04-1076Council File # �.�1�
Resolution #
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Presented By
Referred To
Committee: Date
WHEREAS, Bill Topero, in Zoning Fite 04-138-025, applied for a Reestabiishment of
Nonconforming Use as a duplex at property located at 422 Charles and legally described as LOT 50, BLK
16, SMITHS SUBD OF BLKS 9, 10, 15 AND 16, 36-29-23-24-0062; and
WHEREAS, the Zoning Committee of the Saint Paul Planning Commission conducted a public
hearing on September 16, 2004, upon giving proper notice and in which ali persons appearing were given
an opportunity to be heard and, at the close of the hearing, voted to recommend denial of the
Reestablishment of Nonconforming Use; and
WHEREAS, on September 24,2004, the Saint Paul Pianning Commission, based upon all the
records and files before it and the recommendation of the Zoning Committee, moved to deny the
Reestablishment of Nonconforming Use based upon the following findings of fact as set forth in Planning
Commission Resolution No. 04-91:
1. The house was built in 1886 as a one-family dwelling, converted to a duplex some time beiween 1914
and 1947, and converted back to a one-family home in 1994. County records show Raymond
Simpson as ownzr of the property from 2000-2002, and William Topero (the applicant) as owner from
2003-2004.
2. Section 62.109(e) states that when a nonconforming use of a structure, or structure and land in
combination, is discontinued or ceases to exist for a continuous period of three hundred sixty-five
(365) days, fhe planning commission may permit the reestablishment of a nonconforming use if fhe
commission makes the following findings:
(1) The structure, or structure and land in combination, cannot reasonabiy or economically be
used for a conforming purpose. This condition is not met. This two-story, 1740 sq. ft. house
has been reasonably and economically used as a one-family dwelling in recent years, and
recently appraised and purchased as a one-family dweliing.
(2) The proposed use is equally appropriate or more appropriate to the district than the previous
nonconforming use. The proposed use {duplex) is the same as the previous nonconforming
use.
(3) The proposed use wiii not be detrimental to the existing character of development in the
immediate neighborhood or endanger the public health, safety, or general welfare. This
condition is met. There are other nonconforming dupiexes on 40 foot lots in the immediate
neighborhood.
(4) The proposed use is consistent with the comprehensive plan. This condition is not met. lhe
Thomas-Dale Small Area Plan and Forty Acre Study, adopted by the City Council on April 2,
1997, rezoned this area from RT1 Two-family Residentiai to R4 Onefiamily Residential with the
stated purpose "to curtail the conversion of structures built as relativeYy smali single famify
homes to two or more family homes."
(5) A notarized petition of iwo-thirds of the property owners within one hundred (100) feet of the
property has been submifted stating their support for the use. This condition is met. The
petition �vas found sufficient on August 25, 2004: 20 parcels eligible; 14 parcels required; 16
parcels signed.
Green Sheet # ����
RESOLUTION
CITY OF SAINT PAllL, MINNESOTA �,
0`�-161to
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The Planning Commission has established guidelines for applications for nonconforming use permits
for dupiexes. These guidelines iay out additional more objective factors the Pianning Commission
wishes to consider in determining if the required findings for granting nonconforming use pertnits listed
in §62.109 of the Zoning Code can be made. The Planning Commission's Duplex Conversion
Guidelines state that for applications for nonconforming use permits for duplexes in residential districts,
staff wil{ recommend denial unless the foilowing guidelines are met:
A. Lot size of at least 5,000 sq. R. wfh a frontage of 40 ft. This guideline is met. The lot area is
5,300 sq. ft. Cncluding haif the adjacent ailey) with frontage of 40 feet on Charles.
8. Gross �iving area, after compietion of fhe dupiex conversion of at least 9, 800 sq. ft. forthe two
units. This guidetine is not met. According to the Uniform Residential Appraisat Report dated
7/28/2003, the gross living area is 1740 sq. feet.
C. Three off-street pa�lcing spaces (non-stacked) are preferred,� iwo spaces are the required
minimum. A site plan showing improved (durable, permanent, dustless surface) parking
spaces must be provided. This guideline can be met. There is space for the required number
of off-street parking spaces at the rear of the site, with access from the alley, although this area
does not now have an improved surface.
D. All remodeling work rs on the inside of fhe structure.... This guideline is not met. Plans
submitted by the applicant for adding a unit to the second floor show a new second floor egress
door. Photos taken 9/03/04 showthis recently added exterior door and exterior exit stair, which
did not exist when photos were taken for a 7l28103 appraisai of the property.
E. The proposed duplex structure is located within a mixed density neighborhood, not a
homogeneous single-family area or in an area where duplexes and triplexes are already
concentrated to the point of congesting neighborhood streets. The structure is located in an
area with a number of nonconforming duplexes and some triplexes on 40 foot lots, but they are
not concentrated to the point of congesting neighborhood streets.
F. A code compliance inspection has been conducted and the unit is found to be up to the
housing code standards, or the property owner has agreed to make the necessary
improvements to bring it to housing code compliance. This guideline is met. A code
compliance inspection report dated %=3/04 was submitted by the applicant, and he has agreed
to make (or has already made) the necessary improvements.
G. An econo.mic feasibility analysis has been conducted forthose cases where economic hardship
is claimed as one reason forthe ...raquest. This guideline is met. The applicant has submitted
a pro forma with information on income, operating expenses and debt for this property. It is
unciear, however, that he is claiming economic hardship as a reason for the application for
reestablishment of nonconforming use as a duplex.
WHEREAS, pursuant to the provisions of Saint Paul Legislative Code §61.702, QTI Holdings
duly filed an appeal from the determination made by the Planning Commissionand requested a hearing
before the City Counci! for the purpose of considering actions taken by the said Commission in Zoning File
04-163-823;and
WHEREAS, acting pursuant to Saint Paul Legislative Code §61.702 and §61.704 and upon
notice to affected parties, a public hearing was duly conducted by the City Council on October 27, 2004,
where all interested parties were given an opportunity to be heard; and
WHEREAS, The Council, having heard the statements made, and having considered the
application, the report of staff, the record, minutes and resolution of the Zoning Committee and of the
Planning Commission does hereby
RESOLVE, that the Council of the City of Saint Paui does hereby affitm the decision of the
Planning Commission in this matter based upon the following findings of the Council:
1. The Council finds no error in the facts, findings or procedures of the Planning Commission
in this matter, and accordingly, adopts as its own the findings of the Planning Commission
as contained in Planning Commission Resotution No. �4-91.
O�,-t��b
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98 AND BE IT FURTHER RESOLVED, that the appeal of QTI Holdings be and is hereby denied;
99 and be it
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101 FiNALLY RESOLVED, that the City Cierk shall mail a copy of this Resolution to QTf Holdings,
102 the Zoning Administra:or and the Planning Commission.
Adoption Cez
By:
Approved by
By:
Requested by Department of:
Planriin & ECOnomiC Develo ment
By:
Approved by Financial Services
By:
Form Appxoved by City Attorney
�y
Adopted by Council: Date J� �j/—�rJ
� Green Sheet Green Sheet Green Sheet Green Sheet Green Sheet Green Sheet �
PE - Planning & Econouuc Develapment � 28-0Cf-04
� Cor�ct Person 8 Phone: _
Patrida James
� 266-6639
1
; Must Be on Councii /�qenda by
�
Assign
Number
Por
ROUlllig
Order
Green Sheet NO:
d�{-10Z�
3024056 -
9 annio & Ec000mic Deve1 { a"cia ames
1 �Rlannine & Eco¢umic Develoo � Denarhnent Direcxor
2 'ri Atromev I Citv Aitoruev
3 or's �ce Ma oN isq t
4 ouncil I G�N Covocil I
5 'ri Clerk I Ciri Clerk I
-�y
7otal # of Signature Pages �(Clip AII Locations for Signature)
Action Requested:
Approve resolution memorializing City Council action to deny appeal of Plann�nv Commission denial of Reestablishment of
Nonconfomiing Use as a duplex. Public hearing held October 27, 2004.
Recx�mmendations: Approve {A) or Reject (R):
Planning Commission
CIB Committee
Civil Service Commission
Personal5ervice Contracts Must Answw the
�. Has this person/firtn ever worked under a conhact for Mis departmenY?
Yes No
2. Has this person/firm ever been a city employee?
Yes No
3. Does this persoNfirtn possess a skill not normally Qossessed by any
current city employee?
Yes No
Explain all yes answers on separate sheet and attach to Qreen sheet
Initiating Problem, Issues, Opportunity (Who, What, When, Where, Why):
QTI Aoldings appealed the Planning Coauuission's denial of Bill Topero's Lequest to Leestablishment a nonconforming duplex use at
422 Chazles.
AdvanWges If Approved:
City Council intent is fmalized.
NoV �? 200�
�€ t � ��s ���lY��
DisadvantaneslfApproved:
None
�9��,v�_ ` J t
DisadvanWges If Not Approved:
Ciry Council acrion will not be completed.
"otal Amount of
Transaction:
Fundinq Source:
Cost/Revenue Budgeted:
Activity Number:
y � #'.
Financial Information:
, (Explain)
DEPARTMENT OFPLANNING
& ECONOMlC DEVELOPMENT
Susan Kimberly, Director
�
-1�1`
CITY OF SA1NT PAUL
Randy C. Ketty. Mayor
25 West Fourlh Streei
Saint Paul, MN 55102
Zelephone: 65I-266-6700
Facsimite: b51-228-322D
� .a...-,-•
y ��. - _
October 6, 2004
Ms. Mary Erickson
City Council Research Office
Room 310 City Hall
Saint Pauf, Minnesota 55102
Dear Ms. Erickson:
��� � � �U��
I would like to contirm that a public hearing before the City Council is scheduled for Wednesday, October
27, 2004, for the following zoning case.
Zoning File Number:
Appeliant:
Address:
Purpose:
Previous Action:
04-163-523
QTI Holdings
422 Charles, between Arundel & Western
Appeal Planning Commission denial of reestablishment of nonconforrning
use as a duplex
Zoning Committee Recommendation: Denial, 5- 0, September 16, 2004
Planning Commission Recommendation: Denial, unanimous, September 24,2004
I have confirmed this day with Councilmember Montgomery's office. My understanding is that this public
hearing request will appear on the agenda for the October 20, 2004, City Council meeting and that you
will publish notice of the hearing in the Saint Paul �egal Ledger. Please call me at 266-6639 if you have
any questions.
Sinc rely,
/
�.a
Patricia James
City Planner
cc: File #: 04-163-823
Appellant: QTI Holdings, Knute Alger
Paul Dubruiel
Wendy Lane
Carol Martineau
Allan Torstenson
NOTICE OF PUBLTC HEARING
The�Saint Paul Ciry Council will cpn-
duct a public laearing on Wednesday, Oc-'
tober 27; 2004, at 5:3Q p.m in the City
Couricil Ct�artibers, Tl�ird Floor, City Hall,
to considei the appeal of QTI Holdings on
atlecision of the P�annirtg Comnussion de-
nying xhe re-establisl�ment of a noncon-
foi�nitag use as a duplex at 422 Cl�arles
Avemie, between rlrundel and Western.
