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HomeMy WebLinkAboutTimbers-Selissen land specialist Main St ush 45H ECEVED F UN 16 2009 LCITY CLERK'S OFFICE_ REAL ESTATE ACQUISITION SERVICES CONTRACT BETWEEN THE CITY OF OSHKOSH (DEPARTMENT) =►o TIMBERS - SELISSEN LAND SPECIALISTS, INC. (CONSULTANT) For PROJECT I.D. 4110 -16 -00 MAIN STREET (USH 45) CITY OF OSHKOSH WINNEBAGO COUNTY This is a Real Estate services contract between the DEPARTMENT and CONSULTANT to provide consultant real estate services to the DEPARTMENT. The CONSULTANT services will be performed for the DEPARTMENT. Compensation for all services provided by the CONSULTANT under terms of the contract shall be: As set forth in the proposal prepared by Timbers - Selissen Land Specialists, Inc., and incorporated into this document as attachment A. The CONSULTANT representative is David J. Selissen, whose work address is 2115 E. Clairemont Avenue, Suite 2A, Eau Claire, WI 54701, and work telephone is (715) 830 -0544. The DEPARTMENT representative is David Patek, Director of Public Works, whose work address is City of Oshkosh, 215 Church Avenue, P.O. Box 1130, Oshkosh, WI 54903 -1130, and work telephone is (920) 236 -5065. RESPONSIBILITIES - DEPARTMENT (1) The DEPARTMENT will provide supporting engineering data to the CONSULTANT as available and needed. (2) The DEPARTMENT will be responsible for the costs of all owners appraisals that meet the guidelines a prescribed by statute. 4 nay ` RESPONSIBILITIES - CONSULTANT The CONSULTANT will provide services that consist of performing those phases or portions of the real estate services for the project necessary or incidental to accomplish the project as outlined in the proposal incorporated into this document as Attachment A. BASIS OF PAYMENT CONSULTANT will be compensated by the DEPARTMENT for services provided under this contract on the following basis: For the above described services, the costs as set forth in the proposal by the CONSULTANT to Mr. Patek incorporated in this document as Attachment A. Invoices will be sent to the DEPARTMENT periodically through the length of contract but no more than monthly. The parties - Timbers Selissen Land Specialists, Inc. and the City Oshkosh - agree to all of the provisions which are annexed and made a part of this contract including Attachment A. For the Consultant Timbers - Selissen Land Specialists, Inc. David J. Se' en, Vice President (Date) Signed for and in behalf of the City of Oshkosh City Comptroller (Date) I hereby certify that the necessary provisions have been made to pay the liability which will accrue under this contract. �ceG Mark R 61off, City Manager (Gate) z r c 4 Timbers-Selissen Land Specialists, Inc. r Project Management, Acquisition & Appraisal Timbers - Selissen Land Specialists, Inc. 2115 E Clairemont Avenue, Suite 2A, Eau Claire, WI 54701 Telephone: (715) 830 -0544 Fax: (715) 830 -0545 i t PROJECT (UNDERSTANDING The City of Oshkosh in conjunction with the Wisconsin Department of Transportation is planning the reconstruction of .75 miles of Main Street (STH 45) from the Fox River to Irving Avenue. The project will include the complete reconstruction of the roadway including the replacement of existing water and sewer lines. The back of the reconstructed sidewalks will be on the existing right of way line limiting the need for additional right of way acquisition. Temporary limited easements will be required along the length of the project to facilitate the construction of the sidewalks on the existing right of way line. Excluding the City of Oshkosh parcels affected there are 34 parcels requiring the acquisition of property rights. 8 small parcels of land will be acquired in permanent easement to build the handicap accessible sidewalk ramps. The remainder of the properties affected, require the acquisition of temporary limited easements only. Given the tight schedule for this project; it is proposed that all of the properties be appraised by a State Certified appraiser. This will insure that project deadlines are met by controlling the statutory timeframes. All appraisals will be prepared by Mr. Jeff Gagnow. His resume is attached. There are also a number of existing encroachments on the project some of which will need to be removed. As part of this proposal, all of the encroachments on properties directly affected by the project will be addressed by either their removal or revocable occupancy permit. It is also understood that there are Federal funds in the