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1849 Beecher Dr
r CITY OF EAGAN Remarks f. Addition Clearview Addn. Lot 1 Blk 1 Parcel Owner ts?" -Street^V4Beecher Dr. State Eagane 55122 ~~n~ ~lacf~ltiawk k Improvement Date Amount Annual Years Payment Receipt Date * STREET SURF. STREET RESTOR. GRADING SAN SEW TRUNK 1974 175-00 11.66 1 116.70 A005288 12-8-77 SEWER LATERAL * services WATERMAIN * WATER LATERAL 41 1980 45 8.24 306.55 15 4291 14 WATER AREA A005299 -12-8-77 1977 160-00 10.66 15 _138-68 STORM SEW TRK * STORM SEW LAT CURB & GUTTER SIDEWALK STREET LIGHT WATER CONN. BUILDING PER. SAC PARK n ,iaym''n s t v q y DEC Z OXNNESOpq Minnesota 10 Department of Transportation o g Transportation Building 0,0 oQ 3 95 John Ireland Boulevard ~TOF !~'o D,-" Saint Paul, Minnesota 55155 December 20, 1993 612-296-6967 Mr. Eugene VanOverbeke City Clerk of Eagan City Hall: 3830 Pilot Knob Road Eagan, MN 55122 In reply refer to: 7300 S.P. 1982 (35E=390) 904 County of Dakota Parcel 43E Dear Mr. Van Overbeke: Attached are pertinent parcel files regarding the acquisition of right of way by the State of xir nnesota for Trunk Highway No. 35E, which has been reverted to your jurisdiction in accordance with Minnesota Statutes; Section 161.16, Subdivision 4. These files are hereby transferred and released to your authority. The State however, has retained those parcel files of which only a portion of the right of way has been included in the Quitclaim Deed. Sincerely, K. F. Rasmussen, Director Office of Right of Way and Surveys Enc. R17485F.rl An Equal Opportunity Employer MN/DOTTP-02502-02 MINNESOTA DEPARTMENT OF TRANSPORTATION -70500- STATE REMITTANCE ADVICE AND CLOSING STATEMENT -50 VS. FOR SETTLEMENT OF FOLLOWING RIGHT OF WAY TO PAYEES SHOWN BELOW 270 PAYABLE TO: schuu'I, Rots" Rortgne at F , "I Gor"rstlAw I WARRANT 1"5 B*eebAw Drivo R MAILED s Mn REM. ADVICE NO. PARCEL IOF AND LOCATED IN THE I TO: WARRANT NO. Lest 1 - n k 1 DATE MAILED C2*#¢ v&t*r itlm SEC. TWP N RANGE W COUNTY{ CLOSING STATEMENT DIRECT PURCHASE The amount of this purchase is The following allocation of damages is suggested: distributed as follows: Land Acres Right of Way Owners Equity Land Acres Temporary Easement Mortgagees Equity Buildings acquired (Depreciated Value) Damages to remaining property TOTAL TOTAL T1 `z~ ,_~IENDO NUMBER. TE Eminent Domain A¢n Partial Payment ply ~y B ,~t Balm" r 195QivV 191'x2 (3 1 YW 9{l~ ?,43X OR ~ I~C~S'd"ulit of Awarq Settlement SEQ. NO. BUFF DEPT. P.O./F.O. NO. OBJECT 09340 tFF 15,10 DATE S. P. NO. PARCEL NO. AREA JOB AM OF IN- VOICE TE SUB ACT TASK 07-81 1983 (351-3") 9" 431 ,5 ~.t " SUB TASK ~OSTL CLIENT DE DE FEDREV Warranty Deed El State Auditor's 1-11 d Easement I HEREBYCERTIFYTHIS PAYMENTTO BE TRUE CORRECTAND ❑ Reference No. IN CONFORMANCE WITH THE CONSIDERATIbN WHICH HAS Court Aw4 ❑ Document Number BEEN DULY APPROVED AND AUTHORIZED. [ MINNESOTA DEPT. OF TRANSPORTATION iex ❑ Date Recorded Wo1►~lo1►~II~IIn0~~1A1 p 11 SYSTEM ASSIGN REF.NO DEPT. AUTH.SI¢ ATURE U~1 UU LS l`!,J UU Ln1 11..55 LL~~ ~ YYY = DATE S.P. NO. PARCEL NO. 117-81 11992 352-39fl 904 439 ACKNOWLEDGEMENT: THE INDIVIDUAL PAYEE THAT HAS RECEIVED THIS STATEMENT IS REQUESTED TO DETACH AND SIGN THIS STUB AND RETURN IT TO: MINNESOTA DEPARTMENT OF TRANSPORTATION FINANCIAL ADMIN. OFFICE 461 RICE STREET ST. PAUL, MINN. 55103 RECEIPT OF THE CLOSING STATEMENTON THISTRANSACTION IS HEREBY ACKNOWLEDGED. NAME DATE I Warrant Attached Warrant Under Separate Cover E Mn/DOT 25181 (8-77) TO: Office of Financial Administration FROM: Right of Way Operations S.P AREA & JOB S-D 3 yr' PARCEL FED. PROJ. - 3 S -L~ COUNTY D M.E.R.b 193 940 WORK ITEM & AMOUNT: (R/W-ACCESS-SIGNS-EXCFSS) (RELOCATION FEES & ESTIMATES) (OWNERS' WIT. & APPL'. FEES) (1) ITEM 811 $ (1) ITEM 806 $ (1) ITEM 812 C (1) ITEM 826 $ (2) ITEM 848 $ (2) ITEM 827 $ (2) ITEM 862 $ (2) ITEM 849 $ (2) ITEM 847 $ (1) = Participating - Federal (2) = Non-Participating - Federal Hold in Adjustment for: Screened by C4 - (W - Date REMARKS : J MHD 2502 (1-74) MINNESOTA -HIGHWAY DEPARTMENT - -70500- - STATE REMITTANCE ADVICE AND CLOSING STATEMENT -50 vs. FOR SETTLEMENT OF FOLLOWING RIGHT OF WAY TO PAYEES SHOWN BELOW -270 Zy1ka - Daly, eta1 PAYABLE TO: Family Realty, Im., ftftm MmtjpW and ftnamisl tion, Bruce E. Schulz, Eatyr City Tr*asurer and Dalota Comty Treasurer Family Rmlty, Mw. WARRANT 3337 East Highway 13 DESCRIPTION: A STRIP TRACT OR MAILED REM. ADVICE NO. PARCEL OF LAND LOCATED IN THE TO: WARRANT NO. lot I - BlcK* 1 Attn: ( er Adfttican L J DATE MAILED JUN 1 q Ina, 0 SEC. TWP N RANGE W J J COUNTY I ta CLOSING STATEMENT DIRECT PURCHASE The amount of this purchase is The following allocation of damages is suggested: distributed as follows: Land Acres Right of Way Owners Equity Land Acres Temporary Easement Mortgagees Equity Buildings acquired (Depreciated Value) Damages to remaining property TOTAj.Ly, ry~ i TOTAL State Cox fied ArpmiSalt TRAN VENP?R,-NUMBER TYPE Eminent Domain ParSal'Aaprt~flo t $1947-W.00 ~ A64 - I Sp I INVOICE j NUMBBE~rR.~r ORGANIZATION Amount of Award Settlement SEQ. NO. SUFF DEPT. P.O./F•O. NO. OBJECT U31 01 sw DATE S.P. NO. PARCEL NO. JAREA JOB AMOUNT OF INVOICE DATE SUB ACT TASK 0 19M (3 ) 904 43E 634 191750.M 6-5-80 SUB TASK COST/CLIENT COPE FED REV Warranty Deed ❑ State Auditor's Easement ❑ Reference No. I HEREBY CERTIFY THIS PAYMENT TO BE TRUE. CORRECT AND IN CONFORMANCE WITH THE CONSIDERATION WHICH HAS BEEN DULY APPROVED AND AUTHORIZED. Court Award ❑ Document Number MINNESOTA HIGHWAY DEPT. Other State +tcTi;ifid Date Recorded r ~~~q f gM , It" p e SYSTEM ASSIGN REF. NO. DEPT. AUTH. SIGNATURE a0a aCC~O~~Q o ~C DATE S.P. NO. PARCEL NO. 06W 1982 35FS=M W04 ACKNOWLEDGEMENT: THE INDIVIDUAL PAYEE THAT HAS RECEIVED THIS STATEMENT IS REQUESTED TO DETACH AND SIGN THIS STUB AND RETURN IT TO: FINANCIAL ADMIN. OFFICE ROOM 305 STATE HIGHWAY BLDG. ST. PAUL, MINN. 55101 RECEIPT OF THE CLOSING STATEMENT ON THIS TRANSACTION IS HEREBY ACKNOWLEDGED. NAME DATE Warrant Attached Warrant Under Separate Cover Mn/DOT 25181 (8-77) TO: Office of Financial Administration FROM: Ri,g~ht~ of Way Operations S.P. L!s E ' 91 o I 9 u AREA & JOB 5--b - - PARCEL 3 FED. PROJ. 3 5 C L COUNTY M.E.R. t) Q%6 -3 WORK ITEM & AMOUNT: (R/W-ACCESS-SIGNS-EXCESS) (RELOCATION FEES & ESTIMATES) (OWNERS' WIT. & APPL'. FUS) (1) ITEM 811 $ (1) ITEM 806 $ (1) ITEM 812 Sf S-v, (1) ITEM 826 S (2) ITEM 848 $ (2) ITEM 827 S (2) ITEM 862 S (2) ITEM 849 S (2) ITEM 847 $ (1) = Participating - Federal (2) = Non-Participating - Federal Hold in Adjustment for: Screened by r, U) Date ~ S f REMARKS n c•` Cam. ` ~~L--~..-~--~-~-s~. E ADMIN 1000 (Rev. 1/78) STATE OF MINNESOTA SF-00006-01 DEPARTMENT-At ~9 v Gen~r Office Memorandum 515 Transportation Building TO RICHARD SWANSON, Director DATE: June 2, 1980 Transportation Financial Administration ATTENTION: GEORGE WACKERFUSS, DOT Annex FROM DONALD E. NOTV~ PHONE: 6-3258 Special Assis ir Attorney Genf G`y SUBJECT: S.P. 1982 (35Eii-~90)J 904 *50-634 State v. Zylka-Daly, et al, Dakota County. I 35E-4 (40) Parcels 39 and 43E Parcel 39: The title that was the cause for my asking that the quicktake payment as to this parce be deposited has now been cleared up and it will be possible to make payment directly to the following respondents: Rose M. Zylka Charles Tatsuda Marian Kawakami Eleanor L. Zylka County of Dakota and this warrant should be sent to: Mr. William A. Soules Korstad, Lund, Soules, Erdall & McKendrick, Ltd. 1600 Dain Tower 527 Marquette Avenue Minneapolis, MN 55402. Parcel 43E: Norm Schuenke, of Family Realty, Inc., has asked that we call his office when this warrant is ready and he would like to have someone pick it up. His telephone number is 890-9151. DEN:jo Attachment (as to Parcel 39) Correspondence from Wm. Soules Attachment (as to Parcel 43E) Copy of Quicktake Payment request PRINTED ON RECYCLED PAPER i ADMIN 1000 (Rov. Ih8) > STATE OF MINNESOTA ATTOI:~,r~~ cl,i~EIZAL r f • blemoratidum . TO RICHARD Sl` INSON, Director DATE: May o26, 1980 Transportation Financial Administration ATT : GEO. WACI ERFUSS , Anne„ FROM DONALD E. NOTVIK PHONE: 6-3258 Special Assistant Attorney Ceneral SUBJECT: S. P. 1982 (35E=390) 904 *50-634 L State v. Zylka-Daly, et al. Counts= of Dakota parcel 43E - David Alan Poppe PA YIENT REQUEST Pursuant to Minn. 'Scat. 117.042, it is requested that "payme.nt in the amount of the State's approved appraisal of value, in the aMOUnt of $ 19,750.00 be Dade to the following parties: Family Realty, Inc., Knutson Mortgage and Financial Corporation, Bruce E. Schulz,. ' City of Eagan and County of Dakota Q` o The warrant should be mailed to: Family Realty, Inc. 3337 East Highway 13 Burnsville; -MN,, 55337 ° Attn:- Norman Schwenke This payment must be made to the above designated parties no later than the title and possession date of June 13, 1980 *PLEASE MAKE'PAYMENT OF THE ABOVE AMOUNT AT THE EARLIEST" POSSIBLE TIME. MOTE: George: Please return parcel file to the undersigned. 'pec~al~ss~stant attorney Ge er:a _ - _ . .M mh .1n/DOT 25085 (12=77) ` Area c> V Job 63f FIELD TITLE,REPORT S•~• ` =3~ 90 County 1)dkOd-L Neg. y3C` NOTICE: All estates, show name and address of Personal Representatives. If none shown names and addresses of the heirs with their marital status. 1. Owner & Spouse & Address ~ n 3 Ed s 7-- ,wT /3 ~~rns yr ~~.c /fin n ij lyorm.A A_R Srlme, K_ t^ r1iQ/mr~~1~~~JG a►,k.. Y.P Tel. No. M - 9/3 l 2. CFD Vendee & Spouse & Address ~ Y_(A C_ 0- C Sa P1 C1 I.,t Tel. No. 3. Mortgage Holders and Address ffnU4-SO)i Affir4rape d d i /e d r a~/o•~ 4. Any improvement in past 90 days? If so, nature thereof Who furnished material? Address Date last item deli r d Who furnished labor? Address Date last labor erformed I 5. Judgment: Inspect Affidavit of Identification. the judgment against I present owner? Former Owner If so, ive address of judgment creditor Name of 1' attorney: If judgment creditor is State or Federal G vernment, give name of Department. 6. Lease Holder Address Part Leased Oral. Lease Written. Expiration Date 7. Occupant Owner? Lessees? Other? By what right? V Q_ C. v~ -it Z a 7- Name and address of such "Other" 3. Names and dates of birth of any parties under 21 years of age; and guardians name and address: 9. Names of any parties insane or incompetent; d name of guardian: I 10. Names of persons interviewed and their addresses: o YYV~ s ,n ! Sr- A Lt e m 11. Special Assessments (~J ;L +e a re Me! 12. Remarks - R/W NegotiatorL3. ~x7y je~~ Date L 13. Any private utility installations effect d? If yes, circle type of installation (gas, water, electric, w 1, cesspool, drainfield, other) Giv location 14. Is house located within R/W 1 its (Yes , No HOUSING RELOCATION INFORMATION pied since, DEPENDENTS: Age Sex / Age Sex Age Se Age Sex Age ex Age Sex COMMENTS : 9~l (doe rn f 7~ n H ~^J ti /t Z e fq~ fy i't~ rie J/ /i a o y ot/ 1~'1 S~ n 3 q~ ! 3 1 I dVO G o r n J4 At t 951} J 1C, it ~Y . Mn/DOT.+2508 (12-76), < MINNESOTA DEPARTMENT OF TRANSPORTATION ORIGINAL b_4 Are„ ~ ~Jnt ~ S.P.. 1982 35E=390) . `t I.............................. PARCEL NO . County or Dakota ATTORNEY'S CERTIFICATE OF TITLE 1 hereby certify to the State of Minnesota that. I have examined the title to the real estate nerein described as shown by the records in the office of the Register of Deeds, Registrar of Titles, County Auditor and County Treasurer, and as shown by said records it is my opinion that the title to the following described tract: Lot 1, Block 1 Clearview d ..................of Section.... 9 township 27.......north, range 2~........... west, ...DakOta County, is at the date of this opinion in the following named persons: (If title is registered, so note and give certificate number.) REGISTERED LAND TORRENS' CERTIFICATE NO Nature Date Book & Page Name of Spouse Name of Interest Acquired and/or Doc. No. If Single, so state R=JA xx®r x'Ra NWI rkelteli; xJCJ~Aa Rrk 1R'R%KN§tK5Q3W(W KXkx Family Realty, Inc., Fee 8/31/79 Doc.No.548041 a Minnesota corporation. During the past five years the title to said tract was in the following persons, if different than above: Nature Date Book & Page Name of Spouse Name of Interest Acquired and/or Doc. No. If Single, so state Lloyd C.Mollenkopf &wf Fee 6/14/74 Doc.No.436439 Betty L. Donald D.Getz &wf Fee 2/16/71 Doc-No-381300 Lorraine D. David Alan Poppe &wf Fee 11/23/77 Doc.No.503290 Kathy A. (Over) SUBJECT ONLY TO THE FOLLOWING: (Here enumerate encumbrances and liens of every nature, giving names and addresses of parties, date of instrument, time and place of record, and other pertinent information; also enumerate other defects, if any, in the title; any judgments docketed in the office of the Clerk of District Court that would be a lien against this property should be shown here, Show docket number, date of entry and amount of judgment, names of judgment debtor and creditor and attorney for the latter.) Mortgage to Knutson Mortgage and Financial Corporation,dated Nov.23,1977• Recorded Dec.14,1977 as Doc.No.503291, for $70,000.00. Minnesota Department of Transportation Right of Way Plat No.19-23, State Project No.1982(35E=390)904, dated Nov.2,1979.Recorded Nov._5,1979 as Doc.No.548960. I further certify that all taxes and assessments against said tracts are paid, except: 1978 Taxes: $186.36 Unpaid. No Delinquent. No Assessments. Last Tract Entry or Certificate Memorial SIGNATURE DATE Book - of - Page Attorney or Abstractor Dakota oun~y Abstract Company, Doe.No.503291 by 3/9/78 its Pres. Dak a County Abstract Company, Doc.No.548041 by~ 11/21/79 Dakota County Abstract Company, Doc.No.548960 by~ ~ Lj 1/7/80 its Pres. ' ~l Mn/DOT 5131 (11-77) Office Abstract _ r S.P. Area job _Parcel „ REPORT OF OFFICE EXAMINER OF TITLES .Iwners to be shown in petition for condemnations NATURE OF INTEREST ,,v 4 41 ) XY 14- 14 01 It_ I 1 4; - C D C d 4Yy1 Follow up on the following points: ~2 I F cu PIS i August 16, 1979 FEE ACQUISITION ~V D-42 Parcel 43E S.P. 1982 (35E°390) 904 1 35E-4 (40) i All of the following: Lot 1, Blalock 1, Clearview Addition, shown as Parcel 43E on the plat designated as Minnesota Department of Transportation Right of Way Plat Numbered 19-23 on file and of record in the office of the County Recorder in and for Dakota County, Minnesota. Names of parties interested in the above described land and mature of interest: Bruce E. Schulz Contract for Deed Far:i.ly Realty, Inc. Fee Knutson Mortgage and Financial } Corporation } Mortgage City of Eagan Special ?assessments County of Dakota Taxes > a a .d APPEAL PERIOD EXPIRES: JULY 14, 1981 July 6, 1981 TRANSMITTAL MEMORANDUM LLOYD J. MOOSBRUGGER, A.A.G. O F F I C E Re: Zylka - Daly, et al. 90.A672.0775 S. P. 1982 (35E=390) 904 *50-634 I-35E-4 (40) Dakota County Transmitted: Duplicate original and two copies of PARTIAL Report of Commissioners. Original filed: June 4, 1981. Hearing on petition: April 30, 1980. Commissioners: Thomas Metzen, Ray Connelly and Edw. Kuntz. First meeting: May 2, 1980. Quick-take date: June 13, 1980. Attorneys for owners: Parcel 39 - Marvin L. Gurewitz, KORSTAD, SO=S, ET AL. 1600 Dain Tower, 527 Marquette Ave., Mpls. Mn. 55402; Parcel 42 and 42C - Harvey F. Kaplan, 555 Pillsbury Center, 200 S. 6th St., Mpls., Mn. 55402; Parcel 42B - Edw. B. McMencany, Ken Rose Center, Rosemount, Mn. 55068. Attorney for State: Donald E. Notvik, S.A.A.G. Engineer for State: James Fossell. APPEAL RECOMMENDATIONS: Parcel 39 - Eleanor L. Zylka Award - 6/4/81 $301,840.00 Certified - 6/13/80 135,500.00 updated from 11/13/79 106,100.00 R. Hutchinson 7/80 135,500.00 updated from 6/79 106,100.00 E. Robey - 7/80 119,000.00 updated fran 11/79 98,000.00 Q. T. payment - 7/13/80 106,100.00 This is the acquisition of 13.98 acres in fee and 4.50 acres as a temporary easement from a 75 acre tract of developmentland located in the southeast quadrant of Cliff Road and Galaxie Avenue in Eagan. Part of the lands acquired will be used for the construction of the main lines of I-35E and an off-ramp to Cliff Rd. Part, and most of the temporary easement, will be used for the reconstruction of Galaxie Avenue to intersect with Cliff Rd. approximately 1/4 mile east of its present intersection. Richard Parranto, the owner's L _ Transmittal Memo Zylka - Daly Page 2 Parcel 39 (continued) appraiser, predicated substantial damages on pendency over a 5 year period of the temporary easement claiming that it would interfe'e with development of the property during that period of time. However, it is my understanding that Ga.laxie is to be constructed this summer by the City of Eagan and it would be desirable for the Department to monitor the continued need for the easement and release it as soon as possible. Mr. Parranto found total damages in the amount of $776,000 or over 500 of his total value for the 75 acre tract. He used $27,000/acre for the land lying along Cliff Rd. which is far in excess of the values found by the state's appraisers. Both Robey and Hutchinson agreed that the land lying along Cliff W. had commercial potential in the before situation. The award is substantially in excess of the state's testimony and it is therefore recommended that AN APPEAL BE TAKEN and that an additional payment be made in the amount of 3/4's of the award, less the quick-take payment heretofore made. Parcel 42 - U. S. Hcme Corp. Award - 6/4/81 $ 50,000.00 Certified - 4/3/81 47,200.00 updated from 11/27/79 42,600.00 E. Robey - 11/80 42,000.00 updated from 11/79 37,000.00 R. Hutchinson - 3/81 47,200.00 updated from 6/79 42,600.00 Quick-take payment - 6/13/80 42,600.00 This is the partial acquisition of 1.49 acres from a 144.63 acre tract of land lying south of Cliff Rd. in Eagan. It is owned by a large land developer and the taking does not interfTe with his development of the remainder of the property. A temporary easement of 0.63 acres is also acquired. The fee taking is along Cliff Rd. and along the westerly line of the tract which will be the location of new Galaxie Avenue. A substantial portion of the damages found by the state's appraisers was in the form of severance to a substantial single family residence due to encroachment, interference with the sewer system and interference with the attached 2-car garage to the point of rendering it useless without substantial alterations. The award is in close agreement with the state's certified and No APPEAL IS RBCCMMENDED. Absent an appeal by the owners, the award, less the quick-take payment heretofore made, should be paid to the parties set forth in the award and the warrant sent to Mr. Kaplan, attorney, address page one. Parcel 42B - Lauris J. Parker Award 6/4/81 $ 11,300.00 Certified 3/21/81 5,000.00 updated from 8/8/79 4,000.00 E. Robey - 7/80 5,000.00 updated from 7/79 4,000.00 R. Hutchinson - 7/80 3,650.00 updated from 6/79 31600.00 Quick-take payment - ti/13/80 4,000.00 Transmittal Memo Zylka - Daly Page 3 Parcel 42B (continued) This is the partial acquisition of .22 acres in fee and 0.04 acres for temporary easement fran a 2.72 acre improved residential site fronting on Cliff Rd. in Eagan. The property has 241' of frontage on Cliff and is 542' deep. It is improved with an attractive part brick veneer frame rambler with a tuck-under garage and an exposed basement wall to the rear. The driveway to the house cuts through some 501 of native vegetation along Cliff and approximately half of that vegetation will be acquired or disturbed through our widening of Cliff Rd. The taking is a strip approximately 40' wide in front of the house and results in the house being approximately 245' fran the new right of way line. Neither of the state's appraisers found any severance damages to the house. A local realtor thought that the encroachment on the house would be reflected in the market by a reduction of approximately $25,000 in the fair market value of the property. He and the state's appraisers were quite close on the before value, however. The property is owned by an elderly gentleman and his wife and shows substantial pride of ownership with nicely kept lawns surrounding the house. Although the award is more than double our certified, it holds little prani.se for reduction on appeal due to the nature of the case and NO APPEAL IS RECCNMEMED. Absent an appeal by the owner, the award, less the quick-take payment heretofore made, should be paid to the parties set forth in the award and the warrant sent to Edw. B. piny, attorney, address page one. Parcel 42C - U. S, Hare Corporation Award - 6/4/81 $ 15,500.00 Certified - 4/81 15,500.00 updated from 9/79 14,500.00 E. Robey - 11/80 15,500.00 updated from 7/79 14,500.00 R. Hutchinson - 3/81 12,500.00 updated from 6/79 11,700.00 Quick-take payment - 6/13/80 14,500.00 This is the acquisition of 0.16 acres from a 2.71 acre improved residential tract located along Cliff Rd. in the City of Eagan. The taking is an approximate 24' strip along the right of way line. The acquisition area is established lawn and includes several mature trees. Both of the state's appraisers found severance damages in this case. The award is in the amount of our certified and No APPEAL IS REM4MMED. Absent an appeaa by the owner, the award, less the quick-take payment heretofore made, should be paid to the parties set forth in the award and the warrant sent to Harvey Kaplan, attorney, addres,. Page one. Parcel 43E - Bruce E. Schulz Award - 6/4/81 $ 21,700.00 Certified 6/13/80 21,700.00 updated from 8/79 19 750.00 E. Robey - 7/80 20,000.00 updated from 7/79 18,000.00 R. Hutchinson - 10/80 21 700.00 updated from 6/79 19,750.00 Quick-take paym`i_ - 6/13/80 19,750.00 II Transmittal Mono Zylka - Daly Page 4 Parcel 43E (continued) This is the acquisition of a platted lot lying in the northeastly quadrant of Blackhawk Rd. and Bucher Drive in the City of Eagan. Both Blackhawk and Beecher are gravel surface roads and the lot has approximately 119' of frontage on Beecher and 260' of frontage on Blackhawk. The lot is ck-ned together with the lot immediately to the east which is improved with a single family residence. The purpose of the acquisition is to provide right of way for a connecting street extending northward from Beecher to a tract of land currently being developed which will have its access to Blackhawk terminated. The lot which is improved with the dwelling will, then, beccme a corner lot. The owner of the property accepted the state's updated appraisal amount and the award is in that amount. NO APPEAL IS RECONMID, and it is not anticipated that the owner will appeal. The award, less the quick-take payment heretofore made, should be paid to the parties set forth in the award and the warrant sent to Bruce E. Schulz, 1845 Beecher Drive, Eagan, Mn. 55122. DONALD E. NOTVIK Special Assistant Attorney General DEN:mh cc: D. E. Notvik J. Russell E. R. Gustafson John Potter Kardex Finance Office copy Parcel files (5) FHWA No. 03 O86C)o RECEIPT FOR CERTIFIED MAIL NO INSURANCE CCVERAGE PROVIDED-- NOT FOR INT:RNAIb'ivr.L MAID :See FleverGes F7, AN, 0. Pos E F f sat ~ ~ r. LL A qr B 3Y ~ b ~ lull _ AND tsa z tD TOTAL POSTAGE AND FEES POSTMARK OR DATE C 0 a: 0 c, Mn/DOT 25446 (3-79) ` ~~\NNE~Tq Zo Minnesota n Department of Transportation Transportation Building ;~~TOF TRPay~o St. Paul, Minnesota 55155 Date: Phone t8 1:980 a s Brute so 09huls 1845 Beecher Deime E&9&n, NIinnOBOU 55133 In reply refer to: 360 S.P. State vs. 19$3 (35B-390) 904 *5O-434 County of MicMe1 L. 3y1ka - Ott D. Daly, ok iRl Parcel Sako t Property Descr ion: See of t, ed iblt *h* NOTICE TO VACATE PREMISES Dear fthulz NZ This is official notice that you are required to vacate the premises being con- demned by the State of Minnesota on or before (day): , (date): 4t4y :*hey 4:909 Please contact a relocation assistance officer at (city): (phone): 724-23',-?.