Next Meeting: September 19, 2017 after regular City Council meeting.

Transcription

1 MEETING AGENDA HOUSING & REDEVELOPMENT AUTHORITY AUGUST 15, 2017 Following Regular City Council Meeting North St. Paul City Hall Council Chambers 2400 Margaret Street I. CALL TO ORDER II. III. IV. ROLL CALL Mike Kuehn, Chair Terry Furlong, Commissioner Candy Petersen, Commissioner Jan Walczak, Commissioner Tom Sonnek, Commissioner Jason Ziemer, Executive Director ADOPT AGENDA CONSENT AGENDA A. Minutes of May 16, V. MEETING OPEN TO THE PUBLIC Note: This is a courtesy extended to persons wishing to address the Commission concerning issues that are not on the agenda. This discussion will be limited to 15 minutes. VI. VII. VIII. IX. PUBLIC HEARINGS DIRECTOR REPORTS & PROJECT UPDATES A. HRA financial report B. Home programs update. HRA ACTION ITEMS & RECOMMENDATIONS A. Receive appraisal and set sale prices, th Avenue student built home project. B student built home project site. FUTURE BUSINESS X. ADJOURNMENT Next Meeting: September 19, 2017 after regular City Council meeting.

2 Housing & Redevelopment Authority May 16, 2017 Proposed Regular Meeting Minutes I. CALL TO ORDER Chair Kuehn called the meeting to order at 8:08 p.m. II. ROLL CALL Present: Chair Mike Kuehn, Commission Members Terry Furlong, Candy Petersen, Jan Walczak, Tom Sonnek and Executive Director Jason Ziemer. Staff: Paul Ammerman, Scott Duddeck, Deputy Clerk Mary Mills. III. ADOPT AGENDA Member Sonnek moved and Member Furlong seconded, to approve the agenda as presented. Motion passed 5-0. IV. CONSENT AGENDA A. Minutes of January 17, 2017 HRA meeting. Member Furlong moved and Member Sonnek seconded, to approve the consent agenda as presented. Motion passed 5-0. V. MEETING OPEN TO THE PUBLIC No persons addressed the HRA. VI. PUBLIC HEARINGS There were no public hearings. VII. DIRECTOR REPORTS & PROJECT UPDATES A. HRA Financial Report. Executive Director Ziemer presented a financial update regarding HRA activities, summarizing the existing cash balance, projected revenue and current expenditures. Member Petersen moved and Member Sonnek seconded, to acknowledge receipt of the financial report. B. HRA Programs and Projects Updates. Community Development Director Paul Ammerman presented an update regarding the home emergency repairs loan programs and the Aging-In-Place program. Page 1 of 2 Proposed HRA minutes May 16, 2017

3 C Student home project update. Fire Chief Scott Duddeck presented a brief update on the 14 th Avenue house. It is coming along great. This is the first rambler we have built. VIII. HRA ACTION ITEMS & RECOMMENDATIONS A student built home program joint powers agreement. Executive Director Ziemer presented a request to approve the Student Built Home Project Joint Powers Agreement between the City of North St. Paul and Northeast Intermediate School District 916 for the property located at st Street in North St. Paul. Member Walczak moved and Member Furlong seconded to approve the Student Built Home Project Joint Powers Agreement between the City of North St. Paul and Northeast Intermediate School District 916. B. 6 th Street land sale discussion. Executive Director Ziemer opened up discussion regarding the potential sale of the northern most vacant parcel previously split from th Street, a student built home project. This parcel would have been another 916 student project home. The owners of the home at th Street have expressed an interest in purchasing that lot. All members were in consensus that should the interested parties make an offer to the City to purchase the parcel the City could begin negotiations for such. IX. FUTURE BUSINESS No items were stated for future business. X. ADJOURNMENT Member Walczak moved and Member Sonnek seconded to adjourn. Motion passed 5-0. Meeting adjourned at 8:32 p.m. Next regular meeting: July 18, 2017 immediately following the regular City Council meeting. Michael R. Kuehn, Chair Attest: Jason Ziemer, Executive Director Page 2 of 2 Proposed HRA minutes May 16, 2017

4 MEETING AGENDA HOUSING & REDEVELOPMENT AUTHORITY AUGUST 15, 2017 Following Regular City Council Meeting North St. Paul City Hall Council Chambers 2400 Margaret Street I. CALL TO ORDER II. III. IV. ROLL CALL Mike Kuehn, Chair Terry Furlong, Commissioner Candy Petersen, Commissioner Jan Walczak, Commissioner Tom Sonnek, Commissioner Jason Ziemer, Executive Director ADOPT AGENDA CONSENT AGENDA A. Minutes of May 16, V. MEETING OPEN TO THE PUBLIC Note: This is a courtesy extended to persons wishing to address the Commission concerning issues that are not on the agenda. This discussion will be limited to 15 minutes. VI. VII. VIII. IX. PUBLIC HEARINGS DIRECTOR REPORTS & PROJECT UPDATES A. HRA financial report B. Home programs update. HRA ACTION ITEMS & RECOMMENDATIONS A. Receive appraisal and set sale prices, th Avenue student built home project. B student built home project site. FUTURE BUSINESS X. ADJOURNMENT Next Meeting: September 19, 2017 after regular City Council meeting.

5 Agenda Information Memorandum North St. Paul Economic Development Authority August 15, 2017 VII. DIRECTOR REPORTS & PROJECT UPDATES A. HRA FINANCIAL REPORT ACTIONS TO BE CONSIDERED To receive a financial update regarding HRA activities. FACTS The existing HRA cash balance as of July 31 was $485, Current total assets are $847,268.48, which includes $357, in HRA-owned properties. The projected revenue for the HRA is $143,812. The majority of HRA revenues are generated through the annual HRA tax levy. Current expenditures through July 31 were $284,057.06; the Fiscal Year 2017 budget was $452,148. ATTACHMENTS None.

6 Agenda Information Memorandum North St. Paul Housing & Redevelopment Authority May 17, 2016 VII. DIRECTOR REPORTS & PROJECT UPDATES B. HOME PROGRAMS UPDATE ACTIONS TO BE CONSIDERED To receive an update regarding the home and emergency repairs loan programs, and Aging-in- Place program. FACTS The HRA implemented its home and emergency repair loan programs in The Aging in Place program took effect in The HRA has provided eight (8) Home Improvement Loans and Emergency Fund Loans totaling $112,184.14; and Aging in Place home safety assessments and rebates totaling $2, ATTACHMENTS None.

7 Agenda Information Memorandum North St. Paul Housing & Redevelopment Authority August 15, 2017 VIII. HRA ACTION ITEMS & RECOMMENDATIONS A. RECEIVE APPRAISAL & SET SALE PRICE, TH AVENUE STUDENT BUILT HOME PROJECT ACTIONS TO BE CONSIDERED To receive the appraisal and set the sale price of the student built home project at th Avenue. FACTS Construction began on this year s student built home project at th Avenue in September An appraisal of the home was ordered to determine a value and sale price for the home. The appraisal has indicated a value of $306,000 for the home. City staff is recommending continuing to offer a realtor sales incentive of 3.0%. ATTACHMENTS Copy of the appraisal report.