right of way of the project. This will require the review and approval of any appraisals and the establishment of offering prices by a Wisconsin Department of Transportation review appraiser as well as the City of Oshkosh. The construction project is to take place in 2010 with a PS &E date of August 1, 2009, AD Date in October and Letting Date of December, 2009. PROJECT MANAGEMENT Management Plan Timbers- Selissen will provide a team that represents an abundance of expertise and experience in all facets of the right of way field. All of the work proposed here will be completed from our Eau Claire office. As indicated above, project completion dates are considered to be very tight. A project schedule is provided below. With this schedule, we are recommending that all properties affected by appraised by a State Certified appraiser. This will allow us to tightly control statutory timeframes from the onset of the project and thereby allow us to meet project letting dates. Meeting this schedule depends upon prompt approval of the real estate services contract, minimal design changes, prompt approval of offering prices by both the City of Oshkosh and WisDOT, and having enough competent agents in the field to meet the schedule. Timbers - Selissen can provide five qualified State approved negotiators as well as enough support staff to complete the project on time. t � Project Schedule A project schedule is provided below. This schedule is dependent upon minimal design changes and prompt approval of a real estate contract and offering prices. Begin Appraisals June 1, 2009 Mail encroachment removal notices for those that must be moved July 1, 2009 All Appraisals completed, approved and all offers out. August 1, 2009 All 60 days for owner's appraisal expired. October 1, 2009 Completion of Negotiations & Disposition of encroachments October 22, 2009 Management Team It is proposed that the project manager and contact person be Mr. David Selissen of Timbers - Selissen Land Specialists, Inc. Mr. Selissen has managed a wide variety of projects throughout the State of Wisconsin. The general management duties are considered to be the following: • Ensure all statutory requirements are met as established by the Bureau of Highway Real Estate (i.e. the United States and State of Wisconsin Constitutions, The Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970; URARPA, as amended; 49 CFR 24.101(13), 201(d), and Wisconsin State Statute Chapter 32). • Provide the professional staff to maintain project schedules and quality. • Coordinate the various tasks to ensure a seamless transition between those tasks. • Coordinate plat revisions. • Prepare R/W certifications. T � The specific duties of the Project Manager are considered to be the following: • Develop, based on overall project timelines, an acquisition schedule. Timbers- S elissen agrees to complete the acquisition of all parcels and disposition of all existing encroachments on or before October 22, 2009. • Direct adequate acquisition resources to maintain quality and acquisition schedules. • Review and recommend possible administrative revisions. • Review vouchers and recommend payment. • Maintain overall project acquisition consistency. • Compile accurate acquisition status information electronically. • Coordinate the removal of or issuance of a revocable permit for all existing encroachments. We have created an experienced team with enough members to complete the necessary acquisition services. Initial abstracts should be provided by the project plat preparer. Costs for any updates of title are part of the per parcel acquisition fee. A status sheet will be maintained on an ongoing basis and submitted to the client upon request. The manager will be available for meetings with the client when needed. Costs for management services are included in the per parcel rates on the acquisition services fee schedule. Client/Consultant Coordination We will prepare a detailed spreadsheet to track parcel progress and update it on an ongoing basis. It will be sent to the client on a monthly basis or as needed. 