----, prior to the date you actually vacate tie premises. Relocation personnel have the responsibility to assist you in your move. Please do not hesitate to take full advantage of their help. Sincerely, Director T Right of Way Operations CERTIFIED MAIL An Equal Opportunity Employer r " 11VW OlIa uwn aw aaunSN1 '03W31S103tl *143J3tl NUnl$M GISI'MCI E8 u° $ w a o w to 30 I A m m j}yh O C < a I O O I -i mi m m w G m m z t ¢ y¢ .E 9 P ~J F"~ IT, ` b m a.Y to o, ttfu C~,' pe m ~g a 7i R t ~p p n 7!7 p r p " ~ b ~ ~ w •G tao •C, p, ~ o EIS M on ' pro 0. ~4 P7 Y ~ rI I ~ m it 3 I I i (VO3 dIZ P `OMS ` ID) i i (=a 'ad Jo lw4S) ~ } 6 ' SST s IAN `Ined 1 01 Nunhu ,egwttu at luoulpe , „ pewnbey tdleaeM a KS& GINI-M esiopu3 . rei~!us;o j=q at xl}3a es mAq%o i %pied eaeds }l 0131ijo 3uw; of gaeuy . •eaeAei eyl as S pue -Z 't :wail eloldw03 e" -Male ads 941 ul ooet~'3JVi epos dIZ pue 'sseippe 'eweu moA 3ulAd . ryl~ vry` •w`.sOd } I 1N3WAVd OIOAV Ol 3Sn SNOIla(1a1SNt U30N3S ± 31VAitld tlOd AllVN3d .J S53NlSftB lVlr!IddO - - 33IAL 1V.LSOd S3d.V1S C3311Nn the -1 nd I - ~ I I I I OD I t~ o a ul Vz w ° v b w ' f7 I I Gayy w o I c d ro b ~ ~ W p ro$ `rob Q o a Q~~ ` x m xa °pA~ G ioW C > w ta .0 A CJ d d0 3 3 !u~ It W O ! I O o R O p~ O r7 Q. d 2 ~ ~ a U O ; O~ 3 3 fE~/"~J 3 tC4/-y~3 , J f~ J uni •,iw, m I Lt 94- !x/) S/) fX rid PG t~lJ O V W t' 1 I • H „IM r. I M Q Ifl f0 I PS Form 38111 Jan. 1979 RETURN RECEIPT, REGISTERED, INSURED AND CERTIFIED MAIL y I I UNITED STATES POSTAL SERVICE OFFICIALj1USINEty~ ~ai~ vrorc.na`w:, •„:r;xsw.. SENDER IN UCTIONS TO AVOID PA Print your name, address, an CTI# i_n'lhplsp slow. AIL • Complete items i, • Attach to front of e i ve p its, otherwise affix to back of article. • Endorse article "Return Receipt Requested' adjacent to number. RETURN DEPARTMENT 01"2~" TAT€ON 4 (Mama of Sender) ~ ` Tra~a OF ~o5 n Bldg. St. Paul, MN 55155 \ (Street Of P.O. Box) (City, State, and W Code) Mn/DOT 25446 (3-79) Minnesota O*X` tIESok Z Department of Transportation Transportation Building OF TRP~y~ St. Paul, Minnesota 55155 Date: Phony t7n t Y rmily ftalty, Inc* 3337 Best Highway 13 BurseliUs, xinner laa 55337 In reply refer to: 360 S.P. State vs. 1982 (3580390) 904 *50-634 County of Michael S• 5ylka - Robert No Da1Y# Ot Al Parcel Dakota Property Desciff l1' onRV"d Alan POPP* See attached Exhibit NOTICE TO VACATE PREMISES Dear six This is official notice that you are required to vacate the premises being con- demned by the State of Minnesota on or before (day): , (date): ~ y jut," , ziau Please contact a relocation assistance officer at (city): (phone): prior to the date you actually va a 'eses. Relocation personne ave the responsibility to assist you in your move. Please ~Ll do not hesitate to take full advantage of their help. Sincerely, Director Right of Way Operations CERTIFIED MAIL An Equal Opportunity Employer s PS Form 3800, Apr. 1976 Qf CorrsuLr rosras=~ -4 ~j p -R -OR PeES ' (b 0 TI L SFRiItCES - ? y ~ t'f3 o co 9 Riu RNR ~C£!RT sRC T, I u,~ r; O Aj _-M y c r.t~ >I C~1 Ern (CD CD r" 09 i ~ J ( ! II ~ i r-- G 7 MHD.25b2•0-74) MINNESOTA HIGHWAY DEPARTMENT ' 70500- i , ST3>TE REMITTANCE ADVICE AND CLOSING STATEMENT 50 VS. FOR SETTLEMENT OF FOLLOWING RIGHT OF WAY TO PAYEES SHOWN BELOW -270 2ylks - Daly: e PAYABLE TO: f1mily Realtyf 1 m-., Mirtgage and rtw-clal Ooi~ l # 11rtre Z. Sct~x>A Eagm City Treasumfir' zod eta Couxty Treasurer F Fa ily Realty, I. WARRANT 33 East ftoafty 13 DESCRIPTION: A STRIP TRACT OR MAILED Burrovil1e, Ptim. 55= REM. ADVICE NO. PARCEL OF LAND LOCATED IN THE TO: WARRANT No. Lot, 3 - 81cc 1 Attn: n+enrrAn Sctww4w i C3~~+ 3 L J DATE MAILED J~~~R¢ SEC. TWP N RANGE W COUNTY Dakota CLOSING STATEMENT DIRECT PURCHASE The amount of this purchase is The following allocation of damages is suggested: distributed as follows: Land Acres Right of Way Owners Equity Land Acres Temporary Easement Mortgagees Equity Buildings acquired (Depreciated Value) Damages to remaining property TOTAL TOTAL state yry - TRAN I VENDOR NUMBER TYPE Eminent Domain l-`dTTiaM~dy2TC TiC' 2_ 2- Q, O V C INVOI NU M9 ER~ ORU NIYATION SP M Amount of Award Settlement (Wi,16S0. 6FF DEPT, P.O./F.O. NO. OB ECT GY DATE S. P. NO. PARCEL NO. JAREA JOB Ou T OF INVOICE DATE SUB AA~CrTITTTASK 122 I`wft3qo) 904 4M X34 04 -10 Cr- SB TASK COST/CLIENT CO E FED REV Warranty Deed El State Auditor's Easement ❑ Reference No. I HEREBY CERTIFY THIS PAYMENT TO BE TRUE. CORRECT AND IN CONFORMANCE WITH THE CONSIDERATION WHICH Court Award ❑ Document Number HAS BEEN DULY APPROVED AND AUTXORIZED. MINNESOTA HIGHWAY DEPT. Other [ Date Recorded Anlral M M M 'n,1 2 Il b- ©66 7 WOI~IIOW ~~©~~'p1 p ~If SYSTEM ASSIGN REF. NO. DEPT. AUTH. SIGNA URE L~JJ~UJ ~j~J ~~JJ~~JJ ~J IIUl1111335 L'O DATE S.P. NO. L NO. Ow 1962 (3~3w) 904 7"43L;* ACKNOWLEDGEMENT: THE INDIVIDUAL PAYEE THAT HAS RECEIVED THIS STATEMENT IS REQUESTED TO DETACH AND SIGN THIS STUB AND RETURN IT TO: 4 FINANCIAL ADMIN. OFFICE i ROOM 305 STATE HIGHWAY BLDG. ST. PAUL, MINN. 55101 RECEIPT OF THE CLOSING STATEMENT ON THIS TRANSACTION IS HEREBY ACKNOWLEDGED. 4 NAME DATE I Warrant Attached Warrant Under Separate Cover E Sx- pony, Imsatyf IrC~. Mkmt~ 35420 A!s Imt _ Day at a1l. Lrw ar AOM ~ i Also, w r, 0, np K i e < s lat : r wm- t 'Aj 'a - _ ,k 4z ® MuitiPl FAMILY Li4tiRg REALiOR~ S¢TUICe REALTY INC. 8758 LYNDALE AVENUE SO. • BLOOMINGTON, MN 55420.884-7676 June 18, 1981 Office of the Attorney General 515 DOT Building St, Paul, Minnesota 55155 Attn: Mr. Don Notvik Dear Mr, Notvik: I would like to thank you for your letter of June 17, 1981 regarding compensable damages for the state's acquisition of Parcel 43E, and Family Realty's involvement with that Parcel, Of course, there was no actual malice on the part of the condemning authority in this particular circumstance, however, a question in my mind is the reason behind the monetary award of $21,700,00 for this parcel, If the award was based on all considerations related to the acquisition of said parcel, then perhaps the problems arising from the acquisition proceedings that Family Realty did encounter would be relative to that award. Hopefully, my curiosity in this concern is not out of order or irrelevant to this matter, Thank you for the attention you have given these concerns, Sincerely, i„ e r.. Norman P. Schuenke Family Realty, Inc, NPS/kjh h i I .`~'a'1`~~~~~{,1 ~ imp.? i.y'•, ' ` r'~t ~ P, ~l ~ F ~ .t jr, .t. TY Y. ~4) +P 9 Ql f ~ ~ R a ~ I I S ~ f ~ F L 4 /V rtN O: co { 14 a Ln Ln Ul) a x H cc > O u 41 O O ji on v~ d G O a "G q O = r4 •rl G 41 44 00 F+ O H a o a I •u a 44 Ln 41 44 r-4 4J 41 cs Ln rn I ' I to N V v~ Z =LO a _ ~LO Q ^m W CO g w 00 m 7 e . z '1112 1 [ - ARr fem.- Amft JS a cf .a' ' ftrocn D+~. aia a aoqoie#ticn -of of the - Abow roval+m ed jam.: I ; all , a*tadamd. a r ' bait _r~r7~utk be 8esiia"a faw tka 11 tit t t ld l ate. v . s - r,: _ - t z . r f' 17 w r .:.~t~J~` ` c.J 'F3 - ~ .:J.~ .►r#'r r t g i.w- ~''~,~+.~r,' #f;' t ~.~~G~ r~'t~ _ , r a n f k. . - ti - June III AVWX* south Rat sylkk M.p 904 IU2 bar I*. S*mGl*v. f ftm'the I of , adatim to,, mm "0 favowas to o"o ayi yoft at . ty'. the M~uu r rs sec c r~s do q*m;tim to ma Vim Of 'r a tnartdi 1 Abow-mm. * ~ 1-3 1-1 lislilliallow,*ft tviw pumabw ^ t isvok' an the P" b"a", MWI t psi ; wA tba qVwWa of varJam W =dumL m the tyto;k6 "!As. p VWY DOOM 20, T a. v e i-• m. Y -1w, ~4t 10011111m; Saw r n. r. . F -a .VW -ay - s ~~jac-'._ s w j L~s~ ~ S •.-.taiF . ti .rA~`"`~:~1 f;- t ~ i3d ` ~~f -t~'i~ r+.w.~~ - ~rr° i.'~,~y. L 5 # ii « . = F °r` l.. _ ~ - _ .{`,y,'~•-r€..r- .~F. - -~X E`;-A. .r~. ~.lc =%„s.. ;.-!~'s'--a~"t `'-:~{f~-- "'4' :,,.:iyi~ ,~x~._. - - ~ : ~u~''•; ~ ~ ~ '"'"'G ~ . fit. ~2; ~ ~ . r',lC~ ~ ~ i°Lz."lp"►s.Y'+~'~"`~ - _ ~ ~ ,d.•. ~ :~k-t : ~'.~"*J..~~k~5..~`x'` ~~3~i~~1..~~-yea.' n no I L . - # . Y P - . I f f we _ rte Viz,,, f ® MuatMg REAIiORm S¢NiC¢ FAMILY Liat REALTY INC. 8758 LYNDALE AVENUE SO. • BLOOMINGTON, MN 55420.884-7676 June 15, 1981 Office of the Attorney General 515 DOT Building St, Paul, Minnesota 55155 Attn: Mr, Don Notvik Dear X, Notvika ' I have this day received a copy of a notice of award for the acquisition of parcel 43E for $217700.00 to be paid to Mr. Bruce F. Schulz, While I have no objection to a settlement with Mr. Schulz since he was the owner of the property at the time of acquisition. I would like to complain to you about the frustration and inconvenience and expense incurred by Family Realty, Inc, prior to the acquisition in June of last year, Family Realty listed the property at 1845 Beecher Drive, Eagan with Mr, and 'qtrs. David Poppe on -lay 1, 1979. sir. Poppe was in the U.S. Army and was being transferred out of the continental United States. The property was marketed with little or no success from May to August 1979 primarily because potential buyers were wary of noise and machinery factors that would most certainly be created when the road development 'began. Several calls were placed to the Minnesota Department of Transportation during this time to try to obtain information regarding the road construction and property acquisition. It was v_e_ry difficult to get any exact information from anyone at the DOT. Finally, the Poppe family had to leave and Family Realty offered to buy the home and adjacent lot on a guaranteed purchase plan if the property had not been sold by !august 31, 1979. Family Realty borrowed monies and closed with Poppes at the end of August. Mlarketing of the property continued, but Family Realty began making utility payments, mortgage payments, and expensive finance payments on the money borrowed. After, our closing with the Poppes we were contacted by a James Snyder of the DOT with some forms to be filled out. Nlhile the forms indicated the possibility of the purchase of the land in the future, there was never any information available for our own decision making: and marketing purposes. 4 T SST a3t3AO S."s~f:r~s 1 A3t311~t }ti31 N! P June 15. 1981 Notvik/3eecher Dr. Page 2 Our representations to prospective buyers of the property regarding the purchase and use of the lot adjacent to the home was as vague and unreliable as the information we ourselves received from personnel at DOT. After months of difficulty in marketing the property and incurring very high holding costs, Mr. Bruce Schulz presented an offer to purchase the property on December 28, 1979. The offer contained a large Contract for Peed for a long period of time (5 years) at an interest rate significantly less than the interest rate on the monies we had borrowed to acquire the property. We were faced with vagueness and uncertainty about the prospects of bding paid off on the Contract for Deed within a short time, but at least we didn't have to bear the burden of costs related to a vacant house. Therefore, we accepted Mr. Schulz's offer, but our costs continued after the closing with Mr. Schulz because we did not receive enough money down to pay off our borrowed money from the bank. Family Realty's Contract for Deed with Bruce Schulz was paid in full in June 1981, and our expenses were discontinued at that point. However, it is my feeling that we did "suffer" greater than normal expenses in the form of holding costs and marketing costs because of the state's plans for and eventual acquisition of the parcel 43E. My reason for corresponding to you is to inform you that due to the State of Minnesota's plans for acquisition of said parcel and the vagueness of the Department of Transportation in specifying the timing of the development and acquisition of that parcel, Family. Realty was adversely affected. As I have stated before, I have no objection to the State's settlement with Mr. Schulz, but I feel that Family Realty's complaint should be considered. Your response would be appreciated. Sincerely, Norman P, Schuenke Family Realty, Inc. NPS/kjh ~m 3 N ga ty cc a~ Ln Ln u'1 Q! '4 cc ' O 41 JJ -J O O 1 G O z N b C O E C r-4 •r{ A 41 41 Pa p O H O ncC~ ~ O U Q 1-1 4.4 tr) 4J 44 r-4 31 ;J O u1 V7 ~L fn N LO a Z a c in Z ~ ~m J LU 00 o w 00 m t E 'a NIX In' 190,410 9w,-: 439 r ,wmm wagged* 3m ~a13 " Y aiwr to bm" a, `ba bot ana ft, ae daft ~ 13~ia< to eati~t ► i jammow nat bwdb&U aal:ao~ ate, mik s.. . a , - i - _ _ Lyres ~b - ' • ..a~ s - - - - A '11.,5. 6- „ifs ~3 ,a , ~ ~ , sux _ ~y4 s~~ > .t ~ ''4~''~R.=. ±c "'~i; •a ` ~~•~_"-i°~w~~ " ' ~l c. ~~~t.~ " ~ • ; t ri i~r 11 7, l`)81 Donald. J. aotvik Special :s:sistant 'ttorney Gen ral 1,e: State V. _ylka-Lialy, et al County of Dakota Parcel 1!3 - David ''flan Poppe Dear ,Sirs: I'm writing -i.n response to your lAter dated "arch 2, 1981. e believe that we are entitled to an increase in the amount which was paid. -to us previously. i'e_= are now faced with a devalue -ent of our prof^rty because of th ; decrease in the size of our lot. bought the pro)-xty because of the amount of lane that ,-,ja.s with the house.;. i,~ot only do ,-rte have a. decrease in the si.z-- of our backyard., but it also now lacks the privacy which im so d= sired. In addition -to this a road was constructed paralLlli. to our lot which poses an increase. in th:; amunt of noise which ,,,,as not the r:- prior to the road.. This in turn dl,ecrieases th; privacy also, also 'ended up paying; for the, assessments to the lot which was sold, and is now not of any value to us. The assess"ents a-counted to 34;.,500! ~!e would greatly appreciate your looking into this -atter for us. Thank you. `3incerely, Bruce 3. Schulz 3ruct_; ;chulz l8tO Beecher Dr. _ jagan, °'n. 55122 ~A~ ~~•(1 AJ'az~h~V ~ Gf l y~1 sT PAUL, CAR NERq~ ~ McNN. 55os3 S91913 'NW 'inbd 1S 'O©lzfi NOUVI'!OdSNVdl GT9 301d:1 S~b # P.3r A, N8Qll1f 3 8 E r i°ir. Bruce s]. ;Schuh m 1845 ~.~eecher fir. ._._pagan, vm. 55122 u t APR 9 --1921 ATTGn.yLY GFNERAL 1.32 STAIE C,4P3YOL ST. F'AUL, M#NN, 551$5 Office of the Attorney General 31 z, . 515 Transportation 3t. Paul, l-iri, 55155 April 30. 1981 515 Transportation Bldg. St.Paul, ~ . 55155 Re: State v. Zylka-Daly, et al. S.P. 1982- 944 County of Dakota Parcel 43E. Dear Donald E. Notvik : ' In response to your letter of 4/10/81, I feel that I am entitled to the amount of money to restore my property The land next to the lot which was sold was disrupted by the road crew. I figure that there is about 1200 sq. feet of sod needs to be replaced. If I do the work myself it would cost approximately $ 240.00. I have already partially redone the landscaping of the road property to level it out with mine. Besides this work yet to do, I will be responsible to keep up this additional road ditch, if only for the esthetics of my front lawn. ` I would greatly appreal-ate hearing from you regarding this matter. I only want what I feel is coming to me. Thank you. Sincerely; Bruce E. Schulz Bruce E. Schulz 1845 Beecher Dr. Eagwn, 11a4n. 5;122 u ~1. SERVI P C) &A l € A &IEI V ~9Est ° -.ayrar sPOSTAL3 March 2, 1981 1845 M. Dri~ Eagan, M. '55122 Fist 9ta►ts v. ZyUt - Daly, at al. 3.P„ 1982 - 944 County of Derma Perml, 4 _ Dm id .Alan Pq*e Da Mr. SdTAtx You were rmead as, the pt hammw under a OM*Xaot of Xot 1#. Black 1 in Clearview Addition Afth is big ac*dred an ' . above ri gid by the State, of Mi=wwta. 1, . it PW=l it ___d , :YOO Pad on yaw +amtraft umt. to om data of jape 13 , 1"0 we made a qui -fie p ayaw In the *K"t of 9 7N. 23e m9arty i p itto Jamat m v*m a `pert iAt reUmm of the xr C mpil*; "m ~rtgWp not &axalacxminoc~. An award has not yet bow Wad for t parcel eao t t, it ym belie the ap t petid in not B&Kffimft fdr the state's this,- yr y ROW pr t evidence to the raves- qV int" dm$am" !fir an award after acansi,«~cing t SVJAMr to thm If, an the hand, Othm Ym baUmm the stag's Present offer In the t of 0, WO in e ~ Monti' i= the t JM of the lot il'r' quest ° • VMW- #aardi cane sendim me a 1s"= and ws3 w!i.13, pmomed to the fl a an award , and t t 110x.11, CQ USO the Iflatter. Vary y YOWSr D SRi~t S a] AiYl "t=t MtOnW l ! - - ~ ~ ~ ~ - - - i i II _ ~cr1 ~I . r. - ~ - . ~ x'. r'^ _ - .fit ' . ~ ~ t < - < t . _ r~ - e ' _ r ~ ' , - o s ~ . I - i ~ - - i - - - - - - I - 4 ~ Mn/DOT TP-2559 (3/79) RIGHT OF WAY OPERATIONS STATE OF MINNESOTA REVIEW ANALYSIS, DEPARTMENT OF TRANSPORTATION URBAN PROPERTY PARTIAL TAKING ' Sy. 1984(35E-390)904 COUNTY Dakota PARCEL date 43E FEE OWNER D. A. Poppe PROPERTY ADDRESS 1845 Bucher Drive ' Appraisals by: of 7/80 Robey Hutchinson Recommended Value ' VALUE BEFORE TAKING Land Value 30 Mfi j .65 $ 20,085 2 Sites ff/_21,700 $ 43,00 ff/ ' $ 30 r 706 sf/Ncjt Valued sf/ sf/ ' Improvements Not Valned $ Not Valued $ $ ' Landscaping TOTAL $ 20,085 $ 43,0 $ ' VALUE AFTER TAKING ' Land Value ff/ $ 1 Site ff/ 21,700 $ 21,7 ff/ $ 30,706- sf/ Not valued sf/ sf/ Remaining ' Improvements $ $ $ ' Landscaping TOTAL $ -0- $ 21,7 $ ' TOTAL DAMAGE $ $ 21,7(0 $ ' ALTERNATE COMPUTATION Land Taken 30,900s4 .65 $ 20,085 1 Site ff/ 21,70© $ 21,7 © ff/ $ ' sf/ sf/ sf/ Improvements Taken $ $ $ Landscaping ' Severance Access TOTAL DAMAGE (R) $ 20,000 $ 21,7110 $ The recommended estimate of rket value as of 6/13/80 unencumbered, is $ 21, 700.00 Va(ue,nr darlhaag/g~~ ' at~rti C by: 0. .a'_Vdelkef-``c 2/1/80 Chief Reviewing Agent Date Reviewing Agent ' Date Parcel Update 43E i r REVIEW APPRAISERS STATEMENT This appraisal review has been based on submitted appraisals and other factual data of record. The con- ' clusions arrived at have been made independently without collaboration or direction. The recommended estimate of total damage is $ 21,700.00 . Within this damage estimate is an allow- ' ance of $ for which is not eligible for Federal reimbursement but is com- pensable under State law. Subject parcel was visually inspected on „ i,),<ign . A visual inspection of all ' the applicable comparable saled was also made plus further investigate'- o when considered necessary. I have no direct or indirect, present or contemplated, interest in this property or expect in any way to receive any special benefit from the acquisition of this property. ' 0. F. Voelker Review Appraiser Date 12/1/80 ' Review Comments: REQUESTED BY D. NOTVIK, S.A.A.G. ' The updated appraisals are based on a time adjustment plus Mr. Robey has included two additional sales. ' Mr. Robey's adjustment of about 11% and Mr. Hutchinson's adjustment of about 10% for a time period of approximately one year is reasonable and Mr. Hutchinson's appraisal is again recommended. The access road across this property has been , constructed. 1 HUTCHINSON APPRAISALS REAL ESTATE APPRAISER • CONSULTANT 33 EAST WENTWORTH AVENUE • WEST ST. PAUL, MN 55118 TEL (612) 451-1729 1 October 20, 1980 1 1 1 Mr. William Pauley Appraisal Section Minnesota Highway Building St. Paul, Minnesota 55155 1 Re: S.P. 1982 (35E=390) 904 Parcel 43E David A. Poppe Dear Mr. Pauley: 1 In accordance with your request, I have inspected the above-referenced property whose legal description is included in this report. 1 As a result of my investigation and analysis which is contained in the-accompany- ing report, and subject to the limiting conditions and certification included, it is my opinion that the fair Market Value of the Acquisition as of July 23, 1 1980, is: MARKET VALUE OF ACQUISITION $21,700 1 Sincerely, HUTCHINSON APPRAISALS 1 Robert S. Hutchinson, MAI, SRPA RSH:tis 1 1 1 MA. 1 ROBERTS.HUTCHINSON,MAI,SRPA M. H. D. 25357 18 - 691 MARKET VALUE APPRAISAL S. P. 1982 (35E=390) 904*50-634 County Dakota (Eagan) Par. No. 43E ' Owner (s) David (Kathy A) Poppe - Property Address NE corner Blackhawk $ Beecher Drive ' Zoning RI Single Family Rights being Appraised: Fee Simple X ether - Residence Existing Use vacant lot Highest & Best Use: Before Residential After Residential 1 Estimate of Value Before Taking ' Land Value: front ft. at $ for ft. depth $ ' square ft. at 2 sites at 21.700 Say 43,000 $ 43,000 Plus estimated value of improvements Residence not valued since there is no $ ' severance damage or benefit Other Items: $ 0 ES~t-(MATED VALUE BEFORE TAKING $ 43,000 Estimated Value After Taking Land Value: front ft. at $ for^ ft. depth $ square ft. at Sa 21, 700 ' 1~ site at 21, 700 Y Plus estimated value of remaining improvements ' .Residence not valued since there is no _ $ severance damage or benefit Other Items: ' ESTIMATED VALUE AFTER TAKING $ 21, 700 $ 21,700 ESTIMATED ACQUISITION ' Allocation of Acquisition ' Land Value: square ft. of R/W at $ $ $ 21 , 700 1 site at 21,700 ' Plus estimated value of improvements taken one $ Land and Improvements $ 21, 700 ' Severance damage to remainder $ $ None $ Special Benefits $ None _ ESTIMATED ACQUISITION $ 21 , 700 ' Sign Removal $ None ' f ® July 23, 1980 Appraisal by .~+a • Date S.P. 1982 (35E=390) 904 Parcel 43 David A. Poppe ' NARRATIVE The purpose of the appraisal is to estimate damages, if any, to Market Value (as defined later in the Narrative) caused by the taking of all or a part of the subject property as well as any temporary easements for road right of way. The function of the appraisal is as an aid in current negotiations to acquire the above-mentioned right of way and any construction easements. The property is appraised in fee simple. The neighborhood consists of those properties involved in the Cliff Road- Proposed I-35E Interchange. These properties are in competition with other similar properties in the general area which may be near interchanges. The uses in the general area include residences, multiple residential, retail, ' highway business, planned unit development areas, as well as parks and a regional zoo to the south. Access to this area has been mainly by Cliff Road and Cedar Avenue. This will be changed by the completion of Proposed I-35E with a full diamond interchange at Cliff Road. PROPOSED PROJECT (Abstracts from Location/Design Report 10/77) This project is a part of the overall 35E project running from 35W and #42 in Burnsville and connecting with that portion completed near #110 in Mendota Heights. This 13-mile stretch is to consist of a 4-lane controlled access ' interstate freeway running northerly to Cedar Avenue and then widening to a 6-lane controlled access interstate freeway northerly to #110. ' Interchanges are to be built at scheduled intervals including Cedar Avenue to the south, under Cliff Road (#32) in the subject area, and #30 to the north. Several grade separations (bridges) are to be built including one at Blackhawk Trail (freeway goes under). Normal facilities will be incorporated to handle storm water, lighting, signing, and any necessary signal systems. The plan calls for noise barriers depending on a survey of nearby residents. ' The design traffic volumes for the year 2000 is 27,800 ADT south of Cedar, and 101,000 ADT north of Cedar. ' Cliff Road or a temporary by-pass road is to be maintained at all times. Blackhawk Trail will be closed during construction of the bridge. All bridges over I-35E will have sidewalks or provision for the addition of sidewalks. On the following page is a reduced copy of the Cliff Road-Proposed I-35E inter- change showing the subject property outlined in black. Y \ 4 , /y yak 1 I ~~il1+ /~j/, t. 1 ~ W~~ ry%~j ~ ~'+ryI +-1 I_ll"3 Ar 6-1 ~l ri~ \ r I CS, • 3;'~~~ ~ . ~ ' ~ 1 it \ ,.r ' ~ \ i" % \ • ~ ,sue i 1~~\` ~ ~ + •11`x. ~ 'Y-~. ',_-/-'t ~~a 1{.'.~; 1 - t"'~ *J~Z7•r ~ ~\\~~✓1,.~"CIJ^ i ~ it 1 l • y '~E ~ ' s"• t II ~•.•.r ~ er~:f~~.; y~•• ~ r: ~ ~ .fit `rY,p CJ . .a~~ • ~ -.r .fit e. • • 3Y.9 _5 'S •ti''•i' i. ~ ' i / t f• 1 tJ iJ ow, A k. z - DESCRIPTION OF PROPERTY - BEFORE The subject property consists of 2 lots located at the northeast corner of Beecher and Blackhawk Trail. The second lot is improved with a 2-story single-family dwelling and attached two-car garage. Beecher Drive has all ' utilities and finished grade except for a paved surface. The topography is fairly level. ' DESCRIPTION OF TAKING The taking consists of the corner lot with 120 feet of frontage on Beecher Drive and containing 30,900 square feet more or less. Although this taking ' becomes a roadway for the parcel to the north, access will not be granted to Blackhawk Trail except by Beecher Drive. ' DESCRIPTION OF PROPERTY - AFTER The remaining property is in the same condition as in the "before" condition ' with access on Beecher Drive. No severance damages are apparent since no compensable damage has occurred. DISCOUNT RATE (INTEREST RATE USED IN DISCOUNTING) The following discussion.is from this appraiser's experience over the last 25 years plus ample use of material to be found in pages 192 through 197 of Income Property Valuation by William N. Kinnard, Jr., published as the 7th printing by Heath Lexington Books. ' It was common in the 1950's and 1960's and earlier to estimate the discount rate by using a "built-up" rate which included the summation o£: 1. Riskless or Pure Rate 2. Management 3. Nonliquidity 4. Risk The direct estimation by "building-up" a rate requires market sales transaction data that is virtually impossible to assemble including the following: 1. Sales prices of similar, competitive properties sold to the same type of purchaser-investor in arm's-length open market transactions under market conditions similar to those affecting the subject property; 2. Properties with essentially the same physical and locational characteristics as the subject's (age, condition, site-improvements ratio, etc.); 3. Similar terms of financing; ' 4. Similar terms of sale; . 5. Income streams with the same risk and stability characteristics, with the same income projection periods; and 6. Similar capital recovery periods and methods of capital recovery, based on the same ratio of improvements-to-site in the total property investment. Another method involves an abstraction from the gross income multiplier using operation ratios and estimates of capital recapture as well as ratios of improve- ments to land. "While possible and occasionally feasible, this method also suffers from the limitation that a high degree of comparability is required among properties used to derive the GIM. It also requires market evidence of a standardized operating expense ratio and improvements-site ratio." ' Since the 1960'x, the "Band of Investment Analysis" has been widely used and defended. This method requires only two items from the market which are more readily available or closely estimated. ' "l. Most probable or typical mortgage loan terms; most especially the loan to value ratio and the mortgage interest rate; and 2. Equity Yield Rate required to attract investors into this type of equity investment." Item 1 (Mortgage Interest rate) is readily available from the market (financial institutions). Item 2 (Equity Yield Rate) is more difficult to estimate except in general terms over a period of examination of many transactions. The rate should be higher than the mortgage rate since the risk is greater (mortgages ' have first priority on the security). Analysis has shown that equity investments in land have returned only 1% to 2% over mortgage interest rates and in many cases no more than the mortgage interest ' rate.itself. Current mortgages being made for this type of property have been commanding ' 14.0% interest with a maximum of 750 of the value of the property. Equity would be based on 14.0% to 15.0% for the remaining 25% of the value of the property. The extremes of rates would, therefore, be: ' 75% Mtge. @ 14.0% = 10.50% 75% Mtge. @ 14.0% = 10.50% 25% Equity @ 14.0% = 3.50% 25% Equity @ 15.6% = 3.75% ' Indicated Rate 14.0% Indicated Rate 14.25% Most weight is placed on a 14.0% return for equity which produces a 14.188% dis- count rate rounded to 14.2%. This is the rate used for the subject property. MAP COMPREHENSIVE MAP Lpt Q ZONING ' ..