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3981 Lexington Ave - Apraisal Report 1985-01-15' ? ? , ' ' , ' ' 1 ? ? t ' ' ? ' t ?. DAHLFN & DWYER, INC. AN APPRAISAL REPORT OF BENEFITS RESULTING FROM PROJECT N0. 3951 AT 3981 South Lexington Avenue Eagan, Minnesota OWNED BY Joseph J. and Lillian MeCarthy AS OF January 15, 1985 FOR Mr. Paul Hauge Hauge, Smith, Eide and Ke11er, P.A. 3908 Sibley Memorial Highway Eagan, Minnesota BY Daniel E. Dwyer, Appraiser 1 I ' ' I I I LJ ' , ' ' ' , DAHLFN & DWYER. IlVC. 7260 NORWEST CENTER TOWER • ST. PAUL, MINNESOTA 55101 •(612) 224-1381 DWIGHT W. DAHLEN, M.AJ., S.R.P.A. DANIEL E. OWYER BEVERLY H. DWYER MARK M.HANNAHAN June 30, 1985 Mr. Paul Hauge Hauge, Smith, Eide and Keller, P.A. 3908 Sibley Memorial Highway. Eagan, Minnesota Dear Mr. Hauge: MICHAEL J. BETTENDORF, M.A.I. SCOTT C. PETERSEN MICHAEL P.MCCLELLAN MARC E. KNOCHE Pursuant to your request, I have made an inspection and an appraisal of the property located at 3981 South Lexington Avenue, Eagan, Minnesota, owned by Joseph J. and Lillian MeCarthy. The purpose of this appraisal is to estimate the market value of the fee simple interest of the property, and to determine the benefits, if any, accruing to the property by virtue of the installation of a trunk water main along Lexington Avenue from Wescott Road to Diffley Road. This is referred to as City of Eagan Project No. 3951. I have estimated the value of the property before the installation of the trunk water main and the value of the property after the installation of this improvement, the difference between the two being the benefits aceruing to the property as of January 15, 1985. These values are as follows: Value before the installation of trunk water main under Project No. 3951 Value after the installation of trunk water main under Project No. 3951 ? Benefits aceruing to the subject property as a result of trunk water main Project No. 3951 $ 90,000.00 $ 96,000.00 $ 6,040.00 ? This appraisal is made subject to certain limiting conditions and assumptions as hereinafter expressed. Such facts , and information as contained herein were obtained from sources I consider reliable and are true to the best of my knowledge and belief. ' ' ' , 3981 South Lexington Avenue June 30, 1985 ' Page 2 ' The following report deseribes my method of approaeh, contains data gathered in my investigation, and demonstrates my analysis in arriving at that the estimation of value. I I I DED/ka I I I ' I I 1 pi I 1 i espectfully Citted, _A_j ! Daniel E. Dwyer, Appraiser 1 I I I ' i ' I I ' I r ' ' I I 11 I ' 1 DAHLEN & DWYER, IlVC. TABLE OF CONTENTS Summary of Salient racts and Conclusions ............... Acknowledgement ........................................ Purpose of the Appraisal ............................... Legal Description ...................................... Market Value Defined ................................... Highest and Best Use ................................... Rea1 Estate Taxes and Assessments ...................... Zoning ................................................. Eagan Profile .......................'................... Eagan Project No. 395I ................................. Site Description ....................................... Description of Improvements ............................ Method of Valuation .................................... Cost Approach .......................................... Land Value Estimate - Before ........................... Replacement Cost Approach - Before ..................... Land Value Estimate - After ............................ Replacement Cost Approach - After ...................... Direct Sales Comparison Approach - Before .............. Direet Sales Comparison Approach - After ............... Benefits ............................................... Summary and Conclusion ................................. Contingent and Limiting Conditions ..................... Certification .......................................... ADDENDUM: Photographs of Subject Property Direct Sales Comparison Sheets Zoning Map Zoning Code Comprehensive Land Plan Map Metropolitan Map Appraiser's Qualifications 2 3 4 5 6 6 7 10 12 12 13 14 15 18 19 21 23 23 25 26 27 28 ! I I I ? I I ? ? ? I 1 ? t t t ? DAHLEN & DWYER, INC. SUMMARY OF SALIENT FACTS AND CONCL,CJSIONS General Description: This is a 3.85 acre parcel which is improved with a detached frame rambler having a two car attaehed garage_ Location: The west side of Lexington Avenue South approximately 112 mile to the south of Wescott Road in Eagan, Minnesota. Parcel I.D. Number: 10-02200-010-02 Parcel Size: 3.85 acres, more or less Zoning: Present - Agricultural Proposed - R-1 Fee Owners: Joseph J. and Lillian McCarthy Estimated Market Value Before: $ 90,000.00 Estimated Market Value After: $ 96,000.00 Benefits Attributable to Project No. 395I: $ 6,000.00 Date of Value Estimate: January 15, 1985 Appraiser; Daniel E. Dwyer -1- ! 1 ? ? ? ? ? ? ' ? ? ? ? , ? ? ? ? ? DAHLEN & DWYER, INC. ACKNOWLEDGEMENT All of the judgements and conclusions contained within this report are those of the appraiser for which he assumes fu11 professional responsibility. PURPOSE OE THE APPRAISAL The purpose of this appraisal is to estimate the market value of the fee simple interest in the property as of January 15, 1985, and to ascertain benefits, if any, that would accrue to the property by virtue of the installation of a trunk water main on South Lexington Avenue under Eagan Project No. 3951. -2- ! I I I I 1 I I DAHLFN & DWYER, INC. LEGAL DESCRIPTION The East 400 feet of the South 16 acres of the East 112 of the Northeast 1/4 of Section 22, Township 27, Range 23, except the South 66 feet, Dakota County, Minnesota. Being 3.85 acres, more or less, and subject to survey. I I I I I r 1 t -3- I I I I 1 I I I; ? I I I I 11 I I I I DAHLEN & DWYER, INC. MARKET VAL'UE DEFIIdED The highest price in terms of money which a property will bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller t;, buyer under conditions whereby: 1. buyer and seller are typically motivated; 2. both parties are we11 informed or well advised and each acting in what he considers his own best interest; 3. a reasonable time is allowed for exposure in the open market; 4. payment is made in cash or its equivalent; 5. financing, if any, is on terms generally available in the community at the specified date and typical for the property type in its location; and, 6_ the price represents a normal consideration for the property sold unaffected by special financing amounts and/or terms, services,fees, costs, or credits incurred in the transaction. -?- ! ¦ I DAHLFN & DWYER, INC. HIGHEST AND BEST USE I ! 