Dated: October 8, 2004
MARY ERICKSON,
Assistant City Cnuncii Secreta .ry
(October 14)
-- 5£ PRi1GLEGAL Lm6ER —�=e
22N87162
AA-ADA-EEO Employer
DEPARTMENT OF PLANNING
& ECONOMIC DEVELOPMENT
Svsart Kimbe'Iy, D"vector
�
0'f-i07
CITY OF SAINT PAUL
Randy C. Kelty, Mayor
October 18, 200�
25P/ertFour[hSveet ?elephone:65S-266-67D0
S�raP¢uZ,MN55102 FacsimiZe:651-228-3220
Ms. Mary Erickson
City Council Research Office
Room 310 City Hali
Saint Paul, Minnesota 55102
Re: Zoning File #: 04-163-823
Appeiiant: QTl Holdings
Address: 422 Char4es, between Arundel & Westem
Purpose: Appeal of Pianning Commission Denial of Reestablishment of
Nonconforming Use as a duplex (Zoning File # 04-138-025)
City Counci( Hearing: October 27, 2004, 5:30 p.m., City Cauncil Chambers
Staff Recommendation:
� District Council:
Zoning Committee Recommendation:
Support:
Opposition:
Ptanning Commission Recommendation:
Denial
Denial
Denial, vote: 5 - 0
0 peopie spoke, O letters were received
0 peopie spoke, 0 letters were received
Deniaf, vote: unanimous
Staff Assigned:
Patricia James, 266-6639 �
Attachments: Planning Commission resolution
Planning Commission minutes, September 24,2004
Zoning Committee minutes, September 16, 2004
Correspondence received
Staff Report packet
cc: Zoning File #: 04-163-914
Appetiant: QTI Hoidings
Applicant: Bill Topero
City Council Members
District Council: 7
Wendy Lane
�arry Soderholm
Allan Torstenson
Peter Wamer
�
AA-ADA-EEO Employer
SwINT
P�UL
�
AA11A
APPLICATION FOR APPEAL
Departrr�eru ofPlannirco and Eeonomu Development
ZoningSeclian
1400 City Hatl Annex
25 YYest Fourtlz St�ee1
Saint Pau� MN 55102-1634
(65Z) 266-6589
APPLICANT
PROPERTY
LOCATION
�rtY �Fhs' r� � St. �Q�Zip GJ� Daytime
Zoning File
Address / �
TYPE OF APPEAL: Application is hereby made for an appeal to the:
� Board of Zoning Appeals �City Council
Under the provision of Chapter 6�, Section �� � Paragraph �'�' of the Zoning Code, to appeal a
decision made by the Y I C� y� �� � p� ( 2j �„ �,
on q�y��� 20 . File Number:
(date of decision)
GROUNDS FQR APPEAL: Explain why you 4ee1 there has been an error in any requiremerrt, permit, decision
or refusal made by an administrative official, or an error in fact, procedure or
fiinding made by the Board of Zoning Appeals or the Planning Commission.
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city of saint paul
plan;�ing corr�mission resolution
�ile number o�-9�
d�f° s�a_=��z� u, zoc4
VVH�R E�-"�.J, BIII Tope-o, rif� T Qe-�38-025, has 2pp4ied *."or a P.ees��biishmeni of Nonconforming Use
°2rmii for us� oi a house as a duplex under the provisicns of §6�.109(e) oi the Saint Pau{ Legisiziive
Code, on prooer[y locaied ai 422 Char�es, Parce! Identitication Number (PW) 36-29-23-2�-0062, legaly
described a; LOT 50, BLK 16, SMITHS SUBD 0= BLKS 9, 10, 15 AND 15; and
WHEREAS, the Zoning Commi�;e= of the Planning Commission, on Septemb�r 15, 2004, h�id a public
hearing a� which a!i persons pres�nt were given an opporiunity io be heard pursuant fo sa!d application
+� accordance with the rzquirements of §6? .303 0� *.h2 Saint °aul Legisiative Code; ard
NJHEREAS, the Saint Paui Pianning Commi;sion, based on the evidence presented to its Zoning
Commictee at the public hearing as substaniially re`fecied in the minutes, made the roifowing findings o`
fact:
?. The house was built in 1886 as a one-family dwe{fing, converted to a duplex some ±ime between
191a aqd 1947, and corverted back to a one-family home in 1954. County records show Raymond
Simpson as owner of th2 property from 200Q-2002, and Wifliam Topero (the appTicant) as owner
from 2003-2004.
2. Secfion 62.109(e) states that when a nonconforming use of a structure, or st�ucture and land in
combination, is discontrnued or ceases to exisi for a contrnuous pe�rod of three hund�ed srxty-five
(305) days, the planning commissron may permit the reestab/rshment of a nonconforming use if the
� commissron makes tha fo(lowing frndings:
(i) T'ne structure, or structure and �and in combinatFon, cannot reasonably or economrcally be used
for a corforming purpose. This condition is not met. This.two-story, 1740 sq. ft. house has been
raasonably and economicalfy used as a one-family dwelling in recent years, and recently
appraised and purchased as a one-family dwel[ing.
(2} The proposed use is equally appropriate or more appropriate fo fhe disfrict than the previous
nonconforming use. The proposed use (duplex) is the same as the pr�vious nonconforming use.
(3) The proposed use wili not be detrimental to the existing character of deve/opmenf in the
immedrate nerghborhood or endanger the public health, safety, or general we(fare, This condition
is rnet. There are other nonconforming duplexes on 40 foot lofs in the immediate neighborhood.
(?} The proposed use rs consistent with the comprehensive p(an. This condition is not met. l?ie
Tfiomas-Dale Smail Area Plan and FortyAcre Study, adopted bythe CityCouncil on Aprii 2, 1997,
rezoned this area from RT1 Tu�o-family Residentiaf to R4 One-family Residential with fhe stated
purpose "fo curtail ±he conversion of stn�ctures built as relativefy smaii singfe family homes to two
or mora family homes."
moved by Morton
seconded by
�� �aV�� c�ar,imous
�gainst
�t-1o1�
Zoning File # 04-138-025
Plalnning Commission Rcsolition
Page 2 �
(5) A notarized petriion of two-thrrds of the properfy owners witfrin one hundred (1 d0) feet of fhe
property has b2en submtfted stairng therr suppo�t for the use. This condiiion is met. The petition
was iound suriicient on August 25, 200?: 20 par�els eligible; 14 parcels required; 1 o parce(s
sianed.
3. Th� Planning Commission has esiablished guidetines for applications for nonconforming use permits
for dupiexes. These guidelines lay ouf additional more objective faciors the P(anning Commission
wishes io consider in determining if the required findings for granfing nonconforming use permfYs
fisted in §62.'[09 of 4ha Zoning Code can be made. The P[anning Commission's Duplex Conversion
Guidelines state that for app[ications for nonconforming use pe�nits for duplexes in residentiaf
districts, staff wi!! recommAnd denia! uniess the folfowing guidefines are met:
A. Lot siza of at feast 5,000 sq. �. ina'rh a frontage of40 ft. This guideline is mef. l lo� area is
5,300 sq. ft. (inc(uding half the adjacent aliey) with rrontage cf 40 iezt cr� Charies.
B. Gross lrving area, aftercompletron of the dup(ex conversion of at least 1, 800 sq. ft. forthe fwo
units. This guide(ine is not rnet. According to the Uniform Residential Appraisal Report dated
7I28/2003, fhe gross livirtg area is 174� sq. feet.
C. Three off-street parking spaces (non-sfacked) are preferr2d,� two spaces are the required
mrnimum. A site plan showrng improved (durable, permanent, dustless sur`ace) parking spaces
must be provided. This guideline can be met. There is space for tfte required number of aff-streef
parking spaces at �he rear af the site, with access from the altey, although fhis a2a does not now
have an improved surface.
D. All remodeling work is on the inside of the sfructure.... This guideJine is not meT. Pians submitted
by the applicant for adding a unit fo.the second floor show a new second floor egress door. �
Photos faKen 9/03/04 showff�is recentty added exEerior door and exterior exit stair, which did not
exist when photos wera taken for a 7/28/03 appraisaf of the property.
E. Tf�e proposed duplex sfrucfure is (ocated within a mixed density nerghbarhood, nof a
homogerteous sirrgle-family area or in an area wF�ere duplexes and triplexes are a/ready
coneentrated to the point of cangesting nerghbor�ood sfreefs. The structure is located in an area
with a number of nonconforming duplexes and some trfp(exes on 40 foot fots but they are not
concenfrated to the point of cangesfing neighborhood streets.
F. A code complrance inspecfion has been_ conducfed and the unit is found fo 6e up fo the housing
code standards, or fhe properfy ownerhas agreed to make the rzecessary improvements to bnng
rt to l�ousing code compliance. This guideline is met. A code compliance inspection report dated
1/23/04 was submitted. by the applicant, and he has ag2ed to make (or has already made) the
necessary improvemenfs.
G, An economic feasibility analysis has been conducted forfhose cases where eccnomic hardship is
c(aimed as one reason fortl�e ...request. This guideline is met. The appiicant_ has submitted a pro
forma with information on mcome, operafing expenses and debt for fhis property. !t is unciear, _
however, that he is cfaiming economic hardship as a reason for the app(ication for
reestabiishment oi nonconforming use as a dupfex
NOW, THcREFORE, BE fT RESOLVED, by the Satnt Pau( Pfanning Commission, under the authority of
tne Citys Legis}afive Code, based on firddngs 2(4), 2(4), 3(B), and 3(D} above, that the applicafion of Bili
Topero for a Reestablishment of. Nonconforming Use Permit for use of tf�e house af 422 Charies as a
dup(ex is heraby denied.
i
o�-�a?�
� Saint Paul Plannmg Commission
City Hall Canference Center
15 KeIlogg Bonlevard West
NIinntes of September 24, 2004
�=
�<� -�:.
_ - �;°
A meefi:n� o{�e piallning Commission ofthe City of Saint Pau1 was held Friday, September 24, 200d,
at 830 a.m. in the Coaference Center of City HaIl.
Commissioners Mmes. Donnelly-Cohen, Faricy, Zimmer Lonetti, Lu, McCall, Morton, Porter,
Present: and Trevino; and Messrs. Ale�nder, A1ton, Anfang, Dandrea, Fotsch, Gordon,
7ohnson, Kong, Kramer, Mejia, and Scott.
Cummissioners Messrs. *Coletta, *Mazdell
Absent:
*Excused
Also Present: Larry Soderholm, Planning Adminisfsator•, Donna Drammond, Nancy Fiomans,
Patricia James, Lucy Thompson and Cazol Peshman, Department of Planning aad
Economic Development staff.
I• Approval of minafes of July 30, 2004
� MOTION: Commissioner Anfang moved approv¢I of the minutes of March 12, 2004.
Commzssioner ponnelly-Cohen seconded the motion. The motion carried unanimously on a
voice vote.