`42t-`~FS7'*r~ Sao- ° + I SM•-.L F K a ~ f~.,~ ~ ~ ~ III - F-- P0 Ft 4 G~ ASR .YS~'Y3. ~J~ NO 1fEPN S1ATE f ;i \lJ~16i14~i .~•ti•-'~">ir,'7 4I.' R-I ~1• Ra~l G": n R-It ~ B IIE• R-I~j ~ cc 4P R~1 RIVER rESr _ ENTE i'i ~.r ~.:IF~µ• i.~"'.'. _ tM~. x R-III LB ti« CSC SIGNANT ~ RB P L R_1 j~X"~ w R-I C1 -I1 .I R41 R-II o..or. town ell o uG's a w'qv f ~y /'p APPLE w►u~.gr II ~,~>'••t'3'~: PJ..#S.y ,A,t a'M AGRICULTURAL DISTRICT PUBLIC FACILITIES DISTRICT RESIDENTIAL RESIDEN71AL SINGLE DISTRICT R-I single fornily (0-3un.)x) ' RESIDENTIAL DOUBLE DISTRICT R'11 mixed residential 3$ un R- II mixed res' ential 812 unAoe.) ~I.R.' RESIDENTIAL TOWNHOUSE DISTRICT R-~V multiple (12 UfL/OC. RESIDENTIAL MULTIPLE DISTRICT I.NDUSTRIAL } MOBILE HOME DISTRICT - Ind. industryQ l Cr LIMITED BUSINESS DISTRICT _ R&D research 3 development,.:, NEIGHBORHOOD BUSINESS DISTRICT GENERAL BUSINESS DISTRICT ROADSIDE BUSINESS DISTRICT COMMERCIAL LS limited business r COMMUNITY SHOPPING CENTER DISTRICT - NB neighborhood business REGIONAL SHOPPING CENTER DISTRICT Gg oral bbusines LIGHT CSC rommunit ssh~100ppp~ _ LIGHT INDUSTRIAL DISTRICT RSC regional y=13 IV center center ® HEAVY INDUSTRIAL DISTRICT RB roadside s. Fes'', RESEARCH B DEVELOPMENT PARK DISTRICT [PDD] PLANNED DEVELOPMENT DISTRICT PARKS & OPEN SPACE ' FLOOD PLAIN DISTRICT P parks, schools, quasi public EAGAN ZONING ABSTRACTS ' (Partial Listings) AGRICULTURAL DISTRICT RESIDENTIAL DISTRICTS LIMITED BUSINESS DISTRICT Permitted Uses: Conditional Uses: Permitted Uses: Conditional Uses: Permitted Uses: Conditional Uses: ' Ag. Purst-its As in R-1 Dist. Dwelling Golf course Municipal Building Nursing homes Greenhou:,es Riding stables Duplex R2,3,4 Country clubs Offices: Photo studio Ag. Sales Feed lots Townhouses R3,4 Tennis clubs Professional Music studio Dwelling; Comm. storage Apartments R4 Accessory Uses: General TV studios Parks$Playgrounds Accessory Uses: Home occupations Private garages Financial Private clubs As in R-1 Dist. Mobile homes RS Swimming pools Clinics Historial building Gardening Institutional Uses Accessory Uses: Domestic animals Funeral Homes Private garages NEIGHBORHOOD BUSINESS DISTRICT COMMUNITY SHOPPING CENTER DISTRICT GENERAL BUSINESS DISTRICT Permitted Uses: Conditional Uses: Permitted Uses: Conditional Uses: Permitted Uses: Permitted Uses: Retail Center Outdoor storage Retail Center Restaurants Offices Monument sales Dairy store On-sale liquor Restaurants Multiple dwelling Lumber, heating Private clubs Barber shop Service station Offices: Transit station Wholesale office Armories $ halls 1 Drugs Drive-up financial Doctor Car Wash Bowling alley Vehicle sales Gifts Animal clinic Lawyer Service stations Car Wash Research Hardware Accessory Uses: Real Estate Bowling alley Auto accessories Garden store Dry cleaning In other Commercial General Comm. Recreation Storage Sales: Sporting goods Service facilities Financial Motel $ Hotel Rental shop Bicycle ' Off-sale liquor Conditional Uses: Accessory Uses: Animal hospital Boat Restaurants Outdoor display In other Commercial TV studios Snowmobile Health clubs On-sale liquor Conditional Uses: Conditional Uses: Offices: Motor fuel sales Retail liquor Doctors ' Outdoor sales Restaurant General Financial Vehicle repair Animal kennels Outdoor display Truck stops Accessory Uses: In other Commercial REGIONAL SHOPPING CENTER DISTRICT ROADSIDE BUSINESS DISTRICT RESEARCH $ DEVELOPMENT DISTRICT Permitted Uses: Conditional Uses: Permitted Uses: Conditional Uses: Permitted Uses: Accessory Uses: Retail Center Outdoor display Motel or Hotel Car Wash R&D Laboratory Recreational areas Most retail sales Auto agencies Restaurant Truck stops General Offices Guest houses Restaurants Motor fuel sales Service station Accessory Uses: Light Manufacture Peripheral Comm. Fast Food On-sale liquor In other Commercial Agriculture Mult. Dwelling Comm. Recreation Mass transit Heliport Mult. Dwelling Comm. Recreation On-sale liquor Accessory Uses: Lumber yards In other Commercial LIMITED INDUSTRIAL DISTRICT GENERAL INDUSTRIAL DISTRICT PLANNED DEVELOPMENT DISTRICT Permitted Uses: Permitted Uses: Permitted Uses: Conditional Uses: The purpose of which is to encourage, under Light Manufacture Armories As in Limited Acid manufacture appropriate circumstances, a more creative, Automobile Animal hospital Manufacture Refuse disposal varied, and efficient use of land in the City Painting Conditional Uses: Brewing Auto wrecking, etc. of Eagan. Major repair Open sales lots Cement Incinceration ' Tire recapping Truck terminal Glass Poison Cold storage Contractor's yard Batteries Kilns PUBLIC FACILITIES DISTRICT Offices Explosives Paint Explosives Public structures Machine shops Open storage Rendering Parks Paper products Sales yards Gypsum Playgrounds ' Comm. Recreation Service: Crude oil tanks Camping grounds Radio & TV Trucks Conditional Uses: Swimming pools, etc. Restaurants Automobiles Refining crude oil Research laboratory Rental Lots Comm. stockyard Trade school Dog kennels Creosote plant ' Warehousing Car-Truck wash Storage yard Truck stops Motor fuel sales RESIDENTIAL REQUIREMENTS MULTIPLE REQUIREMENTS Ag. Single Double Townhouse Multiple Effic. 1 Bed 2 Bed 3 Bed Lot Area SA 12000SF 15000SF 6,000/unit See right One story 3,960 4,355 4,840 8,270 Lot Width 300 8S 100 Two story 2,920 3,090 3,350 5,445 Front Setback 30 30 30 30 50 Three story 2,720 2,900 3,100 4,360 Side Setback 30/5 10/5 10/5 30/10 30/10 Four story 2,180 2,200 2,560 3,630 Rear Setback 30 15 15 30/10 30/10 Five story 1,900 2,075 2,180 3,090 Maximum Height 2.5 2.5 3.0 Six story 1,700 1,800 1,900 2,720 RESEARCH & DEVELOPMENT $ INDUSTRIAL REQUIREMENTS COMMERCIAL REQUIREMENTS ' R $ D Limited General LB NB GB CSC RSC RB Lot Area 40A .5A IA Setback from Pub. St. 30 30 30 30 30 30 Lot Width 300 100 200 Side Setback 10 10 10 10 10 10 Setback from Public Street 60 40 40 Rear Setback 20 1 Side Setback 40 20 20 Adjacent to A or R 30 30 50 50 50 50 Abutting A, R, or P 100 100 100 Max. Bldg. Coverage 20% 20% 35% 30% 30% 30% Rear Setback 40 30 30 Maximum Height 30 20 35 35 35 Maximum Height 45 40 40 Minimum Floor Area 20000 100000 (RSH-9/80) l t ZONING COMPREHENSIVE ' The zoning for the subject property is R-I Single Family. The subject is a part of the Clearview Addition with most lots sold and residences completed. The comprehensive land plan also shows the R-I density of 0 to 3 units/acre. ' HIGHEST AND BEST USE ' The highest and best use of the subject property is as zoned for single- family residence both in the "before" and the "after" condition. FINAL ESTIMATE OF VALUE The final estimate of value contains a range of values which cannot be absolutely narrowed to single valuations. In the case of condemnation, most of this range ' has been used to the benefit of the condemnee. RECENT DEVELOPMENT IN THE AREA ' There has been renewed activity in the general area with actual or pending construction both in the residential and commercial fields. During the period from 1976 to early 1979, the lack of development activity was represented by a 7.5% to 8.0% value increase per year which actually represented a loss after considering holding costs including real estate taxes. ' During the latter half of 1979 up to the present, the increased activity has overcome part of these losses by jumping to a rate of 15% per year. This ' position is widely held by owners, purchasers, and brokers alike. Much of this increase is due to the maturing of the properties held with shortened time expected until final development. ' In line with the development activity the influence of demand and inflation (compounded annually) for the various years are revised to: Year Rate Rate to Present 1976 7.5% 9.1% ' 1977 7.5% 9.5% 1978 7.5% 10.25% 1979 8.0% 11.5% 1980 15.0% 15.0% This overall rate of increase is expected to continue as each development bolsters the next development. A related discussion is found after the ' comparables under "Time Adjustment for Land." DEFINITION OF MARKET VALUE Market Value is defined by the Supreme Court of California as: (Market Value is the highest price estimated in terms of money which the land will bring if exposed for sale in the open market with a reasonable time allowed to find a purchaser buying with knowledge of all the uses and purposes to which it is best adapted and for which it is capable of being used. Regardless of the exact wording of the definition, market value contemplates the consummation of a sale and the passing of full title from seller to buyer by deed, under conditions whereby: 1. Buyer and seller are free of undue stimulus and are motivated ' by no more than the reactions of typical owners; 2. Both parties are well-informed or well-advised and act prudently each for what he considers his own best interest; 3. A reasonable time is allowed to test the market; and 4. Payment is made in cash or in accordance with financing terms available in the community for the property type in its locale. ' CONTINGENT AND LIMITING CONDITIONS The legal description furnished is assumed to be correct. No responsibility for matters legal in character has been assumed, and no opinion of title has been rendered, which title is assumed to be good. All existing liens and encumbrances have been disregarded, and the property is appraised as though ' free and clear under responsible ownership and competent management. No survey of the property has been made and no responsibility in connection with such matters has been assumed. The information which was furnished by others is assumed to be reliable, but no responsibility for its accuracy is assumed. Possession of this report or a copy thereof, does not carry with it the right of publication, nor may it be used for any purpose by any but the applicant ' without the previous written consent of the appraiser or the applicant, and then only with proper qualification. ' No requirement is made to give testimony or to appear in court by reason of this appraisal, with reference to the property in question, unless arrangements have been previously made. ' The distribution of the total valuation in this report between land and im- provements applies only under the existing program of utilization. The separate valuations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. ' CERTIFICATION The undersigned does hereby certify that, except as otherwise noted in this ' appraisal report. 1. I have personally inspected the subject property. 2. I have no present or contemplated future interest in the real estate that is the subject of this appraisal report. ' 3. I have no personal interest or bias with respect to the subject matter of this appraisal report or the parties involved. ' 4. That the compensation is in no manner contingent upon the value reported. ' 5. To the best of my knowledge and belief, the statements of fact contained in this appraisal report, upon which the analyses, opinions, and conclusions expressed herein are based, are true and correct. 6. This appraisal report sets forth all of the limiting conditions (imposed by the terms of my assignment or by the undersigned) ' affecting the analyses, opinions, and conclusions contained in this report. ' 7. This appraisal report has been made in conformity with the provisions of the Code of Ethics, the Standards of Professional Practice and Conduct, and the By-Laws of the Society of Real Estate Appraisers as the same may be amended from time to time. ' 8. This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standards of ' Professional Conduct of the American Institute of Real Estate Appraisers of the National Association of Real Estate Boards. 9. No one other than the undersigned prepared the analyses, conclusions, and opinions concerning real estate that are set forth in this appraisal report. ' 10. Disclosure of the contents of this appraisal report is governed by the By-Laws and Regulations of the American Institute of Real Estate Appraisers of the National Association of Real Estate Boards. ' Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or the firm with which he is connected, or any reference to the American ' Institute of Real Estate Appraisers or to the M.A.I. and R.M. design- ation) shall be disseminated to the public through advertising media, public relations media, news media, sales media, or any other public ' means of communication without the prior written consent and approval of the undersigned. ' Robert S. Hutchinson, MAI, SRPA ROBERT S. HUTCHINSON, APPRAISER MEMBERSHIPS American Institute of Real Estate Appraisers, M.A.I. Designation No. 5878 Society of Real Estate Appraisers, S.R.P.A. Senior Real Property Appraiser Minnesota and National Association of Realtors Dakota County Board of Realtors ' Multiple Listing Service of Dakota County and St. Paul APPRAISAL EDUCATION ' American Institute of Real Estate Appraisers Society of Real Estate Appraisers #1 Basic Principles 1955 Updated 1967 Principles and Techniques of Appraising 1953 #2 Urban Properties 1956 Updated 1967 Appraising Apartments 1963 #3 Rural Properties 1967 Educare Computer Investment Analysis I 1972 ' #4 Condemnation Appraisals 1967 National Institute of Real Estate Brokers #6 Techniques and Mathematics of Investment Property Exchange $ Taxation 1969 Capitalization 1968 Investment Property Exchange & Taxation 1970 INSTRUCTOR ' Society of Real Estate Appraisers Various Lectures and Seminars #101 Introductory Course 1972 Society of Real Estate Appraisers #201 Income Approach 1971, 73, 74, 76, 78 Minnesota University and Junior Colleges ' Assessor's Property Appraisal Course CLIENTEL (PARTIAL LISTING) ' Law Firms Companies Thuet $ Lynch Clapp Thomssen Real Estate Company LeVander, Gillen, Miller $ Magnuson United Federal Savings & Loan Association Crawford, Anderson & Briguet, P. A. River's Edge Medical $ Dental Clinic ' Hagerty $ Candell Northern States Power Company LeFevere, Lefler, Hamilton $ Pearson Fischer Sand and Gravel Rietz, Rietz & Rietz Perkins Restaurant Hauge and Hoey, P. A. Cooperative Power Association Oppenheimer, Wolff, Foster, Shepard $ Capp Homes Donnelly Abrahamson Animal Hospital Briggs and Morgan Richline Company, Inc. Cochrane $ Bresnahan, P. A. Southern and West Funeral Homes Stevens & McLagan St. Paul Companies ' O'Connor $ Hannan Minnesota Mining $ Manufacturing (3M) McMenomy, Hertog and Fluegel Northwestern National Bank John J. McBrien First Trust Company of St. Paul John M. Smith M. S. F. Credit Union ' Thomas R. Lacy Cashman Greenhouses Agents or Representatives of: Packer River Terminal, Inc. United States Iowa Development Company State of Minnesota Central Livestock Co-Op ' State of Wisconsin Cedar Mall Shopping Center Dakota and Ramsey Counties Maplewood State Bank Cities of: English, and Meeker Funeral Home St. Paul, South St. Paul Viking Beverage West St. Paul, Apple Valley Bituminous Mix Company Mendota Heights, Burnsville, Sexton Printing Company Lake City, Eagan, Ellendale, Inver Grove Heights Professional Building Owatonna, and Marshall Various Employee Relocation Firms ' APPRAISAL EMPLOYMENT AND EXPERIENCE 1952 to 1967 Staff appraiser for Midwest Federal Savings $ Loan Association 1967 to 1979 Independent fee appraiser and owner of Hutchinson Appraisals Appraisals completed include a variety of all types of properties including residences, apartments, farms, commercials, industrials, development properties, and single-purpose properties. Appraisals were made for owners, buyers, sellers, investors, parties involved in eminent domain proceedings, tax abatement, and estates. Served as court appointed commissioner in Dakota County. Qualified ' as expert witness in commissioner hearings and courts of various counties. Member of Mayor's Economic Development Authority of South St. Paul. Chairman of Planning Commission of South St. Paul. M.H.Q. 25360(&69) ANALYSIS OF COMPARABLE SALES-LAND BEFORE Sp 1982 (35E=390) 904*50-634 Parcel No. 43E Subject Sale Sale Sale Property No 7 No. 8 No. 9 ()ate of Sale 3/78 10/78 5/79 Sale Price Inc.S ecials 159,000 21,500 20,500 Unit Sale Price -13,250-$. 21,500-$1.12 20,500-$1.16 ' Assessments Assumed Free and Clear 000 Clear Clear Sewer Public or Private) Yes Public All in All in All in Water (Public or Private) Yes-(Public) All in All in All in ' Street Improvements Bit ravel Bituminous Bituminous Bituminous Frontage 240.5 MOL 150 ave. 120 90 ave. Depth 256 MOL 140 (ave.) 160 195.6 ave. ' Area . Ft. or Acres 61,606 SF 21,054 (ave. 19,200 17,600 Zonin RL Single Fam. RI Single Fa-m. RI-Single Pam. Single family Shape Rectangular Rectangular Rectangular Rectangular ' Topography Fairly level Fairly level Drops at rear Drops at rear Soil Conditions Norm. for area Norm. for area Norm. for area Normal for area Relative Subject North $ East South $ west North east Show Dollar Adjustment for Appropriate Items and Narration of Reasoning Sale No. 7 PER LOT Price/SF $13,250/$.63 Adjustments in general are discussed following these Time + 3,286 adjustment pages. This comparable shows the whole- Location - 496 sale price of 12 lots. The indication for the Size - 465 subject property is 45% higher to offset the whole- Other + 6,853 sale discount for entrepreneurship, time, and holding costs. Value Indicated for subject $22,428/.73 ' Sale No. 8 Price/SF $21,500/$1.14 This comparable is one of few remaining lots Time + 4,343 ' available in a developed area. After adjustment Location - 2,429 this lot should be near the top in lot price.' Size - 796 Other - 837 ' Value Indicated for subject $21,781/.71 Sale No. 9 Price/SF $20,500/$1.16 This comparable is a recent sale of $20,500 Location - 1,618 where most sales (of comparable lots) are at Size - 830 $18,000 (10% off to contractors). The area 30 ' is selling nicely. Other - 8798 I' Value Indicated for subject $20,206/$.66 (for additional sales use another form) ' Correlation and Estimate of Value Most weight is accorded #9 followed closely by #8, with #7 used mainly as a check. The indicated site price is $21,704 rounded to $21,700/lot or at $.704+/SF. The size adjustment ' is on a lot-for-lot basis. More recent sales have been tied to special financial inducements in the form of lower interest financing granted by certain municipalities. Value Estimate 2 lots @ 21, 700 = $43,400 M.H.Q. 25360 18-69) ANALYSIS OF COMPARABLE SALES-LAND AFTER S.P. 1982 (35E=390) 904*50-634 Parcel No. 43E Subject Sale Sale Sale Property No 7 No. 8 No. 9 ' Date of Sale 3/78 10/78 5/79 Sale Price Inc. Specials 159,000 21,500 20,500 Unit Sale Price 13,250-$.63 - 20,500-$1.16 Assessments Assumed Free and Clear 721$000 Clear Clear Sewer (Public or Private) Yes Public All in All in All in Water (Public or Private) Yes Public All in All in All in ' Street Improvements. Bit. $ ravel Bituminous Bituminous Bituminous Frontage 120.8 M 150 ave. 120 90 ave. Depth 256 MOL 140 (ave.) 160 195.6 ave. Area . Ft. or Acres 30,900 SF 21, 054 ave. 19,200 17,600 Zonin R1 Single Fam. RI Single Fam. RI-Single Fam. Single family Shape Rectangular Rectangular Rectangular Rectangular ' Topography Fairly level Fairl level Drops at rear Drops at rear Soil Conditions Norm. for area Norm. for area Norm. for area Normal or area Relative Location Subject North & East South & west North & east Show Dollar Adjustment for Appropriate Items and Narration of Reasoning Sale No. 7 Price/SF $31,250/$.63 Adjustments are in general discussed following these Time + 3,286 adjustment pages. This comparable shows the whole- Location - 496 sale price of 12 lots. The indication for the Size - 465 ' subject property is 45% higher to offset the whole- Other + 6,853 sale discount for entrepreneurship, time, and holding costs. Value Indicated for subject $22,428/$.73 ' Sale No. 8 This comparable is one few remaining lots Price/SF $21,500J$1.14 Time + 4,343 available in a developed area. After adjustment Location - 2,429 ' this lot should be near the top in lot price.- Size - 796 Other - 837 ' _ Value Indicated for subject $21,781/.71 Sale No. 9 Price/SF $20,500/$1.16 ' This comparable is a recent sale of $20,500 Time + 2,952 where most sales (of comparable lots) are at Location - 1,618 $18,000 (10% off to contractors). The area Size - 830 is selling nicely. Other - 798 Value Indicated for subject $20,206/$.66 (for additional sales use another form) Correlation and Estimate of Value Most weight is accorded #9 followed closely by #8 and #7, used mainly as a check. The indicated site price is $21,704 rounded to $21,700 or at $.704+/SF. Value Estimate 1 lot @ 21,700 = $21,700 I, I Time Adjustments for Land Time has been adjusted using 8% per year compounded. This rate represents again from an average of $2,500 per acre in 1969 to an average of $6,800 at ' present including 1.5% per year for taxes over the period. An attempt has been made to correlate sales and resales of the same property, but most of these sales involve those who may have a conflict of interest in both the preceding ownership and the new ownership. Further, any resales generally take place at a different development stage than originally. Locational Adjustments ' The adjustment for location takes into consideration the estimated final price differences discounted to present value without considering the other adjust- ments mentioned in the following paragraphs. Zoning Adjustment ' The adjustment for zoning takes into consideration the estimated final price differences discounted to present value. In most cases of unimproved land, the holding period is much longer for the commercial and industrial properties, and somewhat longer for the multiple family usages. This longer holding period tends to equalize the value of the differently zoned properties in the earlier stages and, therefore, tends to negate extreme dollar differences. ' Size Adjustment ' Normally the larger the property the lower the value per acre. This happens especially when the larger property is not to be developed (improved with streets and final utilities) at one time but in stages. The remaining property lowers the overall price due to the cost of holding this portion of the property. In some cases, the smaller parcels can be developed without additional internal streets, thereby allowing a higher price to be paid. ' Imminence of Development This adjustment is used where the comparables may be closer or further from development, and takes into consideration any holding costs during the periods involved. Utilities and Other This adjustment adjusts for the completeness ur lack of completeness of special assessments compared to the subject property or for any other items which may or may not be present. Adjustments in General ' Most adjustments listed above are interrelated, and care must be used not to overact in any specific adjustment. I' I' ' COMPARABLE SALES - LAND N of Woodgate Lane $ W of Johnny Cake Ridge Rd. County Dakota ' Property Address Grantor E. H. Willmus Grantee New Ways Builders Legal Description Lots 1-12, Mallard Park 1st Addition ' R-1 Present zoning Present use Zoning R-4 (time of sale)Best use Residential ' Sewer Yes Water Yes Sidewalk No Curb & Gutter Yes Street Surface Asphalt 0 Financing See below Date of sale 3/78 Grantor See below C Conditions of Sale Sold for X159,000 including $72.000 .-Confirmed with Grantee Broker of specials on a contract. Contract resinded for missed r ' payments on 11/78. Confirmed By Robert S. Hutchinson w Special Assessments Assumed $72,000 (various) CONFIRMED SALE PRICE $ 159,000 (inc. spec.) Photo and Sketch of Comparable Property 14, 7 1 e 29 85 T to 9 s N ► 5 "vc,o ~ j . 6~ K 12 W-Adl E ' i .fir- ♦rs.r.-.;fir v..t ; - f O Y^ S 0, t m T y, r. Apps y f 00 LANE n-Goodlan - a - Stan Kruger. The C/D stated the terms o 11/l/ 78. r~meved ' Land Topography Rolling, wooded some low spots Now gr ded and wads waip!), Easement for electrical transmission line crosses northerly 60 feet, Size: Frontage 598 MOL (Woodgate Lane) Depth 422 MOL (average) Area 5,9 (net of roads) ' ' Per Multiple Unit $ Per Front Foot $ Per Acre $ 27,414 - per Square Foot $ ' no. 7 Per Site $ 13, 250 (average) Comparable ' MA-P.25361'(5-74) COMPARABLE SALES -LAND Property Address About 275 Cimmarron Road County Dakota (Apple Valley) Symon Longley Grantor Grantee ' Legal Description Lot 6, Block 4, Palomino Hills Addition Present use Vacant lot Zoning Rl Best use Residential ' Sewer Yes Water YeS Sidewalk No Curb & Gutter No Street Surface Bit . Financing C/D Date of sale 10/78 ' Grantor Conditions of Sale Normal Confirmed with Grantee *Contractor Uj 435-5415 ' Peterson Confirmed By Robert S. Hutchinson ' Special Assessments Assumed None CONFIRMED SALE PRICE $ 21, 500 Photo and Sketch of Comparable Property * Peterson Quality Construction is contractor and claimed knowledge of purchase by Longley. I have not been able to contact either Grantor or Grantee. ,t,~ au - .r,,,~.