1 I I I I I !J I l_ I I I I ' i Highest and best use, as defined in Real Estate Appraisal Terminology, edited by Byrl Boyce, Ph.D., sponsored jointly by che American Institute of Real Estate Appraisers and the Society of the Real rstate Appraisers, copyright 1975, page 107, is: "...that reasonable and probable use that will support the highest present value, as defined, as of the ef'fective date of the appraisal. Alternatively, that use, from among reasonably probable and legal alternative uses, found to be pYiysically possible, appropriately supported, financially feasible, and which results in the highest land value_" ESTIMATE OF HIGHEST AND BEST USE - BEFORE It is my opinion, after analyzing the existing zoning ordinance, adjacent development characteristics, land use patterns, traffic flows, environment, competitive space and site charac- teristics, that the highest and best use of the subject property is as improved with excess land for development as a single family residential site. I have considered alternative uses which would be legally permissible, economically feasible and physically possible, and have to conelude that the most effective utilization of this site is its present usage with additional site for single family residential development. ESTIMATE OF HIGHEST AND BEST USE - AFTER It is my opinion, after analyzing the existing zoning ordinanace, adjacent development characteristics, land use patterns, traffic flows, environment, compeitive space and site character- istics, that the highest and best use of the subject property after the installation of trunk water main under City of Eagan Project No. 395I will remain the same. -5- I 1 1 DAHLFN & DWYER, INC. REAL ESTATE TAXES AND ASSESSMENTS I I lJ I I I i I I I I i I I I According to the assessment records on file in the Department of Taxation, Dakota County, the folloiaing taxes, special assessments and market values are applicable to the subject property for 1984 taxes payable in 1985: Taxes: $ 1,019.06 Special Assessments Included: Assessor's Market Value: None $77,500.00 The Assessor's market value only and is based upon a concept of similar properties and is not given price paid and/or market value. It the Tax Administrator's function is market value for tax purposes only. ZONING is used for assessment purposes physical comparison between a mathematical percentage of must be borne in mind that to establish his estimated The subejct property is currently zoned Agricultural District. Permitted uses under the Eagan Zoning Code inelude all types of agricultural pursuits and accessory farm structures, commercial green houses and nurseries, stands for the sale of agricultural products provided saif products are raised on the premises, one family detached dwellings, public parks and play- grounds, and a public utility serviee facility. Within an Agridultural District, any aceessory use permitted in an R-1 District shall be permitted. The proposed zoning for the subject property under the Eagan Land Use Guide Plan dated February, 1980 is R-1 or Single Family Residential which would allow up to three units per acre. Permitted uses include one family detached dwellings, The reader's attention is directed to the Zoning Code located in the Addendum of this report as an aid in determining conditional uses, permitted accessory uses and minimum area and setback re- quirements under this R-1 2oning_ -6- ! I 1 I I I I ' I I I I , I I rLi I I ' DAHLEN & DWYER, INC. EAGAN PROr^ILE The City of Eagan is a second tier suburb in the Twin City Metropolitan Area of Minneapolis/St. Paul. Eagan is located approximately 10 miles south of the downtown area of the Twin Cities. Unlike many second tier suburbs, Eagan employs a very substantial number of its citizens within the corporate limits of the CIty. In total, Eagan was estimated to employ 14,000 persons in 1980. The current population of Eagan is estimated to be 20,720 contrasted with the 1960 Census population of 3,382 and the 1970 Census population figure of 10,398. Until the early 1960's, Eagan was an agricultural eommunity, but in the past two decades, tremendous transitions have occurred wherein the City has been experiencing a rapid growth rate adding approximately 1,000/year. In terms of physical size, Eagan is a relatively large community. Corporate limits of the City encompass approximately 34 square miles, or approximately 21,000 acres. The City of Eagan has designated approximately 3,200 acres for industrial development, of which an estimated 650 acres has already been developed. It is recognized that the City has considerable potential ior industrial development because these properties are located near major freeways, rail service is available, public utility service is available and there is a considerable area of industrial development in Eagan at the present timewhich tends to attract more industrial development. Three prominent industrial parks account for about 85% of the industrial development in the City. These parks are Lhe Cedar Industrial Park located of Highway 13, the Sibley Terminal Industrial Park located west of Highway 13, and the Eagandale Industrial Par•k located in the north central area of the community, generally in the vicinity of Lexington Avenue and Lone Oak Road. Practically all industrial development in the City has occurred on platted property with public improvements. Eagan also has required high performance standards, particularly during the last 10 years, wherein landscaping, bituminous surfacing and similar site improvements have been required. A very large percentage of the industrial devleopment within the City consists of office and warehouse facilities. Commercial development in Eagan has occurred almost exclu- sively in five general areas of tlze City. At this point, commercial development is comprised of major retail services at the southeast quadrant of the intersection of Cedar Avenue and Highway 13 (Cedarvale Development), and a commercial area developed at the intersection of Yankee Doodle and Pilot Knob .°,oads (Yankee Square shopping area). The other three commercial areas that exist in the - 7- I I I I I I I I I I , I A I , i a ? ? DAHLEN & DWYER, INC. City can generally be described as the commercial developments along highway 55, commercial development along Highway 13 and commercial development along Cedar Avenue. Residential development in the City of Eagan has also been reaching new levels each year. Eagan's population is expected to increase from 20,720 in 1980 to between 30,000 and 40,000 in 1990, depending on the economy. There is a high concentration of residential development along Pilot Knob Road between County Roads 30 and 32, and to the east of Cedar Avenue and north of County Road 30. Although residential development has tapered off in many areas of the Twin Cities, the Eagan area is expected to remain strong through the 1980's. The City of Eagan is well served by churches of all denominations, public and parochial schools, parks, shopping, freeways and transportation. Your appraiser has found Eagan to be a well balanced community, socially and economically and has found nothing detrimental that would restrict residentiali industrial or commercial growth. Neighborhood Profile The immediate area in which the subject property is located consists of approximately 50% undeveloped land and 501/o developed land. The southwest corner of Wescott Road and Lexington Avenue is in the process of being developed with new single family dwellings. The homes are being built by Joe Miller Homes, Inc. and are being marketed by Edina Realty, Inc. The St. Erancis Wood Addition is