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HomeMy WebLinkAboutAppraisals 2 f 2 P O R A T E D ATE APPRAISERS I f ENTRE SUITE 206 S C T Y A V E N U E NNESOTA 5510a • 6114 FAX 646 • 8086 i AN APPRAISAL OF COMMERCIAL AND RESIDENTIAL LAND PARCELS ILOCATED AT NORTH 60TH STREET NEAR OAKGREEN AVENUE NORTH OAK PARK HEIGHTS, MINNESOTA ' 1 I AS OF AUGUST 8, 1991 NFOR ECKBERG, LAMMERS, BRIGGS, WOLFF & VIERLING I (CITY OF OAK PARK HEIGHTS PUBLIC IMPROVEMENT PROJECT) If BY ROGER M. ROHRER, APPRAISER LICENSE #4001238 I I i BETTEN]OREIROHREIH TOCHE IN C OR P OR A T ED REAL ESTATE APPRAISERS August 15, 1991 Mr. Mark J. Vierling Eckberg, Lammers, Briggs, Wolff & Vierling N 1835 Northwestern Avenue Stillwater, MN 55082 RE: City of Oak Park Heights Public Improvement Project Utilities Easements Along or Near North 60th Street Dear Mr. Vierling: In accordance with your request, I am providing you with an abbreviated appraisal report on the seven property ownership parcels directly impacted by the City of Oak Park Heights Public Improvement Project consisting of sanitary sewer and water services that are to be constructed/installed in the near future. The properties are located along the south side of North 60th Street (STH 36 frontage road) to the west of Oakgreen Avenue North. The purpose of the appraisal has been to arrive at an estimate of the just compensation to those property owners that are having parts of their land encumbered with perpetual easements for public utility purposes as well as abutting land strips being encumbered with temporary construction easements as the result of the proposed city improvement project. The perpetual utility easements vary in width from about 32 feet to 40 feet, and the adjoining temporary construction easements are 20 feet in width. There are no building improvements within the limits of the proposed easements. Furthermore, there will be no value damages to any of the buildings located on the various parcels and neither will there be any severance damages to the remainder land areas. A basic assumption of my appraisal is that all affected parking areas and signs on the seven different ownership parcels will be replaced in "equal or superior condition" to that which existed prior to the proposed easement encumbrances if, in fact, such miscellaneous site improvements are disturbed or damaged during the course of the improvement project. I SPRUCE TREE CENTRE SUITE 206 1 6 0 0 U N I V E R S I T Y A V E N U E SAINT PAUL MINNESOTA 55104 TELEPHONE 612/646 • 6114 FAX 646 • 8086 r • If Mr. Mark J. Vierling Eckberg, Lammers, Briggs, Wolff & Vierling August 15, 1991 Page Two Provided in the accompanying report is pertinent information relating to the use and land value of the seven project parcels. The estimate of just compensation, also referred to as property value damages, is provided without completion of a "before and 11 after" valuation analysis. Please be advised that complete "before taking" and "after taking" appraisals can be provided if you determine they are necessary for condemnation proceedings. As a result of my property value analyses and conclusions which are contained in the attached report, it is my opinion that the following estimates of just compensation are applicable as of August 8, 1991 : Parcel 1: McCormack Furniture Company $ 4, 125 Parcel 2 : Norvin L. Swager 2,750 Parcel 3 : Stillwater Aerie No. 94 4 , 125 Parcel 4 : Thomas J. and Sally L. Gardner 2, 750 Parcel 5: Gerald and Mary Schoenecker 2,750 Parcel 6: John H. Haase 2,750 INParcel 7 : Elmer Haase 37 ,700 Total Estimate of Value Damages: $56, 950 I hereby certify that I have no interest, presently or contem- plated, in the property, and that neither the employment to make this appraisal nor the compensation therefor, are contingent upon my conclusions of property value damages for the various ownership parcels. I further certify that according to my best knowledge and belief, all statements and information contained in this report are true and correct, subject to the "Contingent and Limiting Conditions" as set forth in the attached report. Respectfully submitted, cal(1-1 Rog . Rohrer, Appraiser Minnesota License #4001238 i BETTS\DORF'ROHREK\OCHE U I TABLE OF CONTENTS 11 St. Paul-Minneapolis Vicinity Map 1 11 IDENTIFICATION OF PROPERTIES 2 LEGAL DESCRIPTIONS 3 PURPOSE OF THE APPRAISAL 3 SCOPE OF THE APPRAISAL 3 Zoning Map 6 MARKET VALUE DEFINED 7 CONTINGENT AND LIMITING CONDITIONS 8 DESCRIPTION OF PROPOSED EASEMENTS 12 Parcel Location Sketches 13 HIGHEST AND BEST USE 18 Comprehensive Land Use Plan Map 20 Land Sales Map 35 LAND VALUE ANALYSIS 37 PARCEL VALUE DAMAGE ESTIMATES 42 IRECONCILIATION 70 CERTIFICATION 71 QUALIFICATIONS 72 I ■ II SAINT P VICINITY MAP I I River Ramsey Andover a CD Ham Lake II Monticello Dayton Coon Rapids Area of Downtown Detail Maps Rog12 Champlin i ers II CHAIN OF LAKES ELK CREEK RICE CREEK Fletcher PARK RESERVE REG ONAL PARE rp�yq5 CD 0 :lain- a Pines Maple Grove ® Z • Lakes BENSON AIRPORT Osseo --g m ED Whl ® iiBkrooklyn Park •unds Bea View Lake 414 North s Medina CRY$T� Oaks Stillwater /t!1� Crysta A'RPOR co Columbia 0 Heights •bbinsd: Roseville moo- olden m �� St.Paul e• 0 Valley ti ZOO a O 4•„ 'ELMO ® ® 7'Ale,M AIRGROUNOS CD C t, Paul y "''oRT Wayzata ® J �Po WALKER ARb+��� S�ATE'L"AM4F� Ammillill YIS Pork CENTER �I IV in •�%)K* I etonkaOM.4411 Minneapolis © �'likli opklns� m EMPLS/s ' ® INTERNATIONAL AIRPORT/ ` 0 `�� chfield '1 Newport C -nhasum 4rari. i m •sul Park m FLYING CLOUD C Cottage Grov I ® AIRPORT g Bloomington etiakopee J W.WIIxIE CD 0 to; REGIONAL PARK - sYlile ©® MINNESOTA ZOOLOGICAL U of M ROSEMONT GARDENS RESEARCH CENTER Hastings I N1 BETTS\DORF.ROHRER.R\OCHE IDENTIFICATION OF