~ , s ~ _ ,w ~ o r ~ x o Z~ ~a a 0 - I , ` 0 4 L Land To rah Rolling - drops down at rear PoB P Y ' Size: Fronts a 120 De th 160 Area 19,200 SF g P Per Multiple Unit $ Per Front Foot $ Per Acre $ Per Square Foot $ ' Com arable n 8 Per Srte S 21, 500 P o• M.H.P. 2530 (8-74) COMPARABLE SALES - LAND Property Address Berry Ridge County Dakota (Eagan) Grantor Dunn $ Curry Real Estate Management Grantee Buford Construction Co. - ' Legal Description Lot 4, Block 3, Hilltop Estates ' Present use Residence framed in Zoning Single Family Best use As zoned ' Sewer Yes Water Yes Sidewalk No Curb & Gutter Yes Street Surface Bit. Financing Cash Date of sale S/3/79 ' Grantor John Hankinson Conditions of Sale Normal Confirmed with Grantee - (835-2808) Broker ' Confirmed By Robert S. Hutchinson Special Assessments Assumed None CONFIRMED SALE PRICE $ 20,500 Photo and Sketch of Comparable Property se59"C ' a ♦ s<,tx~ 9000 •I' s ' s .6 RIDGE a ~0 w i V2 -e031 r / 0 { n 27 6 a jot fy40.~-. °~i 26 W-3 05 k AV P 'M 66 e ~ 26 o`fi .2 29 .says ' a -t _ <<~1e a g `]p /8 S A~a Y J J- 'a79a 24 32 ''s\'~ h ,.My s er,» 55 'c ~ L c:~:or conrr~r-tor. DUCa ' Land Topography Slopes downward to rear Size: Frontage 85 Depth 177.71 $ 236.97 Area 17,600 MOL Per Multiple Unit $ Per Front Foot S Per Acre $ Per Square Foot $ Per Site $ 20'S00 Comparable no. 9 ' r _P (park): - 7 R-11 r 4 0~ p R411 J n d R 4--_- R ` t R-11 a R-II n CSL _ P R II - III - . - r .1 Rall ` I _ 6 0 1 RYI, r III ~ ILI R-I I NB c I Id > Q R 11 R-TT P I! I~ If~~ I R-1 R- 10 -IIL RY'` ` R:1II C R is P ! V •-~r:•~{''r'f•~;.`'~-~-e~ •~x• P R41 f ` R R-IIl V c R-III L g ~sr i fCSC p r~. RB L /R-I P R-1 R-I / O R4j . R - p R4 R41 T R_ P R4 I P a~ P°~ Q - u. p p i r ® nose ep , IVF '.;KFTC'H PI AN / J(JNF 1979-- - r COMPARABLE SALES MAP r Parcel 43E Subject in Red r r Show North Arrow. Proposed R/^tiY line and access taking. ' Lot line's and dimensions. Outline and location of all buildings and improvements. Street or highway frontage. Scale 1"= ft. S.P. 1982 (35E=390) 904 '50-634 David A. Poppe 1 t 1 • ca swiG Eby ! . 3.4- 7-, ? 1 1 ^K1 Vb-- IM t i N - ' l 1 I 13EEc14EP, 0l21VE Entire Tract 61,606 SF New T.H. R/W 30,900 SF D Q Balance 30,706 SF ' • • • • Y 3 f T ~ 7 S 1 Y V J • ' • • • l • • • 1 J V s 1 1 , • • . • • Layout aketcA by 57- ZZ- 7~ Parcel No. y3 E Date August 16, 1979 FEE ACQUISITION D-42 - Parcel 43E S.Y. 1982 (35I7-:90) 004 • I 35E-4 40 All of the following: Lot 1, Block 1, Clearview Addition, shown as Parcel 43E on the plat designated as Minnesota Department of Transportation Right of Way Plat Numbered 19-23 on file and of record in the office of the County Recorder in and for Dakota County, Minnesota. Mn/DOT 25258 (7-77) State of Minnesota Right of Way Operation FULL AND TRUE VALUATION Department of Transportation ' Date Sheet No. Parcel Area 50 Job 634 9/80 )f 43E ' S.P. No. Current Taxes County Plat Book No. City or Township 1982 (35E=390) 904 921.90 Dakota Eagan ' DESCRIPTION Plat Class Parcel Number Ac. & Grade (arid Building Total Lot 1, Block 1, Clearview Add. 10-07750-0 0-01 6,270 6,270 ' TOTALS 6,270 6,270 ' SPECIAL ASSESSMENTS: $766.36 RECORD OF TRANSFERS ' Consideration From To Date Book & Page Indicated Verified Lloyd C. Mollenkopf David Alan Poppe (Betty L.) Fee (Kathy A. 11/23/77 ' Donald Getz oy o en op (Lorraine D.) (Betty L.) Fee 6/14/74 #436439 Donald D. Getz ' Lorraine P. Fee 2/16/71 #3181300 Lot now owned by Family Realty. ' All transfers of each individual parcel which have been made during the past five years must be listed above. Actual date of acquisition by present owner only (from attorneys opinion of title) need be shown if more than five years previous. 25388 17-72) CERTIFICATE OF APPRAISER 1982 (35E=390) 904-50-634 PARCEL 43E S.P. ' F.A.P. I 35-E-4 (40) I hereby certify: ' That on 6/18/79, 8/2/80 & other (date) (s), I have personally inspected the property herein appraised and that I have afforded the property owner the opportunity to accompany me at the time of the inspection. Such opportunity was afforded to Mrs. Poppe (name of owner, regamtivex etc.) ' on 6/18/79 (date) (s) and said individual (did) W&=) choose to accompany me. I have also, on 7/5/79 and other (date) (s), personally made a field inspection 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 said appraisal. 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 such appraisal is to be used in connection with the acquisition of right-of-way for a highway to be constructed by the State of Minnesota, with the assistance of Federal-aid Highway or other funds, and that such appraisal has been made in conformity with the appropriate State laws, regulations, and policies and procedures applicable to appraisal of right-of-way for such purposes, and that to the best of my knowledge, no portion of the value assigned to such property consists of items which are noncompensable under the established law of said State. ' 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. i 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 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 I will not reveal the findings and results of such appraisal to anyone other than the proper officials of the Minnesota State Highway Department or officials of the Federal Highway Administration until authorized by State officials to do so, or until I am required to do so, by due ' process of law, or until I am released from this obligation by having publicly testified as to such findings. ' That my independent opinion of the fair market value of the acquisition as of the 23rd day of July 19 80 is $21,700 and that the conclusion set forth in this appraisal was reached without collaboration or direction as to value. October 20, 1980 /~....ea~~•~. ' Date Signature ' PARCEL 43E Date of Photo: 8/2/80 By Robert S. Hutchinson Facing Southerly from NW "'',k r r 3 41 ' corner area - 1 r4 Facing Northerly from Beecher` 4- ' Drive ~;f ,y s ~4tz . gift" . a "yes-•~r --r;+ Fill k Facing NE' ly showing t- residence AAr- ~ Nln/DOT 25357 17-77) MARKET VALUE APPRAISAL S. P. 1982 (35F,=390)904 *50-634-803 County Dakota _ Par: No. 43E (Update) Owner (s} Mr. David A Poppe Property Address 1845 Beecher Drive, Eagan, Minnesota - Zoning Residential Rights being Appraised: Fee Simple X - nthec.._._.....,__ Existing Use Vacant Highest & Best Use: Before B.esidential After Tota! ~'ajji -ng- - 1 l nt_ _and roved lot rMg nin -re i t-, is Estimate of Value Before Taking Land Value: 30 , 900 s fXMVAXft. at $ 65C,/ S . F. for ft. depth $ 20 085.00 square ft. at $ 20.0$5.00 at Plus estimated value of improvements Not ev a d - cm SPparatP `1 ni- $ Other Items: one -0- $ -0- ESTIMATED VALUE BEFORE TAKING $ 20 ,085.00 Estimated Value After Taking (Total Taking) Land Value: front ft. at $ for ft. depth -0- square ft. at - at - Plus estimated value of remaining improvements Other Items: ESTIMATED VALUE AFTER TAKING $ ESTIMATED ACQUISITION $ 20,0$5.00 Allocation of Acquisition Land Value: 30,900 s f Xwuadft. of RAV at $_65C/S_F. $ 20,085.00 _ at $ 203085.00 Plus estimated value of improvements taken None Land and Improvements $ 205085.00 Severance damage to remainder $ $ $ $ .0- Special Benefits -0- ESTIMATED AC ISITION $ 20,085-.00 ~Roun to ay <<. , Appraisal by Eldori Date July 25,` 1979 Updated to July- 23? 1980 APPRAISAL REPpRT S.P. 1982 35E=390)_904 *50-634-803 Parcel No.43E (Update)- Owner; David A. Poppe PURPnSE AND _BASIS~0Y APPRATSAL : This is an updated analysis or evaluation to reflect any increase in damages or market value potential and from my original appraisal report under date of July 25, 1979. Further, the purpose and basis of this appraisal report is to estimate the fair market value - both before and after a partial land acquisition (total site or lot ownership), but from an overall approximate 61,60.6 square foot re.s- dentially improved tract 2 lots.. This is a "fee" require- ment by a governmental authority for purposes of State Highway construction needs specifically for a new frontage or access drive construction and in conjunction with.Interstate Highway No.35E as it will traverse from Burnsville, Minnesota and into the St. Paul, Minnesota area. 'MARKET YALUE: Market value is defined as; "The highest price estimated in terms of money which ,a property will bring if exposed for sale in the open market allowing a reasonable time to find a purchaser who buys with knowledge of all the uses to which it is adapted and for which it is capable of being used". (Fifth Edition, Appraisal Terminology, American Institute of Appraisers). AREA ACID NE'iGIIB"QRHOQD DATA; The subject approximate 61, 60,6 square foot tract of xe:s- identially improved land is. located.in the city of Eagan, Blackh_awk Road and Minnesota and on the easterly side of in the. v c pity of its junction with Beecher Drive (northerly). Eagan, Minnesota is further located in Dakota County and encompasses an-area of approximately 32 square miles. State. Highways No.13, 3, 49 and 55 are the major north-south commutor and transient thru-type roads that serve the community but the area also enjoys good road pattern facilities in respect to County Roads No.32, 30, 28, 26 (east-west thoroughfares) which-connect with.the. State Highway facilities and will eventually provide accessibility to the new construction of Interstate Highway No.35E. Eagan, Minnesota is a progressive and diversified city with an approximate population of 15,000 people and with approx- imately 25% of the developable land now improved or in pro- greys of planned utility. Extensive comprehensive planning has provided orderly growth and diversification of residential densities with compatible commercial shopping facilities, industrial park areas, recreational needs and green space areas. Churches of -nost,denominations and schools are scattered throughout the area. Public transportation to the, "core" cities of St. Paul and Minneapolis is available on a scheduled basis (_Express servi-ce)__by the- Metropolitan Transit Conan- ission and also, the city.provides the usual public service needs with adequate fire.and police protection, considerable public utility services-in res-pest to sanitary-sewer and water lines- and storm s-ewex facilities. The city first developed from a township status (approximately 15 years ago). and is now fast approaching recognition as a major metropolitan suburban community. Specific neighborhood boundaries which envelop the subject neighborhood location would approximate the southerly city limits of Eagan to the s-outh_, over to Cedar Avenue or possibly to the Burnsville city limits on the west, State Highway No.13 also over to the west and north and approximately over to Pilot Knob Road or County Road No.31 on the east. With exception to somewhat of a heavy concentration of industrial i land uses in the northerly portions of the city and further along State Trunk Highway No.13, the Minnesota River and Chicago Northwestern Railroad trackage area, the immediate areas and neighborhood of the. subject property is basically orientated to agricultural and residential utility and with compatible commercial densities and shopping center facilities being located along Highway No.13 and specifically at junctions with Cliff Road or County_ Road No.32 and into the Burnsville 48 i o y. There are. also considerable highly den ified co=unit residential land us-e with- some: -major apartment complexes in respect to the State Trunk,Highway No.13 influence. Possibly a description of basic raw land that is- still avai:lah.le in the. Eagan area is somewhat cons~erative in respect to "transitional type use."' as there. is- a predominance of area activity and development encroachment with availab..ility of public sewer and water facilities that is certainly pressuring all land ownerships in this area into some type. of "planned unit" development. All development trends in the. Eagan axe.a give a positive indication that the metropolitan population encroachment gives a positive indication that these trends are rapid and upward "value wise" for the specificneighbor- hood of the subject property and further, the entire Dakota County area. ZONaTG AND HIGHEST AND BEST' USE.: The subject approximate 30,900 square foot vacant "site" or tract of land is in a residential zoning classification and does comprise Lot l of Block ,1 in Clear View Addition to Dakota Country. This lot is. under the ownership of the improved abutting site (Lot 2) and due to its location, area development and trends, there appears: to be no speculation that any higher use density could be realized for this vacant site. Therefore, • the "highest and best use" is directed towards single family residential development. i I S J:TE' DENS CRIPT'101q : The total subject land ownership as is under appraisement envelops Lot 1, Block 1 in Clear View Addition to Dakota County and totals 30,900 square feet. This lot is a corner site in respect to city block structure (Beecher Drive & Blackhawk Road) northeast corner and enjoys approximately 121.60 feet of frontage along Beecher Drive and a depth. along B.lackhawk Road of 256.30 feet. The rear boundary acid the adjacent depth line would be the same as the other respective frontage measurements. Overall topography is descriptively level in nature and open with no wooded terrain or tree growth, etc. From a visual observation, all the soil conditions appear to be sound and there is nothing to indicate adverse situations that could or should affect any building foundations. It is noted that area residential structures and which.have been inplace.for a considerable length of time have no excavation or basement problems. Presently, there are public utility services available in this sub-development area but most all of the present improve- ments have private sewer and water systems with-water recently installed along Blackhawk. Road and the trunk sewer coming in from the abutting Woodgate Sub-division. IMPROVEMENT ODESCRIPTIQN Presently, the subject ownership is vacant _b-ut the, property owner does-have a substantial 2-story residential -building with. attached 27•car garage on the adjacent lot (Lot 2)_ but which-will not be evaluated as its -market potential will be. the same in the after situation as; it was in the before situation. In this respect. vehicular accessibility will be. via, Beecher Drive to Blackhawk Road, etc. ESTIMATE QF BEFORE VALUE ; In estimating the ,fair -market va..lue of the s~ubj e.ct land ownex ship, I have relied totally upon the-market or sales com pari.son approachto value., A considerable number of comp- arable and vacant residential lot or land sales were investigated and considered in correlating their market worth sales prices per site, per square foot or per front foot as they would relate to subjects market value potential. Adjustment factors mainly considered are; location, in respect to type of road frontages; types of street or road improvements that would serve the property; the general land topography; the zoning and consideration to the "highest and best use."; the relative location in respect to public services, public schools, churches and area commercial densified facilities; thespecif.c trends as they surround or are in progress- in a particular area and finally, the aesthetic qualities and land amenities as. would 40 i relate- to poss le development desirability. -Based on my past and curare t experience in- the cities: of Kagan, Burnsville, Inver Grove Heights and other communities of Dakota County, it is my opini In that the s-ub.j e;ct transitional type and residentially oned lot or site. ownership and consisting of a total- area o" approxi- ately-30,9.0.0 square feet, should carry an estim ted market value. potential of $20,000.0.0., In my original analysis under date of July 25, 1979, five individual lot or site sales were incorporated to justify, an approximate 58~ per s-quare foot value potential (,total site at $18,006,00) and in respect to the current updated analysis, two dditional sales are included in this report and the presen potential is considered justifiably supported at approximately 65~, per square foot or a total site or lot potential of $20,000.00. Th-e previously incorporated. five sales have bee basically updated for the time element involved and the two ad itional sales appear to support this type of adjustment as o the present market value potential., Therefore, the following comparable land and lot sales and a final correlat d adjustment as to advantages and disadvantages and resulting ~adjustments which-would relate to the subject property are a - follows; 40 i M14.D. 25361 (8.74) COMPARABLE SALES -LAND . Property Address gi Birchwood Road, North of Blackha& Lake, County Dakota Eagan, Mn. Grantor Associated Fay' lies Grantee ~aI Y. Smm ri rks Legal Description Lot Block 1 Blackhatak Bills 2nd .Addition to Eagan Present use Vacant Zoning, R-2 Best use Residential Sewer Avail Water & MIL Sidewalk EQ Curb Gutter YQG Street Surface-Bil Financing j'arIs=L Dee Date of sale -JM1J&'= 1979 Grantor X Associated Faun. Conditions of Sale Confirmed with Grantee Broker Qgrtif date of Value Elden M. Robey Confirmed By Special Assessments Assumed - None CONFIRMED SALE PRICE S 22t000.0u Photo and Sketch of C ` µT 1 ~~r t 4~ 2 } Y km~~ - r '!,~a~.. - a~ t•'L'i: fit' 1 ~ ~v; ~srl .-E''~.r. _ .r- 4~' , ' -'e~'-. L This is a relatively large lot and very irre~ iar ins A L about 116' Descriptive Data of frontage on Birchwood Road. Land Topography The terrain is very rolling and with considerable slope to south and rear O O an U-7171 a Very good co =tTenc stce-vtew . Size: Frontage 116,901 Depth Irreg. 226, 542,102 & Area ` 2,400 s . f . plus or 5 2.12 es Per Multiple Unit S Per Front Foot $ Per Acre S K Per Square Foot S Per Site $ 22,000.00 Comparable no. , NIM.D-25361 (8-74) COMPARABLE SALES LAND Property Address On Ches liar Drive,. 1/8 mile north of Cliff Road County , Dakota Eagan, Mn. Pail 11 r'rnS,,fi OGrantor ss3b'iQ3.1 el ~i- C = Grantee Legal Description Lot 2 Block 3 Ches Mar 3rd Addition Present use Vacant Zoning K-~ Best use KPR1 dL"Q1-i a1 Sewer Avail- Water Avail- Sidewalk NQ . , Curb & Gutter Street Surface R; r Financing C'A1,311. Date of sale =r'h = 1279 ' Grantor X Gabbert Dev. Co Conditions of Sale Normal arms length transaction - Confirmed with Grantee Broker Cert. of value Confirmed By Eldon M. Robey Special Assessments Assumed None CONFIRMED SALE PRICES 8'900.00 Photo and Sketch of C £ c,tc x,~rt T 'ex P , "7'.µc ~~X~ ♦,R M1, r*. 4 - 7.-v,, t .x~"`~ _ - T . ~ t~~~~~~ ~a4 rrrt ~ia~r .fir -::-..s_: _ - _Vb Descriptive Data this is a vac&-Tt L wiui-o ~,Lt7wU1 1R! zeiativdly ly, small in is under an R-3 zoning or for Townhouse development and it is assured that this will be the . Land Topography Size: Frontage 95 feet Depth 140 feet Area 13,300 s, f. Per Multiple Unit S Per Front Foot g Per Acre S Per Square Foot S 1.42 Per Site $ 18,900.00 Comparable no. 61 Ft D.?5361 (8•74) COMPARABLE SALES - LAND roperty Address Un Manning Done Court - South of Duckwood Drive county Dakota an, n, !ary Grantor TE2S pgton Development Ccrpanny Grantee Ronald & r' Voracek Legal Description Lot 26, Block 1, St. Francis Ubod Addition to Eagan Present use Vacant Zoning R-3 Hest use Residential Sewer Avail Water Avail Sidewalk No Curb & Gutter Yes Street Surface Bit. Financing Cash to Mortgage Date of sale- j t, ' 19- 929 Grantor l LeX. DeV. Co.. Conditions of Sale Normal Confirmed with Grantee Broker Cert. of value Confirmed By _ ! n M_ Rabey Special Assessments Assumed None (Free & Clear) CONFIRMED SALE PRICE S 26,.000.00 Photo and Sketch of Cor r . F v s -4j-r r ~ L+ ~ ~ti 'y,r7 .arrr't. yk i•.~' - - Descriptive Data This tract of land is in a new development area wi•tn sca adjacent lands designated or ip , will be a shopping center facility - to be constructed after completion of the Interstate Freeway sys erg. Land Topography Level to -southerly rise cul-de-sac Area 38, 38,300 s . f. + or - Size: Frontage 54.76' Depth 246 & 251.71r Per Multiple Unit S Per Front Foot S Per Acre S Per Square Foot g 68 Per Site $ _ 26,000.00 Comparable no. 3S { WN-D.25361 (8-74) COMPARABLE SALES LAND Property Address On S.E. corner Widgeon & Panning Done Court, County Dakota an, IvIn. Grantor jg2ij Eton DeyelQx nt C=any Grantee It CMn 1Z7bP7'fi Legal Description Lot 30, Block 1 St. Francis Woods Addition to Eagan Present use Vacant Zoning R-3 Best use Residential 'Sewer Avail Water Avail Sidewalk NO Curb & Gutter Yes Street Surface Bit Financing Cash to Pb~age _ Date of sale. January, 1979 Normal Grantor Conditions of Sale Confirmed with Grantee Broker Cert. of value Eldon M. Robey, Confirmed By Special Assessments Assumed None (Free & Clear) CONFIRMED SALE PRICE $ 201000.00 Photo and Sketch of Comparable Property jxMf ~ l y ..~4,4 .W'.h Yt .~1.' ~1tl16tS3~ . ,.L L i} 2 f ~r 'Z Kr , Y f f 1 1 i- Y.14 y. ~'y,.t t E k i 1 ~ -C { 4 - _ Descripptive Data This tract of land is in a new development area with development area surrounded by unW.tiple dwelling, tour-p exes an t oases. To e facility - to be constructed after completion of the Interstate Freeway system. Land Topography Cbrner 1 t - 1.ey Size: Frontage 85'X102.18' Depth 150'x151 71' Area 14,150 s . f . + or - Per Multiple Unit $ Per Front Foot S Per Acre S Per Square Foot S 1.41 Per Site $ 20,000.00 Comparable no. 4S - 1 -HZ.25361 (844) COMPARABLE SALES - LAND Property Address No end of Flagstaff Avenue, Apple Valley County Dakota Grantor Nordic Properties Grantee M.W. Johnson Constrtxctivn Legal Description Lot 2, Block 2, Nordic Woods 2nd Addition Present use Vacant land Zoning R-11 Best use RFSi de t,;,i a1 . Sewer Avg Plater "V1 Sidewalk NO Curb & Gutter Yes Street Surface A-qPhql 1- Financing Warranty Deed Rate of sale- DgQgMer. 1977 • Grantor x - Conditions of Sale Normal Confirmed with Grantee Broker Confirmed By Eldon M. Rc)bey Special Assessments Assumed Minimal CONFIRMED SALE PRICE S 18-U00,00 Photo and Sketch of Co t if - +;jc. may. r, ~~,'y,,t,~,...•.p~,,... . - _ - Descriptive Data Located at end of ml-de-sac, large lot v Land Topography Rolling, low towards the rear but rise in frontage and center area, Size: Frontage 701 Depth 168' average Area 34,200 s,f. Per Multiple Unit S Per Front Foot S Per Acre S Per Square Foot S 5.3(-, Per Site $ 15,000.00 Comparable no. 5ti 1A.FLD. 25361 {8-74) COMPARABLE S.ALES- LAND Property Address. Apple Valley, Cobblestones 1st Addition County Dakota • Grantor Carl Watrud Grantee Schimek Construction Inc. Lot 21, Block 1, Cobblestones 1st Addition Legal Description Present use Vacant Land _ Zoning R IC S F R) Best use S F R Sewer City Water C' ty Sidewalk No Curb & Gutter C 0 n C r e.t eStreet Surface B .x.w..... Financing _ C / D , Payable in full May 16 , 1979 Date of Sale May 16 , 1979 Grantor`"R i 1 l Di edri ck, Conditions of Sate,. Negotiated. Seller pays a l l Confirmed with Grantee ' Broker special assessments Copy of C/D Confirmed By Eldon Robey July, 1980 Special Asse-iismerrta Assunm*il __t'j o n e CONFIRML ED SALE PRICE a Z9.335.00. Photo and Sketch of Comp::ua!,414 ;property E • Descriptive Data Located on Nollins Court, a Cul-de-Sac street west of Gardenview Drive and south of 1350 Street. Land Topography R o l l i rig N 123.61, R 128 + 128.79, Size: Frontage 61.78 Depth S 125.92 Area Sit e Per Multiple unit s NA Per Front Foot S NA Per Acre $ NA Per Square Foot S NA Per Site S 29 , 335.00 6S Comparable no. i 4 -H-D. 25361 (3-74) COMPARABLE SALES - LAND Property Address Apple Valley, Cobblestones 1st Addition County Dakota Palomino Development Corporation Nand Linn Grantor Grantee Legal Description Lot 19, Block 1 , Cobblestones 1st Addition Present use Vacant Lot Zoning R IC (S F R) Best use S F R Sewer C i ty.~.- T+ate,c i ty Sideway N o Curb & Gutter C o n c r e t %treet St, fa ~ .,~,B Bit. PA /'1/79- Financing $2.590.00 Cash + 1_year C/D @ 8' Dateofsale CL 1/31/80 Grantor B i l l D i e d r i c k. Conditions of sale N e q o t i a t e d- Seller t 0 pay assessed Confirmed with Grantees ` Broke and pending specials Copy of C/D Confirmed By Eldon Robey July, 1980 Special As:=r_:smeitts A~yum*rsi None CONFIRMED SALE. PRICE $ 25,900.00 P'roto and Srcetcb of co:nparal>W Property Descriptive Data _ located on Nol l i ns Court, a Cul -de-Sac street, in a new developing area north of Golf Course, west of Gardenview Drive, South of 135th Street Land Topography_ _Rol (i n- 84.60 + 48.63 N 132.17, R 62.07, Site Size: Frontage Depth _ S 14 5 . 