8 File No SUMMARY APPRAISAL REPORT OF THE REAL PROPERTY LOCATED AT th Ave E North Saint Paul, MN for City of 2400 Margaret Street North Saint Paul, MN as of 07/17/2017 by Kit B. Svee 6507 Orchard Ridge Trail Woodbury, MN 55129

9 6507 Orchard Ridge Trail Woodbury, MN July 30, 2017 City of 2400 Margaret Street North Saint Paul, MN Property th Ave E North Saint Paul, MN Client - File No Case No Dear Client: In accordance with your request, I have prepared an appraisal of the real property located at th Ave E, North Saint Paul, MN. The purpose of the appraisal is to provide an opinion of the market value of the property described in the body of this report. Enclosed, please find the report which describes certain data gathered during our investigation of the property. The methods of approach and reasoning in the valuation of the various physical and economic factors of the subject property are contained in this report. An inspection of the property and a study of pertinent factors, including valuation trends and an analysis of neighborhood data, led the appraiser to the conclusion that the market value, as of 07/17/2017 is : $306,000 The opinion of value expressed in this report is contingent upon the Limiting Conditions attached to this report. It has been a pleasure to assist you. If I may be of further service to you in the future, please let me know. Respectfully submitted, Kit B. Svee MN Certification #

10 S U B J E C T C O N T R A C T N E I G H B O R H O O D Uniform Residential Appraisal Report File # The purpose of this summary appraisal report is to provide the client with an accurate, and adequately supported, opinion of the market value of the subject property. Property Address City State Zip Code Owner Intended User County Legal Description th Ave E North Saint Paul MN Ramsey *** See Additional Comments *** Exempt North Saint Paul 95-B4 Kings X 0 0 X Valuation for Sale Assessor's Parcel # Tax Year R. E. Taxes $ Neighborhood Name Map Reference Census Tract Occupant Owner Tenant Vacant Special Assessments $ PUD HOA $ per year per month Property Rights Appraised Fee Simple Leasehold Other (describe) Intended Use: Client City of Address 2400 Margaret Street, North Saint Paul, MN Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of the appraisal? Yes No Report data source(s) used, offering price(s), and date(s). I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not performed. Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Source(s) Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the client? Yes No If Yes, report the total dollar amount and describe the items to be paid: Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Percent Land Use % Location Urban Suburban Rural Property Values Increasing Stable Declining PRICE AGE One-Unit % Built-Up Over 75% 25-75% Under 25% Demand/Supply Shortage In Balance Over Supply $(000) (yrs) 2-4 Unit % Growth Rapid Stable Slow Marketing Time Under 3 mths 3-6 mths Over 6 mths Low Multi-Family % Neighborhood Boundaries High Commercial % Neighborhood Description Market Conditions (including support for the above conclusions) NorthstarMLS/Tax Records X X 79.0 X X 9.0 X X North,South,East,West *** See Additional Comments *** *** See Additional Comments *** *** See Additional Comments *** Pred. Other % X 60.51Fx134.42LSx60.52Rx134.59RS 8140 sf Rectangular N;Res; Dimensions Area Shape View Specific Zoning Classification R-1 Zoning Description Single Family Residential X Zoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe) Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? Yes No If No, describe X S I T E Utilities Public Other (describe) Public Other (describe) Off-site Improvements--Type Public Private X X Asphalt X X X None Yes X No FEMA Flood Zone X FEMA Map No C0044G FEMA Map Date 06/04/2010 X X Electricity Water Street Gas Sanitary Sewer Alley FEMA Special Flood Hazard Area Are the utilities and off-site improvements typical for the market area? Yes No. If No, describe Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe I M P R O V E M E N T S General Description Foundation Exterior Description materials/condition Interior Units One One with Accessory Unit Concrete Slab Crawl Space Foundation Walls Floors # of Stories Full Basement Partial Basement Exterior Walls Walls Type Det. Att. S-Det/End Unit Basement Area sq. ft. Roof Surface Trim/Finish Existing Proposed Under Const. Basement Finish % Gutters & Downspouts Bath Floor Design (Style) Outside Entry/Exit Sump Pump Window Type Bath Wainscot Year Built Evidence of Infestation Storm Sash/Insulated Car Storage None Effective Age (Yrs) Dampness Settlement Screens Driveway # of Cars Attic None Heating FWA HWBB Radiant Amenities WoodStove(s)# Driveway Surface Drop Stair Stairs Other Fuel Fireplace(s) # Fence Garage # of Cars Floor Scuttle Cooling Central Air Conditioning Patio/Deck Porch Carport # of Cars materials/condition X PourConc/Gd Cpt/Vinyl/Gd 1 X Vinyl Lap/Gd DW/Pnt/Gd X 1,646 Asphalt Shingle/Gd Enamel/Gd X 0 None Vinyl/Gd Ranch X DH/Vinyl/Gd Fiberglass/Gd 2017 Thermo/Gd 0 Yes/Gd X 2 X 0 Concrete/Gd Natl Gas X 1 None X 2 X X X Cvrd X Screen None None X X X X X X P ,646 *** See Additional Comments *** Finished Heated Individual Other Pool Other Att. Det. Built-in Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe) Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade Additional features (special energy efficient items, etc.) Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). New construction ranch style dwelling, insulated 2 car attached garage, concrete drive, covered front porch, cedar deck and ceiling, screen rear porch with cedar decking and ceiling, alder cabinets, center island with granite counter top, ceramic back splash, full compliment of SS appliances, carpet and high impact vinyl plank flooring, walk-in closet in owners bedroom, private owners bath, gas fireplace, enamel trim, enamel solid core panel doors. X Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe X RMPF Form 1004 May 2007 Page 1 of 6