located on the south side of Duckwood Drive approximately 1/4 mile to the west of Lexington Avenue. This is a development of custom built single family dwellings ranging in value from $95,000 to $175,000 and up. The southwest corner of Duckwood Drive and Lexington Avenue is an undeveloped 40 acre parcel which is zoned Multiple Family and is currently for sale by John J. Klein. This parcel is wooded and rolling. Windcrest, a development of townhomes, single family dwellings and twinhomes, is located on the south side of the south side of Wescott Road, just to the west of the subject property. Just across Wescott Road from Windcrest is a development bf single familv homes. -8- I I 1 I I I I I I I 1 I I I 1 I I 1 i DAHLFN & DWYER, INC. Immediately Lo the west and south of the subject property is Eagan Park. Orrin Thompson Homes, Inc. is developing a large tract to the northeast of the subject proeprty near Carriage Hills Golf Course. The appraiser has found nothing detrimental in the immediate area that would restrict residential growth. -9- I I 1 I I I I I I p ' I a I I I i ! i DAHLFN & DWYER, INC. 6 EAGAN PROJECT N0. 3951 This project provides for the construction of a booster station and trunk water main along South Lexington Avenue from Wescott Road to Diffley Road. According to a report dated February 22, 1984, by Bonestroo, Roesene, Anderlik and Associates, Inc., the trunk water main will include an 18' diameter trunk main from Weseott Road to Nor-thview Park Road. A 20' diameter trunk main is included from Northview Park Road to Diffley Road. It is proposed that the trunk water main from Wescott Road to Diffley Road be con- structed along the west side of Lexington Avenue. Water stubs will be provided as various street location in conjunetion with the required amount of valves and hydrants_ Also included are water and sewer lines to the existing homes along the trunk water main route. The proposed booster station wi11 be locatod on the newly acquired reservior site located on the west side of Lexington Avenue and south of Diffley Road. The booster station wi11 ultimately include thre pumps capable of pumping 2,000 gallons per minute eaeh. A building structure for housing the pumps and pressure reducing station is estimated at 1,000 sq.ft, Assessments are proposed to be levied against the benefited property owners. . -10- ? fET'11 00.R 212 T _ -- ? /19ichae/ f,"?jJ?Yar/h? p0 A= I 2dymand .t?. W'rym 4oA._ -11 ? I ? , : mqr? M`Cn?/h? efv/ 1106 H M?GARTH? , 16 a? ??, 0?/? H 6 ?oyce t. [a,Poe ? ? , i 1 1 i ? I VHLC F' 8 DURI$ V(JGT unRUr ?y LYOIM fiCHh@p R?b qcc Ac. ' o t w. Oa/e F 6 0111, L. Vo9i , 9oi Ac ' I 1 I I I , I , I ' I I l_J ' I I , 1 DAHLEN & DWYER, IlVC. SITE DESCRIPTION The subject site is a 3.85 acre pareel which is most:ly level with street grade, open and contains some mature trees. The site was originally a 16 acre site, but approximately eight acres were sold to the City of Eagan for park land. There is a 66 foot str•ip along the southerly lot line of the subject site for access to this park land_ The site fronts on South Lexington Avenue, a blacktopped road. The site is served by electricity. The reader's attention is directed to the plat map located on the adjoining page as an aid in visualizing the size, shape and loeation of the site. In the before situation, the site is served by blacktopped road and electricity. In the after situation, the site will be served by blacktopped road, electricity and trunk/lateral water main. DESCRIPTION OF IMPROVENIENTS The subject site is improved with a detached frame rambler with two car attached garage. There is an older garage/shed at the back of the property. The home eontains a total of 1,176 sq.ft. The exterior of the home has an ASM roof, eombination windows and a concrete block foundation: There are no porches or decks. The basement of the home is full, has a concrete floor and is partially finished. Included in the basement finishing is a half bath. The first floor of the home contains a total of 17176 sq.ft. and consists of six rooms and one and one/half baths. The 24' x 28' detaehed frame garage has a concrete floor, service door, wood overhead door, and is served by electrieity. The overall condition of the home and garage is good. The shed at the back of the site is 14' x 24' with an 8' x 10' addition. The shed is in below average eondition and has minimal value. It should be noted that the appraiser has completed only an exterior inspection of the subject property_ Records from the Dakot,la County's Assessor's Office were reeiewed to determine the interior condition, room counts, and mechanical equipment. -12- , 1 1 I 1 i , I I I ' , I I I ? II u , 1 DAHLFN & DWYER, INC. METHODOF VALUATION The preferred way to determine benefits, if any accruing to a proepty, is by the "before and after" method. Under this method, which is usually the simplest approach, the value of the property is estimated in both before and after the installativn of the trunk water main, the difference between the two being the benefits accruing to the proeprty. The measure of benefits is dictated by State law to be the comparative market value of the property before and after the trunk water main improvement project. The apgraiser has analyzed sales of improved properties in both the before and after situations_ These sales included properties served by all and/or some utilities and properties not served by all utilities_ These sales were adjusted ta reflect physical eharacteristics such as size, shape, date built, topography, and drainage; zoning and other publie controls such as setbaek requirements and use restrictions; access; utilities; finaneing; condition; extras; and, availability. The values were then determined for the subject property in the both "before and after" situations. The total parcel size is 3.85 acres. The home is a detached frame rambler containing a total of 1,176 sq. ft_ The home was constructed in 1973 and is in good overall condition. Your appraiser has employed commonly accepted appraisal techniques_ The analysis and opinions of these techniques are described on the following pages of this report, -13- ' 1 1 I , , , , 11 I LJ 1 r? u I , ' , ' ' DAHLFN & DWYER, INC. THE COST APPROACH TO VALUE Thi? portion of the appraisal process analyzes the value of tPie property through the contribution of the physical members: the land; the building; and other improvementL to the property. Among the basic real estate principles reflected in this approach is the prineiple of substitution which staLes in part that no rational per4on will pay more for a prop2rty than the amount at which he can obtain asubstitute of equal desirability and utility through pur- chase of a3ite and constriction of' a building without undue delay. The first step in the Cost Approach is to estimate land value. Ttie land is appraised as though vacant. This analysis recognizes CYlaL in some caaes the existing improvements do not develop the site Lo its highest and best use. The second step involves the estimate of the cost to const- i,uct the basic improvements in today'ti market. The appraiser recog- nizes two forms of cost - reporduction cost and replacemerit cost. Reproduction cost reflects the cost of creating a replica of the improvememts on the basis of currenL prices, using the same or c1oQe- ly similar materials. Replacement cost reflects the cost of creating improvements having the same or equivalent utility on the basiti of current prices ueing current standards of material and design. In most case-Q, the measure of cost is the reproduction cost, however, in some cases identical materials are not available or construction methods have changed which makes the reporduction cost difPicult to estimate. In those cases, replacement cost i4 utilized. Unless otherwiQe specified, this appraisal reflects reproduction cost. In order to reflect the value of the improvements in their present condition, accured depreciation, if any, must be deducted. Drpreciation reflects a loss in value caused by deterioration and/ or obsoletcenee. In many properties, items are present which do not lend themselves Lo cost less depreciation analysis. In existing properties such items may include mature trees, shrubbery, land- scaping, etc. In these cases, the contribution of these iY.ems is based upon market analysis and reflected as aeparate items in the C03t Approach. The remaining step in the Cost Approach is the add:ition of the land value to the depreciated cost of the improvements and the contribution of non-cost related items to arrive at an indicator of value for the subject property. Reproduction cost is related to an objective value concept. However, it is improtant to note that cost does not necessarily create value; value can only be created when certain economic demands have been satisfied. -1U- , 1 1 , ' ' , , , ' ' ' I ' I i ' , ' DAHLEN & DW'YER, INC. LAND VALUE ESTIMATE - BEFORE 1. County Road 30, approximately 112 mile East of Lexington Ave.: Being the GZ of the Wz of the SE4 and the S 30 rods of' the E 40 rods of the SW-, of the NEr1+ of Section 23. This was a47.5 acre parcel which sold in March of 1981 for $261,500.00. or $5,500/ acre. The sell°r was Slater and the buyer was Independent School District #,96, Zoning was agricultural. The site was gently rolling with some wooded areas. No utilities were available. This was to be part of the future high school site for the Rosemount School District_ 2. County Road 30, approximately 112 mile East of Lexington Ave.: Being the WZ of the W2 of the SW?, and part of the Wlf of the WZ of the NE4 of Section 23. Sold in March of 1981 for $255,750.00 or $5,500/acre. This was a 46.5 acre site which was zoned Agricultural and was gently rolling with some wooded areas. The buyer was Independent School District #196 and the seller was Edwin Herrmann. No utilities were available. The site was part of an assemblege for the Rosemount High School site. 3. East side of Pilot Knob Road, north of Deerwood Drive; Being part of the SE4 of the NE4 of Section 22, Township 17, Range 23. This was an irregular shaped 8.46 acre parcel which had approximately 367 feet of frontage on Pilot Knob Road. The buyer was Eagan Grove Company. The parcel was below the grade of Pilot Knob Road, gently rolling and it had some wooded areas. Water was available along Pilot Knob Road while sanitary sewer was in the area. There is no storm sewer. 4. East end of Deerwood Drive, 112 mile east of Pilot Knob Road: Being the N 3601 of the W4 of the SE4, Section 22, Township 27, Range 23, except the E 330_2' thereof and subject to Deerwood Drive. This is a 5 acre parcel which was purchased by Ron and Kathieen Boil from Tom and Barbara Rooney in November of 1979 for $35,000.00 or $7,000/acre. At the time of purchase, the zoning was agricultural. The site was served by electricity and road only. -15- , 1 1 I I , , , , , ' , I? u , , P, ll , ' DAHLEN & DWYER, INC. 5. West side of Lexington Avenue, approximately 112 mile NE of MeCarthv Lake Being the N 365' of the S 993' of the 470' of the SE'r. of the NE', of Section 22, Township 27, Rnage 23. Sold in December of 1981 for $57,695.00 or $11,500/acre. This was a 5.017 acre pareel whieh was rectangular in shape but was not served by any utilities_ Water was in the general area. This was a cash sale with the buyer being the Board of Trustees of United Methodist Church and the seller being Lexington South, Ine. 6. Southwest corner of Lexington Avenue and Wescott Road: Being the Nerly 51 acres of the E'z- of the NE4 of Seetion 22. Sold in December of 1983 for $642,000.00 or $12,588/acre. The buyer was Gabbert developement and the seller was Lexington South, Inc. This was a 51 aere parcel which was zoned R-1 and P.U.D. The property was served by all utilities with the excep- tion of sanitary sewer. The topography was gently rolling with some steep slopes. The buyer assumed special assessments of approxiamtely $30,000 for water main and laterals. Sanitary sewer was expected to be available to serve the property in 1984. The buyer will pay the special assessments for sanitary sewer. The property is expected to contain a total of 129 single family lots. 7. Southeast corner of Lexington Avenue and Wescott Road: Being part of the NW4' of Section 23. Sold in Deeember of 1983 for $1,584,000.00 or $12,000/acre. This is a 132 acre pareel which was zoned R-1 and P.U.D. The buyer was Northland Mortgage Company and the seller was Lexington South, Inc. All utilities were available with the exception of sanitary sewer which was to be installed in 1984. The parcel was mostly flat and open. The buyer is currently platting the property into approximately 330 single family lots. The buyer has agreed to pay all assessments relating to the installation of sanitary sewer. Galaxy Road, at its frontage, is not improved but is a gravel road with the improvements being ehargedto the development. Your appraiser has reviewed and visibly'inspeeted many comparable land sales and offerings which are in the immediate and general areas. Land sales in competitive areas were also analyzed_ Adjustments for the sales reported herein were made to reflect physical considerations, location attributes, zoning considerations, access, topography, utilities and financing. The previously reported sales, along with other sales that have been analyzed indicate a value in the before situation to the -16- ' 1 1 ' ' ' 1 , ' ' , , , I 1 1 1 ' I DAHLFN & DWYER, INC. land of $8,000/acre.which, when applied to 3.85 acres indicates a land value in the before situation of $30,500.00 rounded. -17- ' 1 ? 