II. Cfiair's Announcements
�
�.
.
Chair Johnson reported that the Steering Committee met this morning and decided to cancel the
Plaaning Commission retreat scheduled for October 29� due to the accelerated, every-other-week
schedule thaE we adopted a8et the change in the 60-day rule for zoning 3ecisions. Instead, tfie
Commission will have an extended meeting in Tanuary to tattc about Planning Commission goals
and objectives for 2005. _
MOTION: CommissionerA&on moved approval of the �esolution honoring Nancy Flomans.
Commissioner MoKOn seconded the mafion. T7te mation carried unanimourZy on a voice vote.
Planning Admiaistrator's Announcements
Larry Soderholm gave the Planning Administrator's report.
Zoning Committee
OLD BUSINES5
#64-121-918 John Webb - Establishment of legal nonconforming use status as a triplex 673
Lincoln Avenue, between St. Aibans and Dale. (Patricia,Tames, 651/266-6639)
D�l� <07�
for this to effecfively work.
Chair 7ohnson commented that the applicant hired an attorney that specializes in condominium
conversion, and the applicant operated on the advice of the attorney, A step might kave been
overlooked by the attorney when advising the applicant, however, the applicant relied on what
his attomey told him.
Commissioner Fotsch questioaed how many of people that owned property within 150 ft. of fhe
case were in favor and how many were against. Chair Johnson commented that oriainally there
was a petition that a number of peopTe signed, and then after the fact some of those people felt
they had signed the petition in error.
MQT'IpN: Commissioner Morton moved the Zoning CommitYee's recommexdation to .
approve the Zegal nonconforming use Ty�e motion carried on a roll call vote of I4-5
(Doxnelly-Cohes, $ramer, ChairTohnson, McCal� andMortonJ
r�w susnvESs
#04-136-948 FeIine Rescue Inc - Determination that a cat shelter is a similaz use to a pet store.
No location specified (Patricia.Tames, 651/266-6639)
Commissioner Morton stated no Iocation has been specified as the appficaut is look�g to
reIocate. She said no district comment was received, No one spoke in support or opposition.
The pubtic hearing was cIased The Zoning Committee recommends approvai on a vote of 5-0.
1VIOTTON: Commissioner Mortoa moved 1he Zoning Commit[ee's recommendation to
approve the detemunation of simil¢r rese. T7�e ynoti�n carried un�rnirm�rr�jy ox a voice vote
#04-138-025 BilI Tooero - Reestablishment of nonconforming use as a duplex. 422 Chazles,
between Arundel & Western. (Pcuyicia Jcrmes, 651/266-6639J
Commissiotter Morton stated District 7 recommends denial. No one spoke in support or
opposition. The public fiearing was closed. The Zoning Committee recommends denial on a
vote of 5-0.
Commissioner Alton commented that the fetter of the appficant asks for an appeal, saying they
weren't awaze tfiere were any issues. In a letter from LIEP, dated Januazy 22, 2004, the appficant
was told tltaT there were zoning issues. The apg$cant proceeded without proper approval.
Commissioner Morton commented that she did not see anything new iu the letter, therefore does
not think that tliey need to take any action on it.
MOTION: CommissioyeerMorton ynoyed 1he Zoning Corrsmittee's ruommendation ta deny
the reestablishment of nonconforming us� The yno�n c�ed unus�Iyywusly on a voice vote.
Commissioner Morton announced the agenda for the Zoning Committee meeting on
September 3Q"` .
�
.�
�
�if -/07�
� Commissioner Anfau� reported on tfie ibiississippi River Corridor Critical Area Task Force
sayin� they have been meeting rea lazly and said fhey wiil be taking a trip down the river on a
bazge this Tuesday.
Commissioner Zimmer Lonetti reported the I,e�no on/University Task Force Coznmittee will
have a�eeting October 4'�, at 5:00 p.m., at ihe Dunning Recreation Center.
X.
Chair 7ohnson reported for Commissioner Aiton that the Rice Street Task Force is going well.
Oid Business
None.
ZII. tiew Business
None.
XII• Adjournment
�
Meeting adjoumed at 10:05 a.m.
Recorded and prepazed by
Mary Bruton, Planning Commission Secretary
Planning and Economic Development Department,
Ciry of Saint Paul
Respectfully submitted,
i t
�� I�'�1�� " --- -
.�,..
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Approved
(Date)
Sue McCall
Secretary of zhe Planning Commission
� PED�Bruton�Minutes\September 24, 2004
Q�f 1a7�6
MlNUTES O� THE ZONING COMMlTTEE
Thursday, September 16, 2004 - 3:30 p.m.
� City Councit Chambers, 3rd Hoor
� City Halt and Court House
15 West Kellogg Boulevard
PRESENT:
ABSEiVT:
STAFF:
Alton, Anfang, Faricy, Kramer, and Morton
Donneliy-Cohen, Gordon, and Mejia
Mary Bruton, Atlan Torstenson, and Pefer Warner
The meefing was chaired by Commissioner Morton.
Sill Tapara - 04-938-C25 - Reestablishment of Nonconforming Use as a dupiex . 422 Charies, between
Arunde! & Western.
Aflan Torstenson presented the staff report with a recommendation of denial for the Reestablishment of
Nonconforming Use.
At the question of Commissioner Anfang, Mr. Torstenson stated the new second floor egress door was added
prior to the appiication. The reason for the guideline for ait remodeling work to be on the inside of the
structure is to prevent exterior work that changes the single-family character of a house from being done as
�arf of the conversion to a duplex. In this case it was done.
�homas Amrhien, 4 Hfgh Circle Way, representative of the appiicant, stated they worked closely with
Seeger [LIEP] and the buiiding has met codes. There are no objections in fhe neighborhoDd to this
erty becoming a dupiex.
at the question of Commiss±oner Anfang, Sv1r. Am.*h�en s±a*.ed ihey requasiad a� � i�spection o� ihe buiiding so
hey knew what needed to be done to bring the home into comp4iance and they brought it up to code as a
iupiex.
Jpon question of Commissioner Kramer conceming the fetter received from Karen Zacho, (LIEP] that says
hey wouid have to rezone or get a nonconforming use permit if they want to convert the house to a dupiex,
✓tr. Amrhien explained they just added some doors to make it a duplex and that was not a big cost.
Jo one spoke in support or opposition.
'he public hearing was closed.
:ommissioner Kramer moved denial of the reestabfishment of Nonconforming Use. Commissioner Faricy
econded the motion.
,depted
�rafted by:
Yeas - 5 Nays - 0
Submitted by:
Approved by:
r ��
� ��
Martineau /L � Allan Torsfenson Gladys Morton
. ording Secretary Zoning Section Chair
a�f-io��
DEPARTMENT OF PLAVNINC
& ECO*IONIIC DEUELOPMEN'I'
Sus¢n Kzmberly, Dsec:or
�
CI'I`Y OP SAL1v'T PAI�Z
?m+dy C. KeIII, iYtayor
Ocfober 8, 2004
Biil Topero
104 2nd St. N.E.
New Prague, MN 56071
Q.T.f. Hoidings, LLC
Tom Amhrein, Knute Alger
333 424th Street
Harris, MN 55032
RE: Zoning File # 04-138-025 Bil� Topero
Dear Mssrs. Topero, Amhrein, and Afger.
Z� 'AertFowzn Stree! ?e?ennone.� 65i-Z66-6700
S¢n.t Pcu1. A/X 55702 Fac.n.miZe: 65?-?28-32?0
On August 13, 2004, you applied for a permit to reestablish a nonconforming use as a dupiex
� C m ttee r on Septemberl 2004n he Comma sion e to the r�eestabiishmenf of
nonconfirming use on September 24,2004.
The Zoning Code has estabfished a period of 10 days within which an affected party may
appeai the Planning Commission's decision to the City Council. For this application, the
deadtine for appeal is October 4, 2004, and you submitted an appeal on that date. Minnesota
Statutes 15.99 requires that al! city action on zoning app{ications be completed within 60 days
of the date the appiicafion is made, but allows the Ciiy to extend this period for an addit'sonaf 60
days {total of 120 days). In order to ailow time for a City Councii public hearing on the appeal
while also meeting deadiines established by state law, the City of Saint Paul is hereby
extending the deadline for action on your appiication from Ocfober 12, 2004, to December 11,
2004. The public hearing on this appeal has been scheduled for October 27, 2004.
Please call me at 651-266-6639 if you have quesfions.
Sinc ely,
,
Patricia James
City Planner
cc: Fi4e # 04-138-025
� Zoning Administrator
License Inspector
Districf 7 Community Council
M-ADA-EEO Emplov�
o5f-1a7�
�, � � C�4- t3� - �34�
� Data_ September 11, 2004
T0: Department of Piannin� and Economic Development
1440 Ciry Ha11 Annex, 25 West 4`� Street
SaintPaul, Minnesota 5�102
651-266-6639 Direct
651-228-3220 Fas
From: QTI Holdings, LLC and Wiiliam Tope:n
Knute Alger and Tom Aznrhien on uehaif of QTI Holdings, LLC
333 424�' Street, Hams Minnesota 55032
�b3-b91-8075 Direct
763-591-8075 Fax
RE: City Counsel meetino and Findings
09-16-2004
To �Vhom It May Concern:
It was quite the education yesterday aftemoon to find that we at QTI Hoidings, LLC have
invested several months of time, money and energy to substautially upgrade a declining
� neighborhood property, only to be declined bp the planning counsel in a matter of
minutes.
It is ironic and unfortunate that QTI Holdings, LLC did receive the city counsel planning
package today, the da.y a8ei our appeazance in front of the counsel. This factor alone did
not ailow for QTI to possibly be prepared for responses to the four area's that the counsel
has used to decline our request. We want to be ciear ihat the caunsel's decision to deny
our request has caused a financial hazdship to our company and will increase the costs of
our efforts on the 422 Charles project
QI'I has expended many hours of time dedicated towazd becoming educated in the area's
of the counsels needs, starting several month ago when we inquired about the pracess of
obtaining appmval. We feel that there was ample opportunity then for proper
communication from the city to let us know what issues we would face in having our
request granted or if we should have proceeded aY ali with this piau of action in making
the praperty conversion. We deait with the city on many occasinns with regazd to the
conversion and not once were Told of the issues brought to aur attention yesterday by ihe
City Counsel.
�
0�--_to16 . ...
iVVV.�iVVi� i.V4
Although we have a tremendous respect for the counsePs opinions and the city plannin�
guidelines we £eel that there have been some misinterpretarions that may have led the
counsel to deIiver the decline in the manor they chose. With this decision by the eounsei
QTI Ho3diugs, LLC wili face a substanrial fiaaneial hardship for our fiim, potentially a
company closing har@ship.
We at QTI Holdings, LLC feel we did our part each step and leave some room for the
fact that we did not compleiely understand Ehe counsePs process. We educated ourselves
by going to city officials and ta the counsel and not once were we totd of any of the
issue's tha counse[ now addresses or potentiatly would address. In fact we were very
confident that we did tfie riaht things az:d had communicated with the right people ta get
the job done cortectty. We puiled pemuts and wen# Yhrough inspections, we obtained the
consent of the neighborhood as requesTed and in #tte end we have delivered a substanrially
better home to the market. A home that both the naighborhood and the city can be proud
of.