11 S A L E S C O M P A R I S O N A P P R O A C H Uniform Residential Appraisal Report File # comparable properties currently offered for sale in the subject neighborhood ranging in price from 299, , comparable sales in the subject neighborhood within the past twelve months ranging in sale price from 240, , There are $ to $. There are $ to $. FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # th Ave E 2350 South Ave E 2206 Ariel St N 2589 Swan Ave Address North Saint Paul, MN North Saint Paul, MN North Saint Paul, MN North Saint Paul, MN Proximity to Subject 0.82 miles S 0.98 miles SW 0.71 miles NE Sale Price $ $ 299,900 $ 314,000 $ 315,000 Sale Price/Gross Liv. Area $ sq. ft. $ sq. ft. $ sq. ft. $ sq. ft. Data Source(s) Verification Source(s) NorthstarMLS# ; DOM 137 Tax Record NorthstarMLS# ; DOM 63 Tax Record NorthstarMLS# ; DOM 13 Tax Record VALUE ADJUSTMENTS Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition DESCRIPTION DESCRIPTION +(-)$ Adjustment DESCRIPTION +(-)$ Adjustment DESCRIPTION +(-)$ Adjustment Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Net Adjustment (Total) + - $ + - $ + - $ Adjusted Sale Price Net Adj. % Net Adj. % Net Adj. % of Comparables Gross Adj. % $ Gross Adj. % $ Gross Adj. % $ I did My research Data Source(s) My research Data Source(s) did not research the sale or transfer history of the subject property and comparable sales. If not, explain did ArmLth ArmLth ArmLth Conv;0 Cash;0 Conv;0 s07/17c06/17 s01/17c12.16 s06/17c04/17 Suburban Suburban Suburban Suburban Fee Simple Fee Simple Fee Simple Fee Simple 8140 sf 6650 sf 9361 sf sf -3,500 N;Res; N;Res; N;Res; N;Res; Ranch Ranch Ranch SpltFyr Q3 Q3 Q3 Q , ,500 C1 C1 C2 C2 Room Count Gross Living Area 1,646 sq. ft. 1,590 sq. ft. +1,700 1,618 sq. ft. 1,334 sq. ft. +9,400 Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck 1646sf0sfin Average FWA/CAC Average 2at2dw CPrch/ScrPrch 1569sf0sfin Average FWA/CAC Average 2at2dw None 1618sf1612sfwo 1rr2br1.0ba1o Average FWA/CAC Average 2at2dw +2,500Deck/Patio -24, sf1223sfin -4,000 1rr2br1.0ba0o Average FWA/CAC Average 3at3dw Deck/Patio -18,300-4,000-3,000 Fireplace/Extras 1FP 0FP +2,0001FP 1FP X X did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. NorthstarMLS/County Records did X NorthstarMLS/County Records X 6,200 X -15,200 X -4, , , ,100 did not reveal any prior sales or transfers of the comparable sales for the prior year to the date of sale of the comparable sale. Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3). ITEM SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) 09/23/ ,200 NorthstarMLS/Tax Records 07/17/2017 NorthstarMLS/Tax Records 07/17/2017 NorthstarMLS/Tax Records 07/17/2017 NorthstarMLS/Tax Records 07/17/2017 Analysis of prior sale or transfer history of the subject property and comparable sales The subject site is part of a lot split from a larger site sold to the 09/23/2014 for $73,200 with a prior Deed of Distribution 04/23/2013. This property has not been listed or sold in the 36 months prior to this analysis except as noted, is NOT subject to a pending agreement. The comparables have not sold in the 12 months prior to the indicated closed date. Summary of Sales Comparison Approach *** See Additional Comments *** Indicated Value by Sales Comparison Approach $ R E *** See Additional Comments *** C O N C This appraisal is made "as is," I completed, L I A Additional Comments *** T I O N $ 306,000, as of 07/17/2017 Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $ subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: subject to the Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting conditions, and appraiser's certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is RMPF Form 1004 May 2007 X 306, , ,900, which is the effective date of this appraisal. Page 2 of 6 *** See

12 Intended User Property Address City County State Zip Code Client FEATURE SUBJECT COMPARABLE SALE NO. 4 COMPARABLE SALE NO. 5 COMPARABLE SALE NO. 6 Sale Price $ $ $ $ Sale Price/Gross Liv. Area $ sq. ft. $ sq. ft. $ sq. ft. $ sq. ft. VALUE ADJUSTMENTS Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition File No ADDITIONAL COMPARABLES th Ave E North Saint Paul Ramsey MN City of th Ave E 2064 Highway 36 E 2354 South Ave Address North Saint Paul, MN North Saint Paul, MN North Saint Paul, MN Proximity to Subject 0.72 miles SW 0.82 miles S 290, , Data Source(s) NorthstarMLS# ; DOM 574 NorthstarMLS# ; DOM 7 Verification Source(s) Tax Record Tax Record DESCRIPTION DESCRIPTION +(-)$ Adjustment DESCRIPTION +(-)$ Adjustment DESCRIPTION +(-)$ Adjustment Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Room Count Gross Living Area sq. ft. sq. ft. sq. ft. sq. ft. Basement & Finished Rooms Below Grade Pending Listing c04/17 Active Suburban Suburban Suburban Fee Simple Fee Simple Fee Simple 8140 sf sf 6650 sf N;Res; A;Res;RdNse +2,900N;Res; Ranch SpltFyr Ranch Q3 Q3 Q C1 C1 C ,646 1,440 +6,200 1,590 +1, sf0sfin 1440sf0sfin 1569sf0sfin Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Average FWA/CAC Average 2at2dw CPrch/ScrPrch Average FWA/CAC Average 3at3dw CPrch Average FWA/CAC Average -3,0002at2dw +2,000None +2,500 Fireplace/Extras 1FP 1FP 0FP +2,000 Net Adjustment (Total) + - $ + - $ + - $ Adjusted Sale Price Net Adj. % Net Adj. % Net Adj. % of Comparables Gross Adj. % $ Gross Adj. % $ Gross Adj. % $ Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) Comment on Sales Comparison X 8,100 X 6, , ,100 ITEM SUBJECT COMPARABLE SALE #4 COMPARABLE SALE #5 COMPARABLE SALE #6 09/23/ ,200 NorthstarMLS/Tax Records NorthstarMLS/Tax Records NorthstarMLS/Tax Records 07/17/ /17/ /17/2017

13 Uniform Residential Appraisal Report File # A D D I T I O N A L C O M M E N T S COST APPROACH TO VALUE Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) C O S T A P P R O A C H ESTIMATED REPRODUCTION OR X REPLACEMENT COST NEW OPINION OF SITE VALUE...=$ 52,000 Source of cost data Marshall & Swift Residential Cost Handbook Dwelling 1,646 Sq. $ =$ 184,352 Quality rating from cost service Q3 Effective date of cost data 03/17 BSMT 1,646 Sq. $ =$ 37,858 Comments on Cost Approach (gross living area calculations, depreciation, etc.) Extras 15,000 Physical depreciation is based on the Age/Life Method. Garage/Carport 506 Sq. $ =$ 17,710 0 years effective age/100 years economic life = 0% Total Estimate of Cost-New... =$ 254,920 physical depreciation. Remaining economic life = 100 Less Physical Functional External years. The subject roof has a remaining economic life of Depreciation =$ ( ) a minimum of 2 years. Depreciated Cost of Improvements...=$ 254,920 'As-is' Value of Site Improvements...=$ I N C O M E P U D I N F O R M A T I O N ,920 Estimated Remaining Economic Life (HUD and VA only) Years Indicated Value By Cost Approach...=$ INCOME APPROACH TO VALUE Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM) PROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control of the Homeowners' Association (HOA)? Yes No Unit type(s) Detached Attached Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit. Legal name of project Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data Source(s) Was the project created by the conversion of existing building(s) into a PUD? Yes No If Yes, date of conversion Does the project contain any multi-dwelling units? Yes No Data Source(s) Are the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion. Are the common elements leased to or by the Homeowners' Association? Yes No If Yes, describe the rental terms and options. Describe common elements and recreational facilities RMPF Form 1004 May 2007 Page 3 of 6

14 Uniform Residential Appraisal Report File # This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit; including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a manufactured home or a unit in a condominium or cooperative project. This appraisal report is subject to the scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions, and certifications. The Appraiser may expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal assignment. SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a visual inspection of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and conclusions in this appraisal report. DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably 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 to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: subject to the following assumptions and limiting conditions: The appraiser's certification in this report is 1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it, except for information that he or she became aware of during the research involved in performing this appraisal. The appraiser assumes that the title is good and marketable and will not render any opinions about the title. 2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The sketch is included only to assist the reader in visualizing the property and understanding the appraiser's determination of its size. 3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand, or as otherwise required by law. 5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the research involved in performing this appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will be performed in a professional manner. RMPF Form 1004 May 2007 Page 4 of 6