1 ' ' 1 , ' ' ' ' ? ? ' ? ' , ' DAHLEN & DWYER, INC. REPLACEMENT COST APPROACH - BEFORE House, 1,176 sq.ft, @ $50.00/sq.ft_ $ 58,800.00 Garage 672 sq.ft. @ $12.00/sq.ft. 82064.00 Cost New of Hnuse and Garage $ 66,864.00 Less Depreciation of 15% say (10,064.00) Depreciated Value of House and Garage $ 56,800_00 Carpet and Drapes $ 1,000.00 Lower Leve1 Development $ 2,500.00 Shed/Garage $ 500.00 Land (ineludes site improvements) $ 307500.00 Va1ue Indicated by Cost Approach $ 91,300.00 Rounded $ 911000.00 Depreciation Explained: Depreciation from all causes is es.timated to be 15% which takes into consideration the overall condition of the subject property along with the minor funetional obsolescence present. -18- I I 1 ' DAHLFN & DWYER, INC. LAND VALUE ESTIMATE - AFTER 1A. Southwest corner of Lexington Avenue and Wescott Road: ' 1 , ' ' , k , I I ?J LJ ' ' , Being the Nerly 51 acres of the EZ of the NE4 of Section 22. Sold in December of 1983 for $642,000.00 or $12,588/acre. The buyer was Gabbert Development Company and the seller was Lexington South, Ine. This was a 51 acre parcel whieh was zoned R-1 and P.U.D. The property was served by all utilities with the exception of sanitary sewer. The topography was gently rolling with some steep slopes. The buyer assumed special assessments of approximately $30,000 for water main and laterals_ Sanitary sewer was expected to be available to serve Lhe property in 1984. The buyer will pay the special assessments for sanitary sewer. The property is expected to contain a total of 129 single family lots. 2A_ Galaxy Auenue, south of Cliff Road: Being the E'-z of teh NW; of Section 32, lying southerly of The Minnesota Department of Transportation Plat No. 19-22. This was a 37.6 acre site which was sold in February of 1983 for $405,689 or $10,786/acre. The parcel was zoned Agrieultural but was rezoned to R-1, Single Family P.U.D. The buyer was Riverdale Development and the seller was the Zylka Estate. The property was subsequently developed as the Park View Addition and is currently the site of Ruson Homes Construction. 3A. North side of Wilderness Run Road, about 500 feet easterly of Waterford Drive: Sold in September of 1982 for $148,645.00 or $15,500/acre. This was an irregular shaped parcel containing 9.59 acres which was purchased by Countryside Builders from Lexington South, Inc. All utilities we:e available. The site was rolling and wooded. The site was being developed with 56 townhouse units which indicates a density of 5.8 units F-er acre. The seller was under considerable pressure to sell at the time. 4A. Blackhawk Road, approximately 112 mile north of Cliff Road: Being the NW; Of the SE4 of Section 29_ Sold in July of 1979 for $418,324.00 or $10,224/acre. This was a 40 acre parcel which was purchased by Tilsen Homes from 1st Bank Saint Paul. Zoning was R-3 and R-1. Thes was rolling open land with all utilities available. -19- , 1 I ? ? 1 I 1 I 1 1 I 1 1 1 1 I I 1 I -20- DAHI,FN & DWYER, INC. , 1 ? 1 ' 1 1 , ' , 1 , ' , ' 1 ' ' ' DAHLEN & DWYER, INC. REPLACEMENT COST APPROACH - AFTER House, 1,176 sq.ft, @ $50.00/sq.ft. Garage, 672 sq.ft. @ $12.00/sq.ft. Cost New of House and Cost New of House and Garage Less Depreciation of 150/o Depreciated Value of House and Garage Carpet and Drapes Lower Level Development Shed/Garage Land (includes site improvements) Value Indicated by Cost Approach Rounded: $ 58,800.00 8.064.00 $ 66,864.00 say (10, 064.00) $ 56,800.00 $ 1,000.00 $ 2,500.00 $ 500.00 $ 36,500.00 $ 96,300.00 $ 96,000.00 Depreciation Explained; Depreciation from all causes is estimated to be 15% which takes into consideration the overall condition of the subject property along with the minor functional obsolescence present. -21- 1 1 I 1 I , , , ' t 1 ' , I I , 1 I ' DAHLEN & DWYER, INC. DIRECT SP.LES COMPARISON APPROACH This portion of the appraisal process involves the direct comparison of the property being appraised to similar properties having sold in the same or similar market in order to arrive at an indicator of value for the subjeet property. This approach is also called the Market Data Approach. Among the basic real estate principles reflected in this approach is the principle of substitution which states, in part, that the value of a property replacable in the market tends to be set by the cost of acquiring the equally desirable substi- tute property assuming that no costly delay is encountered in making tne substitution. The application of this approach involves market research to obtain recent sales of properties as similar as possible to the subject. The sale prices of those properties deemed most comparable tend to set the range in which the value of the subject property wi11 fall. Differences between the comparable sales and the subject are analyzed based upon market reaction to a figure representing tne value of the subject property which is the probable price that a willing seller could obtain as of the date of the appraisal. The following analysis is a presen- tation of the comparable sales which your appraiser believes possess the highest degree of similarity to the subject property and therefore provide an adequate reflection of the market value estimate for the subjeet. -22- ' I I t ' ' 1 ? ' ' ' L 1 , ' I I I ' DAHLEN & DWYER, INC. DIRECT SALES COMPARISON APPROACH - BEFORE Your appraiser has reviewed many sales and offerings of homes felt competitive in the immediate and general areas. These sales are included in the Addendum of this report_ Sales analyzed include 1350 Rocky Lane, Eagan whieh sold in January of 1985 for $80,000. This was the sale of a California style rambler located on a 2± acre site not served by sewer or water. 3945 Pilot Knob Rcad in Eagan sold in September of 1984 for $117,500. This is the sale of a walk-out rambler located on a 3 acre site which was not served by sewer or water. There was a 28'x24' garage and a new 541x26' barn. 2125 Wuthering Heights Road sold in September of 1984 for $88,500. This was the sale of a larger rambler ori a 1 acre site. Sewer and water were in the area but not conrieeted to the property. 580 South Greenleaf Drive sold in April of 1984 for $119,000. This was the sale of- a larger rambler built in 1973 located on a 1 acre site not served by sewer or water. Adjustments have been made to these sales for date of sale, age, size, funetional utility, location, overall condition, appeal, quality of construction, financing, utilities and extras. Based upon my analysis of this market data, it is my opinion that the market data approach to value indicates a value to the subjeet property in the before situation of $89,000.00. DIRECT SALES COMPARISON APPROACH - AFTER Your appriser has reviewed many sales and offerings of homes felt competitive in the immediate and general areas. These sales are included in the Addendum of this report. 1455 Lone Oak Road sold in December of 1984 for $95,000. This was the sale of a larger rambler built in 1955 and located on a large wooded lot with pond. The site was served by city sewer and water. 