Tlus being said QTI �Ioldings, LLC would Iike to address the fact that the counsel uses 4
points to decline our request. Some of which QTI believes the counsel did not have
accurate and unportant iniormation about. QTI wiIl address those issues now.
The counsel uses the follav✓ing issues to decline the QTI Holdings, LLC request:
2-1, 2-4, 3-B and 3-D of ti�e Zoning Commiitee Staff Report
QTI response in this manor_
2-i: Upon purchase it was discIosed by the seller and selling agent that rhe reason for
conversion back to a SFR was due to the Seuer wanting to red�ce the Tax Burden on the
property and that there were no appareni reason's the propetty could not be converted
back to a dupiex. The property had from, the time of purchase, exterior and interior si�s
of a duplex and appeared to be easily coavertible back to a duplex. The property as iY sat
tequued only a Kitchen be added to the upstairs and a second means.of escape from the
upper unit. Simple but costly modifications. The property was in a deteriorated
conditian and requized much time and money in cosmetic enhancements.
With the amount of renovations require@ in the substantially deteriorating candition of
this property, QTI Hoidinas, LLC did face economic issue with re-reniing the praperry iri
an after improved condition. The property required $58,000 of improvements in total and
several months of holding costs weather or not it was a SFR or a DupleK In the manor of
a SFR the mazket wouId not bring enough rental income to support the debt a�ainst the
subject property_
Y
�
�
o�-to?f�
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U
T'��ra was howevez a�� econoznic ability to support the 422 Charles pmject in the manor
of a duplex that tha mazket has snawn a demand for. The property was by way of L'�e
counsels own documentation a Duplex for decades prior ta 1994 when the owner chose to
chat�ge the zonia� due to hi�h property tax issues he was facing. The main issue of 2-1
sata3 that the properiy couid be wed reasonably and zconomicaliy as a SFR QTPs
response is that this was so in a deteriorating condition but not so in an after improved
condition. Rents would not follow the payment burden in supportin� this praperiy in a
SFR after improved status. It would hawever do so in the capacity of a Duplex. The fact
that the city has initiaily dzclined our QTI request wzll place a financial hazdship on QTI
Holdinas, LLC.
To date QTI Hoidings, LLC did spend a documentzd amount of $170,000.00 to deliver a
high quality product that displays to a large degree "Pride of Ownership" and a home the
azea and ciry cauld be proud of.
2-4: Despite the fact thai QTI feels the city couid have made us aware of conversion
issues at many stges of our pmject, a comprehensive plan on behalf of the City of St.
Paul was never made available to QTI Holdings, LLC. Ironically the documents did
show up today. The day after our meeting with the caunsel. QTI Holdirigs, LLC does
� feel that had the documentation been made available prior to our counset meetina then
QTI Hoidings, LLC wauld have had ample opportunity to prepare for the counsels issues
and respond accordingly. QTI does not feei that 422 Charles represents a structure built
as a reiatively small SFR and has far more square footage than the average SFR in this
mazket. Tha main objective of the counseis 2-4 issues appeaz to address the conversion
of smaller homes in the market that coulc3 noY adequately address proper room for a
duplex. Later in 3-B and 3-D responses you will see that the building and site meet the
requirement of size presented by the counsei.
3-$: The issues here that the counsel present were based on a Certifiad Residential
Real Estate Appraisal used by William Topero on behalf of QTI Holdings, LLC to
purchase 422 Chazles. In this appraisal report the findings showed a total squaze footage
of I,740 sq ft. At the time the appraisal was completed the appraiser did not take into
consideraiion the main level addirion on the back of tha home and were the main levei
baihroom sits that is equal to 1 QX10 and an additional 100 sq fr for a total of 1,$4Q sq $.
The appraisar took ti�e sq ft of the main building oniy. QTT did re-measure the property
and found it to be 20 feet wide by 44 faet long an the main home and with the 1�X10
main fioor addition the property acivally totais 1,8b0 sq ft and exceeds the counsei
b ideline of 3-B of 1,800 sq ft.
�
O�f-lo1�b . .. ..
ioovolo�ii r.�y
3-D: Per the connsels own communication in the counsel meeting, there is ao raason's
appazent that a second means of escape coutd not be added for a SFR It seems
reasonable to QTI Hoidin�s, LLC that a Dupiex or SFR second means of escape wouid
enhance the sa£ery of ihe occupauts of the homz. T egress door and stair case were
major expenses to QTI Hotdings, LLC and built soiid and safe so as to protect the
occupants of the home. Aside from general cleanup of the properiy there were no other
exteriar improvements. QTI Holdin�s, LLC would like to note that we be�an from
acquisition with the idea that this home would become a Duplex once again and this
required a second means of escape from the upper unit to meet code. We have doae so in
a manor that has exceeded the ciry building code.
In closing QTI Holdings, LLC woaid like to appeal to the counse2s good senses in the
fact that we have substantially improved the market and valuation of 422 CharIes due to
the vision from acquisition that this prpperry would be a duplex aacl in the only way there
could be an economic impac� sufficienT enough to support the property in an affer
improved condition. With out tfie approvaI &om the counsel QTI Hoidings, LLC wiil
suffer an extreme financia! hazdship. There is ample demand for tha unit as a duplex and
QTI does see that demand �owing as our state receives 5000 new Hmong individuals
whom wiII aIl need housing by the end of 2004 and housing in the exact azea that our
property is iocated.
We are nat seasoned at the covnsels pmcesses or expectations. We simply wish to help
improve our city by purchasiag property that needs help and beIieve that we deiiver back
to ihe market piace pride of ownershig with each project that we do. QTI Holdings, LLC
wotild appreciate it greatly if the counsel could outliite for us how we can make an appeai
to the counsel for re-consideration of our re4uest and based on the responses QTI
Holdings, LLC has Iaid out far the counsels review. We Thank you for yo�u timz and
consideration of our request.
Sincerely,
r ��1�.
ute Alger
President
QTI Holdings, LLC
knuYe(rr�,al�ezfri.cam
651-48�-8234 Cel1
763-691-8075 Main
763-691-8077 Fa�c
�
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September 10, 2004
[RICT 7
.NNtNG
UNC[L
Patricia James
Department of P.E.D.
Zoning Section
1400 City Hall Annex
25 West Fourth Street
St. Paul. MN 55102
Re: Nonconforming Use Permit Applicarion for 422 Charles Ave.
Deaz Ms. James,
�_� �... �....�. �-....
�/ �` � ! i'+
651/29&SQ68 {affce)
651/298-SD72 (fan)
distriet7@jntegraon/ine.com (e-mai�
689 North Dale Street
Sainf Pau/_ M.nnesota 55103-7644
� Tn regazds to the request of Bill Topero to convert 422 Charles into a duplex, the District 7 Planning
Council recommends denial.
The City Council adopted Thomas-Dale Small Area Plan cleazly states the des'ue of the neighborhood eo
prevent the conversion of sinde-family homes into duplexes.
Thank you for youz consideration.
Sincerely,
.�-- .
, G�
Tait A. Danielson
Lead Organizer
•
Serving fhe rteigAboihoods of ML Airy, Capito/ Heights, Frogtown and £ast Midway since 1970!
45f-/o7{A
ZONlNG COMMiTTEE STAFF REPORT
FILE # 04-138-025
1. APPLICANT: Bifl Topero HEARING DATE: September 16, 2004
2. TYPE O� APPLICATION Reestabiishment of Nonconforming Use
3. LOCATION: 422 Chades Avenue, between Arundel & Westem
4. PIN & LEGAL DESCRIPTION: 36-29-23-240062, LOT 50, BLK 16, SMITHS SUBD OF BLKS 9,
10, 15 AND 16
5. PLANNING DISTRICT: 7 • PRESENT ZONING: R4
6. ZONING CODE REFERENCE: §Sec. 62.109(e)
7. STAFF REPORT DATE: September 9, 2004 BY: Ailan Torstenson
8. DATE RECEIVED: August 13, 2004 DEADLINE FOR COMMISSION ACTION: Sep. 28, 2004
A. PURPOSE: f2eestabfishment of nonconforming use as a duplex
B. PARGEL SIZE: 40' X 125' = 5,000 sq. feet
C. EXISTING LAND USE: Single Family Residential
D. SURROUNDiNG LAND USE:
North: One-, two and four-unit residential dweilings (R4)
West: One- and two-unit residential dwellings (R4)
South: One-, two-, and three-unit residentiaf dwellings (R4)
East: One- and two-unit residential dwelti�gs (R4)
E. ZONING CODE CITATION: §62.109(e) lists the conditions underwhich the Planning Commission
may grant a pertnit to re-establish a nonconforming use.
F. HISTORY/DISCUSSION: No a�ning history
G. DISTRICT COUNCIL RECOMMENDATION: No officiai commeni received from Thomas-Dale
District 7 Planning Council at the time ofthis staff report
H. FINDINGS:
1. The house was built in 1886 as a one�amily dwelling, converted to a dupiex some time
behveen 1914 and 1947, and converted back to a one#amily home in 1994. County records
show Raymond Simpson as owner of the property from 2000-2002, and William Topero (the
applicant) as owner from 2003-2004.
2. Section 62.109(e) states that when a nonconforming use of a structure, or structure and land
in combinafion, is discontinued or ceases to exisf for a confinuous period of three hundred
sixty-five (365) days, the planning commission may permit the reestablishment of a
nonconforming use if the commission makes the following findings:
(1) The structure, or structure and land in combina6on, cannot reasonably or economically be
used for a conforrrring purpose. This condition is not met This two-story, 1740 sq. ft.
house has been reasonably and economicaliy used as a one-family dwelfing in recent
years, and recently appraised and purchased as a one-family dwelling.
(2) The proposed use is equally appropriate or more appropriate fo the district than the
previous nonconforming use. Tfie proposed use (duplex) is the same as the previous
nonconfortning use.
(3) The proposed use will not be detrimerrta! to the existing character of development in the
immediate neighborhood or endanger fhe public hea/fh, safety, or general welfare. This
� condition is met, There are other nonconforming dupiexes on 40 foot lots in the immediate
neighborhood.
05� /b?�
Zoning File # 04-138-025
Zoning Committee Staff Report
Page 2
(4) The proposed use is consistent with the comprehensive plan. This condition is not met
The Thomas-Dale Small Area Plan and Forty Acre Study, adopted by the City Council on
April 2, 1997, rezoned this area from RT1 Two-family Residential to R4 One#amily
Residentiat with the stated pu�pose "to curtail the conversion of sfrucfures buiff as re(ativefy
small singfe family homes to two or more family homes."
(5) A notarized petition of two-thirds of the property owners within one hundred (100) feet of
the properiy has been submitted stating fheir support for fhe use. This condition is met.
The petition was found sufficient on August 25, 2004: ZO pa�ceis etigibte; 14 parcels
required; 16 parcels signed.