PROPERTIES The seven properties discussed and analyzed in this report are located along the south side of North 60th Street which is the south frontage road for STH 36 in Oak Park Heights. They are p situated in the north-central part of the community in the vicinity of Washington Avenue from about 700 feet to .6 mile west of Oakgreen Avenue North. Five of the parcels along North 60th Street are improved with commercial buildings, one is an auto parts operation site, and the Elmer Haase property, Parcel 7, is a 47 .21 acre tract of vacant land that extends from North 60th Street in a southerly direction approximately 1/4 mile. The properties are identified as follows for valuation purposes: Parcel 1 - McCormack Furniture Company property at 13435 N. 60th Street which is owned by Linda M. Petersen. Parcel 2 - Norvin L. Swager property at 13481 N. 60th Street. Parcel 3 - The Eagles property at 13523 N. 60th Street owned g P P Y by Stillwater Aerie No. 94 FOE. Parcel 4 - Gardy's Cycles & Boats property at 13575 N. 60th Street which is owned by Thomas J. and Sally L. Gardner. Parcel 5 - Jerry's Auto property at 13601 N. 60th Street owned by Mary C. Schoenecker and Gerald A. Schoenecker, Jr. 11 Parcel 6 - Stillwater Auto Parts property at 13795 N. 60th Street owned by John Howard Haase. Parcel 7 - Elmer Haase vacant land property located south of N. 60th Street in the vicinity of the preceding parcels. That part of the Elmer Haase property being appraised extends south from the frontage road a distance of approximately 1/4 mile. 11 a 11 2 I L BETTE\D±IRF.RUKRER'R\UCKE LEGAL DESCRIPTIONS Provided in the Addenda are the legal descriptions of the perpetual easements and the temporary construction easements as provided to the appraiser by the City of Oak Park Heights. The legal descriptions of the total ownerships can be provided upon request. 1 11 PURPOSE OF THE APPRAISAL The purpose of this appraisal is to provide estimates of the just 11 compensation, also referred to herein as property value damages, to the seven affected ownerships as a result of proposed perpetual and temporary construction easements for a municipal sanitary sewer and water improvement project. The estimates of property value damages are on land owned in fee simple title by the various property owners, subject to existing roadway and NSP easements of record. The proposed perpetual easement encumbrances by the City of Oak Park Heights will result in a significant loss in value to the "bundle of rights" held by the respective fee owners relative to the easement strip lands. The proposed perpetual easements for public utility purposes will preclude the placement of permanent building improvements on the encumbered strips of land. However, the property owners will be able to use the land areas encumbered by the utility easements for parking, driveway, open storage, yard area, or for general open space/green area purposes. The temporary construction easements are to allow machinery and equipment on these 20 foot wide strips of land during the life of the public improvement project. These temporary easements are to expire on September 1, 1992, which is approximately one year from the date of valuation. I SCOPE OF THE APPRAISAL An inspection of the seven subject property parcels has resulted in the conclusion by the appraiser that those parts of the subject parcels not to be encumbered with perpetual or temporary construction easements will not experience a diminution or loss in value as a result of the easement encumbrances. As a result, the appraisal valuation analysis is limited to the easement areas only. A complete "before taking" and "after taking" property valuation appraisal can be prepared from information retained in the appraiser's file if subsequently found to be necessary for condemnation proceedings. I3 8ETTE1DOEF.110HRE11' \OCHE Arriving at an estimate of property value damages has been accomplished by researching and analyzing sales of land that are similar to the subject property parcels in location, zoning, size, availability of utilities, and/or highest and best use. The loss in unit land area value as a result of the easement encumbrances is based on the reduced degree of functional utility as a result of the easements. As previously noted, the perpetual easement areas will no longer be able to be used for the placement of building improvements. The impact of such a restriction, however, is relatively limited on most of the proposed easement corridor because the easement areas for the most part abut the property lines and, consequently, lie within the limits of the building setback requirements as dictated by the City of Oak Park Heights 11 Zoning Ordinance. PROPERTY RIGHTS APPRAISED The property rights being appraised are title in fee simple, 11 subject to existing easements for streets and Northern States Power Company overhead electric transmission lines. Fee simple title on the perpetual easement lands will continue to be held by the respective property owners, but subject to the limitations imposed by the easement encumbrance. DATES OF INSPECTION AND VALUATION 10 The seven subject properties were inspected by the appraiser on August 7 and 8, 1991. Each of the property owners was advised of the purpose and scope of the appraisal with the exception of Linda Petersen, the owner of McCormack Furniture Company, who is "out of town" until August 19, 1991. ZONING All of the properties identified as Parcels 1 through 5, and part of subject Parcel 6, are zoned B-2 General Business. Such zoning provides for high intensity, retail or service outlets which deal directly with the customer for whom the goods or services are furnished. Permitted uses include