5 7 Area Per'Multiple Unit S NA Per Front Foot NA S Per Acre j NA Per Square Foot S NA Per Site S 25,000.00 7S Comparable no. Mn/DOT 25360 (4-77) ANALYSIS OF COMPARABLE SALES-LAND S.P. 1982 (_35E=390)904 *50-634-803 Parcel No43E (-Update) No. Subject Sale Sale Sale Property No IS No. 2S No. 3S Date of 5ale January, March 1979 January, 1979 Sale Price $22,000.00 $18,900.00 26,000.0 Unit Sale Price per s . 1.42 per s . f . 8~ per s Assessments Assumed Free and Clear None None None Sewer (Public or Private) Private Public Public Pub t i c Water (Public or Private) Private Public Public Public Street Improvements Bi tumi nous tumi noun Bituminous Bituminous ronta e 1 117 Fee 95 Feet 54.76 ee Depth Same Irre Av .500' 140 Feet 250 Feet average Area - S q. Ft. or Acres 30,900 s . 2.12 Acs 13,300 s . f . 39,300 s . . Zoning S 7 Fam. Res. Open- Res. Residential Residential Shape Rectangu ar Irre -Tra . Rectangular Trapezoi a Topography Leve Good Good Goo Soil Conditions Good Good Good Good Relative Location Good Good Good Good Show Dollar Adjustment for Appropriate Items and Narration of Reasoning Sale No. (SEE COMMENTS ADDITIONAL SHEET) Value Indicated for subject _ Sale No. Value Indicated for subject Sale No. I . Value Indicated for subject (for additional sales use another form) Correlation and Estimate of Value Value Estimate MniDOT 25360($-77) ANALYSIS OF COMPARABLE SALES-LAND S.P. 19.82 (35E=390)904 *50-6.34-803 Parcel No. 43E (Update) Subject Sale Sale Sale Property No 4S No. 5S No 6 S Date of Sale aJanuary,1979 December, 1977 May 16, 1977- Sale Price 20,000.00 $18,000.00 , Unit Sale Price s. 3 per s. f, i e Assessments Assumed Free and Clear None None None Sewer (Public or Private) Public Public u i s Water (Public or Private) Public Public P bbl i c Street Improvements Bituminous Bituminous Frontage 85 & 102 eet eet 1661 . 78( cu Depth 150 Feet 168 Feet - Avg I r r e g . 125 + Area - S . Ft. or Acres 14,150 s . f . 34,200 s , f . 10,000 S.F. + Zoning Resi entia Resi ential single family Shape Rectangular Trapezol a Pie Topography o0 Good r o l l i n Soil Conditions o0 00 good Relative Location Good Goo good Show Dollar Adjustment for Appropriate Items and Narration of Reasoning Sale No. (SEE COMMENTS ADDITIONAL SHEET) • Value Indicated for subject Sale No. Value indicated for subject Sale No. Value Indicatedt for subject (for additional sales use another form) Correlation and Estimate of Value Value Estimate ANALYSIS OF COMPARABLE SALESRLAND S.P.1982 35E=390) 904 *50-634-803 Parcel No. 43E Subject Sale- Sale Sale Property No 7S No- No. Date of an. Sale Price 2 5, 0 00 00 Unit Sale Price Site Assessments Assumed Free and Clear None Sewer (Public or Private) P u b Water (Public or Private) P U b l i _ Street Improvements B i t u m i n o u s Fronta e l U s Depth I rre . 140' Area L Sq. Ft. or Acres , Zoning S i n Z f a i Shape Rectanaul ar Topography R o l I J n Soil Conditions _ Good Relative 1, ajLatin G 0 o d 17 Show Dollar Adjustment for Appropriate Items and Narration of Reasoning Sale No_ p " Valua Indicated for subject Sale No. Value Indicated for subject Sale No. Value Indicated for subject (for additional sales use another form) Correlation and Estimate of Value The subject value potential is dire-ut-Ty related zo` the overall "site" and possibly not directed towards square foot or per acreage rates. All comparable sales appear to justifiably support an approximate $20,000.00 potential for this approximate 3/4 acre tract - this considering the availability of public sewer and water and its relatively good location. ValueEstirrlate $20,000.00 APPRAISAL REPORT S.P. 1982 (35E - 390) 904 *50-634-803 Parcel No. 43E (Update) Owner: David A.Poppe COMPARABLE SALE NO. 1S - An approximate 15% time adjustment in favor of the subject owner- ship and for the 18 months involved would be appear to be the only advantageous adjustment which would be applicable. However, some recognition is also given to subjects location - having better proximity to commuter type routes, shopping facilities, etc. A 10% advantage for this factor is also felt to be justified. In respect to the comparable sale a substantial adjustmnet for the larger size is applicable and a minus 30% for this factor is also allocated. No other adjustments appear realistic and the total tabulated percentage factor would then approximate a minus 5% or to give an indicated value potential for the subject ownership of apporximately $20,900.00. Value Indicated For Subject - $20,900.00 - Site COMPARABLE SALE NO. 2S - This comparable sale is considerably smaller than Sale No. 1 and of course, the subject property and a substantial size adjustment in favor of the subject would be applicable - say plus 20%. Also a minimum time adjustment - say 10% is also allocated in favor of the subject property. The comparables advantages would only relate to its wooded terrain and this is being allocated at a minus 30%. No other adjustments appear applicable and the total tabulated percentage adjustment would then be equal or giving a value potential for the subject ownership of approximately $18,900.00. Value Indicated For Subject - say $19,000400 - Site COMPARABLE SALE NO. 3S - This lot is a new sub-development and only rough grading has so far been accomplished. A 15% time recognition is the only advantage that the subject site would have in respect to this comparble sale. Minus adjustments for the comparable advantages would respect the somewhat larger size - say minus 10%, recognition to the comparables location on a cul-de-sac and highly desirable residential area, say minus 10% and finally a sub.stantial adjustment for the wooded terrain, "site-view distance, say minus 15%. No other adjustments would appear to be applicable and the total tabulated percentage adjustment wouldtherefore be a minus 20% or an indicated value potential for the subject site or tract of approximately $20,800.00. Value Indicated For Subject - $20,800.00 - Site COMPARABLE SALE NO. 4S - The adjustments as will relate to this comparable sale and which is also located in the same sub-division as Sale No. 3S - would be a time recognition - say 15% and with the balance of the adjustments being in favor of the comparable sale but only respecting its wooded terrain and at say a minus 15%. No other adjustment would then be equal or an indicated value potential for the subject ownership of approximately $20,000.00. Value Indicated For Subject - $20,000.00 - Site • COMPARABLE SALE NO. 5S This is. a comparable sized lot as respecting the subject property and is located at the end of a cul-de-sac - approximately 22 miles southerly of the subject ownership. A time recognition in favor of the subject ownership - say plus 25% would appear to be the only subjects advantage and with minus adjustments in favor of the comparable sale being in respect to its location or cul-de-sac and also the wooded terrain which, in this appraisers opinion would approximate a minus 15%. No other adjustments would appear applicable and these adjustments would indicate a plus advantage of 10% for the subject or a supportable value potential of $19,000.00. Value Indicated For Subject - $19,800.00 - Site COMPARABLE SALE NO. 6S - This lot is in the Cobblestone Acres 1st Addition and off Gardenview Drive, is located in a cul-de-sac area with a good wooded terrain, aesthetic qualities, ame-rt ties,-,:etc. Certainly, it has distinct advantages over the subject property in all of these respects and the only advantage that would be a plus consideration would be th.e time element involved in repect to the current appraisal date.. This factor would approximate a plus • 10% and certainly the other factors as respect in the advantages of the compreable sale should reasonably be possibly a minus of 40% and this tabulation would indicate an overall minus adjustment of about 30% as respecting the site potential of this transaction. Value Indicated For Subject - $20,500.00 - Site COMPARABLE SALE NO. 7S This comparable transaction is also located in the immediate vicinity of comparable sale 6S and is off th_e cul-de-sac area and is somewhat less desirable as respecting the previous would be considered transaction. The same adjustment factors realistic and with some more limited recognition to the location factor. In a approximate 38% location advantage as respecting both the wooded terrain good topography and good "site--view" distance would be aplicable and which would be given and overall minus adjustment for the sale of about 20% or a 'minus $5,000.00 per site. The indiacted value potential for the subject tract of land would therefore be $20,000.00. Value Indicated For Subject - $20,000.00 - Site TAKING' QR ACQUISITION As indicated on the attached parcel acquisition sketch-and as per the right of way-strip map, this tract of land and comprising Lot 1 of Block 1 in Clear View Addition to Dakota County will be acquired in its entirety. This-, again, for purposes of Interstate Highway .35E construction and more specifically in the subjects situation for the. construction of an access road for vehicular drive entrance that will extend from Beecher Drive and into the abutting property to the north-of the subject area (Parcel 43F) which. would otherwise be isolated after the new construction is complete. This service drive will cause no adverse effect on the improved lot ownership as abuts the acquisition area and which-is under the same ownership. Therefore, the total damages as will be sustained to this property owner and as a result of this highway acquisition and construction i.s directly proportioned to the before analysis or the "site" potential as evaluated at $20,000.00. TOTAL DAMAGES SUSTAINED $20,000.00 Respectfully submitted, ELDON ROBEY & ASSOCIATES By: Eldon M. Ro ey, A.S.A. Form \o. 2558 (5-70) STATE OF MINNESOTA RIGHT Or WAY OPERATIONS DEPARTMENT OF HIGHWAYS PARCEL LAYOUT SKETCH S.P. t48~ (35 E - 34Q)g0q COUNTYflAK.~7R PARCEL NO. N3_!= OWNER 04r10 A POPPY Topographic information required: Show North Arrow. Proposed R/W line and access taking. Lot lines and dimensions. Outline and location of all buildings and improvements. Street or highway frontage. Scale V= lot, ft. { ♦ N coa Swl4 SEyy `S - 3.4-27-79 y+I i { ]1F 1 ~ .3 F Ell v . \y I Yh' Q• a ff 'J% M H r 440- Farce Nra.43` f 0'w' e4 David A. POPPe 1 1 . E c t{ e R . fj/z )1/ E Lc ,al : LAt I 2 CIP.Arview Addn Entire Tract; 61,606 S . f. -'"ew T.11. 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I . >'`~'~~."'=~'~'i'~. -xa I SRLe - - 1 ~ ? ` APPLE ,UQ VALLEY y S ZONING LEGEND AGRICULTURAL DISTRICT ZONING IMIAP PUBLIC FACILITIES DISTRICT +J RESIDENTIAL SINGLE DISTRICT CITY OF Exj("\1q /!""\~p~1t\,i{(i RESIDENTIAL DOUBLE DISTRICT E RESIDENTIAL TOWNHOUSE DISTRICT '.#c;!'IC RESIDENTIAL MULTIPLE DISTRICT MOBILE HOME DISTRICT LIMITED BUSINESS DISTRICT NEIGHBORHOOD BUSINESS DISTRICT GENERAL BUSINESS DISTRICT Cl11Gd ROADSIDE BUSINESS DISTRICT COMMUNITY SHOPPMrs CENTER DISTRICT r • %'01 , Wit4s _ 1, 11 ' - TWP. 27 iY. j t ~~t f.~f r kt R 14 v P+13 y ' ~ -1 ~i/ ~ `~-L r iSv. ! ~"~[•.°-<t 1~ ~y~ `2 ~va.,i 1 ~`~L' ~f' ~ ~ 1- _ zi ~ ~ ~%=l `4.f .y i ~ 'i` ~ f ~ to - ;--~.~•i~ t ~ ,"~r_.r^ :r~ -l - ~a~ -p.• P ~ ~ rte- P" (C f4" N~ Xfc ~ ~ r} s~ - - PD .133 r -rT ZUn-..wr..a+r+.,r::wel. RI IA r i NEJf f -ate{ U t 1 I' f .y' l' - Y N"'"~rt i t^7 FV9 .F ~.l }Y ~ 4['~~ ~ pBjtG3': 3 ~r _f ~:,-t."~~~---L-~:~~y(4~`.y-~ r~;,;.> ; ~'r'.~U~ i_ `~f t r ~r//1' - I J ` T ✓,.~C ~J !l y'~i .tF• l.L~: J ` i ~i_~1'/"y _ Y~~e tr r r )r v s r7- l r^~ jt R IC ,'fi't ~t#/~., ---I \ ~r~:'r'~~V.n;~,'jj ~.J"-r`rl.`~ '~C:. ~°y'T ~ l y'^•• ~ ...-';`iJ"- ..FK i=1J./,7 frt3 i Y'- i ~ t • ~ _f..i_L .l •...1, y- ✓ Wkill" Y WL 3~~^=% fR tA2_ 'All 1 .124 t l 2t$IC1i0DI lTIG tl I M A/ IA- 21{ ll . ! 4~ ~ : ""~-r'~ ! t ~ ~ tF \ ~ i ❑ ~ i r f t / t R~,C t p t r P < T~ j fi 5 A fi- t.J PD-149 y= uu, SCHOOL 1tJ~ _7 C~ yttr [r~~yFs.r\/;rr~: P it 4 t{) ~y ~7~y'1f~ Mn/DOT 25258 (7-77) l State of Minnesota Right of Way Operation FULL AND TRUE VALUATION Department of Transportation Date Sheet No. Parcel Area 50 Job 634 9-1-78 lof 43E (Update) S.P. No. Current Taxes County Plat Book No. City or Vb*XAtV 1982 (35E=390)904 1 1 4 Daknta Eagan D g~R qTI PIy t ~f~ess, Parcel Ac& Grade Lard Building Total David A. Po e F(I ff~.) 1845 Bee he EaWgrj~er M11. Lot 1 Block 1 Clearview 10-17750-10-01-1 4,180 4,180 Special Assessments San. Sw Truk 241 2192 Water Area 352 2260 Total Tx & Sp. $186.36 TOTALS Lot 2, Block 1, Clearview 10-17750-020-01-1 5,690 35,170 40,860 "qwTx $863.46 Special for water area 352 22.60 Total Tax & Sp. $863.46 Total Limited Market 9,870 35,170 45,040 RECORD OF TRANSFERS Consideration From To Date Book & Page Indicated Verified Lloyd o en opt Davy Alan Poppe (Betty L.) Fee (Kathy A.) 11-23-77 Lloyd o en op (Betty L.) Fee 6-14-74 #436439 Donald D. Getz Lorraine P. Fee 2-16-71 #381300 7-2-9 Mrs. Poppe indicate total ownership sold purchase acgr ement - $13,000.00 or $97,0)0.0 /Q(u►/~ er unknown M All transfers of each individual parcel which have been me a durin tlTe past five years must be listed a dual date f acquisition by present owner only (from attorneys opinio of title need be shown if more than five years previous. I 35E-4 (40) All of the following: • Lot 1, Block 1, Clearview Addition, shotin as Parcel 43E on the plat designated As Minnesota Department of Transportation Right of Way Plat Numbered 19-23 on file and of record is the office of the County Recorder in and for Aakota County,-Minnesota. e 4 i ASSUMPTIONS AND'LIMITING CONDITIONS IDENTIFICATION OF THE PROPERTY: The legal description correct, given to the appraiser is presumed to be No opinion of a legal nature, such as to ownership of the property or condition of title is rendered. The appraiser assumes the title to the-: property to be marketable: that the property is an unencumbered fee: and ` that the property does not exist in violation of any applicable codes,. ordinances, statutes, or other governmental regulations unless stated in- the appraisal report. UNAPPARENT CONDITIONS: The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil or structures which would render it more or less valuable than otherwise comparable property. The appraiser assumes no responsibility for such conditions or for engineering which might be required to discover such things. INFORMATIOI AND DATA: The information and data supplied to the appraiser by others, and which • have been considered in the valuation, are from sources believed to be ' reliable, but no further responsibility is assumed for its accuracy.. USE OF THE APPRAISAL: Possession of this report, or a copythereof, does not carry with it the right of publication, nor may it be used for any purpose by any but the applicant and then only with proper qualifications. DISTRIBUTION OF VALUE: The distribution of the total valuation in this report between land and improvements applies only under the existing program of utilization. The separate valuations for land'and buildings must not be used in conjunction with any other appraisal and are invalid if used. l _ SKETCHES AND MAPS: Sketches in this report are included to assist the reader in visualizing the property. Vie have made no survey of the property and assume to responsibility in connection with such matters. COURT TESTIMONY: Testimony or attendance in court by reason of this appraisal, with re- ference to the property in question, shall not be required, unless arrangements have previously been made. is Business Phone 439-1114 ` COMMERCIAL Home Phone 439-7564 . INDUSTRIAL. ELDON ROBEY & ASSOCIATES . RESIDENTIAL. Real Estate Appraisers Oak Park Heights State Bank Building P.O. Box 51 5995 Oren Avenue North Stillwater, Minnesota 55082 QUALIFICATIONS: ELDON M. ROBEY, A.S.A. PROFESSIONAL MEMBERSHIP: Senior Member - American Society of Appraisers, A.S.A. Designation Association of Federal Appraisers Minnesota Farm Managers and Rural Appraisers Associate Member Society of Real Estate Appraisers APPRAISAL EDUCATION: Real Estate Law Minneapolis Business College Fundamentals of Real Estate Appraising University of Minnesota Apartment and Income Appraisal Course Macalester College M.A.I. Appraisal Course I (Techniques) University of Wisconsin M.A.I. Appraisal Course II (Capitalization) University of Wisconsin M.A.I. Appraisal Course III (Farm and Rural) University of Chicago M.R.I. Review Appraisal Course - No.IX University of Chicago Appraisal Review Seminar Minneapolis, Minnesota Valuation of Machinery and Fixtures Augsburg College & American Society of Appraisers • APPRAISAL EXPERIENCE: 4 Fourteen years with Minnesota Highway Department, Valuation Section, St. Paul, Minnesota. Appraisals made throughout the State involving rural properties, Metropolitan Area residential, commercial, industrial and partial takings. Accredited Review Appraiser (9 years). Property valuation in State Wide Area - commercial, industrial and all types of partial takings. Chief Review Agent of Valuation Section, Minnesota Highway Department 1968-1973. Directing Review Agent work loads, certifying value estimates on complex large acquisitions and generally acting as assistant to Valuation Manager. Served as instructor in training schools, particularly in relation to partial takings and commercial and industrial properties. Featured Lecturer on Industrial and Commercial "Market Value" concepts - nine State Seminar sponsored by Federal Government "Bureau of Public Roads" and Minnesota Highway Department. Served on Review Board for Ap raiser Civil Service Appointments (City of St. Paul and Ramsey County . Expert witness testimony in Anoka, Dakota, Chicago, Hennepin, Ramsey, St. Louis, Sherburne, Milaca, Stearns, Wright, Pine, Rice, Morrison and Washington Counties. • Court appointed Commissioner - Washington County EDUCATION: "Business Administration" Graduate Minnesota School of Business PROFESSIONALLY DESIGNATED: AMERICAN SOCIETY OF APPRAISERS - R.S.A. Mn/DOT 25388 (9-77) I CERTIFICATE OF APPRAISER S.p. 1982 (35E=390)904 *50-634-803 PARCEL 43E (111)datp) F.A.P. I35E-4 (40) I hereby certify: That on July 23, 1979 & June, 1980 (date) (s), I have personally inspected the property herein appraised and that I have afforded the property owner the opportunity to accompany me at the time of the inspection. Such opportunity was afforded to Mrs Poppe (Phone June 2, 1979) (name of owner, representative, etc.) rl not c oose to accompany me. I on ,]una 1S, 19JA (date) (s) and said individua Al have also, on _lay & June,1979 & July 80(date) (s), personally made a field inspection 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 said appraisal. 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 such appraisal is to be used in connection with the acquisition of right-of-way for a highway to be constructed by the State of Minnesota, with the assistance of Federal-aid Highway or other funds, and that such appraisal has been made in conformity with the appropriate State laws, regulations, and policies and procedures applicable to appraisal of right-of-way for such purposes, and that to the best of my knowledge, no portion of the value assigned to such property consists of items which are noncompensable under the established law of said State. 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 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 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 I will not reveal the findings and results of such appraisal to anyone other than the proper officials of the Minnesota Department of Transportation or officials of the Federal Highway Administration until authorized by State officials to do so, or until I am required to do so, by due process of law, or until I am released from this obligation by having publicly testified as to such findings. • That my independent opinion of the fair market value of the acquisition as of the 23rd day of Jttlyy 19 Rn is 2n,nnn nn and that the conclusion set forth in this appraisal was reached without collaboration o direction as to value. July 23, 1980 Eldon M. Robe Date (Sli fait ure 1 I Date ~Ppr. Assigned ~ j Rev. dppr. Due _ Coinp'~ Dat = . Posted Kardex Date To Supt, Comp3 To Review went To Chief Appraise ` To Asst. Rn;-*r ofp, jon WWI- ADMIN 1000 (Rov. lira; . STATE OF IMNINESOTA DEP/AIZWIENT ATTORNEY GEINERAL TO _ RICHARD SZ,ANSON, Di-rector DAZE: May .26, 1980 Transportation Financial Administration ATT : GEO. VIACPERFUSS, Anne„ F;Or;4 DONALD E. NOTVIK PRONE: 6-3258 Special_ Assistant Attorney General SUBJECT: S. P. 1982 (35E=390) 904 *50-634 b State v. Zylka-Daly, et al. County of Dakota Parcel 43E - David Alan Poppe PAY1,1ENT REQUEST Pursuant to Minn. -Stat. 117.042, it is requested that'pagmc nt in the amount of the State's approved appraisal of value, in the amount of $ 19,750.00 * be made to the folloi,7ing parties: Family Realty, Inc., Knutson Mortgage and Financial Corporation, Bruce E. Schulz,- City of Eagan and County of Dakota V s TI-le warrant should be mailed to: Family Realty, Inc. 3337 East Highway 13 Burnsville; -MN, 55337 Attn:- Norman Schwenke This payment must be :Wade to the above designated parties no later than the title and possession date of June 13, 1980 a *PLEASE MAKE'PAYMENT OF THE ABOVE AMOUNT AT THE EARLIEST- POSSIBLE TIME. NOTE: Georhe: Please return parcel file to the undersigned-. 'pecla1 Assistant Attorney Ge er,a s mh • 1tV31 03141IM30 QNV C)SUnSN1 'Q3b31S193!! 'ldl3Q3!! NU/LL3tl 'uv I -DJ Sd / a w o w v) > 19 N ® , li ~ O Q A ~`o rD a°c ~ ~ S! ❑ ::r zr (g~ .1 Y 5 I2." R Cf7 d N N C L1. ~ w \ er b A 90 3 ax 10, (~'J (liz PL `Fp~S `140) C f (xw 'O'd Jo wns) i (laPu-83o auew S5I55 NWIned '1S o 01 1PIS uOlleljodSueji Nunl3H (j cgs +-`•:24.4 •jegwnu of lua0etps Cv „ponenboU 1diaoad ujnPH,, 91314A aIUWsu3 • NOI1bV18OdSNV211 :101N3WiaVdaa . .w. -•elollielo v1 of x1jo mmstpo W rr ; • ! 'slluuad 896do p aloe 10 luosl 03 gooud • ; . euenw egl uo E pue Z't swim alaidwoa • (Q:4 Od .40 ~'nw1Aq.Peds SO ul ePOO dig Pue'sseaPPa'eweu ADA luud 1N31NAV OAV Ol M SNOW nlllSNI a3GN3S 31VA1llil j AllVN3d jV - - °ti / :-.;i /1M Td1SOd S31b1S a3tINn II I •11VW asuaw a aNV ciamnsm -a3v31$:'J3w Idi333H NMA13V vw X11 -3 01 OI A SJ p ~ ,v^' I z v o m m D ❑00 LL00 ry m m 0 0• 7 Q7' p ,gyp _ Q~ m m d m m z E E~M 3 E E F 0 :E :E m ;r Z g a o C~ 3dBC3~0 ~ m m n• ~ m m~ dw Qryw ~'D w < i 2 O w r p~ r w p~ I ~ m 'z1 a„~ a, ~ G ~g lk, ti m m rr, ~ w w a - (apop gg pae'ams "140) (XOR •O d io IMS) (Wpuas3o atv~~ 55155 NW 'Ine •a d '3S Ol 'OQIS uor podsuejl e~ N»nl3u 9 S " ~(J jagwnu of iuoae(pe NO).LVi8OdSNdva1 ~O 1N3W.LNVd3(3 "p nbaH idlaaed aoiey„ a{apJe •a~aple Is jasq of xljp aymmglo xuegio VIOS3 N N I W 'n!uuad aaeds;! alapmjo iuw; of gaeutl • ®~s ~womu eqi uo £ pus'i"i swaii aialdwoo • , a~ om 30vlsod do •Molsq eaeds agi ui apoO dlZ pus 'sseJpps 'aweu inOA loud 31VAlU Yd OAY Ol 3Sn SkOf1onU1SN1 d3aN39 31YA~tld tlOJ AllYM3d SmNIsne ivimmo 33Ina3S -IV.LSOd salves a31INn wria3 miu3oaNva3wnsNi'a3U31SIa3v'idi333UNunl3tl 616t'~gf' t8 -o Sd p m o w N vi m c yD ❑ ❑00V z A rI'~ C a m l~Tf A x q7 r m O m ^A' m m Z E E g~g O a S Z m o o n o ~5' c r r 1.1 o- ~:r s tri le c 3 m c 5N Im. i OD o O r3 1w cJi $ 3 ~ ~ c ~Z C m o : $ A A A c - (OPCO d1Z PUB`01"S `4th) i (wy-to;wnS) S5i5S NW ned •3$ o . 01 'aP18 uo►4ej,odsueal 111W11.3>dl `+otplAr' ~agwnu of luaaefpe NOi1V.iaOdSNVHI JO.MWISVd3(] rpeuenbeg ldireaag us~eg„ elma asJopu3 :)li\h ;!7"o Inq o3 xIRe enrouagia ~11,_ .LiNlA" r''sxedt;l ale }o luoa; of gaeuy • a!R upue'z'; swam aiaidwoD • ltwus'n - im laq roods eqi u1.Ipo3 d12 PUB 'ssaippe 'aweu JnoA 1uPd 3WAYd iOhV,:c,~, ' § . SN '3f1!l1S1VI H3UN35 ~ .9 ki J AQ~d Od lul d J~+ / S's l ~ti'±, NlSt18 7VI~IddO 'I 1SOd S31d.LS O311Nn i r~ Mn/DOT 25703 (3-79) e~tdt»5pT inII 'soI I t3 Department of `Fninsporsvit m 'Transportation jiuil€1ing fit. 11oul, X/iinfles(WI r 1 5 r of TY t >t x anc,(12-296-~2~ 41. Daw February 29, 1980 Bruce E. Schulz Ti aY l y Realty, Inc. 1845 Beecher Drive ~ ~3'T P t N ~ ~~nUray 13 Eagan, MI_tuiesota 55122 Burnsville; Minnesota 55337 in reply refer to: 360 S . P . 1982 (35E-390) 904 *50.634 State vs. Michael E. `7_,ylka - Robert E. Daly, et Q. County of. Dakota Parcel - Dn.v l d Alan Fcrppe Property Description: MVE attached Exhibit "A" NOTICE OF POSSESSION Dc..ar Interested Barti.es The State of Minnesota has made you an offer to purchase your property that is involved in this condemnation action. The State's appraisal of value, as currently completed and approved, is in the amount- of _10050.00- A description of the property being acclui rvd from ycw by the State of Miunosota is described in Exhibit "A" which is unclosed with this notice. Bocause you were not in a position to accept; or, for other reasons did not accept the State's direct purchase offer, your property will be acquired through an eminent domain proceedings. This proceedings will be commenced by a hearing to consider the State's petition. The hearing will be held in the(AcW tGunter at (city) : 1 t,1 rI on (day) : We~dnesr'la.