest. The property may be financed at typical market
terms under this definition.
Exposure Time and Marketing Time
Exposure Time and Marketing Time are defined within The Dictionary of Real Estate
Appraisal, Sixth Edition, as:
Exposure Time: “The estimated length of time that the property interest being
appraised would have been offered on the market prior to the hypothetical
consummation of a sale at market value on the effective date of the appraisal; a
retrospective opinion based on an analysis of past events assuming a competitive
and open market.”
Marketing Time: “An opinion of the amount of time it might take to sell a real or
personal property interest at the concluded market value level during the period
immediately after the effective date of an appraisal. Marketing time differs from
exposure time, which is always presumed to precede the effective date of an
appraisal.”
The market values are based on the property having approximately three to six months
of exposure time prior to the effective date of the appraisal, which is typical of the market
as of the effective date of the appraisal, November 12, 2021. The marketing time of the
subject property is considered to be approximately three to six months.
Assumptions and Limiting Conditions
The certification of this appraisal report is subject to the following assumptions and limiting
conditions:
1. This appraisal values the subject property (land only) as the improvements are not
anticipated to be impacted by the acquisition.
2. The Appraiser assumes no responsibility for matters of a legal nature affecting the
property appraised or the marketability of the title.
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3. The property is assumed to be under responsible ownership and management.
4. The property is appraised as though clear and free of any liens, encumbrances, or
indebtedness, unless stated otherwise.
5. To the best of this appraiser's belief, the information contained in this report is true
and reported correctly. The information in this report, while not guaran teed, has
been taken from sources or records believed to be reliable.
6. The Appraiser assumes that there exist no hidden defects with the site, sub -soil,
or improvements, which would render it more or less valuable.
7. Disclosure by the Appraiser of the contents of this appraisal report is subject to
review in accordance with the by-laws and regulations of the professional appraisal
organizations with which the Appraiser is affiliated.
8. The Appraiser is not required to appear in court or give test imony because of
having made this report, unless arrangements have been made in advance.
9. This report, or any portions thereof, will not be distributed, or otherwise
disseminated, to anyone other than the person who commissioned this or those
involved in the certification, except as required by law.
10. This entire appraisal report must be considered as a whole, and any excerpts or
portions from this report cannot be considered separately.
11. It is assumed that there is full compliance with all applicable federal, state and local
environmental regulations and laws, as well as applicable zoning regulations and
restrictions, unless otherwise stated in this report.
12. It is assumed that all required licenses, consents or other authority from any local,
state, or federal governments have been obtained or can be renewed.
13. It is assumed that the subject improvements, if any, are within the stated
boundaries, and that there are no encroachments on neighboring property, or
neighboring encroachments on the subject property, unless otherwise stated in
this report.
14. The existence of potentially hazardous material such as urea -formaldehyde foam
insulation, asbestos, and the existence of toxic water, toxic waste, or radon gas
may have an effect on the value of the property. The Appraiser is not qualified to
determine if such substances are present. The client may wish to consult an expert
in this field.
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15. Acceptance of or use of this appraisal report constitutes an understanding of a nd
acceptance of these assumptions and limiting conditions.
Extraordinary Assumptions
An extraordinary assumption is something specific to the particular assignment that is
assumed to be true but is not certain. If it turns out to be untrue, the value co nclusion
would be impacted. It is different from a general assumption, which could be applicable
to any assignment. We relied on information provided and made available by SRF
Consulting on behalf of the City of Prior Lake (In Partnership with Scott County) as to the
subject's and comparable sales' sizes and characteristics not readily apparent during the
property inspections. We relied on information provided by Scott County as to effective
site size (excludes areas encumbered by existing right of way easements but includes
areas encumbered by existing easements located within setback areas ). We relied on
information contained in the Scott County property records as to effective site size;
topography; and other characteristics that may not be apparent based on visual
inspections. We relied on the parcel staking as to impacted site improvements. If the
staking is inaccurate or if additional site improvements are impacted by the acquisition,
value conclusions could be impacted. The following general assumptions have been
made related to the proposed project:
1. There will be no interruption of access to the subject resulting from the project.
2. There will be no damages to subject improvements unless stated within this report.
3. The areas impacted by the project will be repaired or replaced in a similar fashion
to that prior to the project.
4. The temporary easement acquisition area is being returned to its pre-acquisition
elevation with no significant slope changes.
If any of these assumptions is incorrect, value conclusions may be impacted. No
extraordinary assumptions were utilized in this report unless otherwise noted.
Hypothetical Conditions
A hypothetical condition is a condition, directly related to a specific assignment, which is
contrary to what is known by the appraiser to exist on the effective date of the assignment
results but is used for the purpose of analysis. We valued the subject as though it is
vacant land as the structural improvements are not expected to be physically or
monetarily impacted by the acquisition. No additional hypothetical conditions were utilized
in this report unless otherwise noted.
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Competency
The appraisers certify that they have the kn owledge and experience to complete this
appraisal assignment competently. The Certified General Appraiser, Kelly Ann
Lindstrom, has extensive real estate appraisal background in terms of education and
appraisal experience. She has considerable experience appraising real estate in both
the Twin City Metropolitan Area market and outstate Minnesota. Both appraisers
researched the local real estate market to assure a complete understanding of the
external influences that affect value in the project area, spe cifically Scott County,
Minnesota. Therefore, Kelly Ann Lindstrom, Certified General Appraiser, is competent to
complete this appraisal assignment. Lois Marie Davis aided in the preparation of this
appraisal report.
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Executive Summary
Address: 6127 170th Street East; Credit River, MN (Prior Lake mailing address)
Project Information: CSAH 21 Reconstruction Project; Parcel #3
Property Type: Residential property
Owner: Patrick K. and Jeanne L. Brewer Family Trust
Interests Appraised: Fee simple estate
Appraisal Purpose: Provide a market value estimate of the subject’s permanent diminution in value, temporary construction
easement, and any acquired site improvements related to the CSAH 21 Reconstruction Project.
Appraisal Use: SRF Consulting on behalf of The City of Prior Lake (In Partnership with Scott County) will utilize the report
for negotiation purposes related to a proposed acquisition for the CSAH 21 Reconstruction Project.
Improvement Description: Single-family residential dwelling and outbuilding(s)
Site Description: Shape: Trapezoid
Location: 6127 170th Street East, Credit River, MN
Effective Size Before Acquisition: 421,661 SF (+/- 9.68 AC)
Permanent Right of Way Easement: 2,222 SF
Effective Size After Acquisition: 421,661 SF including 2,222 SF encumbered by the proposed right of way
easement
Temporary Construction Easement: 13,704 SF
Topography: Level to gently sloping
Impacted Site Improvements: Freewill growth
Impacted Structural Improvements: None
Zoning: UER: Urban Expansion Reserve District
Present Use: Improved residential property
Highest and Best Use Before
and After Acquisition – As
Improved
Continued use as improved
Highest and Best Use Before
and After Acquisition -as if
Vacant:
Residential utilization
Five Year Sales History: The property has been owned by the current property since May of 2018 when purchased for $665,000.00.
Scott County Property I.D. #: PID# 049070011
Partial Legal Description: The East 516.41 feet of the West 1435.41 feet (as measured at right angles) of that part of the North one-
half of the Northwest Quarter (N ½ of NW ¼), and Government Lot 2, Section 7, Township 114, Range 21,
Scott County, Minnesota, lying North of the Northerly right-of-way line of Chicago, Milwaukee and St. Paul
Railway Company.
Total Assessor’s Market Value
(Payable 2021):
For Taxes Payable 2021:
For Taxes Payable 2022:
ASSMT YR
2020
2021
LAND
$188,700
$199,000
BUILDING(S)
$310,400
$384,200
TOTAL
$499,100
$583,200
Payable 2021 Property Tax &
Assessments:
$4,892.00
Estimated Permanent Diminution in Land Value: $1,750.00
Estimated Temporary Construction Easement
Value: $1,300.00
Estimated Affected Site Improvements Value: $28,500.00
Estimated Total Value of Acquisition: $31,550.00
Date of Valuation: November 12, 2021 (Date of the Most Recent Inspection)
Appraiser(s): Kelly Ann Lindstrom, Certified General Appraiser, MN 20315256
Lois Marie Davis, Residential Appraiser: Trainee, MN 40078294
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Scope of Appraisal (Appraisal Methodology)
The scope of the assignment relates to the extent and manner in which research is
conducted, data is gathered, and analysis is applied, all based upon the following
problem-identifying factors stated elsewhere in this report:
1. Client
2. Intended use
3. Intended user
4. Type of opinion
5. Effective date of opinion
6. Relevant characteristics about the subject
The appraisal task is to estimate the subject’s market value as of the effective date of this
report. The appraisal has been performed in compliance with the Code of Professional
Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.
Appraisal Methodology Summary
The following data and concepts pertaining to the subject property have been examined
and analyzed.
• Physical characteristics of the real property including:
1. Inspection of subject on November 12, 2021 in order to gather
information about the subject’s characteristics as relevant to the
valuation;
2. Review of county aerial and Google Earth aerial images;
3. Analysis and observations of the local market and the subject’s
location and place within this local market
• Non-physical characteristics of the real property including:
1. Property rights
2. Legal description
3. Existing easements
4. Tax and assessment data
5. Zoning data
6. Future land use data
• Observations and data regarding the subject’s market and indicators within
this market (by reviewing sales of properties from Scott County Assessor’s
Office, MLS, RediComp and/or commercial listing services) including:
1. Comparative analysis of factors considered relevant that influence
value
2. Supply and demand generators of the market
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3. Financing options available within the market
4. Perception of the future market
• Utilizing the above data and concepts, the following analyses occurred:
1. Highest and best use of the subject property
2. All three approaches to value were considered. Given the subject is
being valued as vacant, the sales comparison approach was
considered applicable and therefore utilized.
3. After gathering, verifying through public record searches and
independent verifications with transaction participant(s) and
analyzing the relevant data, the estimated market value was
estimated for the subject property as vacant.
4. Reconciliation and final estimate of value
• This Appraisal Report was prepared and summarizes the data, work
performed, analysis, and conclusions.
Larger Parcel Consideration
The appraisers conducted a larger parcel consideration to allow for an examination of the
highest and best use potential of the subject property. The Dictionary of Real Estate
Appraisal defines the Larger Parcel as follows: “In condemnation, that tract or tracts of
land which are under beneficial control of a single individual or entity and have the same
or an integrated highest and best use. Elements for consideration by the appraiser in
making a determination in this regard are co ntiguity, or proximity, as it bears on the
highest and best use of the property, unity of ownership, and unity of highest and best
use.” In relative terms, the appraiser must consider the Larger Parcel in the above terms
and in terms of highest and best use; and for purposes of just compensation its most
advantageous use as it actually affects the present market value. The Larger Parcel (as
defined in The Dictionary of Real Estate Appraisal) is considered to be the subject of this
report as shown in the below aerial map:`
Larger Parcel
`
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Discussion of Assignment and Conditions
SRF Consulting, on behalf of The City of Prior Lake (In Partnership with Scott County),
requested we perform an appraisal to estimate damages relating to a proposed
acquisition. The acquisition is a portion of a generally trapezoid shaped tract, owned by
Patrick K. and Jeanne L. Brewer Family Trust addressed as 6127 170th Street East,
Credit River, MN (Prior Lake mailing address). Effective parcel size, before the
acquisition, is considered to be 421,661 SF (+/- 9.68 AC) and is net of existing right of
way easements but includes areas encumbered by existing easements located in the
setback areas. The proposed acquisition contains a 2,222 SF permanent right of way
easement and a 13,704 SF temporary construction easement as shown on the parcel
sketch within this report. The temporary construction easement is expected to encumber
the area for eighteen months (through June 30, 2023). The City of Prior Lake (In
Partnership with Scott County) requested a valuation of a possible twelve-month
extension (through June 30, 2024).
The Appraisal Process
A property’s value can be estimated through three approaches to value. The three
approaches are based on the market’s interpretations of value, and they are the cost
approach, the income approach, and the market approach. They are described briefly as
follows:
The Cost Approach: The cost approach estimates the current replacement or
reproduction cost of the impacted improvements (main structur es and site
improvements). Depreciation is then subtracted from the base replacement or
reproduction cost. There are three sources of depreciation: physical depreciation
(deterioration), functional obsolescence, and external (economic) obsolescence.
The cost of the land vacant (as obtained from market data), combined with the
estimated replacement or reproduction cost of any improvements minus
depreciation provides an indication of value for the subject. As the subject is valued
as vacant residential land, this approach is not being processed.
The Income Approach: The income approach estimates the present value of the
expected annual income stream. The income stream is then capitalized at a rate
commensurate with the risk and life expectancy of the improvements, to arrive at
an indication of value from a typical investor's standpoint. The capitalization of the
present value of an income stream provides an indication of value for the subject.
The potential income stream of the subject property i s not impacted by the
acquisition and the acquisition area is vacant land, which typically is not leased in
this market. As the subject is valued as vacant residential land, this approach to
value is not being processed.
The Sales Comparison (Market) Approach: Generally, the market approach
compares the subject property with other similar properties that have recently sold
or are currently listed for sale. Comparable properties used are intended for similar
use, similarly zoned. Positive and negative adjustments, either qualitative or
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quantitative, are made to the comparable sales for the differences that exist
between them and the subject. Objective comparison with comparable sales
provides an indication of value for the subject property. This approach to value is
being processed.
Approaches Used in This Appraisal Assignment
All three approaches to value were considered, but only the Sales Comparison Approach
has been fully developed and is considered to be a reliable indicator of market value for
this assignment. The Sales Comparison Approach was used to determine the value of
the subject property as vacant land on a price per acre basis. The Cost Approach was
not used to value the subject's underlying land and is not considered a reliable indicator
of market value given the acquired area is vacant land with a highest and best use of
residential utilization. The income approach was not used as residential land is generally
not leased in the subject’s marketplace. Elements of the cost approach may have been
utilized to determine the value of any affected site improvements.
Research and Analysis Applied
To determine a value for the subject’s acquired area, the sales comparison approach was
processed to extrapolate the value of the subject’s underlying l and. Unimproved land
comparable sales were obtained from the Scott County Assessor’s Office, Multiple Listing
Service (MLS), and/or from REDI Comps. Relevant information related to these
comparable sales was obtained, and they have been confirmed, viewed, and analyzed.
Information on these related comparable sales is compiled on comparable data sheets in
this report. Qualitative and quantitative analyses was performed, and this information
was used to determine the subject’s before and after acquisition land values.
Severance
The acquisition includes a permanent right of way easement and a temporary
construction easement located along the subject’s rear CSAH 21 roadway frontage. The
acquisition does not create any nonconformance of the subject property. Access to 170th
Street East remains reasonable, suitable, and convenient for residential utilization. We
believe an informed market participant will not perceive the subject as being less
desirable after the proposed acquisition than it is before. Severance is not considered
relevant.
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Property Identification
The physical property was legally identified through the legal description, PID Number s,
and its location as shown on the following GIS map. Additionally, the parcel sketches,
contained within this report, indicates acquisition areas.
G3
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Property Inspection
Kelly Ann Lindstrom, Certified General Appraiser, most recently inspected the subject
property on November 12, 2021. The following photograph(s) depict the subject as
indicated in the following photographs.
Looking Northwesterly along Acquisition Area
Looking Southeasterly along Acquisition Area
(Fence is Outside of the Acquisition Area)
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Looking Southeasterly along Southern Boundary of Acquisition Area
(Fence is Outside of the Acquisition Area)
Looking Southeasterly along Acquisition Area from Adjacent Parcel
Looking Southerly Toward Eagle Creek Avenue from TE Boundary
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Looking Southeasterly into Acquisition Area – Freewill Growth
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Subject Description
The subject is located in Credit River (Prior Lake Mailing Address) with its rear frontage
along CSAH 21 with access from 170th Street East as depicted on the parcel sketch
contained within this report. The subject is 421,661 SF (+/- 9.68 AC) of improved
residential property that is valued as vacant residential land as its highest and best use,
if vacant, is considered to be residential utilization. The following chart summarizes the
subject’s site characteristics.
Salient Features of Subject Property
Effective Site Size/Shape/Location: 421,661 SF (+/- 9.68 AC), generally trapezoidal in shape, Prior Lake, MN
Access:
Frontage:
Access is from 170th Street East
Frontage is along 170th Street and CSAH 21 (Eagle Creek Avenue)
Topography: The topography is considered to be level to gently sloping at or near roadway
grades.
Drainage/Floodplain: The drainage on the site is believed to be adequate. The subject is not located
in a floodplain.
Soil Conditions: Assumed buildable as evidenced by length of existing construction in the area;
no tests were made for stability or for toxic substance presence.
Utilities: Private septic & water
Site Improvements: Single-family residential dwelling and outbuilding(s)
Environmental Nuisances & Hazards: The market does not appear to reflect any negative environmental concerns
that would adversely impact the subject, as if improved and as vacant, within
the marketplace. The subject is valued as though free of any potential
contamination.
Zoning: UER: Urban Expansion Reserve District
Surrounding Property Relationship: Subject is zoned for residential use. The subject's immediate neighborhood is
comprised of residentially utilized tracts of land.
Easements and Other Restrictions: We are not title experts and have depended upon information provided
regarding the location of the existing right-of-way and any easements
(including typical and atypical easements). There do not appear to be any
atypical easements on the property that would affect the subject's value other
than those noted on the parcel sketch. No discounts were applied as all
existing easements appear to be located in the subject’s setback areas.
Functional Utility: The subject is conducive to UER: Urban Expansion Reserve District zoning
classification. There is no functional obsolescence to the site for the
marketplace.
MN/Dot Traffic Count:
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Zoning
The subject is currently zoned UER: Urban Expansion Reserve District as governed by
the city of Credit River (subject is located in Credit River with a mailing address of Prior
Lake). Current zoning requirements were adopted by the Credit River City Council in
January 2021.
Zoning Map (Credit River)
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The subject property is guided as Urban Expansion Reserve in the City of Credit River’s
2040 Comprehensive Plan:
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The following are some of the minimum requirements within the subject’s UER: Urban
Expansion Reserve District for improved sites (complete zoning immediately follows):
Minimum lot area*: Forty (40) acres or quarter-quarter section. A lot of record less than
40 acres (if created and recorded before October 29, 1971) is
considered buildable subject to normal building permit
requirements.
Minimum front yard setback: 150’ from centerline of a county road OR
100’ from county road right of way (whichever is greater).
100’ from the centerline of a local public street OR
67’ from the local public street right of way (whichever is greater)
Minimum side yard setback : 30’
Minimum rear yard setback: 60’
Accessory structure
setback/requirements:
Front yard: same as principal structure
Side yard: 5’
Rear yard: 10’
No structure shall be located within an easement area
*Lot area excludes area encumbered by existing right of way held in easement . Zoning
Ordinance Section 1; 1-6 states that lot area is defined as the area of a lot in a horizontal
plane bounded by lot lines. Lot line is defined as the property line bounding a lot except
that where any portion of a lot extends into the public right of ways then the lot line is
deemed to be the boundary of said public right of way.
Any parcel or lot which legally existed prior to the adoption date of this Ordinance
(adopted January 2021), but which fails to meet the current required lot size, or
width of the zoning district, may be utilized in compliance with all other ordinance
requirements subject to certain provisions. The section goes on to state: A parcel
of land which contains an existing single-family home in all zoning districts on the
effective date of this Ordinance, and does not meet the minimum lot size, lot
dimensions, or have sufficient publicly maintained road frontage, shall be
considered a legal nonconforming lot, subject to the provisions within this section.
Section 30, UER: Urban Expansion Reserve District zoning follows.
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Conforming/Non-conforming Use
The subject, as it exists, is comprised of a legal lot of record and is considered a
conforming use to its underlying UER: Urban Expansion Reserve District. It appears to
be non-conforming to current site size requirements both before and after the acquisition.
As area encumbered by right of way is excluded from site size calculation, the subject is
considered to contain less than 10 acres before and after the acquisition. It is a legal lot
of record. The subject is considered to be a legal non-conforming site as it legally existing
prior to the adoption of the current zoning (Zoning Ordinance Section 3.2: Legal Non -
Conforming Lots; adopted January 2021).
Comprehensive Land Use Plan: The subject is guided for urban expansion, see future
land use map.
Other Legal Restrictions: We are not aware of any other legal restrictions placed on the
subject property except as may be noted on the parcel sketch within this report. We are
not title experts and have depended upon information provided by SRF Consulting on
behalf of the City of Prior Lake (In Partnership with Scott County) regarding the location
of the existing right-of-way and any additional easements (based on the mapping
provided). We are not aware of any additional atypical encumbrances or restricti ons that
may be placed on the existing property that would affect the subject's value.
Potential for Zoning Change: It is unlikely that the subject parcel will be rezoned in the
near future as it is zoned as guided in the 2040 Comprehensive Plan .
Economic Market Data
The United States Economic Data:
The economy entered 2020 with unemployment at historical lows, consumer confidence
high, the stock market bullish, and little to no signs of inflation. COVID -19 emerged in
early 2020 and on March 3rd, 2020, the Federal Reserve took the emergency step of
cutting the benchmark U.S. interest rate by half a percentage point in an attempt to limit
the economic and financial fallout from COVID-19. The U.S. central bank has not made
a cut similar to this since late 2008, shortly after the collapse of Lehman Brothers. Experts
believe COVID-19 may be the biggest risk to the global economy since the financial crisis
that precipitated the Great Recession. Growth is now expected to slow sharply with
Goldman Sachs projecting growth in the United States could stall in th e second quarter,
which runs from April through June. While Fed leaders believed it was wise to move
quickly, concerns continue to mount about the plunging stock market and a severe
disruption in every major economy. Recession fears in the United States h ave spiked in
recent weeks.
Rates sat at 1.0% to 1.25% until March 15, 2020. On Sunday, March 15, 2020, the
Federal Reserve took emergency action and lowered its benchmark rate 0.75% given
fears the viral outbreak would depress economic growth in the coming months. The
Federal Reserve stated it would keep its key rate at a range between zero and 0.25%
until it feels confident that the economy would survive the effects of COVID-19.
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The national unemployment rate fluctuated between 3.5% and 4.5% in the year prior to
the emergence of COVID-19. 2020 was expected to follow suit as all indicators indicated
the economy would remain strong given the forecasted unemployment was expected to
remain below 3.8%. The US unemployment rate jumped to 14.8% in April 2020, the
highest in the history of the series and compared to market expectations of 16%, as the
COVID-19 crisis threw millions out of work. The US unemployment rate fell to 4.6 percent
in October 2021, the lowest since March 2020 and slightly below market expectations of
4.7 percent. The labor market has continued to gradually recover from the pandemic hit,
helped by a surge in demand for labor, record levels of job openings, the expiration of
enhanced jobless benefits and the subsiding summer wave of COVID-19 infections. The
number of unemployed people declined by 255 thousand to 7.4 million in October, while
employment levels rose by 359 thousand to 154.0 million. It is noted that the
unemployment rate remained well above the pre -crisis level of about 3.5 percent, amid
reports of persistent worker shortages (source: U.S. Bureau of Labor Statistics) as shown
by the following chart:
Current conditions are generally considered the most important driver of consumer
spending. The consumer confidence indicator provides an indication of future
developments of households’ consumption and saving, based upon answers regarding
their expected financial situation, their sentiment about the general economic situation,
unemployment and capability of savings. An indicator above 100 signals a boos t in the
consumers’ confidence towards the future economic situation, as a consequence of which
they are less prone to save, and more inclined to spend money on major purchases in
the next 12 months. Values below 100 indicate a pessimistic attitude towards future
developments in the economy, possibly resulting in a tendency to save more and
consume less. As a shortage of workers, supply chain issues, and continuing speculation
about high inflation levels, the consumer confidence levels are starting a downwa rd
trajectory after recovering from its April 2020 low:
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As of the effective date of this report, there is conversation at the federal level about a
fourth stimulus package to bolster the economy which has still not fully recovered from
the effects of the COVID-19 pandemic.
Minnesota Data: Minnesota is the second fastest growing state in the north central area
(second to North Dakota). It was the 19th fastest growing state in the number of people
in the United States from 2000 to 2010 with population growth of 7% compared to national
growth of 9.1%. The population of Minnesota in 2020 is estimated at 5,706,494 residents
and shows an approximate 8% increase since 2010. The five largest counties (by
population) are Hennepin, Ramsey, Dakota, Anoka, and Washington. The five fastest
growing counties (by population percentages) are Carver, Scott, Hennepin, Washington,
and Clay. As of October 2021, the Minnesota unemployment rate was at 3.5%; however,
it is not at pre-pandemic levels as shown in the following charts:
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Minnesota/TCMA Real Estate Market: Prior to the pandemic, the Minneapolis-St. Paul
economy continued to boast one of the lowest unemployment rates in the country,
considered full employment. The metro area is home to 16 Fortu ne 500 company
headquarters, as well as large local employers like the University of Minnesota. United
Health Group, Thrivent Financial, Minnesota Mutual, and St. Paul Travelers are based in
the Twin Cities Metropolitan Area. Additionally, the TCMA is hom e to the corporate
headquarters of US Bank, the regional headquarters of Wells Fargo, and TCF Bank. The
US Government’s Ninth Federal Reserve Bank is located in Minneapolis. The local
workforce ranks 11th in the country in terms of education, with 41% achieving a bachelor’s
degree or higher. The average annual household income of $74,500 tops the national
average by 29%.
The TCMA, historically, has been one of the strongest commercial real estate markets in
the Midwest for a variety of reasons including the educated workforce and the
entrepreneurial spirit evidenced by the strong venture capital market. Companies are
attracted to the economic atmosphere and tend to stay due to the work force that
traditionally has a tremendous work ethic. Minnesota is not reliant on one major industry
or sector, which generally minimizes the impact of an economic recession. While
Minnesota does not see huge spikes in growth during a boom time in a particular market
(i.e. technology), it also does not see the bust period when the industry loses favor.
The Minnesota real estate market is adjusting to the changing climate. Commercial
properties are adjusting to employees no longer coming into the office and owners are
having to rethink requirements as they adjust to the advent of e-commerce and on-line
working from home. There will likely be considerable redevelopment as the demand for
medium to high density housing increases while the demand for office and commercial
space decreases. The new on-line shopping habits are pushing up the demand in the
industrial sector as bulk distribution centers are in high demand.
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Single-family housing demands increased in the second half of 2020 to date. Impacts
related to COVID-19, primarily working from home, has change d consumer preferences
and cities in third and fourth ring suburbs are becoming a desirable option as there is no
longer the same commuting demands as once were considered “typical”. Consumers
and homebuilders continue to seek homes and sites located in s uburban cities with a
good school districts and consumers prefer areas with considerable “open/green space”.
Land located in first or second ring suburbs for residential demand have been in high
demand as there is continued shrinking availability as these cities become fully built out.
There is some speculation that new development may slow due to supply chain issues
and lag time receiving building materials; however, this is speculative at this time.
Minnesota/TCMA Real Estate Markets Summary
Residents and consumers are cautious as they proceed forward in a more tentative
manner as the effects of the pandemic have likely not been fully realized . Prior to the
emergence of COVID-19, analysis of data revealed a trend of general growth and a well-
diversified economy with a solid, and improving, real estate market. While the market
appears to have somewhat settled, there is still much uncertainty moving forward.
City of Credit River
The subject is located in Credit River (Scott County) with a mailing address of Prior Lake,
Minnesota south of the Twin Cities Metropolitan Area:
Credit River Township became a city in June 2021 bringing the total number of Minnesota
cities to 854. (Source: League of Minnesota Cities). Its population is slightly less than
6,000 residents and it is surrounded by the cities of Lakeville, Savage, and Prior Lake.
The township had begun budgeting to make the change from a township to a city in 2010.
In 2018, Credit River lost two parcels of land totaling about 15 acres when residents
desiring sewer and water service applied to Prior Lake for annexation. When a third
annexation application came in 2020, the Prior Lake City Council declined to pursue it ;
however, Credit River Township, in response to the likelihood that further annexation
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efforts could loom, determined they would prefer to have more control over their future
and it was incorporated as a city on May 11, 2021. The City of Credit River now has the
ability to maintain tighter control over inevitable future growth.
In January 2021, Credit River took over planning and zoning for its own land, a job that
was previously done by Scott County. Credit River also contracted with the county for a
sheriff’s deputy to provide police coverage for the city. As part of the transition, Credit
River also submitted to the Metropolitan Council a 2040 Comprehensive Plan that outlines
plans for future development. The document covers future land use, housing, parks,
natural resources, and water and sewer systems.
The residential market in the subject’s area continues to increase in value (both improved
and unimproved sites) and the inventory for existing sites is less than 30 days:
City of Credit River Economic Summary
The City of Credit River enjoys a relatively stable economy supported by strong
infrastructure including major roadways that provide quick access to the surrounding
communities and the major cities of Minneapolis and St. Paul. The city’s economy is not
considered to be a stand-alone economy as many residents seek employment outside of
city borders, primarily in the surrounding communities and the central business districts
of Minneapolis and St. Paul.
Neighborhood Description
The subject is located in Credit River (Prior Lake mailing address) with its rear boundary
along CSAH 21 (Eagle Creek Avenue) and access from 170th Street East. The subject's
immediate neighborhood is comprised of improved residential tracts of land with industrial
development located to the south and commercial development located to the south and
west in the City of Prior Lake:
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Highest and Best Use
Highest and best use is defined in The Dictionary of Real Estate Appraisal, Sixth Edition,
as:
The reasonably probable and legal use of vacant land or an improved property that
is physically possible appropriately supported, financially feasible, and that results
in the highest value. The four criteria the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility, and maximum productivity.
The Dictionary of Real Estate Appraisal, Fourth Edition, differentiates highest and best
use as vacant and as improved:
Highest and best use of land or site as though vacant: Among all reasonable,
alternative uses, the use that yields the highest present land value, after payments
are made for labor, capital, and coordination. The use of a property based on the
assumption that the parcel of land is vacant or can be made vacant by demolishing
any improvements.
Highest and best use of property as improved: The use that should be made of a
property, as it exists. An existing improvement should be removed or retained as
is, so long as it continues to contribute to the total market value of the property, or
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until the return from a new improvement would more than offset the cost of
demolishing the existing building and construction a new one.
In order to determine the highest and best use of the subject property, the
following factors must be considered when addressing possible uses:
1. Physically possible
2. Legally permissible
3. Financially feasible
4. Maximally productive
As improved
The highest and best use of the subject is continued use as improved. The subject’s
value as improved is greater than the value of the underlying land.
As if vacant
The highest and best use of the land, as if vacant, is for residential utilization as allowed
by the UER: Urban Expansion Reserve District Zoning and its guiding in the city’s 2040
Comprehensive Plan.
1. Residential utilization would be physically possible given the physical
characteristics of the subject site.
2. Residential utilization is legally permissible given the requirements of the
UER: Urban Expansion Reserve District Zoning.
3. Our analysis of the market indicates adequate demand for residential land
in the subject’s area. As such, residential utilization is considered to be
financially feasible given the existing market demands in the subject’s
marketing area.
4. Residential utilization is considered the maximally productive use of the site
as no alternative allowed use would generate a higher residual land value
as permitted by the UER: Urban Expansion Reserve District Zoning.
The highest and best use of the subject, as vacant, is for residential utilization as allowed
by its UER: Urban Expansion Reserve District zoning.
Before Acquisition Valuation
The subject is valued as if it is ready for development into its highest and best use,
residential utilization, as noted above. The first step of the sales comparison approach is
the selection of comparable sales and/or listings that are reasonably simila r in size,
location, and attributes when compared to the subject. Adjustments, both qualitative and
quantitative may be made to the selected comparables to determine the subject’s value.
Properties selected for comparison should be similar enough that fe w adjustments are
required. The sales comparison approach becomes less reliable when more adjustments
are required to match the subject property with the comparable property.
Ideally, adjustments are determined and supported in the market by the use of paired
sales, which allow the appraiser to extract a valuation for a single market factor. Due to
limited data availability, oftentimes appraisers are unable to do this and must apply their
judgment and professional expertise to evaluate a difference between the subject and its
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comparables. The adjustments are considered market supportable and the appraisers
use their judgment and are able to support the adjustments as required. All adjustments
contained in this report are based on the judgment and experience of the appraisers and
market support. All sales were from 2020 to date in the subject’s neighborhood.
The selected comparables are vacant land sales, all similarly zoned, from similar
locations (within ten miles of the subject), intended for residential utilization. The
comparable sales are reasonably proximate to the subject property, are intended for
similar uses, are reasonably similar in size, and are ready for residential utilization.
Market supportable adjustments are applied as noted on the Sales Comparison Chart. A
detailed explanation of the adjustment categories immediately follows the Sales
Comparison Chart with Comparable Sales Sheets following the chart.
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COMPARABLE LAND SALES
Subject Sale 1 Sale 2 Sale 3 Sale 4 Sale 5
Address/
Location
6127 170th
Street East
Credit River,
MN
3615 E 200th
Street East
Prior Lake,
MN
Unaddressed
190th Street
East
Spring Lake
Twp., MN
Unaddressed
Vergus
Avenue
Prior Lake,
MN
Unaddressed
Mushtown
Road
Spring Lake
Twp., MN
Unaddressed
182nd Street
East
Spring Lake
Twp., MN
Sale Price $305,000
$0.72/SF
$460,000
$0.72/SF
$199,900
$0.77/SF
$300,000
$0.73/SF
$319,250
$0.77/SF
Spec.
Conditions None None None None None
Financing/
Terms Cash/Cash
Equivalency
Cash/Cash
Equivalency
Cash/Cash
Equivalency
Cash/Cash
Equivalency
Cash/Cash
Equivalency
Motivations Typical Typical Lot Split Typical Typical
Date of Sale/
Mkt.