15 Uniform Residential Appraisal Report File # APPRAISER S CERTIFICATION: The Appraiser certifies and agrees that: 1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report. 2. I performed a visual inspection of the interior and exterior areas of the subject property. I reported the condition of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the livability, soundness, or structural integrity of the property. 3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 4. I developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop them, unless otherwise indicated in this report. 5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report. 6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the date of sale of the comparable sale, unless otherwise indicated in this report. 7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that has been built or will be built on the land. 9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales. 10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the sale or financing of the subject property. 11. I have knowledge and experience in appraising this type of property in this market area. 12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing services, tax assessment records, public land records and other such data sources for the area in which the property is located. 13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. 14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property or that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject property. 15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal report are true and correct. 16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. 17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law. 18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event. 19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. RMPF Form 1004 May 2007 Page 5 of 6

16 Uniform Residential Appraisal Report File # I identified the client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. 21. I am aware that any disclosure or distribution of this appraisal report by me or the client may be subject to certain laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me. 22. If this appraisal report was transmitted as an electronic record containing my electronic signature, as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. SUPERVISORY APPRAISER S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: 1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser s analysis, opinions, statements, conclusions, and the appraiser s certification. 2. I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser s analysis, opinions, statements, conclusions, and the appraiser s certification. 3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or the appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law. 4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 5. If this appraisal report was transmitted as an electronic record containing my electronic signature, as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Kit B. Svee Company Name Company Address 6507 Orchard Ridge Trail Woodbury, MN Telephone Number Address ksvee@spectrumappraisal.com Date of Signature and Report July 30, /17/2017 State Certification # Signature Name Company Name Company Address Telephone Number Address Date of Signature Effective Date of Appraisal State Certification # or State License # or Other State MN Expiration Date of Certification or License 08/31/2018 or State License # State Expiration Date of Certification or License SUBJECT PROPERTY ADDRESS OF PROPERTY APPRAISED th Ave E North Saint Paul, MN APPRAISED VALUE OF SUBJECT PROPERTY $ CLIENT Name Client Company Name City of Company Address 2400 Margaret Street North Saint Paul, MN Address 306,000 Did not inspect subject property Did inspect exterior of subject property from street Date of Inspection Did inspect interior and exterior of subject property Date of Inspection COMPARABLE SALES Did not inspect exterior of comparable sales from street Did inspect exterior of comparable sales from street Date of Inspection RMPF Form 1004 May 2007 Page 6 of 6

17 Intended User Property Address ADDITIONAL COMMENTS City County State Zip Code Client File No th Ave E North Saint Paul Ramsey MN City of SCOPE OF APPRAISAL At the request of the City of, I personally conducted an on-site appraisal of the subject property and a personal exterior inspection of all comparables used in this report. The purpose of this appraisal is to estimate the value of the subject property as "to be completed" new construction as of the date of inspection. The scope of work includes, but is not necessarily limited to, the identification of the property to be appraised, the physical inspection of the property to be appraised, the type and extent of the data researched and the type and extent of analysis applied to derive the final estimate of value. This appraisal is intended to comply with Uniform Standards of Professional Appraisal Practice (USPAP) Standard I. The report itself is intended to meet the requirements of a SUMMARY APPRAISAL REPORT as outlined in Standards 2-2b of USPAP. This report is for the intended use by the specified client and may not be transferred or used by any other party without the written consent of the preparer. The subject property is located 11 miles from my office. This assignment requires geographic competency as part of the scope of work. I have spent sufficient time in the subjects market and understand the nuances of the local market and the supply and demand factors relating to the specific property type and the location involved. Such understanding will not be imparted solely from a consideration of specific data such as demographics, costs, sales and rentals. The necessary understanding of local market conditions provides the bridge between a sale and a comparable sale or a rental and comparable rental. This appraisal is considered a "hypothetical" analysis subject to the completion of the property according to the plans and specifications provided by the client. The appraiser has NOT previously provided a service for the subject property within the 36 months prior to the effective date of this analysis. LEGAL DESCRIPTION Lot 26 and that part of Lot 25, lying W of a line parallel with and feet W of the E line of Lot 24, all in Block 17, Fourth Addition to North Saint Paul, Ramsey County, MN and that part of the vacated alley which accrues thereto. NEIGHBORHOOD BOUNDARIES The Subject is bounded on the North by 17th Ave, on the East by Division St N, on the South by Hwy 36, and on the West by McKnight Rd. NEIGHBORHOOD DESCRIPTION The subject is located in the City of North Saint Paul, MN which has a current population of 12,300 residents. North St. Paul is an older established community located approximately 7 miles NE of the downtown St. Paul CBD and bordered to the east by the City of Oakdale, and west and south by the City of Maplewood. New construction occurs as lots become available. This city is convenient to all amenities and employment, Maplewood Regional Mall is two miles to the NW. Freeways and local highways are convenient to all Twin Cities Metro area. MARKET CONDITIONS I have considered relevant competitive listings and/or contract offerings in the performance of this appraisal and in the trending information reported in this section. Supply and demand are in balance in this residential neighborhood with 6 months of product available, influenced by a declining sales trend, marketing times stable, averaging 51 days for all sales in the previous 12 months. Listing Price vs. Sales Price ratio is stable, averaging 100% for this neighborhood in the previous 12 months. Prices appear to be increasing by 9.5% when using the

18 Intended User Property Address City County State Zip Code Client File No ADDITIONAL COMMENTS Page th Ave E North Saint Paul Ramsey MN City of price per square foot method of calculation based on MLS data sources. Based on MLS data sources, the subject defined neighborhood does not currently have an inordinate number of distressed listings that would be considered to have a direct influence on the marketability or pricing of the subject or other properties in this neighborhood as of the date of this analysis. No similar distressed offerings were noted at the time of inspection. ADDITIONAL FEATURES The improvements appear to conform to other dwellings in the neighborhood which are similar in age and amenities. No functional deficiencies were observed that would affect the marketing/pricing of this property. The appraiser has considered all indicated features as to their market influence in this analysis. No additional features were noted that would affect the value of this property. Free standing appliances indicated as "personal" are NOT included in the final estimate of value. 2x6 construction, high efficiency furnace/ac/water heater, low-e windows, air exchanger, insulated garage, gas fireplace. SALES COMPARISON APPROACH 3 sale comparables and 2 listing comparables are offered, similar to the subject in style/curb appeal, room count and over all amenities. Sale comparable #1 and listing comparables 4 & 5 are new construction properties, similar to the subject in quality of materials used. Comparable #4 is a pending sale. All comparables are non-distressed and located in the North Saint Paul market within.71 to.98 miles of the subject. Comparables 1, 2 & 5 are very similar in gross living area and above grade room count. The sale comparables closed within the previous 0-6 months. ANALYSIS OF ADJUSTMENTS: All sale comparables closed with no seller concession. A site size adjustment is made to comparable #3 at $.40 per sf reflecting the contributory value of the surplus land to the transaction. An effective age adjustments is made to comparables 2 & 3 at $1000 per effective year reflecting their older actual construction age of 26 & 29 years respectively. Adjustments to gross living area are made at $30 per sf, basement finish at $15 per sf, full baths at $4000 per, $3000 per garage stall, $2000 fireplace. This appraiser has researched closed sales over the last 12 months in order to select similar comparables from the standpoint of location, style, age and functional utility. Comparables selected are considered the most meaningful available at the time of this inspection. After gathering this information the analysis was completed and the opinion of value determined. Adjustments made on the market data grid are based on information reported, estimated adjustments based on contributory value, not necessarily cost value. The subject property is compatible with similar properties in the neighborhood. Comparables selected bracket the subject in terms of adjusted price and the sale price of these comparables support the final opinion of value herein determined. The comparables have closed within the last 12 months. RECONCILIATION The Market Data Approach is given the most weight, as it best indicates the actions of willing buyers and sellers in the marketplace. The Cost Approach strongly supports this value. The Income Approach lacks rationale since the typical buyer is the owner occupant. Sale comparable #1 is a very similar recently closed new construction property with no finished basement and given the most weight in this analysis and is well supported by offering comparables 4 & 5. Exposure Time: The estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal. Exposure time is a retrospective opinion based on an analysis of past events assuming a competitive and open market.