retail sales, banks, government buildings, restaurants, motels, office buildings, and theaters, among others. Site requirements are a minimum size of 15,000 11 square feet and setbacks of 40 feet front yard, 10 feet side yard, and 20 feet rear yard. Also, the lots must be at least 100 feet in width. NM 4 I il BETTS\HRE.ROKRER.104E 1 I ro erties the southerly 500 feet of the Parcel Nos. 6 and 7 p About th t y P are in an area zoned 0 Open Space Conservation. Such zoning is intended to provide a district which will allow suitable areas of mil the city to be retained and utilized for new low density residential, non-local jurisdiction public uses, open space, and agricultural uses. It is also the "holding" zone for newly annexed lands such as the subject to insure that development will be staged to maintain reasonable economy in public expenditures for public utilities and service. Minimum requirements are a site size of 5 acres, 200 feet lot width, and setbacks of 50 feet for front and MIrear yards. There is a distinct possibility that part of the Parcels 6 and 7 U lands may eventually be utilized for single family residential or multi-family residential development. The R-1 Single Family Residential District requires a minimum lot size of 10,400 square I feet and a width of at least 80 feet. The R-3 Multiple Family Residential District requires a minimum lot size of 15,000 square feet and a lot width of at least 100 feet. IIi HISTORY OF OWNERSHIP INNo search was made of county courthouse records by the appraiser to determine when the subject property parcels were acquired by the 111 present owners. The only vacant land parcel is number 6 which is owned by Elmer Haase. No arms length sales or transfers of the Haase land holdings has been made within the past three years with the exception of 1.55 acre tract to Northern States Power Company li for use as a substation site which is discussed later in this report. Elmer Haase also reportedly transferred title on the 9.89 Parcel 6 property to his son, John H. Haase, within the past I several years which does not meet the test of being "arms length" in character. I I I p p p 5 ,. CITY OF II OAK PARK HEIGHTS WASMINCTOM COUNT?, MINNESOTA NM MI L I • I � w FI 1 III Mt ri_ --J-----__ --- 7_ __ __ _ _ _________j._ _-... F.,_,_ ,,,,,..:20 ,13„,„.....3_,, .L.._ IIR ff' ' 'I I'E /:rte. 1 I -z I C ;. I •I':1 ::;I•..". H—. :-:—.1 '1'- k-r-r-;f . ....az--_________. t -, _,... .----,,_, .i.e. .1 _ 111 J- .-.... .. wi- ll /joiti, I 1\ • ZONING DISTRICTS 0 ' 011 0 OPEN SPACE CONSERVATION R•1 SINGLE FAMILY RESIDENTIAL R•2 LOW & MEDIUM DENSITY RESIDENTIAL IR•3 MULTIPLE FAMILY RESIDENTIAL _ R•B RESIDENTIAL/BUSINESS TRANSITIONAL .B•1 NEIGHBORHOOD BUSINESS B•2 GENERAL BUSINESS' 0 I INDUSTRIAL ® RIVER IMPACT' • IT TS RECOMMENDED THAT IN ADDITION 70 THIS ZONING MAP,CITY FILES Rf CONSULTED TO VERIFY THE wawa CLASSIFICATION Of FROHERTf M..Dam cow..we OCOP N Oer MO ' I Zoning Map 6 BETTE\DORROHRER.R\OCHE !1 MARKET VALUE DEFINED Market Value as defined by the United States Department of the Treasury through the Comptroller of the Currency and the Office of Thrift Supervision is: The most probable price which a property should bring in a 01 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: - buyer and seller are typically motivated; - both parties are well informed or well advised, ri and each acting in what he considers his own best interest; - a reasonable time is allowed for exposure in the open market; - payment is made in terms of cash in U.S. dollars 11 or in terms of financial arrangements comparable thereto; and - 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. I 01 I 01 +I i 7 BETTE1Di)RF'PHRER'RIO■:HE CONTINGENT AND LIMITING CONDITIONS This appraisal report is subject to the following limiting Conditions. The legal description contained herein is assumed to be correct. The appraiser assumes no responsibility for matters legal in nature affecting the property appraised or the title thereto, nor does the appraiser render any opinion as to the title, which is assumed to be good and marketable. The property is appraised as though under responsible ownership. No survey has been prepared of the property by the appraiser and no responsibility is assumed in connection with such matters. Sketches in this report are included only to assist the reader in visualizing the property. Information furnished by others is assumed to be reliable. However, no responsibility for its accuracy is assumed by the appraiser. In cases where no soil tests have been submitted, the appraiser has assumed a good subsoil condition, subject to visual observations noted in the report. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil or structures, which would render it more or less valuable. The appraiser assumes no responsibility for such conditions or for engineering which might be required to discover such factors. The appraiser is not required to give testimony or appear in court because of having made this appraisal with reference to the property in question, unless arrangements have been previously made. The distribution of the total valuation in this report between land and improvements applies only under the highest and best use of the property. Disclosure of the contents of the appraisal report is governed by the Bylaws and Regulations of the professional appraisal organizations with which the appraiser is affiliated. 0/ Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by NI any person other than the party to whom it is addressed without the written consent of the appraiser, and, in any event, only with proper written qualification and only in its entirety. 