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Topography & Soils The subject site is generally level. The site has a manicured lawn area surrounding the home with numerous mature trees and limited landscaping. Note, the site was heavily snow covered at the time of inspection; however, Google Earth images were utilized to determine the subject's non -winter site conditions. The soils appear to be good. Soil tests were not made and are assumed to be adequate for the existing improvements. The overall site has approximately 30-40% impervious coverage. The appraiser was not provided with any documentation regarding the presence or absence of contamination. The appraiser is not qualified to identify presence of contaminated soils or other environmental hazards. The appraiser has not reviewed subsoil data on the subject site and is not qualified to determine the extent of any environmental problems on site without specialized technical services. Accessibility & Identity The subject has good access, with one driveway from Oxford Avenue NW that borders the subject site to the east. Oxford Ave. is a low traffic city street that connects with TH 10. There is an existing highway crossover at TH 10 and Oxford Ave. Oxford continues south from the subject for two blocks. The speed limit at the subject's immediate location is 30 miles per hour on Oxford. The speed limit on Highway 10 is 45 miles per hour. The 2018 MnDOT Annual Average Daily Traffic (AADT) counts were 29,500 on TH 10 and 3,550 on nearby Proctor Avenue (south). There are public sidewalks along Oxford Avenue and 5ffi Street. The subject property has good access with a proximate location to an arterial highway; however, the identity is fair/average for a residential property due to the same proximity to the highway. High traffic locations are typically less desirable for residential properties due to increased noise levels. Zoning The subject property is zoned R-lc; Single Family Residential District. The zoning allows for primarily single family residential uses. The current single family residential use is a permitted use of the property. The zoning will be discussed in more detail in the highest and best use section of the report. Site Improvements The subject property has a concrete surfaced driveway and sidewalk that service the subject home and attached garage. There is a concrete patio on the south side of the home. The site has fair quality landscaping around the improvements in addition to a manicured lawn area around the home. (Note; at the time of inspection the site was heavily snow covered; therefore some site comments are based on Google Earth images.) S.P. 7102-135RW C.S. 7102 (10=3) 902 Parcel 7102-902-229C Page 34