Conditions
05/2021
+6%
09/2021
+2%
10/2021
+1%
10/2021
+1%
11/2021
-
Adjusted Sale
Price/SF $0.76/SF $0.73/SF $0.78/SF $0.74/SF $0.77/SF
Effective Site
Size (Area not
encumbered
by ROW)
9.68 AC
421,661 SF
9.77 AC
425,581 SF
=
14.63 AC
637,280 SF
+
5.98 AC
260,489 SF
-
9.41 AC
409,900 SF
=
9.58 AC
417,305 SF
=
Use/Intended
Use Residential Residential Residential Residential Residential Residential
Shape/
Topography
Slightly
Trapezoidal/
Level
Level with
some tree
coverage;
pond along
rear
-
Generally
Rectangular/
Level/Minimal
Tree
Coverage
+
Rectangular/
Level/Minimal
Tree
Coverage
+
Generally
Rectangular/
Level/Light
Tree
Coverage
+
Generally
Rectangular/
Level/No
Trees
+
Frontage
Eagle Creek
Avenue/170th
Street East
East 200th
Street
(Asphalt;
County Road)
=
190th Street
(Asphalt
County Road)
=
Vergus
Avenue
(Asphalt
Township
Road)
=
Mushtown
Road (Asphalt
Township
Road)
=
182nd Street
East (Gravel)
+
Zoning
UR
Urban
Expansion
Rural
Residential
Rural
Residential
Rural
Residential
Rural
Residential
Rural
Residential
Location
170th Street
Rear along
Eagle Creek
Avenue
South of
Subject
+
Reasonably
Similar
=
Reasonably
Similar
=
Reasonably
Similar
=
Reasonably
Similar
=
Net
Adjustment Net + + Net + + +
Adjusted Approx. Greater Than Approx. Greater Than Greater Than
Price/SF $0.76/SF $0.73/SF $0.78/SF $0.74/SF $0.77/SF
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Comparable Sales Map
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COMPARABLE LAND SALE ONE
ADDRESS/LOCATION: 3615 East 200th Street; Prior Lake, MN
PID #: 119270036
SALE PRICE: $305,000
DATE OF SALE: 05/2021
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalency
SITE SIZE: 9.77 AC (Deeded Acres: 10)
INTENDED USE: Residential
TOPOGRAPHY: Level with trees and pond along its rear
SHAPE: Generally rectangular
SELLER/BUYER: Kevin & Dawn Ranagan/Kyle & Marissa Jones
SALES PRICE/SF: $0.72/SF
CONFIRMED WITH: CREV #1252320/County Records
Scott County Aerial Mapping
Google Earth Aerial Image
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COMPARABLE LAND SALE TWO
ADDRESS/LOCATION: Unaddressed 190th Street East; Spring Lake Twp.
PID #: 119130260
SALE PRICE: $460,000
DATE OF SALE: 09/2021
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalency
SITE SIZE: 14.63 AC (Deed Acres: 14.81)
INTENDED USE: Residential
TOPOGRAPHY: Level to gently rolling with trees and small pond along rear
SHAPE: Generally Rectangular
SELLER/BUYER: Albert & Nancy Salazar/William and Pamela Lenz
SALES PRICE/ SF: $0.72/SF
CONFIRMED WITH: CREV #1324195/County Records
Scott County Aerial Mapping
Google Earth Aerial Image
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COMPARABLE LAND SALE THREE
ADDRESS/LOCATION: Unaddressed Vergus Avenue; Prior Lake, MN
PID #: Part of PID 119160330
SALE PRICE: $199,900
DATE OF SALE: 10/2021
SALE METHOD: Warranty Deed
TERMS: Cash or Cash Equivalent
SITE SIZE: 5.98 AC (Deeded Acres Same)
INTENDED USE: Residential
TOPOGRAPHY: Level; Trees along rear
SHAPE: Generally rectangular
SELLER/BUYER: Dean & Wanda Gullickson/Scott & Shelly Anderson
SALES PRICE/SF: $0.77/SF
CONFIRMED WITH: CREV 1336774/County Records
Scott County Aerial Mapping
Google Earth Aerial Image
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COMPARABLE LAND SALE FOUR
ADDRESS/LOCATION: Unaddressed Mushtown Road; Spring Lake Twp.; Mn
PID #: 119140213
SALE PRICE: $300,000
DATE OF SALE: 10/2021
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalent
SITE SIZE: 9.41 AC (Deeded AC: 10.03)
INTENDED USE: Residential
TOPOGRAPHY: Level
SHAPE: Generally rectangular
SELLER/BUYER: Richard & Jutta Oldenburrg/Casey & Tonya Miller
SALES PRICE/SF: $0.73/SF
CONFIRMED WITH: CREV #1339185/County Records
Scott County Aerial Mappping
Google Earth Aerial Image
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COMPARABLE LAND SALE FIVE
ADDRESS/LOCATION: Unaddressed 182ND Street East; Spring Lake Twp.; Mn
PID #: 119140235
SALE PRICE: $319,250
DATE OF SALE: 11/2021
SALE METHOD: Warranty Deed
TERMS: Cash/Cash Equivalent
SITE SIZE: 9.58 AC (Deeded AC: 10.07)
INTENDED USE: Residential
TOPOGRAPHY: Level/No Tree Coverage
SHAPE: Generally rectangular
SELLER/BUYER: Randall & Mary Busse/Ross Babcock & Elizabeth Tauer
SALES PRICE/SF: $0.77/SF
CONFIRMED WITH: CREV #1348242/County Records
Scott County Aerial Mappping
Google Earth Aerial Image
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Adjustments
Concessions/Additional Expenses: None of the sales had concessions or additional
expenses, no adjustments applied.
Financing/Terms: Adjustments for financing terms are the first adjustment that is applied,
as all sales must be analyzed on the same base assumption of cash/cash equivalency.
Conventional financing terms require no adjustments, but financing terms not available in
the typical market place, such as atypical seller-financing considerations, assessments
acquired by the purchaser, and alike, must be properly accounted for in the subject’s
reconciled value. All comparable sales transacted under typical terms and as such no
adjustments applied.
Motivations: Both buyer and seller must be typically motivated and acting free from any
undue stress or influence. None of the comparable sales appear to be the result of any
foreclosure activity (whereby a seller may accept less than actual market value due to
financial considerations) or related party transactions (whereby a buyer and/or seller may
agree on a nonmarket price based on their relationship). No adjustments applied.
Market Conditions/Date of Sale: Adjustments are generally made to reflect the passage
of time to reflect either the appreciation (an upward adjustment) or d epreciation (a
downward adjustment) reflected in the marketplace over a period of time. The rate of
change fluctuates due to investors' perceptions of prevailing market conditions. This
adjustment category reflects value changes, if any, that have occurred between the date
of the sale and the effective date of the appraisal. Market data indicates a 12% annual
increase during 2021. Comparable sales were adjusted at a rate of 1%/month.
Effective Site Size: Generally, a quantity of scale discount applies with all other factors
being equal. Larger sites sell for a discounted value on a per unit basis while smaller
sites sell at a premium value on a per unit basis. All comparable sales are adjusted
commensurate with their variance when compared to the subject.
Shape/Topography: The shape and topography preferred in the marketplace is generally
rectangular to maximize development opportunities with this differential being less for
larger sites. The subject, with its generally rectangular shape, is considered similar in
comparison to all comparable sales. No adjustments applied for shape. The preferred
topography in the marketplace is generally level to gently rolling with light to medium tree
coverage. The subject has medium tree coverage, primarily along its rear. It is considered
superior when compared to Comparable Sale s Two, Three, Four, and Five which have
minimal tree coverage. Comparable Sale One is considered superior as it includes a
pond along its rear as water amenities generally commands a premium in the residential
marketplace.
Frontage: Generally, a premium is paid in the residentia l marketplace for sites with
asphalt frontages, similar to the subject. Comparable Sale Five has gravel frontage and
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its value, therefore, is adjusted upward. The remaining comparable sales are considered
similar; no adjustments applied.
Zoning: Market data does not support an adjustment for the slightly different zoning types;
no adjustments applied.
Location: All comparable sales are located within ten miles of the subject. Comparable
Sale One is located considerably south and a distance from major roadways and
locational amenities such as proximity to stores, recreational opportunities, and
parks/nature areas; its location is considered inferior and its value is adjusted upward.
The remaining comparable sales are considered reasonably similar and no adjustment
applied.
Reconciliation of the Subject’s Underlying Land Value-Before Acquisition
Unencumbered Land Value
After adjustments have been considered, the estimated market value of residential land,
similar to the subject in the subject’s marketing area, is greater than $0.73/SF with a likely
value between $0.76 and $0.78/SF of unencumbered land (land not encumbered by
existing right of way easements). All comparable sales were considered when estimating
the subject’s underlying land value with the least consideration given to Comparable Sale
One due to its inferior location and Comparable Sale Two which has adjustments for size
and topography. The subject is considered to have an estimated market value of
$0.78/SF of land not encumbered by existing right of way. It is noted that no discount is
applied to any existing typical easement areas within the subject’s effective site size area
as these are located along the subject’s roadway frontage within existing setback (non-
buildable) areas and the comparable sales include reasonably similar easements.
The subject property’s pre-acquisition land value is estimated as follows:
Subject Effective Site Size: 421,661 SF X $0.78/SF, rounded = $328,900.00
Indicated Market Value of Land Before Acquisition $328,900.00
The subject’s underlying land value, before consideration of the proposed
acquisition, is considered to be $328,900.00.
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Description of Project
The City of Prior Lake, in partnership with Scott County, is planning for the reconstruction
of the County Highway 21 and Revere Way (County Road 87) intersection during the
2022 construction season. The project includes re-aligning the existing offset 170th Street
intersection with the Revere Way intersection along County Highway 21. The proposed
reconstruction of County Highway 21 through the project limits will include the
construction of a raised median and turn lanes at the intersection. The following m ap
highlights the project area:
The Proposed Acquisition
The proposed acquisition contains a 2,222 SF permanent right of way easement and a
13,704 SF temporary construction easement located within a larger tract that is vacant
land, please see the following parcel sketches. The acquisition area(s) do not contain
any impacted site improvements (sign is located outside the acquisition area).
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Parcel Sketches
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Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
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After Acquisition Valuation
Highest and Best Use – After Acquisition
The highest and best use, after acquisition, will remain as residential utilization, consistent
with its UER: Urban Expansion Reserve District zoning and guiding, as if vacant and
continued residential utilization as improved. The proposed permanent right of way
easement and the temporary construction easement do not affect the highest and best
use of the subject.
Conforming/Non-conforming Use
The subject is considered to remain a conforming use to the underlying zoning. It
continues to be non-conforming to site size requirements before and after the acquisition.
Severance Consideration
Access to 170th Street East remains reasonable, suitable, and convenient for residential
utilization and the subject remains a considerable distance from CSAH 21 (Eagle Creek
Avenue) after the acquisition. We believe an informed market participant will not perceive
the subject as being less desirable after the proposed acquisition than it is before.
Severance is not considered relevant.
Valuation
The subject’s effective size, after acquisition, is considered to be reduced by the amount
of the permanent right of way easement, 2,222 SF. Due to the small size and location of
the acquisition, the same comparable sales were utilized when determining the subject’s
underlying land value after the acquisition. Due to the restrictive nature of the permanent
right of way easement, it is compensated at 100% of the underlying land value and is
considered to have an after acquisition value of $0.00 (see Easement Valuation Matrix
included in the addenda of this report). The preliminary after acquisition value (before
consideration of the acquisition of the temporary easement and impacted site
improvements) is estimated as follows:
Unencumbered Area*:
Newly Encumbered Area:
Total:
419,439 SF
2,222 SF
421,661 SF
X $0.78/SF, rounded =
X $0.00/SF =
$327,150.00
$0.00
*May include existing encumbered area
located within setbacks
Rounded to:
$327,150.00
The subject’s preliminary underlying land value, after consideration of the
proposed right of way acquisition (before consideration of the temporary easement
and/or impacted site improvements), is considered to be $327,150.00. This indicates
a permanent right of way easement land value of $1,750, (Before Acquisition Land Value
of $328,900.00 – Preliminary After Acquisition Land Value of $327,150.00).
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Temporary Construction Easement
The property will be subject to a proposed temporary construction easement that will
encumber an area of 13,704 SF for a period of 18 months ending June 30, 2023 with the
option to renew for an additional 12 months (ending June 30, 2024). The temporary
construction easement is located along the subject’s roadway frontage as depicted on the
parcel sketch contained within this report. The temporary construction easement is
valued at the underlying land value, $0.78/SF and the encumbered area is valued as if
the land were rented at an appropriate land capitalization rate for the duration of the
encumbrance. We apply a land rate of 8% with consideration given to real estate taxes
paid during the time of encumbrance. Value of the rental stream is calculated with a rate
viewed reflective of the current market.
Temporary Construction Easement Valuation
TE Land Area: 13,704 SF
Multiply by Indicated Market Value/SF: X $0.78/SF
Estimated Value of Encumbered Land: $10,689.12
Multiply by Land Capitalization Rate: X 8%
Annual Land Rent: $855.13
1.5 Years (18 months) Temporary Construction
Easement:
X 1.5 years
$1,282.70
Temporary Construction Easement Value (Rounded)*: $1,300.00
*The estimated cost to extend the temporary easement for an additional twelve months
(ending June 30, 2024) is estimated to be $900.00.
Affected Site Improvements
Impacted maintained yards and driveways will be repaired/replaced as part of the project.
There is considerable freewill growth located in the acquisition area which may be
impacted by the project. The freewill growth provides a certain amount of privacy and
screening from the busy roadway, and as such, is considered compensable. We believe
a row of coniferous trees planted 15’ apart would adequately replace the impacted freewill
growth as the construction limits (please see parcel sketch) indicate a certain amount of
the existing screening will remain. We estimate approximately 575 linear fe et are
impacted, and as such, approximately 38 trees planted 15’ apart should provide adequate
screening, similar to that existing condition before the acquisition. Replacement costs
are estimated to be $750/replacement tree and are intended to include de livery and
planting based on valuations obtained from local contracts and/or online cost estimation
programs.
38 trees x $750/replacement tree = $28,500.00
The estimated value of the impacted site improvements is $28,500.00
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After Acquisition Value
The subject’s after acquisition value, after consideration of the temporary construction
easement and affected site improvements, is considered to be $297,350.00 (preliminary
after acquisition value of $327,150.00 less the temporary easement value of $1,300.00
less the affected sites improvement value of $28,500.00).
Summary and Final Analysis
The subject’s underlying land before and after acquisition market values were estimated
using the sales comparison approach for vacant land as this is the most reliable indicator
of value. The appraisers' final summation of the proposed acquisition , including the
affected site improvements, as of November 12, 2021, is presented as follows:
Before Acquisition Value: $328,900.00
Less After Acquisition Value: $297,350.00
Estimated Damages: $31,550.00
The allocation of the acquisition is as follows:
Permanent Right of Way Easement: $1,750.00
Temporary Construction Easement (18 months*): $1,300.00
Affected Site Improvements: $28,500.00
Estimated damages: $31,550.00
*The cost to extend the temporary construction easement an additional twelve months (ending
June 30, 2024) is estimated to be $900.
The diminution in value related to the acquisition is considered to be $31,550.00.
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ADDENDA
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Easement Valuation Matrix
(IRWA Magazine May/June 2006)
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KELLY ANN LINDSTROM
LINDSTROM KELLY A
10779 FALLING WATER LANE UNIT C
WOODBURY, MN 55129
STATE OF MINNESOTA
The Undersigned COMMISSIONER OF COMMERCE for the State of Minnesota hereby certifies that
KELLY ANN LINDSTROM
LINDSTROM KELLY A
10779 FALLING WATER LANE UNIT C
WOODBURY, MN 55129
has complied with the laws of the State of Minnes ota and is hereby licensed to transact the busines s of
Resident Appraiser : Certified General
License Number: 20315256
unless this authority is suspended, revoked, or o therwise legally terminated. This license shall be in effect
until August 31, 2023.
IN TESTIMONY WHEREOF, I have hereunto set my hand this July 01, 2021.
COMMISSIONER OF COMMERCE
Minnesota Department of Commerce
Licensing Division
85 7th Place East, Suite 500
St. Paul, MN 55101-3165
Telephone: (651) 539-1599
Email: licensing.commerce@state.mn.us
Website: commerce.state.mn.us
Notes:
•Individual Licensees Only - Continuing Education: 15 hours is required in the first renewal period , which includes a 7hour USPAP course. 30 hours is required for each subsequent renewal period, which includes a 7 hour USPAP course.
•Appraisers: You must hold a licensed Residential, Certified Residential, or Certified General qualification in order toperform appraisals for federally-related transact ions. Trainees do not qualify. For further details, please visit our websiteat commerce.state.mn.us.
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56
LOIS MARIE DAVIS
789 GOLDEN MEADOW ROAD
EAGAN, MN 55123
STATE OF MINNESOTA
The Undersigned COMMISSIONER OF COMMERCE for the State of Minnesota hereby certifies that
LOIS MARIE DAVIS
789 GOLDEN MEADOW ROAD
EAGAN, MN 55123
has complied with the laws of the State of Minnes ota and is hereby licensed to transact the busines s of
Resident Appraiser : Trainee
License Number: 40078294
unless this authority is suspended, revoked, or o therwise legally terminated. This license shall be in effect
until August 31, 2023.
IN TESTIMONY WHEREOF, I have hereunto set my hand this August 24, 2021.
COMMISSIONER OF COMMERCE
Minnesota Department of Commerce
Licensing Division
85 7th Place East, Suite 500
St. Paul, MN 55101-3165
Telephone: (651) 539-1599
Email: licensing.commerce@state.mn.us
Website: commerce.state.mn.us
Notes:
•Individual Licensees Only - Continuing Education: 15 hours is required in the first renewal period , which includes a 7hour USPAP course. 30 hours is required for each subsequent renewal period, which includes a 7 hour USPAP course.
•Appraisers: You must hold a licensed Residential, Certified Residential, or Certified General qualification in order toperform appraisals for federally-related transact ions. Trainees do not qualify. For further details, please visit our websiteat commerce.state.mn.us.
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
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Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
58
PROFESSIONAL QUALIFICATIONS
Lois M. Davis
Resident Appraiser-Trainee
EDUCATION
Appraisal
Basic Appraisal Procedures, Prosource
Basic Appraisal Principles, Prosource
Uniform Standards of Professional Appraisal Practice, Prosource/McKissock
The Art of the Addenda
The Evolution of Finance and the Mortgage Market
Residential Sales Comparison & Income Approaches, McKissock
Residential Market Analysis and Highest & Best Use, McKissock
General
College of St. Catherine, BA in Business Administration-Accounting - 1987
CPA Examination-1989
EXPERIENCE
Accountant/Managing Partner of Davis Specialty Transportation, LLC an independent
trucking/distribution company located in Minneapolis, MN
Auditor/Financial Control Officer for the State of Minnesota Veterans Homes Board of
Directors and Department of Finance for ten years
LICENSES, COMMISSIONS, MEMBERSHIPS/AFFILIATIONS
Lois Marie Davis, Resident Appraiser-Trainee, MN 40078294
Parcel #3: Patrick K. and Jeanne L. Brewer Family Trust
59
GLOSSARY OF TERMS
Appraisal Definitions
The below is excerpted from the 2006 USPAP and Advisory Opinions.
ADVOCACY: Representing the cause or interest of another, even if that cause or interest
does not necessarily coincide with one’s own beliefs, opinions, conclusions, or
recommendations.
APPRAISAL: The act or process of developing an opinion of value; an opinion of value
of or pertaining to appraising and related functions such as appraisal practice o r appraisal
services.
Comment: An appraisal must be numerically expressed as a specific amount, as a range
of numbers, or as a relationship (e.g., not more than, not less than) to a previous value
opinion or numerical benchmark (e.g., assessed value, collateral value).
APPRAISAL CONSULTING: The act or process of developing an analysis,
recommendation, or opinion to solve a problem, where an opinion of value is a component
of the analysis leading to the assignment results.
Comment: An appraisal consulting assignment involves an opinion of value but does not
have an appraisal or an appraisal review as its primary purpose.
APPRAISAL PRACTICE: Valuation services performed by an individual acting as an
appraiser, including but not limited to appraisal, appraisal review, or appraisal consulting.
Comment: Appraisal practice is provided only by appraisers, while valuation services are
provided by a variety of professionals and others. The terms appraisal, appraisal review,
and appraisal consulting are intentionally generic and are not mutually exclusive. For
example, an opinion of value may be required as part of an appraisal review and is
required as a component of the analysis in an appraisal consulting assignment. The use
of other nomenclature for an appraisal, appraisal review, or appraisal consulting
assignment (e.g. analysis, counseling, evaluation, study, submission, or valuation) does
not exempt an appraiser from adherence to the Uniform Standards of Professional
Appraisal Practice.
APPRAISAL REVIEW: The act or process of developing and communicating an opinion
about the quality of another appraiser’s work that was performed as part of an appraisal,
appraisal review, or appraisal consulting assignment.
Comment: The subject of an appraisal review assignment may be all or part of an
appraisal report, work file, or a combination of these.
APPRAISER: One who is expected to perform valuation services competently and in a
manner that is independent, impartial, and objective.
Comment: Such expectation occurs when individuals, either by choice or by requirement
place upon them or upon the service they p rovide by law, regulation, or agreement with
the client or intended users, represent that they comply. (See PREAMBLE.)
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60
APPRAISER’S PEERS: Other appraisers who have expertise and competency in the
same or a similar type of assignment.
ASSIGNMENT: A valuation service provided as a consequence of an agreement
between an appraiser and a client.
ASSIGNMENT RESULTS: An appraiser’s opinions and conclusions developed specific
to an assignment.
Comment: Assignment results include an appraiser’s:
• Opinions or conclusions developed in an appraisal assignment, such as value;
• Opinions of adequacy, relevancy, or reasonableness developed in an appraisal
review assignment; or
• Opinions, conclusions, or recommendations developed in an appraisal consulting
assignment.
ASSUMPTION: That which is taken to be true.
BIAS: A preference or inclination that precludes an appraiser’s impartiality,
independence, or objectivity in an assignment.
BUSINESS ENTERPRISE: An entity pursuing an economic activity.
BUSINESS EQUITY: The interests, benefits, and rights inherent in the ownership of a
business enterprise or a part thereof in any form (including, but not necessarily limited to,
capital stock, partnership interests, cooperatives, sole proprietorships, options, and
warrants).
CLIENT: The party or parties who engage an appraiser (by employment or contract) in
a specific assignment.
Comment: The client identified by the appraiser in an appraisal, appraisal review, or
appraisal consulting assignment (or in the assignment work file) is the party or parties
with whom the appraiser has an appraiser-client relationship in the related assignment,
and may be an individual, group, or entity.
CONFIDENTIAL INFORMATION: Information that is either:
• Identified by the client as confidential when providing it to an appraiser and that is
not available from any other source; or
• Classified as confidential or private by applicable law or regulation
CREDIBLE: Worthy of belief.
Comment: Credible assignment results require support, by relevant evidence and logic,
to the degree necessary for the intended use.
COST: The amount required to create, produce or obtain a property.
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61
Comment: Cost is either a fact or an estimate of fact.
EXTRAORDINARY ASSUMPTION: An assumption, directly related to a specific
assignment, which, if found to be false, could alter the appraiser’s opinion or conclusions.
Comment; Extraordinary assumptions presume as fact otherwise uncertain information
about physical, legal, or economic characteristics of the subject property; or about
conditions external to the property, such as market conditions or trends; or about the
integrity of data used in an analysis.
FEASIBILITY ANALYSIS: A study of the cost-benefit relationship of an economic
endeavor.
HYPOTHETICAL CONDITION: That which is contrary to what exists but is supposed for
the purpose of analysis.
Comment: Hypothetical conditions assume conditions contrary to known facts about
physical, legal, or economic characteristics of the subject property; or about conditions
external to the property, such as market conditions or trends; or about the integrity of dat a
used in an analysis.
INTANGIBLE PROPERTY (INTANGIBLE ASSETS): Nonphysical assets, including but
not limited to franchises, trademarks, patents, copyrights, goodwill, equities, mineral
rights, securities, and contracts, as distinguished from physical assets such as facilities
and equipment.
INTENDED USE: The use or uses of an appraiser’s reported appraisal, appraisal review,
or appraisal consulting assignment opinions and conclusions, as identified by the
appraiser based on communication with the client at the time of the assignment.
INTENDED USER: The client and any other party as identified, by name or type, as
users of the appraisal, appraisal review, or appraisal consulting report by the appraiser
on the basis of communication with the client at the time of the assignment.
JURISDICTIONAL EXCEPTION: An assignment condition that voids the force of a part
or parts of USPAP, when compliance with part or parts of USPAP is contrary to law or
public policy applicable to the assignment.
MARKET VALUE: The most probably 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 and knowledgeably, and assuming the price is not affected
by undue stimulus. Implicit in this definition is the consummation of a sale as of a
specified date and the passing of title from seller to buyer under conditions whereby:
1. Buyer and seller are typically motivated
2. Both parties are well informed or well advised, and acting in what they
consider their own best interests;
3. A reasonable time is allowed for exposure in the open market
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62
4. Payment is made in terms of cash in United States dollars or in terms of
financial arrangements comparable thereto; and
5. The price represents the normal consideration for the property sold
unaffected by special or creative financing or sales concessions granted by
anyone associated with the sale.
The above definition of market value is consistent with the definition referenced in this
report, as well as the definition in The Appraisal of Real Estate, Twelfth Edition (Appraisal
Institute, 2001).
MASS APPRAISAL: The process of valuing a universe of properties as of a given date
using standard methodology, employing common data, and allowing for statistical testing.
PERSONAL PROPERTY: Identifiable tangible objects that are considered by the general
public as being “personal” for example, furnishings, artwork, antiques, gems and jewelry,
collectibles, machinery and equipment, all tangible property that is n ot classified as real
estate.
PRICE: The amount asked, offered, or paid for a property
Comment: Once stated, price is a fact, whether it is publicly disclosed or retained in
private. Because of the financial capabilities, motivations, or special interests of a given
buyer or seller, the price paid for a property may or may not have any relation to t he value
that might be ascribed to that property by others.
REAL ESTATE: An identified parcel or tract of land, including improvements, if any.
REAL PROPERTY: The interests, benefits, and rights inherent in the ownership of real
estate.
Comment: In some jurisdictions, the terms real estate and real property have the same
legal meaning. The separate definitions recognize the traditional distinction between the
two concepts in appraisal theory.
REPORT: Any communication, written or oral, of an appra isal, appraisal review, or
appraisal consulting service that is transmitted to the client upon completion of an
assignment.
Comment: Most reports are written and most clients mandate written reports. Oral report
requirements (see the Record Keeping section of the ETHICS RULE) are included to
cover court testimony and other oral communications of an appraisal, appraisal review,
or appraisal consulting service.
SCOPE OF WORK: The type and extent of research and analysis in an assignment.
SIGNATURE: Personalized evidence indicating authentication of the work performed by
the appraiser and the acceptance of the responsibility for content, analyses, and the
conclusions in the report.
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63
Comment: A signature can be represented by a handwritten mark, a digitize d image
controlled by a personalized identification number, or other media, where the appraiser
has sole personalized control of affixing the signature.
SUPPLEMENTAL STANDARDS: Requirements issued by government agencies,
government sponsored enterprises, or other entities that establish public policy which add
to the purpose, intent, and content of the requirements in USPAP, that have a material
effect on the development and reporting of assignment results.
Comment: Supplemental standards are published in regulations, rules, policies, and
other similar documents, and have the same applicability to all properties or assignments
in a particular category or class regardless of the contracting entity.
VALUATION SERVICES: Services pertaining to aspects of property value.
Comment: Valuation services pertain to all aspects of property value and include
services performed both by appraisers and by others.
VALUE: The monetary relationship between properties and those who buy, sell, or use
those properties.
Comment: Value expresses an economic concept. As such, it is never a fact but always
an opinion of the worth of a property at a given time in accordance with a specific definition
of value. In appraisal practice, value must always be qualified; for example , market value,
liquidation value, or investment value.
WORK FILE: Documentation necessary to support an appraiser’s analysis, opinions,
and conclusions.
General Location Map
4662, 4664, and 4666 Dakota Street SE
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY
PDR SUBMITTAL
4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372
ARCHITECT
MOMENTUM DESIGN GROUP
JEFF WREDE
755 PRIOR AVE. N , STE 301A
ST. PAUL, MN 55104
CELL | 612.554.9992
DIRECT | 952.583.9788
JEFF@MDGARCHITECTS.COM
DEVELOPER
BEARD GROUP, INC.
BILL BEARD
ADDRESS
750 2ND ST NE, HOPKINS, MN 55343
MAIN | 952.457.3405
OFFICE | 952.930.0630
BILLB@BEARDGROUPINC.COM
CIVIL ENGINEER
CIVIL SITE GROUP
DAVID KNAEBLE
ADDRESS
5000 GLENWOOD AVE,
GOLDEN VALLEY, 55422
DIRECT | 763.234.7523
OFFICE | 612.615.0060
DKNAEBLE@CIVILSITEGROUP.COM
CONSTRUCTION CONSULTANT
BUILDING CONSTRUCTION
MANAGEMENT, INC.
JON GUMBRILL
ADDRESS
P.O. BOX 3609 MINNEAPOLIS,
MN, 55403
BCMJG@MSN.COM
STRUCTURAL ENGINEER
COMPANY NAME
NAME
ADDRESS
CITY, STATE 00000
CELL | 000.000.0000
OFFICE | 000.000.0000
NAME@COMPANY.COM
LANDSCAPE ARCHITECT
CIVIL SITE GROUP
ROBERT BINDER
ADDRESS
5000 GLENWOOD AVE,
GOLDEN VALLEY, 55422
DIRECT | 612.803.0938
OFFICE | 612.615.0060X704
RBINDER@CIVILSITEGROUP.COM PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-1
CITY
SUBMITTAL
COVER SHEET03/09/2221036CheckerCITY SUBMITTAL
SHEET SHEET NAME DATE
PL-1 CITY SUBMITTAL COVER SHEET 03/09/22
PL-2 CITY SUBMITTAL SITE CONTEXT 03/09/22
PL-3 CONCEPT PERSPECTIVE 03/09/22
PL-4 CONCEPT PERSPECTIVE 03/09/22
PL-5 CONCEPT PERSPECTIVE 03/09/22
PL-6 SITE PLAN 03/09/22
PL-7 PARKING LEVEL FLOOR PLANS 03/09/22
PL-8 FIRST FLOOR PLAN 03/09/22
PL-9 2ND - 4TH FLOOR PLAN 03/09/22
PL-10 PENTHOUSE FLOOR PLAN 03/09/22
PL-11 ROOF PLAN 03/09/22
PL-12 EXTERIOR ELEVATIONS 03/09/22
PL-13 EXTERIOR ELEVATIONS 03/09/22
PL-14 SHADOW STUDIES 03/09/22
C0.0 TITLE SHEET 03/09/22
C1.0 REMOVALS PLAN 03/09/22
C2.0 SITE PLAN 03/09/22
C3.0 GRADING PLAN 03/09/22
C4.0 UTILITY PLAN 03/09/22
C5.0 CIVIL DETAILS 03/09/22
C5.1 CIVIL DETAILS 03/09/22
C5.2 CIVIL DETAILS 03/09/22
C5.3 CIVIL DETAILS 03/09/22
L1.0 LANDSCAPE PLAN 03/09/22
L1.1 LANDSCAPE PLAN NOTES & DETAILS 03/09/22
SW1.0 SWPPP - EXISTING CONDITIONS 03/09/22
SW1.1 SWPPP - PROPOSED CONDITIONS 03/09/22
SW1.2 SWPPP - DETAILS 03/09/22
SW1.3 SWPPP - NARRATIVE 03/09/22
V1.0 ALTA/NSPS LAND AND TITLE SURVEY 03/09/22
SL-1 SITE LIGHTING 03/09/22
SL-2 SITE LIGHTING 03/09/22
SL-3 SITE LIGHTING 03/09/22
SL-4 SITE LIGHTING 03/09/22
F.A.R. SITE AREA 43,500 SF (1.0 ACRES)
Gross Area Excluding Garages F.A.R.
117475 SF 2.70
GROSS BUILDING AREA BY FLOOR
Lower Level 29844 SF
Upper Level 25022 SF
1st Floor 22786 SF
2nd Floor 25230 SF
3rd Floor 25199 SF
4th Floor 25198 SF
5th Floor 19062 SF
Total 172341 SF
NET BUILDING AREA BY USE
Department Area Percentage
Amenity 5698 SF 5%
Circulation 10274 SF 9%
Retail 5131 SF 5%
Service 5743 SF 5%
Unit 81309 SF 72%
Vertical Circulation 4573 SF 4%
Total w/o Garage 112728 SF
PARKING SUMMARY
PROJECT ABOVE-GRADE 28
PROJECT GARAGE 134
STREET PARKING 7
TOTAL PARKING 169
UNIT TYPE RATIO
Occupancy Count Percentage
1 Bed 30 31%
1 Bed + Den 9 9%
2 Bed 39 40%
2 Bed + Den 3 3%
Studio 16 16%
TOTAL UNITS 97
PROJECT DATA:
PARCEL ID:
ADDRESS:
AREA:
UNITS / ACRE:
FAR:
% BUILDING COVERAGE:
% IMPERVIOUS:
ZONING DESIGNATION:
CONSTRUCTION TYPE:
APPLICATION:
250010570, 250010550
4662 & 4664 DAKOTA ST. SE
2.70
TC
PRELIMINARY DEVELOPMENT PLAN
DAKOTA ST. SE
PRIOR LAKE
CITY HALL
LAKE FRONT
PLAZA
ERIE AVE. SEARCADIA AVE.PRIOR LAKE
POLICE
DEPARTMENT
FAMILY DENTISTRYHOLY TRINITY
CHURCH
LINE OF EXTENT OF
CONSTRUCTION
EXISTING PARK TO BESUBMITTED AT A LATER DATEC 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-2
CITY
SUBMITTAL
SITE
CONTEXT03/09/2221036CheckerSCALE 1" = 20'-0"1 SITE CONTEXT
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-3
CONCEPT
PERSPECTIVE03/09/2221036CheckerSCALE1CONCEPT PERSPECTIVE
RESTAURANT DECK
AMENITY DECK
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-4
CONCEPT
PERSPECTIVE03/09/2221036CheckerEAST PERSPECTIVE FROM DAKOTA ST AND ERIE AVE
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-5
CONCEPT
PERSPECTIVE03/09/2221036CheckerWEST PERSPECTIVE FROM DAKOTA ST AND ARCADIA AVE
BUILDING
SITECITY HALL
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-6
SITE PLAN03/09/2221036CheckerSCALE 1/64" = 1'-0"1 SITE PLAN
STAIR 3
UTILITY
GARAGE128' - 5 1/16"STAIR 1UTILITY
5.0%
3.5%
SEE UPPER LEVEL
ELEV. 2
CONTINUES ON
UPPER LEVEL
STAIR 2ELEV. 1
5.0%
PIT
GARAGE
STAIR 3
3.6%STAIR 1UTILITY
UTILITY
WATER
ELECT.
13' - 0"28' - 4"10' - 6"28' - 4"28' - 4"19' - 4"40' - 10"28' - 4"24' - 1 7/8"17' - 10"
ON GRADE PARKING
CONTINUES ON
LOWER LEVEL GARAGE ENTRANCE
STAIR 2ELEV. 2 ELEV. 1
MAKE-UP AIR
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-7
PARKING
LEVEL FLOOR
PLANS03/09/2221036CheckerSCALE 3/32" = 1'-0"2 LOWER LEVEL
SCALE 3/32" = 1'-0"1 UPPER LEVEL
UP
504 SF
UNIT A2
689 SF
UNIT B2 (ELECT.)