01 8 • CONTINGENT AND LIMITING CONDITIONS (Continued) QETTEIDUFRUHRER.10011E 0 Neither all nor any part of the contents of this report, or a copy thereof, shall be conveyed to the public through advertising, public relations, news, sales or any other media without written 011 consent and approval of the appraiser. Nor shall the appraiser, firm or professional organization of which the appraiser is a member be identified without the written consent of the appraiser. ENVIRONMENTAL DISCLAIMER: The value estimated in this report is based on the assumption that the property is not negatively affected by the existence of hazardous substances or detrimental environmental conditions. The appraiser is not an expert in the identification of hazardous substances or detrimental environmental conditions. The appraiser's routine inspection of and inquiries about the subject property did not develop any information that indicated any apparent significant hazardous substances or detrimental environmental conditions which would affect the property negatively. It is possible that tests and inspections made by a qualified hazardous substance and environmental expert would reveal the existence of hazardous materials and environmental conditions on or around the property that would negatively affect its value. The client is urged to retain an expert in this field, if desired. Following are supplemental limiting conditions and assumptions also applicable for this particular appraisal assignment: - The appraisals of the seven subject parcels are being done in a. "strip taking" manner. Separate estimates of property value damages are being provided for each of the seven il parcels relative to the perpetual and temporary construction easements. None of the remainder land is adversely affected by the proposed easements and, as a ill result, it is the appraiser's opinion that there will be no severance damages or diminution in value to any of the land parcels not encumbered by the proposed easements. I! - There are no building improvements on any of the subject ill easement corridor strips. The appraisal is of land only. No attempt was made to arrive at estimates of value for any li of the building improvements on the various subject parcels because of the conclusion that their value contributions remain the same in both the "before and after" situations. 0 � 9 p I BETTE■Di)RF'ROHREN\OCHE II - A basic assumption of this appraisal is that any miscellaneous site improvements destroyed, damaged or removed during the public improvement project by the City li of Oak Park Heights will be replaced and/or restored in a physical condition at least as good as that which prevailed prior to the taking. The site improvements include blacktop surfacing, concrete walks, signs, light poles, flag poles, bushes and shrubs, railroad tie parking bumpers, and grass yard areas. /I - It is assumed that ingress and egress via North 60th Street will be provided to each of the operating businesses during the public improvement construction period. All of the I subject properties except Parcel 7 are operating businesses that require adequate access to and from North 60th Street. 1 4 AREA ANALYSIS The City of Oak Park Heights, located in east-central Washington III County approximately 15 miles east-northeast of St. Paul, is bounded on the north by Stillwater, on the east by Bayport, and on the south and west by Baytown Township. Like many of its neighboring communities, Oak Park Heights has experienced rapid growth over the past 30 years as evidenced by the census population figures of 950 in 1960, 2,591 in 1980, and about 3, 392 in 1990. Much of the population growth is attributable to the annexation of N abutting lands over the years from parts of Baytown Township and Stillwater Township. Recent annexations include that area roughly bounded by Oakgreen Avenue on the south side of 60th Street to the approximate location of the McCormack Furniture Store about four years ago, and the annexation in March, 1991 of Baytown Township , area extending from McCormack Furniture Store to County Road 5. IOak Park Heights has a very significant amount of commercial development for a community of modest size. Located across STH 36 from the City of Stillwater, the community has excellent location II qualities just west of the St. Croix River along a heavily traveled highway. The most prominent commercial oriented complex is St. Croix Mall near Osgood Avenue. Across Highway 36 in Stillwater is I the new River Heights Plaza and numerous general business and commercial enterprises situated along or near the highway in "strip" fashion. I I 10 I __ BETTEIDORE'ROHREM\OCHE • A major pending development just to the northwest of the subject ect J P g P just J neighborhood near the northeast quadrant of Highway 36 and County Road 5 is a Rainbow Foods store and, reportedly, a Target store to be constructed by Ryan Construction Company. To the west of the subject properties in the vicinity of County Road 5 about 1/4 mile south of Highway 36 and land formerly owned by Violet Kern is the large site for a proposed new high school to serve School District No. 834 . Each of the subject parcels fronts along the south frontage road of STH 36 (North 60th Street) . These properties have convenient access and excellent exposure to Highway 36 traffic. Businesses other than the subject in the immediate vicinity include The Broaster Line Equipment, Inc. , a multi-tenant professional office building that includes a medical clinic and a dentistry office, and a two-tenant office building which includes a real estate company and a chiropractic clinic. As previously noted, St. Croix Mall is located some distance to the east across Osgood Avenue. There are no social or physical influences in the neighborhood that would have an adverse effect on the estimate of property values. GENERAL PROPERTY DESCRIPTIONS 01 The seven subject properties are located along the south side of North 60th Street frm about 700 feet to 3,000 feet west of Oakgreen Avenue. All of the parcels have North 60th Street 01 frontage and can be generally described as level to gently sloping. Parcels 1 through 5 have frontages of from 100 to 150 feet; depths for the most part of about 300 feet; and land areas varying from 01 approximately .66 acre to about 1. 