1 1 / PROJECT TASKS Appraisal As discussed above, it is proposed that all 34 properties affect by the project be appraised. Mr. Jeff Gagnow has been retained to provided the appraisals on the project and has indicated a per parcel rate of $300. With all of the properties being appraised, a project sales study is not considered to be required. Appraisal Formats The appraisal formats to be used by the project appraisers are the Short Format or Non - Detailed Appraisal, Standard Abbreviated, Standard or Detailed Appraisal and Standard Before and After Report. The Short format will be used primarily for nominal parcels when needed and is explained below. Short Format or Non - Detailed Appraisal A short format appraisal report is applicable primarily for nominal parcels where the owner's request an appraisal. These are non - complex whole or partial strip - type acquisitions. This type of appraisal includes the use of the sales comparison approach and may include minor out - buildings, wells, septic systems, driveways or items of landscaping, which can be evaluated by the Cost Approach. The short format appraisal report will be used on the project only when: • The appraisal problem is non - complex and adequate market data is available. Highest and best use is the present use and is not changed by the proposed improvement. • There are no substantial damages to the remainder and no special benefits. Acquisition Our firm offers David Selissen, Kathy Rudolph, Beth Steinhauer, Ashley Bedell and Laura Humphrey as agents. All of our acquisition agents have solid acquisition experience in the right of way acquisition field and their resumes are attached. The costs for the necessary acquisition services are on a per parcel basis of $800. In addition to the acquisition of property rights from private owners, our agents are experienced in the acquisition of utility rights which may be required by this project. Acquisition Tasks Our team will provide complete and fully documented negotiation services. These services will be provided in conformance with the WisDOT manual, the Wisconsin Statutes, other appropriate and pertinent State and Federal laws, policies and guidelines. We would ask the client to provide the following: • Most up to date plats (ongoing) • Most up to date construction plans /profile /cross sections (ongoing) • Initial Title Searches (from plat preparer) • Legal descriptions of the acquisitions • Approved Relocation Order At the completion of the project, we will supply the client with individual parcel folders containing (when required): • Title Search Report • Typed Partial Release • Copy of Introductory /Brochure letter • Property Inventory Report • Original and Copy of Appraisal Report • Approved Offering Price Report • Statement to the Construction Engineer • Neg. Diary (Fully Documented) • Parcel check List • Closing Statement Form • W -9 Form • Offering Price Letter We will send an Introduction/Brochure letter and "Rights of Landowners Under Wisconsin Eminent Domain Law" brochure to each parcel owner. Our acquisition team will assume responsibility for the final disposition of the acquisition including voucher, payment, recording, and all condemnation actions required. We will prepare a Nominal Payment Parcel Report for submittal to WisDOT and Client for consideration and approval. We will be responsible for the negotiation and appraisal of those parcels identified as nominals. Any appraisal reports received from the property owners shall be handled in accordance with the WisDOT manual. We will submit a copy of the Appraisal Report along with a recommendation for payment or non - payment, to WisDOT and /or Client for review if requested. When Administrative Revisions are warranted due to errors, design changes, owner's counter offers, litigation protection or other reasons, we will attempt to secure a purchase agreement from the owner subject to WisDOT and Client approval in the case of a minor adjustment. When a significant increase is involved, we will recommend that a conference be set up with WisDOT and Client to discuss the proposed settlement prior to making any commitments to the property owner. We will be prepared to present a recommendation and justification by means of factual data available. In either event we will formally submit an Administrative Revision to WisDOT and Client for consideration and approval. Utility Coordination It is understood that the securing the releases of rights for utilities is not part of the proposal. PROJECT TEAM QUALIFICATIONS AND EXPERIENCE Project Team Company profiles and resumes for each team member are provided on the following pages. SUMMARY OF COSTS Project Management $ Sales Study $" Encroachments $ Appraisal — nominal $10,200.00 Negotiations $27,200.00 TOTAL $37,400.00 * Included in the per parcel acquisition rate. ** All properties to be appraised, sales study not