3938 Blackhawk Circle sold in June of 1984 for $887000, This was the sale of a rambler built in 1972 on a site served by sewer and water. The home was larger than subject but was on a smaller site. 1345 Cosmos Lane sold in Mareh of 1985 for $100,000. This was the sale of a larger rambler on a site which was served by city sewer and water. The home was on a smaller site than the subject, but ane which also abutted a city park. 3280 Dodd Road, Eagan, sold in October of 1984 for $84,500. This was the sale of a similar sized rambler located on a 2+ acre site which was served by ci.ty sewer and water. The home had lower level development, two fireplaces and oil heat: -23- ' C I ' ' ' ' 1 1 ' ' ' ' ' , ' ' 11 I DAHLFN & DWYER, INC. Adjustments have been made to these sales for date of sale, age, size, funetional utility, location, overall conditian, appeal, quality of construction, financing and extras. Based upon my analyis of this market data, it is my opinion that the market data approach to value in the after situation indicates a value to the subject property of $96,000.00. -24- ' I I I 11 ' , 1 ' ' , ' ' I ' ' t ' , DAHLFN & DWYFR, INC. BENEFITS Your appraiser has analyzed the value of the subject parcel in the before and after situation. Both ttie Replacement Cost Approach to Value and the Direct Sales Comparison Approach have been analyzed. The difference between the before and after values would be the benefits accruing to the subject property as a result of trunk water main Project No_ 3951. These benefits can be summarized as follows: Value of the subject property . before the installation of trunk water main Project No. 3951 $ 90,000.00 Value of the subject property after the installation of trunk water main Project No. 3951 $ 96,000.00 Benefits accruing to the subjeet property as a result of trunk water main Projeet No. 3951 $ 6,000.00 -25- ' 1 I DAHLEN & DWYER, INC. SUMMARY AND CONCLUSION ' ' , ' ' I , ' ' ' ' I ' ' ' ' Munici.palities such as Eagan are authorized by Statute to make local improvements and to assess properties benefited by such improvements. Minnesota Statute 429.021 and 429.051 (1980). The Statute provides that appeal from the levy of the local entity may be taken to the District Court by the aggrieved party within 30 days after the adoption of the assessment. Minnesota Statute 429.081. The Minnesota Supreme Court has established guidelines for special assessments_ These guidelines are: 1. The land must receive a benefit from the improvement being eonstructed. 2. The assessment must be uniform upon the same class of property; and, 3. The assessment may not exeeed the benefit. The referred way to determine benefits, if any, accruing to a property is by the "before" and "after" method. Under this method, which is usually the simplest approach, the value of the property is estimated before the installation of trunk water main and then estimated after the installation of trunk water main, the difference between the two being the benefits accruing to the property. In appraising the parcel, your appraiser has determined that a willing buyer would pay a willing seller more for the property due to the installation of the trunk water main along South Lexington Avenue. This is strongly supported by land sales in the after situation. In the after situation, the property is now served by electricity, paved road and water. Therefore, after an analysis of all factors, it is my opinionl that the following values are applicable to the subject property: Value of the subject property before the installation of trunk water main Project No. 395I $ 90,000.00 Value of the subject property after the installation of trunk water main Project No. 3951 $ 96,000.00 Benefits accruing to the subject property as a result of trunk water main Project No. 395I $ 67000.00 -26- 11 17 I LJ I 1 I I I I ' I I I I I ' ' I I DAHLEN & DWYER, INC. REAL PAOPERTY ANALYSTS CONTINGENT AND LIMITING CONDITIONS The certification of the Appraiser appearing in the appreisal report ie 6ubject to the folloving conditione and to euch other specific and limiting conditione es ere eet forth by the Appraiser in the report. The Appraiser assumes no responsibility foz mat[era of a legal na[ure affec[ing the property appraised or the title [hereto, nor doea the Appraisez render any opinion as to the Ci[le, which is assumed [o be good and marke[able. The proper[y is appraised ae Chough under responsible ownecship. 2. Any sketch in the report may ahow approximate dimensions and is included to assis[ the reader in visualizing the property. The Appraiser has made no survey of the propezty. 3. The Appraiser is not required to give testimony or appear in court because of having made the appraisal vith reference [o the property in ques[ion, unlesa arrangeroents have been pre- viously made [herefore. 4. Any dis[ribution of the valua[ion in the repor[ between land and improvements appliee only under the existing program utilization. The eeparate valua[ions for land and building mu6t not be uaed in conjunction with any o[her appraisal and are invelid if eo used. 5. The Appraiser assumea that there are no hidden oz unapparent conditions of the property, euhsoil, or structures, vhich vould render i[ more or lees veluable. The Appraiaer assumes no responsibility for such conditions, or for engine.ering vhich might be required [o diecover such fac[ora. 6. Informe[ion, estima[es, and opiniona #urnished to the Appraiaer, and contained in the report, vere obtained from sourcee considered reliable and believed to be true and cozrect. However, no reeponsibility for accuracy of such items furnished the Appraiser can be assumed by the Appraiaer. 7. Disclosure of the con[ente of the appraisal report ie governed 6y the Bylave and Regulationa of the professional appraisal organiza[ions with vhich the Appraiser is affilia[ed. 8. Neither all, nor any part of the content of the report, or copy thereof (including conclusionc ae to the proper[y, value, the iden[ity of the Appraiser, professional designations, reference to any profeasional appraisal organizations, or the firm vith vhich the Appraiaer is connected), shall be used for any purposes by anyone but the client specified in the report, vithout the previous written consent of the Appraiser; nor shall it be conveyed by enyone to the public through advertis- ing, public relations, neve, sales, or o[her media, vi[hou[ the vri[ten consent and approval of the Appraiser. 9. On all appraisals, subject to satiafac[ory completion, repairs, or altezations, the appraisal repor[ and value conclusions are contingent upon comple[ion of the improvements in a vorkmanlike manner. ' 1 ' ' ? 1 ' I ' 17 J I 11 , I ' L i , ' DAHLEN & DWYER, INC. CERTI£ICATION The precedinq appraisal analysis was performed according to commonly accepted appraisal doctrine and is in conformity with an3 subject to the requirements of the Code of Profes- sional Ethics and Standards of Professional Conduct as pro- fessed by the Society of Real Estate Appraisers and the American Institute of Real Estate Appraisezs. As a practicing p:ofessional Real Estate Appraiser, I hereby certify that: 1. The Appraiser has no present or cantemplated future interest in the property appraised; and neither the employment to make the appraisal, nor the compensa- tion :or it, is contingent upon the appraised value of the property. 2. The Appraiser has no personal interest in or bias with respect to the subject matter of the appraisal report or the participants to the sale. The "Estimate ot Market Value" in the appraisal report is not based in whole or in part upon the race, co2or, or national origin of the prospective owners or occupants of the property appraised, or upon the race, color or national origin of the present owners or occupants of the properties in the vicinity of the property appraised. 