17 acres. The Parcel 6 John !! Haase property is a 9.89 acre site that for the most part lies about 600 feet south of North 60th Street. Part of this auto 01 parts/business property lies under a 225 foot wide Northern States Power Company power line transmission easement corridor. The Parcel 7 Elmer Haase property on which the proposed perpetual 01 and temporary easement strips are located is an irregular shaped tract of land totaling about 47.21 acres. This part of the Haase ownership is located in the North 1/2 of the North 1/2 of Section 01 5, Township 29, Range 20. Mr. Haase also owns adjoining unimproved acreage to the south and southwest which approximates 120 acres. g PP 01 Provided later in this report are parcel summary sheets which provide more specific information on each of the subject properties. I ' 01 11 BETTE\L RE RUHRER h_ U CHE DESCRIPTION OF PROPOSED EASEMENTS The proposed perpetual easement affecting the seven subject parcels is comprised of two parts: ( 1) a 32 foot wide easement extending along existing North 60th Street from the extreme east property line of the Elmer Haase ownership in a westerly direction to the 11 proposed sewer lift station site that lies about 140 feet west of the McCormack Furniture Company west property line, and (2) a 40 foot wide easement strip that extends southerly from North 60th Street near Washington Avenue and then proceeds westerly and southerly to the water tower now under construction just west of the Elmer Haase property. s ' The 32 foot wide perpetual easement along North 60th Street is level to gently sloping land, most of which is "front yard" or PI parking area for the various subject parcel businesses. Although there are no buildings on this easement strip, there are various miscellaneous site improvements that include signs, blacktop surfacing, flag poles, etc. The individual parcel summaries later in this report identify the specific site improvements on the respective parcels, although these various site improvements will be replaced or repaired by the city at their expense. The 40 foot wide perpetual easement strip that extends south and southwesterly across the Elmer Haase Parcel 7 property will 0 encumber generally level to gently sloping land. There are a number of red pine trees within the easement corridor near the west property line, and a clump of poplar trees just north of the NSP easement strip. The temporary construction easement affecting the subject parcels is a 20 foot wide strip adjoining the south side of the proposed perpetual easement along North 60th Street. In addition, there is a 150 ' X 180 ' temporary construction easement on the Parcel 7 Elmer Haase property immediately east of the new water tower that will I apparently be used for parking of machinery and equipment as well as pipes necessary for the sanitary sewer and water lines. Provided on the following pages are "parcel location sketches" which illustrate the perpetual and temporary construction easements as well as the "remainder" property areas for the seven subject parcels. 41 I II 12 I — II _ _ • . ......................_________...•...••• _ .... w1/4 cornir or j 01 . • Ill . : , ivx/1/4 of 311clion 5. • . . ... : il ...' 150 --- ,---- --- 3 5.1. 70 -- -- l i _ _____—_-__. ....--. IV 4,1.,`.4. >:::-72'-blAV kM'A.,' ,'„tit; - S 0 5.o-- ,,,,,....,,,-.,„ E • • '''''''- ",..trt.,,:kte<701"..":i•::;;.;:.,'.:.'4..:474.4i''.:',""04,.s... 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''-:*:. :iaz.,...0;.-:::::::,V.I. , •.. • Q--.... . , erPE U0 frin ' 0 Zi f ge 1 .?...9.00 \,, 1 'PC'21.111/16.5177/'‘°*C2117CL " ' 4 •.... t•.s.., ...i.,:n.c.,),,, -......--------- .--- • a S. go.r •••.,,,.•;t. .. I C.) , . ■.., *•..!-.....-•" ........„ PARcE4 7 (3/50) • 1 . {. . '')C•-•••• ""s" 'IC 1.... Ill :- ... -- .:, —, . ,. 4., fine r piart Se 1 if PerPgIUC/ ESM11. ' 0.07:,•11C• ••■. • . ■••••• ....• •■... .....■•■••■•■••■••• ■••.-•- .. -*'i •'\ ' *• •, .ririali • % ..• :;1°17 i ... .'• <P1‘;•d . ' Soul!? 1,./, 1111 .. , . ..._.... fi.4 .....,..s....ei ..,. .. , 1 ii C- (Wtr. rowv)3) 40 „ • . -- . isr. • — --- .=— -.--:-..A. -- • . - .,._ — , __..- Avg Lowe Onmitau.ine 00004106,0 Me III PARCEL LOCATION SKETCHES IN 13 _ ______ r___ Li '--...)“Al ,fr :- figa:441040 , • - �I/or/h /ir)e of N�J/4 of ,Sec/ion .7• - ...,..„..„..a.„.t..•.„0, 5_ _ 4y,, . x ib a a c z� r a, r I 4. Z� :ir' x r ?_a l ,��,y'\ 3i �ia1z' z ` ;. �" •"" 4 s �-,. �aa,,o ; 4g tl 4 1- °�` �-tL'-as" R r�.:tb5R�� '?'' tey � \ „< ',k^' ,�^F r °�" e a\��k a�,x.c+° ,ci3e�-fi` ;¢ '0f 2. i ! r.44 »;S '3 Z r ,.•tc �az.3 C.s.. E Sx 'z a�x.°g.6i, .\ 20. / ,/—:pit)Rcf L PAR S' r_. j•I , c -Zo o,..., , cs ,:, :4, ,,. ...,... ...:._.,_:s. k ..., ..:1,1_,...:_'-r,-. 'I 4i` H� 1 -a -- %,,VJ + p H c, 1 ` �` 1 w\ L- { 't -' 1 w ` J L, � �: oc 1 � �W � ' I PARS Il 7 1 T ; I • , , I :'c I , . , , • , , , , , , `` , / r 1 A • j i'C L 1 I V 1 ! A perpetu Ifollowing j The N Et . .