required. * ** Costs for Encroachment removal for those parcels listed on the plat that require the acquisition of property rights will be part of the acquisition costs. Encroachment removal costs for properties that are not parcels on this project are not part of this proposal. Thank you for the opportunity to provide a proposal for this project. We feel we have assembled a team capable of completing this project in a professional and timely manner. If there are any questions, please call at (715) 830 -0544. Sincerely, David J. Selissen z �• FIRM QUALIFICATIONS AND EXPERIENCE Timbers - Selissen has provided Right of Way project services since 1993 for WisDOT, Counties, and various local municipalities. Our duties have and continue to include all aspects of the Right of Way field, including project management, abstracting, acquisition/negotiation, relocation, appraisal, property management, utility relocation and litigation support. Our professional staff has extensive knowledge of all facets of the Right of Way field and is well versed in the laws and practices relating to eminent domain projects. We are efficient in that we recognize the cost constraints of public projects and make every effort to see that acquisition costs are justified and reasonable. We also recognize the importance of meeting project schedules and will work closely with our clients to meet timing goals. Our services are provided in an ethical and professional manner while always striving for settlements that are fair to the owner(s) and client. We, at Timbers - Selissen Land Specialists, Inc., focus on the Right of Way needs of our clients. Our firm has provided services for over 100 projects for State and local interests. Timbers - Selissen is capable of assembling a team to accommodate large projects and turnkey projects. We sub - contract with only the most experienced professionals to insure our clients receive the best product. Timbers Selissen Land Specialists, Inc. maintains Workman's Compensation and Unemployment Insurance. We also carry Comprehensive General Liability Insurance and Professional Liability Insurance. PREVIOUS CLIENTS SERVED FOR TIMBERS- SELISSEN LAND SPECIALISTS, INC. Timbers- Selissen has been involved in numerous projects of various types in the State of Wisconsin. A sampling of the projects Timbers - Selissen has worked on is listed below: • STH 29, Abbotsford - Marathon City On this project, Timbers- Selissen was the lead acquisition firm. Timbers - Selissen was responsible for the acquisition of 150 parcels totaling over 5.5 million dollars. Parcels included large strip acquisitions, severed parcels, and 41 residential and 14 commercial - industrial improved properties. Despite this project's high degree of complexity, it was completed within a short time period. • STH 29,194 — CTH J (Chippewa Falls Bypass) On this project, Timbers- S elissen was the lead acquisition firm. Timbers- Selissen was responsible for the acquisition of 209 parcels totaling over 11.7 million dollars of new right of way. Parcels included large strip acquisitions, severed parcels, 53 residential and 6 commercial/industrial improved properties. While employed with another company, Katherine Rudolph was a lead relocation and property management agent. Relocations consisted of 36 residential and 3 commercial displacees. Property Management consisted of implementing and overseeing the management of all acquired improvements as well as drafting two separate razing contracts for this project. • STH 93, south of the City of Eau Claire Timbers - Selissen completed the relocation services for 9 residential and 6 business displacements. The client recommended our firm to the prime consultant for this project after the original subconsultant discontinued services. • USH 53 Bypass, City of Eau Claire Our work on USH 53 bypass consisted of two projects, including the acquisition of 32 parcels with damages exceeding 7.4 million dollars. Parcels included 4 improved residential properties, 2 commercial improved properties and 1 apartment building. While employed with another company, Katherine Rudolph was the lead relocation agent. Relocations consisted of 18 residential and 5 commercial displacees. Katherine, was also responsible for drafting one razing contract for this project. • West Arterial, City of Wausau On this project, Timbers- Selissen provided acquisition services for 9 parcels totaling nearly $2,000,000 of right of way. Properties acquired included 6 residential