504 SF
UNIT A1R
689 SF
UNIT B2R
689 SF
UNIT B2
587 SF
EXERCISE
689 SF
UNIT B1
504 SF
UNIT A1
504 SF
UNIT A1
689 SF
UNIT B1 1052 SF
UNIT D12 1133 SF
UNIT D3
1186 SF
UNIT D2
689 SF
UNIT B3
903 SF
UNIT D1R
903 SF
UNIT D1
788 SF
UNIT C1
TRASH
STAIR 3
RETAIL
1208 SF
LOBBY/AMENITY
STORAGE STAIR 1RETAIL
TRASH
2,595 SF RETAIL
5.0%
AMENITY PATIO
EXISTING TRAIL
ELEV. 2
ELEV. 3 STAIR 2ELEV. 1
886 SF
BUSINESS
RETAIL RR
RETAIL RR
EDGE OF BUILDING ABOVE
COVERED
PARKING AREA
OFFICEVESTIBULELUXORMAILRR
RR
TRANSFORMER
GENERATOR
AREA WELL
LINE OF EXTENT OF CONSTRUCTION
UNIT TYPE KEY
STUDIO
1 BED
2 BED
2 BED + DEN
1 BED + DEN
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-8
FIRST FLOOR
PLAN03/09/2221036CheckerSCALE 3/32" = 1'-0"1 FIRST FLOOR
1141 SF
UNIT D5
821 SF
UNIT C2
648 SF
UNIT B5
1137 SF
UNIT D4
1046 SF
UNIT D11
689 SF
UNIT B1
689 SF
UNIT B2R
788 SF
UNIT C1
903 SF
UNIT D1
903 SF
UNIT D1R
689 SF
UNIT B3
504 SF
UNIT A1R
504 SF
UNIT A2
689 SF
UNIT B2 (ELECT.)
504 SF
UNIT A1
504 SF
UNIT A1
689 SF
UNIT B1
1133 SF
UNIT D3
1052 SF
UNIT D12
1186 SF
UNIT D2
STAIR 3
ELEV. 3
678 SF
UNIT B4
689 SF
UNIT B2
TRASH
STORAGE STAIR 1ELEC./DATAELEV. 2
STORAGE
STAIR 2ELEV. 1
1293 SF
UNIT D6
PATIOPATIOPATIOUNIT TYPE KEY
STUDIO
1 BED
2 BED
2 BED + DEN
1 BED + DEN
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-9
2ND - 4TH
FLOOR PLAN03/09/2221036CheckerSCALE 3/32" = 1'-0"1 2nd - 4th Floors
2071 SF
AMENITY DECK
2162 SF
RESTAURANT DECK
ELEV. 3
ELEV. VEST.
ELEV. 2
ELEV. 1
STAIR 3
TRASH
UTILITYSTAIR 2RETAIL RR
STORAGE STAIR 11044 SF
UNIT D10
1293 SF
UNIT D6
1102 SF
UNIT D8
452 SF
PARTY
744 SF
UNIT C4
869 SF
UNIT D9
869 SF
UNIT D9
744 SF
UNIT C3
1407 SF
UNIT E2
1222 SF
UNIT E1
1211 SF
UNIT E3
903 SF
UNIT D1
BAR
STORAGE
1132 SF
UNIT D7
RETAIL RR
JAN.
PATIO PATIO PATIO PATIO PATIO
UNIT TYPE KEY
STUDIO
1 BED
2 BED
2 BED + DEN
1 BED + DEN
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-10
PENTHOUSE
FLOOR PLAN03/09/2221036CheckerSCALE 3/32" = 1'-0"1 PENTHOUSE FLOOR
PREPARE FOR FUTURE PHOTOVOLTAIC PANELS
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-11
ROOF PLAN03/09/2221036CheckerSCALE 3/32" = 1'-0"1 ROOF PLAN
1st Floor
0"
Roof
53' -0 7/8"
2nd Floor
10' -8 5/8"
3rd Floor
21' -4 1/2"
4th Floor
32' -0 3/8"
Upper Level
-11' -10 3/8"
Ground
-4' -4 3/8"
5th Floor
42' -8 1/4"
OPEN TO PARKING
BEYOND
S4
S3
M1
MP1
S2
S6 S5
1st Floor
0"
Roof
53' -0 7/8"
2nd Floor
10' -8 5/8"
3rd Floor
21' -4 1/2"
4th Floor
32' -0 3/8"
Lower Level
-22' -10 3/8"
Upper Level
-11' -10 3/8"
Ground
-4' -4 3/8"
5th Floor
42' -8 1/4"
M1
S6
S4
S2 S3
M2
S5
1st Floor
0"
Roof
53' -0 7/8"
2nd Floor
10' -8 5/8"
3rd Floor
21' -4 1/2"
4th Floor
32' -0 3/8"
Lower Level
-22' -10 3/8"
Upper Level
-11' -10 3/8"
Ground
-4' -4 3/8"
5th Floor
42' -8 1/4"
S3
S1
S4
M2
S2
1st Floor
0"
Roof
53' -0 7/8"
2nd Floor
10' -8 5/8"
3rd Floor
21' -4 1/2"
4th Floor
32' -0 3/8"
Lower Level
-22' -10 3/8"
Upper Level
-11' -10 3/8"
Ground
-4' -4 3/8"
5th Floor
42' -8 1/4"
S6
S1
S4
M2
M1
S2
EXTERIOR FINISH SCHEDULE
CAST STONE
MANUFACTURER:
TYPE:
COLOR:
SIZE:
ARRISCRAFT
RENAISSANCE
LIMESTONE
TBD
METAL ACCENT PANEL
MANUFACTURER:
FINISH:
COLOR:
FIRESTONE
X
EXTRA DARK BRONZE
CMU:
MANUFACTURER:
FINISH:
COLOR:
PREFINISHED COMPOSITE LAP SIDING
MANUFACTURER:
FINISH:
COLOR:
PREFINISHED COMPOSITE LAP SIDING
MANUFACTURER:
TYPE:
COLOR:
PREFINISHED COMPOSITE LAP SIDING
MANUFACTURER:
TYPE:
COLOR:
PREFINISHED COMPOSITE SIDING
MANUFACTURER:
TYPE:
COLOR:
SOFFIT METAL PANEL:
MANUFACTURER:
TYPE:
COLOR:
ALUMINUM STOREFRONT WALL / WINDOWS:
MANUFACTURER:
FINISH:
COLOR:
*SEE PROJECT MANUAL FOR EQUAL MANUFACTURERS TO ABOVE
REFERENCED PRODUCTS.
M1
M2
MP1
S1
S2
S3
S4
S5
S6
EXTERIOR
MATERIAL
TAG
AMCON BLOCK
SPLITFACE
SHADOW
LP SMARTSIDE
TBD
SNOWSCAPE WHITE
LP SMARTSIDE
TBD
RAPIDS BLUE
LP SMARTSIDE
TBD
SUMMIT BLUE
X
BOARD AND BATTEN PANEL
WHITE PANELS W/ WHITE TRIM
X
X
X
X
X
X
ENGINEERED SIDING -LP SMARTSIDE
BOARD & BATTEN
CAST STONE
GLAZING
METAL ACCENT PANEL
CMU
TOTAL
7,790 SF 46%
1,051 SF 6%
1,592 SF 9%
3,743 SF 22%
0 SF 0%
1,900 SF 11%
17,059 SF 100%
EAST ELEVATON
STOREFRONT 700 SF 4%
METAL SOFFIT PANEL 283 SF 2%
ENGINEERED SIDING -LP SMARTSIDE
BOARD & BATTEN
CAST STONE
GLAZING
METAL ACCENT PANEL
CMU
TOTAL
9,199 SF 51%
1,188 SF 7%
963 SF 6%
3,709 SF 21%
0 SF 0%
2,462 SF 14%
17,489 SF 100%
WEST ELEVATON
STOREFRONT 120 SF 1%
METAL SOFFIT PANEL 0 SF 0%
ENGINEERED SIDING -LP SMARTSIDE
BOARD & BATTEN
CAST STONE
GLAZING
METAL ACCENT PANEL
CMU
TOTAL
2,738 SF 36%
1,025 SF 12%
742 SF 10%
1,562 SF 21%
293 SF 4%
0 SF 0%
7,612 SF 100%
SOUTH ELEVATON
STOREFRONT 812 SF 11%
METAL SOFFIT PANEL 440 SF 6%
ENGINEERED SIDING -LP SMARTSIDE
BOARD & BATTEN
CAST STONE
GLAZING
METAL ACCENT PANEL
CMU
TOTAL
4,680 SF 45%
631 SF 6%
0 SF 0%
1,823 SF 17%
0 SF 0%
3,202 SF 31%
10,488 SF 100%
NORTH ELEVATON
STOREFRONT 152 SF 1%
METAL SOFFIT PANEL 0 SF 0%
1st Floor
0"
Roof
53' -0 7/8"
2nd Floor
10' -8 5/8"
3rd Floor
21' -4 1/2"
4th Floor
32' -0 3/8"
Lower Level
-22' -10 3/8"
Upper Level
-11' -10 3/8"
Ground
-4' -4 3/8"
5th Floor
42' -8 1/4"
S3 S2 S1
S4
M1M1
1st Floor
0"
Roof
53' -0 7/8"
2nd Floor
10' -8 5/8"
3rd Floor
21' -4 1/2"
4th Floor
32' -0 3/8"
Lower Level
-22' -10 3/8"
Upper Level
-11' -10 3/8"
Ground
-4' -4 3/8"
5th Floor
42' -8 1/4"
S3
S1
S2
M2
S4
ENGINEERED SIDING -LP SMARTSIDE
BOARD & BATTEN
CAST STONE
GLAZING
METAL ACCENT PANEL
CMU
TOTAL
2,137 SF 67%
162 SF 5%
297 SF 10%
573 SF 18%
0 SF 0%
0 SF 0%
3,169 SF 100%
NORTH ELEVATON (COURTYARD)
STOREFRONT 0 SF 0%
METAL ACCENT PANEL 0 SF 0%
ENGINEERED SIDING -LP SMARTSIDE
BOARD & BATTEN
CAST STONE
GLAZING
METAL ACCENT PANEL
CMU
TOTAL
2,157 SF 52%
253 SF 6%
0 SF 0%
1,073 SF 26%
0 SF 0%
674 SF 16%
4,157 SF 100%
SOUTH ELEVATON (COURTYARD)
STOREFRONT 0 SF 0%
METAL SOFFIT PANEL 0 SF 0%
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-12
EXTERIOR
ELEVATIONS03/09/2221036CheckerSCALE 1/16" = 1'-0"2 SOUTH ELEVATION (DAKOTA ST. SE)
SCALE 1/16" = 1'-0"3 EAST ELEVATION
SCALE 1/16" = 1'-0"4 NORTH ELEVATION
SCALE 1/16" = 1'-0"1 WEST ELEVATION
SCALE 1/16" = 1'-0"6 NORTH ELEVATION (COURTYARD)
SCALE 1/16" = 1'-0"5 SOUTH ELEVATION (COURTYARD)
1st Floor
0"
Roof
53' -0 7/8"
2nd Floor
10' -8 5/8"
3rd Floor
21' -4 1/2"
4th Floor
32' -0 3/8"
Ground
-4' -4 3/8"
5th Floor
42' -8 1/4"57'-5 1/4"54'-9 1/4"OPEN TO PARKING
BEYOND
C 2018 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYNOT FOR CONSTRUCTION765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-13
EXTERIOR
ELEVATIONS03/09/2221036CheckerSCALE 1/4" = 1'-0"1 SOUTH ELEVATION
C 2016 MOMENTUM DESIGN GROUP DateProject ArchitectPermit Submit DateProject NumberARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLY765 North Hampden Avenue, #180
St. Paul, Minnesota 55114
952.583.9788
PRIOR LAKE LUXURY APARTMENTS4662 & 4664 DAKOTA ST. SE, PRIOR LAKE, MN 55372PL-14
SHADOW
STUDIES03/09/2221036Issue DateCheckerJUNE 21, 9 AM JUNE 21, 12 PM JUNE 21, 3 PM
MARCH & SEPTEMBER 21, 9 AM MARCH & SEPTEMBER 21, 12 PM MARCH & SEPTEMBER 21, 3 PM
DECEMBER 21, 3 PMDECEMBER 21, 9 AM DECEMBER 21, 12 PM
Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONC0.0TITLE SHEET............PRIOR LAKE LUXURYPRIOR LAKE, MINNESOTASHEET INDEXSHEET NUMBERSHEET TITLEC0.0TITLE SHEETSITE LOCATIONSITE LOCATION MAPNSITE SURVEYV1.0UTILITY PLANC4.0ISSUED FOR: CITY SUBMITTALDEVELOPER / PROPERTY OWNER:ENGINEER / LANDSCAPE ARCHITECT:CIVIL SITE GROUP5000 GLENWOOD AVEGOLDEN VALLEY, MN 55422CONTACT: DAVE KNAEBLE612-615-0060SURVEYOR:GEOTECHNICAL ENGINEER:SWPPP - EXISTING CONDITIONSSW1.0GRADING PLANC3.0C5.0C5.1L1.0CIVIL DETAILSLANDSCAPE PLANSWPPP - PROPOSED CONDITIONSSW1.1SWPPP - DETAILSSW1.2C2.0SITE PLANSWPPP - NARRATIVESW1.3CIVIL DETAILSC1.0REMOVALS PLANC5.2CIVIL DETAILSKnow what'sbelow.before you dig.CallRL1.1LANDSCAPE PLAN NOTES & DETAILSARCHITECT:CIVIL SITE GROUP5000 GLENWOOD AVEGOLDEN VALLEY, MN 55422CONTACT: RORY SYNSTELIEN612-615-0060ALL EXISTING UTILITY LOCATIONS SHOWN AREAPPROXIMATE. CONTACT "GOPHER STATE ONE CALL"(651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS,48 HOURS PRIOR TO CONSTRUCTION. THECONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIESTHAT ARE DAMAGED DURING CONSTRUCTION AT NOCOST TO THE OWNER.AMERICAN ENGINEERING TESTING, INC.550 CLEVELAND AVENUE NORTHST. PAUL, MN 55114CONTACT: BRANDON NEWBERGER651-603-6635THE BEARD GROUP, INC.750 2ND STREET NE, SUITE 100HOPKINS, MN 55343CONTACT: BEN BEARD (952)-930-0630BENB@BEARDGROUPINC.COMMOMENTUM DESIGN GROUP755 PRIOR AVENUE N #301ASAINT PAUL, MN 55104CONTACT: JEFF WREDE612-554-9992C5.3CIVIL DETAILS
Proposed 9 Ft. Drainage &Utility EasementProposed 10 Ft. Drainage& Utility EasementVILLAGE OF PRIOR LAKE SANITARY SEWEREASEMENT PER BK. 145 D., PG. 427VILLAGE OF PRIOR LAKESANITARY SEWER EASEMENTPER BK. 145 D., PG. 424
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1 Proposed 5 Ft. Drainage& Utility EasementProposed 10 Ft. Drainage& Utility Easement8" VCPDAKOTA STREET SOUTHEAST(A Public R/W)Shed21.928.322.027.9 30.038.130.038.03.36.56.76.514.341.524.241.4 10.111.910.411.9Deck DeckWoodStepsWoodStepsWoodStepsWoodRetaining WallConcreteDrivewayConcrete SidewalkConcrete SidewalkPaversProposed 5 Ft. Drainage& Utility EasementProposed 5 Ft. Drainage& Utility Easement 1 1/2 Story Lap Sided BuildingFoundation Area = 1,047 SQ. FT. +/-Address: 4664 Dakota St SEP.I.D. 250010550 P.I.D. 250010560Address: 4666 Dako
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t 1 1/2Story Lap Sided BuildingFoundation Area= 1,047 SQ. FT. +/-Address: 4662 Dakota St SEP.I.D. 250010570ExistingGarageP.I.D. 250010582Address: 4646 Dakota St SEOwner: Prior Lake City OF & City ManagerConcreteStepsBituminousDrivewayBoulderWall1
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)1 12'' CURB STOP & BOX(REC)1 12''CURB STOP & BOX(REC)(EXISTING) 6" PVCSTORM(EXISTING) CBMHRIM=929.02IE(NE)=925.36IE(W)=927.02IE(S)=924.94SUMP=919.22(EXISTING) 71 LF 15"PVC STORM @ 1.87%(EXISTING) CBMHRIM=943.04IE(N)=938.10IE(SW)=938.14(EXISTING) 74 LF 15" RCPSTORM @ 17.78%6" P
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)COCOCOCOFIRE PITTRASHPARK RULES SIGNAPPROX. EXCAVATIONLIMITS FOR GARAGECONSTRUCTION.CONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONACCESS LIMITSCONSTRUCTION LIMITSCONTRACTOR SHALL SAWCUT &REMOVE PUBLIC PVMTS., CURBS, ANDWALKS FOR INSTALLATION OF UTILITIES.UPON COMPLETION OF UTILITY WORK,REPLACE ALL MATERIAL, IN KIND, ANDTO CITY STANDARD AND APPROVALREMOVE ALL EXISTINGUTILITY SERVICES PERUTILITY COMPANY ANDCITY STANDARDSREMOVE ALL EXISTING PRIVATE UTILITY SERVICES(THAT ARE NOT TO BE REUSED) PER PRIVATEUTILITY COMPANY AND CITY STANDARDSREMOVE AND SALVAGEEXISTING BOULDER RETAININGWALL AND BASE MATERIAL, TYP.SALVAGE EXISTINGART PIECEREMOVE EXISTING TREEAND ROOT BALLS, TYP.REMOVE EXISTING TREESAND ROOT BALLS, TYP.REMOVE EXISTING TREESAND ROOT BALLS, TYP.SAWCUT EXIST. SIDEWALK,CORRD. W/ SITE PLAN, TYP.SAWCUT EXIST. SIDEWALK,COORD. W/ SITE PLAN, TYP. EXIST. SIDEWALK, TO REMAINPROTECT FROM DAMAGE, TYP.REMOVE EXISTING WOOD RETAININGWALL AND BASE MATERIAL, TYP.REMOVE EXISTING PAVEMENTAND BASE MATERIAL ANDPARKING SIGNS, TYP.REMOVE EXISTING PAVEMENTAND BASE MATERIAL, TYP.REMOVE EX BUILDING, STRUCTURES,FOUNDATIONS, FOOTINGS & BASEMATERIALS, PER LOCAL STATE & FEDERALSTANDARDS. REMOVE/DISCONNECT ALLSERVICES & UTILITIES PER UTILITYCOMPANY AND/OR L.G.U. STANDARDSREMOVE EX BUILDING, STRUCTURES,FOUNDATIONS, FOOTINGS & BASEMATERIALS, PER LOCAL STATE & FEDERALSTANDARDS. REMOVE/DISCONNECT ALLSERVICES & UTILITIES PER UTILITYCOMPANY AND/OR L.G.U. STANDARDS EXIST. CONC. WALK, TO REMAINPROTECT FROM DAMAGE, TYP.REMOVE EXIST. C&G, TYP.REMOVE EXISTINGWOOD RETAININGWALL AND BASEMATERIAL, TYP.REMOVE EXISTINGCHAIN LINK FENCEAND FOOTING, TYP.REMOVE EXISTING UTILITYSERVICES AND UTILITY BOX PERCITY STANDARDSREMOVE EXISTING WATER SERVICE, REMOVEBACK TO THE MAIN PER PRIOR LAKE CITYSTANDARDS, LOCATION IS APPROXIMATE,CONTRACTOR TO FIELD VERIFYREMOVE EXISTING 8'' VCP SANITARY SERVICE,CUT OFF , PLUG AND ABANDON PER CITYSTANDARDS, LOCATION IS APPROXIMATE,CONTRACTOR TO FIELD VERIFYREMOVE EXIST. DECKS, PAVERSSTRUCTURES, FOUNDATIONS,FOOTINGS & BASE MATERIALS,REMOVE EXISTING TREESBRUSH AND ROOTS, TYP.REMOVE EXISTINGCHAIN LINK FENCEAND FOOTING, TYP.REMOVE EXISTING WOODFENCES AND FOOTINGS, TYP.REMOVE EXISTING WATER SPIGOT ANDWATER SERVICE, BACK TO NEW FOUNTAINLOCATION. COORD. W/ PRIOR LAKE PUBLICWORKS. LOCATION IS APPROXIMATE,CONTRACTOR TO FIELD VERIFYSALVAGE EXISTINGBENCHESREMOVE EXISTING TREESBRUSH AND ROOTS, TYP. EXIST. C&G TO REMAINPROTECT FROM DAMAGE, TYP.REMOVE EXISTING PAVEMENTAND BASE MATERIAL, TYP. EXIST. C&G, TO REMAINPROTECT FROM DAMAGE, TYP.REMOVE EXISTING 8' BITUM. TRAIL ANDBASE MATERIAL, TYP.EXISTING GAZEBO TO REMAIN,PROTECT FROM DAMAGE TYP.EXISTING FES TO REMAIN, PROTECTFROM DAMAGE TYP.EXISTING UTILITY BOXES TO REMAIN,PROTECT FROM DAMAGE, COORD. W.UTILITY OWNER PRIOR TO CONSTRUCTION.REMOVE EXISTING WATER SERVICE ANDELECTRICAL AS NECESSARY, COORD. W/PRIOR LAKE PUBLIC WORKS. LOCATION ISAPPROXIMATE, CONTRACTOR TO FIELDVERIFYEXISTING COLUMNS TO REMAIN,PROTECT FROM DAMAGE,REMOVE AND SALVAGEEXISTING FOUNTAIN, PUMPS,AND CONTROLLERS, TYP.REMOVE EXISTING 6'' PVC STORM PIPE AND CLEANOUTS BACK TO CATCH BASIN PER CITYSTANDARDS, LOCATION IS APPROXIMATE,CONTRACTOR TO FIELD VERIFY.SALVAGE EXISTING PICNIC TABLEREMOVE EXISTINGFIRE PIT AND BASEMATERIAL, TYP. EXIST. PARK RULES SIGN TO REMAINPROTECT FROM DAMAGE, TYP.REMOVE AND SALVAGEEXISTING TRASH CAN, TYP.REMOVE EXISTING PAVEMENT AND BASEMATERIAL, TYP.REMOVE EXIST. C&G, TYP. EXIST. CATCH BASIN TO REMAIN,PROTECT FROM DAMAGE, TYP. EXIST. RAMP TO REMAIN,PROTECT FROM DAMAGE, TYP.EXISTING CATCH BASIN TO REMAINPROTECT FROM DAMAGE TYP.EXISTING CATCH BASINTO REMAIN PROTECTFROM DAMAGE TYP.EXISTING CONC. PAD TO REMAIN,PROTECT FROM DAMAGE TYP.REMOVALS LEGEND:REMOVAL OF PAVEMENT AND ALL BASE MATERIAL,INCLUDING BIT., CONC., AND GRAVEL PVMTS.REMOVAL OF STRUCTURE INCLUDING ALLFOOTINGS AND FOUNDATIONS.TREE REMOVAL - INCLUDING ROOTS AND STUMPSCivil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/2201" = 20'-0"20'-0"10'-0"NREVISION SUMMARYDATEDESCRIPTIONC1.0REMOVALS PLAN............Know what'sbelow.before you dig.CallREX. 1' CONTOUR ELEVATION INTERVALREMOVE CURB AND GUTTER. IF IN RIGHT-OF-WAY,COORDINATE WITH LOCAL GOVERNING UNIT.REMOVAL NOTES:CITY OF PRIOR LAKE REMOVAL NOTES:1.THE PERIMETER/DOWNSTREAM SEDIMENT CONTROL BMPS SHOULD BE INSTALLED BYTHE CONTRACTOR AND INSPECTED BY THE CITY PRIOR TO ANY SITE WORK.SEE SWPPP ON SHEETS SW1.0 - SW1.5EROSION CONTROL NOTES:1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS,48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NOCOST TO THE OWNER.2.SEE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) PLAN FOR CONSTRUCTION STORM WATER MANAGEMENT PLAN.3.REMOVAL OF MATERIALS NOTED ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH MNDOT, STATE AND LOCAL REGULATIONS.4.REMOVAL OF PRIVATE UTILITIES SHALL BE COORDINATED WITH UTILITY OWNER PRIOR TO CONSTRUCTION ACTIVITIES.5.EXISTING PAVEMENTS SHALL BE SAWCUT IN LOCATIONS AS SHOWN ON THE DRAWINGS OR THE NEAREST JOINT FOR PROPOSED PAVEMENT CONNECTIONS.6.REMOVED MATERIALS SHALL BE DISPOSED OF TO A LEGAL OFF-SITE LOCATION AND IN ACCORDANCE WITH STATE AND LOCAL REGULATIONS.7.ABANDON, REMOVAL, CONNECTION, AND PROTECTION NOTES SHOWN ON THE DRAWINGS ARE APPROXIMATE. COORDINATE WITH PROPOSED PLANS.8.EXISTING ON-SITE FEATURES NOT NOTED FOR REMOVAL SHALL BE PROTECTED THROUGHOUT THE DURATION OF THE CONTRACT.9.PROPERTY LINES SHALL BE CONSIDERED GENERAL CONSTRUCTION LIMITS UNLESS OTHERWISE NOTED ON THE DRAWINGS. WORK WITHIN THE GENERALCONSTRUCTION LIMITS SHALL INCLUDE STAGING, DEMOLITION AND CLEAN-UP OPERATIONS AS WELL AS CONSTRUCTION SHOWN ON THE DRAWINGS.10.MINOR WORK OUTSIDE OF THE GENERAL CONSTRUCTION LIMITS SHALL BE ALLOWED AS SHOWN ON THE PLAN AND PER CITY REQUIREMENTS. FOR ANYWORK ON ADJACENT PRIVATE PROPERTY, THE CONTRACTOR SHALL OBTAIN WRITTEN PERMISSION FROM THE ADJACENT PROPERTY OWNER PRIOR TO ANYWORK.11.DAMAGE BEYOND THE PROPERTY LIMITS CAUSED BY CONSTRUCTION ACTIVITY SHALL BE REPAIRED IN A MANNER APPROVED BY THE ENGINEER/LANDSCAPEARCHITECT OR IN ACCORDANCE WITH THE CITY.12.PROPOSED WORK (BUILDING AND CIVIL) SHALL NOT DISTURB EXISTING UTILITIES UNLESS OTHERWISE SHOWN ON THE DRAWINGS AND APPROVED BY THECITY PRIOR TO CONSTRUCTION.13.SITE SECURITY MAY BE NECESSARY AND PROVIDED IN A MANNER TO PROHIBIT VANDALISM, AND THEFT, DURING AND AFTER NORMAL WORK HOURS,THROUGHOUT THE DURATION OF THE CONTRACT. SECURITY MATERIALS SHALL BE IN ACCORDANCE WITH THE CITY.14.VEHICULAR ACCESS TO THE SITE SHALL BE MAINTAINED FOR DELIVERY AND INSPECTION ACCESS DURING NORMAL OPERATING HOURS. AT NO POINTTHROUGHOUT THE DURATION OF THE CONTRACT SHALL CIRCULATION OF ADJACENT STREETS BE BLOCKED WITHOUT APPROVAL BY THE CITY PRIOR TOCONSTRUCTION ACTIVITIES.15.ALL TRAFFIC CONTROLS SHALL BE PROVIDED AND ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROLDEVICES (MMUTCD) AND THE CITY. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO, SIGNAGE, BARRICADES, FLASHERS, AND FLAGGERS AS NEEDED. ALLPUBLIC STREETS SHALL REMAIN OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTED WITHOUT APPROVAL BY THE CITY.16.SHORING FOR BUILDING EXCAVATION MAY BE USED AT THE DISCRETION OF THE CONTRACTOR AND AS APPROVED BY THE OWNERS REPRESENTATIVE ANDTHE CITY PRIOR TO CONSTRUCTION ACTIVITIES.17.STAGING, DEMOLITION, AND CLEAN-UP AREAS SHALL BE WITHIN THE PROPERTY LIMITS AS SHOWN ON THE DRAWINGS AND MAINTAINED IN A MANNER ASREQUIRED BY THE CITY.18.ALL EXISTING SITE TRAFFIC/REGULATORY SIGNAGE TO BE INVENTORIED AND IF REMOVED FOR CONSTRUCTION SHALL BE RETURNED TO LGU.19.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS,48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NOCOST TO THE OWNER.REMOVAL OF EXISTING TREES AND BRUSH, INCLUDINGALL ROOTS, AS NECESSARY.CONSTRUCTION ACCESS LIMITSCONSTRUCTION LIMITSGARAGE EXCAVATION LIMITS
Proposed 10 Ft. Drainage& Utility EasementVILLAGE OF PRIOR LAKE SANITARY SEWEREASEMENT PER BK. 145 D., PG. 427VILLAGE OF PRIOR LAKESANITARY SEWER EASEMENTPER BK. 145 D., PG. 424
VILLA
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ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.cLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.25821Robert L. Binder03/09/2201" = 20'-0"20'-0"10'-0"NREVISION SUMMARYDATEDESCRIPTIONC1.1TREE PRESERVATIONPLAN............Know what'sbelow.before you dig.CallRTREE INVENTORY & REMOVALS - PROJECT SITETREE INVENTORY & REMOVALS - ADJACENT PARK SITETHESE TREES SHOWN FOR CONTRACTOR SCOPE/PRICING ONLY, NOT USED INREPLACEMENT CALCULATIONTHESE TREES SHOWN FOR CONTRACTOR SCOPE/PRICING ONLY, NOT USED INREPLACEMENT CALCULATION
Proposed 9 Ft. Drainage &Utility EasementProposed 10 Ft. Drainage& Utility EasementVILLAGE OF PRIOR LAKE SANITARY SEWEREASEMENT PER BK. 145 D., PG. 427VILLAGE OF PRIOR LAKESANITARY SEWER EASEMENTPER BK. 145 D., PG. 424
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'36.4'10.0'10.0'10.0'R15.0'R15.0'BIT. PVMT.,TYP10' CONC. WALKSEE DETAIL, TYP.CONCRETE DRIVEWAYAPRON PER CITYSTANDARDS, TYP.CONCRETE SIDEWALK PERCITY STANDARDS, TYP.CONCRETESIDEWALK PER CITYSTANDARDS, TYP.C&G TO MATCHEXISTING, TYP.C&G TO MATCHEXISTING, TYP.24" CONC. VALLEY GUTTERPER CITY STANDARDS, TYP.LOWER LEVELPARKINGPAVEMENT STRIPING,TYP.8' PUBLIC SIDEWALKEASEMENTMATCH EXISTING,TYP.8X8 TRANSFORMER PAD,COORD. PAD STYLE &LOCATION W/MANUFACTURER &ELECTRICAL,TYP.R3.0'DECORATIVE FENCE & 3'GATE TO MATCH PIERS &RAILING, COORD. W/ ARCH.PLAN FOR DETAILING10' HEAVY DUTY BIT. PAVEMENT, SEE DETAIL. COORD.TRAIL ALIGNMENT WITH CITY PRIOR TO SUBGRADEPREPARATION. SUBGRADE TO BE INSPECTED BY CITYPRIOR TO AGGREGATE BASE PLACEMENT.B612 C&G, TYP.9.0'9.0'9.0'9.0'9.0'9.0'R148.0'R75.0'R138.0'R65.0'R51.0'R77.0'12.0'4' CURB TAPERCONSTRUCT RAMP TOMATCH EXISTING, TYP.SURMOUNTABLE C&G TOMATCH EXISTING, TYP. MATCH EXISTINGTRAIL, TYP.FILTRATIONBASIN #2REMOVE AND REPLACEEXISTING PAVEMENT ANDBASE MATERIAL TO MATCHEXISTING PAVEMENT SECTIONFOR UTILITY CONSTRUCTIONCONTRACTOR TO PROVIDETEMP. TRAIL BEHINDCONSTRUCTION FENCE DURINGCONSTRUCTION FORPEDESTRIAN ACCESS TO PARKDECORATIVE PIERS &RAILING, SEE ARCH.BOULDER RETAINING WALL,REINSTALL EXISTINGBOULDERS ON SITE12.4'17.1'10.0'Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLAN............SITE AREA TABLE:HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.SITE LAYOUT NOTES:SITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGS(IF APPLICABLE)CITY OF PRIOR LAKE SITE SPECIFIC NOTES:01" = 20'-0"20'-0"10'-0"N1.NO OVERHEAD POWER LINES PERMITTEDKnow what'sbelow.before you dig.CallRPROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT (IF APPLICABLE).SEE GEOTECHNICAL REPORT FOR AGGREGATE BASE& WEAR COURSE DEPTH, SEE DEATIL.CONSTRUCTION LIMITSTO1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR ORREPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.2.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION,INCLUDING BUT NOT LIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS,UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR IS RESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THESITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TO LOCATIONAL ADJUSTMENTS SHALLBE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THEENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR APPROVAL.3.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY ANDSTREET OPENING PERMIT.4.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OFSITE IMPROVEMENT MATERIALS.5.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS & ELEVATIONS OF THE BUILDING AND STAKEFOR REVIEW AND APPROVAL BY THE OWNERS REPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.6.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATEAND SHALL BE STAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPEARCHITECT.7.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION.LOCATION OF BUILDING IS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.8.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THEENGINEER/LANDSCAPE ARCHITECT PRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCHAS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDINGPADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TO REJECT INSTALLED MATERIALS NOTPREVIOUSLY APPROVED.9.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A.REQUIREMENTS-SEE DETAIL.10.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OFTRAFFIC. WIDTH OF CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESSOTHERWISE NOTED OR REQUIRED BY ADA OR LOCAL GOVERNING BODIES.11.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.12.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.13.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITEIMPROVEMENTS.14.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.15.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.16.ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.17.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.18.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE.SEE LANDSCAPE DOCUMENTS.CONCRETE PAVEMENT (IF APPLICABLE) ASSPECIFIED (PAD OR WALK) SEE GEOTECHNICALREPORT FOR AGGREGATE BASE & CONCRETEDEPTHS, WITHIN ROW SEE CITY DETAIL, WITHINPRIVATE PROPERTY SEE CSG DETAILADDITIONAL PAVEMENTS & SITEFURNISHINGS TO BEDETERMINED AND SUBMITTEDFOR REVIEW AT TIME OF PARKIMPROVEMENTS PLANSUBMITTAL
Proposed 9 Ft. Drainage &Utility EasementProposed 10 Ft. Drainage& Utility EasementVILLAGE OF PRIOR LAKE SANITARY SEWEREASEMENT PER BK. 145 D., PG. 427VILLAGE OF PRIOR LAKESANITARY SEWER EASEMENTPER BK. 145 D., PG. 424
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)1 12'' CURB STOP & BOX(REC)1 12''CURB STOP & BOX(REC)(EXISTING) 6" PVCSTORM(EXISTING) CBMHRIM=929.02IE(NE)=925.36IE(W)=927.02IE(S)=924.94SUMP=919.22(EXISTING) 71 LF 15"PVC STORM @ 1.87%(EXISTING) CBMHRIM=943.04IE(N)=938.10IE(SW)=938.14(EXISTING) 74 LF 15" RCPSTORM @ 17.78%COCOTRASHPARK RULES SIGNUPUPUP SETBACK10' - 0"5.0%1986 SFRETAIL1159 SFLOBBY/AMENITYELEV. 2STAIR 3TRASHSTAIR 1RETAIL TRASHELEV. 3ELEV.VEST.684 SFEXERCISEUNIT A1RUNIT B2RUNIT B2UNIT A2UNIT B2 (ELECT.)STORAGEUNIT C1UNIT D1UNIT D1RUNIT B3UNIT D2UNIT D3UNIT D12UNIT B1UNIT A1UNIT A1UNIT B1886 SFBUSINESSVESTIBULEOFFICERETAIL RRRETAIL RRLUXORMAIL69' - 0"5' - 6"RRRR960' - 6"10' - 6 7
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4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONC3.0GRADING PLAN............GENERAL GRADING NOTES:1.0' CONTOUR ELEVATION INTERVALGRADING PLAN LEGEND:SPOT GRADE ELEVATION GUTTERSPOT GRADE ELEVATION TOP OF CURBSPOT GRADE ELEVATION BOTTOM OF STAIRS/TOP OF STAIRSGROUNDWATER INFORMATION:CITY OF PRIOR LAKE GRADING NOTES:1.RETAINING WALLS OVER 4' IN HEIGHT WILL REQUIRE A PERMIT FROM THE CITY.THEY WILL BEED TO BE DESIGNED BY A MN LICENSED AND REGISTEREDENGINEER AND HAVE A FENCE CONSTRUCTED ON THE TOP OF THE WALLS.SEE SWPPP ON SHEETS SW1.0 - SW1.5EROSION CONTROL NOTES:01" = 20'-0"20'-0"10'-0"NKnow what'sbelow.before you dig.CallREX. 1' CONTOUR ELEVATION INTERVALSPOT GRADE ELEVATION (GUTTER/FLOW LINEUNLESS OTHERWISE NOTED)CURB AND GUTTER (T.O = TIP OUT)EMERGENCY OVERFLOWEOF=1135.52TOPER GEOTECHNICAL REPORT BY AMERICAN ENGINEERING TESTING, DATED 02-9-2022GROUNDWATER WAS OBSERVED AT ELEVATIONS RANGING FROM 909.6 TO 923.4 THEREPORT INDICATES THE GROUNDWATER LEVEL TO BE BELOW THE TERMINATION OFBORINGS, OBSERVED GROUNDWATER IS PERCHED.THE BORINGS & GROUNDWATER ARE AS FOLLOWS:2918.63909.67923.4SPOT GRADE ELEVATION MATCH EXISTINGGRADE BREAK - HIGH POINTS1.CONTRACTOR SHALL VERIFY ALL BUILDING ELEVATIONS, (FFE, LFE, GFE), PRIOR TO CONSTRUCTION BY CROSS CHECKING WITHARCHITECTURAL, STRUCTURAL AND CIVIL ELEVATIONS FOR EQUIVALENT "100" ELEVATIONS. THIS MUST BE DONE PRIOR TOEXCAVATION AND INSTALLATION OF ANY FOOTING MATERIALS. VERIFICATION OF THIS COORDINATION SHALL BE CONFIRMED INWRITING BY CIVIL, SURVEYOR, ARCHITECTURAL, STRUCTURAL AND CONTRACTOR PRIOR TO CONSTRUCTION.2.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANYUTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.3.SEE SITE PLAN FOR HORIZONTAL LAYOUT & GENERAL GRADING NOTES.4.THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION (INCLUDING BUT NOT LIMITED TO SITE PREPARATION,SOIL CORRECTION, EXCAVATION, EMBANKMENT, ETC.) IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILSENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. THE CONTRACTOR SHALL BERESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER.5.ANY ELEMENTS OF AN EARTH RETENTION SYSTEM AND RELATED EXCAVATIONS THAT FALL WITHIN THE PUBLIC RIGHT OF WAYWILL REQUIRE A “RIGHT OF WAY EXCAVATION PERMIT”. CONTRACTOR IS RESPONSIBLE FOR AQUIRING THIS PERMIT PRIOR TOCONSTRUCTION IF APPLICABLE6.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANYUTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.3.GRADING AND EXCAVATION ACTIVITIES SHALL BE PERFORMED IN ACCORDANCE WITH THE NATIONAL POLLUTION DISCHARGEELIMINATION SYSTEM (NPDES) PERMIT REQUIREMENTS & PERMIT REQUIREMENTS OF THE CITY.4.PROPOSED SPOT GRADES ARE FLOW-LINE FINISHED GRADE ELEVATIONS, UNLESS OTHERWISE NOTED.5.GRADES OF WALKS SHALL BE INSTALLED WITH 5% MAX. LONGITUDINAL SLOPE AND 1% MIN. AND 2% MAX. CROSS SLOPE, UNLESSOTHERWISE NOTED.6.PROPOSED SLOPES SHALL NOT EXCEED 3:1 UNLESS INDICATED OTHERWISE ON THE DRAWINGS. MAXIMUM SLOPES IN MAINTAINEDAREAS IS 4:17.PROPOSED RETAINING WALLS, FREESTANDING WALLS, OR COMBINATION OF WALL TYPES GREATER THAN 4' IN HEIGHT SHALL BEDESIGNED AND ENGINEERED BY A REGISTERED RETAINING WALL ENGINEER. DESIGN DRAWINGS SHALL BE SUBMITTED FORREVIEW AND APPROVAL PRIOR TO CONSTRUCTION.8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE OF GRADE STAKES THROUGHOUT THE DURATION OFCONSTRUCTION TO ESTABLISH PROPER GRADES. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR A FINAL FIELD CHECK OFFINISHED GRADES ACCEPTABLE TO THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO TOPSOIL AND SODDING ACTIVITIES.9.IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THESITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE.10.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THESITE. THE CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOILSHALL BE PLACED IN EMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. THE CONTRACTORSHALL SUBCUT CUT AREAS, WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD TOPSOIL IN AREAS WHERETURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 6 INCHES.11.FINISHED GRADING SHALL BE COMPLETED. THE CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING,INCLUDING ADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITHUNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTINGGRADES. AREAS THAT HAVE BEEN FINISH GRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS,TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVE BECOME RUTTED BY TRAFFIC OR ERODED BY WATER OR HAS SETTLEDBELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THE CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL ORBETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEW WORK.12.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL WILL BE REQUIRED ON THE STREET AND/OR PARKING AREASUBGRADE. THE CONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TESTROLLING SHALL BE AT THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILSENGINEER. THE SOILS ENGINEER SHALL DETERMINE WHICH SECTIONS OF THE STREET OR PARKING AREA ARE UNSTABLE.CORRECTION OF THE SUBGRADE SOILS SHALL BE COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE SOILSENGINEER. NO TEST ROLL SHALL OCCUR WITHIN 10' OF ANY UNDERGROUND STORM RETENTION/DETENTION SYSTEMS.13. TOLERANCES13.1.THE BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30 FOOT ABOVE, OR 0.30 FOOTBELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE.13.2.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOTABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE.13.3.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIREDELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER.13.4.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS.14.MAINTENANCE14.1.THE CONTRACTOR SHALL PROTECT NEWLY GRADED AREAS FROM TRAFFIC AND EROSION, AND KEEP AREA FREE OF TRASHAND DEBRIS.14.2.CONTRACTOR SHALL REPAIR AND REESTABLISH GRADES IN SETTLED, ERODED AND RUTTED AREAS TO SPECIFIEDTOLERANCES. DURING THE CONSTRUCTION, IF REQUIRED, AND DURING THE WARRANTY PERIOD, ERODED AREAS WHERETURF IS TO BE ESTABLISHED SHALL BE RESEEDED AND MULCHED.14.3.WHERE COMPLETED COMPACTED AREAS ARE DISTURBED BY SUBSEQUENT CONSTRUCTION OPERATIONS OR ADVERSEWEATHER, CONTRACTOR SHALL SCARIFY, SURFACE, RESHAPE, AND COMPACT TO REQUIRED DENSITY PRIOR TO FURTHERCONSTRUCTION.