3. The Appraiser has personally inspected the property, both inside and out, ar.d has made an exterior inspec- tion of all comparab':e sales listed in the report. To the best of the Appraisei's knowledge and belief, all statements and information in this report are true and correct, and the Appraiser has not knowingly withheld any significant information. 4. All contingent and limiting conditions are contained herein (imposed by the terms of the assig:unent or by the undersigned,affecting the analyses, opinions, and conclusions contained in the report). 5. This appraisal report has been made in conformity with and is subject to the reauirements of the Code of Pro- fessional Ethics and Standazds of Professional Conduct cf the appraisal organizations with which the Appz'aiser is affiliated. 6. All conclusions and opiniens concerning the real estate that are set forth in the appraisal report were prepared by the Aporaiser whcse signature appears on the appraisal report, unless in3icate3 as "Review Appraiser". Na change of any i:em in the appraisal report shall be made by anyone other than the Appraiser, and the Appraiser shall have no respensibility fo -any such :thorized change. aY ? c u??W - ' 1 I ?? I 1 I 1 , ' I ' ' I I I I , , DAHLFN & DWrYER, INC. A D D E N D U M ' 1 I I 1 1 I I I 1 I I 1 I 1 I 1 1 1 DAHLEN & DV9lYER, IlVC. 1 I 1 i 1 k vi<??r ' ? ? ? ? , I ' I ' , , I DA?? ? ?WYER, nNc. Garae View I ti?? ? ' ' I i r- I ' ' F 1 , , , ' , I E fi ' ' D??? ? ?WYER, INC. I_,ooking southwesterly a1: subject property Prom South Lexingt;on Avenue Access strip to pai°1: land along southerly lot line of' Subject parcel ' ?- ? r 1 1 I I ' , ' ' ' ' , I ' ?I ?J I ' I , DAHLEv & nWYER, Ivc. Ftesidential development in 'i.he immediate ai^ea Residential deve1opnient in the i.mtnedi_ate area ' 1 ' 1 ' ' , ' ' ' ' ? , , ' ' ' 1 ' DAHLFN & DWYER, IlVC. DIRECT SALES COMPARISON APPROACH - BEFaRE k00998L-$64,500 S-$80,000 B iJeA 01/16/85 732 UAYS L8-8064 SB-8064 38R 900532 1-=87,000 S488,500 q 2BA 72/01/69 65 L1AV5 LB-4118 SB-8064 3BR N W UPR DECK ] PA TIOi?YAXD. NPNACE 6 AC 3 YEANB OID II I. _Ap_Hm_5,_ Ox MWY1?80.VENBEIL/WVfHENINGNG76 131f1 J_{ DR 1 1)M3p WSO Nea?OFA M'E_XOXE_ 11 E.tBfl68D AEf M ?AS N Ip HICIUOE _ _ M Banl V WO AC V W p0 OV 15 K,t 1 10%13 9smi 91h Y F I 3 PI S p f? f6 im Mai BtI? N flehi Y 3Mf WS _? %0 !7 M IBOP ? 1 118%13 12Nn_9 G 7A Gdo Y 060 V_ C%tiAVALL UWN _'?_"- New fmany PoesiDimes EU6MITBU7EELLEflqElEflVE 19 6H 1 10%n _ GS AYAR y5D 191 __ 1HE RIGlR Tp LDMT ppR06 20 - _ ?_-- Plp 10011I0001078 IONG IEGAL - 71 $fML/Tff 13/3/I1PD --- nnn ?... BO SOUTH 6REENLEAf DRIVEz22v1 E6 co DAKOil07120050135 vv wnv 61-10 LS I+ ACRE APK AC0. 1.00 Si L,SIE sTY? RAMBiBUNG [G CONY ?fl I4XI8 EMTR WD/C fl s37,139 oR 13%]2 nR 2C A GDO IR 9.75% K 12x13 /sv WELL SEPT P $366 R EI Neni FA rx 1682.46i8 f0. l4%17 FUEL PROP B 5921 13X14 ic Hs Y g 11512 fftPL REC WDST 7eM FHA VA EUPT REFR R/0 CONV - gqTH 2 WSH DISP MICR rs DKrP PRC eSMr WO FU /H WS-0 EAP BEAUT7FUL WALKOUT RAMBLER IN MOVE-IN CONDITION OVERLOOKS POND. CLOSE TO MPLSiST.PAIII. SUNKEN LIVIN6 ROOM. L6 DECK OVERLOOKING POND. 2 WOOD STORAGES BLOGS. 3-SEASONS PORCH. WET ?tSiertMARi VANKLEEK 423-284fi sa2.4 P N01034L-=121,000 S-f117,500 C 1J50A 09107/84 113 nAVS LB-78 SR-4045 4BR iu TO 11 P NA L dN NGE. SEE q . R. $? SVPPIEMFNi. Dn. LS MI MO OF CLIR p 0 12LN 1 I0k1A M'SOYFS Heat HWO M iS19000 1 eCONV 13 pp 1 12%11 6rB0APD AEf1100 a00I-I 021173 ASh1 1410 INCL Bxm10 V!0 PC NO W RPST fED GD OV 15NIi ? lU(f2 PsmtBinY G It PIE?30.69 85 ± 16Fm L 24%U Mso Bih N Pehi Y 7M'CD$ ?. D ll M 1 17%11 G 2 GIb Y HAO T Now Fnm.e Possihdiees 1BBq 1 13X10 CWNO UwY I9 Bq 10%I1 CS NO 5D 2 0lR l 11%II PID10011000 1003 E1 SFM41{F12)D/1300 8 C[II.INGS QEAN h NEAT AS q PIX IST Fl LAIIHDNY, LOADS 9 Uf STOHAGE SPr1CF SITUPTEU pN 3F ACNES IXCWOINf, SMALI 8 MNFS Oi THE MINNE90T0. PNEP VALLFV. DEER VIBR BACN YANO. 9 NRNPE 86T ClO6E TO lHOPPIMG. WEII 9UILT NOME NA5 01K MILL. 8 AXOBEAUT1NlYAPO. WRlX0U1PANCNSTYIfNOMEWRNIFPPLCS 9 LAPGE GOUIRAM NffCHEN Of PIPCN CABIN[TS AND ISlANO COOK ' 1 DAHLEN & DWYER, INC. DIRECT SALES COMPARISON APPROACH - AFTER , ? ' ' , 1 ' ' ' ' ' ' ' , ' ' ' pO0534 L-}104,900 5-395,000 A 28A 12/01/84 83 UAYS Le-9374 SB-9374 3811 tlM514P iT [o .1nn n 2 .? 1345 COSMOS LANE z22v1 EG co DAKDi309435308001 Wv nnv 50-7D LS 8Sx248 APX ACP .00 Sv 1,736 5 96 PS 973 TF rtn srrL RM18/BUNG ic CONV L 207(12 exrR WDiC Bfl/S e $21,034 D aft 2C A IR BJSX K 10X12 /sv CWTfl CSNR P S179 RK Henr F{L1TR tK 1625.40/6 F 20X14 vuEt WS e 14%13 /c Ns Y a 11X9 vaPL FR ran FHA VA s X 2 eoat Ri0 DWSH V CAS e.ciN 3 S-0 -is DKiP flsnT FUL F N p NEARIY 1/2 ACRE OF GHEEN LN1N, ADJOI NED BY A CITY pARK & ACRO55 IS A LAKE. IHAGINE HOW TH IS FiOME 41ILL DEL IGNT VOUR CHILDREN. IF FAIIILY TO- GETHERHESS IS IMPORT A4T-TNIS THE ONE Ts CONV ovc NMLS o 3 5 D LtsrEflY. BRECKENftIDGE 431-7999 S83.15 LDNELL BANKER 432-0020 CORA12 4013891-$90,900 3-$88,000 P 1J5BA 06/27/84 37DAVS 18-162 SB-7064 39R i' a . . . .e4"__. . . 1 nJa 3918 BUGNHAWK CIN 8' u5 *a. f 1270 Ma Sa3C 1 Mun EAfiAN Zi 66123 CI DAN Ta. W SGe: S 1270 La4e M 3Ds1581 U Se182.251(101%13]%71+1 liiSFAeaY 1985 C BLk FAM0.Y PEAITY 163 Un J Spec S NONE Pms ARP 5 if. Ph 88A-7676 A , Ph Pn0 5 Yr B4 72 f Agt NOPM S. Nm Ph !9U-fi763 Ke N C 3.15 T 392486 1 THIS HOUSE IS A S7EAU MOTNATFD SELLEPI tl T LINGER GANAGE. NAqUW00D iLOORB THXOUGH WT. itl1EVlACE 91NSENT IS NEGOTIABIE. MIB BNBS IN 9ACN Y11R0. HOUSF IJ If I 11 lX/ L ?M I ILLV ?I C AEflm 5i I DVmm rv? Dic HWV i] T O BLACN N AWK TllRM 40 TO qP 30 l W50 Y Nea? GF4 MNf ]000011VP T? a VA E.1 CE??P AEE 01l1ASh1 Y 10.? Bsm?Y WO ALY WRNlR60M OD DV 9.8 Bsml Blh pl F I 1 E S43J1 P S N6 7 'K 31.2 Msrc Bth Y Peh' M 'k 0 %11 R G 1A Gdo Y F60 V New F??nance VosubiXiss %10 CW V DW Y 6ELLEN LdriD CAPflY %1 f CS Y 50 191 C/D WfM SU98TI11RIAL P4D 10187071 0009 DOWX SFMUTfL1496 .l11'lG99 i ? FV eR4 FOO A-NC SB9.911O ? o? ?.. 1 ? _? , . . . 20? OOUO RO z22v1 EA o DAKOi vv nnr 36-28 s 2 ACRES arx acR 2.10 sv 1,144 ??Z. S7Yl RAMBiBUNG TG OTNR t 1TXL$ ENTRWD/C a P 11X10 nR 2C A IR UOx KT 15X9 isu CWTR CSWR P RK L/ HEAT R/8 ix 1217.08i8 p FUEL OIL 8 a 14X12 ic ei Y 8R 12X11 FttPL LR FR TRM FNA VA EOP7 REFR Ri0 CONY - BATH 2 ts PRCH BSMT FUL N1CE RAMBLER 2+ ACRES, NU6E LIVIN6 R M. DIN[NG RM. COM80 WITH FIREPUCE. FINISHEO BASEMENT WITH COMPLETE KITC HEN a BATH. COULO BE MO7HER-IN-CAW APARTMEMT. liSTeAR06ER TOLLAS 457-8T60 Se2.4 ERRILL LYNCN REALTY/6_ 4ST-6600 fl IXlqNED YV APCMRELT SOIrtIIEqN ERV09UqED fl11M81Fp. AlVNDAIfT 9 VIF W Of WllDIIFF S PONO. THS IS ABlLUTELy'OXE Of A NWD' Fox e.,...e ! *" A IA / '`. A ;i 4 R+_:2 Mm. z$ITE AA9N ; ? R 3 A Q 'z 1 N A A A / . <i f SO.OAKS „?FAFif-- R 0 EPhllL„ ' 14K i` , ?. . !r?,..T°. ,.. ,=..wc, ? .nEnl , ? ?` A .:??} --?K?S ? ? ?? •, ._ ' : .