3. The Planning Commission has estabiished guidelines for applications for nonconforming use
permits for duplexes. These guidelines lay out additional more objective factors the Planning
Commission wishes to consider in detertnining if the required findings for granfing
nonconforming use permits listed in §62.109 of the Zoning Code can be made. 7he Planning
Commission's Duplex Conversion Guidelines state that for appiications for nonconfortning use
permits for dupfexes in residentiaf disfricts, staff wi(t recommend denial unless the following
guidelines are met:
A. Lot size of at least 5, 000 sq. ft. v�ith a frontage of 40 ft. This guideline is met. The lot area
is 5,300 sq. ft. (nciuding half the adjacent alley) with frontage of 40 feet on Chartes.
8. Gross living area, aftercompletion of the duplex conversion of at least 1,800 sq. ft. forthe
two units. This guideline is not met According to the Unifortn Residential Appraisal Report
dated 7/28/2003, the gross living area is 1740 sq. feet.
C. Three off-sfreet parking spaces (non-stacked) are preferred; iwo spaces are the required
minimum. A site plan showing improved (durab(e, permanent, dus8ess surface) parking
spaces must be p�ovided. 'ihis guideline can be met. There is space for the �quired
number of off-street parking spaces at the rear of the site, with access from the alley,
although this area does not now have an improved surface.
D. All remodeling work is on fhe inside of the struc#ure.... This guideline is not met Plans
submitted by the applicant for adding a unit to The second 9oor show a new second floor
egress door. Photos taken 9/03/04 show this recently added exterior door and exterior exit
stair, which did not e�ast when photos were taken for a 7/28/03 appraisal of the properry.
E. The proposed dup(ex structure is located within a mixed density neighborhood, not a
homogeneous single family area orin an area where duplexes and triplexes are at�eady
concentrated fo the point of congesting neighborhood streets. The structure is located in an
area with a number of nonconforming duplexes and some triplexes on 40 foot fots, but they
are not concentrated to the point of congesting neighborhood streets.
F. A code compliance inspection has been conducted and the unit is found to be up to tfre
housing code standards, or the proper(y owner has agraed fo make the necessary
improvements to bring it to housing code corr�liance. This guideiine is mef. A code
compiiance inspection report dated %=3/04 was subrriitted by the applicant, and he has
agreed to make (or has already made) the necessary improvements.
G. An economic feasibifity analysis has been conducted forfhose cases where economic
hardship is claimed as one reason forthe ...request. This guideline is met. The applicant
has submitted a pro forma with information on income, operating expenses and debt for
this property. It is unclear, however, that he is claiming economic hardship as a reason for
the application for reestabtishment of nonconforming use as a duplex
I. STAFF RECOMMENDAT(ON: Based on findings 2(1 }, 2(4), 3(B), and 3(D) above, staff
recommends denial of a permit to reestablish nonconforming use of the house at 422 Chades
Avenue as a dupiex
i
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�
JHIV ii:e� 'c:i� ur 5i. rs�-Litr
NONCONFORMING USE PERMi7 APpL1Gp7TQp
bepwtmemt of Plannmg and Economic Develepmenr
Zouurg Sec&an
I400 City BaQAnnsx
25TYestFaurth5tre¢t �
�"`� Saint Paul, MN SSIQ�T634
{65I) 266-G589 .
Oy�lo? (,�
Address _ t G y � :r�� � % /G % �'• _ — _
APPLlCANT C'eiy f!�+Vrs �A�� ii� ���r/� �� 67/ ` Daytfine Phone
Name ot Owner {if tliffererit)
.
Co�tact Person (if
Address / Location
u�-
LOCATtON Legal Deserlptlon G ��' B� �' s�i ,•T� SvG'� c` �Ge�s 9� :�,,�
Current Zonina
. (attach a8ditiw�al sheet if necessaryl
� TY�� �� �'��M�T� f+PA����on is h�reby made tor a Nonconforming Use Permit under pravlsions of Chapter 62,
Sectton 102, Subsectlon !, Paragraph oi tffe Zoning Cade.
�h permft is tor:
❑ Change from one no»cohforming use to another (para 31n Zoning oade)
� Re-estabiishment of a nonconforming use vacant for more than one y¢ar (para, 5)
� Lega! estabiishment of a nonconfcrtning use in existence at least 10 year (para. t}
d Enlargement of a nonconforming usa (para, 4)
SUPPOR7ING INFORMA710N: 5appiy the informatlon that is appi[cabte to you type of pert�if,
CFtANGE [N (lSE: ' Peese�tt / Past Use_ _ � f\ �� ��- —��"" t i �
Oii
RE-ESTABUSHMENT: Praposed
CS
Additionai +nformatlon for ali appllcaUons (attach additianal sheets if necessary):
�ttachments as required: D Site Alan �Consent Petition
i
C7 AtEiaavit
�
pplFcaaYs Sig�atule Date_ !/ �_ .� y
.6T'' T�-!'/ , _
CitY A9ertt �
�-13-0`�
=8 � io�,�
�
ZONING PET'ITION SUF'FIC�ENCY CF�£CIi SHEET
REZO�LITG SCLFP NCUP
FIRST SUBMITTED
DATE PETITIOiI SUBMITTED:
DATE OFFICIALLY RECEFVED:
V�/
PARCELS ELIGIBLE:
�' � �a�
�r �2 S'o `7
PARCELS REQUIRED: �
PARCELS SIGNED: ��
RESUBMITTHD
DATE PETITION RESUB�fITI'ED:
DATE O�FICiALLY RECEIYED:
PARCELS ELIGIBLE:
PARCELS REQ(FIRED:
PARCELS SIGNED:
CHECKED BY: � ���%�/If/�LL/� DATE: O� LS� O �
�
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CIT�' OF SAINT PAUL
i
CONSFNT OF ADJOINING PROPERTY OWNERS FOR A
NONCONP'ORMING USE PERRZIT
o�-eo1,6
�Ve, the undersigned, owners of properiy �� ithin I DO feet of the subject proper.y, acknowledge that we have
bcen presented with the followin�: ,
A copy of the app]ication of � _�f' t+7� `J �f ��" /'� i � / l ' � � ��,/ � , r� � C' : ��i.
(name of applicant) �
toestablisha �'L'�Ct'/����c. /'�r.�-� "<;% j� �
(Proposzd us�) ,
located at j7 -� .� /-�?�? r% _s � i��'r
(address of properry)
requiringa nonconforming use permit, alon� with an}• relzvant site plans, diagrams, orotherdocumentation.
�Ve consent to the approcal of tl�is application as it was explained to us b}• the applicant or
his/her represenEative.
ADDRESS OR Pf\
�
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FEWRD O��"XER
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l0-01
9
Oy'-167(o CITY OF SAINT PAUL
CONSENT OF ADJOINING PROPERTY OWNERS FOR A
NONCONFORMING USE PERl�2IT •
bVe, the undersi�ned, owners of property �� ithin IUO feet of the subject property, acknowledge that we have
becn presented with the foI(o�ving:
A copy of the application oC .". c � s l�',1,,�./i- ti �c�. GG� .7.� % .„���
(name of applicant) ' '
toes[ablish a✓`�' � :�r/ f vr� .z- � LiSN � j�C»G�y �
(proposed use) ` �
located
'LrS' %d
(addrzss of property) '
requiring a no�iconEorming use permit, alono �vith any retevane site plans, dia�rams, ar other doc�±menr�r,�;�.
�Ve consent to fhe approvai of this application as it �ras expiained to us br• the appticant or
his/her represenfative.
�
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10-01
�
ADDRESSORP[\ RECORDOL�'\ER SIG\ATURE ne�rc
�
CITY OF SAINT PAUL
CONSENT OF ADJOINING PROPERTY OWNERS FOR A
NONCONFORMING USE PERMIT
o�f-ra7�
We, the undersi�oed, o�mers of property u•ithin 100 feet of the subject propery, �c:nowledge that we have
been presented with the follotivin�:
A copy of the application of �_
to establish a ✓`�' �<
i �
(name oi applicant)
(proposed
JS
�:i: GGi ��.� % i � ° r/'Cl "
-�S iv� fe f'a'cst� �jJ �mn�rel�
located at _�� </� G G7/��L� S" �d�
(addrzss of property) �
requiring a nonconforming use permit, atono wich any relevanc si[e plans, diagrams, or other documentation.
`r've conseni to ine approvaI oi tiiis app3ication as it was eaplained to us b}• the applicant or
his/her represenfative.
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CITY OF SAINT PAUL
CONSFNT OF ADJQINING PROPERTY QWNERS F{1R A
NONCONT'ORMING US� PERMIT
We, the undersi�ned, owners of property within I00 feet of the subject property, acknow[edge tE�at we have
becn presercted wi[h che fol�owin;:
�
U
A copy af the applicacion of �`t �""�' �s ���'h/��/ "°'�L�%�-'^ / a�'�'^C',
(name of agplicant) �
A� iN�Gc �Fds�.iL� rp.,r.-v�. ���� d'o
toestablisha d"�°vGG»sy��"�m�,��y //5��.-��v��,Y' ,
{proposed use)
locatedat_`°` a�
'�1cS _ /��'�- 5.r �
(address of property)
requiring a noncartformirtg use permit, along with any reievanc si te plans, diagrams, orocher documentation.
'�Ve conseni to the apgroval of ihis ap}slication as it �vas explained to us b}• the applicsat o.
his/her represenfative.
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CITY OF SAINT PAUL
CONSENT OF ADJOINING PROPERTY OWNERS FOR A
NONCONF4RMING USE PERMIT
o��arl�
We, the undersi�ned, otivners of property wi[hin 100 fee[ of the subject property, aclnowledg� that we have
been presented with the following: �
A copy of the application of
to establish a ��l� /� Gp !✓,
located
n/1 r�f�� iA �f��/ i9rs / G
(name of applicant)
(proposed use)
!'Z�S /Qi/.
�
(addrzss of property)
requiring a nonconforming use permit, atono wich anq relevaac site plans, dia�rams, or other documentation.
�Ve consent to the approval of this application as it was explained to us b� the applicant or
his/her represenfafive.
10-01
n
ADDRESS OR PI� , RECORD OR'NER S[G\a'iuRE r,n�rr
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C-TFY OF SAII�`T PAUL
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t�w�.�rftro�xa
104 5EG4ND STRELT NQ1iTt�sAST
I+tEW PRA.GLJE MN 56b71
Re: 42 Ciia�tcs r�,vcnue
Rile # : 03 35�05t5 VBZ
��tr t+�fr_ Toperp:
I�WRYP$QP�qpjfdLgUp1}dNQ 2'yypiy 631-3664¢9D
d7�S:Paer�s25fcl6]dD Fae�FC Qfl-Z669JZr
SmroP�6flEldarcSSlaZd516 1f�ik rrx�ces�Lm�
'iusuant to yoRr requesr che ahnva-refereaced pmpeaty was iaspected and the following raport is
ubraicted:
3UR.bIN , �
� Tuck ga�t aad eea�t �� tw�all���� ��``'�^"QEU d
&.eplacc basemert siaits (�snds & risets need W be unifarm}. rr s� •���w$�c a Aa h>
3. Iffitall haztdtail witlt retrxrAS tsu isasemeat staire. p'v3 ��i;,wa�cv
4. I�II handrai! with reh:ms fctll ie�;th 6f fust cQ szecmd tiaar stai►s �contiauous).�
5. �utate sec°nd 4�[ ceilin� w6ere Qp�a t4 Co�. R-38 on fiSac, R i8 on stoges. opay to
hevented. C PRR7'trt�. . Jca ,h.c�•—, ,�:c�=�� �-rstc..