„- the ; � said - , I `, ! T • v/ Together -_� it of the 4 E point on. II ;2QD�> corner t irrer f-�aose /Iroefua/ ESm/. • /1 0,- .c N north fir ••\.' Northwest I --- ■ ,linC of / L. f. Mo. . Together I .57. i Northwest f the Nor- -... feet; tl I ... . • --._ 80 feet . . max, of iarte.r_' Ieu Wm a..we..ins OCWIIIIONTIVII PARCEL LOCATION SKETCHES I14 I _ _ ..._._..._._..,___� I r/> 29 , I 11 '0. mow . o II 1;i?e of AAA t/4 of Sec li v n ,5- . rr�.,�i, i �.: _.. ..4' �r•3dia • u"\ +f,, c 'u yt. '� kk �rYn k ¢�N�a"F' '� ''` YdGcw t' 0 .a i ' `, ::Z v' .? > \ :: . ! Ell e.e6. .' � ,w9,10rn'` ✓ £?i �;i; ` azY.`' 3 .4-1:-.77: r1: 7::14,. ..:' ' ' E R7 w . `. x + e * tea rw ro �� #` �` E s _ mat. '�K 9�'�\'"' '$ $ } ��1.w 6 "S 1 ° a' b .,•• yy�� y . ' a3K. �"' WP NB to Z .A '�t----' t V -. X b 4 . ,�./_ ,�. i , .../ s j �V ^/`;2` ' i«'asl ,.�'. ,% r>. .,'S V..'-=::."',,,".fie s�', /� :6 I ., _ L L �p�' 1� Lam'_L_'1 L1 <� L 1 L�L/ L� L !1 .:._.4.' !_1 z. J°t9 R C El.. 7. 4 : 01- ...:, : . v ,, 4 :.. . ./:.,...,1 , . t_ •_.--.. ,. /'c'+' ' %2Se E i' . nc. 4 _: e ri.x.rary iy:77/ = C.i7r NC• III , li, li , } .1 A perpetual easement for public utility Pfollowing described property: The North Half of the Northwest Qui the east 359. 70 feet thereof, saic II _._1 .. said Section 5 . s ITogether with a perpetual easement for imm of the Northwest Quarter of Section point on the north line of said Northei c corner thereof; thence : -.southerly a I.w 44N O..M.ei M QCOR GM 1tn I PARCEL LOCATION SKETCHES c i 15 '. . _ _ u __ _ _ ._. ill „cc ale : I inch , 100 iee71 li 6.... ....... ill 0 100 200 g00 1111 1V)Lfili; .:.,::::',;:'.:4&.,211,,,o.t..,:.:,rn,I-.... -.- 1w4tli:W.4.7 -. - !,.:- :: ..-• k.,, ivIrjw7L-#.--1,,„ iii rkeit4i0v.::' , '.- **;.,31A...•,-' :..%:: ."-..4-.20.4.10:bilV ...4,;, ,'.* ..'":,*-..a,„4.A...e›not:!i.;,0 __ ___...,..,,' .- -4,,, ,4za,v,,,::,P''''' k.:v,,:weivo.K..iO4.: ,,.:-AL4stmr,.....,,. ..3- t... 4:04a ,. .t .; e6mow.,- ..4„ ,‘ ..?g,.,111:7),' .,,....,.'"*4'5.'e III V f.:•::::::'ttx:•"'-iif ''•'; ;V.T.Si•x;..y '..".• ::.?..-,,,„ :9."4--ji-'s; -;.-r,i(47, 4r; '%;, --,,,4:--1744,- ,. , . : ,.#,.....,.0,,,,,..,,,,z, -....tpicK.be.::,... ..:- „.....410,:ir ;*...*,,,A,A, .V.,,,,,,, " 2 ,/ 7, / ro 7 , ' -,71'''''' "7 :). „ •____./..z_,___,,_Z .._e- : z_-.2Z )"..7 Z/.._./ /2 "-- -...c- ;,- -• ..- .../... /....-11_/......, --/....../....__:_a_4: ...., ...,,... r. ,(...; i t-, '.4"7,. ■ ..".1 ■ r‘ I 0,4 g h L 7 .,... 11,4gcs.- 4, 7. •••••:-., s- ;43 r.' . ,•-••..- , -,.. ...-, ......, ...: , 1, ' ......, .. .-- ....... : ,- , ,,, , ,. 4 ii ... 9,... r. . _,•:, i.. i ' .re roz 7 fie7 r.:r7/, e I . . ,,,. , /, • . • ••,!' n,. ' k ! .e3 . i , 2 r..r7: . • ;./. .- -/...• i '.- • -x--- • • .•-, • .c.,..,..`.c . - ::' "-:, •-•:-S,' ,- ii P A R c E`I- k.... : Ns_ • . , . Z . ; 1 ■.. ' ' ' ''... ••••••• '...> i '''..... • ......"'•-• ..... s --.• - . _ , -■.1 •., II •• ' . .; . • . ' . • . ' ." - • . ''. . - . ' . .. . . ... ., J . and Elaine K . Krueger.--( 3-350) - , . - . • .r - . .-:- - 111 . . .. ts over , under and across the south 180 feet of the east 230 feet of:-..: t li :Section 5 ; Township 29 , Range 20, Washington County; I Minnesoti ' ,ixce i9 . 70 feet being measured along the north line of the Northwest-Quarter - i . r . li . -- .... ..: • - . . utility purposes over, under and across that part of the Northeast:QUar yip 29 , Range 20, Washington County„Minnesota :described a ..7beginni9g2.1 11 „ :er of the Northwest Quarter distantr.885 'leeet- west romico.thqA,...nort e t..-4 • 4 l.4.1 A•Vottl-0•714 09 '' ex. 'V c Vg0..4t iu.t...cmw..Aft0coPmworim II PARCEL LOCATION SKETCH I 16 I III _ .. . " ------ • - — --,s, (1 1 -.... T .4,# ,t-.: •#. ,... - .., .t, „ ., 1.1 , ••••••••13i.. 45........ II %.i •..1 .0 c■o .,.., .. ■ . 1 "N t'T ''' '-■--:-ill 4 • — --- ,1, t..."..... I 1•..... n Lil '''''i•:;"*.. s.* - t'n — —1 Fi:;.:•It.; 'S') (2750 1 z,-, • ,. ,•:...*:1,..to /) kt, , . • zl.0-*.•••••••..r I 11 ") ,..."-,'m e r ,;,fze,re v.:1,1o: ...,.-t, =I-- uo I Ism/. : G. 9.c. ;.--::..::.#4. • A / I Elmer lioase i v (2750) ie$:•-••••$-• 1 1 4rptivol ism!: 0 ,.v , ..,1 t 4 •;,...\;;,b ,,,,,.. -...:„•,•,. - 1 .■- , ....2.4") ,..,,. ,. - ...4.... .,. . . ... st•r•-0,20,•••••TWAstzt-• ...to .,: .:.:4„...k\IMss3 ... lAt4 • t ' X :.<:' t eZ.1 z r« 14:?:::::::-4,3.0....t:x: --,:%;,--,.. .. , k.4.,,,,,o..,:.: . A '2-.. , :,i:t......,:,i,... .i . 4.1 t■ 7'44t.':...:*::::`TiS.KA:,i': ' ' "V,''''''' ".•4•WH.,, •.Iit4:ik.;)4?' •V :':',.6t.,4c‘.. .'KN:• I A Viner 11°40Se . II • ''SkTt .1i-PE ia: 4(SP,—• s 0.21'Rc• 2.90c 1)/ g C 2 7 .• '.... ,1 Ctrpr,az Este.,0.cl .... ..... IN , s., e.q1;,,,?..z., •__- , ....■) --,.... X.),„ ;s.s:'1 (3150), 1 v/ . • - •t..., , , './012r .-tocz se , ... ' ifrf.`4,0"41,,--1 •, : 'ette4m1 irpefuci 1 crsmi. , 0.071'Ac. _____, , ,,..... .., i Nh. II '.4.)II 1,`," •.1! --- 0 /.1 ', i,:a.* .)0•#.:1 h II ,..l e e r ,... r..4. ; - ,c. (,4/tr, rower)' ... o 1 . ' ' 5 ' /4c• T • --•■•••••, -- .'`.1 :.• (In. -CYO.) 1..'''el:/• I t II 4::. .. 1 1 • :A-i ; ..,. . MI 1114 -"::',.1.'... .7, 1-;:, ' ' i s',..t: . i •. I A • - , ' t .:' 1 ; Lr III ,..„... .. . :,,,,,..„ --. i i Q ,,..,.:,.? i-ere hia/ Z cm/ .... c.sol 4,1 IN ,,..:,...,... , .._.. r.:„...,-,, F,.„-.,..i. , , 72 cr;por or y L-'rs mit : ace-4 c.t :-• . ,, • r•k- .......1 •- :• --•i c----.. • 1Z, l':"••.:". •1 • . • -lb• " --1— 11111 it77,-tZ-1,. •"7.7, •""--"T•"--.....ar."-'''':•7.9:- tr. . „K_...,,,.. / 77- VI. , .414‘4;""'4.•iv..e.-0. via ,-,,,,-; . ‘, l'it.,-,.'•Zi -•e%-.....-,:r -... . / ,i ID/9 me f A. ,•44•-• rfikr. tsurV'<:AlA:,C'7 / '—— 1 4°C.2- .'''' '-"'1"' ,.4•11.3., 4 144141,41,4,. , ': *,..,?,......... j so ,. ,, •.......„., g •,.•• -.ow.'•-- ,-.--- «z- ......--,..41-t---, , ., .. ,, •,,V5_,,-,....r ,.,..... ,..s,,.,-. .- ,,, ... , ....f,•,.. ., •. ?.....9 1 :::,•• 411...,,.**--iet■ i 11. -.••''''•„:": '' ' -• '1,I'.e.„1.„ZO,S. -r ' - AP... Ji.,• ,..1-'''.