improved, an office building and a special use property (church and school). This was an LPA project and required coordination with Marathon County and WisDOT. • Downtown Redevelopment, City of Eau Claire Our firm provided relocation services for the City of Eau Claire on the Downtown Redevelopment Project. This project required the relocation of 9 residential and 4 commercial displacees, as well as the relocation of 9 cold storage units. • Master Contract — WisDOT, Northwest Region Presently, our firm is providing a variety of real estate support services for Northwest Region in Eau Claire. The services include appraisal, acquisition, relocation, abstracting, and lands management including the preparation of razing contracts. • Litigation Master Contract — WisDOT, Northwest Region Our firm provided litigation support for WisDOT — Northwest Region. We have provided support services in several Condemnation Commission and Circuit Court cases. • Merrill Avenue, City of Wausau Our firm provided project management, acquisition, relocation and property management services for the City of Wausau. The project included 43 parcels with 6 residential relocations and 2 business relocations. This was an LPA project and required coordination with City of Wausau and WisDOT for obtaining necessary approvals 1 . t STH 29/11139 Interchange, Wausau Our firm provided project management, relocation and property management services for this project. This project included 53 highly complex parcels with 34 business relocations. Types of business relocations included small and large retail stores, medical offices, auto dealership, truck repair shop, and restaurants. • CTH C, Pierce County Our firm provided acquisition services to acquire 39 nominal parcels, 2 intermediate vacant parcels, and 6 utility release of rights for reconstruction of CTH C. Project required close coordination with engineering company for plat changes and construction commitments. Also required close coordination with County for obtaining approvals and payments for acquisition parcels and utility release of rights. • STH 73, Village of Plainfield Our firm provided acquisition services to acquire 52 nominal parcels. Project's location along the main thoroughfare through town and required many business owners to remove encroachments as part of the project. • CTH Z, Adams County Our firm provided acquisition services to acquire 80 nominal parcels, four intermediate vacant parcels and two utility release of rights for reconstruction of CTH Z. Project required close coordination with engineering company for plat changes and construction commitments. Also required close coordination with County for obtaining approvals and payments for acquisition parcels and utility release of rights. • West Avenue, City of La Crosse Our firm provided acquisition and relocation services for this project. Project required acquisition of 76 nominal and intermediate parcels and 4 improved parcels. Project also required the relocation of one business and three student housing facilities. Ohio Street, City of Oshkosh Our firm provided acquisition services for this project. Project required acquisition of 48 nominal parcels, three intermediate parcels, and three utility release of rights. Also responsible for sending out notices for encroachments to be removed from the project and obtaining revocable occupancy permits for those encroachments allowed to remain in the right of way. • American Transmission Company Our firm worked with another consulting firm in acquiring utility easements for several segments of transmission lines for American Transmission Company. Segments include acquiring upgraded easements for existing lines and acquiring easements for new lines. USH 41 (STH 21— USH 45), WisDOT- Northwest and Northeast Regions Currently, our firm is finalizing acquisition, relocation, property management, and project management services for this project. Project requires the acquisition of 53 complex parcels and the relocation of eight businesses. Types of business include hotel, restaurant, auto dealership, adult video store, and small retail and professional offices. Property Management services includes preparing razing contract and overseeing the demolition contract. The project requires close coordination with WisDOT for obtaining approvals and payments as well as attending progress meetings. • Master Contract — WisDOT, STATEWIDE Presently, our firm is providing a variety of real estate support services for the