19 Intended User Property Address City County State Zip Code Client File No ADDITIONAL COMMENTS Page th Ave E North Saint Paul Ramsey MN City of The subject exposure time is estimated at under 90 days. CONDITIONS OF APPRAISAL This appraisal is completed with the property herein described SUBJECT TO COMPLETION of the new construction dwelling as seen on 07/17/2017 and referenced in this report. All mechanical equipment considered to be in working order and subject to final inspection.

20 M A R K E T R E S E A R C H & Market Conditions Addendum to the Appraisal Report File No The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, Property Address City State ZIP Code Intended User Instructions: th Ave E North Saint Paul MN The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regarding housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent it is available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an explanation. It is recognized that not all data sources will be able to provide data for the shaded areas below; if it is available, however, the appraiser must include the data in the analysis. If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify it as an average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of the subject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc. Inventory Analysis Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend Total # of Comparable Sales (Settled) Increasing Stable Declining Absorption Rate (Total Sales/Months) Increasing Stable Declining Total # of Comparable Active Listings Declining Stable Increasing Months of Housing Supply (Total Listings/Ab.Rate) Declining Stable Increasing Median Sale & List Price, DOM, Sale/List % X X X X Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend 314, , ,900 X X 299, , ,900 X X Median Comparable Sale Price Increasing Stable Declining Median Comparable Sales Days on Market Declining Stable Increasing Median Comparable List Price Increasing Stable Declining Median Comparable Listings Days on Market Declining Stable Increasing Median Sale Price as % of List Price 99 % 101 % 100 % Increasing X Stable Declining X Seller-(developer, builder, etc.) paid financial assistance prevalent? Yes No Declining Stable Increasing Explain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condo fees, options, etc.). Based on MLS data sources, seller concessions appear to be common to this neighborhood with a range of 0% to 3% (3% for FHA financing) with 3% considered acceptable but analyzed on an individual basis. A N Are foreclosure sales (REO sales) a factor in the market? Yes X No If yes, explain (including the trends in listings and sales of foreclosed properties). A Based on MLS data sources, the subject defined neighborhood does not currently have an inordinate number of L distressed listings that would be considered to have a direct influence on the marketability or pricing of the subject or Y S other properties in this neighborhood as of the date of this analysis. No similar distressed offerings were noted at the I time of inspection. S Cite data sources for above information. NorthstarMLS and county data provide the basis for the conclusions in this analysis. X Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as an analysis of pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions. There were a total of 7 Comparable Settled Sales in the past 12 months. The Median Sales Price for the prior 7-12 months was $314,000 and for the current to prior 3 months is $299,900. The Months Supply for the prior 7-12 months was 1 and 6 for the current to prior 3 month period. The Median Days on Market for the prior 7-12 months was 40 and 137 for the current to prior 3 month period. The statistics above were generated from an exported MLS market search. Details regarding the calculations and process can be found online at www. sfrep. com/ 1004MC/ calc/ C O N D O / C O - O P P R O J E C T S If the subject is a unit in a condominium or cooperative project, complete the following: Project Name: Subject Project Data Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend Total # of Comparable Sales (Settled) Increasing Stable Declining Absorption Rate (Total Sales/Months) Increasing Stable Declining Total # of Active Comparable Listings Declining Stable Increasing Months of Unit Supply (Total Listings/Ab. Rate) Declining Stable Increasing Are foreclosure sales (REO sales) a factor in the project? Yes No If yes, indicate the number of REO listings and explain the trends in listings and sales of foreclosed properties. Summarize the above trends and address the impact on the subject unit and project. A P P R A I S E R Signature Appraiser Name Company Name Company Address Signature Appraiser Name Company Name Company Address State License/Certification # State State License/Certification # State Address Kit B. Svee 6507 Orchard Ridge Trail, Woodbury, MN MN ksvee@spectrumappraisal.com Address Freddie Mac Form 71 March 2009 Page 1 of 1 Fannie Mae Form 1004MC March 2009

21 North Saint Paul 3 Year "Average Price per Square Foot" Trend File No

22 North Saint Paul 3 Year "Months Supply of Homes for Sale" Trend File No

23 North Saint Paul 3 Year "Average Days on Market" Trend File No

24 Intended User Property Address City County State Zip Code Client SKETCH ADDENDUM File No th Ave E North Saint Paul Ramsey MN City of 26' 26' 12' Screen 12' 13' Porch Bedroom Bedroom 13' Egress 46' Dining Great Room Kitchen Bath Pantry Laundry WIC Stairs Bath Owners Bedroom Insulated Garage 38' 22' 46' Egress Mechanical Unfinished Stairs 23' Basement 20' 38' 16' Covered Porch 2' 23' 16' SUMMARY SQ FT AREA PERIMETER AREA CALCULATION DETAILS Living Area First Floor Basement Basement Garage/Carport Attached Garage First Floor 26.0 X 38.0 = X 46.0 = X 20.0 = 60.0 Total SKETCH-IT

25 Intended User Property Address File No. City County State Zip Code Client Location Map th Ave E North Saint Paul Ramsey MN City of

26 Intended User Property Address File No. City County State Zip Code Client FLOOD MAP th Ave E North Saint Paul Ramsey MN City of

27 Intended User Property Address File No City County State Zip Code Client PHOTOGRAPH ADDENDUM th Ave E North Saint Paul Ramsey MN City of FRONT VIEW OF SUBJECT PROPERTY REAR VIEW OF SUBJECT PROPERTY STREET SCENE OF SUBJECT PROPERTY

28 File No. PHOTOGRAPH ADDENDUM th Ave E County Ramsey North Saint Paul City of Intended User Property Address City Client State MN Additional Front View Additional Rear View Back Yard View Kitchen Dining Great Room Zip Code

29 Intended User Property Address File No. City County State Zip Code Client PHOTOGRAPH ADDENDUM th Ave E North Saint Paul Ramsey MN City of Main Floor Laundry Owners Bedroom Owners Bath Main Bath Bedroom 2 Bedroom 3