•?.: i A w i A?;., r , , ? ( J ? a? ? F Z aG R05EMIOU0--?. ? ,,?? , ' Subdivision 2 ' ' I ' ' Zoning Map The boundaries of the above districts are hereby established as shown on that certain map entitled "Zoning Map of the City of Eagan, Minnesota," which map is properly approved and filed in the Office of the City Clerk, hereinafter referred to as the "Zoning Map." Said map and all of the notations, references and other information shown thereon shall have the same force and pffect as if fully set down therein and are hereby made a part of this Orctinance by reference and incorporated herein as fully as if set forth herein at lengt67. It shall be the responsibility of the City Clerk to maintain the "Zoning Map" and make same available to the public. Where a dispute arises over the City Clerk's determination of the exact location of a district baundary, said dispute shall be heard by the Board of Appeals And Adjustments for recommendation, with final determination to be made by the City Council. ' Subdivision 3. "A" AGRICULTURAL DISTRICT , A. Permitted Uses Within any Agricultural Oistrict no structure or land shall be used except ' for one or more of the following uses or uses deemed similar by the City Council. 1, All types of agricultural pursuits and accessory farm structures. , 2. Comnercial greenhouses and nurseries. 3. Stands for the sale of agricultural products provided said products are raised on the premises. ' 4, One-family detached dwelling. 5. Public parks, playgrounds and public utility service facilities. ' B. Conditional Uses ' Within any Agricultural District no structure or land shall be used for the following uses or uses deemed simi1ar by the City Couneil except by a conditional use per•mit: , 1. Any conditional use in the "R-1" distrir.t as regulated therein. 2. Riding stables, boarding stables, auction facilities or sales barns, canmercial feed lots or dog kennels 5ubject to the requirements ' of Ordinance No. 5 and revisions thereto. 3. Co mnercial storage faci1ities. ' C. Accessory Uses Within any Agricultural -"A" Districti any accessory use permitted in an ' "R-1" District shall be permitted. ' ' ' uw?vlsion 1. RESIqEN"fiAL OISIRICTS F1. Fermitted Uru, ' Within any k-l, R-2, k-3, f'.-4 or k-5 Dsstrict, no structure ?r• land shall be used except for one or more of the follow- , ing us: or uses dPemed 5imilar• by the City Council: 1. One ramily detached dwellings. 2. Two family dwellings (R-2, R-3, R-4 only) ? 3. Townhouses (nnly in R-3 and R-4 to a maxiw.um density n, o,G:)Q square feet per unit.) 4, ApartmE.nts (R-4 nniy) S. Horre ocr,upotions as defined in Scction ?2.05, Subdivisien , 2Ci;. 6. Mobile homes (R-5 only and developed un(ier requirementF ' of Ordinance No. 2 and i-evisinns thereto) B. Con(iitional Uses ' no structure tct 5 Di t R 4 , r - s or Within any R-1, R-2, R-3, R- o,• land shall be used for the tollov+ing use o,, uses deQmed , similar by the City Council except hy conditional use per^it 1. Golf courses, country clubs and tennis clubs. ' C. Permit±ed Accessory Uses 1 Within any R-1, R-2, R-3, R-4 or R••5 Cistrict, no structure or land or use of land shall be permitted exc.ept for one or mt;re of the follov:ing use or uses deemed sim,ilar by the , City Cauncil: l. Private garages and parking spate ?. Private swimming pool, teonis court, recrFation buildinq ' or `ot-lot. 3. Buildings temporarily located for purpuses of construction an the premises for a period of nut to exceed time neces- ' sary for such construction. 4. uarderiing and other horticultural uses wliere no sale of products i 5 conr+ijcted nn the p^emises ' 5. Uecorative landscape features, o. The keeping of domestic animals (househnld) fcr non-com- mercial parruses, for the use ot the occupants of the pre- ' mises. Subdivisicn 5. Minimum Air.a, ;etback and Height Requirement5 ' rhe foll,;a,ng chart sh311 Pstabl7sh the minimum lot area, lot f or width, buildiny setback and maximum heiqht req.nrements the Agricultural and Residential Districts, Where a conflict ' may arise between the minimum requirements of this Section and those contained in the General Provision Sectton 52,06 Subdivision 6C, the greater requirement shali be required. ' , m m m m m m m m m m m a m m m m m i m A. h1INIMUt1 AREA, SETQACK ANO NEIGHT REGULATIDPlS (Also See Section 52.06 Subdivision rC) SIDE-YARD SETDACK FRONT-YARD OR GARAGE OR MAXII!CM SETBACK ALONG DNIELLIN6 ACCESSORY REAR-YARD HEIGHT YMGOL USE DISTRICT L07 AREA LOT WIDTH PUBLIC STP,EET UNIT STRUCTURE SETBACK LIIIITATIONS A Agricultural 5 ac. per 300,feet 30 feet 30 feet 5 feet 30 feet ----- dwelling unit R-1 Single Family 12,000 85 feet 30 feet 10 feet 5 feet 15 feet 2-1/2 sterie? sq, ft. 1 ac. w/o municipal sewer & • water R-2 Double 15,000 100 feet 30 feet 10 feet 5 feet Teev 2-1/2 stcrie: sq. fit, ( -- - R-3 Townhouse 61000 sq. ---- 30 feet ' 30 feet ? r - E 10 f2ec ? --__ 30 ft for a 3 star`,es ft. per l dwelling unit ? ? - I unit. f 10 ft. for a 3ccessory building R-4 Multiple See Section 52.07 50 feet 30 feet 10 feet 30ft. for a Dwetling Subdivision 56 dwelling unit 10 ft. for a -.- accessory build;ng , - ? ? /? ??d ? • /?? 1 I J? ?pJ / e Iy \\LAItE ?1? _ IJ /^ J = 4r?? _ I ` Illl ?.'- '•.- _ = y - J?. ! ?? p A L -?--?+---°.. X OI // / I q ? .l? us >os.dN ? . ?/ SFflVitE ?' '_ 11LiL - I I) u.r,l L 8 \ C :^y. . 1/?? IV 1 . \ 3? ?.• . , 9?9.F ` ?° o ? F? \1 { R&:t?1 -- i L » - R? ? ? ^ -,. - -? ` ? ? _ .% o ?'", c' i O ?• UN? mwE Ln % / •? i' P7 ? Ind l\?. .?L? ?I (E6x15 t ? ._.?,...E __ _ - r IIJ_ IP= • I I COMMERCIAL ANNED DEVELOP E ? ' ` ` d • 'II • ? ? .? - /\ \? . xOT? I ' ? M1V. I. -I .,' ? /// ?? • . .. ? i -Ti l - ?r ? -'3K,? II? i.? fl R ? -? ? Rrfl ? -II / i GF; , RII R1 N ?? > i• ?T IR-li „?.,? q NaRk , 'A r{??f4 Y ?p R I ` ?l ~ ? ??a R-11? ?•-II ?° ? I R-III S(;,/G ,.? QL.Q.- x - , Rxl! ? ? ?o ?w ?• _ +B'B,',-',Fb I r ? ? R-II P ? - R II ? v??'? c 33 ' ? ? .."' ??.. • , ????`???. ? .?''?vz4`.,? ^ -J2 ----- -? o ,? ? ; ? ?? ROSEMO EY ?g 1 ? R I I / N •6]d ? R-II l? ? ? ' w x Ind, w ¢ I R I ??. p1a????. , , oo ' ?? ? w - \ > I ? • ? ?• R .. I ? e . a , ro?ro aw xa a R-II ' • ? . W ?rt '? s ? R-II a? ?as ? r - -- ? -- 1 ? ' I 1 1 1 1 I 1 1 71 I ? 1 1 1 1 1 1 1 1 DAHLEN & DWYER, INC. , , ' ' I ' ' ' !?I ? ' ' 1 , ' I -1 L I ' 1? L DANIEL E. DWYER EDUCATION: DAHLEN & DWYER, INC. 170 Norwest Center 'ower St. Paul, Minnesota 55101 Graduate of the College of St. Thomas 1967 Course 1-A, American Institute of Real Estate Appraisers 1971 Course 1-B, American Institute of Real Cst;ate Nppraisers 1973 Ameriean Appraisal Company Cost Estimating Seminar 1973 Course II, Ameriean Tnstitute of Real Estate Appraisers 1974 Course IV, American Institute of Real Estate Appraisers 1979 Eniinent Domain - Advanced Legal Cducation 1980 EXFERIENCE: Since 1971 actively involved in the appraisal of residential, commercial and industrial real estate Presidcnt, Dahlen & Dwyer, Ine., a Minnesota Corporation Instructor, appraisal seminars, MinneapolislSt_ Paul [,etrvpolitan Area Qualified as expert witness on real estate values APPRAISAL ASSIGNMENTS: Equitable Relocation Homequity, Inc. Mei°rill L,ynch Relocation Management Relocation Resources, Inc;. Residential Relocation Service Corp. Employee Transfer Corporation U. S. Steel Corporation Del.uxe Cheek Printers United First Mortgage United Mortgage Corporation Northland Mc?rtgage Corporation First Barik St. Paul. ['irst Ban4c Minnehaha Fii,st Bank Grand Western State Bank Commercial State Bank Norwest Ban]< Cit,y of Eagan City of St. Paul City of Roseville City of White Bear Lake City of Vadnais Heights Ramsey County Parks & Open Space Department Numerous attorneys and private individuals