�. t.aoha posr tn cooiinga undex frvac porch. iav7 � rs� w�€s,
7. B:s�mi,ng for £tontporoh is ha C
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>thp6R.
reQmrat to tD ode. P�[ aad'6ea9a'!S etG Oaf W COde. au tYe c,.stus �E� . �:v�`t
6. " Code. r.e�-r cve �u a�i'j .�EP�Fc� sx ��-c�.so a. ,+u:,�+ S. '}
4. IuStatl I� si x�sr e�etior dnoz. uaz' �wtwa rco .
�- Repais fookngs to Code on east side, e�ar potcit. �e ;�.acL� o et1.
E_ AtitCt0�13YCYC11f12�jfC[COd6. lvGT a
� i�l Zd lII1LII�C � 18� l�ODIS SV17�i SL"LC-C1861�!$' dCwICeS IO 9ALiy QOD[S fI0lII C�tOII34II
�SOfb09i1tGltS(�tObC�ttQC}. VO `a�c..F �.tb3�tal� t�vtcES .N��aEG ,
�• � �$ �� �. +a IIT aca c.w 060 .
�. TSIS� �tllII�lt ��M�Lr S 9I1dC �16$t$1Tl }188(:IIICIIL NU'T t K'L.a�� � E O�
I' �t! WSnB 80[� CCitlI1�8 f�a�Qli(� a� De�p33aty. ins�•... D=0
t. �Gp87CiSA�71. F3SCiflCISSI� �C.ISIIBCC552�! iFY. a.:��.y�B:f, •
�. Fibinde fhl�l� lyjJC tIG3d b(7ILS�'9IR� OSIC (1� IIIC}1 tlft�OW fDr all CAtCydOOt'S. RCASOVC 3D)t
S� t.sc.u9n�'A
�. Ropaa or replaea aay deterio:aked window sash, bmkea glass, sash holdera. re-putty etc. aa
i1CCCS88f�t, a.iGi �N��.vUL� -- .
� ide atotms �nd seaeeas comglete aad itl �ood repair for att door aad window opemngs i'�GT t K G.ai= J'�O .
�G C�11Ch�II AB II4C86S813! i atccrnCa �
-�DI1G W8n 81� CCt�7[!� WVCF� 7S ICID89l� 9�iC� IC� d0418 S� W!ffi�QWS� {�Il�p�
$TSSS. 7f/�14 $� �G.? S�I lGCCC IICw CIIQg� C4�C SCBtLdffi�9. NlrT ta�tt �asa� Fb .
Gtl b7t-b47 a�utn rtnar�%ua� rt+w rrau� o�
� FAw 6572&69493 CITY OF ST_PAU! UfClF-ZEP �db2J003
D�f't UI(A
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r�t w�uM rc�P�o
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Jamlary 23, 2{�f4
Pa�ge Tx�
�. t+reparc and paumt snterioc a�d ezte�ior as uece�sury (talce tha necessaty precantions if lead
base paiat ia pra�eot). .� o-s ►KZ.�m �a -
�- r4av a�g me�s diac do not meec coao twh�rc v�au acd ce�T�ng ea�rccmg is removed,
atembets � t y ha � t at� ove-�ed, omx-�rced, �t be t� ptv door �nd wmdow
Yr�^•"�D`i Wil �' `Wa 11�dQC� �.n} �. m� j�.. �QMiloaa+ffiC � 4�q�. 1'�'L7 1 K G�W'ZSS? .
24. Frovido�aFcieas�upofp�emise. �`�Y �..::-��+vn �o�u.,-r ,�-c�.�.osi�
?a• 's'mtide smoke detq�]ts us pa thc Minneso�t 5iata Bcrl7ding Cocbe-
?6. Provid� �neFaT iei�abiiitatiop of ga[8gc n�o-'T {," e. .,,� o.�-o .
BLECTRICA�
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l�st iastait 120 voit b2ttery bsc�g snwke detectar im r�r bedroam. *. a-r � nr c.ssosa
It�tatl AFCI bteake� far negr he.droom smoke detectocs attd oatlete.
��1 �QSC MS7�1E5t t0 CQdC. NC'f \ wi �u-%°J'�"O
Wim secand floor ldtci�en end battrcoom ta C,flde (fcnishes are resnovedl. Iisve �t e[ecaicaE
� p [4II + _ IIIS SI�E r�1G a+�-'c c u ��.= 3so M
N���. t�[L�� $Q�f � tn ��R@� �� �Q�. � 1.�. N VC � Nt�tir'. � b •
Ias�pmper fitses or brdcas fss all wn�s. �oT ..a c...a�n � s�
RepBii �rCplace all loosc Ot brokCA devitxa snd �. r�a-t .a�c�•: � avJ
Cha�c aI13-wge outtets farP�P�'�Y ���- ''�'` • a Lw n� a
Thrcugho�builda�, ins�11 o+rtIees �d. 5xtssEea �s pteBuIIeaa 80-1. r�e�c � r: c�v��
lostatt �oke de�cGOis aapar $allet� 80-i. � �� z.•� o�rs .
IIeclrical work r� a P�mit a� �spectiaos. SJ�r`S z.r �.V q, -
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CO�Ci 1�`tStC 2� � dl S� QO� ba�i1�7-
Ite�laeen�ed offventpipe ��amctt (4� staclent second $oa� ctoset.
Re�ror �eplace lawahyd�4e.
Pt�vide badc$ow assemblyordevice for Is�va hyd�nts,
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� This bue(ding was ins�ted as bemg a duplcx. See encloscd let0er for iafaunafion
regazdu4g the fegality. Enelq�4 are the agplicann�a t8 Cltangc the prop�tyta a tegal
dnplex. Amy qu�sdans on rhis prac�ss contact Karen 2.ycEsq ac 451-256-9084. ��� i K t.w �= c�
N�1 ES
1. See attachment far pm�mit requ�uemcots,
Z. Masc of tln� tooFcov�ing couId �t be ProPa'iY ins�tEd from 8rad� Ra�m�ad this he
dane befoxe r�6eb,'li�tion i� atb;mpted, Ladder ins�tectiaa to be d�e at Snst. Uwner must
s�PPZY iadder-
3. There was cansidaabie stasagdalufiter wit}dn pzopceiy # ihe time of tiu im�fection. AII to
m�� Codes whsa comgk�te. �
4. Ali iimss xated as � da nat have te ba compie�ad far code ca�giiaace but
sUou1@ bc cqrupt�tcd at a tater date. Passibie pum€�ss of pmpetty s�si1 ba m�tde awaze of
theae itep�3,
imcerely,
�-�- ��y�
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co�t�� o�«�
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OFFICE OF LICfiNSE, INSPECti013S AND
ENVIItONMENt'AL PROTECIION
Janeen E. Rosas, Dixector
CTTI' OF SAIl�iT PAUL
Randy C. Ke71y, M¢yo>
3anuary 22, 2004
Tom Amrhien
319 W. Maryland Avenue
St. Paul, MN 55117
RE: 422 Charles Avenue
St. Paul, Minnesota
Mr. Amrhien:
IAY7RYPROFESSIONAL B77ILDING Te7ephone: 651-266-9090
350 Sz Peter Snea, Suite 300 F¢csirrtite: 65Id6G9124
SaintP¢ul,Minnuota55102-ISIO Web: www.ci.stp¢uLmnus/liep
The above referenced property is located in an R-4, Single Family Residential zoning district. A$er conducting a history
search on the property is appeazs it was built in 1886 as a single family dwelling. At some point betcveen 1914 and 1947
it was converted into a duplex. I was able to confum the property has been used as a duplex unril 1994 but th�re is no
er informarion. Based on a conversarion with you the property had been deconverted to a single family dwelling by
revious owner. Therefore, we would consider this property to be legal as a single family dwelling only.
If you intend on converting this dwelling back into a dupleac, you have two options. One, you may apply to rezone the
properiy or two, you may apply for a re-establislunent of a nonconfonning use. I haue included the informarion and
applications for both of these processes. If you have any other questions, please call me at 651.266.9Q84.
Yours truly,
Karen Zach
Zoning - Ci . Paul
�. Paul Dubruie]
Jim Seeger
• aa/adaJeeo employer
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Oy'-�0��0. Co
9
• . SITUATION 1'PRO FORMA IN£Q&'fATION SHEET
( SITUATIO2V YRIOR TQ SZTtiATZON FOLLOWZNG
ADDITION OF iINIT(S) � ADIIZTION Os U7vIT(S)
REOUIRED I?vrOtZ*fATZON � T'0 STRUCTIItZF. TO ST�UCTURE
Housin2 Ur.it' Breakdovr.i
Nvmber of bedrooms
Square foot size of
tinl t
COnt=dCT. TeIIt -
Est. Ataount of tenant
paid uti2ities
Ineome from structure
other than rent
Operatin� Exoenses
Maintenance •
Insurance
utxlitie5�
Other
• Taxes
Existing Vacancy
Debt Breakdown
Initial principal amount
Interest rate '
Amortization term
Balloon (maturity) term
Monthly payment
Balance amount on debt
sou��es a� laans .
Debt service coverage.
Zatio iequirements '
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� For rehabilitation �
ro ects•
Type of improvements
(provide detail)
" Cost of improvements
�_ (provide detai2)
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Date of Valuation
�rzsrcaas
azz cnaaes n.e
�ae so. eue e snnn+s suso oF aues e, �o, is
Sai�rt Pau4 MN 557a3-7906
FOf
Ayer Financial Network I�.
319 MaryWnd Ave. W
SaiM Pau4 N�N 55117
TpBLE OF CONTENTS
t.eUerafT�anuretlal _..._..
Summarf � Safient FeaOae.
Cwnparable Plw§s 13.__..._.
Comparzble Sales MaP -...__._.
BuSdm9 Sketcfi (Page - i) .____
Fkod Map'...'.""'..__.__....
AddetM�an .._�.___..__._..._.
SC�rtfe¢of L�dWig Ca�7is
Servkes Imaae ..._.--.---
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Fwm TCP —TOTAIiw WmEOwS appfaisal wftvrme py a h mode, ine.—t-B00-ALpMO�E
o�-io��
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Alidridge Appraisal Inc
d40 Taybr Street
ANOKA, 61N.55303
763323-9759
Alger Financial Nehvork IM.