30 Intended User Property Address File No City County State Zip Code Client PHOTOGRAPH ADDENDUM th Ave E North Saint Paul Ramsey MN City of COMPARABLE # South Ave E North Saint Paul, MN Price $299,900 Price/SF Date s07/17c06/17 Age 1 Room Count Living Area 1,590 Value Indication $306,100 COMPARABLE # Ariel St N North Saint Paul, MN Price $314,000 Price/SF Date s01/17c12.16 Age 26 Room Count Living Area 1,618 Value Indication $298,800 COMPARABLE # Swan Ave North Saint Paul, MN Price $315,000 Price/SF Date s06/17c04/17 Age 29 Room Count Living Area 1,334 Value Indication $310,100

31 Intended User Property Address File No City County State Zip Code Client PHOTOGRAPH ADDENDUM th Ave E North Saint Paul Ramsey MN City of COMPARABLE # Highway 36 E North Saint Paul, MN Price $290,000 Price/SF Date c04/17 Age 2 Room Count Living Area 1,440 Value Indication $298,100 COMPARABLE # South Ave North Saint Paul, MN Price $299,900 Price/SF Date Active Age 1 Room Count Living Area 1,590 Value Indication $306,100 COMPARABLE #6 Price $ Price/SF Date Age Room Count -- Living Area Value Indication $

32 Intended User Property Address City County State Zip Code Client DISCLOSURE ADDENDUM File No th Ave E North Saint Paul Ramsey MN City of DEFINITION OF INSPECTION: The term "Inspection", as used in this report, is not the same level of inspection that is required for a "Professional Home Inspection". The appraiser does not fully inspect the electrical system, plumbing system, mechanical systems, foundation system, floor structure, or subfloor. The appraiser is not an expert in construction materials and the purpose of the appraisal is to make an economic evaluation of the subject property. If the client needs a more detailed inspection of the property, a home inspection, by a Professional Home Inspector, is suggested. DIGITAL SIGNATURES: The signature(s) affixed to this report, and certification, were applied by the original appraiser(s) or supervisory appraiser and represent their acknowledgements of the facts, opinions and conclusions found in the report. Each appraiser(s) applied his or her signature electronically using a password encrypted method. Hence these signatures have more safeguards and carry the same validity as the individual's hand applied signature. If the report has a hand-applied signature, this comment does not apply. APPRAISER: SUPERVISORY APPRAISER (ONLY IF REQUIRED): Signature: Signature: Name: Date Signed: Name: Date Signed: State Certification #: State Certification #: or State License #: or State License #: State: Kit B. Svee July 30, MN Expiration Date of Certification or License: 08/31/2018 State: Expiration Date of Certification or License: Did Did Not Inspect Property

33 KIT B. SVEE - MINNESOTA APPRAISER LICENSE File No

34 Agenda Information Memorandum North St. Paul Housing & Redevelopment Authority August 15, 2017 VII. HRA ACTION ITEMS & RECOMMENDATIONS A STUDENT BUILT HOME PROJECT SITE ACTIONS TO BE CONSIDERED To approve the student built home project site on 1 st Street. FACTS The City Council authorized the purchase of st Street in The lot was subdivided into two lots on April 4, City staff is recommending the student built home project to be constructed on one of the two sites. Tom Spehn, building instructor, recommended using the floor plan and home style similar to the current project at th Avenue on the first 1 st Street home site. ATTACHMENTS Copy of floor plan and home style from the current project. Updated survey with home style depicted.

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36 REVISIONS GENERAL NOTES DESIGN NOTES 1. Floor: 40 lbs. Live load, 15 lbs. Dead load 2. Roof: 30 lbs. Live load, 20 lbs. Dead load 3. Soil bearing capacity-2000 PSF 4. Live loads, dead loads, wind loads, snow loads, lateral loads, seismic zoning and any specialty loading conditions will need to be confirmed before construction and adjustments to plans made accordingly. See your local building officials for verification of your specific load data, zoning restrictions and site conditions. CONCRETE AND FOUNDATIONS 1. All slabs on grade shall be 4 inch 3000 PSI (28-day compressive strength concrete), unless noted otherwise. 2. All slabs on grade shall bear on four inch compacted granular fill with 6 by welded wire mesh. 3. Interior slabs shall have 6 mil, polyethylene vapor barrier underneath. 4. Provide proper expansion joints and control joints as per local requirements. 5. Provide additional bearing points as required by floor "I" joist manufacturer, and loading transfers. 6. Foundation details may vary with local codes and conditions, verify with contractor or engineer. 7. Provide foundation access and vents as required by local codes and conditions. 8. Foundation wall and footing sizes reinforcing must conform with your local building requirements. 9. Foundation walls are not to be backfilled until house is completely framed and roof is in place. 10. Verify depth of footings with your local codes. 11. Provide termite protection as required by HUD minimum property standards. FRAMING 1. Contractor to confirm the size, spacing and species of all framing and structural members to meet your local code requirements. 2. Any structural or framing members not indicated on the plan are to be sized by the contractor. 3. Double floor joists under all partition walls, unless otherwise noted. 4. All angled walls are 45 degree angles unless noted otherwise. 5. Provide collar ties, cross-bridging and bracing as required. 6. Provide additional bearing points as required by loading transfers. 7. Framing lay-out and size may vary with local codes and conditions. 8. Roof framing plan is for general layout only, do no use for rafter count. MISC. NOTES 1. Prefabricated fireplaces and flues are to be U.L. approved and installed per manu. specifications. 2. All materials, supplies and equipment to be installed per manu. specifications and local codes. 3. Provide type "x" firecode sheetock on garage walls and ceilings. 4. Confirm window openings for your local egress requirements and minimum light and venting. 5. The mechanical and electrical layouts are suggested only. Consult your mechanical and electrical contractors for exact specifications, locations and sizes. 6. Minor alterations to this plan can be made by the builder. Please contact our drafting department for information price quotes if major changes are required. This plan was designed and drafted by W.L. Martin Home Designs to meet average conditions and codes in the state of Oklahoma at the time it was designed. Because codes and regulations can change and may vary from jurisdiction to jurisdiction, W.L. Martin Home Designs cannot warrant compliance with any special code or regulation. Consult your local building official to determine the suitability of these plans for your specific site and applicaion. This plan can be adapted to your local building codes and requirements, but also, it is the responsibility of the purchaser and/or builder of thes plan to see that the structure is built in strict compliance with all governing municipal codes [city,county,state, and federal]. The purchaser and/or builder of this plan releases W.L. Martin Home Designs, its owner and employees from any claims or lawsuits that may arise during the construction of this structure or any time thereafter. #24336 EastBay BASEMENT 1. Basement stairs are calculated as 10 inch treads with 1 inch nosing (11 inch total) and 7.75 inch risers. 2. Water heater and air conditioner may be located in basement when using basement option. 3. Provide sump pumps as required. 4. Some soil conditions may require a 12 inch concrete retaining wall, verify with contractor or engineer. 5. Provide exterior windows and door as grade allows. 6. Provide venting as local codes and conditions dictate. 2-6 x 3-6 Window " x 24" Vent 12" Band 9'-0" Corner Board (8" Typ.) Siding Brick Date Scale 1/4" = 1'-0" Drawn FRONT ELEVATION Job Sheet 1D 1 of 7 Sheets