Proposed 9 Ft. Drainage &Utility EasementProposed 10 Ft. Drainage& Utility EasementVILLAGE OF PRIOR LAKE SANITARY SEWEREASEMENT PER BK. 145 D., PG. 427VILLAGE OF PRIOR LAKESANITARY SEWER EASEMENTPER BK. 145 D., PG. 424
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)1 12'' CURB STOP & BOX(REC)1 12''CURB STOP & BOX(REC)(EXISTING) 6" PVCSTORM(EXISTING) CBMHRIM=929.02IE(NE)=925.36IE(W)=927.02IE(S)=924.94SUMP=919.22(EXISTING) 71 LF 15"PVC STORM @ 1.87%(EXISTING) CBMHRIM=943.04IE(N)=938.10IE(SW)=938.14(EXISTING) 74 LF 15" RCPSTORM @ 17.78%COCOTRASHPARK RULES SIGNUPUPUP SETBACK10' - 0"5.0%1986 SFRETAIL1159 SFLOBBY/AMENITYELEV. 2STAIR 3TRASHSTAIR 1RETAIL TRASHELEV. 3ELEV.VEST.684 SFEXERCISEUNIT A1RUNIT B2RUNIT B2UNIT A2UNIT B2 (ELECT.)STORAGEUNIT C1UNIT D1UNIT D1RUNIT B3UNIT D2UNIT D3UNIT D12UNIT B1UNIT A1UNIT A1UNIT B1886 SFBUSINESSVESTIBULEOFFICERETAIL RRRETAIL RRLUXORMAIL69' - 0"5' - 6"RRRR960' - 6"10' - 6 7
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4' - 10 1/4"5' - 2 1/8"7' - 11 5/8"ELEV. 1ELEV. VEST.STAIR 2CIRCULATION31' - 5 3/8"6' - 1 1/4"31' - 5 3/8"APPROX. EXCAVATIONLIMITS FOR GARAGECONSTRUCTION.CONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONACCESS LIMITSCONSTRUCTION LIMITS10.0'MAKE CONNECTION TOEXISTING SANITARYMANHOLEEX IE (W)=951.17(FIELD VERIFY)PROP IE (W)=951.17COORDINATE WITH CITYMAKE WET TAP CONNECTIONTO EXISTING WATER MAIN,COORD. WITH CITYPROPOSED GATEVALVE AND VALVE BOXSTUB SANITARY TO 5'FROM BUILDINGIE @ STUB=951.93COORD. W/MECH'L38 LF 8" PVC SDR 26SANITARY SERVICE@ 2.00%8'' DIP WATER MAININTERNAL ROOF DRAINCONNECTION, STUB TOBUILDING, COORD. W/MECHL. IE = 931.384 LF 12'' SCH 40STORM @ 2.00%INLET IE = 931.30UNDERGROUND FILTRATION BASIN 154" PERF. CMP UNDERGROUNDFILTRATION SYSTEM12" SIDE & END STONE, 27" STONESEPARATION, 6" STONE COVER AND24" SAND BASEWRAP ENTIRE SYSTEM WITH 30 MIL.PVC MEMBRANE. INSTALL PVC BOOTSAT ALL PIPE PENETRATIONS THROUGHLINER PER MANUF.RECOMMENDATIONSIE 6" DT/SAND=925.48IE 54" CMP=927.48OE 12" ORIFICE=929.68TOP 54" CMP=931.98TOP STONE=932.48BAFFLE ELEV.=928.98100-YR HWL=931.575 LF 6" PVC SDR 26STORM @ 3.33%AND5 LF 12" HDPESTORM @ 3.33%53 LF 12" HDPESTORM @ 0.50%EX. CBMHRIM=929.02EX. IE (NE)=925.36 (FIELD VERIFY)EX. IE (W)=927.02 (FIELD VERIFY)EX. IE (S)=924.94 (FIELD VERIFY)PR. IE (E)=925.13CORE DRILL NEW CONNECTIONTO EXISTING MH6" PVC PERF. DRAINTILE @ 0.00%, TYP.ACCESS RISER,TYP.CLEANOUTDT IE=925.48, TYP.8" COMBINED DIP WATERSERVICE AND VALVE, STUBTO WITHIN 5' FROM BUILDING,COORD. W/MECH'LCONTRACTOR SHALL SAWCUT &REMOVE PUBLIC PVMTS., CURBS, ANDWALKS FOR INSTALLATION OF UTILITIES.UPON COMPLETION OF UTILITY WORK,REPLACE ALL MATERIAL, IN KIND, ANDTO CITY STANDARD AND APPROVALCONTRACTOR SHALL COORDINATE ALLTHE UTILITY SERVICES WITH BOTH THECIVIL AND MECHANICAL PLANS PRIOR TOCONSTRUCTION.SEE DEMO PLANFOR ALL EXISTINGUTILITY REMOVALINFORMATIONMH01RIM = 934.00IE IN = 929.60IE IN (DT) = 925.40IE OUT = 925.40DRAWDOWNRISER, TYP.6" DT -6" PERF. PVCIE=952.85 @ 0.00%CLEANOUT, TYP.DT IE=952.85EX. CBMHRIM=956.15EX. IE (NE)=951.16(FIELD VERIFY)PR. IE (DT)=952.85CORE DRILL NEWCONNECTION TOEXISTING MHMH02RIM=957.75IE= 954.90SUMP=950.90INSTALL SAFL BAFFLEAND HOODCONSTRUCT OVEREXISTING 12" PVC STORMCivil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONC4.0UTILITY PLAN............GENERAL UTILITY NOTES:UTILITY LEGEND:CITY OF PRIOR LAKE UTILITY NOTES:1.NO OVERHEAD POWER LINES PERMITTED01" = 20'-0"20'-0"10'-0"NKnow what'sbelow.before you dig.CallRCATCH BASINGATE VALVE AND VALVE BOXSANITARY SEWERSTORM SEWERWATER MAINPROPOSED FIRE HYDRANTMANHOLEFES AND RIP RAP1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACEANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.2. SEE SITE PLAN FOR HORIZONTAL DIMENSIONS AND LAYOUT.3. CONTRACTOR SHALL FIELD VERIFY LOCATION AND ELEVATION OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIORTO CONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF DISCREPANCIES OR VARIATIONSFROM THE PLANS.4. UTILITY INSTALLATION SHALL CONFORM TO THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN ANDSERVICE LINE INSTALLATION" AND "SANITARY SEWER AND STORM SEWER INSTALLATION" AS PREPARED BY THE CITYENGINEERS ASSOCIATION OF MINNESOTA (CEAM), AND SHALL CONFORM WITH THE REQUIREMENTS OF THE CITY AND THEPROJECT SPECIFICATIONS.5. CASTINGS SHALL BE SALVAGED FROM STRUCTURE REMOVALS AND RE-USED OR PLACED AT THE DIRECTION OF THE OWNER.6. ALL WATER PIPE SHALL BE CLASS 52 DUCTILE IRON PIPE (DIP) AWWA C151, ASME B16.4, AWWAC110, AWWA C153 UNLESS OTHERWISE NOTED.7. ALL SANITARY SEWER SHALL BE SDR 26 POLYVINYL CHLORIDE (PVC) ASTM D3034 & F679, OR SCH 40 ASTM D1785, 2665, ASTMF794, 1866) UNLESS OTHERWISE NOTED.8. ALL STORM SEWER PIPE SHALL BE HDPE ASTM F714 & F2306 WITH ASTM D3212 SPEC FITTINGSUNLESS OTHERWISE NOTED.9. PIPE LENGTHS SHOWN ARE FROM CENTER TO CENTER OF STRUCTURE OR TO END OF FLARED END SECTION.10. UTILITIES ON THE PLAN ARE SHOWN TO WITHIN 5' OF THE BUILDING FOOTPRINT. THE CONTRACTOR IS ULTIMATELYRESPONSIBLE FOR THE FINAL CONNECTION TO BUILDING LINES. COORDINATE WITH ARCHITECTURAL AND MECHANICALPLANS.11. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS SHALL BESUMPED 0.15 FEET PER DETAILS. RIM ELEVATIONS SHOWN ON THIS PLAN DO NOT REFLECT SUMPED ELEVATIONS.12. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.13. HYDRANT TYPE, VALVE, AND CONNECTION SHALL BE IN ACCORDANCE WITH CITY REQUIREMENTS. HYDRANT EXTENSIONS AREINCIDENTAL.14. A MINIMUM OF 8 FEET OF COVER IS REQUIRED OVER ALL WATERMAIN, UNLESS OTHERWISE NOTED. EXTRA DEPTH MAY BEREQUIRED TO MAINTAIN A MINIMUM OF 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES. EXTRA DEPTHWATERMAIN IS INCIDENTAL.15. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FOR ALLUTILITIES, UNLESS OTHERWISE NOTED.16. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE IN ACCORDANCE WITH CITY STANDARDS AND COORDINATED WITH THECITY PRIOR TO CONSTRUCTION.17.CONNECTIONS TO EXISTING STRUCTURES SHALL BE CORE-DRILLED.18. COORDINATE LOCATIONS AND SIZES OF SERVICE CONNECTIONS WITH THE MECHANICAL DRAWINGS.19. COORDINATE INSTALLATION AND SCHEDULING OF THE INSTALLATION OF UTILITIES WITH ADJACENT CONTRACTORS AND CITYSTAFF.20. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL PAVEMENTCONNECTIONS SHALL BE SAWCUT. ALL TRAFFIC CONTROLS SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BEESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD)AND THE CITY. THIS SHALL INCLUDE BUT NOT BE LIMITED TO SIGNAGE, BARRICADES, FLASHERS, AND FLAGGERS AS NEEDED.ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTED WITHOUTAPPROVAL BY THE CITY.21. ALL STRUCTURES, PUBLIC AND PRIVATE, SHALL BE ADJUSTED TO PROPOSED GRADES WHERE REQUIRED. THEREQUIREMENTS OF ALL OWNERS MUST BE COMPLIED WITH. STRUCTURES BEING RESET TO PAVED AREAS MUST MEETOWNERS REQUIREMENTS FOR TRAFFIC LOADING.22. CONTRACTOR SHALL COORDINATE ALL WORK WITH PRIVATE UTILITY COMPANIES.23. CONTRACTOR SHALL COORDINATE CONNECTION OF IRRIGATION SERVICE TO UTILITIES. COORDINATE THE INSTALLATION OFIRRIGATION SLEEVES NECESSARY AS TO NOT IMPACT INSTALLATION OF UTILITIES.24. CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS THROUGHOUT CONSTRUCTION AND SUBMIT THESE PLANS TO ENGINEERUPON COMPLETION OF WORK.25.ALL JOINTS AND CONNECTIONS IN STORM SEWER SYSTEM SHALL BE GASTIGHT OR WATERTIGHT. APPROVED RESILIENTRUBBER JOINTS MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, OR OTHERSTRUCTURES.26.ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF THE BUILDING OR WATER SERVICE LINE MUST BETESTED IN ACCORDANCE WITH MN RULES, CHAPTER 4714, SECTION 1109.0.27.FOR ALL SITES LOCATED IN CLAY SOIL AREAS, DRAIN TILE MUST BE INSTALLED AT ALL LOW POINT CATCH BASINS 25' IN EACHDIRECTION. SEE PLAN AND DETAIL. INSTALL LOW POINT DRAIN TILE PER PLANS AND GEOTECHNICAL REPORTRECOMMENDATIONS AND REQUIREMENTS.
Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONC5.0CIVIL DETAILS............6"
PROVIDE INSULATION PER PLAN
FIELD VERIFY DEPTH
6"
4"
6" (MIN.)NOTES:1. INSULATION BOARD TO BE CLOSED CELL. EXTRUDED POLYSTYRENE FOAM MEETINGASTM 578, TYPE VI, 40PSI COMPRESSING STRENGTH (ASTM D1621) 0.1%MAX. WATERABSORPTION (ASTM C272).2. BACKFILL MATERIAL AROUND INSULATION MUST BE FINE SAND FREE FROM ROOT,ORGANIC MATERIAL, OR OTHER INJURIOUS MATERIALS.3. OVERLAP ALL INSULATION BOARD JOINTS.UTILITY PIPE INSULATION DETAILN T S1'-6" (MIN)PIPE BEDDINGMATERIALBACKFILL MATERIALFINE SAND (FA7)MIN. 2' WIDE BY 4" THICKINSULATION BOARD (USE 2-2"THICK BOARDS). MASTIC ALL JOINTSEXTEND INSULATION BOARD DOWNSIDES TO 7.5' DEPTH.FINISH GRADED
I
A DIA + 3'UTILITY PIPE4JOINT SEALANT DETAILSN T SNOTES:1.SEPARATING TAPE OR BACKERMATERIAL REQUIRED TO PREVENT JOINTSEALANT FROM FLOWING INTO SAWCUT,TO SEPARATE NONCOMPATIBLEMATERIALS AND TO PREVENT SEALANTFROM BONDING TO BOTTOM OFRESERVOIR.2.TOP OF SEALANT WILL BE 1/8" TO 1/4"BELOW TOP OF PAVEMENT.D
WT
W= WIDTH OF SEALANT RESERVOIR1/2" MINIMUN5/8" MAXIMUMEXCEPT FOR 3/4" EXPANSIONJOINTSD= DEPTH OF SEALANT1.0 TO 1.5 TIMES WT= DEPTH OF INTIAL SAWCUT, 1/4 OFTHE SLAB THINKNESS FORPAVEMENT LESS THAN 12"POURED JOINTSEALANTSEPARATING TAPESEE NOTE 1SEE NOTE 2POURED JOINTSEALANTSEE NOTE 2BACKER MATERIALSEE NOTE 13BITUMINOUS PAVEMENT - ALL TYPESN T S"A" WEAR COURSE (MNDOT2360 - SPWEA340B)TACK COAT (MNDOT 2357)"B" BASE COURSE (MNDOT2360 - SPNWB330B)"C" CLASS 5 AGGREGATESUBBASE (MNDOT 3138)COMPACTED SUBGRADE(100% OF STANDARDPROCTOR MAX. DRYDENSITY)PAVEMENT DESIGNTYPEWEAR (A)BASE (B)AGG.(C)NOTE:IF NO DESIGN IS DEFINED IN ABOVE CHART, SEEGEOTECH REPORT FOR FINAL PAVEMENT SECTION.IF DESIGN IS DEFINED IN ABOVE CHART, IT SHOULD BECONSIDERED FOR BIDDING PURPOSES ONLY. REFER TOGEOTECH FOR FINAL PAVEMENT SECTION.1LIGHT DUTY2.0"2.0"6.0"HEAVY DUTY2.0"2.5"8.0"6"8"12"13 1/2"
6"FINISHED GRADENOTES:1. INSTALL CONSTRUCTION JOINTS AT10'-0" O.C. +/-2. BASE DEPTH DEPENDANT UPONSOIL CONDITIONSFINISHED GRADEN T SB-612 CONCRETE CURB AND GUTTER7"CLASS 5 AGGREGATE SUB-BASE,COORD. BITUMINOUS PAVEMENT DETAIL(6" MIN.)0.5% SLOPE-CONSTRUCT WITH REVERSE SLOPE GUTTER(T.O. GUTTER) WHERE THE PAVEMENT SLOPES AWAY FROMCURB. SEE PLAN1:3 BATTER SLOPE GUTTER 34" PER 1'-0"3" RADIUS CORNERS12" RADIUSCOMPACTED SUB-BASE, EXIST. NATIVEOR PER SOILS REPORT2CONTRACTOR SHALL REVIEW ALL CIVIL AND ARCHITECTURAL DETAILS PRIOR TO WORK. ANY REDUNDANT,CONTRADICTORY OR CONFLICTING INFORMATION PRESENTED IN ANY PLAN OR DETAIL THROUGHOUT THE CONTRACTDOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE PROJECT ARCHITECT AND CIVIL ENGINEER AND RESOLVEDPRIOR TO WORK COMMENCING.GENERAL DETAILS NOTES:
Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONC5.1CIVIL DETAILS............2154"
6" MIN.
24" MIN.KEY1. TOPSOIL2. FREE DRAINING ANGULAR WASHED STONE 3/4" - 2" PARTICLE SIZE (NON LIMESTONE MATERIAL THATCONTAINS LESS THAN 5% DELETERIOUS MATERIALS).INSTALL TO MIN. 95% STANDARD DENSITY PER AASHTO T99.TYP. SECTION DETAILNTS1.INSTALL SILT FENCE AND/OR OR OTHER APPROPRIATE TEMPORARY EROSION CONTROLDEVICES TO PREVENT SEDIMENT FROM LEAVING OR ENTERING THE PRACTICE DURINGCONSTRUCTION.2.ALL DOWN-GRADIENT PERIMETER SEDIMENT CONTROL BMP'S MUST BE IN PLACE BEFORE ANYUP GRADIENT LAND DISTURBING ACTIVITY BEGINS.3.PERFORM CONTINUOUS INSPECTIONS OF EROSION CONTROL PRACTICES.4.AFTER SUBGRADE EXCAVATION BUT PRIOR TO CONSTRUCTION/INSTALLATION OF THESTORMWATER BMP, CONTRACTOR SHALL HAVE GEOTECHNICAL ENGINEER PERFORMDOUBLE-RING INFILTROMETER TEST. TEST SHALL OCCUR AT BOTTOM OF SUBGRADE ELEVATIONOF STORMWATER BMP (CHAMBERS, INFILTRATION BASINS ETC.) AT LOCATION/LOCATIONSDETERMINED BY THE GEOTECHNICAL ENGINEER ON SITE. REPORT INFILTRATION RATES OFSOILS (NATIVE OR IMPORTED) TO CIVIL ENGINEER PRIOR TO ANY INSTALLATION RELATED TOTHE BMP.5.INSTALL UTILITIES (WATER, SANITARY SEWER, ELECTRIC, PHONE, FIBER OPTIC, ETC) PRIOR TOSETTING FINAL GRADE OF BIORETENTION DEVICE.6.PERFORM ALL OTHER SITE IMPROVEMENTS.7.SEED AND MULCH ALL AREAS AFTER DISTURBANCE.8.CONSTRUCT RETENTION DEVICE UPON STABILIZATION OF CONTRIBUTING DRAINAGE AREA.9.IMPLEMENT TEMPORARY AND PERMENATE EROSION CONTROL PRACTICES.10.PLANT AND MULCH SITE.11.REMOVE TEMPORARY EROSION CONTROL DEVICES AFTER THE CONTRIBUTING DRAINAGE AREAIS ADEQUATELY VEGETATED.GENERAL NOTES1.IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE BMP DURING OR IMMEDIATELYFOLLOWING EXCAVATION, THIS MATERIAL SHALL BE REMOVED FROM THE PRACTICE PRIOR TOCONTINUING CONSTRUCTION.2.GRADING OF RETENTION DEVICES SHALL BE ACCOMPLISHED USING LOW-COMPACTIONEARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF UNDERLYING SOILS.3.ALL SUB MATERIALS BELOW THE SPECIFIED RETENTION DEPTH (ELEVATION) SHALL BEUNDISTURBED, UNLESS OTHERWISE NOTED.CONSTRUCTION SEQUENCING12"(TYP)27"12"(TYP)GRADEPAVEMENT/LANDSCAPING/SOD54" DIA. PERF. CMP PIPE.FABRIC ENTIRE SYSTEM WITH 30-MIL PVC LINERSUBDRAIN FILTER MATERIAL - FINE FILTERAGGREGATE PER MNDOT 3149.2J6" PERF. CPP DRAIN TILE PIPE PERMNDOT 3245 WITH FABRIC SOCK.LOCATION AS SHOWN ON THE PLANSUNDERGROUND FILTRATION SYSTEMN T S1D24"3H:1L MAX.BIO-FILTRATION BASIN (RAIN GARDEN - TYP.)N T STYPICAL SECTION VIEW1.INSTALL SILT FENCE AND/OR OR OTHER APPROPRIATE TEMPORARY EROSION CONTROL DEVICES TOPREVENT SEDIMENT FROM LEAVING OR ENTERING THE PRACTICE DURING CONSTRUCTION.2.ALL DOWN-GRADIENT PERIMETER SEDIMENT CONTROL BMP'S MUST BE IN PLACE BEFORE ANY UP GRADIENTLAND DISTURBING ACTIVITY BEGINS.3.PERFORM CONTINUOUS INSPECTIONS OF EROSION CONTROL PRACTICES.4.INSTALL UTILITIES (WATER, SANITARY SEWER, ELECTRIC, PHONE, FIBER OPTIC, ETC) PRIOR TO SETTING FINALGRADE OF BIORETENTION DEVICE.5.ROUGH GRADE THE SITE. IF BIORETENTION AREAS ARE BEING USED AS TEMPORARY SEDIMENT BASINSLEAVE A MINIMUM OF 3 FEET OF COVER OVER THE PRACTICE TO PROTECT THE UNDERLYING SOILS FROMCLOGGING.6.PERFORM ALL OTHER SITE IMPROVEMENTS.7.PLANT ALL AREAS AFTER DISTURBANCE.8.CONSTRUCT BIORETENTION DEVICE UPON STABILIZATION OF CONTRIBUTING DRAINAGE AREA.9.IMPLEMENT TEMPORARY AND PERMANENT EROSION CONTROL PRACTICES.10.PLANT AND/OR ROCK MULCH BIORETENTION DEVICE.11.REMOVE TEMPORARY EROSION CONTROL DEVICES AFTER THE CONTRIBUTING DRAINAGE AREA ISADEQUATELY VEGETATED.GENERAL NOTES1.IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE BMP DURING OR IMMEDIATELY FOLLOWINGEXCAVATION, THIS MATERIAL SHALL BE REMOVED FROM THE PRACTICE PRIOR TO CONTINUINGCONSTRUCTION.2.GRADING OF BIORETENTION DEVICES SHALL BE ACCOMPLISHED USING LOW-COMPACTION EARTH-MOVINGEQUIPMENT TO PREVENT COMPACTION OF UNDERLYING SOILS.3.ALL SUB MATERIALS BELOW THE SPECIFIED BIORETENTION DEPTH (ELEVATION) SHALL BE UNDISTURBED,UNLESS OTHERWISE NOTED.CONSTRUCTION SEQUENCINGRIBBON CURB OR CURB CUT, SEESITE AND GRADING PLANSGRASS PRE-TREATMENT STRIP ORPRE-TREATMENT STRUCTURE, SEEUTILITY AND LANDSCAPE PLANSUNDISTURBED, UNCOMPACTED INSITU SOILNET LESS EROSION BLANKET IN BOTTOM OFBASIN. SLIT BLANKET TO ALLOW PLANTMATERIAL SURFACE IF PLUG PLANTING IS TOBE USED, SEE GRADING AND LANDSCAPEPLANSMIN.PLANTING MEDIUM DEPTH 24"WITH A WELL BLENDED MIXTURE (BY VOLUME):70% HOMOGENOUS CONSTRUCTION SAND30% ORGANIC COMPOSTSEE GRADING PLAN FOR DEPTHPLANT MATERIAL, SEE LANDSCAPE PLANSIDE SLOPE TREATMENTS, SEE GRADING OR LANDSCAPE PLANS4"1.5'UNDERDRAIN GRAVEL BLANKET1-1.5" DOUBLE WASHED STONE(NON LIMESTONE OR CONCRETE MATERIAL)PERFORATED UNDERDRAIN OUTLET PIPE6" DIAMETER RIGID, PERFORRATED PVC.SEE UTILITY PLANINSTALL 30-MIL PVC LINER UP TO ELEVATIONOF 957.50 (INCLUDING BEHIND BOULDERRETAINING WALL)2
Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONC5.2CIVIL DETAILS............
Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONC5.3CIVIL DETAILS............