~ (date) : April X30, 1980, at (time). L)~ It is necessary for the State of Minnesota to secure title and the right of possession t_ca the property prior to the f i i inn of the award of the Court-- ,appointed Connissioners in the emirsvnt domain proceedings. in accordance An Equal Opportunity F*irat.t<:)E>r J I Mn/DOT 25703 (3-79) with Minnesota Statutes, Section 117.042, you are hereby given notice that the State shall take title and possession to the property or property rights, as described in Exhibit "A," on (date) : Jule _13, 10,80 At least 30 days prior to the date you must vacate the property, you will be sent a "Notice to Vacate Premises" letter. This letter will serve as a notice to inform you of the specific date by which the property must be vacated. Under no circumstances will you be required to vacate the property before (date): June 13, 1980 In order for the State to comply with State law regarding the acquisition of title and possession to property in advance of the filing of the award, the amount of the State's appraisal of value must be either paid to the parties of interest or be deposited with the District Court on or before (date): June 13, 128o If you are the record fee owner or a contract for deed purchaser of the property, a "Request for Payment" and a self.-addressed envelope have been enclosed. If you want payment to be made to the parties of interest, rather than having it deposited with the District Court, please fill out the form and return it in the envelope provided. If the payment is de- posited with the District Court, it will be your responsibility to con- tact the court to request release of any money deposited with the court. Please return the request form prior to (date) : Anr *i 1 113, L980 . Please be informed, that the payment of the appraised valuation by the State, does not prevent you as the property owner or contract for deed purchaser, from asking the Commissioners or a jury for additional damages you feel have resulted due to this acquisition. If you request that the money be paid directly to you, you will not, in any way, have given up any rights you have in this proceedings. Notice of the State of Minnesota's intention to take title and possession to this property has been mailed to all known parties having; an interest therein. The identity of these partAcs is indicated on Exhibit "A." Sincerely, h . . UleT? Director lxcting) Right of Way Operations : Enclosures: Request for Payment Form (1) Self-addressed Envelope (1) Legal Description - Exhibit "A" (1) CERTIFIED MAIL cc: Knutson Mortgage and Financial Corporation 17 Washington Avenue North Minneapolis, Minnesota 55401_ City of Eagan Office of the Mayor City Hall 3795 Pilot Knob Road Eagan, Minnesota 55122 Office of the Auditor County of Dakota Government Center Hastings, Minnesota 55033 August 16, 1979 D-42 Parcel 43E S.P. 1952 (35E=390) 904 I I 35E-4 (40) All of the following: Lot 1, Block. 1, Clearview Addition, shown as Parcel 43E on the plat designated as Minnesota Department of Transportation. Right of Way Plat Numbered 19-2 on file and of record in the office of the County Recorder:in and for Dakota County, Minnesota. Names of parties interested in the above described :Land and nature of interest: Bruce E. Schulz Contract for Deed Family Realty, Inc. Fee Knutson Mortgage and Financial ) Corporation ) Mortgage City of Eagan Special Assessments County of Dakota 'Faxes s I , ftI'JOT TP-2559 (3/79) RIGHT OF WAY OPERATIONS DEP/\RTP.IEMT OF tSTATOOF MINNESOTA REVIEW ANALYSIS TRANSPORTATION URBAN PROPERTY PARTIAL TAKING S.P. 1989(35F=390)904 COUNTY Dakota PARCEL 43E t FEE OWNER D. A. Poppe PROPERTY ADDRESS 1845 Beecher Drives Eagan Appraisals by: 7-79 Hutchinson 6-79 Recommended Value VALUE BEFORE TAKING Land Value ff/ $ ff/ $ ff/ $ 3171,900 sf/ _.58 _ 17,92? 61, 606 sf/ .64 39; 500 sf/ 30.706 sf 1,1ot valued Improve,:, rats Not va1nPr $ Not valued $ $ Landscaping TOTAL $ 17.922 $39,500 $ VALUE AFTER TAKING Land Value ff/ $ ff/ $ ff/ $ 30,706 sf/ Not valued 30, 706 sf/ .64 (R) 19, 7 sf/ Remaining Improvements Not valijA $ Not valued $ $ Landscaping TOTAL $ (R) $ 19.75Q $ TOTAL DAMAGE (R) $ 18,000 $ 19,750 $ ALTERNATE COMPUTATION Land Taken ff/ $ ff/ $ ff/ $ 302900 sf/ .58 17,922 30,900 sf/ .64 19, 750 sf/ I mprovements Taken $ $ $ Landscaping Severance Access TOTAL DAMAGE (R) $ 8 000 (R) $ 193 750 $ The recommended estimate of market value as of - ,unencumbered, is $ 19,750.00 - Value or damage estimate certified by:, n_ Vii QlkPr Chief Reviewing Agent Date Reviewing Agent Date 8-17-79 Parcel QF Pauley REVIEW APPRAISERS STATEMENT This appraisal review has been based on submitted appraisals and other factual data of record. The con- clusions arrived at have been made independently without collaboration or direction. The recommended estimate of total damage is $ 19.750.00 . Within this damage estimate is an allow- ance of $ for which is not eligible for Federal reimbursement but is com- pensable under State law. Subject parcel was visually inspected on g_15_79 . A visual inspection of all the applicable comparable saled was also made plus further investigation when considered necessary. I have no direct or indirect, present or contemplated, interest in this property or expect in any way to receive any special benefit from the acquisition of this property. Voelker Review Appraiser Date 8-15-79 Review Comments: •s-aol u-oq panlpn uosuTgogng •aK pup paaTnbop aq oq qol aul ATuo panivA Aago-a •aK •pupl auq AIuo panipn saasTpaddp auq 'aouapTsaa auk goa_Tjp ':10u IITm uoTgTsTnbop auq aouTg •papuaunuooea sT a:1emTqs9 anlpn aauSTU KIjuSTIs s1uosuigo1ng •aL1 pup slpsTpaddp auq sqaoddns gaafaem aqy •joalgns auq jo ugaou purl auq oq ppoa ssaoop up jo uoTgonagsuoo auq aoj paainbop aq TITM T# qOq •ppog AmpLPipTg pup anTaQ aauoaag uo a2equoaj u1TM qoT aauaoo p sT T# 40a •aouaPlsaa ATTUre9 abuts p u4Tm panoaduzT sT pup aAlaa aauoaag uo 99UJuoaj spu Z# wi egaaj aaenbs 909119 paap up BUTAPq sgOT IpTquapTsaa om:1 To sgs-rsuoo Iaoapd goalgns aqy a Minnesota Department of Transportation Transportation Building, St. Paul, MN 55155 OF phone G2 24064"1 FMLUY 2"It7's 1W. 3337 SNt Nftbm" 13 X9-0 me""" 35373 I In reply refer to: 360 S.P. No. 19#x oswm m) 9*4 X34 County saw" - X (a) 100 Parcel 4 wner Hal" AjAW Property Address I".$ jeecbW 9zjV to Zgew Description Property SAS ottalk" +i,exipiCiA1R The State hereby submits to you an offer of Sle rjSW_iilp which amount is its appraised fair market value of the above referenced property and/or certain rights therein, disregarding any change in the before value of the property caused by the proposed highway improvement. If less than your total property is being acquired, I Nos of the above amount is considered to be damages to your remaining property. The various conditions upon which the State's appraisal of 'fair market value are based are contained in the instrument marked "Exhibit All attached hereto and made a part of this letter. Also attached is a legal description of the property and/or rights to be acquired. You will have a reasonable length of time to consider the offer.. To aid in your decision you may wish to secure your own appraisal. Minnesota law provides for reimbursement by the State in an amount not to exceed.$300.00 for the actual cost of an appraisal. Reimbursement cannot be made, however, until your property is acquired. Attached to this letter is a claim form for use in requesting reimbursement. Minnesota law also provides that the owner and/or occupants of property being acquired will be reimbursed for the actual cost of moving personal property and for certain incidental costs incurred by the property owner in transferring title to the State. Claim forms and instructions for applying for reimbursement will be furnished when the property is acquired. If you decide to accept the State's offer, the parcel will be acquired by direct purchase and you will be paid upon satisfactory evidence of merchantable title. If the offer is unacceptable you may have your property acquired in an eminent domain proceedings. The purchasing agent who delivers this letter will furnish a booklet "Minnesota Highways and your Property" in which the methods of acquisition are described. He will be pleased to dis- cuss any questions you may have. An Equal Opportunity Employer Page 2 By agreement you may retain and remove any or all improvements located on your property, but.removal of such improvements must be made at your own expense. The State's salvage value of the improvements retained, which will be furnished to you by the purchasing agent, will be deducted from the purchase price. You must make the decision to retain the improvements at the time of the sale. After the sale is completed, the improvements become State property and can only be sold by competitive bidding. The letter and booklet are furnished to inform you as to procedures and your rights in this acquisition. It is respectfully requested that you acknowledge their receipt by signing the attached copy in the space provided. Signing this acknowledgement does not in any way commit you to an acceptance of the offer. Sincerely, Receipt is acknowledged of original of this letter, booklet, enclosures and attachments mentioned herein. Acquisition Engineer Date W -79 Right of Way Operations Section v Owner ~r/ Enclosures: Booklet Claim Form for Appraisal Fee Reimbursement f~ Highway Relocation Assistance Attachment Attachments: Offer to Sell and Memorandum of Conditions Instrument or Instrument of Conveyance Legal Description of the Property and/or Rights to be Acquired Mn/DOT 25269 (11-77) 1 HUTCHINSON APPRAISALS ' REAL ESTATE APPRAISER • CONSULTANT 33 EAST WENTWORTH AVENUE • WEST ST. PAUL, MN 55118 • TEL (612) 451-1729 ' July 25, 1979 Mr. William Pauley ' Appraisal Section Minnesota Highway Building St. Paul, Minnesota 55155 ' Re: S.P. 1982 (35E=390) 904 Parcel 43E David Poppe ' Dear Mr. Pauley: ' In accordance with your request, I have inspected the above-referenced property whose legal descriptions are included in this report. As a result of my investigation and analysis which is contained. in the accompany- ing report, and subject to the limiting conditions and certification included, it is my opinion that the fair Market Value of the Acquisition as of June 18, 1979, is: ' MARKET VALUE OF ACQUISITION $19,750 Sincerely, HUTCHINSON APPRAISALS Robert S. Hutchinson, MAI, SRPA ' RSH:tis ' Mai ~ I I" ' ROBERT S. HUTCHINSON, MAI, SRPA M. W. D. 46367 It-60) MARKET VALUE APPRAISAL S. P. 1982 35E=390) 904*50-634 County Dakota (Eagan) Par. No. 43E ' Owner (s) David (Kathy A,) Poppe Property Address NE corner Blackhawk & Beecher Drive ' Zoning RI Single Family Rights being Appraised: Fee Simple X nthet Residence & Existing Use vacant lot Highest & Best Use: Before Residential After Residential Estimate of Value Before Taking Land Value: front ft. at $ for ft. depth $ 61,606 square ft. at .64 Say _39 , 500 at $ 39,500 Plus estimated value of improvements ' Residence not valued since there is no $ severance damage or benefit Other Items: $ 0 ESTIMATED VALUE BEFORE TAKING $_39,500 Estimated Value After Taking Land Value: front ft. at $ for ft. depth $ 30,_706 square ft. at -64 Say 19 , 75(x_ at 19,750 Plus estimated value of remaining improvements r Residence not valued since there is no $ severance damage or benefit Other Items: 0 ' ESTIMATED VALUE AFTER TAKING $ 19,750 ESTIMATED ACQUISITION $ 19,750 Allocation of Acquisition ' Land Value: 30, 900 square ft. of R/W at .64 Say $ 19 , 7S0 at $ 19,750 Plus estimated value of improvements taken NONE $ 0 ' Land and Improvements $ 19 , 750 Severance damage to remainder $ $ None ' $ Special Benefits $ None ' ESTIMATED ACQUISITION $ 19,750 Sign Removal $ None Appraisal by ~~~c~ mate June 18 , 1979 S.P. 1982 (35E=390) 904 Parcel 43E NARRATIVE ' The purpose of the appraisal is to estimate damages, if any, to Market Value (as defined later in the Narrative) caused by the taking of all or a part of ' the subject property as well as any temporary easements for road right of way. The function of the appraisal is as an aid in current negotiations to acquire the above-mentioned right of way and any construction easements. :The property ' is appraised in fee simple. The neighborhood consists of those properties involved in the Cliff Road-Pro- posed 135E Interchange. These properties are in competition with other similar properties in the general area which may be near interchanges. The uses in the general area include residences, multiple residential, retail, highway business, planned unit development areas, as well as parks and a regional zoo to the south. Access to this area has been mainly by Cliff Road and Cedar Avenue. This will be changed by the completion of Proposed I-35E with a full diamond interchange at Cliff Road. ' PROPOSED PROJECT (Abstracts from Location/Design Study Report 10/77) This project is a part of the overall 35E project running from 35W and #42 in Burnsville and connecting with that portion completed near #110 in Mendota Heights. This 13-mile stretch is to consist of a 4-lane controlled access interstate freeway running northerly to Cedar Avenue and then widening to a ' 6-lane controlled access interstate freeway northerly to #110. Interchanges are to be built at scheduled intervals including Cedar Avenue ' to the south, under Cliff Road (#32) in the subject area, and #30 to the north. Several grade separations (bridges) are to be built including one at Blackhawk ' Trail (freeway goes under). Normal facilities will be incorporated to handle storm water, lighting, signing, and any necessary signal systems. The plan calls for noise barriers depending on a survey of nearby residents. ' The design traffic volumes for the year 2000 is 27,800 ADT south of Cedar, and 101,000 ADT north of Cedar. ' Cliff Road or a temporary by-pass road is to be maintained at all times. Blackhawk Trail will be closed during construction of the bridge. All bridges over I-35E will have sidewalks or provision for the addition of sidewalks. ' On the following page is a reduced copy of the Cliff Road-Proposed I-35E inter- change showing the subject property outlined in black. w , • it 1 i. ffc A J~ 1 r 1 ! O ft ~ . 2 ! M _ .16 ,n , s' yi'~~jill i'' t ~ fsrit~ i _j:•.~ r~~ ~T•~t ~ -~j~ 1 . 'RJ 1 t t ~ 1 ,tR ! Y" t ,t i~ 't. a ~ j~ t s + a • vet I _a Vv~ •ix~r ~l ) s ~ ~ ~ -y-~i~_~..-_. 1 y 1' \ ,~f~ ,T' - •'`!~}L'~{i~.t 'i f } 'ri 1. 1: + Y~ i - . . ,r_~ ~1 4' ``s j'~V~:~;' ~tj 'n. 1F ~~i. i, rr _,f✓ t-l i i - ~\1', ~ .icy _ ~ •r ~ ' ~ ' ~ ~t .Fa t • ? y :1 "`'1 tire' ~ INk r , 1 , ~ ` \ •'A ~ I ' o i ,~i Sj~~` 'L'ei ~ , ~ IN % s` ~ } ~ iF y , iii '.y.~ J ~ 1 • p Sys- ~ 1, 4i ' J s~- ~ ~ ` t..~.tt f t f"~.d"S,J•✓~~en.~"- ~ 'Z,~r,;• \ /c• i ~ '1 ,(1 ill' a t - •r N yTi ~ •t• Kf,."Y:x` ~~;1~ j ~ • ` ' V, E I `l It', .h ripip 3 DESCRIPTION OF PROPERTY - BEFORE ' The subject property consists of 2 lots located at the northeast corner of Beecher and Blackhawk Trail. The second lot is improved with a 2-story single-family dwelling and attached two-car garage. Beecher Drive has all ' utilities and finished grade except for a paved surface. The topography is fairly level. ' DESCRIPTION OF TAKING The taking consists of the corner lot with 120 feet of frontage on Beecher Drive and containing 30,900 square feet more or less. Although this taking becomes a roadway for the parcel to the north access will not be granted to Blackhawk Trail except by Beecher Drive. ' DESCRIPTION OF PROPERTY - AFTER The remaining property is in the same condition as in the "before" condition ' with access on Beecher Drive. No severance damages are apparent since no compensable damage has occurred. ZONING & COMPREHENSIVE ' The zoning for the subject property is R-I Single Family. The subject is a part of the Clearview Addition with most lots sold and residences completed. The comprehensive land plan also shows the R-I density of 0 to 3 units/acre. HIGHEST AND BEST USE ' The highest and best use of the subject property is as zoned for single= family residence both in the "before" and the "after" condition. FINAL ESTIMATE OF VALUE The final estimate of value contains a range of values which cannot be absolutely ' narrowed to single valuations. In the case of condemnation, most of this range has been used to the benefit of the condemnee. _KF B d' RSC ' I~.y_r-_ y-~ -•R'()iark)~• - -y~' r~•+~"~+' J, _ ....a.~-_,~ 'III J i Rall I r • L ..~j n.. 't, p"... R-II _ .o~e,i.. ~ ~ R-I I B ~ 111; ~ ~a• : • :'ems 8• p R-II _ I y y c ,T o / •+eta` Hr.~_I ,S' .I l+ _ ~ '1 'Ina. - z R III - . R-II NB V, C Zc r R-11 - R-1 j . CSC. 61 y,IY R-1 t R- R 1! -.R-I ,i ~B~ . R I~1 ~t'jQ B M;; a 1; I!! i)~j R-1 s III ala. 1 ° i 1" C R i --ts I R _ R~II - F~ II LAI' R-~1 R-11 / R 111 Qk N,I•` ~Saa g o F, , 4 t M' y R-III LBr CSC RB I - ...Q i I RII I. R a - R-11,~~d~~ o..or. R-11 RIp?t ~Ca~ P O R4 R41 P-- F~ - - !i R41 Q + P© V ~y ROSEMIN b! COMPREHENSIVE KETCHl[ : PLA 1 79 \L • •Y,~4 1r11111y . CITY OF EAGAN LEKW • torMN. - RESIDENTIAL COMMERCIAL n.h•~w.,..n, - R-I single family (0-3un.tx.) LB limited business R - II mixed re sidential (36 un bc.) NS neighborhood business °'""•ry yw R-III mixed residential (6-12 un/ac.) GB g9eneral busines$ . R-IV multiple (12un./ac. CSC community shopp center +_++»•»+M ' W - RSC regional shopppping center , ` INDUSTRIAL RB roadside business' Ind. industrial w~ R&D research & development PARKS & OPEN SPACE (I P parks, schools, Quasi public rattans. •oKr[..w[•►a . Urrain ' ,w errn~.w lrrwtN ' I _ II , DEFINITION OF MARKET VALUE Market Value is defined by the Supreme Court of California as: Market Value is the highest price estimated in terms of money which the land will bring if exposed for sale in the open market with a reasonable time allowed to find a purchaser buying with knowledge of all the uses and purposes to which ' it is best adapted and for which it is capable of being used. Regardless of the exact wording of the definition, market value contemplates the consummation of a sale and the passing of full title from,seller to buyer by deed, under conditions whereby: 1. Buyer and seller are free of undue stimulus and are motivated by no more than the reactions of typical owners; 2. Both parties are well-informed or well-advised and act prudently ' each for what he considers his own best interest; 3. A reasonable time is allowed to test the market, and 4. Payment is made in cash or in accordance with financing terms available in the community for the property type in its locale. CONTINGENT AND LIMITING CONDITIONS The legal description furnished is assumed to be correct. No responsibility for matters legal in character has been assumed, and no opinion of title has been rendered, which title is assumed to be good.. All existing liens and encumbrances have been disregarded, and the property is appraised as though free and clear under responsible ownership and competent management. No survey of the property has been made and no responsibility in connection with such matters has been assumed. The information which was furnished by others is assumed to be reliable, but ' no responsibility for its accuracy is assumed. Possession of this report, or a copy thereof, does not carry with it the right of publication, nor may it be used for any purpose by any but the applicant ' without the previous written consent of the appraiser or the applicant, and then only with proper qualification. ' No requirement is made to give testimony or to appear in court by reason of this appraisal, with reference to the property in question, unless arrangements have been previously made. ' The distribution of the total valuation in this report between land and im- provements applies only under the existing program of utilization. The separate valuations for land and buildings must not be used in conjunction ' with any other appraisal and are invalid if so used. ' CERTIFICATION ' The undersigned does hereby certify that, except as otherwise noted in this appraisal report: ' 1. I have personally inspected the subject property. 2. I have no present or contemplated future interest in the real estate that is the subject of this appraisal report. ' 3. I have no personal interest or bias with respect to the subject matter of this appraisal report or the parties involved. ' 4. That the compensation is in no manner contingent upon the value reported. ' S. To the best of my knowledge and belief, the statements of fact contained in this appraisal report, upon which the analyses, opinions, and conclusions expressed herein are based, are true ' and correct. 6. This appraisal report sets forth all of the limiting conditions (imposed by the terms of my assignment or by the undersigned) affecting the analyses, opinions, and conclusions contained in this report. ' 7. This appraisal report has been made in conformity with the provisions of the Code of Ethics, the Standards of Professional Practice and Conduct, and the By-Laws of the Society of Real Estate Appraisers ' as the same may be amended from time to time. 8. This appraisal report has been made in conformity with and is subject ' to the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the American Institute of Real Estate Appraisers of the National Association of Real Estate Boards. 9. No one other than the undersigned prepared the analyses, conclusions, and opinions concerning real estate that are set forth in this appraisal report. 10. Disclosure of the contents of this appraisal report is governed by the By-Laws and Regulations of the American Institute of Real Estate Appraisers of the National Association of Real Estate Boards. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or the firm with which he is connected, or any reference to the American Institute of Real Estate Appraisers or to the M.A.I. and R.M. design- ation) shall be disseminated to the public through advertising media, public relations media, news media, sales media, or any other public ' means of communication without the prior written consent and approval of the undersigned. ' Robert S. Hutchinson, MAI, SRPA ' ROBERT S. HUTCHINSON, APPRAISER MEMBERSHIPS ' American Institute of Real Estate Appraisers, M.A.I. Designation No. 5878 Society of Real Estate Appraisers, S.R.P.A. Senior Real Property Appraiser Minnesota and National Association of Realtors Dakota County Board of Realtors ' Multiple Listing Service of Dakota County and St. Paul APPRAISAL EDUCATION ' American Institute of Real Estate Appraisers Society of Real Estate Appraisers #1 Basic Principles 1955 Updated 1967 Principles and Techniques of Appraising 1953 #2 Urban Properties 1956 Updated 1967 Appraising Apartments 1963 #3 Rural Properties 1967 Educare Computer Investment Analysis 1 1972 ' #4 Condemnation Appraisals 1967 National Institute of Real Estate Brokers #6 Techniques and Mathematics of Investment Property Exchange $ Taxation 1969 Capitalization 1968 Investment Property Exchange $ Taxation 1970 ' INSTRUCTOR Society of Real Estate Appraisers Various Lectures and Seminars #101 Introductory Course 1972 Society of Real Estate Appraisers #201 Income Approach 1971, 73, 74, 76, 78 Minnesota University and Junior Colleges ' Assessor's Property Appraisal Course CLIENTEL (PARTIAL LISTING) ' Law Firms Companies Thuet $ Lynch Clapp Thomssen Real Estate Company LeVander, Gillen, Miller $ Magnuson United Federal Savings $ Loan Association Crawford, Anderson $ Briguet, P. A. River's Edge Medical $ Dental Clinic ' Hagerty $ Candell Northern States Power Company LeFevere, Lefler, Hamilton $ Pearson Fischer Sand and Gravel Rietz, Rietz $ Rietz Perkins Restaurant Hauge and Hoey, P. A. Cooperative Power Association ' Oppenheimer, Wolff, Foster, Shepard $ Capp Homes Donnelly Abrahamson Animal Hospital Briggs and Morgan Richline Company, Inc. Cochrane $ Bresnahan, P. A. Southern and West Funeral Homes ' Stevens $ McLagan St. Paul Companies O'Connor $ Hannan Minnesota Mining $ Manufacturing (3M) McMenomy, Hertog and Fluegel Northwestern National Bank John J. McBrien First Trust Company of St. Paul ' John M. Smith M. S. F. Credit Union Thomas R. Lacy Cashman Greenhouses Agents or Representatives of: Packer River Terminal, Inc. United States Iowa Development Company State of Minnesota Central Livestock Co-Op ' State of Wisconsin Cedar Mall Shopping Center Dakota and Ramsey Counties Maplewood State Bank Cities of: English, and Meeker Funeral Home St. Paul, South St. Paul Viking Beverage ' West St. Paul, Apple Valley Bituminous Mix Company Mendota Heights, Burnsville, Sexton Printing Company Lake City, Eagan, Ellendale, Inver Grove Heights Professional Building Owatonna, and Marshall Various Employee Relocation Firms ' APPRAISAL EMPLOYMENT AND EXPERIENCE 1952 to 1967 Staff appraiser for Midwest Federal Savings $ Loan Association ' 1967 to 1979 Independent fee appraiser and owner of Hutchinson Appraisals Appraisals completed include a variety of all types of properties including residences, apartments, farms, commercials, industrials, development properties, and single-purpose properties. Appraisals were made for owners, buyers, sellers, investors, parties involved in eminent domain proceedings, ' tax abatement, and estates. Served as court appointed commissioner in Dakota County. Qualified as expert witness in commissioner hearings and courts of various counties. Member of Mayor's Economic Development Authority of South St. Paul. Chairman of Planning Commission of South St. Paul. M.H.D. 25360 (6-b9) ANALYSIS OF COMPARABLE SALES-LAND AFTER S.P. 1982 (35E=390) 904*50-634 Pare! No. 43E ' Subject Sale Sale We Property No 7 No. 8 No. 9 - _Datp of Sale 3/78 10/78 5/79 Sale Price Inc. Specials $159 000 21,500 20,500 Unit Sale Price 13 250 .63 21,S00-$1.12 20,500-$1.16 Assessments Assumed Free and Clear $72,000 Clear Clear Sewer Public or Private) Yes (public) All in All in All In Water (Public or Private) Yes (public) All in All in All in ' Street Improvements Bit. ravel Bituminous Bituminous Bituminous Frontage 120.8 MOL 150 ave. 120 90 ave. Depth -256 MOL 140 ave. 160 195.6 ave. Area - Sia. Ft. or Acres 30,900 SF 21 054 (ave.)' 19,200 17,600 ' Zoning R1 Single Fam. RI-Single Fam. RI-Sing. Fam. Single family Shape Rectangular Rectangular Rectangular Rectangular Topography Fairly level Fairly level Drops at rear Drops at rear ' Soil Conditions Norm. for area Norm. for area rs orm. for area Normal for area Relative Sub'e t North east o u h west North & east - Show Dollar Adjustment for Appropriate Items and Narration of Reasoning Sale No 7 Adjustments in general are discussed following these Price/SF $13,250/$.63 ' adjustment pages. This comparable shows the whole- Time + 1,683 sale price of 12 lots. The indication for the Location 447 subject property is 50% higher to offset the whole- Size - 423 ' sale discount for entrepreneurship, time, and Other + 6,193 holding costs. Value Indicated for subject $20,2 6/$. 