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Bettendorf Rohrer Knoche Wag Znc. <br />Spruce Tree Centre, Suite 314 • 1600 University Avenue • St. Paul", 9I4N55104 <br />651 - 646 -6114 • jax651- 646 -8086 • E -Mail? 6rkw @6rkw.com <br />April 6, 1999 <br />Mr. Joel Hanson <br />City of Little Canada <br />515 East Little Canada Road <br />Little Canada, MN 55117 <br />Re: Fee Proposal <br />Benefit Analysis <br />Cobblestone Village <br />Little Canada <br />Dear Joel: <br />In response to your request, I am submitting a fee proposal for a Benefits Analysis <br />to Cobblestone Village as a result of upgrading Minnesota Street. Cobblestone <br />Village comprise 34 townhouse units with are individually owned. The complex <br />was constructed in 1996/97. Minnesota Street serves as the only ingress /egress to <br />the complex. The City of Little Canada intends to upgrade this roadway, which <br />will result in assessments to adjacent owners. The purpose of this analysis will be <br />to estimate the benefits to the complex from the upgrading of the roadway in <br />providing assistance in the assessment procedure. <br />A before and after analysis will be made in order to arrive at the estimate of <br />benefits. Two methods of analysis are available. One reflects 'a before and after <br />on a typical townhouse lot and the second reflects a before and after analysis of a <br />typical townhouse unit. In each case, once the impact is determined for a typical <br />site, consideration can then be given to the impact to the overall project. <br />The benefits would adhere to the land. As such, the lot analysis would be <br />appropriate. However, townhouse lots, are typically not sold separate of the <br />dwelling. As such, difficulty will be encountered finding such sales. Also, there <br />was a case where the court through out an assessment because the before and after <br />did not consider the entire property (land and building). As such, an alternative <br />would be to value a typical unit in both the before and after situations. This <br />would be dependent upon the ability of the City to get an owner to allow an <br />inspection of a unit. Both methods will be considered in the analysis of benefits. <br />BRCW Appraisals <br />4ppraisals /Na(uation Services <br />Page 26 <br />