Proposed 9 Ft. Drainage &Utility EasementProposed 10 Ft. Drainage& Utility EasementVILLAGE OF PRIOR LAKE SANITARY SEWEREASEMENT PER BK. 145 D., PG. 427VILLAGE OF PRIOR LAKESANITARY SEWER EASEMENTPER BK. 145 D., PG. 424
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)1 12'' CURB STOP & BOX(REC)1 12''CURB STOP & BOX(REC)(EXISTING) 6" PVCSTORM(EXISTING) CBMHRIM=929.02IE(NE)=925.36IE(W)=927.02IE(S)=924.94SUMP=919.22(EXISTING) 71 LF 15"PVC STORM @ 1.87%(EXISTING) CBMHRIM=943.04IE(N)=938.10IE(SW)=938.14(EXISTING) 74 LF 15" RCPSTORM @ 17.78%COCOTRASHPARK RULES SIGNUPUPUP SETBACK10' - 0"5.0%1986 SFRETAIL1159 SFLOBBY/AMENITYELEV. 2STAIR 3TRASHSTAIR 1RETAIL TRASHELEV. 3ELEV.VEST.684 SFEXERCISEUNIT A1RUNIT B2RUNIT B2UNIT A2UNIT B2 (ELECT.)STORAGEUNIT C1UNIT D1UNIT D1RUNIT B3UNIT D2UNIT D3UNIT D12UNIT B1UNIT A1UNIT A1UNIT B1886 SFBUSINESSVESTIBULEOFFICERETAIL RRRETAIL RRLUXORMAIL69' - 0"5' - 6"RRRR960' - 6"10' - 6 7/8"5' - 2 1/8"8' - 2"4' - 10 1/4"5' - 2 1/8"7' - 11 5/8"ELEV. 1ELEV. VEST.STAIR 2CIRCULATION31' - 5 3/8"6' - 1 1/4"31' - 5 3/8"APPROX. EXCAVATIONLIMITS FOR GARAGECONSTRUCTION.CONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONACCESS LIMITSCONSTRUCTION LIMITS10.0'6 - RG2 - ST1 - JM23 - RG5 - CK8 - PN8 - TT3 - ST4 - JM28 - JE3 - TN3 - CA21 - JM23 - RG1 - JM216 - PL2 - CA26 - HA26 - CK1 - CA23 - RG1 - PN21 - PN22 - CA21 - PN23 - RG1 - PN24 - CA21 - PN23 - RG6 - AA216 - PL1 - AG1 - EK58 - PL5 - AG2 - EKWOODLAND SEEDMIX, SEE SCHEDULE"NO MOW" LOWMAINT. SEED MIX,SEE SCHEDULESOD, SEE LEGENDSOD, SEE LEGENDFOUNDATION MAINTENANCESTRIP, SEE SCHEDULEFOUNDATION MAINTENANCESTRIP, SEE SCHEDULETREESQTYCOMMON / BOTANICAL NAMECONTNATIVE PLANTSPOLLINATOR FRIENDLYEK3Espresso Kentucky Coffeetree / Gymnocladus dioica `Espresso`2.5" Cal. B&BNATIVE CULTIVARYEVERGREEN TREESQTYCOMMON / BOTANICAL NAMECONTNATIVE PLANTSPOLLINATOR FRIENDLYJE8Eastern Red Cedar / Juniperus virginiana6` B&BNATIVENORNAMENTAL TREESQTYCOMMON / BOTANICAL NAMECONTNATIVE PLANTSPOLLINATOR FRIENDLYAG6Autumn Brilliance Serviceberry / Amelanchier x grandiflora `Autumn Brilliance`1.5" Cal. B&BNATIVE CULTIVARYSHRUBSQTYCOMMON / BOTANICAL NAMESIZENATIVE PLANTSPOLLINATOR FRIENDLYAA26Autumn Magic Black Chokeberry / Aronia melanocarpa `Autumn Magic`#5 CONTNATIVEYCA212Arctic Fire Dogwood / Cornus sericea `Arctic Fire`#5 CONTNATIVE CULTIVARJM27Medora Juniper / Juniperus scopulorum `Medora`36" HT.NOT NATIVENPN25Bird`s Nest Spruce / Picea abies `Nidiformis`#5 CONTNATIVE CULTIVARNRG21Gro-Low Fragrant Sumac / Rhus aromatica `Gro-Low`#5 CONTNATIVE CULTIVARNST5Birchleaf Spirea / Spiraea betulifolia `Tor`#5 CONTNOT NATIVEYTN3Nova Japanese Yew / Taxus cuspidata `Nova`#5 CONTNOT NATIVENTT8Taunton`s Yew / Taxus x media `Tauntonii`#5 CONTNOT NATIVENGRASSESQTYCOMMON / BOTANICAL NAMESIZENATIVE PLANTSPOLLINATOR FRIENDLYCK11Feather Reed Grass / Calamagrostis x acutiflora `Karl Foerster`#1 CONTNATIVE CULTIVARNHA26All Gold Japanese Forest Grass / Hakonechloa macra `All Gold`#1 CONTNOT NATIVENPN8Northwind Switch Grass / Panicum virgatum `North Wind`#1 CONTNATIVE CULTIVARNPERENNIALSQTYCOMMON / BOTANICAL NAMESIZENATIVE PLANTSPOLLINATOR FRIENDLYPL74Little Spire Russian Sage / Perovskia atriplicifolia `Little Spire`#1 CONTNOT NATIVEYPLANT SCHEDULEGROUND COVERSCOMMON / BOTANICAL NAMESIZE1" DIA. DECORATIVE ROCK MULCH / FOUNDATION MAINTENANCE STRIPROCK MULCH OVER FILTER FABRIC, SEE DETAIL. MULCH SAMPLESREQ. PROVIDE EDGING AS SHOWN, SEE SCHEDULE & LEGENDMulchSAVANNA & WOODLAND EDGE MIX / SHOOTING STAR NATIVE SEEDSINSTALL PER SUPPLIER, INCLUDE ANNUAL COVER CROP. MIN. 10LBS/ACRESeed MixNO MOW FINE FESCUE MIX / SHOOTING STAR SEEDINSTALL PER SUPPLIER, INCLUDE ANNUAL COVER CROP. 250LBS/ACRESeed MixBLUE GRASS BASED / SODCOMMERCIAL GRADE, LOCALLY, TOPSOIL GROWN. INSTALL PERSUPPLIER. "BIG ROLL" PREFERREDSodGROUND COVER SCHEDULEREVISION SUMMARYDATEDESCRIPTIONL1.0LANDSCAPE PLAN............Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.cLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.25821Robert L. Binder03/09/2201" = 20'-0"20'-0"10'-0"NKnow what'sbelow.before you dig.CallRPROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED EVERGREEN TREE SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED CANOPY TREE SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIESAND PLANTING SIZESDECORATIVE BOULDERS (ROUNDED & BLOCK STYLE), 18"-30" DIA.LEGENDMULCH SCHEDULEAREAMULCH TYPEEDGINGFABRICREMARKSTREE RINGS4" DEPTH, SHREDDED CEDARYESNOSEE DETAIL SHT. L1.1PLANTING BEDS4" DEPTH, SHREDDED CEDARYESNOMAINT. STRIP AT BUILDING FOUNDATION1" DIA., 3" MIN. DEPTH DECORATIVE ROCKYESYESSEE DETAIL SHT. L1.1DOG PARK MULCHNANANANANATIVE SEED AREASSTRAW MULCHNONOUSED FOR SEED STABILIZATION DURINGGERMINATIONNOTE: COORDINATE ALL MULCH AND PLANTING BED MATERIAL PRIOR TO INSTALLATION, PROVIDE SAMPLES AND SHOP DRAWINGS/PHOTOS/DATA SHEETS OF ALLMATERIALSEDGING - SHALL BE COMMERCIAL GRADE, 4" DEPTH ALUMINUM,BLACK OR DARK GREEN IN COLOR, INCLUDE ALL CONNECTORS,STAKES, & ALL APPURTENANCES PER MANUF. INSTALL PER MANUF.INSTRUC./SPECS.SEE SHEET L1.1 FOR PLANTING DETAILS, & GENERALAND IRRIGATION NOTESADDITIONAL LANDSCAPE TO BEDETERMINED AND SUBMITTEDFOR REVIEW AT TIME OF PARKIMPROVEMENTS PLANSUBMITTALLANDSCAPE CALCULATIONS:
REVISION SUMMARYDATEDESCRIPTIONL1.1LANDSCAPE PLANNOTES & DETAILS............Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.cLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.25821Robert L. Binder03/09/221.ENTIRE SITE SHALL BE FULLY IRRIGATED. THECONTRACTOR SHALL SUBMIT IRRIGATION SHOPDRAWINGS FOR REVIEW AND APPROVAL BY THELANDSCAPE ARCHITECT PRIOR TO INSTALLATION.2.SEE MECHANICAL AND ELECTRICAL PLANS ANDSPECIFICATIONS FOR IRRIGATION WATER, METER, ANDPOWER CONNECTIONS.3.CONTRACTOR TO VERIFY LOCATION OF ALLUNDERGROUND/ABOVE GROUND FACILITIES PRIOR TOANY EXCAVATION/INSTALLATION. ANY DAMAGE TOUNDERGROUND/ABOVE GROUND FACILITIES SHALL BETHE RESPONSIBILITY OF THE CONTRACTOR AND COSTSASSOCIATED WITH CORRECTING DAMAGES SHALL BEBORNE ENTIRELY BY THE CONTRACTOR.4.SERVICE EQUIPMENT AND INSTALLATION SHALL BE PERLOCAL UTILITY COMPANY STANDARDS AND SHALL BE PERNATIONAL AND LOCAL CODES. EXACT LOCATION OFSERVICE EQUIPMENT SHALL BE COORDINATED WITH THELANDSCAPE ARCHITECT OR EQUIVALENT AT THE JOB SITE.5.CONTRACTOR SHALL COORDINATE WITH LOCAL UTILITYCOMPANY FOR THE PROPOSED ELECTRICAL SERVICE ANDMETERING FACILITIES.6.IRRIGATION WATER LINE CONNECTION SIZE IS 1-12" ATBUILDING. VERIFY WITH MECHANICAL PLANS.COVAGE.7.ALL MAIN LINES SHALL BE 18" BELOW FINISHED GRADE.8.ALL LATERAL LINES SHALL BE 12" BELLOW FINISHEDGRADE.9.ALL EXPOSED PVC RISERS, IF ANY, SHALL BE GRAY INCOLOR.10.CONTRACTOR SHALL LAY ALL SLEEVES AND CONDUIT AT2'-0" BELOW THE FINISHED GRADE OF THE TOP OFPAVEMENT. EXTEND SLEEVES TO 2'-0" BEYOND PAVEMENT.11.CONTRACTOR SHALL MARK THE LOCATION OF ALLSLEEVES AND CONDUIT WITH THE SLEEVING MATERIAL"ELLED" TO 2'-0" ABOVE FINISHED GRADE AND CAPPED.12.FABRICATE ALL PIPE TO MANUFACTURE'S SPECIFICATIONSWITH CLEAN AND SQUARE CUT JOINTS. USE QUALITYGRADE PRIMER AND SOLVENT CEMENT FORMULATED FORINTENDED TYPE OF CONNECTION.13.BACKFILL ALL TRENCHES WITH SOIL FREE OF SHARPOBJECTS AND DEBRIS.14.ALL VALVE BOXES AND COVERS SHALL BE BLACK INCOLOR.15.GROUP VALVE BOXES TOGETHER FOR EASE WHENSERVICE IS REQUIRED. LOCATE IN PLANT BED AREASWHENEVER POSSIBLE.16.IRRIGATION CONTROLLER LOCATION SHALL BE VERIFIEDON-SITE WITH OWNER'S REPRESENTATIVE.17.CONTROL WIRES: 14 GAUGE DIRECT BURIAL, SOLIDCOPPER IRRIGATION WIRE. RUN UNDER MAIN LINE. USEMOISTURE-PROOF SPLICES AND SPLICE ONLY AT VALVESOR PULL BOXES. RUN SEPARATE HOT AND COMMON WIRETO EACH VALVE AND ONE (1) SPARE WIRE AND GROUNDTO FURTHEST VALVE FROM CONTROLLER. LABEL ORCOLOR CODE ALL WIRES.18.AVOID OVER SPRAY ON BUILDINGS, PAVEMENT, WALLSAND ROADWAYS BY INDIVIDUALLY ADJUSTING RADIUS ORARC ON SPRINKLER HEADS AND FLOW CONTROL ONAUTOMATIC VALVE.19.ADJUST PRESSURE REGULATING VALVES FOR OPTIMUMPRESSURE ON SITE.20.USE SCREENS ON ALL HEADS.21.A SET OF AS-BUILT DRAWINGS SHALL BE MAINTAINEDON-SITE AT ALL TIMES IN AN UPDATED CONDITION.22.ALL PIPE 3" AND OVER SHALL HAVE THRUST BLOCKING ATEACH TURN.23.ALL AUTOMATIC REMOTE CONTROL VALVES WILL HAVE 3"MINIMUM DEPTH OF 3/4" WASHED GRAVEL UNDERNEATHVALVE AND VALVE BOX. GRAVEL SHALL EXTENT 3"BEYOND PERIMETER OF VALVE BOX.24.THERE SHALL BE 3" MINIMUM SPACE BETWEEN BOTTOMOF VALVE BOX COVER AND TOP OF VALVE STRUCTURE.IRRIGATION NOTES:FACE OF BUILDING, WALL, OR STRUCTUREMIN. 3" LAYER OF ROCK MULCH AS SPECIFIED. PROVIDE SAMPLE TOLANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATIONFINISHED GRADECOMPACTED SUBGRADEWATER PERMEABLE GEOTEXTILE FABRIC AS SPECIFIEDVARIES, SEE PLANAGGREGATE MAINTANENCE STRIPN T SSTAKED LANDSCAPE EDGER AS SPECIFIED, SEE MANUFACTURER'SINSTRUCTIONS AND SPECS. FOR INSTALLATION AND PLACEMENTSLOPE - MIN. 2%, MAX. 5:1VERIFY W/ GRADING PLAN1Know what'sbelow.before you dig.CallRPERENNIAL BED PLANTINGN T SPLANT TOP OF ROOTBALL 1-2" ABOVE ABOVESURROUNDING GRADEROOTS AT OUTER EDGE OF ROOTBALL LOOSENED TOENSURE PROPER BACKFILL-TO-ROOT CONTACTSLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OFPLANTING BEDEXISTING GRADEROCK OR ORGANIC MULCH, SEE GENERAL LANDSCAPENOTES AND PLAN NOTES FOR MULCH TYPE. KEEPMULCH MIN. 2" FROM PLANT STEMBACKFILL AS PER SPECIFICATIONDO NOT EXCAVATE BELOW ROOTBALL.SIZE VARIESSEE LANDSCAPE PLANMODIFY EXCAVATION BASED ON LOCATION OF PLANTMATERIAL AND DESIGN OF BEDS OR OVERALL PLANTPLACEMENT4DECIDUOUS & CONIFEROUS SHRUB PLANTINGN T SPRUNE AS FIELD DIRECTED BY THE LANDSCAPEARCHITECT TO IMPROVE APPEARANCE (RETAINNORMAL SHAPE FOR SPECIES)PLANT TOP OF ROOTBALL 1-2" ABOVE ABOVESURROUNDING GRADEROOTS AT OUTER EDGE OF ROOTBALL LOOSENED TOENSURE PROPER BACKFILL-TO-ROOT CONTACTSLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OFPLANTING BEDEXISTING GRADEROCK OR ORGANIC MULCH, SEE GENERAL LANDSCAPENOTES AND PLAN NOTES FOR MULCH TYPE. KEEPMULCH MIN. 2" FROM PLANT TRUNKBACKFILL AS PER SPECIFICATIONDO NOT EXCAVATE BELOW ROOTBALL.THREE TIMES WIDTHOF ROOTBALLRULE OF THUMB - MODIFY EXCAVATION BASED ONLOCATION OF PLANT MATERIAL AND DESIGN OF BEDSOR OVERALL PLANT PLACEMENT3THREE TIMES WIDTHOF ROOTBALLDECIDUOUS & CONIFEROUS TREE PLANTINGN T SPRUNE AS FIELD DIRECTED BY THE LANDSCAPEARCHITECT TO IMPROVE APPEARANCE (RETAINNORMAL TREE SHAPE)THREE 2"X4"X8' WOODEN STAKES, STAINED BROWNWITH TWO STRANDS OF WIRE TWISTED TOGETHER.STAKES SHALL BE PLACED AT 120° TO ONE ANOTHER.WIRE SHALL BE THREADED THROUGH NYLONSTRAPPING WITH GROMMETS. ALTERNATE STABILIZINGMETHODS MAY BE PROPOSED BY CONTRACTOR.TRUNK FLARE JUNCTION: PLANT TREE 1"-2" ABOVEEXISTING GRADEMULCH TO OUTER EDGE OF SAUCER OR TO EDGE OFPLANTING BED, IF APPLICABLE. ROCK OR ORGANICMULCH, SEE GENERAL LANDSCAPE NOTES AND PLANNOTES FOR MULCH TYPE. KEEP MULCH MIN. 2" FROMPLANT TRUNKEXISTING GRADECUT AND REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL. IF NON-BIODEGRADABLE, REMOVE COMPLETELYSLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OFPLANTING BEDBACKFILL AS SPECIFIEDCOMPACT BOTTOM OF PIT, TYP.RULE OF THUMB - MODIFY EXCAVATION BASED ONLOCATION OF PLANT MATERIAL AND DESIGN OF BEDSOR OVERALL PLANT PLACEMENT2LANDSCAPE NOTES:1.WHERE SHOWN, SHRUB & PERENNIAL BEDS SHALL BEMULCHED - SEE SCHEDULE2.ALL TREES SHALL BE MULCHED TO OUTER EDGE OF SAUCEROR TO EDGE OF PLANTING BED, IF APPLICABLE. ALL MULCHSHALL BE KEPT WITHIN A MINIMUM OF 2" FROM TREE TRUNK.SEE MULCH SCHEDULE BELOW.3.IF SHOWN ON PLAN, RANDOM SIZED LIMESTONE BOULDERSCOLOR AND SIZE TO COMPLIMENT NEW LANDSCAPING.OWNER TO APPROVE BOULDER SAMPLES PRIOR TOINSTALLATION.4.PLANT MATERIALS SHALL CONFORM WITH THE AMERICANASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BEOF HARDY STOCK, FREE FROM DISEASE, DAMAGE ANDDISFIGURATION. CONTRACTOR IS RESPONSIBLE FORMAINTAINING PLUMPNESS OF PLANT MATERIAL FORDURATION OF ACCEPTANCE PERIOD.5.UPON DISCOVERY OF A DISCREPANCY BETWEEN THEQUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND THEQUANTITY SHOWN ON THE PLAN, THE SCHEDULE SHALLGOVERN AND CONTRACTOR SHALL RECONCILE BETWEENTHE TWO BEFORE INSTALLATION.6.CONDITION OF VEGETATION SHALL BE MONITORED BY THELANDSCAPE ARCHITECT THROUGHOUT THE DURATION OFTHE CONTRACT. LANDSCAPE MATERIALS PART OF THECONTRACT SHALL BE WARRANTED FOR ONE (1) FULLGROWING SEASONS FROM SUBSTANTIAL COMPLETION DATE.7.ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALLRECEIVE MIN. 6" LAYER TOPSOIL AND SOD AS SPECIFIEDUNLESS OTHERWISE NOTED ON THE DRAWINGS.8.COORDINATE LOCATION OF VEGETATION WITHUNDERGROUND AND OVERHEAD UTILITIES, LIGHTINGFIXTURES, DOORS AND WINDOWS. CONTRACTOR SHALLSTAKE IN THE FIELD FINAL LOCATION OF TREES AND SHRUBSFOR REVIEW AND APPROVAL BY THE LANDSCAPEARCHITECT PRIOR TO INSTALLATION.9.ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINEDUNTIL ACCEPTANCE.10.REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTINGFROM LANDSCAPE CONTRACTOR'S ACTIVITIES.11.SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OFDEBRIS GENERATED FROM LANDSCAPE CONTRACTOR'SACTIVITIES.12.PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN ANDINSTALLATION. SYSTEM SHALL BE FULLY PROGRAMMABLEAND CAPABLE OF ALTERNATE DATE WATERING. THE SYSTEMSHALL PROVIDE HEAD TO HEAD OR DRIP COVERAGE AND BECAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PERWEEK. SYSTEM SHALL EXTEND INTO THE PUBLICRIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF CURB.13.CONTRACTOR SHALL SECURE APPROVAL OF PROPOSEDIRRIGATION SYSTEM INLCUDING PRICING FROM OWNER,PRIOR TO INSTALLATION.SEE SHEET L1.0 FOR PLANTING, GROUND COVER &MULCH SCHEDULES1.THE CONTRACTOR SHALL PROVIDE ONLY PLANT MATERIAL FREE OF NEONICOTINOID BASED INSECTICIDES AND/OR TREATMENTSOF ANY KIND, INCLUDING BY NOT LIMITED TO IMIDACLOPRID (CONFIDOR, ADMIRE, GAUCHO, ADVOCATE), THIAMETHOXAM(ACTARA, PLATINUM, CRUISER), CLOTHIANIDIN (PONCHO, DANTOSU, DANTOP), ACETAMIPRID (MOSPILAN, ASSAIL,CHIPCOTRISTAR), THIACLOPRID (CALYPSO), DINOTEFURAN (STARKLE, SAFARI, VENOM), AND NITENPYRAM (CAPSTAR, GUARDIAN).2.CONTRACTOR SHALL CERTIFY, THROUGH SUPPLIERS POLICY STATEMENT OR AFFIDAVIT, THAT NO NEONICOTINOID BASEDINSECTICIDES HAVE BEEN USED ON SITE OR DIRECTLY ADJACENT TO THE GROWING OR STORAGE PLOTS OF THE SUPPLIEDPLANT MATERIAL, INCLUDING THE PLANTING OF AGRICULTURAL (OR OTHER) SEED TREATED WITH NEONICS..POLLINATOR SAFE PLANT MATERIAL:
Proposed 9 Ft. Drainage &Utility EasementProposed 10 Ft. Drainage& Utility EasementVILLAGE OF PRIOR LAKE SANITARY SEWEREASEMENT PER BK. 145 D., PG. 427VILLAGE OF PRIOR LAKESANITARY SEWER EASEMENTPER BK. 145 D., PG. 424
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1 Proposed 5 Ft. Drainage& Utility EasementProposed 10 Ft. Drainage& Utility Easement8" VCPDAKOTA STREET SOUTHEAST(A Public R/W)Shed21.928.322.027.9 30.038.130.038.03.36.56.76.514.341.524.241.4 10.111.910.411.9Deck DeckWoodStepsWoodStepsWoodStepsWoodRetaining WallConcreteDrivewayConcrete SidewalkConcrete SidewalkPaversProposed 5 Ft. Drainage& Utility EasementProposed 5 Ft. Drainage& Utility Easement 1 1/2 Story Lap Sided BuildingFoundation Area = 1,047 SQ. FT. +/-Address: 4664 Dakota St SEP.I.D. 250010550 P.I.D. 250010560Address: 4666 Dako
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)1 12'' CURB STOP & BOX(REC)1 12''CURB STOP & BOX(REC)(EXISTING) 6" PVCSTORM(EXISTING) CBMHRIM=929.02IE(NE)=925.36IE(W)=927.02IE(S)=924.94SUMP=919.22(EXISTING) 71 LF 15"PVC STORM @ 1.87%(EXISTING) CBMHRIM=943.04IE(N)=938.10IE(SW)=938.14(EXISTING) 74 LF 15" RCPSTORM @ 17.78%COCOTRASHPARK RULES SIGNAPPROX. EXCAVATIONLIMITS FOR GARAGECONSTRUCTION.CONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONACCESS LIMITSCONSTRUCTION LIMITSINLET PROTECTION ATCATCH BASINS, TYPINLET PROTECTION ATCATCH BASINS, TYPINLET PROTECTION ATCATCH BASINS, TYPCONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.CONSTRUCTIONENTRANCEPERIMETEREROSION CONTROLAT CONSTRUCTIONLIMITS, TYP.PERIMETEREROSION CONTROLAT CONSTRUCTIONLIMITS, TYP.INLET PROTECTION ATCATCH BASINS, TYPINLET PROTECTION ATCATCH BASINS, TYPCONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONSW1.0SWPPP - EXISTINGCONDITIONS............01" = 20'-0"20'-0"10'-0"N1. THE PERIMETER/DOWNSTREAM SEDIMENT CONTROL BMPS SHOULD BE INSTALLED BY THECONTRACTOR AND INSPECTED BY THE CITY PRIOR TO ANY SITE WORK.2. SLOPES GREATER OR EQUAL TO 3:1 SHALL HAVE APPROVED EROSION CONTROL BMPSINSTALLED IMMEDIATELY AFTER FINISHED GRADING.3. ALL DOWN GRADIENT SEDIMENT CONTROL BMPS SHALL BE INSTALLED PRIOR TO ANY LANDDISTURBANCE. THE CITY MUST INSPECT AND APPROVE THESE BMPS BEFORE LAND DISTURBANCEMAY OCCUR.CITY OF PRIOR LAKE EROSION CONTROL NOTES:1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT"GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS,48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR ORREPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COSTTO THE OWNER.2. THIS PROJECT IS GREATER THAN ONE ACRE AND WILL REQUIRE AN MPCA NPDESPERMIT. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ANY EROSION CONTROLPERMITS REQUIRED BY THE CITY.3. SEE SHEETS SW1.0 - SW1.5 FOR ALL EROSION CONTROL NOTES, DESCRIPTIONS,AND PRACTICES.4. SEE GRADING PLAN FOR ADDITIONAL GRADING AND EROSION CONTROL NOTES.5. CONTRACTOR IS RESPONSIBLE FOR SWPPP IMPLEMENTATION, INSPECTIONS,AND COMPLIANCE WITH NPDES PERMIT.SWPPP NOTES:Know what'sbelow.before you dig.CallRLEGEND:EX. 1' CONTOUR ELEVATION INTERVALINLET PROTECTIONSTABILIZED CONSTRUCTION ENTRANCEDRAINAGE ARROW1.0' CONTOUR ELEVATION INTERVALSILT FENCE / BIOROLL - GRADING LIMITALL SPECIFIED EROSION AND SEDIMENT CONTROL PRACTICES, ANDMEASURES CONTAINED IN THIS SWPPP ARE THE MINIMUMREQUIREMENTS. ADDITIONAL PRACTICES MAY BE REQUIRED DURINGTHE COURSE OF CONSTRUCTION.
Proposed 9 Ft. Drainage &Utility EasementProposed 10 Ft. Drainage& Utility EasementVILLAGE OF PRIOR LAKE SANITARY SEWEREASEMENT PER BK. 145 D., PG. 427VILLAGE OF PRIOR LAKESANITARY SEWER EASEMENTPER BK. 145 D., PG. 424
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4' - 10 1/4"5' - 2 1/8"7' - 11 5/8"ELEV. 1ELEV. VEST.STAIR 2CIRCULATION31' - 5 3/8"6' - 1 1/4"31' - 5 3/8"APPROX. EXCAVATIONLIMITS FOR GARAGECONSTRUCTION.CONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONACCESS LIMITSCONSTRUCTION LIMITS10.0'INLET PROTECTION ATCATCH BASINS, TYPINLET PROTECTION ATCATCH BASINS, TYPINLET PROTECTION ATCATCH BASINS, TYPCONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.CONSTRUCTIONENTRANCEPERIMETEREROSION CONTROLAT CONSTRUCTIONLIMITS, TYP.PERIMETEREROSION CONTROLAT CONSTRUCTIONLIMITS, TYP.PLACE EROSION CONTROLBLANKET ON ALL SLOPES 4:1OR STEEPER, TYP. (MNDOTCATEGORY 3)PLACE EROSION CONTROLBLANKET ON ALL SLOPES 4:1OR STEEPER, TYP. (MNDOTCATEGORY 3)PLACE EROSION CONTROLBLANKET ON ALL SLOPES 4:1OR STEEPER, TYP. (MNDOTCATEGORY 3)INLET PROTECTION ATCATCH BASINS, TYPINLET PROTECTION ATCATCH BASINS, TYPCONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.INSTALL ADDITIONAL ROW OF SILTFENCE AROUND FILTRATION BASINONCE CONSTRUCTED AND PRIORTO VEGETATION ESTABLISHMENTCivil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONSW1.1SWPPP - PROPOSEDCONDITIONS............01" = 20'-0"20'-0"10'-0"NKnow what'sbelow.before you dig.CallR1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT"GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS,48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR ORREPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COSTTO THE OWNER.2. THIS PROJECT IS GREATER THAN ONE ACRE AND WILL REQUIRE AN MPCANPDES PERMIT. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ANY EROSIONCONTROL PERMITS REQUIRED BY THE CITY.3.SEE SHEETS SW1.0 - SW1.5 FOR ALL EROSION CONTROL NOTES,DESCRIPTIONS, AND PRACTICES.4.SEE GRADING PLAN FOR ADDITIONAL GRADING AND EROSION CONTROLNOTES.5.CONTRACTOR IS RESPONSIBLE FOR SWPPP IMPLEMENTATION, INSPECTIONS,AND COMPLIANCE WITH NPDES PERMIT.SWPPP NOTES:LEGEND:EX. 1' CONTOUR ELEVATION INTERVALINLET PROTECTIONSTABILIZED CONSTRUCTION ENTRANCEDRAINAGE ARROW1.0' CONTOUR ELEVATION INTERVALSILT FENCE / BIOROLL - GRADING LIMITEROSION CONTROL BLANKETALL SPECIFIED EROSION AND SEDIMENT CONTROL PRACTICES, ANDMEASURES CONTAINED IN THIS SWPPP ARE THE MINIMUMREQUIREMENTS. ADDITIONAL PRACTICES MAY BE REQUIRED DURINGTHE COURSE OF CONSTRUCTION.1. THE PERIMETER/DOWNSTREAM SEDIMENT CONTROL BMPS SHOULD BE INSTALLED BY THECONTRACTOR AND INSPECTED BY THE CITY PRIOR TO ANY SITE WORK.2. SLOPES GREATER OR EQUAL TO 3:1 SHALL HAVE APPROVED EROSION CONTROL BMPSINSTALLED IMMEDIATELY AFTER FINISHED GRADING.3. ALL DOWN GRADIENT SEDIMENT CONTROL BMPS SHALL BE INSTALLED PRIOR TO ANY LANDDISTURBANCE. THE CITY MUST INSPECT AND APPROVE THESE BMPS BEFORE LAND DISTURBANCEMAY OCCUR.CITY OF PRIOR LAKE EROSION CONTROL NOTES:
Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONSW1.2SWPPP - DETAILS............OVERFLOW AT TOP OFFILTER ASSEMBLYOVERFLOW IS 12 OF THE CURBBOX HEIGHTHIGH-FLOW FABRICFILTER ASSEMBLY DIAMETER, 6"ON-GRADE 10" AT LOW POINTEXISTING CURB, PLATE, BOX,AND GRATENOTES:1. REPLACE INLET GRATE UPON COMPLETE INSTALLATION OF INLET PROTECTION FABRIC.2. CONTRACTOR SHALL REMOVE ALL ACCUMULATED SEDIMENT AND DEBRIS FROM THE SURFACE OF THE SYSTEMAFTER EACH STORM EVENT AND AT THE COMPLETION OF THE CONTRACT.3. REFERENCE APPLE VALLEY STANDARD PLATE ERO-4C.CURB INLET FILTERN T S1FILTER FABRIC AS SPECIFIEDEXISTING GROUNDSURFACEDIRECTION OF FLOWWOODEN STAKES 1/2"X2"X16" MIN. PLACED 10' O.C.WHEN INSTALLED ON GROUND. IF INSTALLED ONPVMT. PROVIDE SANDBAGS BEHIND AND ON TOP ATMIN. 10' O.C.8" MIN.SEDIMENT BIO-ROLL / COMPOST FILTER LOGN T SFILLER AS SPECIFIEDNOTE:1. COMPOST FILTER LOGS (BIO ROLLS) SHALL BE FILTREXX EROSION CONTROL SOXX OR APPROVED EQUAL.2. COMPOST FILLER TO BE MADE FROM A COMPOST BLEND 30%-40% GRADE 2 (SPEC 3890) AND 60%-70%PARTIALLY DECOMPOSED WOOD CHIPS, PER MNDOT SPEC 3897.3. FILTER FABRIC SHALL BE GEOTEXTILE KNITTED MATERIAL WITH MAX. OPENINGS OF 3/8".4. IF MULTIPLE ROLLS NEEDED, OVERLAP BY MIN. 12" AT ENDS AND STAKE.5. SILT SHALL BE REMOVED ONCE IT REACHES 80% OF THE HEIGHT OF THE ROLL OR AS DEEMED NECESSARYBY SITE CONTRACTOR TO MAINTAIN PROPER FUNCTION.FILL UPSTREAM BASE EDGE WITH2" OF DIRT OR COMPOST TOEMBED ROLL.2FILTER FABRIC WITH WIRE SUPPORT NETAS SPECIFIED.METAL POST ASSPECIFIED.FILTER FABRIC AS SPECIFIED SECURETO WIRE SUPPORT NET WITH METALCLIPS 12"O.C.SUPPORT NET: 12 GAUGE 4" x 4"WIRE HOOKED ONTOPREFORMED CHANNELS ONPOSTS AS SPECIFIED.EXISTING GROUNDSURFACECARRY WIRE SUPPORT NETDOWN INTO TRENCHDIRECTION OF FLOWANCHOR FABRIC WITHSOIL, TAMP BACKFILLMETAL POSTS 8'-0" O.C.MAX.24"
24"
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Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060PRIOR LAKE LUXURY
4662 & 4664 DAKOTA STREET SE, PRIOR LAKE, MN 55372
750 SECOND STREET NE, SUITE 100, HOPKINS, MN 55343
THE BEARD GROUP
PROJECT
ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:21453............3/09/2022CITY SUBMITTALDRAWN BY:REVIEWED BY:RB, JR, MSDK..............COPYRIGHT CIVIL SITE GROUP INC.c48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03/09/22REVISION SUMMARYDATEDESCRIPTIONSW1.3SWPPP - NARRATIVE............OWNER INFORMATIONTRAINING SECTION 21PARTY RESPONSIBLE FOR LONG TERM OPERATION AND MAINTENANCE OF PERMANENTSTORM WATER MANAGEMENT SYSTEMPERMANENT STORMWATER MANAGEMENT IS NOT REQUIRED AS PART OF THIS PROJECT TO MEET NPDES PERMIT REQUIREMENTS. THEPROPERTY OWNER IS RESPONSIBLE FOR THE LONG TERM OPERATION AND MAINTENANCE OF THE PROPOSED STORMWATER SYSTEM.AREAS AND QUANTITIES:SWPPP CONTACT PERSONCONTRACTOR:SWPPP INSPECTOR TRAINING:ALL SWPPP INSPECTIONS MUST BE PERFORMED BY APERSON THAT MEETS THE TRAINING REQUIREMENTS OF THENPDES CONSTRUCTION SITE PERMIT.TRAINING CREDENTIALS SHALL BE PROVIDED BY THECONTRACTOR AND KEPT ON SITE WITH THE SWPPPNOTE: QUANTITIES ARE FOR INFORMATIONAL PURPOSES ONLY. CONTRACTOR SHALL DETERMINE FOR THEMSELVES THE EXACTQUANTITIES FOR BIDDING AND CONSTRUCTION.PROJECT NARRATIVE:PROJECT IS A REDEVELOPMENT OF TWO SINGLE FAMILY HOMES INTO A MULTI-FAMILY UNIT WITH ASSOCIATED UNDERGROUND PARKING. SITE,GRADING, UTILITY AND LANDSCAPE IMPROVEMENTS WILL OCCUR.NATIVE BUFFER NARRATIVE:PRESERVING A 50' NATURAL BUFFER AROUND WATER BODIES IS NOT REQUIRED AS PART OF THIS PROJECT BECAUSE WATER BODIES ARE NOTLOCATED ON SITE.SOIL CONTAMINATION NARRATIVE:SOILS ONSITE HAVE NOT BEEN IDENTIFIED AS CONTAMINATED. SINCE NO CONTAMINATION EXISTS, INFILTRATION IS FEASIBLE AS LONG AS SOILTYPE IS CONDUCIVE TO INFILTRATION.SPECIAL TMDL BMP REQUIREMENTS SITE SPECIFIC (IF REQUIRED):THIS PROJECT IS WITHIN ONE MILE AND DISCHARGES TO BOTH LOWER PRIOR LAKE AND UPPER PRIOR LAKE - LOWER PRIOR LAKE AND UPPERPRIOR LAKE ARE IDENTIFIED AS IMPAIRED WATER BODIES PER THE MPCA'S 303(D) IMPAIRED WATERS LIST. LOWER PRIOR LAKE AND UPPER PRIORLAKE ARE IMPAIRED FOR, FISHES BIOASSESSMENTS; MERCURY IN FISH TISSUE; NUTRIENTS. BECAUSE THESE WATERS ARE LOCATED WITHIN ONEMILE OF THE SITE, BMPS AS DEFINED IN THE NPDES PERMIT ITEMS 23.9 AND 23.10 APPLY. THESE ARE AS FOLLOWS:1.DURING CONSTRUCTION:A.STABILIZATION OF ALL EXPOSED SOIL AREAS MUST BE INITIATED IMMEDIATELY TO LIMIT SOIL EROSION BUT IN NO CASE COMPLETEDLATER THAN SEVEN (7) DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR PERMANENTLYCEASED.B.TEMPORARY SEDIMENT BASIN REQUIREMENTS DESCRIBED IN SECTION 14. MUST BE USED FOR COMMON DRAINAGE LOCATIONS THATSERVE AN AREA WITH FIVE (5) OR MORE ACRES DISTURBED AT ONE TIME.PERMANENT STABILIZATION NOTES SITE SPECIFIC:PERMANENT SEED MIX·FOR THIS PROJECT ALL AREAS THAT ARE NOT TO BE SODDED OR LANDSCAPED SHALL RECEIVE A NATIVE PERMANENT SEED MIX.··AREAS IN BUFFERS AND ADJACENT TO OR IN WET AREAS MNDOT SEED MIX 33-261 (STORMWATER SOUTH AND WEST) AT 35 LBS PERACRE.··DRY AREAS MNDOT SEED MIX 35-221 (DRY PRAIRIE GENERAL) AT 40 LBS PER ACRE.·MAINTENANCE SHALL BE IN ACCORDANCE TO THE MNDOT SEEDING MANUAL.SUPPLEMENTARY SITE SPECIFIC EROSION CONTROL NOTES:THESE NOTES SUPERCEDE ANY GENERAL SWPPP NOTES.THIS PROJECT IS GREATER THAN 1.0 ACRES SO AN NPDES PERMIT IS REQUIRED AND NEEDS TO BE SUBMITTED TO THE MPCA. THECONTRACTOR IS REQUIRED TO FOLLOW THE GUIDELINES IN THE NPDES PERMIT THROUGHOUT CONSTRUCTION.SWPPP ATTACHMENTS (ONLY APPLICABLE IF SITE IS 1 ACRE OR GREATER):CONTRACTOR SHALL OBTAIN A COPY OF THE FOLLOWING SWPPP ATTACHMENTS WHICH ARE A PART OF THE OVERALL SWPPP PACKAGE:ATTACHMENT A. CONSTRUCTION SWPPP TEMPLATE - SITE SPECIFIC SWPPP DOCUMENTATTACHMENT B. CONSTRUCTION STORMWATER INSPECTION CHECKLISTATTACHMENT C. MAINTENANCE PLAN FOR PERMANENT STORM WATER TREATMENT SYSTEMSATTACHMENT D: STORMWATER MANAGEMENT REPORT - ON FILE AT THE OFFICE OF PROJECT ENGINEER. AVAILABLE UPON REQUEST.ATTACHMENT E: GEOTECHNICAL EVALUATION REPORT - ON FILE AT THE OFFICE OF PROJECT ENGINEER. AVAILABLE UPON REQUEST.THE CONTRACTOR AND ALL SUBCONTRACTORS INVOLVED WITH A CONSTRUCTION ACTIVITY THAT DISTURBS SITE SOIL ORWHO IMPLEMENT A POLLUTANT CONTROL MEASURE IDENTIFIED IN THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP)MUST COMPLY WITH THE REQUIREMENTS OF THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) GENERALPERMIT (DATED AUGUST 1, 2018 # MNR100001) AND ANY LOCAL GOVERNING AGENCY HAVING JURISDICTION CONCERNINGEROSION AND SEDIMENTATION CONTROL.STORMWATER DISCHARGE DESIGN REQUIREMENTSSWPPPTHE NATURE OF THIS PROJECT WILL BE CONSISTENT WITH WHAT IS REPRESENTED IN THIS SET OF CONSTRUCTION PLANS ANDSPECIFICATIONS. SEE THE SWPPP PLAN SHEETS AND SWPPP NARRATIVE (ATTACHMENT A: CONSTRUCTION SWPPP TEMPLATE)FOR ADDITIONAL SITE SPECIFIC SWPPP INFORMATION. THE PLANS SHOW LOCATIONS AND TYPES OF ALL TEMPORARY ANDPERMANENT EROSION PREVENTION AND SEDIMENT CONTROL BMP'S. STANDARD DETAILS ARE ATTACHED TO THIS SWPPPDOCUMENT.THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES IS AS FOLLOWS:1. INSTALL STABILIZED ROCK CONSTRUCTION ENTRANCE2. INSTALLATION OF SILT FENCE AROUND SITE3. INSTALL ORANGE CONSTRUCTION FENCING AROUND INFILTRATION AREAS4. INSTALL INLET PROTECTION AT ALL ADJACENT AND DOWNSTREAM CATCH BASINS5. CLEAR AND GRUB FOR TEMPORARY SEDIMENT BASIN / POND INSTALL6. CONSTRUCT TEMPORARY SEDIMENT BASIN / POND (SECTION 14)7. CLEAR AND GRUB REMAINDER OF SITE8. STRIP AND STOCKPILE TOPSOIL9. ROUGH GRADING OF SITE10. STABILIZE DENUDED AREAS AND STOCKPILES11. INSTALL SANITARY SEWER, WATER MAIN STORM SEWER AND SERVICES12. INSTALL SILT FENCE / INLET PROTECTION AROUND CB'S13. INSTALL STREET SECTION14. INSTALL CURB AND GUTTER15. BITUMINOUS ON STREETS16. FINAL GRADE BOULEVARD, INSTALL SEED AND MULCH17. REMOVE ACCUMULATED SEDIMENT FROM BASIN / POND18. FINAL GRADE POND / INFILTRATION BASINS (DO NOT COMPACT SOILS IN INFILTRATION AREAS.)19. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED BY EITHER SEED OR SOD/LANDSCAPING,REMOVE SILT FENCE AND RESEED ANY AREAS DISTURBED BY THE REMOVAL.RECORDS RETENTION:THE SWPPP (ORIGINAL OR COPIES) INCLUDING, ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BEKEPT AT THE SITE DURING CONSTRUCTION BY THE PERMITTEE WHO HAS OPERATIONAL CONTROL OF THAT PORTION OF THESITE. THE SWPPP CAN BE KEPT IN EITHER THE FIELD OFFICE OR IN AN ON SITE VEHICLE DURING NORMAL WORKING HOURS.ALL OWNER(S) MUST KEEP THE SWPPP, ALONG WITH THE FOLLOWING ADDITIONAL RECORDS, ON FILE FOR THREE (3) YEARSAFTER SUBMITTAL OF THE NOT AS OUTLINED IN SECTION 4. THIS DOES NOT INCLUDE ANY RECORDS AFTER SUBMITTAL OF THENOT.1.THE FINAL SWPPP;2.ANY OTHER STORMWATER RELATED PERMITS REQUIRED FOR THE PROJECT;3.RECORDS OF ALL INSPECTION AND MAINTENANCE CONDUCTED DURING CONSTRUCTION (SEE SECTION 11, INSPECTIONSAND MAINTENANCE);4.ALL PERMANENT OPERATION AND MAINTENANCE AGREEMENTS THAT HAVE BEEN IMPLEMENTED, INCLUDING ALL RIGHT OFWAY, CONTRACTS, COVENANTS AND OTHER BINDING REQUIREMENTS REGARDING PERPETUAL MAINTENANCE; AND5.ALL REQUIRED CALCULATIONS FOR DESIGN OF THE TEMPORARY AND PERMANENT STORMWATER MANAGEMENTSYSTEMS.SWPPP IMPLEMENTATION RESPONSIBILITIES:1.THE OWNER AND CONTRACTOR ARE PERMITTEE(S) AS IDENTIFIED BY THE NPDES PERMIT.2.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL ON-SITE IMPLEMENTATION OF THE SWPPP, INCLUDING THE ACTIVITIES OFALL OF THE CONTRACTOR'S SUBCONTRACTORS.3.CONTRACTOR SHALL PROVIDE A PERSON(S) KNOWLEDGEABLE AND EXPERIENCED IN THE APPLICATION OF EROSIONPREVENTION AND SEDIMENT CONTROL BMPS TO OVERSEE ALL INSTALLATION AND MAINTENANCE OF BMPS ANDIMPLEMENTATION OF THE SWPPP.4.CONTRACTOR SHALL PROVIDE PERSON(S) MEETING THE TRAINING REQUIREMENTS OF THE NPDES PERMIT TO CONDUCTINSPECTION AND MAINTENANCE OF ALL EROSION PREVENTION AND SEDIMENT CONTROL BMPS IN ACCORDANCE WITHTHE REQUIREMENTS OF THE PERMIT. ONE OF THESE INDIVIDUAL(S) MUST BE AVAILABLE FOR AN ONSITE INSPECTIONWITHIN 72 HOURS UPON REQUEST BY MPCA. CONTRACTOR SHALL PROVIDE TRAINING DOCUMENTATION FOR THESEINDIVIDUAL(S) AS REQUIRED BY THE NPDES PERMIT. THIS TRAINING DOCUMENTATION SHALL BE RECORDED IN OR WITHTHE SWPPP BEFORE THE START OF CONSTRUCTION OR AS SOON AS THE PERSONNEL FOR THE PROJECT HAVE BEENDETERMINED. DOCUMENTATION SHALL INCLUDE:4.1.NAMES OF THE PERSONNEL ASSOCIATED WITH THE PROJECT THAT ARE REQUIRED TO BE TRAINED PER SECTION21 OF THE PERMIT.4.2.DATES OF TRAINING AND NAME OF INSTRUCTOR AND ENTITY PROVIDING TRAINING.4.3.CONTENT OF TRAINING COURSE OR WORKSHOP INCLUDING THE NUMBER OF HOURS OF TRAINING.5.FOLLOWING FINAL STABILIZATION AND THE TERMINATION OF COVERAGE FOR THE NPDES PERMIT, THE OWNER ISEXPECTED TO FURNISH LONG TERM OPERATION AND MAINTENANCE (O & M) OF THE PERMANENT STORM WATERMANAGEMENT SYSTEM.CONSTRUCTION ACTIVITY REQUIREMENTSSWPPP AMENDMENTS (SECTION 6):1.ONE OF THE INDIVIDUALS DESCRIBED IN ITEM 21.2.A OR ITEM 21.2.B OR ANOTHER QUALIFIED INDIVIDUAL MUST COMPLETEALL SWPPP CHANGES. CHANGES INVOLVING THE USE OF A LESS STRINGENT BMP MUST INCLUDE A JUSTIFICATIONDESCRIBING HOW THE REPLACEMENT BMP IS EFFECTIVE FOR THE SITE CHARACTERISTICS.2.PERMITTEES MUST AMEND THE SWPPP TO INCLUDE ADDITIONAL OR MODIFIED BMPS AS NECESSARY TO CORRECTPROBLEMS IDENTIFIED OR ADDRESS SITUATIONS WHENEVER THERE IS A CHANGE IN DESIGN, CONSTRUCTION,OPERATION, MAINTENANCE, WEATHER OR SEASONAL CONDITIONS HAVING A SIGNIFICANT EFFECT ON THE DISCHARGE OFPOLLUTANTS TO SURFACE WATERS OR GROUNDWATER.3.PERMITTEES MUST AMEND THE SWPPP TO INCLUDE ADDITIONAL OR MODIFIED BMPS AS NECESSARY TO CORRECTPROBLEMS IDENTIFIED OR ADDRESS SITUATIONS WHENEVER INSPECTIONS OR INVESTIGATIONS BY THE SITE OWNER OROPERATOR, USEPA OR MPCA OFFICIALS INDICATE THE SWPPP IS NOT EFFECTIVE IN ELIMINATING OR SIGNIFICANTLYMINIMIZING THE DISCHARGE OF POLLUTANTS TO SURFACE WATERS OR GROUNDWATER OR THE DISCHARGES ARECAUSING WATER QUALITY STANDARD EXCEEDANCES (E.G., NUISANCE CONDITIONS AS DEFINED IN MINN. R. 7050.0210,SUBP. 2) OR THE SWPPP IS NOT CONSISTENT WITH THE OBJECTIVES OF A USEPA APPROVED TMDL.BMP SELECTION AND INSTALLATION (SECTION 7):1.PERMITTEES MUST SELECT, INSTALL, AND MAINTAIN THE BMPS IDENTIFIED IN THE SWPPP AND IN THIS PERMIT IN ANAPPROPRIATE AND FUNCTIONAL MANNER AND IN ACCORDANCE WITH RELEVANT MANUFACTURER SPECIFICATIONS ANDACCEPTED ENGINEERING PRACTICES.EROSION PREVENTION (SECTION 8):1.BEFORE WORK BEGINS, PERMITTEES MUST DELINEATE THE LOCATION OF AREAS NOT TO BE DISTURBED.2.PERMITTEES MUST MINIMIZE THE NEED FOR DISTURBANCE OF PORTIONS OF THE PROJECT WITH STEEP SLOPES. WHENSTEEP SLOPES MUST BE DISTURBED, PERMITTEES MUST USE TECHNIQUES SUCH AS PHASING AND STABILIZATIONPRACTICES DESIGNED FOR STEEP SLOPES (E.G., SLOPE DRAINING AND TERRACING).3.PERMITTEES MUST STABILIZE ALL EXPOSED SOIL AREAS, INCLUDING STOCKPILES. STABILIZATION MUST BE INITIATEDIMMEDIATELY TO LIMIT SOIL EROSION WHEN CONSTRUCTION ACTIVITY HAS PERMANENTLY OR TEMPORARILY CEASED ONANY PORTION OF THE SITE AND WILL NOT RESUME FOR A PERIOD EXCEEDING 14 CALENDAR DAYS. STABILIZATION MUSTBE COMPLETED NO LATER THAN 14 CALENDAR DAYS AFTER THE CONSTRUCTION ACTIVITY HAS CEASED. STABILIZATION ISNOT REQUIRED ON CONSTRUCTED BASE COMPONENTS OF ROADS, PARKING LOTS AND SIMILAR SURFACES.STABILIZATION IS NOT REQUIRED ON TEMPORARY STOCKPILES WITHOUT SIGNIFICANT SILT, CLAY OR ORGANICCOMPONENTS (E.G., CLEAN AGGREGATE STOCKPILES, DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES) BUTPERMITTEES MUST PROVIDE SEDIMENT CONTROLS AT THE BASE OF THE STOCKPILE.4.FOR PUBLIC WATERS THAT THE MINNESOTA DNR HAS PROMULGATED "WORK IN WATER RESTRICTIONS" DURINGSPECIFIED FISH SPAWNING TIME FRAMES, PERMITTEES MUST COMPLETE STABILIZATION OF ALL EXPOSED SOIL AREASWITHIN 200 FEET OF THE WATER'S EDGE, AND THAT DRAIN TO THESE WATERS, WITHIN 24 HOURS DURING THERESTRICTION PERIOD.5.PERMITTEES MUST STABILIZE THE NORMAL WETTED PERIMETER OF THE LAST 200 LINEAR FEET OF TEMPORARY ORPERMANENT DRAINAGE DITCHES OR SWALES THAT DRAIN WATER FROM THE SITE WITHIN 24 HOURS AFTER CONNECTINGTO A SURFACE WATER OR PROPERTY EDGE. PERMITTEES MUST COMPLETE STABILIZATION OF REMAINING PORTIONS OFTEMPORARY OR PERMANENT DITCHES OR SWALES WITHIN 14 CALENDAR DAYS AFTER CONNECTING TO A SURFACEWATER OR PROPERTY EDGE AND CONSTRUCTION IN THAT PORTION OF THE DITCH TEMPORARILY OR PERMANENTLYCEASES.6.TEMPORARY OR PERMANENT DITCHES OR SWALES BEING USED AS A SEDIMENT CONTAINMENT SYSTEM DURINGCONSTRUCTION (WITH PROPERLY DESIGNED ROCK-DITCH CHECKS, BIO ROLLS, SILT DIKES, ETC.) DO NOT NEED TO BESTABILIZED. PERMITTEES MUST STABILIZE THESE AREAS WITHIN 24 HOURS AFTER THEIR USE AS A SEDIMENTCONTAINMENT SYSTEM CEASES7.PERMITTEES MUST NOT USE MULCH, HYDROMULCH, TACKIFIER, POLYACRYLAMIDE OR SIMILAR EROSION PREVENTIONPRACTICES WITHIN ANY PORTION OF THE NORMAL WETTED PERIMETER OF A TEMPORARY OR PERMANENT DRAINAGEDITCH OR SWALE SECTION WITH A CONTINUOUS SLOPE OF GREATER THAN 2 PERCENT.8.PERMITTEES MUST PROVIDE TEMPORARY OR PERMANENT ENERGY DISSIPATION AT ALL PIPE OUTLETS WITHIN 24 HOURSAFTER CONNECTION TO A SURFACE WATER OR PERMANENT STORMWATER TREATMENT SYSTEM.9.PERMITTEES MUST NOT DISTURB MORE LAND (I.E., PHASING) THAN CAN BE EFFECTIVELY INSPECTED AND MAINTAINED INACCORDANCE WITH SECTION 11.SEDIMENT CONTROL (SECTION 9):1.PERMITTEES MUST ESTABLISH SEDIMENT CONTROL BMPS ON ALL DOWNGRADIENT PERIMETERS OF THE SITE ANDDOWNGRADIENT AREAS OF THE SITE THAT DRAIN TO ANY SURFACE WATER, INCLUDING CURB AND GUTTER SYSTEMS.PERMITTEES MUST LOCATE SEDIMENT CONTROL PRACTICES UPGRADIENT OF ANY BUFFER ZONES. PERMITTEES MUSTINSTALL SEDIMENT CONTROL PRACTICES BEFORE ANY UPGRADIENT LAND-DISTURBING ACTIVITIES BEGIN AND MUST KEEPTHE SEDIMENT CONTROL PRACTICES IN PLACE UNTIL THEY ESTABLISH PERMANENT COVER.2.IF DOWNGRADIENT SEDIMENT CONTROLS ARE OVERLOADED, BASED ON FREQUENT FAILURE OR EXCESSIVEMAINTENANCE REQUIREMENTS, PERMITTEES MUST INSTALL ADDITIONAL UPGRADIENT SEDIMENT CONTROL PRACTICESOR REDUNDANT BMPS TO ELIMINATE THE OVERLOADING AND AMEND THE SWPPP TO IDENTIFY THESE ADDITIONALPRACTICES AS REQUIRED IN ITEM 6.3.3.TEMPORARY OR PERMANENT DRAINAGE DITCHES AND SEDIMENT BASINS DESIGNED AS PART OF A SEDIMENTCONTAINMENT SYSTEM (E.G., DITCHES WITH ROCK-CHECK DAMS) REQUIRE SEDIMENT CONTROL PRACTICES ONLY ASAPPROPRIATE FOR SITE CONDITIONS.4.A FLOATING SILT CURTAIN PLACED IN THE WATER IS NOT A SEDIMENT CONTROL BMP TO SATISFY ITEM 9.2 EXCEPT WHENWORKING ON A SHORELINE OR BELOW THE WATERLINE. IMMEDIATELY AFTER THE SHORT TERM CONSTRUCTION ACTIVITY(E.G., INSTALLATION OF RIP RAP ALONG THE SHORELINE) IN THAT AREA IS COMPLETE, PERMITTEES MUST INSTALL ANUPLAND PERIMETER CONTROL PRACTICE IF EXPOSED SOILS STILL DRAIN TO A SURFACE WATER.5.PERMITTEES MUST RE-INSTALL ALL SEDIMENT CONTROL PRACTICES ADJUSTED OR REMOVED TO ACCOMMODATESHORT-TERM ACTIVITIES SUCH AS CLEARING OR GRUBBING, OR PASSAGE OF VEHICLES, IMMEDIATELY AFTER THESHORT-TERM ACTIVITY IS COMPLETED. PERMITTEES MUST RE-INSTALL SEDIMENT CONTROL PRACTICES BEFORE THENEXT PRECIPITATION EVENT EVEN IF THE SHORT-TERM ACTIVITY IS NOT COMPLETE.6.PERMITTEES MUST PROTECT ALL STORM DRAIN INLETS USING APPROPRIATE BMPS DURING CONSTRUCTION UNTIL THEYESTABLISH PERMANENT COVER ON ALL AREAS WITH POTENTIAL FOR DISCHARGING TO THE INLET.7.PERMITTEES MAY REMOVE INLET PROTECTION FOR A PARTICULAR INLET IF A SPECIFIC SAFETY CONCERN (E.G. STREETFLOODING/FREEZING) IS IDENTIFIED BY THE PERMITTEES OR THE JURISDICTIONAL AUTHORITY (E.G.,CITY/COUNTY/TOWNSHIP/MINNESOTA DEPARTMENT OF TRANSPORTATION ENGINEER). PERMITTEES MUST DOCUMENT THENEED FOR REMOVAL IN THE SWPPP.8.PERMITTEES MUST PROVIDE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROLS AT THE BASE OF STOCKPILES ONTHE DOWNGRADIENT PERIMETER.9.PERMITTEES MUST LOCATE STOCKPILES OUTSIDE OF NATURAL BUFFERS OR SURFACE WATERS, INCLUDINGSTORMWATER CONVEYANCES SUCH AS CURB AND GUTTER SYSTEMS UNLESS THERE IS A BYPASS IN PLACE FOR THESTORMWATER. 10. PERMITTEES MUST INSTALL A VEHICLE TRACKING BMP TO MINIMIZE THE TRACK OUT OF SEDIMENT FROM THECONSTRUCTION SITE OR ONTO PAVED ROADS WITHIN THE SITE. 11. PERMITTEES MUST USE STREET SWEEPING IF VEHICLE TRACKING BMPS ARE NOT ADEQUATE TO PREVENT SEDIMENTTRACKING ONTO THE STREET. 12. PERMITTEES MUST INSTALL TEMPORARY SEDIMENT BASINS AS REQUIRED IN SECTION 14. 13. IN ANY AREAS OF THE SITE WHERE FINAL VEGETATIVE STABILIZATION WILL OCCUR, PERMITTEES MUST RESTRICT VEHICLEAND EQUIPMENT USE TO MINIMIZE SOIL COMPACTION. 14. PERMITTEES MUST PRESERVE TOPSOIL ON THE SITE, UNLESS INFEASIBLE. 15. PERMITTEES MUST DIRECT DISCHARGES FROM BMPS TO VEGETATED AREAS UNLESS INFEASIBLE. 16. PERMITTEES MUST PRESERVE A 50 FOOT NATURAL BUFFER OR, IF A BUFFER IS INFEASIBLE ON THE SITE, PROVIDEREDUNDANT (DOUBLE) PERIMETER SEDIMENT CONTROLS WHEN A SURFACE WATER IS LOCATED WITHIN 50 FEET OF THEPROJECT'S EARTH DISTURBANCES AND STORMWATER FLOWS TO THE SURFACE WATER. PERMITTEES MUST INSTALLPERIMETER SEDIMENT CONTROLS AT LEAST 5 FEET APART UNLESS LIMITED BY LACK OF AVAILABLE SPACE. NATURALBUFFERS ARE NOT REQUIRED ADJACENT TO ROAD DITCHES, JUDICIAL DITCHES, COUNTY DITCHES, STORMWATERCONVEYANCE CHANNELS, STORM DRAIN INLETS, AND SEDIMENT BASINS. IF PRESERVING THE BUFFER IS INFEASIBLE,PERMITTEES MUST DOCUMENT THE REASONS IN THE SWPPP. SHEET PILING IS A REDUNDANT PERIMETER CONTROL IFINSTALLED IN A MANNER THAT RETAINS ALL STORMWATER. 17. PERMITTEES MUST USE POLYMERS, FLOCCULANTS, OR OTHER SEDIMENTATION TREATMENT CHEMICALS IN ACCORDANCEWITH ACCEPTED ENGINEERING PRACTICES, DOSING SPECIFICATIONS AND SEDIMENT REMOVAL DESIGN SPECIFICATIONSPROVIDED BY THE MANUFACTURER OR SUPPLIER. THE PERMITTEES MUST USE CONVENTIONAL EROSION AND SEDIMENTCONTROLS PRIOR TO CHEMICAL ADDITION AND MUST DIRECT TREATED STORMWATER TO A SEDIMENT CONTROL SYSTEMFOR FILTRATION OR SETTLEMENT OF THE FLOC PRIOR TO DISCHARGE.DEWATERING AND BASIN DRAINING (SECTION 10):1.PERMITTEES MUST DISCHARGE TURBID OR SEDIMENT-LADEN WATERS RELATED TO DEWATERING OR BASIN DRAINING(E.G., PUMPED DISCHARGES, TRENCH/DITCH CUTS FOR DRAINAGE) TO A TEMPORARY OR PERMANENT SEDIMENT BASINON THE PROJECT SITE UNLESS INFEASIBLE. PERMITTEES MAY DEWATER TO SURFACE WATERS IF THEY VISUALLY CHECKTO ENSURE ADEQUATE TREATMENT HAS BEEN OBTAINED AND NUISANCE CONDITIONS (SEE MINN. R. 7050.0210, SUBP. 2)WILL NOT RESULT FROM THE DISCHARGE. IF PERMITTEES CANNOT DISCHARGE THE WATER TO A SEDIMENTATION BASINPRIOR TO ENTERING A SURFACE WATER, PERMITTEES MUST TREAT IT WITH APPROPRIATE BMPS SUCH THAT THEDISCHARGE DOES NOT ADVERSELY AFFECT THE SURFACE WATER OR DOWNSTREAM PROPERTIES.2.IF PERMITTEES MUST DISCHARGE WATER CONTAINING OIL OR GREASE, THEY MUST USE AN OIL-WATER SEPARATOR ORSUITABLE FILTRATION DEVICE (E.G., CARTRIDGE FILTERS, ABSORBENTS PADS) PRIOR TO DISCHARGE.3.PERMITTEES MUST DISCHARGE ALL WATER FROM DEWATERING OR BASIN-DRAINING ACTIVITIES IN A MANNER THAT DOESNOT CAUSE EROSION OR SCOUR IN THE IMMEDIATE VICINITY OF DISCHARGE POINTS OR INUNDATION OF WETLANDS INTHE IMMEDIATE VICINITY OF DISCHARGE POINTS THAT CAUSES SIGNIFICANT ADVERSE IMPACT TO THE WETLAND.4.IF PERMITTEES USE FILTERS WITH BACKWASH WATER, THEY MUST HAUL THE BACKWASH WATER AWAY FOR DISPOSAL,RETURN THE BACKWASH WATER TO THE BEGINNING OF THE TREATMENT PROCESS, OR INCORPORATE THE BACKWASHWATER INTO THE SITE IN A MANNER THAT DOES NOT CAUSE EROSION.INSPECTIONS AND MAINTENANCE (SECTION 11):1.PERMITTEES MUST ENSURE A TRAINED PERSON, AS IDENTIFIED IN ITEM 21.2.B, WILL INSPECT THE ENTIRE CONSTRUCTIONSITE AT LEAST ONCE EVERY SEVEN (7) DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALLEVENT GREATER THAN 1/2 INCH IN 24 HOURS.2.PERMITTEES MUST INSPECT AND MAINTAIN ALL PERMANENT STORMWATER TREATMENT BMPS.3.PERMITTEES MUST INSPECT ALL EROSION PREVENTION AND SEDIMENT CONTROL BMPS AND POLLUTION PREVENTIONMANAGEMENT MEASURES TO ENSURE INTEGRITY AND EFFECTIVENESS. PERMITTEES MUST REPAIR, REPLACE ORSUPPLEMENT ALL NONFUNCTIONAL BMPS WITH FUNCTIONAL BMPS BY THE END OF THE NEXT BUSINESS DAY AFTERDISCOVERY UNLESS ANOTHER TIME FRAME IS SPECIFIED IN ITEM 11.5 OR 11.6. PERMITTEES MAY TAKE ADDITIONAL TIME IFFIELD CONDITIONS PREVENT ACCESS TO THE AREA.4.DURING EACH INSPECTION, PERMITTEES MUST INSPECT SURFACE WATERS, INCLUDING DRAINAGE DITCHES ANDCONVEYANCE SYSTEMS BUT NOT CURB AND GUTTER SYSTEMS, FOR EVIDENCE OF EROSION AND SEDIMENT DEPOSITION.PERMITTEES MUST REMOVE ALL DELTAS AND SEDIMENT DEPOSITED IN SURFACE WATERS, INCLUDING DRAINAGE WAYS,CATCH BASINS, AND OTHER DRAINAGE SYSTEMS AND RESTABILIZE THE AREAS WHERE SEDIMENT REMOVAL RESULTS INEXPOSED SOIL. PERMITTEES MUST COMPLETE REMOVAL AND STABILIZATION WITHIN SEVEN (7) CALENDAR DAYS OFDISCOVERY UNLESS PRECLUDED BY LEGAL, REGULATORY, OR PHYSICAL ACCESS CONSTRAINTS. PERMITTEES MUST USEALL REASONABLE EFFORTS TO OBTAIN ACCESS. IF PRECLUDED, REMOVAL AND STABILIZATION MUST TAKE PLACE WITHINSEVEN (7) DAYS OF OBTAINING ACCESS. PERMITTEES ARE RESPONSIBLE FOR CONTACTING ALL LOCAL, REGIONAL, STATEAND FEDERAL AUTHORITIES AND RECEIVING ANY APPLICABLE PERMITS, PRIOR TO CONDUCTING ANY WORK IN SURFACEWATERS.5.PERMITTEES MUST INSPECT CONSTRUCTION SITE VEHICLE EXIT LOCATIONS, STREETS AND CURB AND GUTTER SYSTEMSWITHIN AND ADJACENT TO THE PROJECT FOR SEDIMENTATION FROM EROSION OR TRACKED SEDIMENT FROM VEHICLES.PERMITTEES MUST REMOVE SEDIMENT FROM ALL PAVED SURFACES WITHIN ONE (1) CALENDAR DAY OF DISCOVERY OR, IFAPPLICABLE, WITHIN A SHORTER TIME TO AVOID A SAFETY HAZARD TO USERS OF PUBLIC STREETS.6.PERMITTEES MUST REPAIR, REPLACE OR SUPPLEMENT ALL PERIMETER CONTROL DEVICES WHEN THEY BECOMENONFUNCTIONAL OR THE SEDIMENT REACHES 1/2 OF THE HEIGHT OF THE DEVICE.7.PERMITTEES MUST DRAIN TEMPORARY AND PERMANENT SEDIMENTATION BASINS AND REMOVE THE SEDIMENT WHEN THEDEPTH OF SEDIMENT COLLECTED IN THE BASIN REACHES 1/2 THE STORAGE VOLUME.8.PERMITTEES MUST ENSURE THAT AT LEAST ONE INDIVIDUAL PRESENT ON THE SITE (OR AVAILABLE TO THE PROJECT SITEIN THREE (3) CALENDAR DAYS) IS TRAINED IN THE JOB DUTIES DESCRIBED IN ITEM 21.2.B.9.PERMITTEES MAY ADJUST THE INSPECTION SCHEDULE DESCRIBED IN ITEM 11.2 AS FOLLOWS:a. INSPECTIONS OF AREAS WITH PERMANENT COVER CAN BE REDUCED TO ONCE PER MONTH, EVEN IF CONSTRUCTIONACTIVITY CONTINUES ON OTHER PORTIONS OF THE SITE; ORb.WHERE SITES HAVE PERMANENT COVER ON ALL EXPOSED SOIL AND NO CONSTRUCTION ACTIVITY IS OCCURRINGANYWHERE ON THE SITE, INSPECTIONS CAN BE REDUCED TO ONCE PER MONTH AND, AFTER 12 MONTHS, MAY BESUSPENDED COMPLETELY UNTIL CONSTRUCTION ACTIVITY RESUMES. THE MPCA MAY REQUIRE INSPECTIONS TORESUME IF CONDITIONS WARRANT; ORc.WHERE CONSTRUCTION ACTIVITY HAS BEEN SUSPENDED DUE TO FROZEN GROUND CONDITIONS, INSPECTIONS MAYBE SUSPENDED. INSPECTIONS MUST RESUME WITHIN 24 HOURS OF RUNOFF OCCURRING, OR UPON RESUMINGCONSTRUCTION, WHICHEVER COMES FIRST. 10. PERMITTEES MUST RECORD ALL INSPECTIONS AND MAINTENANCE ACTIVITIES WITHIN 24 HOURS OF BEING CONDUCTEDAND THESE RECORDS MUST BE RETAINED WITH THE SWPPP. THESE RECORDS MUST INCLUDE:a.DATE AND TIME OF INSPECTIONS; ANDb.NAME OF PERSONS CONDUCTING INSPECTIONS; ANDc.ACCURATE FINDINGS OF INSPECTIONS, INCLUDING THE SPECIFIC LOCATION WHERE CORRECTIVE ACTIONS ARENEEDED; ANDd.CORRECTIVE ACTIONS TAKEN (INCLUDING DATES, TIMES, AND PARTY COMPLETING MAINTENANCE ACTIVITIES); ANDe.DATE OF ALL RAINFALL EVENTS GREATER THAN 1/2 INCHES IN 24 HOURS, AND THE AMOUNT OF RAINFALL FOR EACHEVENT. PERMITTEES MUST OBTAIN RAINFALL AMOUNTS BY EITHER A PROPERLY MAINTAINED RAIN GAUGE INSTALLEDONSITE, A WEATHER STATION THAT IS WITHIN ONE (1) MILE OF YOUR LOCATION, OR A WEATHER REPORTING SYSTEMTHAT PROVIDES SITE SPECIFIC RAINFALL DATA FROM RADAR SUMMARIES; ANDf.IF PERMITTEES OBSERVE A DISCHARGE DURING THE INSPECTION, THEY MUST RECORD AND SHOULD PHOTOGRAPHAND DESCRIBE THE LOCATION OF THE DISCHARGE (I.E., COLOR, ODOR, SETTLED OR SUSPENDED SOLIDS, OIL SHEEN,AND OTHER OBVIOUS INDICATORS OF POLLUTANTS); ANDg.ANY AMENDMENTS TO THE SWPPP PROPOSED AS A RESULT OF THE INSPECTION MUST BE DOCUMENTED ASREQUIRED IN SECTION 6 WITHIN SEVEN (7) CALENDAR DAYS.POLLUTION PREVENTION MANAGEMENT (SECTION 12):1.PERMITTEES MUST PLACE BUILDING PRODUCTS AND LANDSCAPE MATERIALS UNDER COVER (E.G., PLASTIC SHEETING ORTEMPORARY ROOFS) OR PROTECT THEM BY SIMILARLY EFFECTIVE MEANS DESIGNED TO MINIMIZE CONTACT WITHSTORMWATER. PERMITTEES ARE NOT REQUIRED TO COVER OR PROTECT PRODUCTS WHICH ARE EITHER NOT A SOURCEOF CONTAMINATION TO STORMWATER OR ARE DESIGNED TO BE EXPOSED TO STORMWATER.2.PERMITTEES MUST PLACE PESTICIDES, FERTILIZERS AND TREATMENT CHEMICALS UNDER COVER (E.G., PLASTICSHEETING OR TEMPORARY ROOFS) OR PROTECT THEM BY SIMILARLY EFFECTIVE MEANS DESIGNED TO MINIMIZECONTACT WITH STORMWATER.3.PERMITTEES MUST STORE HAZARDOUS MATERIALS AND TOXIC WASTE, (INCLUDING OIL, DIESEL FUEL, GASOLINE,HYDRAULIC FLUIDS, PAINT SOLVENTS, PETROLEUM-BASED PRODUCTS, WOOD PRESERVATIVES, ADDITIVES, CURINGCOMPOUNDS, AND ACIDS) IN SEALED CONTAINERS TO PREVENT SPILLS, LEAKS OR OTHER DISCHARGE. STORAGE ANDDISPOSAL OF HAZARDOUS WASTE MATERIALS MUST BE IN COMPLIANCE WITH MINN. R. CH. 7045 INCLUDING SECONDARYCONTAINMENT AS APPLICABLE.4.PERMITTEES MUST PROPERLY STORE, COLLECT AND DISPOSE SOLID WASTE IN COMPLIANCE WITH MINN. R. CH. 7035.5.PERMITTEES MUST POSITION PORTABLE TOILETS SO THEY ARE SECURE AND WILL NOT TIP OR BE KNOCKED OVER.PERMITTEES MUST PROPERLY DISPOSE SANITARY WASTE IN ACCORDANCE WITH MINN. R. CH. 7041.6.PERMITTEES MUST TAKE REASONABLE STEPS TO PREVENT THE DISCHARGE OF SPILLED OR LEAKED CHEMICALS,INCLUDING FUEL, FROM ANY AREA WHERE CHEMICALS OR FUEL WILL BE LOADED OR UNLOADED INCLUDING THE USE OFDRIP PANS OR ABSORBENTS UNLESS INFEASIBLE. PERMITTEES MUST ENSURE ADEQUATE SUPPLIES ARE AVAILABLE ATALL TIMES TO CLEAN UP DISCHARGED MATERIALS AND THAT AN APPROPRIATE DISPOSAL METHOD IS AVAILABLE FORRECOVERED SPILLED MATERIALS. PERMITTEES MUST REPORT AND CLEAN UP SPILLS IMMEDIATELY AS REQUIRED BYMINN. STAT. 115.061, USING DRY CLEAN UP MEASURES WHERE POSSIBLE.7.PERMITTEES MUST LIMIT VEHICLE EXTERIOR WASHING AND EQUIPMENT TO A DEFINED AREA OF THE SITE. PERMITTEESMUST CONTAIN RUNOFF FROM THE WASHING AREA IN A SEDIMENT BASIN OR OTHER SIMILARLY EFFECTIVE CONTROLSAND MUST DISPOSE WASTE FROM THE WASHING ACTIVITY PROPERLY. PERMITTEES MUST PROPERLY USE AND STORESOAPS, DETERGENTS, OR SOLVENTS.8.PERMITTEES MUST PROVIDE EFFECTIVE CONTAINMENT FOR ALL LIQUID AND SOLID WASTES GENERATED BY WASHOUTOPERATIONS (E.G., CONCRETE, STUCCO, PAINT, FORM RELEASE OILS, CURING COMPOUNDS AND OTHER CONSTRUCTIONMATERIALS) RELATED TO THE CONSTRUCTION ACTIVITY. PERMITTEES MUST PREVENT LIQUID AND SOLID WASHOUTWASTES FROM CONTACTING THE GROUND AND MUST DESIGN THE CONTAINMENT SO IT DOES NOT RESULT IN RUNOFFFROM THE WASHOUT OPERATIONS OR AREAS. PERMITTEES MUST PROPERLY DISPOSE LIQUID AND SOLID WASTES INCOMPLIANCE WITH MPCA RULES. PERMITTEES MUST INSTALL A SIGN INDICATING THE LOCATION OF THE WASHOUTFACILITY.PERMIT TERMINATION (SECTION 4 AND SECTION 13):1.PERMITTEES MUST SUBMIT A NOT WITHIN 30 DAYS AFTER ALL TERMINATION CONDITIONS LISTED IN SECTION 13 ARECOMPLETE.2.PERMITTEES MUST SUBMIT A NOT WITHIN 30 DAYS AFTER SELLING OR OTHERWISE LEGALLY TRANSFERRING THE ENTIRESITE, INCLUDING PERMIT RESPONSIBILITY FOR ROADS (E.G., STREET SWEEPING) AND STORMWATER INFRASTRUCTUREFINAL CLEAN OUT, OR TRANSFERRING PORTIONS OF A SITE TO ANOTHER PARTY. THE PERMITTEES' COVERAGE UNDERTHIS PERMIT TERMINATES AT MIDNIGHT ON THE SUBMISSION DATE OF THE NOT.3.PERMITTEES MUST COMPLETE ALL CONSTRUCTION ACTIVITY AND MUST INSTALL PERMANENT COVER OVER ALL AREASPRIOR TO SUBMITTING THE NOT. VEGETATIVE COVER MUST CONSIST OF A UNIFORM PERENNIAL VEGETATION WITH ADENSITY OF 70 PERCENT OF ITS EXPECTED FINAL GROWTH. VEGETATION IS NOT REQUIRED WHERE THE FUNCTION OF ASPECIFIC AREA DICTATES NO VEGETATION, SUCH AS IMPERVIOUS SURFACES OR THE BASE OF A SAND FILTER.4.PERMITTEES MUST CLEAN THE PERMANENT STORMWATER TREATMENT SYSTEM OF ANY ACCUMULATED SEDIMENT ANDMUST ENSURE THE SYSTEM MEETS ALL APPLICABLE REQUIREMENTS IN SECTION 15 THROUGH 19 AND IS OPERATING ASDESIGNED.5.PERMITTEES MUST REMOVE ALL SEDIMENT FROM CONVEYANCE SYSTEMS PRIOR TO SUBMITTING THE NOT.6.PERMITTEES MUST REMOVE ALL TEMPORARY SYNTHETIC EROSION PREVENTION AND SEDIMENT CONTROL BMPS PRIORTO SUBMITTING THE NOT. PERMITTEES MAY LEAVE BMPS DESIGNED TO DECOMPOSE ON-SITE IN PLACE.7.FOR RESIDENTIAL CONSTRUCTION ONLY, PERMIT COVERAGE TERMINATES ON INDIVIDUAL LOTS IF THE STRUCTURES AREFINISHED AND TEMPORARY EROSION PREVENTION AND DOWNGRADIENT PERIMETER CONTROL IS COMPLETE, THERESIDENCE SELLS TO THE HOMEOWNER, AND THE PERMITTEE DISTRIBUTES THE MPCA'S "HOMEOWNER FACT SHEET" TOTHE HOMEOWNER.8.FOR CONSTRUCTION PROJECTS ON AGRICULTURAL LAND (E.G., PIPELINES ACROSS CROPLAND), PERMITTEES MUSTRETURN THE DISTURBED LAND TO ITS PRECONSTRUCTION AGRICULTURAL USE PRIOR TO SUBMITTING THE NOT.SEED NOTES:ALL SEED MIXES AND APPLICATION SHALL BE IN ACCORDANCE WITH THE MNDOT SEEDING MANUAL.GENERAL RECOMMENDATIONS:THE CONTRACTOR IS RESPONSIBLE TO SALVAGE AND PRESERVE EXISTING TOPSOIL NECESSARY FOR FINAL STABILIZATIONAND TO ALSO MINIMIZE COMPACTION IN ALL LANDSCAPE AREAS. IMMEDIATELY BEFORE SEEDING THE SOIL SHALL BE TILLED TOA MINIMUM DEPTH OF 3 INCHES.TEMPORARY EROSION CONTROL SEEDING, MULCHING & BLANKET.SEED·TEMPORARY SEED SHALL BE MNDOT SEED MIX 21-112 (WINTER WHEAT COVER CROP) FOR WINTER AND 21-111 (OATSCOVER CROP) FOR SPRING/SUMMER APPLICATIONS. BOTH SEED MIXES SHALL BE APPLIED AT A SEEDING RATE OF 100LBS/ACRE.MULCH·IMMEDIATELY AFTER SEEDING, WITHIN 24 HOURS, MNDOT TYPE 1 MULCH SHOULD BE APPLIED TO PROTECT AND ENHANCESEED GERMINATION. MULCH SHALL BE APPLIED AT 90% COVERAGE (2 TONS PER ACRE OF STRAW MULCH)SLOPES·3:1 (HORIZ/VERT.) OR FLATTER MUCH SHALL BE COVERED WITH MULCH·SLOPES STEEPER THAN 3:1 OR DITCH BOTTOMS SHALL BE COVERED WITH EROSION CONTROL BLANKET.·SEE PLAN FOR MORE DETAILED DITCH AND STEEP SLOPE EROSION CONTROL TREATMENTS.GENERAL SWPPP REQUIREMENTS AND NOTES:DESIGN ENGINEER: DAVID J. KNAEBLE P.E.TRAINING COURSE: DESIGN OF SWPPPTRAINING ENTITY: UNIVERSITY OF MINNESOTAINSTRUCTOR: JOHN CHAPMANDATES OF TRAINING COURSE: 8/22/2012- 8/23/2012TOTAL TRAINING HOURS: 12DATE OF RECERTIFICATION: 4/19/19EXPIRATION: 5/31/2022THE BEARD GROUP, INC.750 2ND STREET NE, SUITE 100HOPKINS, MN 55343CONTACT: BEN BEARD (952)-930-0630BENB@BEARDGROUPINC.COM