66 ' Sale No. 8 Price/SF $21,500/$1.12 This comparable is one of few remaining lots Time + 2,150 available in a developed area. After adjustment Location - 2,220 ' this lot should be near the top in lot price. Size - 718 Other 775 ' Value Indicated for subject $19,937/$.65 Sale No. 9 This comparable is a recent sale of $20,500 Price/SF $20,500/$1.16 where most sales (of comparable lots) are at Time + 2,050 $18,000 (10% off to contractors). The area Location - 1,550 ' is selling nicely. Size - 800 Other 775 Value Indicated for subject $19 , 425/$ . 63 (for additional sales use another form) ' Correlation and Estimate of Value Most weight is accorded #9 followed closely by #8 with #7 used mainly as a check. The indicated site price is $19,757 rounded to $19,750 or at $.64 per SF. ' Say Value Estimate 30,.900. @ $.64 = $19 , 7S0 M.H.D. 2636Q (8-69) ANALYSIS OF COMPARABLE SALES-LAND AFTER S.P. 1982 (35E=390) 904*50-634 Parcel No. 43E Subject Sale Sale Sab Property No 7 No. 8 No. 9 - 3/78 10178 5/79 Sale Price Inc. Specials $159,000 21,500 20,500 nit Sale Price 13 250-$.63 _21,50-0-41.12 20,500-$1.16 Assessments Assumed Free and Clear $72,000 Clear Clear ' Sewer Public or Private) Yes (public) All in All in All In Water (Public or Private) Yes (public) All in All in A11 in ' Street Im rovements Bit. ravel Bituminous Bituminous Bituminous Frontage 120.8 MOL 150 ave. 120 90 ave. Depth -256 MOL 140 ave. 160 195.6 ave. Area - . Ft. or Acres 30,900 SF 21,054 (ave.)', 19,200 17,600 ' Zonin R1 Single Fam. RI-Single Fam. RI-Sing. Fam. Single family Shape Rectangular Rectangular Rectangular Rectangular To ra h Fairly level Fairly level Drops at rear Drops at rear Soil Conditions Norm. for area Norm. for area Norm. for area Normal for area ' Relative Sub"e t North east South west North $ east 7 Show Dollar Adjustment for Appropriate Items and Narration of Reasoning Sale No _ Adjustments in general are discussed following these Price/SF $13,250/$.63 ' adjustment pages. This comparable shows the whole- Time + 1,683 sale price of 12 lots. The indication for the Location 447 subject property is 50% higher to offset the whole- Size - 423 ' Other + 6,193 sale discount for entrepreneurship, time, and holding costs. Value Indicated for subject $20,256/$.66 ' Sale No. 8 Price/SF $21,500/$1.12 This comparable is one of few remaining lots Time + 2,150 available in a developed area. After adjustment Location - 2,220 ' this lot should be near the top in lot price. Size - 718 Other 775 ' Value Indicated for subject $19,937/$.65 Sale No. 9 This comparable is arecent sale of $20,500 Price/SF $20,500/$1.16 ' where most sales (of comparable lots) are at Time + 2,050 $18,000 (10% off to contractors). The area Location - 1,550 ' is selling nicely. Size - 800 Other 775 ' Value Indicated for subject $19,425/$.63 (for additional sales use another form) ' Correlation and Estimate of Value Most weight is accorded #9 followed closely by #8 with #7 used mainly as a check. The indicated site price is $19,757 rounded to $19,750 or at $.64 per SF. ' Say Value Estimate 30 , 706 @ $.64 = $19L750 Time Adjustments for Land Time has been adjusted using 8% per year. This rate represents a gain from an average of $2,500 per acre of 10 years ago to an average of $5,500 at ' present after including 1.5% per year for taxes over the period. An attempt has been made to correlate sales and resales of the same property, but most of these sales involve those who may have a conflict of interest in both the preceeding ownership and the new ownership. A second factor is adjusting ' for the sales taking place at a different period in the development time period of the property. ' Locational Adjustments The adjustment for location takes into consideration the estimated final price ' differences discounted to present value without considering the other adjust- ments mentioned in the following paragraphs. Zoning Adjustment The adjustment for zoning takes into consideration the estimated final price differences discounted to present value. In most cases of unimproved land, ' the holding period is much longer for the commercial and industrial properties, and somewhat longer for the multiple family usages. This longer holding period tends to equalize the value of the differently zoned properties in the earlier ' stages and, therefore, tends to negate extreme dollar differences. Size Adjustment ' Normally the larger the property the lower the value per acre. This happens especially when the larger property is not to be developed (improved with streets and final utilities) at one time but in stages. The remaining property ' lowers the overall price due to the cost of holding this portion of the property. In some cases, the smaller parcels can be developed without additional internal streets, thereby allowing a higher price to be paid. Imminence of Development This adjustment is used where the comparables may be closer or further from development, and takes into consideration any holding costs during the periods involved. ' Utilities and Other This adjustment adjusts for the completeness or lack of completeness of special ' assessments compared to the subject property or for any other items which may or may not be present. Adjustments in General Most adjustments listed above are interrelated, and care must be used not to overact in any specific adjustment. M.H.D. 25361 (8-74) COMPARABLE SALES - LAND N of Woodgate Lane $ W of Johnny Cake Ridge Rd-. County Dakota Property Address Grantor E. H. Willmus Grantee New Ways Builders Legal Description Lots 1-12, Mallard Park 1st Addition R-1 Present zoning Present use Zoning R-4 (time of sale) Best use Residential Sewer Yes Water -Yes Sidewalk No Curb A Gutter Yes Street Surface Asphalt See below Date of sale 3/78 Financing Grantor See below Conditions of Sale Sold for $159,000 including $72.000 Confirmed with Grantee Broker of specials on a contract. Contract resinded for missed payments on 11/78. Confirmed By Robert S. Hutchinson Special Assessments Assumed $72,000 (various) CONFIRMED SALE PRICE $ 159, 000 (inc. spec. ) Photo and Sketch of Comparable Property P ° 58'09 `cd 1 p 29.85 0 i T4 12 yµ J m ~ ~ T t ,lL• h1 .T' '1 .T O• ti ~ , p p rt° Z'A ~ . .000 w' 20 e^' 'c so- T - - PT10 " t I 21 LANE 25 y .:p JG 6°r ~ 24 A C yi -Goodl n - a - Stan Kruger. The C/D stated the terms of the original and repeated the tPrmc a gnf 11/1/78. Land Topography Rolling, wooded some low spots Now grgded and rands mai jt , em"et Easement for electrical transmission line crosses northerly 60 feet. Size: Frontage 598 MOL (Woodgate Lane) Depth 422 MOL (average) Area 5.8 (net of roads) Per Multiple Unit $ Per Front Foot $ Per Acre $ 27,414 Per Square Foot $ Per Site $ 13'250 (average) Comparable no. 7 M.H.D. 25361 (8-74) COMPARABLE SALES - LAND Property Address Berry Ridge County Dakota (Eagan) Grantor Dunn $ Curry Real Estate Management Grantee Buford Construction Co. Legal Description Lot 4, Block 3, Hilltop Estates Present use Residence framed in Zoning Single Family Best use As zoned Sewer Yes Water Yes Sidewalk No Curb & Gutter Yes Street Surface Bit. Cash Date of sale 5/3/79 Financing Grantor John Hankinson Conditions of Sale Normal Confirmed with Grantee (835-2909) Broker Confirmed By Robert S. Hutchinson Special Assessments Assumed None CONFIRMED SALE PRICE $ 20,500 S ~°•rs, F Photo and Sketch of Comparable Property se s9 . Oo s 13200. 4 3 il^ i~ 6:1.'08 40 G.a \t ^I: eta ~Z 00 9000 6:,8'00 RIDGE _ ~o oa 28 ve9°nS °e"t"g ^es 8P 0666 . 7 e Jc°t °~+P o~ :2 oe 26 s i 29 • _ - ` ~ 0 6„ fig ^ ~.'S j0 6 8.. f . .s.,,VM- _...+aa`~~'~ .'e` H s'i►' i. 5'10 ez n3i \J. `z, ,a194 24 Q~ - 32 no 00 41 Be- 11 35 E 11814 rv ~ is i% •4.y~ . _ t` for contractor. Land Topography Slopes downward to rear Size: Frontage R 5 Depth 177.71 $ 236.97 Area 17,600 MOL - Per Multiple Unit $ Per Front Foot $ Per Acre $ Per Square Foot S Per Site $ 20, 500 Comparable no. 9 - M.H.D. 25361 (8-74) COMPARABLE SALES • LAND Apple Valley About 275 Cimarron Road County Dakota Property Address Symon Grantee Longley Grantor . . Hills Addition B 1 ock 4 Pa 1 omi Legal Description Lot 6 Present use Vacant lot Zoning RI - Best use Residential Sewer Yes Water Yes Sidewalk No Curb & Gutter No Street Surface -Bit - C/D Date of sale 10/78 Financing Grantor Conditions of Sale Normal Confirmed with Grantee *Contractor *klakeQ 435-5415 Peterson Confirmed By Robert S. Hutchinson None CONFIRMED SALE PRICES 21 . S00 Special Assessments Assumed Photo and Sketch of Comparable Property * Peterson Quality Construction is contractor and claimed knowledge of purchase by Longley. I have not been able to contact either Grantor or Grantee. '~1.. F ~~YG J C F6 V i, Off(',. •e _ .c y ~f 4 j t Y i2 4 Land Topography Rollin - drops down at regr 120 Depth 160 Area 19,200 SF Size: Frontage Per Multiple Unit S Per Front Foot $ Per Acre $ Per Square Foot $ Comparable no. 8 Per Site $ 21, 500 _ 4 1A • ~ CCVUII~- R-IIl ~ - i • /end. p R R-11 cst:- R4I - I__ 111 nn - 411. ' K'' :;f. I Y 4 " =1 0 ` III. ' - I k R-II R NB' Q u Nd. ~r R-I CSC = •t~) ~II i•~-1L/ ......a:~,, ' 1. N 1 : 1 r. s ,.R II R IIY 114 R _ 1 R411 R-IF << a R• ♦ '.r w 6, i_ri wt: *a5 I•.: -7 ' 1. R-III LB` CSC RB • R 'p,.►.. R-I p R,~',; E.. R-II ` ° „ o•wr• R4L R,I R41 T.. :L P. c4 R Yr Q~^ ti RI 8 8 r I e C'CWP+, ....IVF- gKFTC'H PI AN / .IIJNF 1979-- - Comparable Sales Map PARCEL 43E Subject in Reel Topographic information required: Show t`;~rth Arrow. Proposed R/W line and access taking. Lot lines and dimensions. Outline and location of all buildings and improvements. Street or highway frontage. Scale 1"- /00 ft, I 7,'E • ' 0 S.P. 1982 (35E=390) 904 *50-634 David A. Poppe 1 i N caa,swr4 ~EYy I n V I 1 1 a 2 3 ,r ~ o 1 f' M Q l 1 s 1 SEECN6R ORiVE - Entire Tract 61,606 SF New T.H. R/W 30,900 SF d ° Balance 30,706 SF Y I 3 ~ r Y v Q 3 w 1 1 ~ v 5 Layout sketch by 7--ZZ- -7ry Parcel No. y3 Data FULL AND TRUE VALUATION Department of Highways 1Date Sheet No. Parcel 198 August 16, 10,79 FIE ACCjUI.>1T'70 D--42 t Parcel 43E S.P. 1982 . (35E=390) 904 - -1 35E-4 (40) '18' All of the following: Lot 1, Block 1, Clearview Addition shop,-n as Parcel 43E on the plat designated is Minnesota Department of Transportation Right of Way Plat Numbered 19-23 on file and of record in the office of the. County Recorder in and for Dakota County,-Minnesota. I~ r' - acquimion oy present owner orny %rrorn wmrneys opinion in noel need Asa a.vsr.. rr crane u~en Ne years prlYtOUS. i i Mn/DOT 25388 19-774 CERTIFICATE OF APPRAISER S P 1982 (35E=390) 904*50-634 PARCEL 43E F.A P. I 35-E-4 (40) 1 hereby certify: That on 6/18/79 and other (date) (s), I have personally inspected the ' property herein appraised and that I have afforded the property owner the opportunity to accompMany me at the time of the inspection. Such opportunity was afforded to rs. Poppe (name of owner, repcssentaliyat etc.) on 6/18/79 (date) (s) and said individual did choose to accompany me. have also, on 7/5/79 and other (date) (s), personally made a field inspection 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 said appraisal. 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 such appraisal is to be used in connection with the acquisition of right-of-way for a highway to be constructed by the State of Minnesota, with the assistance of ' Federal-aid Highway or other funds, and that such appraisal has been made in conformity with the appropriate State laws, regulations, and policies and procedures applicable to appraisal of right-of-way for such purposes, and that to the best of my knowledge, no portion of the value assigned to such property consists of items which are noncompensable under the established law of said State. That in making this appraisal, 1 have disregarded any increase or decrease in the before value ' caused by the project for which the property is being acquired. 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 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 I will not reveal the findings and results of such appraisal to anyone other than the proper ' officials of the Minnesota Department of Transportation or officials of the Federal Highway Administration until authorized by State officials to do so, or until 1 am required to do so, by due process of law, or until I am released from this obligation by having publicly testified as to such findings. That my independent opinion of the fair market value of the acquisition as of the 18th day of June 19 79 is $19,750 and that ' the conclusion set forth in this appraisal was reached without collaboration or direction as to value. ' July 25 , 1979 W4 " Date (Signature) W :'A W W 0 W J cr 77 w - 00 C-14 00 a 0 C;l W c z x David A. Poppe PARCEL 43E 1 1 1 Dr, 1 ' Photo No. Description of Subject - ' 1. Facing northerly from Beer-her Drive 2 Facing northeasterly showing subject and residence 8 Facing southerly from northwest corner of property ' . 5. 6. ' 7.- 8. Robert S. Hutchinson By: ' Date of Photo: June 18, 1979 Mn/DOT 2535' (7-s'7) MARKET VALUE APPRAISAL S. P 1982 (35E=390) 904 *50-634-803 County Dakota Par: No. 43E Owner (s) David A Poppe Property Address 1845 Beecher Drive, Eagan, Minnesota Zoning Residential Rights being Appraised: Fee Simple X Other Existing Use Vacant Highest & Best Use: Before Residential After. Total Taking - 1 1 of and inproved lot remaini,n_g-resident- ial Estimate of Value Before Taking Land Value: 30,900 sf fivntxft. at $^58~~~ _ f _for, ft. depth $ 17,922- 00 square ft. at at $ 17,922.00 Plus estimated value of improvements Not evaluated - on sWaratP l of- $ Other Items: None -n- $ ESTIMATED VALUE BEFORE TAKING $„7,922.00 Estimated Value After Taking ('Ibtal Taking) Land Value: front ft. at $ for ft. depth $ -0- square ft. at r-------- at $ -n- Plus estimated value of remaining improvements Other Items; ESTIMATED VALUE AFTER TAKING $ -0- ESTIMATED ACQUISITION $17,922.00 Rounded to Say 18,000.00 Allocation of Acquisition Land Value: 30 `900 sf square ft. of R/W at $ 58~ $ 17, 922.00 at $ 17,922.00- Plus estimated value of improvements taken None -0- Land and Improvements $ 1 7 0922 _ n1l Severance damage to remainder (Total Taking) -0- Special Benefits $ -n- ESTIMATED ACQUISITION $ 17.,q29-nn Rounded to Say 18,000.00 Sign Removal $ Appraisal by Eldon M. Robe to July 25, 1979 APPRAISAL REPORT S.P. 1982 (35E=390)*50-634-803 Parcel No.43E Owner: David A. Poppe PURPOSE AND BASIS OF APPRAISAL: The purpose and basis of this appraisal report is to estimate the fair market value - both before and after a partial land acquisition - from the overall approximate 610606 square foot residentially improved land ownership. This is a "fee" re- quirement by a governmental authority for purposes of State Highway construction needs - specifically for new construction of Interstate Highway No.35E as it traverses from Burnsville, Minnesota and Interstate Highway No.35 and on into the St. Paul, Minnesota area. MARKET VALUE: Market value is defined as: "The highest price estimated in terms of money which a property will bring if exposed for sale in the open market allowing a reasonable time to find a pur- chaser who buys with knowledge of all the uses to which it is adapted and for which it is capable of being used". (Fifth Edition, Appraisal Terminology, American Institute of Appraisers). AREA AND NEIGHBORHOOD DATA: The subject approximate 61,606 square foot tract of residentially improved land ownership is located in the city of Eagan, Minnesota the easterly side of Blackhawk Road in the vicinity of its junction with Beecher Drive. Eagan, Minnesota is further located in Dakota County and encompasses an area of approximately 32 square miles. State Highways No-13, 3, 49 and 55 are the major north-south commutor and transient thru-type roads that serve the community but the area also enjoys good road pattern facilities in respect to County Roads No.32, 30, 280 26 (east-west thoroughfares) which connect with the State Highway facilities and will eventually provide accessibility to the new construction of Interstate Highway No-35E. I Eagan, Minnesota is a progressive and diversified city with an approximate population of 15,000 people and with approximately 25% of the developable land now improved or in progress of planned utility. Extensive comprehensive planning has provided orderly growth and diversification of residential densities with compatible commercial shopping facilities, industrial park areas, recreational needs and green space areas. Churches of most denominations and schools are scattered throughout the area. Public transportation to the "core" cities of St. Paul and Minn- eapolis is available on a scheduled basis (Express service) by the Metropolitan Transit Commission and also, the city provides the usual public service needs with adequate fire and police protection, considerable public utility services in respect to sanitary sewer and water lines and storm sewer facilities. The city first developed from a township status approximately 15 years ago and is now fast approaching recognition as a major metropolitan suburban community, Specific neighborhood boundaries which envelop the subject neigh- borhood location would approximate the southerly city limits of Eagan to the south, over to Cedar Avenue or possibly to the Burnsville city limits on the west, State Highway No.13 also over to the west and north and approximately over to Pilot Knob Road or County Road No.31 on the east. With exception to somewhat of a heavy concentration of industrial land uses in the northerly portions of the city and further along State `gunk Highway No.13, the Minnesota River and Chicago, Northwestern Railroad trackage area, the immediate areas and neighborhood of the subject property is basically orientated to agricultural and residential utility and with compatible commercial densities and shopping center facilities being located along Highway No,13 and specifically at junctions with Cliff Road or County Road No.32 and into the Burnsville community, There are also considerable highly den- sified residential land use with some major apartment complexes t in respect to the State Trunk Highway No.l 3 influence. Possibly a description of basic raw land that is still: available in the i Eagan area is somewhat conserative in respect to "transitional type use" as there is a predominance of area activity and develop- ment encroachment with availability of public sewer and water facilities that is certainly pressuring all land ownerships in this area into some type of "planned unit" development. All development trends in the Eagan area give a positive indication that the metropolitan population encroachment gives a positive indication that these trends are rapid and upward "value wise" for the specific neighborhood of the subject property and further, the entire Dakota County area. I I ZONING AND HIGHEST AND BEST USE: I - The subject approximate 30,900 square foot vacant tract of land is in a residential zoning classification and does comprise Lot 1 of Block 1 in Clear View Addition to Dakota County. This lot is under the ownership of the improved abutting site (Lot 2) and due to its location, area development and trends, there appears to be no speculation that any higher use density could be realized for this vacant site. Therefore, the "highest and best use" is directed towards single family residential development. SITE DESCRIPTION: The total subject land ownership as is under appraisement en- velops Lot 1, Block 1 in Clear View Addition to Dakota County and totals 30,900 square feet. This lot is a corner site in respect to city block structure (Beecher Drive & Blackhawk Road) north east corner and enjoys approximately 121.60 feet of front- age along Beecher Drive and a depth along Blackhawk Road of 256.30 feet. The rear boundary and the adjacent depth line would be the same as the other respective frontage measurements. Overall topography is descriptively level in nature and open i with no wooded terrain or tree growth, etc. I From a visual observation, the soil conditions appear to be sound and there is nothing to indicate adverse situations that could or should affect any building foundations. It is noted that area residential structures and which have been inplace for a considerable length of time have no excavation or base= ment problems. Presently, there are public utility services available in this sub -development area but most all of the present improvements have private sewer and water systems with water recently in- stalled along Blackhawk Road and the trunk sewer coming in from the abutting Woodgate Sub-division. IMPROVEMENT DESCRIPTION: Presently, the subject ownership is vacant but the property owner does own a substantial 2-story residential building with attached 2-car garage on the adjacent lot (Dot 2) but which will not be evaluated as its market potential will be the same in the after situation as it was in the before situation. In this respect vehicular accessibility will be via Beecher Drive to Blackhawk Road, etc, i i ESTIMATE OF BEFORE VALUE: In estimating the fair market value of the subject land owner- ship, I have relied primarily upon the market or sales comp- arison approach to value. A considerable number of comparable and vacant residential lot or land sales were investigated and considered in correlating their market worth sales prices per site, per square foot or per front foot as they would re- late to subjects market value potential.. Adjustment factors mainly considered are: location, in respect to type of road frontages; types of street or road improvements that would serve the property; the general land topography; the zoning ane. con- sideration to the "highest and best use"; the relative location in respect to public services, public schools, churches and area commercial densified facilities; the specific trends as they surround or are in progress in a particular area and finally, the aesthetic qualities and land amenities as would relate to possible development desirability. Based on my past and current experience in the cities of Eagan, Burnsville, Inver Grove Heights and other communities of Dakota County, it is my opinion that the subject transitional type and res- identially zoned lot or site ownership and consisting of a total area of approximately 30,900 square feet, should carry an estimated market value potential of $15,000.00. The following comparable land and lot sales and a final corre- lated adjustment as to advantages and disadvantages and re- sulting adjustments which would relate to the subject property are as follows: Mn/DOT 25361 (1-78) COMPARABLE SALES - LAND On Birchc~ood Road, North of Blackhawk Lake, County Dakota Property Address Eagan, Minnesota Associated Families GranteeS}°t7Pn Tli k-" Grantor Lot 6 Block 1 B1ai ' hawk Hills 2nd Addition--to Faa an Legal Description Vacant Zoning R-2 Best use Residential Present use - Sewer Avail. Water Avail- Sidewalk No Curb & Gutter Ye. Street Surface Bit. - Warranty Deed Date of sale January, 1979 Financing Grantor X Associated Fam. Conditions of Sale Confirmed with Grantee Broker Certificate of val Confirmed By Eldon M. Robey None CONFIRMED SALE PRICE $ 22, 000.00 Special Assessments Assumed Photo and Sketch of Comparable Property - 4i, 77. ~-1' , - + :rti ,mow ,,rub' _Mood Descriptive Data This is a relatively large lot and very irregular in shape with about 116' of frontage on Birchwood Road. mot,. -....,a roar Land Topography The terrain is very rolling and with considerable slope to ;t of lot and %.1ith a very good to excellent site-view distance. Irregular 226,542,102 & 116.90' 92,400 s.f. plus or Depth 457 Area Size: Frontage reS Per Multiple Unit $ Per Front Foot $ Per Acre $ Per Square Foot $ Per Site $ 22,000-00 Comparable no. 1_-.