3t9 MaryWntl qve. W
Sa�t Pw1, NM 55717
Re: Property: 622 Charles Ave
Sai�K Paul, MN 5510i1906
eonowe.: Winiam roparo
Fle No.: 599
In accordance with your request, we have appra"setl thg above referenced propeM1y. The reQOR of Mat
aPPaisal is a7achetl.
T� WT�se of this appratsal is M estimate y�e market vaiue of the property tlescribed m Mis appraisal report,
as improved. in unencumberetl fee simplettl¢ of ownershiP.
This report is basetl on a physiwl analysis of tl�e ske amf improveme�, a loeationai anarysis ofthe
nei9hborhootl a'M city. and an econanic anatysis pfthe mazkMfor prep¢�fies s�ch ys tl�¢ subj¢ct, The
appra'sal was developetl and iM1e report was prepareC in accortlaMe wfrh the UnNorm Stantlards M
ProfesSional Apprnisal Practice.
ThE vaWe conefu5ions reported are ss of the etFective date sqted in Me botly W the rspoR and conGngeM upon
Ne cerNfiwtion and limiting conditions adachetl.
• k has been a Pleasure to assiStYOU Pkase tlo not�esihate W cortact me or a[ry of my sfaff'rf we wn he M
atlditional service in you.
Sincerety.
����
Susan A. AIItlriAge
PresidefK
Alldritl9e Appraisal Inc
.
o�t �o?�
SUMMARY OF SALlENT FEATURES
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IF1eNa.5991 Paoe�2J
Sufi7ec[ AtlQress d22 ChaAes pve
LegalOesc�eon Lot 50, BLK 9 SR97HS SUBD OF BLKS 9, �0,15
CC/ SaiM Paul
��'! RamseY
� MN
LPCaAe SSt03-1908
GnsusTract 0326.00
MapRe(erence 10864
� � S 115.000
DffieofSale UW79N3
BartowerlCfiert W71iamTOpem
LenOer AI9er Financial Netwerk Ix.
S¢e{SqiateFe�j 1,740
Pr2eP�+�P+ffieFOOt 566.09
Lx�on Ur6an
M19e 1888
CaiU�an Average
Tatal Rmms 8
BeOmwns 1
&ffis 2
Appaiser Susan A. Alitlritlge
Offie Of Ap�aa6ed Vaqe 7128f2003
FinaI�olValue 8121,T00
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PoRn SSD—?OTALfa WmCows' apprz�sal soRwue by a la moUe, inc—l-eUo-PIAM00E
ALLDFIOGEAPPfWSAL
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3ui[� ,� Over75A L 25-ii% ❑ UnZer25% i °� ` 5(OD01
Grau�h rate '� Rapd � SabR ❑ Sbw � Ovme� 700 I 0.5
Proppty raWes g �c�creatms L smMe ❑ oe�en§ ❑ Te�t ����186
i�znvs�PN ��'� �' Inealance ! J Orerw�N � vxav(0.5%) .-..._..,..—
M1wpeenumne'�9JUnauamos.t 'lwersmos rlv r -��� �at
Noic Raee aPtl ibe nWl mnP� a( tl�e pti9h6ahoaA am aot appraiml fa[to2
NeghbortroodhamUariesandcharacknsD�s: MarvWntlAvemlhenorth.35Erotlreex
Fzctors iha[ affeUthe markHabdrty of Ne praper�es m the neyhbaiVioaG (praxunrty fu enpoymer4 anC x�n
� No.oiUnrts
No. of SYOires
Type (DetIAtG)
Cesign (SCile}
6o,OnyProposea
Age (Yrs.)
Fkars
Wa¢s
SraryFmRh
B�h Pmor
B�h Waim
1Mor5
Sq. R
Mark@ conGNOns in tlre subjec[ ne�g�6arhwd pnUudng supportfathe a6ove conc0uiom relazeE m ihe trenU of popefly valus, Gemanysuppty. and maYreLng Sme
—wch as Cma on conipe40ve p�ope�tiu fpr sale in the neighbortroo8, �scriplion of the prevaleirce otsales and imanimg concessiws, elcJ:
rrqe¢m�annarwnrorpuosptaOPlw�le).-I5Ne6evebP�N�uWUmcaN(WNtheHameOwnecS'ASSawtian(NQAj� Vres �!
AFyrobm#eWWnum6uofuMsintAesuh�eGpraject Appmm�teblElnumbuafund5forsaleinUresubjectproject_
Descrihe mmmon elemems and recre�ional taciNies:
Ounensbns 45z125 Topogaphy LevH
SHe area 5.625 Cumzr Lot � Yes � No S¢e .13acres
SpecdicmniflgUass�ficatlnnand6esrnquos RSin lefamit reside�af Sfiape Rectanwlar
ZOnmg campliairce � Le9al ❑ Leg�l noncoirforming (GrdnAlaNeretl use) Cj IOegal ❑ No zanmg Dramage Aucears Adequ
XioSee & kst use ' mved� IQI PraeM use I� Other use s: lam Ycew Residenees
Udi'mes Pobla Otl�er OR-siRMpo�emeN.s TYpe Pu6qc Rttate l.andscapei4 lAature
Ekctricily � Street Bituminous � ❑ DmewaySurtace ClsssS
Gas 1� NatlGas CulWgunu Conerete � ❑ ApparerA eaSemeMs Twiwl UtiIiN
Water � Sekwalk Conerete � ❑ FEMA Special Flood HamN N¢a C
SanrtarY Sewer � Sheet figMS Yes � ❑ FEMA Zone X Map �a�e
�'^�r ��+� FH7qM o 2752480028F
CommeNS (apparrnt a0verse ea5emerAS, encroachmenLS, special a5ses5meM5, sLEe areas, illegal m� noncadomnng mning use, etcJ: Mat�
Matenals/CondNOn
Space
NgnB
Sfairs
Drop Slmr
Scutlie
floor
xeazea
AUGNanal f¢dtu25 (SpecW enttgy effitiHl[ dE115, etC.J; 2 batl15. uPOeI level family room.
ca�amon m me imwoverirems. deprecia�n (physicat mrx.tional. and caemaq, repa;rs �de4 WaN'i �
� AMesxenvkanmeMalccrAi6ons(wcha
inimeWme viandy of the sublect P�OenY �
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ooen � pgache0
Chainlink � BudHn
etc.:
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IPIeNa 5991 Paae#41
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Building Skefch (Page - 1)
IFIeNO.5991 Psael671I O� f� j/ti 1�
7 l.J f
DEFINRfON OF M{1RKET YALUE: 5}ce �mst pobabie pice whkh a pioperty shoWC brmg m a compeutive and apen marYet unGer aA conGnrns
• reWSitr m a fau sak, f�e b�7e� anC sNkr. each ac6n9 PmaeMJy. Imowieayeabiy arM assening Ure G�ce ¢�t zYecled hy im7ue smcuWS. lmphc¢ m�is
�fuotim is me con.wmm�ian of a sak as N a sP� tlate aM the pazsing of 4lle ficvn se7a fa bul'er wtltr con�tnrs whereby (1) bu9a miG u@a are
HP�Y �wRek R) Coth P� am we9'vAcmzd a vre8 aMaed. sW eml a�g m wl�# M mrs�ders hs oxn bes! miera� (3) a reawna6@ ➢me's alNwed
for e�osure m ihe open muket I PaY�rrt is matle m�m5 of cah m U.S. CoOars a in ferms af fuwwel artangertceNS comParah�e theem: antl (iJ the Price
reprzsa�5 ile normal miuitler�m for U�e yopgty sWA waffetted 'nY sP�1 ar uez6re fmar,cmg a saps ancessions' �antec' 6Y �re zssaiffid wdh
thesme.
�i�s0�sms b tta camP�bles rmct be mzde �a speqal a ve�ve fea(emg a nks concessiom No �lustrna4s are necessary
fm m�e cos6 wnich are nam¢IN P� %' seeDeers a a resWt of tra�6on a hw m a rt�Yxt area: Nae as5 are read�ly iCaitifiabk
since me se@r pays me5¢ cos6 m rrcNaly ffi sass Uansacbm5. Spag� e cr¢�y¢ gy�my ffiN� �n Le mztle to the
comP�k 0.`�P�Y 6Y WmP�s m fuuncmg te`ms offere0 bY a tlm0 paf,y inshLi6oial Imtlu ihz� 6�1 zVeaRy 6ivoivetl m�e
ymperty a trznsaction INy a4�sLnent sMWd no[ be calwlIIeO on t mechmtical doliar fa doAar ms[ of the finanong a concusmn
but ilre AaOa amaiurt of mry adjus4ne�G SMWtl aPP�'�E^. tlie mal�fs rzaC"sm to tlie finaxm9 m caicessi9n5 6a5etl on ihe
aPP�s Ntl9emertL
STATEMENT OF LIMITIN6 CONDRIONS ANO APPRAtSER'S CERTlFICATION
CONTIN6ENT AND LIMITING CONOtT10NS: The appraaels certificarion 7hat appears m ihe avP�al report a su6�ect to me follaving
contl7�ons:
i The appiaiser vnll nat be respansibie for mapers of a legal na(ure thaz atfect edher Me ptopeity bemg appraised w Ue utle to R The appraiser assumes ihaz
Ne Utle is gooU antl maACed6k antl, Meretore, witl not render any opnians abouf Ne trtle The propehy us appaised an the basis of H bei� under responsibie
ownerShiP.
2 The app2iser has prwiAed a sketch in ihe appraisal rzport M shaw apprpqmyte dmen�ro� af ine improvemeirts and ihe sketch is mcludeE anty ro assist
ine reaEer otihe report m v¢uaimng the pmpeM1y and untlersUnding ihe appiaiser's tleterminalion of ds s¢e.
3. The appraiser has eqmmeU the avala6le flaad maps tl�at are pmvideC py th¢ F¢a¢re{ Emerge�y µ�n�n� Agemy (m mhe� daa sources) aM has noretl
in tlu epD� 2Wrt whether me su6jec[ srte k IocazeU m an iLeiNfieG Specwi FIooG Haerd Area &cause Me appaiser is not a surveyor, he or she makes
no guarsMeS, express or rcnplietl, regar7ng i��5 tlMemuna6on.
4. The appraiser will not grve fes6mony or aOP� in cauR 6ecause he or sh� m�e an appreisal ot me property m ques6on, uMess spe'Mic azrmryemenis to Co
• w have heen maEe heforehantl.
