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u I n 1 1 1 The City of Rosevi.lle, S most recent. Comprehensive Plan war: adopted with City Council in Nov ember in 1980. This Plan has two principal characteristics which list.inguish it. from iLs predecessors. Tihe: first is the fact that this Plan is part Or a major, coc.,rdinat.ed regional planning effort mandated by the Metropolitan Land Planning Act of 1.976. The second key characterist.ic is that. for Lhe first. time Rosuville's 198() Comprehensive Plan places considerable emphasis on redevelopment. In Ju l.y of 1982, t.hc (:i.ty of Rocevi.11e established under the appropriate state statutory authority, a Redevelopment: and Tax Increment: Financing P101). The proposed Nedevelopmer►L Area contains appro+ imnLely 2,350 acres and occupies the port;hwest corner of the city. Your appraiser has round t-he CU5, of Rosev.i l lc: t;o be a well balanced community, economically, socially and culturally. No detrimental factors have bee'll observed in the analysis which would restrict resi.denti.al, commercial or industrial growth in Lhe City of Roseville. NEIGHBORHOOD ANALYSIS The area in which the subject property is .located is to the southerly portion of the city approximately .l mile to the nouLh of the City of St. Paul. This is an area of mixed development i.ncIudi.ng commercial, rc:sident.i.al, and multi -:family. 1.exin9Lon Avenue is a major north -sough street; connecting the neighborhood with S`1'H #36 located just: Lo the north and the City of St:. Pau.] located just: to the south. Located just, across Lexington Avc:;nue from Lhe aubjecL property is the Calvary Baptist Chur-ch. There is single family development 7.1i►m(i:diat,el.y to t.lar south across Mid also t.o t.he, cast. Three of the corners aL Lexington Avenue and County Road B are develc,p(�d connnc:rc i. al ly wi. Lh a `1'w.i.n C:i Ly Federal branch o:rfice a.t the northwesL- corner, a SuperAnlertca station at the nori.heast; cc)rner, and a Clarlc station at-, L-he southeast curner. Overall, i.t is my belief that property values in the neighborhood for romme'rci a.l. and re'sideratlal has beeIl relative-l.y strong and should continue so into the future or until that: time When inter(st r. at.ee. rise s:igni f:ic:anLly ar)d the economy begins Lo f a]. 1. .