Wisconsin Department of Transportation — NW Region. The services include appraisal, acquisition, relocation, abstracting, and lands management including the preparation of razing contracts. Other clients served include the following: State Agencies • Wisconsin Department of Transportation — Northwest Region/Eau Claire • Wisconsin Department of Transportation — North Central Region/Wisconsin Rapids • Wisconsin Department of Transportation — Southwest Region/La Crosse • Wisconsin Department of Transportation - Northeast Region/Green Bay • Wisconsin Department of Transportation — Bureau of Aeronautics County Highway Departments • Adams County • Wood County • Price County • Chippewa County • Rusk County • St. Croix County • Marathon County • Portage County • Buffalo County • Jackson County • Pierce County • La Crosse County • Trempealeau County • Eau Claire County • Dunn County • Sawyer County Local Agencies • City of Marshfield • City of Wausau • City of Prescott • City of Eau Claire • City of New Richmond • City of Ladysmith • City of Wisconsin Rapids • City of Oshkosh • Village of Biron • Town of Lafayette • City of La Crosse • Village of Port Edwards • City of Onalaska • Village of Osceola Engineering Firms • Ayres Associates • Mead & Hunt • Gremmer and Associates • Short, Elliott and Hendrickson • OMNI • Becher Hoppe • Cedar Corporation • Earth Tech REFERENCES FOR TIMBERS - SELISSEN LAND SPECIALISTS, INC. Michaeleen Erickson, Former Real Estate Allen Holmstrom, Real Estate Supervisor Supervisor WisDOT — Northwest Region WisDOT — North Central Region 718 West Clairemont Avenue 6846 Meadowview Lane Eau Claire, WI 54701 Wisconsin Rapids, WI 54475 (715) 836 -2856 715 435 -3616 Joseph Farmer, Real Estate Supervisor Norman Pawelczyk, Real Estate Supervisor WisDOT — Southwest Region WisDOT — Northeast Region 3550 Mormon Coulee Road 944 Vanderperrin Way LaCrosse, WI 54601 Green Bay, WI 54304 (608) 785 -9034 (920)- 492 -7708 James R. Kuehn, Real Estate Supervisor Larry Knutson, Real Estate Specialist WisDOT — Southwest Region and LPA Coordinator 2101 Wright Street WisDOT — North Central Region Madison, WI 54704 1681 Second Avenue South (608) 246 -3820 Wisconsin Rapids, WI 54495 (715) 421 -8095 Joe Johnson, Real Estate Specialist and LPA Gordon Fluery Coordinator WisDOT — Bureau of Aeronautics WisDOT — Southwest Region 4802 Sheboygan Ave, Suite 701 3550 Mormon Coulee Road Madison, WI 53702 LaCrosse, WI 54601 (608) 266 -2595 (608) 785 -9908 Joe Pribanich, City Planner Rebecca Noland City of Wausau City of Eau Claire - Department of Finance 407 Grant Street 203 S. Farwell Street Wausau, WI 54403 P.O. Box 5148 (715) 261 -6760 Eau Claire, WI 54702 (715) 839 -6044 Ronald Z. Chamberlain Dennis Osgood Adams County Highway Department LaCrosse County Highway Department 307 Grand Street, Box 650 N4922 Carlson Road Friendship, WI 53934 West Salem, WI 54669 (608) 339 -4255 (608) 786 -3816 William Knaack, Commissioner Dave Karl, Registered Land Surveyor Price County Highway Department City of La Crosse 704 N. Lake Avenue City Hall P.O. Box 169 400 La Crosse Street Phillips, WI 54555 LaCrosse, WI 54601 (715) 339 -3081 (608) 789 -7505 QUALIFICATIONS M TIMBERS- SELISSEN LAND SPECIALISTS, INC. QUALIFICATIONS OF DAVID J. SELISSEN EDUCATION - Bachelor of Science Degree from the University of Wisconsin, 1990 — River Falls majoring in Business Administration with an emphasis on Personnel Management. Participated in numerous courses, conferences and seminars pertaining to the appraisal, acquisition and relocation for the purchase of public rights of way. A detailed listing can be made available upon request. PROFESSIONAL EXPERIENCE - Vice President /Treasurer of Timbers - Selissen Land Specialists, Inc., Right of Way Consultants, specializing in the acquisition of land for highways and other public uses. o Responsibilities: This position consists of managing the everyday business activities of the company. Other responsibilities include project management, acquisition agent, appraising, and relocation services. I was the lead negotiator on the STH 29 Abbotsford to Marathon City section and the IH 94 — Chippewa Falls section. During that time, I have personally purchased in excess of 14 million dollars of right of way. The properties acquired ranged from minor to complex and included residential, agricultural, commercial and industrial. I was also involved on the USH 53 Inner Bypass project (Eau Claire) by purchasing more than 6 million dollars of right of way