37 REVISIONS Island 6'-0" ELEVATION C 1/4" = 1'-0" #24336 EastBay Hood Open 3'-0" 1'-6" 3'-6" Range Ref. 12'-9" ELEVATION A 1/4" = 1'-0" DW Sink 9'-0" ELEVATION B 1/4" = 1'-0" Brick RIGHT SIDE ELEVATION Siding 1/8" = 1'-0" Selections to be made for Cabinet Style, Color, and Hardware Screen Siding Brick Brick Siding Screen LEFT SIDE ELEVATION 1/8" = 1'-0" REAR ELEVATION 1/8" = 1'-0" Date Scale 1/4" = 1'-0" Drawn Job Sheet 2D 7 Sheets

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39 REVISIONS NOTE: ALL STRUCTURAL MEMBERS MUST COMPLY W/ LOCAL BUILDING CODES. SHINGLES OVER 15 LB. FELT ROOF 24" C/C (Optional Common Frame System, Per Code) ROOF TRUSS DESIGN BY MANU. ENGINEER #24336 EastBay BUILDING STRAPPING PER LOCAL CODE (TYPICAL) 1/2" PLYWOOD SHEATHING C/W H CLIPS R-30 INSULATION 5/8" DRYWALL 2-2X6 TOP PLATES EAVE DRIP 8" FASCIA VENTED SOFFIT FRIEZE BOARD CORNICE DETAILS MAY VARY SEE FRONT ELEVATION SEE ELEVATIONS FOR CEILING HEIGHTS TYPICAL 2X6 SIDING EXTERIOR WALL: SIDING SHEATHING 2x6 16" C/C (BRACE AS NEEDED) R19 INSULATION 1/2" GYPSUM BOARD BASEBOARD 1/2" X 9" ANCHOR 4' W/7" IMBED (CONCRETE FLOORS) 12" CORNERS WEEP VENTS EVERY 3RD BRICK SEE FOUNDATION DETAIL SHEET TYPICAL BUILDING SECTION SIDING - 2 x 6 Date Scale Drawn Job Sheet 1/4" = 1'-0" 4 7 Sheets

40 NOTE: SEE ADDITIONAL NOTES ON FRONT ELEVATION SHEET. 3/4" TONGUE & GROVE PLYWOOD REVISIONS " I " TYPE FLOOR JOIST TO MANUFACTURER SPECS. R-13 INSULATION BRICK ANCHOR BOLTS & TIES AS REQUIRED 3/4" TONGUE & GROVE PLYWOOD I-TYPE FLOOR JOIST TO CODE SPAN TABLE (OPTIONAL FLOOR TRUSS) 8" CONCRETE BLOCK W/ DOWELS & FILL CELLS AS REQUIRED BASEMENT GRADE VARIES WATERPROOF BELOW GRADE R-13 INSULATION BRICK ANCHOR BOLTS & TIES AS REQUIRED 1-#5 ROD CONT. 8" CONCRETE BLOCK W/ DOWELS & FILL CELLS AS REQUIRED #24336 EastBay 4" 3000 PSI CONCRETE LOWER 12" BLOCK (BELOW GRADE) LOWER 12" BLOCK (BELOW GRADE) 18" 18" 4-#5 CONT. 20" DRAIN TILE & GRAVEL FILL 20" 4-#5 CONT. DETAIL - A OPTIONAL BASEMENT SECTION RE-BAR 2' INTO SLAB RE-BAR 2' INTO SLAB 1-#5 ROD CONT. 1-#5 ROD CONT. 8" CONCRETE BLOCK W/ 1-#5 4' FILL W/ CONCRETE OR AS REQUIRED BY LOCAL CONDITIONS 6" CONCRETE WALL W/1-#5 4' OR AS REQUIRED BY LOCAL CONDITIONS ANCHOR BOLT 18" 3-#5 CONT. 18" 18" 3-#5 CONT. WITH BRICK SIDING PROVIDE A 20" WIDE X 18" DEEP FOOTING W/ 4 #5 CONT AND A BRICK LEDGE 3 - #5 CONT. 16" DETAIL - B WITH BRICK SIDING PROVIDE A 22" WIDE X 18" DEEP FOOTING 16" DETAIL - C 16" DETAIL - D Date 1 STORY FOUNDATION DETAILS (OPTIONS) Scale 1/4" = 1'-0" NOTES: * WALLS ABOVE 4'-0" FROM FINISH GRADE MAY REQUIRE ADDITIONAL STRUCTURAL SIZING, SEE ENGINEER (FOOTING SIZE & RETAINING WALL REQ.) * FOOTING DETAILS MAY VARY IN REQUIREMENTS, IN YOUR AREA, VERIFY WITH CONTRACTOR OR ENGINEER. * CONCRETE FLOOR TO BE 8" MINIMUM ABOVE FINISH GRADE. * PROVIDE COMPACTED SAND FILL AS REQUIRED UNDER FOOTINGS. W. L. MARTIN HOME DESIGNS DOES NOT WAR- RANT OR GUARANTEE THE ACCURACY OF THIS SET OF PLANS. BEFORE CONSTRUCTION THE CONTRACTOR, ENGINEER, OR ARCHITECT MUST CHECK DIMENSIONS AND LOADING, AND VERIFY THAT THESE PLANS COMPLY WITH ALL BUILDING CODES IN EFFECT AT CONTRUCTION LOCATION. Drawn Job Sheet 5 7 Sheets

41 REVISIONS 36" x 36" x 12" Footing Floor Joist Slope 16'-0" 4" 3000 PSI Concrete 3 1/2" Wood Post Floor Joist UP #24336 EastBay Head of Stairs Floor Joist T.J.I. Floor Joist and Beams to Manufactuer Specifications (Optional 2x Floor Joists per Local Span Table) Floor Joist Date Scale 1/4" = 1'-0" Drawn Basement Plan Job Sheet Of 7 7B Sheets