Page 1 of 4Project #:Date:3/8/2022Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels.Paper Size: ARCH D - 24X36"MN, ND, SD, W. WI6885 146TH ST WAPPLE VALLEY, MN 55124952.223.6300WWW.JTHLIGHTING.COM1. Lighting Reflectance of 80/50/20 used unless noted otherwise2. Interior calc points shown at 30" A.F.F. unless noted otherwise3. Exterior calc points shown at grade unless noted otherwise4. Emergency egress calc points shown at 0" A.F.F.5. Photometric drawings are for Design purposes only, not for Construction documentsPRIOR LAKE APARTMENTSLuminaire ScheduleSymbolQtyCalculation SummaryLabelManufacturerDescriptionArrangementLum. LumensLum. WattsLLF9CC1LabelCY2-45-3K7-1-4-RSingle402651.740.900CalcTypeUnitsAvg12AACY1-15-3K7-1-1-RSingle182517.260.900MaxMinAvg/MinMax/MinLOT_PlanarIlluminanceFc2.26925.5DD2HEWILLIAMS4DR-TL-L40-830-DIM-UNV-O-W-OF-CS-WETCCSingle330037.6180.9003DD1HEWILLIAMS4DR-TL-L15-830-DIM-UNV-ON-OF-CS-WET-CCSingle1703200.7500.0N.A.N.A.7EEBKMA-LED-x45_x45-WFL_WFL-12-CSingle369168.70.90010BBBEGA24152K3Single548110.900Not to ScaleUP504 SFUNIT A2689 SFUNIT B2 (ELECT.)504 SFUNIT A1R689 SFUNIT B2R689 SFUNIT B2684 SFEXERCISE689 SFUNIT B1504 SFUNIT A1504 SFUNIT A1689 SFUNIT B11052 SFUNIT D121133 SFUNIT D31186 SFUNIT D2689 SFUNIT B3903 SFUNIT D1R903 SFUNIT D1788 SFUNIT C1TRASHSTAIR 3RETAIL1134 SFLOBBY/AMENITYSTORAGESTAIR 1RETAILTRASH2,595 SF RETAIL5.0%%%AMENITY PATIOEXISTING TRAILELEV. 2ELEV. 3STAIR 2ELEV. 1886 SFBUSINESSRETAIL RRRETAIL RREDGE OF BUILDING ABOVECOVERED PARKING AREAOFFICEVESTIBULELUXOR MAILRRRRTRANSFORMERGENERATORAREA WELLLINE OF EXTENT OF CONSTRUCTIONDD1DD1BBBBBBBBBBAAAAAAAACC1CC1CC1CC1CC1CC1CC1CC1CC1AAAAAAAAAAAAAAAAEEEEEEEEEEEEDD1EEDD2DD2DD2DD2DD2DD2DD2DD2DD2BBBBBBBBBB0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.10.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.2 0.2 0.2 0.3 0.3 0.40.4 0.4 0.3 0.3 0.3 0.4 0.4 0.5 0.5 0.5 0.4 0.4 0.3 0.4 0.4 0.4 0.30.4 0.4 0.4 0.3 0.2 0.1 0.0 0.00.0 0.1 0.1 0.2 14.3 0.1 4.8 1.1 1.8 16.0 25.5 6.5 2.4 0.8 14.2 1.1 2.6 4.1 4.0 2.5 0.9 1.5 3.3 4.5 4.6 4.6 4.5 3.8 2.2 2.3 3.8 4.2 3.1 1.6 2.6 4.1 4.1 2.6 0.7 0.2 0.0 0.00.1 0.1 0.2 0.5 3.3 0.2 0.0 5.1 24.8 7.2 10.8 2.1 14.4 2.1 1.10.4 0.71.9 1.4 0.90.7 1.1 1.6 0.6 0.1 0.0 0.00.1 0.2 0.3 0.9 13.82.5 0.6 0.0 0.0 0.00.1 0.2 0.4 2.2 3.74.9 0.9 0.1 0.0 0.00.1 0.2 0.4 3.75.2 0.9 0.1 0.0 0.00.1 0.1 0.3 0.43.3 0.8 0.1 0.0 0.00.1 0.1 0.2 0.4 0.51.4 0.6 0.0 0.0 0.00.1 0.1 0.2 1.5 10.22.5 1.0 0.1 0.0 0.00.1 0.1 0.2 0.8 4.04.8 1.4 0.1 0.0 0.00.1 0.1 0.2 0.3 0.25.2 1.4 0.1 0.0 0.00.1 0.1 0.2 0.4 1.45.1 5.8 5.7 5.0 4.3 5.1 5.1 5.9 5.7 6.1 6.6 7.6 7.6 5.43.4 1.2 0.1 0.0 0.00.1 0.1 0.2 0.8 14.37.8 7.7 7.0 5.2 4.4 4.7 4.1 4.8 5.3 5.8 6.4 7.5 7.5 6.21.5 0.7 0.1 0.0 0.00.1 0.1 0.2 0.4 2.6 7.1 15.8 2.0 7.6 15.8 2.1 7.8 16.3 4.5 8.0 7.57.0 4.5 3.9 4.0 3.3 3.9 4.6 4.7 5.7 7.5 7.3 7.5 2.82.4 1.0 0.1 0.0 0.00.1 0.1 0.1 0.2 0.3 5.0 15.2 1.5 5.2 15.2 1.6 5.9 15.8 4.9 8.1 6.65.3 2.5 1.7 1.5 1.4 1.5 1.8 2.0 2.8 5.2 6.2 7.1 2.64.7 1.4 0.1 0.0 0.00.0 0.1 0.1 0.2 0.4 8.9 19.0 2.5 9.3 18.9 2.6 9.9 19.1 5.1 6.6 5.53.9 1.3 0.6 0.4 0.4 0.4 0.5 0.6 1.5 4.0 5.4 6.4 2.15.2 1.4 0.1 0.0 0.00.0 0.1 0.1 0.3 2.0 5.8 14.4 1.3 4.2 14.3 1.3 4.8 14.7 3.8 5.6 4.43.0 1.0 0.3 0.1 0.1 0.1 0.2 0.3 1.0 3.1 4.2 5.8 2.53.3 1.1 0.1 0.0 0.00.0 0.1 0.1 0.4 10.3 19.4 19.6 2.7 9.7 19.2 2.6 10.3 19.9 5.8 4.93.7 2.5 0.8 0.4 0.1 0.2 0.2 0.1 0.4 0.8 2.3 3.0 3.71.0 0.4 0.0 0.0 0.00.0 0.0 0.1 0.4 1.7 3.8 7.2 1.8 2.1 5.8 0.8 2.8 7.0 3.10.2 0.1 0.0 0.0 0.00.0 0.0 0.1 0.4 1.9 4.1 4.7 3.4 1.3 0.4 0.5 1.7 3.9 5.5 5.2 2.7 1.10.3 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.3 1.2 3.4 4.6 4.1 2.4 2.8 4.4 4.52.8 0.7 0.2 0.0 0.0 0.0 0.0 0.00.0 0.0 0.1 0.2 0.3 0.5 0.5 0.5 0.3 0.2 0.2 0.3 0.5 0.7 0.7 0.4 0.30.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 0.5 0.5 0.5 0.5 0.5 0.50.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0
Page 2 of 4Project #:Date:3/8/2022Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels.Paper Size: ARCH D - 24X36"MN, ND, SD, W. WI6885 146TH ST WAPPLE VALLEY, MN 55124952.223.6300WWW.JTHLIGHTING.COM1. Lighting Reflectance of 80/50/20 used unless noted otherwise2. Interior calc points shown at 30" A.F.F. unless noted otherwise3. Exterior calc points shown at grade unless noted otherwise4. Emergency egress calc points shown at 0" A.F.F.5. Photometric drawings are for Design purposes only, not for Construction documentsPRIOR LAKE APARTMENTSPage 2 of 4Project #:Date:3/8/2022Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels.Paper Size: ARCH D - 24X36"MN, ND, SD, W. WI6885 146TH ST WAPPLE VALLEY, MN 55124952.223.6300WWW.JTHLIGHTING.COM1. Lighting Reflectance of 80/50/20 used unless noted otherwise2. Interior calc points shown at 30" A.F.F. unless noted otherwise3. Exterior calc points shown at grade unless noted otherwise4. Emergency egress calc points shown at 0" A.F.F.5. Photometric drawings are for Design purposes only, not for Construction documentsPRIOR LAKE APARTMENTSLuminaire ScheduleSymbolQtyLabelManufacturerDescriptionCalculation SummaryArrangementLum. LumensLabelCalcTypeLum. WattsLLF9CC1UnitsAvgMaxMinCY2-45-3K7-1-4-RSingle402651.740.900Avg/MinMax/Min12AACY1-15-3K7-1-1-RSingle182517.260.900LOT_PlanarIlluminanceFc9DD2HEWILLIAMS4DR-TL-L40-830-DIM-UNV-O-W-OF-CS-WETCCSingle330037.6182.260.90025.50.0N.A.N.A.3DD1HEWILLIAMS4DR-TL-L15-830-DIM-UNV-ON-OF-CS-WET-CCSingle1703200.7507EEBKMA-LED-x45_x45-WFL_WFL-12-CSingle369168.70.90010BBBEGA24152K3Single548110.900
Page 3 of 4Project #:Date:3/8/2022Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels.Paper Size: ARCH D - 24X36"MN, ND, SD, W. WI6885 146TH ST WAPPLE VALLEY, MN 55124952.223.6300WWW.JTHLIGHTING.COM1. Lighting Reflectance of 80/50/20 used unless noted otherwise2. Interior calc points shown at 30" A.F.F. unless noted otherwise3. Exterior calc points shown at grade unless noted otherwise4. Emergency egress calc points shown at 0" A.F.F.5. Photometric drawings are for Design purposes only, not for Construction documentsPRIOR LAKE APARTMENTSPage 3 of 4Project #:Date:3/8/2022Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels.Paper Size: ARCH D - 24X36"MN, ND, SD, W. WI6885 146TH ST WAPPLE VALLEY, MN 55124952.223.6300WWW.JTHLIGHTING.COM1. Lighting Reflectance of 80/50/20 used unless noted otherwise2. Interior calc points shown at 30" A.F.F. unless noted otherwise3. Exterior calc points shown at grade unless noted otherwise4. Emergency egress calc points shown at 0" A.F.F.5. Photometric drawings are for Design purposes only, not for Construction documentsPRIOR LAKE APARTMENTSCalculation SummaryLabelCalcTypeLuminaire ScheduleSymbolQtyLabelManufacturerDescriptionArrangementLum. LumensUnitsLum. WattsLLFAvgMax9CC1CY2-45-3K7-1-4-RSingleMinAvg/MinMax/MinLOT_Planar402651.740.90012AACY1-15-3K7-1-1-RSingle182517.260.900IlluminanceFc2.2625.50.0N.A.9N.A.DD2HEWILLIAMS4DR-TL-L40-830-DIM-UNV-O-W-OF-CS-WETCCSingle330037.6180.9003DD1HEWILLIAMS4DR-TL-L15-830-DIM-UNV-ON-OF-CS-WET-CCSingle1703200.7507EEBKMA-LED-x45_x45-WFL_WFL-12-CSingle369168.70.90010BBBEGA24152K3Single548110.900
Page 4 of 4Project #:Date:3/8/2022Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels.Paper Size: ARCH D - 24X36"MN, ND, SD, W. WI6885 146TH ST WAPPLE VALLEY, MN 55124952.223.6300WWW.JTHLIGHTING.COM1. Lighting Reflectance of 80/50/20 used unless noted otherwise2. Interior calc points shown at 30" A.F.F. unless noted otherwise3. Exterior calc points shown at grade unless noted otherwise4. Emergency egress calc points shown at 0" A.F.F.5. Photometric drawings are for Design purposes only, not for Construction documentsPRIOR LAKE APARTMENTSPage 4 of 4Project #:Date:3/8/2022Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels.Paper Size: ARCH D - 24X36"MN, ND, SD, W. WI6885 146TH ST WAPPLE VALLEY, MN 55124952.223.6300WWW.JTHLIGHTING.COM1. Lighting Reflectance of 80/50/20 used unless noted otherwise2. Interior calc points shown at 30" A.F.F. unless noted otherwise3. Exterior calc points shown at grade unless noted otherwise4. Emergency egress calc points shown at 0" A.F.F.5. Photometric drawings are for Design purposes only, not for Construction documentsPRIOR LAKE APARTMENTSPage 4 of 4Project #:Date:3/8/2022Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels.Paper Size: ARCH D - 24X36"MN, ND, SD, W. WI6885 146TH ST WAPPLE VALLEY, MN 55124952.223.6300WWW.JTHLIGHTING.COM1. Lighting Reflectance of 80/50/20 used unless noted otherwise2. Interior calc points shown at 30" A.F.F. unless noted otherwise3. Exterior calc points shown at grade unless noted otherwise4. Emergency egress calc points shown at 0" A.F.F.5. Photometric drawings are for Design purposes only, not for Construction documentsPRIOR LAKE APARTMENTSCalculation SummaryLuminaire ScheduleSymbolQtyLabelManufacturerDescriptionArrangementLum. LumensLum. WattsLabelLLF9CC1CY2-45-3K7-1-4-RSingle402651.740.90012AACY1-15-3K7-1-1-RSingle182517.260.900CalcTypeUnitsAvgMaxMinAvg/MinMax/MinLOT_PlanarIlluminanceFc9DD2HEWILLIAMS4DR-TL-L40-830-DIM-UNV-O-W-OF-CS-WETCCSingle330037.6180.9002.2625.530.0N.A.N.A.DD1HEWILLIAMS4DR-TL-L15-830-DIM-UNV-ON-OF-CS-WET-CCSingle1703200.7507EEBKMA-LED-x45_x45-WFL_WFL-12-CSingle369168.70.90010BBBEGA24152K3Single548110.900
[Phone] 952-447-9800 | [Fax] 952-447-4245 | cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
Memorandum
To: Nick Jackson, Momentum Design Group
David Knaeble, Civil Site Group
From: Nick Monserud, Assistant City Engineer
Pete Young, Water Resources Engineer
Kris Keller, Consulting Engineer
Date: March 25, 2022
Re: Prior Lake Luxury Apartments
We have reviewed the updated preliminary plat documents submitted for the Prior Lake Luxury
Apartments site on March 9, 2022 as prepared by Civil Site Group. The following documents were
received:
• Full Submittal - 2022 03-09 City Submittal Set.pdf
Comments are provided within this Memorandum and in the corresponding redlined plan set. Please
note that not all comments within the plan set are in the Memorandum. We have the following
comments with regards to stormwater management and engineering:
General
1. Submit for and provide copies to the City of all required permits from regulatory agencies
(MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.)
2. An NPDES permit is required for this site as it exceeds 1 acre of disturbance.
Removals Plan
1. Show as removing the unused stub connecting into the existing sanitary sewer manhole
a. Bulkhead existing structure opening
2. Show the approximate removal limits of the street impacted with the existing water service
removals back to the main.
a. Mill and overlay the full width of road between the extents of the removals
3. Add callout to coordinate with the City to salvage existing memorial trees.
Site Plan/Plat
1. Update areas in ‘Site Area Table’ to include construction and disturbance areas.
2. Shift the pedestrian ramp at the southeast corner of the site to line up with the pedestrian ramp
at the southwest corner of the intersection and cross Dakota Street at a right angle.
3. Reference City Standard Detail Plate ST-8 for valley gutter on the site.
4. Reference City Standard Detail Plate ST-7 for the commercial apron to the site.
5. Provide a location for the garbage enclosure and how it will be accessed and removed from the
site.
6. Provide a 7 ton design for the trail section per the geotechnical report for future maintenance
access.
a. Provide truck and emergency/fire vehicle turning movements
7. Show replacement curb as B618 along Dakota Street
8. Coordinate having existing easements vacated and new easements platted as necessary
9. Show City Hall, neighboring buildings, and adjacent features
Grading Plan
1. Retaining walls that are over four feet in height or have more than two tiers shall be designed by
a Minnesota registered professional engineer, need a Retaining Wall Permit, and have a fence or
visual barrier constructed at the top of the wall. The retaining wall construction will require the
submittal of detailed plans and specifications for a review by City staff.
2. Show City Hall, neighboring buildings, adjacent features and existing grades/contours
3. Show proposed exterior grades/contours for the parking area and adjacent to the building
Utility Plans
1. Maintenance agreements between the property owner and the City will need to be finalized
that define the ownership and responsibilities of the utility services from the utility mains to the
buildings.
2. Maintenance agreements between the property owner and the City will need to be finalized
that define the ownership and maintenance responsibilities of the storm sewer and stormwater
management BMPs.
3. For connection into existing sanitary sewer structure, core drill and provide watertight boot.
a. Reshape concrete invert and bench
b. Note, the invert shown for the existing sanitary sewer manhole connection (951.15)
appears to be the top of an outside drop. The invert of the structure is 945.55
4. For connection into existing storm sewer structure, core drill.
a. Reshape concrete invert and bench
b. Use RCP for the outlet pipe from the underground storm sewer storage to the existing
City storm sewer structure
5. Install an 8” x 8” tee at the connection to the watermain instead of wet tapping
6. Provide separate domestic and fire services to the building with separate shutoffs (PIV for fire)
outside the building fall zone.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
The Community Development Department reviewed the Preliminary PUD Plans for the subject
project with a submittal plan date of 3/9/22 and updated landscape plan set dated 3/9/22 and has
the following comments:
1. Note - there are three EDA parcels and a portion of the City of Prior Lake parcel included in
the development area; only two PIDs are shown. All current PIDs are PID 250010570; PID
250010560; PID 250010550; and part of PID 250010582. It is expected that a new subdivision
plat will be recorded and new PIDs will be provided prior to submittal of the Final PUD plan.
2. Note – two addresses are identified but there are three active addresses on the development
site; 4662, 4664, and 4666 Dakota Street SE. It is anticipated 4664 Dakota Street SE will be
assigned to the development upon final approval.
3. Provide clarification for discrepancy between Gross Area Excluding Garages of 117,475 SF
and Net Building Area of 112,728 SF w/o Garage on Cover Sheet.
4. Provide confirmation that all above grade parking (28 stalls) and street parking (7 stalls) will
be public parking stalls and not assigned/reserved for individual users.
5. Landscaping/Tree Replacement – further discussion will be needed regarding tree replacement.
The plans identify a needed 203” of tree replacement; 20% of this requirement can be
accomplished with shrubs and landscaping. It appears approximately 32.5” of replacement is
identified on the site.
6. Development fees – developer and city staff will discuss potential development fees prior to
final PUD submittal, including but not limited to a 6% administrative fee [for public
improvements only] and 8% construction observation fee [for public improvements only]
based on the total estimated construction costs (which includes park restoration, grading and
utility connections on public property), and park dedication.
7. Sidewalk on west side of building – A maintenance agreement will be negotiated between city
staff and developer relating to private maintenance of the sidewalk on the west side of building
to the public trail within Gateway Park.
8. Finalize hours of operation for the outdoor restaurant space prior to submittal of the final PUD
request to be considered by City Council.
Date: March 23, 2022 (REVISED 04.07.2022)
To: Ben Beard, The Beard Group, Inc.
From: Casey McCabe, Community Development Director
Subject: Prior Lake Luxury Apartments Preliminary PUD Application
City Project #PDEV22-000008
9. Identify parking stall width and depth for compact parking stalls prior to submittal of the final
PUD request to be considered by City Council.
PUD Request
1. Front Yard Setback - maximum front yard setback in the TC, Town Center Use District is 10
feet along local streets. Proposed setback is shown at 12.4’ – 19.6’; this code variation will be
part of the PUD request.
2. Side Yard Setback - maximum side yard setback in the TC, Town Center Use District is 10
feet along local streets. A portion of the proposed setback on the east side is shown at 11.2’ –
12.0’; this code variation will be part of the PUD request.
3. Exterior Materials – a minimum of 80% of facades abutting public right of way shall be
constructed of high-quality, durable principal materials including brick, natural or cast stone,
or glass. A maximum of 20% of facades abutting public right of way can be constructed of
high quality, durable accent materials as approved by the Zoning Administrator. Side or rear
façades not abutting public right of way shall have a minimum of 60% of the principal materials
listed above and a maximum of 40% of accent materials as above.
The proposed materials do not meet these minimum requirements; however, it is noted an
exception to this requirement may be appropriate due to the scale of the building. Materials as
shown meet 44% of this requirement on the front façade; 41% on the west façade; 46% on the
east façade; and 49% on the rear façade. This code variation will be part of the PUD request.
4. Building Height - the maximum building height in the TC, Town Center Use District is 55 feet;
Please clarify all building height measurements. Building Height is to be measured from the
mean curb level along the front lot line or from the finished grade level for all that portion of
the structure having frontage on a public right-of-way to the top of the roofline of a flat roof.
The Roof Line is the lowest plane at which the external upper covering of a building begins.
Please identify the building height from the mean curb level along the front lot line to the
uppermost point of all roof lines so the planning commission, city council, and public have a
clear understanding of the building height. If the height will exceed 55’, that code variation
will be part of the PUD request.
Preserve at Jeffers Pond - 3729 Fountain Hills Dr. NW
Final Plat/PUD Major Amendment
Location Map
CR 42
C o v e P o i n t C irN W Fount
a
i
n
H
ills
D
r
N
W
JeffersPkwyNWMckenna Rd NWShepherdsPathNWMckennaRdNW42
12
77
42
44
27
21
87
16
23
15
18
82
78
17
79
83
14
70
X:\Planning\Location Map\Location Map Template\Preserve at Jeffers Pond - 3729 Fountain Hills Dr NW.aprx
0 210 420 630 840
Feet
Subject Properties
Subject Property
LOCATION MAP
01-ENG-121290-SHEET-COVR
0.1
SITE PLANPUD PLANEXISTING CONDITIONS & REMOVALSLEGENDCOVERSHEET INDEX0.10.21.12.12.2
THE PRESERVE AT JEFFERS POND
PUD AMENDMENT PLAN
PRIOR LAKE , MINNESOTA
COVER
Know what's below.
before you dig.Call
R
SHORELAND OVERLAY PLAN3.1 GRADING PLAN4.1-4.2 EROSION CONTROL & SEEDING PLAN4.3 WALL CONSTRUCTION PLAN4.4 GRADING DETAILS & NOTES4.5-4.6 SANITARY & WATERMAIN PLAN5.1 STORM SEWER PLAN6.1-6.2 DRAINTILE PLAN6.3 PARKING LOT CONSTRUCTION7.1 DETAILS8.1-8.4
LANDSCAPE PLANL1.
FIRE ACCESS DETAILF1.
SIGHT DISTANCE GRAPHICS1.
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-LGND
0.2LEGEND
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-EXCON-DEMO
1.1EXISTING CONDITIONS &
REMOVAL PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-SITE-PUD
2.1PUD PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-SITE-PUD
2.2SITE PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-SHORELAND
3.1SHORELAND OVERLAY
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-GRAD
4.1GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-GRAD
4.2GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
LEGEND
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
01-ENG-121290-SHEET-EROS
4.3EROSION CONTROL & SEEDING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
EROSION CONTROL PLAN SEEDING PLAN
WALL A TOP WALL B TOP WALL C TOP WALL D TOP
01-ENG-121290-SHEET-WALL
4.4WALL DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
·
·
·
·
·
·
·
·
01-ENG-121290-SHEET-GRAD-DTLS
4.5GRADING DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
·
·
01-ENG-121290-SHEET-GRAD-DTLS
4.6GRADING DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-SSWR
5.1SANITARY & WATERMAIN PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
III
III
01-ENG-121290-SHEET-STRM
6.1STORM SEWER CONSTRUCTION
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-STRM
6.2STORM SEWER CONSTRUCTION
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-DRAINTILE
6.3DRAINTILE PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-ROAD
7.1PARKING LOT CONSTRUCTION
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-DTLS
8.1DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-DTLS
8.2DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-DTLS
8.3DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-DTLS
8.4DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
21OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
c
OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
02-14-2022 EDEN PRAIRIE, MINNESOTA 55346
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson
01-PLAN-121290-SHEET-LAND.DWG
1L1JLT/TLM
JLT/TLM
LANDSCAPE PLAN
-PLANTING HOLE TO BE 2-3
TIMES AS WIDE AS ROOT BALL
DIAMETER. DEPTH OF THE PIT
SHOULD ALLOW ROOT FLARE
TO BE 1-2" ABOVE EXISTING
GRADE.
-PLANTING PIT SHOULD BE
SAUCER-SHAPED WITH OUTER
EDGES BEING 4-6" DEEPER
THAN CENTER TO ENCOURAGE
ROOT GROWTH.
-SCARIFY BOTTOM AND SIDES
OF PIT PRIOR TO PLANTING.
-HANDLE TREE BY ROOT BALL
TO PREVENT DAMAGE.
-SET PLANT ON UNDISTURBED
NATIVE SOIL OR SUFFICIENTLY
COMPACTED BACKFILLED SOIL
TO PREVENT PLANT
SETTLEMENT.
-ONCE TREE IN IS POSTION
REMOVE ALL ROPE, TWINE AND
ROT-PROOF BURLAP. REGULAR
BURLAP CAN REMAIN ON THE
BOTTOM 1
2 OF BALL.(LOOSENED)
-CUT THE WIRE BASKET DOWN TO A
DEPTH OF 12-18" TO MINIMIZE
GIRDLING.
-ENSURE THE TREE IS STRAIGHT
AND THEN FIRMLY BACKFILL THE
SOIL AROUND THE ROOT BALL. FILL
WITHIN 12" OF THE TOP OF BALL.
-A SMALL 2-6"WATER HOLDING
IRRIGATION RING MAY BE PLACED
AT EDGE OF PLANTING PIT TO
RETAIN WATER.
-WATER WITHIN TWO HOURS OF
INSTALLATION TO SETTLE PLANTS
AND FILL VOIDS. WATERING MUST
BE SUFFICIENT TO THOROUGHLY
SATURATE ROOT BALL AND
PLANTING PIT.
-APPLY 2-4" OF MULCH TO THE
SURFACE OF BACKFILLED
AREA, KEEPING THE MULCH 4"
AWAY FROM TRUNK.
-REMOVE ANY TAGS OR
LABELS AS WELL AS ANY
DEAD OR BROKEN BRANCHES.
-PLANTING HOLE TO BE 2-3
TIMES AS WIDE AS ROOT BALL
DIAMETER. DEPTH OF THE PIT
SHOULD ALLOW ROOT FLARE
TO BE 1-2" ABOVE EXISTING
GRADE.
-PLANTING PIT SHOULD BE
SAUCER-SHAPED WITH OUTER
EDGES BEING 4-6" DEEPER
THAN CENTER TO ENCOURAGE
ROOT GROWTH.
-SCARIFY BOTTOM AND SIDES
OF PIT PRIOR TO PLANTING.
-HANDLE TREE BY ROOT BALL
TO PREVENT DAMAGE.
-SET PLANT ON UNDISTURBED
NATIVE SOIL OR SUFFICIENTLY
COMPACTED BACKFILLED SOIL
TO PREVENT PLANT
SETTLEMENT.