in 2002. I have also worked as a relocation agent successfully relocating owner occupants and tenants on a variety of projects and am presently serving as the WisDOT — District 6 Litigation Coordinator. Real Estate Appraiser with Theodore Morgan, Chetek, WI o Responsibilities: Real estate appraiser primarily appraising farm properties for lending institutions. Right of Way Agent for Draheim Company, Inc., Green Bay WI o Responsibilities: Acquisition agent, Relocation Agent and Appraiser. - Evergreen Land Services, Brooklyn Park, MN o Responsibilities: Studied various facets of right of way negotiation and acquisition. PROFESSIONAL DESIGNATION /AFFILIATION Member of the International Right of Way Association, Badger Chapter 17 /Northwest Affiliate. IRWA Wisconsin Badger Chapter 17 President — 2005 IRWA Northwest Affiliate Chairperson — 2000 QUALIFICATIONS OF KATHERINE M. RUDOLPH EDUCATION - Associate Degree from the Chippewa Valley Technical College, 1999 - majoring in Paralegal - Paralegal course work, National College, Sioux Falls, South Dakota, 1995 -1996 - Political Science course work, South Dakota State University, 1994 -1995 - Journalism course work, University of Wisconsin -Eau Claire, 1991 -1993 - General studies, University of Wisconsin - Stevens Point, 1990 -1991 - Participated in numerous courses, conferences and seminars pertaining to the appraisal, acquisition and relocation for the purchase of public rights of way. A detailed listing can be made available upon request. PROFESSIONAL EXPERIENCE Timbers- Selissen Land Specialists, Inc. November 2002 — Present Job Title: Real Estate Specialist Responsibilities: Performing tasks in all Real Estate functions, including, Acquisition and Appraisal, but specializing in Relocation, Property Management, and Litigation Support. Ayres Associates October 1998 — November 2002 Job Title: Real Estate Specialist Responsibilities: Performing Real Estate functions of Acquisition and Appraisal, Relocation, and Property Management. Also served as Project Manager on several projects. Ayres Associates: 1996 — October 1998 Job Title: Secretary for Transportation Group Responsibilities: Performing all administrative support functions for Transportation Group, including editing and finalizing all outgoing correspondence, monthly billing, answering phones, filing, and mailing. PROFESSIONAL DESIGNATION /AFFILIATION - Member of the International Right of Way Association, Badger Chapter 17 /Northwest Affiliate. o IRWA Co -Chair Newsletter — 2006 to Present o IRWA Northwest Affiliate Chair — 2005 QUALIFICATIONS OF BETH A. STEINHAUER EDUCATION University of Wisconsin — La Crosse o Business Administration and Liberal Studies Madison Area Technical College • Liberal Studies and Accounting • Principles of Real Estate and Real Estate Law o Appraisal - University of Wisconsin Madison o Pre - Business and Liberal Studies PROFESSIONAL EXPERIENCE Timbers- Selissen Land Specialists, Inc. July 2006 — Present Job Title: Real Estate Specialist Responsibilities: Performing tasks in Real Estate functions of Acquisition and Appraisal, and Relocation. Smith Field Services 2002 — 2006 Job Title: Real Estate Specialist Responsibilities: Performing tasks in Real Estate functions of Acquisition and Appraisal, and Relocation. LAI — 1995 -2002 Job Title: Real Estate Specialist Responsibilities: Worked on a variety of LPA projects. Also involved with obtaining survey permission, settling construction damages and preparing documents for condemnation and litigation purposes. Independent Contractor with Wisconsin Power and Light Company — 2002 — 1999 Job Title: Real Estate Specialist Responsibilities: Determine ownership and other allied interest and encumbrances and compare sales studies for determination of fair market value and ordinances influencing land use. Drafted real estate descriptions and documents and acquired real estate interests including fee, easement and lease and contracts through negotiations with individuals, corporations and governmental agencies. PROFESSIONAL DESIGNATIONIAFFILIATION • Wisconsin Real Estate Broker's License • Member of the International Right of Way Association, Badger Chapter 17 L1 , QUALIFICATIONS OF LAURA J. HUMPHREY EDUCATION Administrative Assistant Associate Degree in December 2005 from Chippewa Valley Technical College, Eau Claire, Wisconsin. PROFESSIONAL EXPERIENCE Timbers- S elissen Land Specialists, Inc. October 2005 — Present Job Title: Real Estate Specialist and Administrative