‹ ."' . it)W 4 1 . 1 . z•••.:.n.ri a 4,,- - cr 1,•,,../....4,4z4•••v.1- *...••... • ''‘s C:4... ....,... .:.., ,:,...,..,..,.._....n-t.r',.4 44 A. ..„.,g4.7 Axle; ,,,,,,r,......".. ...z.?*,, ...."Ne:..4.-••••••-• Zi...:' -.: --.. 1 0 th) i . ;::!:'.4;&-ti, f•-•,;72:"..:1;i'.;,,,'::,-4,44.. .tr..,j?d, . :,r.4--,.-. : toA.";44"Pb•W` -, - . -........ • . , . • . . _ ..,.. ‘ . • . _________ait.h;,.,„../. . • :Lu I - 4 . , ..........,4mohma.va OCOYMKUIT VS74 111 PARCEL LOCATION SKETCH I 17 ' ' I ' BETTE\Do3F.RISER.k\VHE HIGHEST AND BEST USE Highest and best use, as defined in Real Estate Appraisal Terminology, edited by Byrl Boyce, Ph.D. , rev. ed. Cambridge, MA; Bellinger Publishing, copyright 1984, pages 126-127, is: "That reasonable and probable use that will support the highest present value, as defined, as of the effective date of the appraisal. Alternatively, that use, from among reasonably probable and legal alternative uses, found to be physically possible, appropriately supported, financially feasible, and which results in the highest land value. " As previously discussed, the subject property parcels are located If in an area zoned B-2 General Business along and near the Highway 36 frontage road, and 0 Open Space Conservation for the more rear lying lands. 1 The B-2 zoned strip extends back into the 225 foot wide NSP easement corridor which lies about 525 feet south of North 60th Street. All of subject property Parcel Numbers 1 through 5 lie 1 within this B-2 zoned area, as do parts of Parcels 6 and 7 . The 0 Open Space Conservation District is essentially a "holding" 111 or interim zoning until such time as a specific type of development is imminent for those land areas. On the following page is a Comprehensive Land Use Plan Map which illustrates anticipated residential type of developments to the south of the NSP easement corridor. High density residential is a distinct possibility adjacent or near the B-2 zoned areas. A multi-family type of development would serve as a "buffer" between the commercial land rn uses and the single family residential development that will probably eventually occur beyond a distance of 1/4 mile south of Highway 36. The highest and best use for subject Parcels 1 through 5 are their present commercial uses as now improved. Parcel 6 is an auto parts/salvage operation which is also a reasonable reflection of the highest and best use for that 9.89 acre tract. Finally, the highest and best use for the 47 .21 acre Elmer Haase ownership (Parcel 7) is for intensive commercial development consistent with the B-2 zoning from the highway frontage road back and into the NSP corridor strip. The highest and best use for the rear lying Parcel 7 land is for mixed low and high density residential development as envisioned by the Comprehensive Land Use Plan. 18 ; ; - - -- i 3 ill ,.. Oil CO N il i W W o c,- w ro 0 I,_� J ww V w o w i : w 2 st= S = °° z o a °_ V � H CC a 0 -I V O •< • • w c o.n O O V J S V d CI ._ �¢<crr< a • n 0 0 .. 1) • 3f1N3AV N33U9NVO • 11- •t.'1, r,.''.,.Ih h,,l� •.. - ,�f..l -1 i!• ri p•1"") •',',•. '� •I,1.f -1 • -'• ' •. ••\ 1.'.••••,''01 •..t...*•.•••;•••••%••::::::'':.';i':'i:•:i:::;:::i-:::::.:::.::::::•:::...:.:.;::::.::,:: ; '- ..,-!—:•,,,'':A'I I-'.•••-•. •„.1 3.''...•'.'.:•...•.1',.;1 i • ••••.•• • ; 1.. •!.,`;'6• 1 .% 1 )r.,) .•-\ ?•:.1., '•'��Vii ' •• :1 0 , , I �r I � • Ati�f 1 ` ", W• • _ • is ... ff �,1l W ' J • •▪ •▪ •• ::::::::::::::::::.:.: , • ., W..: ,... . ,.., LU II , ,,.•••• • :::::::::::::::::::.:::::: ..„,, .•..... . ...• ,.. ........„, 1 v.t :�. L. • •.,•.,S�.�{ 1 1 t- \ I �. VI •••••••• •�Y 1�.11''.:t1,.•••..1 '�• �I:,_%• If, ,/�� 7.—�I� ,. ,'./ Z •• • • • ff� ,�• • ,'t AMA -I,t. •• ,•'» \" C.1■ li • �•• 1•• 11:� ~�:�I Il'.•, .. ) '+y ,A �` .l { \Q/ 111 1— ........ :1.: +• I'v.• r 1. ti z,.• l_ t .\_ •,. 1 /\ui Q •••••• I \ ...1., 1, ':';{;' /�i I• • CO I •••▪••••• '' •_ Vii:`A.,,,,' �1•p.. 7.!,. ..,•:1;:7,1.41.1.<7..,.i' Z• —mot•••••••• �'.. •••.,'�...r•:.,., •.1 '�..' •''�; ,)11�'r�) ' -•' ,t. �M•• LL 1111 •• . . '1 r...• • • ••)• 'S -`,1-. -.jai.'• '•W II� • •▪ •▪•• Q VI ,1 l O _ II ••••••••• .` i2+.: I' ! •{ < {{ (,1,. U) II _...•, „.... ••• . . . 1.•,• cc _ . . . ;:i , . • •.•...•... .....::::::::::::::::::::: .... c) :E A. '1 II ti .. • .............. .. .. .............:... �� two taws G..e11•a me OCCPV IONT.A• COMPREHENSIVE LAND USE PLAN MAP 01 19 • 110 BETTS\DORHOHRER.INCHE 11 The proposed perpetual easements and temporary construction easements will have no effect on the use and development of any of the subject property parcels. Consequently, the highest and best uses for the unencumbered land will continue to be as discussed above. Those strips of land to be encumbered with a perpetual easement for utility purposes are for the most part along the property lines and, as a result, within the building setback distance requirement. Their best uses are for parking and yard RIareas as now exist. 01 LAND SALE INFORMATION 14 Provided on the following pages are information on a number of land sales that have been considered and analyzed in this valuation assignment. 11 I p I I I I I ! 20 I • I 1 cnV,y �6 5 Sr/CLwAreR /NN. mi • -C7'2. 10 c. 4 ' /.. . a.)4. ' av� �- �� oV•o, • RETTEIDORF'ROHRER'RNOCHE II • ..,, • ~~ 9 -:,./.7..-✓7 II ,_l,. "'Site. 644 , '� ICE'N-PAC .�:� 090]2.2- .. •.. ,.... I ADD/t/O !21 u i! 0 9 • . STILL WI 3 3 it 9 OUSTRy PX \ 09012- . 111 1 4 j. I ' .-- _ I_. STATE—l'; HWY 36 t 36 Land Sale #1: Near NE Quadrant of STH 36 and County Road 5 in Stillwater. 11 Legal Description: Lengthy legal available upon request. IIBuyer/Seller: Robert Scott Companies from Croixgate Land Co. IZoning: Commercial Utilities: All available IISize of Tract: 80.26 acres, more or less. IIDate of Sale: October 1985 Sale Price: $814,000 11 Indicated Factor: $10, 142/acre; resold at $1. 