-5 Mn/DOT 25361 (1-78) COMPARABLE SALES - LAND Property Address On Ches Mar Drive, 1/8 mile north of Cliff Road County Dakota ag an , . Grantor Gabbert Development CoTmanv Grantee pa„1 u rr^~~ Legal Description Lot 2, Block 3 Ches Mar- 3rd cli ticn Present use Vacant Zoning R-3 Best use Residential Sewer Avail. Water Avail. Sidewalk No Curb & Gutter `lPG Street Surface Bit Financing Cash Date of sale March, 1979 Grantor X Gabbers Dev. Co. Conditions of Sale Normal arms 1 encgth transaction -Confirmed with Grantee Broker Certificate of value Confirmed By Fl Cron M. Robey _ Special Assessments Assumed None CONFIRMED SALE PRICE $ 18,900, 00 Photo and Sketch of Comparable Property Wy w A1, r J _ -77-7 Descriptive Data This is a vacant lot with only limited tree growth and relatively small in size as compared to the average lot areas in the city of Eagan However, it is under-an, R-3 zoning or fo Towrtho se ~3ev. 1o ment~ and it is assum that, will be the intent of the pew Qwnerg 6-15- 9 - singe trTniil 7 P esidence being cons ~ructed . Land "Topography Level to So'PP > S in no h and wPSi- corner - 1 i rlLted tree nrnwf- Size: Frontage 95 feet Depth 140 feet Area 13,300 s.f. Per Multiple Unit $ Per Front Foot $ Per Acre $ Per Square Foot $ T.42 Per Site $ 18,900.00 Comparable no. 2 S 411 { Nln; COT 25361 (1-78) COMPARABLE SALES - LAND Property Address On Manning Done Court - South of Duckwood Drive County Eagan, Mn. Grantor Lexington Development Company Grantee Ronald & Mary Voracek Legal Description Lot 26, Block 1, St. Francis Wood Addition to Eagan Present use Vacant Zoning R-3 Best use Residential Avail Avail No Bit. Sewer Plater Sidewalk _ Curb & Gutter Yes Street Surface Cash to Nbrtgage Date of sale January, 1979 Financing Grantor X Lex. Dev. Conditions of Sale Normal Confirmed with Grantee Broker Certificate of V~ftue Confirmed By Eldon M. Robey Special Assessments Assumed None (Free & Clear) CONFIRMED SALE PRICES 26.000.00 Photo and Sketch of Comparable Property t.dL WNW Descriptive Data This tract of land is in a new development area with some adjacent lands designated for rlultiple dwelling, our-p exs an townhouses. 10, the r w> a shopping center facility to be constructed after completion of the Interstate Freeway System. Land Topography Level to southerly rise (cul-de-sac) Size: Frontage 54.76' Depth 246 & 251.71' Area 38,300 s.f. + or - Per Multiple Unit S Per Front Foot S Per Acre S Per Square Foot S 68G - Per Site $ 260000-00 3S Comparable no. - hlo/D0725361 (1-78) COMPARABLE SALES - LAND On S -E corner Widgeon & Manning Done Court, County Dakota Property Address Eagan, Mn. Lexington Development Conpany - Grantee : 'rh°*ras ~ll>?rt Grantor Legal Description Lot 30, Block 1, St. Francis G%bods Addition to Ead:~n Vacant Zoning R-3 Best use Residential Present use Sewer Avail. Water Avail. Sidewalk No Curb & Gutter Y'AS--- Street Surface B_ - Financing Cash to Mortgage Date of sale January. 1979 Grantor X Conditions of Sale Normal Confirmed with Grantee Broker CertitiCatQ of Value Confirmed By Eldon M. Robey 20,000.00 Special Assessments Assumed None (Free & Clear) CONFIRMED SALE PRICES Photo and Sketch of Comparable Property ,Y, AA, Y J' i N- Descriptive Data This tract of land is in a new development area with development area surrounded by multiple dwelling, four-plexes and townhouses. 110 t e nort wi e a shopping center facility to be constructed after completion of the Interstate Freeway system Lena Toro>.-a ~ Corner lot - level 85'x102.18' 1501x151.71' Area 14,150 s.f. = or - Size: F':untabe Depth Per Multiple Unit S Per Front Foot S Per Acre Per Square Foot $ 1.41 $ Pt2r Site $ 20,000.00 Comparable no. 4__~__- ran; DOT 25361 (1-73) COMPARABLE SALES - LAND No end of Flagstaff Avenue, Apple Vallev County Dakota Property Address ! 1 AT Construction Nordic Prooerties Grantee Johnson Legal Description Lot 2, Block 2, Nordic IlDods 2nd Addition. Best use Residential Present use Vacant land Zoning ITT Sewer Avail Water Avail Sidewalk No Curb & Gutter YeS Street SurfaceAsphalt - Warranty Deed Date of sale r)=cpmher, 1977 Financing Grantor X_ Conditions of Sale Normal Confirmed with Grantee Broker Confirmed By El-dnn M- Robc-ly Minimal. CONFIRMED SALE PRICE $ 18 000.00 Special Assessments Assumed Photo and Sketch of Comparable Property r r r Descriptive Data Jocated at end of cul-de-sac, large lot Land Topography Rollinq, low towards the rear but rise in frontage and center area. 701 168' average Area 34,200 s.f. Size: Frontage Depth Per Multiple Unit S Per Front Foot S Per Acre S Per Square Foot S 53 Per Site $ 1-8,000.00 ~S Comparable no. Mn/DOT 25360 (4-77) ANALYSIS OF COMPARABLE SALES-LAND SP 1982 (35E=390)904 *50-634-803 Parcel No. 43E Subject Sale Sale Sale Property No is No. 2S No. 3S Date of Sale January, 1979 March, 1979 January, 1979 Sale Price $22,000.00 $18,900.00 $26,000.00 Unit Sale Price 24 per s . f . $1.42 per s . f . per s . . Assessments Assumed Free and Clear None None None Sewer (Public or Private) Private Public Public Public Water (Public or Private) Private Public Public Public Street Improvements Bituminous Bituminous Bituminous Bituminous Frontage 121.60'&256.30' 117 feet 95 feet 54.76 feet Depth Same Ir -Av 500' + 140 feet 250 feet average Area .Ft.orAcres 30,900 s.f. 2. 1.2 Acs 92 400sf 13,300 s.f. 38,300 s.f. Zoning Single Fam. Residential en Residential Residential Residential Shape Rectangular Irreq.Trapezoidal Rectangular Trapezoidal Topography Level Good Good Good Soil Conditions Good Good Good Good Relative Location Good Good Good Good Show Dollar Adjustment for Appropriate Items and Narration of Reasoning Sale No. (SEE COMMENTS ADDITIONAL SHEETS) Value Indicated for subject Sale No. Value Indicated for subject Sale No. Value Indicated for subject (for additional sales use another form) Correlation and Estimate of Value Value Estimate Mn/DOT 25360 (4-77) ANALYSIS OF COMPARABLE SALES-LAND S.P. 1982 (35E=390) 904 *50-634-803 Parcel No. 43E Subject Sate Sale Sale j Property No. 4S No. 5S No. January, 1979 December, 1977 Sale Price $20,000.00 $18,000.00 Unit Sale Price $1.41 s . 53 per s . . Assessments Assumed Free and Clear None None Sewer (Public or Private) Public Public Water (Public or Private) Public Public Street Improvements Bituminous Bi tumi nou s Frontage 85 & 102 feet 70 feet Depth 150 feet 168 feet -Avg Area - S q. Ft. or Acres 14,150 s. f. 34,200 s. f. Zoning Residential Residential Shape Rectangular Trapezoidal Topography Good Good Soil Conditions Good Good Relative Location Good Good Show Dollar Adjustment for Appropriate Items and Narration of Reasoning Sale No. Value Indicated for subject Sale No. Value Indicated for subject Sale No. Value Indicated for subject (for additional sales use another form) Correlation and Estimate of Value The subject value potential is directly relate tote overall "site" and possibly not directed towards square foot or per acreage rates. All comparable sales appear to justifiably support an approximate $18,000,00 potential for this approximate 3/4 acre tract - this considering the availability of public sewer and water and its relatively good location. Value Estimate $18,000.00 APPRAISAL REPORT S.P. 1982 (35E=390)904 *50-634-803 Parcel No.43E Owner: David A. Poppe COMPARABLE SALE NO. 1S - An approximate 5% time adjustment in favor of the subject ownership and for the 6 ninths involved would be appear to be the only advantageous adjustment which would be applicable. However, some recognition is also given to subjects location - having better proximity to com-cater type routes, shopping facilities, etc. A 10% advantage for this factor is also felt to be justified. In respect to the comparable sale a substantial adjustment for the larger size is applicable and a minus 30% for this factor is also allocated. No other adjustments appear realistic and the total tabulated percentage factor would then approximate a minus 15% or to give an indicated value potential for the subject ownership of approximately $18,700.00. Value Indicated For Subject - $18,700.00 - Site COMPARABLE SALE NO. 2S - This comparable sale is considerably smaller than Sale No.1 and of course, the subject property and a substantial size adjustment in favor of the subject would be applicable - say plus 20%. Also a minimum time adjustment - say 5% is also allocated in favor of the subject property. The comparables advantages would only relate to its wooded terrain and this is being allocated at a minus 30%. No other adjustments appear applicable and the total tabulated percentage adjust- ment would then favor the comparable sale at a minus 5%. This will give a value potential for the subject ownership of approximately $18,000.00. Value Indicated For Subject - $18,000.00 - Site COMPARABLE SALE. NO. 3S - This lot is in a new sub-development and only rough grading has so far been acc- omplished. A 5% time recognition is the only advantage that the subject site would have in respect to this comparable sale. Minus adjustments for the comparable advantages would respect the somewhat larger size - say minus 10%, recognition to the comgparables location on a cul-de-sac and highly desirable residential area, say minus 10% and finally a substantial adjustment for the wooded terrain, "site-view" distance, say minus 15%. No other adjustments would appear to be applicable and the total tabulated percentage adjustment would there- fore be a minus 30% or an indicated value potential for the subject site or tract of approximately $18,200.00. Value Indicated For Subject - $18,200.00 - Site COMPARABLE SALE NO. 4S - I The adjustments as will relate to this comparable sale and which is also located in the same sub-division as Sale No.3S - would be a time recognition - say 5% and with the balance of the adjustments being in favor of the comparable sale but only respecting its wooded terrain and at say a minus 15%. No other adjustments would appear justifiably supported and the total tabulated adjustment would then be a minus 10% or an indicated value potential for the subject ownership of approximately $18,000.00. Value Indicated For Subject - $18,000.00 - Site i COMPARABLE SALE NO. 5S - This is a comparable sized lot as respecting the subject property and is located at the end of a cul-de-sac - approximately 22 miles southerly of the subject ownership. A time recognition in favor of the subject ownership - say plus 15% would appear to be the only subjects advantage and with minus adjustments in favor of the comparable sale being in respect to its location or cul-de-sac and also the wooded terrain which, in this appraisers opinion would approximate a minus 15%. No other adjustments would appear applicable and these adjustments would offset each other to give an indicated value potential for the subject ownership of about $18,000.00 for the site. Value Indicated For Subject - $18,000.00 - Site TAKINC OR ACQUISITION:' As indicated on the attached parcel acquisition sketch and as per the right of way strip map, this tract of land and comprising Lot 1 of Block 1 in Clear View Addition to Dakota County will be acquired in its entirety. This, again, for purposes of Interstate Highway 35E construction and more specifically in the subjects situati.an for the construction of an access road for vehicular drive entrance that will extend from Beecher Drive and into the abutting property to the north of the subject area (Parcel 43F) which would otherwise be isolated after the new construction is complete. This service drive will cause no adverse effect on the improved lot ownership as abuts the acquisition area and which is under the same ownership. There- fore, the total damages as will be sustained to this property owner and as a result of this highway acquisition and construction is directly proportioned to the before analysis or the "site" potential as evaluated at $18,000.00. TOTAL DAMAGES SUSTAINED - $1$,000.00 Respectfully submitted, ELDON ROBEY & ASSOCIATES By: Eldon M. Robey, A.S.A. I f f . X ..,y_ E, ~ - vJdk- ate. ~ ;~p r ._..w ~~~''P~~ ~ _ 1. ell - - i_ ~A . ~ ~y, t t Form 2551 (10-68) 2- STATE OF MINNESOTA RIGHT OF WAY OPERATIONS DEPARTMENT OF HIGHWAYS PHOTOGRAPHIC MOUNTINGS S P 1982 (35E=390) 904 *50-634-803 COUNTY Dakota PARCEL- 43E OWNER David A. Poppe _ PROPERTY ADDRESS 1 J Photo' ot o No. Description of Subject No. Description of Subject 1. Subject lot - looking N'ly fm. Beecher Drive 5. Subject residential dwelling on abutting 2. Looking E'ly along Beecher Drive -subj on lefts, lot (same ownership) 3. Blackhawk Road - looking N'ly, subi lot on rt 7. 4. Abutting lot under same ownership & showing 8. Date of Photo: rear storage shed $y: Eldon M. Rob Form No, 1558 l5=701 STATE OF MINNESOTA RIGHT OF WAY OPERATIONS DEPARTMENT OF HIGHWAYS PARCEL LAYOUT SKETCH .DSO-s34 S.P. 1982 (35E=3R0)g0H COUNTY fgKO%,q PARCEL N0. 143 OWNER _QAV!n A. Po22s Topographic information required: Show North Arrow. Proposed R/W line and access taking. Lot lines and dimensions, outline and location of all buildings and improvements. Street or highway frontage. Scale 1 /00 ft. I 7'E, i i , • ' I i N taa SW% SEyy I c S ZR - 27 _ ~ i 1 r. V J:M ~ t Parcel No.431 i Owner. 'David A. *Poppe 1 • I:. r,8EECHER •U2IVE • Legal: Lat 1 & 2 C1e'ftrview Addn _ Entire Tract 61,60E s.f. New T.H. R/W 3D.900 s.f. Q Balance After Taking 30)706 Q 0 Y ! 3 ! _ 7 S 1 Y V Q 3 w i ' 1 ~ V s Laposst sketch by Parcel No. Date / i <1 / _ V e.• VVV:..rte- i / ,5T - 2nd r ~ / ~ . , y.? 1 1 Y ~T"~^x .v'\r -,-~T~ \ V J ~ 1 i///~. -~EP~ J~~r~ .~L~~ •(~r A" Li -1 FIE Ctrs t f ~ - t 1 flEL a.JY T , _ - - F ~4•t-/d[T'~J QT ER: ti~ i~ ?14Z'.r•.9'•"'r3-x{'.°..~%^+F: /Y'l- - - ` ~tp P ',~v\:~.rIll I 7i1 .``i• r; ~S. ~ r % ~ I ~ i Fi.7 1 ~~r`~~~~~J/1~SC`)., r - ♦ r.. / rfir' . ® / ~ ' . r r fi1GS,AIVi3AL;E' / ~ t ~ .._1 t- F It t i+GF1!F { i % Ot e / `^1 n / / ~i y ! C'~ 4;" •L~c~. r' t 7 C. S A. 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IJ} V••✓~ ~ .l -J J1 U-,. 1'r•/., r, o, ti.. o~Yy-.; ar. ~'.~•r. ~',Z, '.i•~r.x °t'=~.~"-.Y`~~•~fi" s'"J_S%. ?~aT. ~p•K ~~`~.,~lf v!'.~ :1r u7~:-!i //~~~~++{{•~~.Y"'^'J .T;''J .a: a'J ~..::i: ~ i:'•' ~ f r~\ .SJ.:~:i,Ji y,,~.~'1.. :~J:~u ~:rJ ~ JJS~•,~l~-•.T J.'1/xj~y.tii.~ J'/i1}~.~1J ..-~-7^ ,~'1J- .G ,C .i =.5 r. .J`.,'.~•'._'~+-.r~r}:t;. t..J. I ,~G_c'(~t.~y~v,•~''l,r~.J 1.v ;~;i~t~tM~Ci P ZONING LEGEND APPLE VALLEY MAP AGRICULTURAL DISTRICT Z 0 IN' G PUBLIC FACILITIES DISTRICT RESIDENTIAL SINGLE DISTRICT FY p~ ~ RESIDENTIAL DOUBLE DISTRICT (t jj X133 RESIDENTIAL TOWNHOUSE DISTRICT ` RESIDENTIAL MULTIPLE DISTRICT t MOBILE HOME DISTRICT /;ii;- LIMITED BUSINESS DISTRICT NEIGHBORHOOD BUSINESS DISTRICT GENERAL BUSINESS DISTRICT II ROADSIDE BUSINESS DISTRICT COMMUNITY SHOPPING CENTER DISTRICT Form 25258 (11-69) State of Minnesota Right of Way Operation FULL AND TRUE VALUATION Department of Highways nma Chum Aln Parcel J i fl. August 15, 1979 FEE ACQUISITION D-42 Parcel 43E S.P. 1982 (35E-390) 904 I 35E-4~ (40) .All of the following: Lot 1, Block 1, Clearview Addition, shoim as Parcel 43E on the plat designated as 1-Unnesota Departnent of Transportation Right of Way Plat Numbered 19-23 on file and of record in the office of the County Recorder in and for Dakota County, Minnesota. o i Paine 439-1114 Aj PSone 439-7554 _ INOUSRTRJA~ ItVOUS ELOOIN R©BEY & ASSOCIATES - RESIDENTI; Real Estate App,-jtsees ! - Oak Part( Hei_ hzs State Banc Building P.O. BOX 57 5995 Oren Avenue Nom, r Stillwater, Minnesota 55032 QUALIFICATIONS: ELOON M. R03ZY, A.S.A. ?R0: ~SSIO;:A! t', :•IBERSHIP: Senior t Member American Society of Appraisers, A.S.A. Desi iation k Association of Federal Appraisers Minnesota Farm Yanagers and Rural Appraisers Associate Member Society of Real. Estate Appraisers AP?RA.rst,, EDUCATIO:d: Real Estate Law lyt.nneapol.is Business College Fundamentals of Real Estate Appraising University of Minnesota Apartment and Income Appraisal Course P-cal.ester . College 1I.A.I. Appraisal Course I (Techniques) University of Ulisconsin r;.A.I. Appraisal Course II (Capitalization) University of Wisconsin _A.I. Appraisal Course III (Farm and Rural) University of C!ni.cago M.A-I. Review Appraisal Course - No.IX Univeristy of C:'icago Appraisal Review Seminar t1innaapolis, `Unnesota Valuation of Machinery and Fixtures A.ugsbarS College car American Society of Appraisers ~ APPRAISAL EXPERIEaUCE: Fourteen years with Minnesota Highway IYp?rittrent, Valuation Section, St_ Paul, Minnesota. Appraisals r,-;?de throughout t-he State involving rural properties, Metropolitan Area residential, co;-^ercial, industrial and, partial takings. Accredited Review Appraiser (9 years). Property valuation in State Wide Area - cormercial, industrial and all types 41"' partial takings- Chief Review AZent of Valuation Section, :~,innesota fU911- ray Department 19063-1973. Directing. Review Agent work loads, certifying value estimates on complex large acquisitions and generally acting as assistant to Valuation Manager. Served as instructor in training schools, particularly in relation to -Warti-al takings and ce:rzmarci.a? and industrial properties. Featured Lecturer on Industrial and Commercial "Market Value" concepts - nine State Seminar sponsored by Federal Covern:-aent "Bureau of Public Roads" and VEnnesota Highcray Lupartment. NerveJ, on Review Po?rd for Appraiser Civ:i? Service fippcrint.:,e:3ts (City 0f _`;s. Paul and Ramtsey County. - :'r:' tress tesit,imony in Ano'< , La'<o*Z , Cnijago, H t°L:i:_eP:r1l Ramsey, .5 . Lo-,-s , S^erbu-ne, M laca, Stearns, Pine, Rice and V'ashingto;i Go~-:: "t. z es . Co_,r~ apaoinred Co:r_?li ss? oner - U'ash_inl ; ton County ~~d~ inistration" Graduate Iii rinesot3 SCha3l of B-isiness Pact=CS ;I 1^:nLl.~ CIESIC:racTF:O: Af.•CRICAN SOCIETY OF AP?RAISEPS A.S.A. -=A ASST 'PTIONS AND LTi: iTTN!- rv?~*)? TiQN S IDENTIFICATION OF THE PROPERTY: Fr_e legal description given to the appraiser is presumed to be correct. No opinion of a legap nature, such as to ownership of the property or condition of title is rendered. The appraiser assumes the title to the property to be marketable: that the property is an unencumbered fee: and that the property does not exist in violation of any applicable codes, ordinances, statutes, or other governmental regulations unless stated in the appraisal report. UNAPPARENT CO:'DI T IOil JS: The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil or structures which would render it more or less valuable than otherjrise comparable property. The appraiser assu~mea no responsibility for such conditions or for engineering which right be required to discover such things. IN OR'vLAT ION AND DATA: The information and data supplied to the appraiser by others, and crrich have been considered in the valuation, are from sources believed to be reliable, but no further responsibility is assured for its accuracy. USE OF THE APPRAISAL: Possession of this report, or a co ythereof does not carry with it the F right of publication, normay it be used for any purpose by any but the applicant and then only i-rith proper qualifications. DISTRIBUTION OF VALUE: The distribution of the total valuation in this report between land and improvements applies only under the existing program of utilization. The separate valuations for land and buildings must not be used in eonJunction 4rith any other appraisal and are invalid if used. SKETCHES AND MAPS: Sketches in this report are included to assist the reader in visualizing the property. We have made no survey of the property and assurRe to responsibility in connection with such matters. Testimony or attendance in court by reason of this appraisal, with re- feren2e to the property in question, shall not be required, unless arras',;, !~r.t~ have previously been made. Mn/DOT 25388 (9-77) CERTIFICATE OF APPRAISER S,p, l982-(315E=390)904 *50-634-803 PARCEL 43E F.A.P. I hereby certify: That on July 23 , 1979 (date) (s), I have personally inspected the property herein appraised and that I have afforded the property owner the opportunity to accompany me at the time of the inspection. Such opportunity was afforded to Mrs PopipQ (Phone June 2, 1979) (name of owner, representative, etc.) on Jae 15,1979 (date) (s) and said individual i no choose to accompany me. I have also, on May & June, 1979 (date) (s), personally made a field inspection 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 said appraisal. 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. i That I understand that such appraisal is to be used in connection with the acquisition of right-of-way for a highway to be constructed by the State of Minnesota, with the assistance of Federal-aid Highway or other funds, and that such appraisal has been made in conformity with the appropriate State laws, regulations, and policies and procedures applicable to appraisal of right-of-way for such purposes, and that to the best of my knowledge, no portion of the value assigned to such property consists of items which are noncompensable under the established law of said State. 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 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 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 I will not reveal the findings and results of such appraisal to anyone other than the proper officials of the Minnesota Department of Transportation or officials of the Federal Highway Administration until authorized by State officials to do so, or until I am required to do so, by due process of law, or until I am released from this obligation by having publicly testified as to such findings. That my independent opinion of the fair market value of the acquisition as of the 25th day of JulY 19 79 is $18,000.00 and that the conclusion set forth in this appraisal was reached without collaboration or direction as to value. July 25, 1979 Eldon M. Robey Date ignature) f August 16, 1979 D-42 Parcel 43E S.P. 1982 (35E=390) 904 I 35E-4 (40) All of the following: Lot 1, Block 1, Clearview Addition, shown as Parcel 43E on the plat designated as Minnesota Department of Transportation Right of Way Plat Numbered 19-23 on file and of record in the office of the County Recorder in and for Dakota County, Minnesota. Names of parties interested in the above described land and nature of interest: Bruce E. Schulz Contract for Deed Family Realty, Inc. Fee Knutson Mortgage and Financial ) Corporation ) Mortgage City of Eagan Special Assessments County of Dakota Taxes t Doe August 16, 1979 FEE ACQUISITION D-42 Y Parcel 43E S.P. 1952 (35E=390) 904 135E-4 (40) All of the following: Lot 1, Block 1, Clearview Addition, shown as Parcel 43E on the plat designated as Minnesota Department of Transportation Right of Way Plat Numbered 19-23 on file and of record in the office of the County Recorder in and for Dakota County, Minnesota. Names of parties interested in the above described land and nature of interest: Bruce E. Schulz Contract for Deed F'atiily Realty, Inc. Fee Knutson Mortgage and Financial Corporation ) Mortgage City of Eagan Special Assessmerta County of Dakota Taxes August 16, 1979 FEE ACQUISITION D-42 Parcel 43E S.P. 1982 (35E-390) 904 135E-4 (40) All of the following: Lot 1, Block 1, Clearview Addition, shown as Parcel 43E on the plat designated as Minnesota Department of Transportation Right of play Plat Numbered 19-23 on file and of record in the office of the County Recorder in and for Dakota County, Minnesota. i Y ~v x k ;r r~ ~ ' city of eogon THOMAS EGAN Mayor PATRICIA AWADA SHAWN HUNTER SANDRA A. MASIN THEODORE WACHTER Council Members THOMAS HEDGES City Admininstrator EUGENE VAN OVERBEKE April 20, 1993 City Clerk I To: Terry Meyer, Chicago Title Project 592, Wilmus Addition - Lift Station Storm Sewer, was approved for final assessment on 9-16-91. Clearview Addition, Lot 1, Block 1 was not assessed for this Project. Sincerely, Deanna Kivi Special Assessment Clerk MUNICIPAL CENTER THE LONE OAK TREE MAINTENANCE FACILITY EAG 3830 PILOT KNOB ROAD THE SYMBOL OF STRENGTH AND GROWTH IN OUR COMMUNITY 3501 COACHMAN POINT EAGAN, MINNESOTA 55122-1897 EAGAN, MINNESOTA 55122 PHONE: (612) 681-4600 PHONE: (612) 681-4300 FAX: (612) 681-4612 Equal Opportunity/Affirmative Action Employer FAX: (612) 681-4360 TDD: (612) 454-8535 TDD: (612) 454-8535 EAGAN TOWNSHIP BUILDING PERMIT'S 2799 Owner Eagan Town ip Address (present) Town 1 Builder \t k ate . Address q DESCRIPT N Stories To B Used. o Front Depth Height Est, t 'Permit ee Remarks t~ a LOCATI N Street Roa o othe Description of Location I Lo Block Addition or Tract This permit does no such iae the use of streets, roads al eys or idewalks nor does it give the owner or his agent the right to create am situation which is a nuisance or which sents a hazard to the health, safety, convenience and general welfare to a1y.one in the community. THIS PERMIT MUST'$t EPT ON THE PREMISE WHILE THE WORK IS IN PROG SS. This is to certify, that. ~ ....................has permission to erect a--- o` upon the above described premise ject to the provisions of the Building Ordinance for Eag Township adopted April 11, 1955. = Per Chairman of Town Board Building Inspector