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43 Rim Start Joist Layout Here. 19.2" o/c Rim WARNING Joists are unstable until braced laterally, Safety bracing required during installation. F26' 19.2" O.C. Rim TS1-2 6x6 Post H2 TS3 TS2-2 F40' 19.2" O.C. A complete Javelin framing plan requires the Framer's Pocket Guide See the Framer's Pocket Guide for Product Trademark Information 6x6 Post 6x6 Post H2 H1 F6' 19.2" O.C. H2 TS3 Rim F24' 19.2" O.C. Rim Rim 6x6 Post Filler block: Attach per the table below. Clinch nails when possible. Backer block: Install tight to top flange (tight to bottom flange with face mount hangers). Attach per the table below. Clinch nails when possible. TJI Depth, D TJI Flange Width 9 1 2" <D<16" 16" <D<20" 20" <D<24" H2 less than 3 1 2" 3 1 2" less than 3 1 2" 3 1 2" 3 1 2" (1) 15 for multi-family applications Rim Block Type Filler Backer Filler Backer Backer block both sides of web with single TJI joist Nail Size Quantity 10d(0.128" x 3") 10 (1) Filler Backer 10d(0.128" x 3") Filler 16d(0.135" x 32") 1 10 (1) - each side Backer 10d(0.128" x 3") 10 (1) Filler 10d(0.128" x 3") 15 Backer 10d(0.128" x 3") 15 16d(0.135" x 32") each side 10d(0.128" x 3") 16d(0.135" x 32") 1 10d(0.128" x 3") 10 (1) each side With top mount hangers, backer block required only for downward loads exceeding 250 lbs or for uplift conditions. 15 Header Spans: Upto 4'-11" = 1 Trimmer 5'-0"and Bigger= 2 Trimmers *** Unless Noted Otherwise *** Drawn By: Jeff D. SALES PRESENTATION DRAWING: NO STRUCTURAL OR DIMENSIONAL CHECK HAS BEEN PERFORMED ON THIS DRAWING. LYMAN LUMBER COMPANY IS ONLY RESPONSIBLE FOR INDIVIDUAL MEMBER DESIGN, BASED UPON THE ASSUMED VERTICAL LOADS. BUILDER IS RESPONSIBLE FOR OVERALL DESIGN OF THE STRUCTURE AND IT IS STRONGLY RECOMMENDED THAT ALL DRAWINGS AND CALCULATIONS BE REVIEWED BY THE ENGINEER OF RECORD FOR THIS PARTICULAR PROJECT. Lyman Lumber Company Drawn Date: 9/20/2016 Revised By: Jeff D. Revision Date: 10/6/ West 78th St PO Box 130 Chanhassen, MN Revision #: 1 (952) Lateral load transfer for this detail is 180 PLF (pounds per lineal foot). Additional connections may be required to transfer lateral loads from wall above. Timberstrand LSL rim board to match TJI depth TJI JOIST Rim 2x6 (min.) solid sawn or 4 1 2" wide Timberstrand LSL rim board, full length in bay and tight to each joist flange. Connect to plate with 8d (0.113" x 2 3 8") nails at 6" on-center. E1 ALT 2" 2' span rated sheathing ( 7 16" Min.). Attach with 8d (0.113" x 2 3 8") nails at 6" on-center along panel edges and in field. Use pressure treated plywood for ground level cantilevers. Rim H2 F18' 19.2" O.C. F20' 19.2" O.C. E1 Alt F18' 19.2" O.C. Rim TS3 2x8 Flat Blocking Rim Rim DO NOT walk on joists until braced. INJURY MAY RESULT. WARNING Joists are unstable until braced laterally Blocking Hangers Bracing Includes: Sheathing Rim Board DO NOT walk on joists that are lying flat. WARNING NOTES: Strut Lines Rim Joist Lack of proper bracing during construction can result in serious accidents. Observe the following guidelines: DO NOT stack building materials on unsheathed joists. Stack only over beams or walls. 1. All blocking, hangers, rim boards and rim joists at the end supports of the TJI joists must be completely installed and properly nailed. 2. Laterial strength, like braced end wall or an existing deck, must be established at the ends of the bay. This can also be accomplished by a temporary or permanent deck (sheathing) fastened to the first 4 feet of joists at the end of the bay. 3. Safety bracing of 1x4 (minimum) must be nailed to a braced end wall or sheathed area (as in note 2) and to each joist. Without this bracing, buckling sideways or rollover is highly probable under light construction loads - such as a worker or one layer of unnailed sheathing. 4. Sheathing must be completely attached to each TJI joist before additional loads can be placed on the system. 5. Ends of cantilevers require safety bracing on both the top and bottom flanges. 6. The flanges must remain straight within 1/2" from true alignment. Weyerhaeuser, ilevel, Microllam, Parallam, Silent Floor, TimberStrand, TJI, TJ and Trus Joist are registered trademarks of Weyerhaeuser NR Weyerhaeuser NR Company. All rights reserved. Framing Connector Summary PlotID Qty Manuf Product Face Nails Top Nails Member Nails Web Stiff H1 1 Simpson IUS1.81/ d common d x 1-1/2 No H2 6 Simpson IUS2.06/ d x 1-1/2 - - No Products PlotID Length Product Plies Net Qty F40' 40' 0" 117/8" TJI F26' 26' 0" 117/8" TJI F24' 24' 0" 117/8" TJI F20' 20' 0" 117/8" TJI F18' 18' 0" 117/8" TJI F6' 6' 0" 117/8" TJI TS1-2 38' 0" 13/4" x 117/8" 1.55E TimberStrand LSL 2 2 TS2-2 26' 0" 13/4" x 117/8" 1.55E TimberStrand LSL 2 2 TS3 6' 0" 13/4" x 117/8" 1.55E TimberStrand LSL 1 3 Rim 16' 0" 11/8" x 117/8" TJ Rim Board x8 Flat Blocking 4' 15/8" 2x8 blocking (117/8" joist depth) 1 1 City of North St. Paul Customer: Student Built House Job Name: Address/Lot: City, State: North St. Paul, MN Sheet: 1of 1 Plan/Model #: Job Number: 21522

44 CD CC BC ROOF PLAN NOTES: 1. TRUSS IDENTIFICATION LABEL LOCATED ON BOTTOM SIDE OF BOTTOM CHORD CB ALL DIMENSIONS ARE IN FEET- INCHES-16THS 3. END OF TRUSS WITH "X" TICK MARK ON THE LAYOUT CORRESPONDS WITH LEFT END ON TRUSS DRAWING. 4. DO NOT MODIFY, CUT, OR REPAIR ANY PORTION OF THE TRUSSES WITHOUT APPROVAL FROM ABC TRUSS. WARRANTY WILL BE VOIDED WITHOUT OFFICIAL DOCUMENTATION LAY (XA) FLAT (11) BB SEE INDIVIDUAL TRUSS CALC FOR MULTI-PLY GIRDER CONNECTION AND PERMANENT BRACING INFORMATION 6. SEE HANGER INSTALLATION GUIDE OR CATALOG FOR MORE DETAIL ON HANGER ATTACHMENT. 7. TEMPORARY BRACING INFORMATION IS SHOWN ON THE BCSI-B1 SUMMARY SHEET LOCATED IN THE JOB PACKET. 8. THE INTENT OF THIS DOCUMENT IS TO SHOW TRUSS PLACEMENT ONLY. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL DIMENSIONS AND WALL HEIGHTS WITH THE BLUEPRINT PRIOR TO SETTING THE TRUSSES (17) CA C7 C6 C5 C4 C3 C2 C1 LAY (XB) FLAT LAY (XB) FLAT C (19) B1 B BEARINGS DESIGNED FOR A FcPerp VALUE OF THE LESSER OF THE TRUSS CHORD LUMBER VALUE OR 425 FOR ALL BEARINGS. (UNLESS NOTED OTHERWISE BY A FcPerp ### NOTE) "TOP PLATE OF BEARING WALL DESIGN AND MATERIAL BY OTHERS." DROPPED HEADER (supplied by others) LAY (XA) FLAT DROPPED HEADER (supplied by others) A2 A CB DROPPED HEADER (supplied by others) DROPPED HEADER (supplied by others) CD CC 20-0 (2) A1 LEFT END OF TRUSS LEFT END OF TRUSS CITY OF N. ST. PAUL Lyman Lumber/Chan TH AVE NORTH SAINT PAUL MN SALES REP: LLC DUE DATE: 1/6/2017 DSGNR/CHKR: DL / RB TC Live psf TC Dead psf BC Live 0.00 psf BC Dead psf Total psf WO#: T68283 SCALE: 1"=6' 0" Date: 1/4/ :13 DurFac-Lbr : 1.15 DurFac-Plt : 1.15 O.C. Spacing: 2 Design Spec: TPI #Tr/#Cfg: 67 / 19