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<br />Nagell Appraisal Incorporated | 952.544.8966 Page 25 <br /> <br />SITE DESCRIPTION <br /> <br />Dimensions: Somewhat rectangular, see plat <br />Gross Site Size: 165,498 SF (3.80 acres), per county and aerial GIS measurement <br />Non-Useable Area: None noted <br />Net Useable Area: 165,498 SF <br />Topography / Shape / Low: Mostly level / Somewhat irregular / None noted <br />Soil conditions / Drainage: Assume Stable / Appears Average <br />Utilities: <br />Electricity/Gas Yes / Yes <br />Water/Sanitary Sewer City water (to site) / City sewer (to site) <br />Off-Site Improvements: <br />Street/Curb/Gutter: Bituminous / Concrete / Concrete <br />Sidewalk/Alley: Asphalt / None <br />Visual Road Condition: Average <br />Street Lights / Storm <br />Sewer: Typical / Yes <br />Frontage/Access to site (#): <br />County Road H2 (currently one, likely to be closed), Greenfield Avenue <br />(currently 2 access points, likely to be closed), Mounds View Boulevard (no <br />access); Edgewood Drive (no access at this time, likely future access to the <br />site) <br />Visibility/Exposure: Average / Average <br />Flood hazard zone: None apparent, see following flood map <br />Bus Line: Bus line along Long Lake Road to the west of the subject <br />Apparent Easements: Typical drainage and utility apparent; no other easement <br />documentation provided <br />Encroachments/Conditions: None noted <br />Surplus/Excess Land: None <br />Land to Building Ratio: n/a, the subject is vacant land <br />Use / Functional Adequacy: The subject is vacant land / Average <br />Surrounding Uses: <br />N – Restaurant S – Apartments, SF residential <br />E – Commercial W – SF Residential <br />Distance to Major Road: Effectively direct access to CR 10, about 1 mi SE to I-35W <br />Comments: The subject is located along Mounds View Boulevard in an area of office, commercial, and <br />residential related uses. The site has average visibility and has average development appeal.