-ONCE TREE IN IS POSTION
REMOVE ALL ROPE, TWINE AND
ROT-PROOF BURLAP. REGULAR
BURLAP CAN REMAIN ON THE
BOTTOM 1
2 OF BALL.(LOOSENED)
-CUT THE WIRE BASKET DOWN TO A
DEPTH OF 12-18" TO MINIMIZE
GIRDLING.
-ENSURE THE TREE IS STRAIGHT
AND THEN FIRMLY BACKFILL THE
SOIL AROUND THE ROOT BALL. FILL
WITHIN 12" OF THE TOP OF BALL.
-A SMALL 2-6"WATER HOLDING
IRRIGATION RING MAY BE PLACED
AT EDGE OF PLANTING PIT TO
RETAIN WATER.
-WATER WITHIN TWO HOURS OF
INSTALLATION TO SETTLE PLANTS
AND FILL VOIDS. WATERING MUST
BE SUFFICIENT TO THOROUGHLY
SATURATE ROOT BALL AND
PLANTING PIT.
-APPLY 2-4" OF MULCH TO THE
SURFACE OF BACKFILLED
AREA, KEEPING THE MULCH 4"
AWAY FROM TRUNK.
-REMOVE ANY TAGS OR
LABELS AS WELL AS ANY
DEAD OR BROKEN BRANCHES.
- THE LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE TO BECOME FAMILIAR WITH THE EXISTING CONDITIONS
PRIOR TO SUBMITTING A BID.
- THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF PROPOSED PHYSICAL START DATE AT
LEAST 7 DAYS IN ADVANCE.
- THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF ALL EXISTING UTILITY
LOCATIONS ON THE PROJECT SITE WITH GOPHER STATE ONE CALL 1-800-252-1166 PRIOR TO COMMENCING WORK.
THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF EXISTING UTILITIES
DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS
TO FACILITATE PLANT RELOCATION.
- GRADING TO BE PERFORMED BY OTHERS.
- NO PLANT MATERIAL SHALL BE INSTALLED UNTIL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE
IMMEDIATE AREA.
- ALL PLANT MATERIAL SHALL MEET THE STANDARDS FOUND IN THE AMERICAN ASSOCIATION OF
NURSERYMEN-AMERICAN STANDARD FOR NURSERY STOCK.
- ALL CONTAINER MATERIAL TO BE GROWN IN THE CONTAINER A MINIMUM OF SIX (6) MONTHS PRIOR TO PLANTING ON
SITE.
- DECIDUOUS AND CONIFEROUS TREES SHALL NOT BE STAKED, UNLESS DETERMINED TO BE NECESSARY.
- THE LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM GUARANTEE OF ONE YEAR ONE TIME REPLACEMENT ON
NEW PLANT MATERIALS. GUARANTEE SHALL BE AGREED UPON BY DEVELOPER/BUILDER AND LANDSCAPE CONTRACTOR.
- THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY
BEFORE, DURING OR AFTER INSTALLATION.
- IF THERE IS A DESCREPANCY BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE NUMBER SHOWN ON
THE PLANT LIST, THE NUMBER SHOWN ON THE PLAN WILL TAKE PRECEDENCE.
-THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO
COMPLETE WORK SHOWN ON THE PLAN. THE LANDSCAPE CONTRACTOR SHALL VERIFY ALL QUANTITIES SHOWN ON THE
PLANT SCHEDULE.
- COMMERCIAL GRADE POLY LAWN EDGING SHALL BE INSTALLED UNLESS OTHERWISE NOTED.
- THE LANDSCAPE CONTRACTOR SHALL REPAIR ALL DAMAGE TO THE SITE CAUSED BY THE PLANTING OPERATION AT
NO COST TO THE OWNER.
- THE LANDSCAPE CONTRACTOR SHALL KEEP PAVEMENTS CLEAN UNSTAINED. ALL PEDESTRIAN AND VEHICLE ACCESS
TO BE MAINTAINED THROUGHOUT CONSTRUCTION PERIOD. ALL WASTES SHALL BE PROMPTLY REMOVED FROM THE SITE.
ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE.
- THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS AND PERMITS
GOVERNING THE WORK.
- STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED.
KEY COMMON NAME/SCIENTIFIC NAME ROOT*QUANTITY
01-ENG-121290-SHEET-VEHC-TRAC-FIRE
F1FIRE ACCESS PLAN 1
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
01-ENG-121290-SHEET-SIGHT
S1SIGHT DISTANCE PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
OFTHE PRESERVE AT JEFFERS POND
PIROR LAKE, MINNESOTA
INTEGRATE PROPERTIES, LLC
6980 SAND RIDGE ROAD
02-14-2022
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2022 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 02-14-2022
John M. Molinaro
EDEN PRAIRIE, MINNESOTA 55346
1
2.2
2.1
2.2
3
5
1
2.22
2.24
2.0
1
2.0
2
2.0 3
2.0
4
2.05
2.1
1
2.1 2
2.1
3
2.1
4
OVERALL APARTMENT UNIT COUNT:
TOTAL ONE BEDROOM UNITS: 154
TOTAL TWO BEDRROM UNITS:43
TOTAL UNITS:197
REVISIONS:
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHK'D BY:
www.collagearchitects.com
DATE:
DATE:
PETER KEELY
REGISTRATION NO: 23570
Collage | architects
Architects
Pete Keely
651.472.0050
708 15th Avenue NE
Minneapolis, MN 55413
Civill Engineer
Firm
EOR
Phone
Street
City, State, Zip
I HEREBY CERTIFY THAT THIS PLAN
SPECIFICATION OR REPORT WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION
AND THAT I AM A DULY LICENSED ARCHITECT
UNDER THE LAWS OF THE STATE OF
MINNESOTA. 2/14/2022 9:31:46 AM1.0
FLOOR PLAN -
LOWER LEVEL
THE PRESERVE AT
JEFFERS POND
2/14/2022
6103-01
140th Str and Jeffers Pkwy
Prior Lake, MN
Author
Checker
Preliminary
2/14/2022
1/16" = 1'-0"1.0
1 FLOOR PLAN - LOWER LEVEL
No. Date Description
2.2
2.1
2.2
3
5
1
2.22
2.24
2.0
1
2.0
2
2.0 3
2.0
4
2.1
1
2.1 2
2.1
3
2.1
4
1 BR
2 BR
1 BR
1 BR
1 BR1 BR
1 BR
1 BR
1 BR1 BR
1 BR
2 BR
1 BR
1 BR
1 BR
1 BR
1 BR
2 BR
1 BR
2 BR
1 BR
1 BR
2 BR
1 BR
1 BR
1 BR
YOGA
LOBBY /
GATHERING
GYM
FITNESS
PACKAGES
OFFICE
ENTRY
MANAGEMENT
OFFICE
OVERALL APARTMENT UNIT COUNT:
TOTAL ONE BEDROOM UNITS: 154
TOTAL TWO BEDRROM UNITS:43
TOTAL UNITS:197
REVISIONS:
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHK'D BY:
www.collagearch.com
DATE:
DATE:
I HEREBY CERTIFY THAT THIS PLAN SPECIFICATION
OR REPORT WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY
LICENSED ARCHITECT UNDER THE LAWS OF THE
STATE OF MINNESOTA.
PETER KEELY
REGISTRATION NO: 23570
Collage | architects
Architects
Peter Keely
651.472.0050
708 15th Aveenue NE
Minneapolis, MN 55413
Structural Engineer
Nelson-Rudie & Associates, Inc.
Joseph M. Pearce
763-367-7611
9100 49th Avenue North
Minneapolis, MN 55428
Civil Engineer
Civil Site Group
Matthew R. Pavek
612-615-0060
5000 Glenwood Avenue
Golden Valley, MN 55422
2/14/2022 9:31:47 AM1.1
FLOOR PLAN -
LEVEL 1
THE PRESERVE AT
JEFFERS POND
2/14/2022
6103-01
140th Str and Jeffers Pkwy
Prior Lake, MN
Author
Checker
Preliminary
2/14/2022
1/16" = 1'-0"1.1
1 FLOOR PLAN - LEVEL 1
No. Date Description
2.2
2.1
2.2
3
5
1
2.22
2.24
2.0
1
2.0
2
2.0 3
2.0
4
2.05
2.1
1
2.1 2
2.1
3
2.1
4
2 BR
2 BR 2 BR
1 BR
1 BR
1 BR
1 BR 1 BR 1 BR1 BR
1 BR1 BR1 BR 1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR 1 BR 1 BR1 BR
1 BR
1 BR
1 BR
2 BR
1 BR
1 BR
1 BR
1 BR
1 BR
2 BR
2 BR
1 BR
2 BR
2 BR
1 BR
1 BR
1 BR
2 BR
2 BR
1 BR
1 BR
2 BR
1 BR
1 BR
1 BR
2 BR
2 BR
1 BR1 BR
1 BR1 BR
1 BR
1 BR
1 BR
OVERALL APARTMENT UNIT COUNT:
TOTAL ONE BEDROOM UNITS: 154
TOTAL TWO BEDRROM UNITS:43
TOTAL UNITS:197
REVISIONS:
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHK'D BY:
www.collagearchitects.com
DATE:
DATE:
PETER KEELY
REGISTRATION NO: 23570
Collage | architects
Architects
Pete Keely
651.472.0050
708 15th Avenue NE
Minneapolis, MN 55413
Civill Engineer
Firm
EOR
Phone
Street
City, State, Zip
I HEREBY CERTIFY THAT THIS PLAN
SPECIFICATION OR REPORT WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION
AND THAT I AM A DULY LICENSED ARCHITECT
UNDER THE LAWS OF THE STATE OF
MINNESOTA. 2/14/2022 9:31:49 AM1.3
FLOOR PLAN -
LEVEL 2
THE PRESERVE AT
JEFFERS POND
2/14/2022
6103-01
140th Str and Jeffers Pkwy
Prior Lake, MN
Author
Checker
Preliminary
2/14/2022
1/16" = 1'-0"1.3
1 FLOOR PLAN - LEVEL 2
No. Date Description
2.2
2.1
2.2
3
5
1
2.22
2.24
2.0
1
2.0
2
2.0 3
2.0
4
2.05
2.1
1
2.1 2
2.1
3
2.1
4
2 BR
2 BR 2 BR
1 BR
1 BR
1 BR
1 BR 1 BR 1 BR1 BR
1 BR1 BR1 BR 1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR 1 BR 1 BR1 BR
1 BR
1 BR
1 BR
2 BR
1 BR
1 BR
1 BR
1 BR
1 BR
2 BR
2 BR
1 BR
2 BR
2 BR
1 BR
1 BR
1 BR
1 BR
2 BR
2 BR
1 BR
1 BR
2 BR
1 BR
1 BR
1 BR
2 BR
2 BR
1 BR
1 BR1 BR
1 BR
1 BR
1 BR
1 BR
OVERALL APARTMENT UNIT COUNT:
TOTAL ONE BEDROOM UNITS: 154
TOTAL TWO BEDRROM UNITS:43
TOTAL UNITS:197
REVISIONS:
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHK'D BY:
www.collagearchitects.com
DATE:
DATE:
PETER KEELY
REGISTRATION NO: 23570
Collage | architects
Architects
Pete Keely
651.472.0050
708 15th Avenue NE
Minneapolis, MN 55413
Civill Engineer
Firm
EOR
Phone
Street
City, State, Zip
I HEREBY CERTIFY THAT THIS PLAN
SPECIFICATION OR REPORT WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION
AND THAT I AM A DULY LICENSED ARCHITECT
UNDER THE LAWS OF THE STATE OF
MINNESOTA. 2/14/2022 9:31:50 AM1.4
FLOOR PLAN -
LEVEL 3
THE PRESERVE AT
JEFFERS POND
2/14/2022
6103-01
140th Str and Jeffers Pkwy
Prior Lake, MN
Author
Checker
Preliminary
2/14/2022
1/16" = 1'-0"1.4
1 FLOOR PLAN - LEVEL 3
No. Date Description
2.2
2.1
2.2
3
5
1
2.22
2.24
2.0
1
2.0
2
2.0 3
2.0
4
2.05
2.1
1
2.1 2
2.1
3
2.1
4
OVERALL APARTMENT UNIT COUNT:
TOTAL ONE BEDROOM UNITS: 154
TOTAL TWO BEDRROM UNITS:43
TOTAL UNITS:197
2 BR
2 BR 2 BR
1 BR
1 BR
1 BR
1 BR 1 BR 1 BR1 BR
1 BR1 BR1 BR 1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR 1 BR 1 BR1 BR
1 BR
1 BR
1 BR
2 BR
1 BR
1 BR
1 BR
1 BR
1 BR
2 BR
2 BR
1 BR
2 BR
2 BR
1 BR
1 BR
1 BR
2 BR
1 BR
1 BR
2 BR
1 BR
1 BR
1 BR
2 BR
2 BR
1 BR
1 BR1 BR
1 BR
1 BR
1 BR
1 BR
SKY
LOUNGE
REVISIONS:
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHK'D BY:
www.collagearchitects.com
DATE:
DATE:
PETER KEELY
REGISTRATION NO: 23570
Collage | architects
Architects
Pete Keely
651.472.0050
708 15th Avenue NE
Minneapolis, MN 55413
Civill Engineer
Firm
EOR
Phone
Street
City, State, Zip
I HEREBY CERTIFY THAT THIS PLAN
SPECIFICATION OR REPORT WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION
AND THAT I AM A DULY LICENSED ARCHITECT
UNDER THE LAWS OF THE STATE OF
MINNESOTA. 2/14/2022 9:31:51 AM1.5
FLOOR PLAN -
LEVEL 4
THE PRESERVE AT
JEFFERS POND
2/14/2022
6103-01
140th Str and Jeffers Pkwy
Prior Lake, MN
Author
Checker
Preliminary
2/14/2022
1/16" = 1'-0"1.5
1 FLOOR PLAN - LEVEL 4
No. Date Description
LOWER LEVEL
88' - 8"
T.O. SLAB4' - 3"HEIGHT LIMIT
150'-0"
7 11 10 9
10 11
7
8 5
4
6
1
5
9
8
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"4' - 3"2' - 3 1/2"11' - 5 7/8"10' - 7 7/8"10' - 7 7/8"10' - 7 7/8"11' - 4"HEIGHT LIMIT
150'-0"7 58
4
7
6
5
9
3
1
3
1
6 95 8
5
9
4 77
22631 (800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"11' - 4" 10' - 7 7/8" 10' - 7 7/8" 10' - 7 7/8" 11' - 5 7/8" 2' - 3 1/2" 4' - 3"
HEIGHT LIMIT
150'-0"
7
10
74769
9
1
3
3 6 5
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"4' - 3"2' - 3 1/2"11' - 5 7/8"10' - 7 7/8"10' - 7 7/8"10' - 7 7/8"11' - 4"HEIGHT LIMIT
150'-0"
7 105 4
4
7
1
5
9
3 3
1
8
5
9
7
58 (800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"11' - 4" 10' - 7 7/8" 10' - 7 7/8" 10' - 7 7/8" 11' - 5 7/8" 2' - 3 1/2" 4' - 3"
HEIGHT LIMIT
150'-0"
7
10
4 5 7 7 47 5 7
4
9
7
1
8
22
3
5 6 3 1
REVISIONS:
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHK'D BY:
www.collagearchitects.com
DATE:
DATE:
PETER KEELY
REGISTRATION NO: 23570
Collage | architects
Architects
Pete Keely
651.472.0050
708 15th Avenue NE
Minneapolis, MN 55413
Civill Engineer
Firm
EOR
Phone
Street
City, State, Zip
I HEREBY CERTIFY THAT THIS PLAN
SPECIFICATION OR REPORT WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION
AND THAT I AM A DULY LICENSED ARCHITECT
UNDER THE LAWS OF THE STATE OF
MINNESOTA. 2/14/2022 9:34:25 AM2.0
ELEVATIONS
THE PRESERVE AT
JEFFERS POND
2/14/2022
6103-01
140th Str and Jeffers Pkwy
Prior Lake, MN
Author
Checker
Preliminary
2/14/2022
MATERIAL INDEX
#MATERIAL
1 MASONRY SYNTHETIC STONE / BRICK
2 MASONRY HEAD / SILL
3 DECORATIVE MASONRY BURNISHED BLOCK
4 SYNTHETIC WOOD SIDING 'SANDSTONE'; LP SMART-SIDE
5 SYNTHETIC WOOD SIDING 'WOODTONE COLOR'; LP SMART-SIDE
6 SYNTHETIC WOOD SIDING 6" LAP SIDING, TAN;LP SMART-SIDE
7 PREFINISHED METAL FLASHING: DARK BRONZE
8 COMPOSITE WINDOW: DARK BRONZE
9 PRE-FINISHED ALUMINUM DECKS AND RAILINGS, BLACK
10 ALUMINUM BRACKETS, PAINTED; DARK BRONZE
11 TIMBER FRAMED DECORATIVE BEAMS
3/32" = 1'-0"2.0
1 FRONT ENTRY ELEVATION
3/32" = 1'-0"2.0
2 EAST WING SOUTH COURTYARD ELEVATION
3/32" = 1'-0"2.0
3 EAST WING WEST COURTYARD ELEVATION
No. Date Description
3/32" = 1'-0"2.0
4 EAST WING END ELEVATION
3/32" = 1'-0"2.0
5 EAST WING EAST ELEVATION
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"
HEIGHT LIMIT
150'-0"11' - 4" 10' - 7 7/8" 10' - 7 7/8" 10' - 7 7/8" 11' - 5 7/8"2' - 3 1/2"4' - 3"7 4 8 7 6 9 5 7
7
4
7
8
9
1
3
5
1 6 5 9 1 6 13 3 6
1
8
7
7487
14
5
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"2' - 3 1/2"11' - 5 7/8"10' - 7 7/8"10' - 7 7/8"10' - 7 7/8"11' - 4"71
7
8
3
LOWER LEVEL
88' - 8"
T.O. SLAB.4' - 3"HEIGHT LIMIT
150'-0"
7 1157 75
7 1
1
8
5117515153
7
1
8
1
3
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"11' - 4" 10' - 7 7/8" 10' - 7 7/8" 10' - 7 7/8" 11' - 5 7/8" 2' - 3 1/2"
7
1
8
1
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"4' - 3"2' - 3 1/2"11' - 5 7/8"10' - 7 7/8"10' - 7 7/8"10' - 7 7/8"11' - 4"HEIGHT LIMIT
150'-0"
7 41
7
8
1 9 56 3 1 5 63 5 59 1 6 1 5 18 5 1 8 3
6
7
4775447
REVISIONS:
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHK'D BY:
www.collagearchitects.com
DATE:
DATE:
PETER KEELY
REGISTRATION NO: 23570
Collage | architects
Architects
Pete Keely
651.472.0050
708 15th Avenue NE
Minneapolis, MN 55413
Civill Engineer
Firm
EOR
Phone
Street
City, State, Zip
I HEREBY CERTIFY THAT THIS PLAN
SPECIFICATION OR REPORT WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION
AND THAT I AM A DULY LICENSED ARCHITECT
UNDER THE LAWS OF THE STATE OF
MINNESOTA. 2/14/2022 9:34:50 AM2.1
ELEVATIONS
THE PRESERVE AT
JEFFERS POND
2/14/2022
6103-01
140th Str and Jeffers Pkwy
Prior Lake, MN
Author
Checker
Preliminary
2/14/2022
MATERIAL INDEX
#MATERIAL
1 MASONRY SYNTHETIC STONE / BRICK
2 MASONRY HEAD / SILL
3 DECORATIVE MASONRY BURNISHED BLOCK
4 SYNTHETIC WOOD SIDING 'SANDSTONE'; LP SMART-SIDE
5 SYNTHETIC WOOD SIDING 'WOODTONE COLOR'; LP SMART-SIDE
6 SYNTHETIC WOOD SIDING 6" LAP SIDING, TAN;LP SMART-SIDE
7 PREFINISHED METAL FLASHING: DARK BRONZE
8 COMPOSITE WINDOW: DARK BRONZE
9 PRE-FINISHED ALUMINUM DECKS AND RAILINGS, BLACK
10 ALUMINUM BRACKETS, PAINTED; DARK BRONZE
11 TIMBER FRAMED DECORATIVE BEAMS
No. Date Description
3/32" = 1'-0"2.1
1 EAST WING NORTH ELEVATION
3/32" = 1'-0"2.1
2 EAST WING WEST ELEVATION
3/32" = 1'-0"2.1
3 NORTHWEST ELEVATION
3/32" = 1'-0"2.1
4 WEST WING NORTH ELEVATION
3/32" = 1'-0"2.1
5 WEST WING WEST ELEVATION
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"2' - 3 1/2"11' - 5 7/8"10' - 7 7/8"10' - 7 7/8"10' - 7 7/8"11' - 4"7
10
5 6
4
1
9
5
8
232
4
5
6
5
7
9
9 8913
4
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"2' - 3 1/2"11' - 5 7/8"10' - 7 7/8"10' - 7 7/8"10' - 7 7/8"11' - 4"71010
5
4
7
9
8
7
5
5
9
3
1
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
11' - 4"10' - 7 7/8"10' - 7 7/8"10' - 7 7/8"11' - 5 7/8"2' - 3 1/2"T.O.PARAPET
145' - 9"
(800.00')
LEVEL 1
100' - 0"
T.O. TOPPING
LOWER LEVEL
88' - 8"
T.O. SLAB
LEVEL 2
110' - 7 7/8"
T.O. SUBFLOOR
LEVEL 3
121' - 3 3/4"
T.O. SUBFLOOR
LEVEL 4
131' - 11 5/8"
T.O. SHEATHING
ROOF
143' - 5 1/2"
T.O. SHEATHING
T.O.PARAPET
145' - 9"
REVISIONS:
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHK'D BY:
www.collagearchitects.com
DATE:
DATE:
PETER KEELY
REGISTRATION NO: 23570
Collage | architects
Architects
Pete Keely
651.472.0050
708 15th Avenue NE
Minneapolis, MN 55413
Civill Engineer
Firm
EOR
Phone
Street
City, State, Zip
I HEREBY CERTIFY THAT THIS PLAN
SPECIFICATION OR REPORT WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION
AND THAT I AM A DULY LICENSED ARCHITECT
UNDER THE LAWS OF THE STATE OF
MINNESOTA. 2/14/2022 9:35:18 AM2.2
ELEVATIONS
THE PRESERVE AT
JEFFERS POND
2/14/2022
6103-01
140th Str and Jeffers Pkwy
Prior Lake, MN
Author
Checker
Preliminary
2/14/2022
MATERIAL INDEX
#MATERIAL
1 MASONRY SYNTHETIC STONE / BRICK
2 MASONRY HEAD / SILL
3 DECORATIVE MASONRY BURNISHED BLOCK
4 SYNTHETIC WOOD SIDING 'SANDSTONE'; LP SMART-SIDE
5 SYNTHETIC WOOD SIDING 'WOODTONE COLOR'; LP SMART-SIDE
6 SYNTHETIC WOOD SIDING 6" LAP SIDING, TAN;LP SMART-SIDE
7 PREFINISHED METAL FLASHING: DARK BRONZE
8 COMPOSITE WINDOW: DARK BRONZE
9 PRE-FINISHED ALUMINUM DECKS AND RAILINGS, BLACK
10 ALUMINUM BRACKETS, PAINTED; DARK BRONZE
11 TIMBER FRAMED DECORATIVE BEAMS
No. Date Description
3/32" = 1'-0"2.2
1 WEST WING SOUTH ELEVATION
3/32" = 1'-0"2.2
2 WEST WING END ELEVATION
3/32" = 1'-0"2.2
3 WEST WING NORTH COURTYARD ELEVATION
3/32" = 1'-0"2.2
4 WEST WING EAST COURTYARD ELEVATION
Collage | a r c h i t e c t s
02.14.2022
THE PRESERVE AT JEFFERS POND
RCP
CONSTRUCTION AND DEVELOPMENT
EXTERIOR VIEW
Collage | a r c h i t e c t s
02.14.2022
THE PRESERVE AT JEFFERS POND
RCP
CONSTRUCTION AND DEVELOPMENT
EXTERIOR VIEW
Collage | a r c h i t e c t s
02.14.2022
THE PRESERVE AT JEFFERS POND
RCP
CONSTRUCTION AND DEVELOPMENT
EXTERIOR VIEW
Collage | a r c h i t e c t s
02.14.2022
THE PRESERVE AT JEFFERS POND
RCP
CONSTRUCTION AND DEVELOPMENT
EXTERIOR VIEW
Collage | a r c h i t e c t s
02.14.2022
THE PRESERVE AT JEFFERS POND
RCP
CONSTRUCTION AND DEVELOPMENT
EXTERIOR VIEW
Collage | a r c h i t e c t s
02.14.2022
THE PRESERVE AT JEFFERS POND
RCP
CONSTRUCTION AND DEVELOPMENT
EXTERIOR VIEW
Collage | a r c h i t e c t s
02.14.2022
THE PRESERVE AT JEFFERS POND
RCP
CONSTRUCTION AND DEVELOPMENT
EXTERIOR VIEW
Memorandum
To: Jeff Matzke
Planner ‐ City of Prior Lake
From: John Molinaro, PE LS
Date: February 8, 2022
Subject: The Preserve at Jeffers Pond – Transportation
Some concern has been expressed in regards to the traffic generated by the proposed The Preserve at
Jeffers Pond project. Some historical prospective will show these concerns are unwarranted in regards
to the road network.
The original 2004 Jeffers Pond development completed an EAW; as part of that EAW, SRF Consulting
Group provided a comprehensive traffic analysis of the development – See Attached. The infrastructure,
including streets, of the project is designed based on the information and recommendations found in
this study. The City of Prior Lake approved the project based on the projected traffic and the design of
the infrastructure as constructed.
In 2015, SRF Consulting Group updated the traffic analysis to reflect new proposed uses for the northern
commercial area, specifically outlots B and C of the original Jeffers Pond plat. The change is use from
114 residential condominium to 60 residential townhomes and 5000sf of retail space resulted in a
decrease in traffic generation. At that time SRF concluded “the existing roadway network will continue
to provide sufficient capacity”. At the 2015 amendment time “Outlot D” was updated to a less dense
land use. The Outlot D change in use from 204 Senior Apartments to 30 single family detached housing
units was made.
The proposed The Preserve at Jeffers Pond, is a 197‐unit apartment. A quick comparison of trip
generation using the ITE Trip Generation Manual by land use is below:
Outlot B
Study Land Use AM PM Daily
in out In out
2004 Traffic Study 114 Residential
Condo’s
9 42 41 20 668
The Preserve at Jeffers Pond 197 Units Apartments
20 81 80 42 1310
Difference 2004 – Current +11 +39 +39 +22 +642
Outlot D
Study Land Use AM PM Daily
in out In out
2004 Traffic Study 47 Senior Rental
Townhomes
4 6 7 5 174
204 Senior Rental
Apartments
7 9 14 9 710
Revised 2015 Traffic Study 30 Single‐Family
Detached Housing
6 17 19 11 286
Difference 2004 ‐ 2015 ‐5 +2 ‐2 ‐3 ‐598
Summary Outlot B & D
Study Land Use AM PM Daily
in out In out
2022 Summary 2004 ‐ 2022 +6 +41 +37 +19 +44
This comparison of the original traffic volume to the traffic volume proposed, reflect our assertion that
the existing roadway network has sufficient capacity. For this development
If you have any questions or require additional information please feel free to call.
L:\22 FILES\22 SUBDIVISIONS\PUD\Jeffers Pond OLB\04 25 2022 PC Report\04 25 2022 Preserve at Jeffers Pond PUD Report_Attach Public Works &
Engineering Memo.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Nick Monserud, Assistant City Engineer
Pete Young, Water Resources Engineer
From: Kris Keller, Laura Pietila, Chuck Rickert - WSB
Date: March 14, 2022
Re: Preserve at Jeffers Pond
WSB Project No. 019950-000
We have completed our preliminary review of the civil and stormwater plans submitted for the
Preserve at Jeffers on February 14, 2022 as prepared by Pioneer Engineering. The following
documents were reviewed:
• 01-121290-The Preserve at Jeffers Pond – Rev 00 (2-14-22).pdf
• 121290 Stormwater Memorandum Rev 1 2-7-22.pdf
Comments are provided within this Memorandum and in the corresponding redlined plan set.
Please note that not all comments within the plan set are in the Memorandum. We have the
following comments with regards to stormwater management and engineering. Additional
comments will be provided by PLSLWD upon reviewing the new submittal.
General
1. Submit for and provide copies to the City of all required permits from applicable
regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department
of Health, NPDES, County, etc.)
Plat
1. Provide additional easement for existing storm sewer and trail in the northeast corner of
the site
Stormwater Management
1. Drainage
a. Existing Drainage Area Map
i. East section of 700A-3 appears to flow northeast and should be a part of
drainage area 3S.
Preserve at Jeffers Pond
March 14, 2022
Page 2
ii. Delineate a drainage area to 7A and 7B on the drainage area map.
iii. Delineate a drainage area for W9-3B and W9-3A on the drainage area
map.
b. Proposed Drainage Area Map
i. Divide drainage area 6S to accurately model the split flow at CBMH-703
in larger storm events.
2. Modeling
a. Existing HydroCAD Model
i. Include the drainage area to 7B in the model.
ii. Calculate the time of concentration values utilizing a minimum TC of 7
minutes.
iii. The outlet for basin 6B should be modeled according to survey
information or the as-built. Model the primary outlet at the appropriate
invert with filtration and the horizontal grate overflow routed to the
primary outlet device.
1.
Preserve at Jeffers Pond
March 14, 2022
Page 3
2.
iv. The orifice and exfiltration should be routed to the 15" primary outlet
device for Pond 7B.
b. Proposed HydroCAD Model
i. Model the split flow in the 6S drainage area at CBMH-703.
ii. Include the drainage area to 7B in the model.
iii. Calculate the time of concentration values utilizing a minimum TC of 7
minutes.
iv. Unable to verify from the model report where the tertiary outlet for 6P is
routed. Please submit.hcp model files.
v. The orifice and exfiltration should be routed to the 15" primary outlet
device for Pond 7B.
vi. Modify the EOF elevation for W11 to be 890 to match the grading plan.
c. MIDS Model
i. Show the drainage area that was included in the MIDS model. The
drainage area to the basin is different in MIDS vs. HydroCAD.
ii. The basin treatment depth input is 0.5 feet in the model. The depth is 0.7
feet on the plans. Modify for consistency.
3. Rate Control
a. Discharge rates from the site do not meet the prescriptive rate control
requirement. Revise the analysis with the updated modeling.
b. The total tributary areas calculated to each wetland differs between the
stormwater management rate control table and HydroCAD. Modify for
consistency.
c. To utilize wetlands for stormwater rate control, the wetland must be eligible
based on the requirements of Section Six in the Public Works Design Manual.
Provide an analysis.
d. Split up the wetland rate control analysis between the two wetland discharge
points instead of lumping them together. Each wetland will need to meet the
wetland rate control requirement.
Preserve at Jeffers Pond
March 14, 2022
Page 4
4. Volume Control
a. In the stormwater management plan, outline why infiltration is infeasible on the
site to meet volume control requirements and why FTO #2 (filtration) must be
used. Provide soil borings.
5. Water Quality
a. Update the analysis to reflect the revised MIDS calculations.
b. If filtration and FTO #2 will be used, show that there is a 60% reduction in TP via
the BMP in post development conditions off of the entire site.
6. Freeboard
a. Low floor elevations shall be 2 feet above the 100-year HWL.
b. Low openings shall be 2 feet above the Emergency overflow elevation.
7. General
a. Show the outlet elevation and proposed HWL for the wetland west of the site as
well as the stormwater basins and wetland southeast of Jeffers Parkway.
b. Modify general note #5 to state, "Perimeter and downstream sediment control
BMPs should be installed by the contractor and inspected by the City prior to any
site work."
c. Modify general note #11 to state, "Slopes greater or equal to 3:1 shall have
approved erosion control BMPs installed immediately after finished grading."
d. Show wetland buffer, buffer signage, and tree preservation signage on the
grading plan.
e. Show and label all emergency overflow paths and elevations from all
waterbodies that will be impacted with this project.
f. All emergency overflow routes shall be graded and the easement area sodded
prior to building permit issuance.
g. Show or define access routes for maintenance purposes to all stormwater
infrastructure and ponding areas, specifically to the draintile of the filtration basin
(maximum of 8% grade, maximum of 2% cross slope, and minimum of 10' wide).
h. Provide NURP/Walker Method calculations for the wet basin.
i. Label piped EOF on the grading plan.
j. Install the FES invert at wetland W9-3's NWL.
k. Utilize/annotate the City of Prior Lake's standard outlet control structure detail.
Grading
1. There are several areas of 3:1 slopes around the building. The maximum allowable
slopes in maintained areas is 4:1
Utilities
1. Storm Sewer
a. Are there roof drains transporting the roof runoff to the catch basins? If so, show
connections on the utility plan.
Preserve at Jeffers Pond
March 14, 2022
Page 5
b. Provide a capacity analysis for the existing Jeffers Parkway storm sewer to
ensure it can handle additional flow from basin 6P.
c. Include MnDOT riprap detail.
d. Install environmental manhole (3-foot sump) as the last road accessible structure
prior to discharging to a waterbody (CBMH-703).
2. Provide separate shutoffs for the domestic and fire services outside the 'fall zone' of the
building
3. Remove the unused existing storm sewer stub to the site south of the building from
Jeffers Parkway
4. Remove or salvage the existing 8" gate valve on the water service to the site if new gate
valves are to be installed.
5. Describe how access to the back of the building would be achieved for fire protection. To
be reviewed by the Fire Official.
SWPPP
1. Prepare a SWPPP in accordance with City and NPDES standards.
Wetland
1. Areas around Basin 6A on the Erosion Control & Seeding Plan (Sheet 4.3 of 2) are
shown as ‘wetland low areas’ or ‘wetland uplands’. These areas are not wetlands and
should be seeded with MnDOT stormwater mix type 33-261.
PLSLWD
1. Watershed District to review and provide additional comments to the proposed submittal
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
The Community Development Department has reviewed the Major PUD Amendment for the
subject project with a plan date of 2-14-2022 and we have the following comments:
General
1. Development fees – The following development fees are to be collected at the time of final
plat approval: Trunk Water ($3,950/net acre), Trunk Sanitary Sewer ($4,850/net acre),
Trunk Storm Sewer ($7,100/net acre), a 6% administrative fee and 8% construction
observation fee based on the total estimated construction costs (which include grading and
public utility connections).
2. As part of the Final Plat, easements will be required for all lateral utilities across adjacent
properties, trails, etc. Easements will be required to be identified on the plat.
3. Easements are required for all lateral utilities across adjacent properties. Identify easements
on plat.
4. City Signature lines shall include the Mayor and City Clerk on the final plat.
Date: April 18, 2022
To: Scott Carlston and Ian Peterson, RCP Construction and Development LLC
From: Casey McCabe, Community Development Director
Subject: Preserve at Jeffers Pond Major PUD Amendment
City Project #PDEV22-000004