5 The appraser has estimaze0 Ifie value ot Ne lantl m tl�e cost approach at Bs hyhest and best use antl tAe impmvemeiAS at meir comnbutory value. These
separa[e valuafiais af ine IanA antl imOrovemeiRS must not Ue used u� emjunctian wRh any aN¢r appaSN aiM x¢ yroaEtl R 1�¢y are so usetl.
fi. The apprvstt haz Oatetl m me appraisy repprt anY adverse cond�mns (such az, ireetled repairs, Aeprec�on, ih¢ prsence M hazyEOUS wdsiw, touc
su651m�ces, etc.) opservep puimq me im,pecYion ot the subject property or ihat he or she hecame avrm¢ of dunnq me narmal research mmNeO m pertartnmg
Ne aPP�sal Unless oNerxise uu�etl in me a49rasal reWrt, tl�e appruse� has aa hwwkd3e of any tdtlaen a unzPPareM condmmrs �t She proyeM1y m
ativerse emuonmeMal contli6ons [mclutling Me presence of hazardous wastes, tm�c substances, etc.) Nat woultl make the pmp¢M1y more or kss valuable, antl
hu assumetl tlr� there are no sucn rnntl'NO� 2nC maiccs no guaramees w warrzmies, eMpresS a implieQ regardiiy Ne wnQ4ian of ihe property. The
apprmser will not 6e retponsible for airy such cond0ms ihat tlo etist or for any enqincenng ar tesLng tlyc n¢ght 4e c¢quR¢e to Cscvm whefher such
conOiUOns ezut Berause Uce apprz'ser is not an eMpert in tAe fieltl ot emaanmeriW hamrds, tlfe appaisal repoR miat nat 6e cons�Ceretl as an
emeanmeMai assessmem U ihe WoPBM
7. The appraisu o6tametl Me mfomWwn, estimates, antl apinioirs ihat were e�xessed 'm fLe apptasa! cepat hwn sw��ces ihat he a she consMees ta be
refable anA beheves mem fi 6e We aiM rortect. The appraiser Goes not assume respo�ibdiry fa ihe accuracy of such Aems ihat were fumished 6y alher
parees.
8. The apprtiur vnll not Aiubse the corveMs of the appraisal report except as prm�CeE far m the Um[arta Stantlartls �f 4cutesswnal Apprmsal Pcachce.
9 nx aDPaiser hes basetl ha w her appraisal repoR and valuation conclus�on for an apprasal tlat is sub�ect W s�is(actwy cmnplefipq repaus, or
21I¢I2110R5On tl0.266YfNJb��tlW Wfii�E{101105 ihE MII�OVEInEihS `MII t¢ PEIIOIIIMd N d WOAm�M1112 rtldM¢f.
10. The ap0�� must pro�itle h�s a her pnor wrdten conseM before the LnUV/WieM speci(retl in the appraisal report can da�N6uh Ne aQpcasal repw(
(mcludiig cwcWS�ons about ihe O�P�Y vaWe. me zPPraisu's itleMty antl qofessional OesignaGws, anG Bferences m arry prohssiaW appraisal
a�gan¢adans ar the Tttm wSh which ipe app�aiser is assaciazed) Po anl� cYner tlrmi the hmrowu, ihe moitgagee w tts wecessors and azsigns: Ne mmt9age
msurer. cansuAams: professio�pl aPDrsaal organ�0ons; anY smte a federzYY ePWavetl fnane�l insfaufion: ar an9 tleParimem, azkncY. ae mshurtce�0.y
ot H�e llnitetl Stahs or airy sffie or (he D'aG'G N Cohun6iy except ihat fh¢ knE¢r/cG¢�t may d'strihu[e fhe O�hY �senPtlon sec4on crt tlie repor! mly ro daq
wllectian ar repoNng service(s) xiNOUt havmg to aNan t�e a6M�'s P� x�Gten corrsem. The app�eisn's wrAtem m�SeM and zDP� must also
6e obtamed 6etare Ihe apprdisal ran p¢ corneye0 hy anyane to the pubGC mwgh ativetASUig, public r¢Wrons, news, saks, w oNU aredia.
� FredNe M17ac Fvrm G39 693 Pa9e t of 2 farmie Mx frortn t00dB 6-93
ALLDflIDGEAPPqAISAL
Form ACft —TOTALfir WinOaxs° app�a�sal sorywar¢ bya la matle, inc.—tAOPAtAd10�E
IFIeNa 5991 P #12I
OS�-/b76
APPRAISER'S CERTIFICATION: Thekqiraiisucero5esx�na�eesmaz
i. 1 hare researched me subjec[ mail�t atea �O have tekctM a minunum N Nree �ttent saks af P�aPeNes most sumlar ana Pmrim#e ta Ne wUl� PmPehY
far ccnSiEe,artart m ihe saps comPartwR a�sa mirt have matle a GaOar aQusunent when aPP�D�e to reflerS ihe marke[ reaz�on N thase dems of sipnfirdirt
vanSOn. tl a signii'kaa item in a wmDa�eble Gmperty 5 supa�w to, or mwe kvwabk ihan. Ne sublecl WoF¢nY'. I have maEe a�puz adjusAn¢�( N rcdoce
Ne aEus[e6 s�es pnce of the mmpa�abk an0, rf a signRrcaiR hem m a comparahk pmpeRy a inir�ia M, or less favordhle tAan the suhjec[ aop¢Ry, I Iqve maUe
a P�'m�a�lw"��4M increaze tM1e e?usted sales prse oFffie amP�k.
2. I have taken urto comitler�an me hCOrs tlut have an impaR o� value m mY �eveWP� N tAe esnm�e N maACd vaWe in tlre ap�aisai report. I lave no[
Fnowm97 wrthMld �y si�iTCaiM1 infoimafion fiom the aP7��a� �WR an� I Ce6ev¢, to ihe hes[ of my ImawleCge, m# aN statemen6 antl i�rfIXma�on in tlre
apprusal repml are true antl cmrect.
3. t Aaka in the aPPrers� repw[ anN mY own Personal. wdasM. aM W�sio�l siaiys¢. apinuns. anU canclisors, which are su6lec[ mly ta ihe coNingmt
aod Wmtin9 condmons �xd�ed w th6 torm.
4. I Aare no pesen( ar pmspec6ve mt¢rest m ihe properry thaz is Ne su6�ect 0� Nis repa(, y�tl I Aave no peserrt or pmspec�ye p¢rso�ai iMerrst a b�as wM
respM N the pv6�artb a� Vre fiens�. I dd rrot 6ase. ertha P�7Y a comP�fY, mY analYS% anNW Ne esOmate of maMe[ ralce in the appra�gal repoR
mi Ne race. mWr. refi�on, se�. hanRC�. fmn�l staNS, or na5onal oigin of eMer Ae prospective ownus or occup�tc N the wb]ect pmpetry a ai ihe P�ert
mmers w axWanls ofihe OroO� mtle ndmly of tlie mhlect Pmperc/.
5. I have iro p25ent a cmrtemptAeG fWUe vrt¢rest in me suhjec[ ptopary, ariC ned�er my ��R¢q w hMre employmera Iwr rtry cornp¢��n ryx p¢Aa�mm� ry�s
aPP� �s coNy�gei¢ onme zPP�a'setl va42 olme Pmperty.
6. I wds na[ �eqoued to repaR a➢�lemimed value m QuMron m wWe 1h# kvws fie cause af llte c5eM m anY rN#ed patty. Ne amaM of Ne va6x esnm�e.
tice Ahmment o� a SP�� �su�t, w ihe anmence of a subseque�d eveiR in aNer ta recPive my cwnpe��an anNar empbyment for perfurmm9 ihe aPAr�al. I
Gd nathase Ne appaaal reporton a requestetl mmonum valuation, a spx'd�c rWU�on, arthe need ro appmve a spedfic mortgage loai.
7 I Perlartned lltis app2isal m wMOimM wM Ne Undatm SlantlarUS of P�otessimal Appraisal Pa�ce tllat were adaPle� aritl We�9#�d by q�e Ap{Paisal
Sandar� Bovrt aF ihe Appra�sai ku�a0on mM Naz were in qace ffi af the efiecuve tl8e of tlris 3pPaisal. wdh tAe exception of ihe aeparture prov"sian of tliase
SYariCarCS. w6ieb Oces mt apply. I acbwwkdqe 1h� an cv6mffie ai a ream�abM icne fia eparspre m fhe open market is a and@on fn me definmon of market value
and Ne esUm#e i Eeveloped a cons'sha wdh llie marketm� 6me nated m ihe ne�ghpw6QOp s�On N ihis repoq unlxs 1 have oNe�e sffied u� me
recanoTiamn secfian.
8. I have P��y i�sP� tlre mRrmr antl Werior areas of Ne suEJect P�cenY mia the e#mw of all propeNec 6s@tl as mmpalaUls in ihe zOW�a'saI 2porG
i(IIMM LYMY 111# I hS!¢ IIOI2d 81}' ��31211I R INOWII 2dVHS2 LOII�IXIS m 1hC 51 �1� MP��VMIIE115. 0� �hC 51�112C[ SdC. W 011 AIY 56E WGIIIO 1�1¢ NNRd12(E
wiwNy oF tlx su41� OmPMY af x9m� ! am a,rare mN Aa�e rt¢de ��osMeNS fm tlrese �se andNOns in mY analysis oF the p�opbty vaWe to ttce er.kM ih#
I haG market evitleiweta sUpP�Nem. I M1ave a5o cammeMetl abau[ tAe effectaf Ne advwse con�Ons on tlremazlrelabBilyatfhe Sub�S 0.'�P�S'.
9. 7 Pe�NY PRP� al concPosia�¢ uM apinrorts a6out tlre real esf�e ih� xzte set toM N ihe appiaBal 2Wrt. N i r.ieU an sz,pid�t P���sianal
asi9ance tran am m� ar mtlrviduaals m me pafm�¢nse m me aypraisa� w me prepa,asm m the apRmsal repm( � hare �amea sucrt indrvidiw(s) aM
6scbu7 Ne sPecific tffiI¢ PeAo`metl U7 ihem in tice reconcdiaAan section aF il� appreisal reWR I ceMy t1�M mry inSrvitluai so �n� is Wa6fiM ro O�tm
tlre �. V hare mV auNa�tl ar/ox ID maFe a clwiR to m�g 8em in tlie 2WR Nerefma, rt an wauthmved change's maEe ID ihe aOP� reW4 I wtll take
na�aPOnSiE�lyfard
SUPERVISORY APPRAISER'S CERTIFICATION: tt a supervi�uy appaiser suy�ed ip¢ app�aeal repwt, rye w she cerLhes arM agrees IDat
I�ectlY suV�'+iu tice aVWaiser wtro paPareG ihe �Wasal 2P�, have ie+iewed the �a's� reP�. � wiN Ue sffiements antl concAUwis of ihe apPr�ser,
a9rcero ee�aum byNe �ers certiGCatlens mumiaeaaaumgOlaaare. aM mntaqng tun resvmsLa'b farme appa�sal ma me appraisa� re0uc
AODpESS OF PROPEflTY APPRAISEO: 422 Charles Ave. Sai�rt PaW. MN 55tOb1906
APPRAISER: SUPERYISORY APPRpISER (only if required):
Sgn�ue: ��. ,�it.�„ SignaNre:
Name: SusanA.AYWridue ry�
Dme9gnetl: Julv31_20D3 pffi
Sl�e CetUfmaOOn #: 400ffi77 S�e �¢�Bic�on #:
m Stme ucrose fi: asme License 8:
Shle !AN �
Erpaa�an Oate of CeASsafion a Lica�se: 8137/2006 bpir�on Daze A Ce7�r�on mlicen:e:
❑Oi0 ❑ OiENIXInaP��oPb1Y
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