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1 1 1 r, h E. V. DOLAN CO. REALTOR AND APPRAISER DATE AND PURPOSE E. VINCENT DOLAN, M.A J. NORTHERN FEDERAL BUILDING ST. PAUL. MINNESOTA 55102 The purpose of this ..Ippr;1is,11 is to e November. 17, 1986 stimate the' Market 'Ialue as of. of the Property owned by the Independent. School. District. No. 623 w!� i.ch is known as the Lc west corner of LexLnu: xLngt:on School Site located at the south- C) and County Road B, and legally described as: I The North 605.94 Ecet of the Edst: 660 £t. OF the NE 114 of the NE 1/4 of Section 15, c County Road B Lexington 29, Range 23, subject to Lexington Avenue. A 25-foot wide easement running north and south along the west lineofthe Property and a 10-foot bike Jay casement running north and south along the East. line of the property. The fee simple property rights have been appraised. NEIGHBORHOOD DATA The subject ct property is located in the City of Roseville, which is a well -established community lying commercial area for the Y g just north of St. Paul. City of Roseville would be The main of Highway 36 and Snellingthe intersection commercial development scattered cthroughout theentire is egood deal o ' ci.al development takinge city with cornmer- with Larpenteur and place `Tong Lexington Avenue at the intersection commercial development along County Road B. There is a good deal of Of the subject and there isgaRmixt_uree'Of �comlmercis ialtandeasterly development. in the 35LI Corridor.1l More. specifically, ,i.ndusrrial the subject property has commercial development onthe area around corners of Lexington and Count three e along County Road Band some ay Road B. There are some twinhomes located Partt in buildings along most of the residential development in the aretl is single Tamil d i�CXingt011; hOlJe'.1/er, ings. At the present time, there seems he be good activity cial land in the Y well- City of Roseville with a number of developmentsor comde1Wa or in the planning stage. Phis includes two shopping Of Rosedale, a proposed office park at 35E and County Road`Ds north Y Of land for office buildings which is currently talon Hamline and Highway 36 an assembly and other is activit g place along o!' County Road C and Snelling. Y at the intersection rZONING AND HIGHEST AND BE ST USE At the present time, the subject property have enclosed a zoning map for this portion of the is zoned RRee ofsidential. I which indicates the other three corners of this intersectionoScville B-3; however, the B-3 Zoning does not e, are zoned Road B as does the subject extend as far west along County J Property nor does it extend as far south along Lexington as does the subject. It would be my opinion p that the (continued) Page 2