Assistant Responsibilities: Performing Real Estate functions of Acquisition Performing all administrative support functions, including editing and finalizing all outgoing correspondence, monthly billing, answering phones, filing, and mailing. All supports lead agents in preparing paperwork and updating progress reports for projects. Lead agent in acquiring utility easements for American Transmission Company project in central Wisconsin. Lead agent in acquiring land rights for highway projects for local government agencies. The Ad- Delite June 2003 — October 2005 Job Title: Graphic Designer/Proofreader Responsibilities: Design and Proofread ads, answering the telephone, making copies, help with billing, create mailing labels, layout the newspaper, insert flyers in newspaper, and greet customers. PROFESSIONAL DESIGNATION /AFFILIATION Member of the International Right of Way Association, Badger Chapter 17 and Affiliate Co- Editor of the IRWA Chapter 17 Newsletter A Pn 6 QUALIFICATIONS OF ASHLEY E. BEDELL EDUCATION - Administrative Assistant Associate Degree in December 2005 from Chippewa Valley Technical College, Eau Claire, Wisconsin. PROFESSIONAL EXPERIENCE Timbers - Selissen Land Specialists, Inc. October 2005 — Present Job Title: Real Estate Specialist and Administrative Assistant Responsibilities: Performing Real Estate functions of Acquisition and Relocation Performing all administrative support functions, including editing and finalizing all outgoing correspondence, monthly billing, answering phones, filing, and mailing. All supports lead agents in preparing paperwork and updating progress reports for projects. Lead agent in acquiring utility easements for American Transmission Company project in central Wisconsin. Lead agent in acquiring land rights for highway projects for local government agencies. Advanced Weighing Systems, Inc. May 2005 — August 2005 Job Title: Office Assistant Intern Responsibilities: Performing all administrative support functions, including editing and finalizing all outgoing correspondence, monthly billing, answering phones, filing, and mailing. Also responsible for updating the company logo and company newsletter. PROFESSIONAL DESIGNATION /AFFILIATION - Member of the International Right of Way Association, Badger Chapter 17 and Affiliate A . r I QUALIFICATIONS OF JEFFREY S. GAGNOW REAL ESTATE BACKGROUND 1987 -1992: DLG, Inc. Residential & Commercial Real Estate Appraisals and Research 1992 - 1997: J.S. Gagnow Appraisals; Residential Real Estate Appraisals 1997 — Present: Appraisal Consultants; Real Estate Appraisals & Consulting EDUCATION 1989 Graduate of New London Senior High School REAL ESTATE RELATED COURSES /SEMINARS • 2007 — USPAP (7 hours CE) • 2007 - Reading Blueprints and Building Specs (7 hours CE) • 2007 — Appraising Convenience Stores (7 hours CE) • 2007 — GIS for the Appraisal Office (7 hours CE) • 2005 — Unusual Appraisal Assignments (4 hours CE) • 2005 — Relevant Environmental Conditions in Real Estate (4 hours CE) • 2005 — Detrimental Conditions in Real Estate (7 hours CE) • 2005 — Appraising Distressed Real Estate (4 hours CE) • 2005 — Market Analysis (3.5 hours CE) • 2005 — USPAP Update (7 hours CE) • 2003 — USPAP Update (7 hours CE) • 2003 — How to Analyze and Invest in Commercial Real Estate (7 hours) • 2003 — Effective Appraisal Writing (7 hours CE) • 2002 — Appraisal Training for Eminent Domain (8 hours CE) • 2001 — USPAP (4 hours CE) • 2001 — Valuating Transitional Land (8 hours CE) • 2000 — Attacking and Defending Appraisal Reports (8 hours CE) • 1999 — Tips & Techniques of Report Writing (4 hours CE) • 1999 — USPAP Statement; Advisory Opinions (4 hours CE) • 1999 — Counting the Cost (8 hours CE) • 1999 — Inspection Liability (4 hours CE) • 1999 — Streamlined Report Writing (4 hours CE) • 1999 — USPAP 1999 Update (4 hours CE) • 1999 — Expert Witness Testimony (8 hours CE) • 1997 — Estimating Construction Costs for, Special Purpose Facilities • 1997 — Issues on Appraising Commercial Property (4 hours CE) • 1994 — Income Capitalization (Test/Pass) • 1993 — New URAR Form and Environmental Issues (7 hours CE) • 1992 — Appraisal Report Writing (30 hours CE) • 1992 — Standards of Professional Practice (Test /Pass) • 1990 — Course 102; Applied Residential Property Evaluation (Test /Pass) • 1990 — Course 101; Introduction to Appraising Real Property (Test /Pass) LICENSES /CERTIFICATION Wisconsin Certified General Appraiser #1327 (Expires December 14, 2009) Wisconsin Licensed Appraiser