15 to $1.25/S.F. (see Icomments. Comments: Gently to moderately rolling land with "low" areas. A purchase agreement by Ryan Construction for 55 acres of the 01 property is at a price reportedly in the range of from $2 .75 million to $3 million which is at the rate of from $1. 15 to $1.25/S.F. Development with a Target store and Rainbow Foods store 01 is proposed. II21 1 Of , ., II BETTEIDORF'ROHREIA\OCHE I . nstr,--,----SOUTH' WEST QUARTER (i) SECTION 4 111 1..'i---'-^»' � ` - "+s. � �,! . .,5..'.., .•' 10' I I i2^ 13 : 14; 303 iii . T`:• � ..:tea ice,; , ,e•.: . rh..! ;--:_,..,..„.....„,_„:„. ,„c, .........,,..,_,,..: wp. ,., 174 .,...: 3 r; . ,t.. 60004- =!/7 9' 9 8} I. 6 , j . 1 * IIII 5 OUT 0T B C+ ., ,,. J 54T •o. .•1 i? r. iv,--, - -'`;— ,' -'.„.. 'I: BETTEIUURE'RUHREK UCHE ,,,�4 NORTH EAST QUARTER (?) SECTION 32 TQNNSHIP 30 RANGE 20 Ycc sta x _ 226 4t.,- scc .�f .._v. . 1�, ' �• is afo 1 , • f xu•mf !Pi _ ; ....� f:r:=, ,`�__ __ � LAKE by �t_,_i.t t ror j i�. I i .. 1 t 1` 1111 . � .... -"....'‘A. .4 '233 2 .„ .„ : uc ,rfo f • races n. o r.—r 1warER .--. II ` :ow Nl�I, t n... stc u IILand Sale #3: North of Orleans Street near Washington Street in Stillwater. il Legal Description: Part of NE 1/4 32-30-20 Buyer/Seller: Grand Development from ONGilbert Benson, et al Zoning: Rezoned for Single Family II Residential Utilities: All available IISize of Tract: 79.58 acres Date of Sale: March 1991 (EMC in ORJanuary 1990) Sale Price: $875,475 01 Indicated Factor: $10,964/acre Comments: Mostly level land purchased for development with single II family homes. The new addition is identified as Highlands of Stillwater. 01 23 I . . 01 fTTE\llF'RUllRE 'kOCE Aikew ST L TER_?_ X "*♦0) id N.. S r S d'norm N •A/dint 012 tt• dialed /.3.11 IV ehilr7G. IIAKt!rn,g.�6rn .eruiger Elmer ti` e k.: izkr J HGQ.SG ` 1 e 0v�9 /33.5 ' I /7d./ L � Je.,a� er3t, eik!,.Z _, 4h Sr r �vGl y a ::::�: .Seca td, tern �v secret zy : -r,A •; M89 �LOtlF.CCACE �+. mail • • : f'''. I �Sr."c i `� `Mrnnts I :Ot'iy F7 _ •;srlaolf.f fame-5 t ":zj id/ite A, r ©B1ac,F�rood ` ciarah -15.b- kink a9s dude/son srn /9S SO+n.sr, /04 .s •,� a `�� t. v �, 1Jei, ems:: Lo�sr's t v�`�'Y , Vii`. 7 .tir. CD.Y f A A/iCe ,�V ,w � � sO �,�?- Cohare� s r i;, a E/ouerdal� Farm :Aa,rr 0 ••u/cy2 4i,- s /85.3 31E©— II 255.!0 �� 36 0, f. s del l�la shin i Char/CS of °WS .tS. M. .s.gin. eHunt 919. Noo/ty till'.,)1 •a,' ; l firs: -, cliS 111 4, 99.z5 9/9 Ar lrs mss = Qa •cr C504 id T.9 Land Sale #4: East of County Road 5 about 1/4 mile south of STH 36 in Oak Park Heights. ILegal Description: Part of NE 1/4 6-29-20 I Buyer/Seller: Stillwater School District No. 834 from Violet Kern ril Zoning: Agriculture or "Open" Utilities: Now being extended to Iserve the site. Size of Tract: 127 acres, more or less IDate of Sale: November 1990 Sale Price: Reportedly at price of I $10,000 per acre. Indicated Factor: $10,000/acre Comments: Mostly open level land purchased for development with a new high school facility. The property is in an area recently Iannexed from Baytown Township. I I24 II , r I BETTEIDI>FRUKRER'k10CRE N 644 .. .. _ ______ _ ---- - - � .. _ sorry �tflC�T ;�UxrH .«w.� ».. •.Doe-;'?°" = 7°'-'T--- T_-.- • --- NE COR . .__.— _.. 4„ `---. _I _-� Pot.:ill SEC. 6 N zr-,- { ----..."- -'•c.<r uN.. ' = • PVC!.M. I '~ Q j 1 Peca, 22 i '''^*.4:, , «+ar2m<Ftra W<r 7; J / 11 / g 78..6- + / 75 • '!i /� Site I \T,w CENTER . • �, 1 1 0 I T\ i a�;..» A. - tom • `/// ... . .. - iry Vi 4,2SY•Mel ns.4. .y•<•.T.t«Nrt•<ar.n 1 tt ai !: =r _ I I 177 i I :4,.. / . • • • . , I Land Sale #5: South of STH 36 frontage road just east of County Road 5 in Oak Park Heights. ii Legal Description: Part of NE 1/4 of NE 1/4 of 6-29-20. il Buyer/Seller: Frank Fahrendorf from Bud Kern Zoning: Commercial 41 Utilities: None available when sold 01 Size of Tract: 5 acres, more or less Date of Sale: April 1986 ISale Price: $125,000 Indicated Factor: $25,000/acre 01 Comments: Level open land purchased for development with an auto dealership (Stillwater Ford) . A NSP transmission line easement Iextends over the southerly 2 acres of the property. 01 25 iiii ill BETTE\DORF.ROHRER.R\O►;HE K :fl t w :i t. ♦. 1 fs+' Y, 'T s : -3 *N i T I K ,u..n f.h. t : ��.+, t —�• , L KERN T CENTER i'' ryry ,'' imu III '.H .'`. ms' — — ba.f 4• / 1lf.wN, 4 --/ V i; ....-...... .„, :.:,;.t.....1...r.....,..\ . . , .4. / 1 ;... . 7 ,. ■ -; „,,, ... � ;48 .' ••y i si q , X8005• t.. i 2150 Rf� / Pi }' _ v IIILand Sale #6: Westerly side of County Road 5 just south of STH 36 in Baytown Township. � Legal Description: ot 1, Block 2, Kern K Center Addition I Buyer/Seller: Brookman Motor from Violet Kern Zoning: General Business IUtilities: Neither city sewer nor water available ISize of Tract: 7.52 acres diDate of Sale: November 1990 Sale Price: $195,000 1111 Indicated Factor: $25,931/acre Comments: Level open land purchased for development with a Dodge Iauto dealership. il 26 !I 1 . BETTE\DORF'ROHREIHIOCHE I _. _;f 5 5.1.240 -aa scza m r-- _.t . a 3. 'V 62-09033- 2'' II 32-09033-0 2362 p; 2368 h F: ' ' 96-95033- 09033- 23s3 2250 :33.0 wpm SJ./ 4 \ ...,” tort 96-95k `� a•.., kQ t4 210' Q. \\ '., n ` 4� 1111 \ ».a. /+IPn 261•♦ /r -' : r\ ri/ 09033-N. Qk ^ �:. 4, 2370 I+ ,��Q.• �:: � _ � ,,' - " 09033 95033- '6.95033 . .. .. (A QV 0 033- a 2210 2200 2:50 Q� 2371,..„ 4 G� 3: ...! .� G rC Ot'^44 t ... 4 • �� y f 'r. o32 , . _ z :. ` Q` Y N■ Op Land Sale #7 : North side of STH 36 north frontage road just east Iof Greeley Street in Stillwater. Legal Description: Part of SW 1/4 of SW 1/4 OPof 33-30-20. Buyer/Seller: Robert Brackey from Kathleen Tuenge, et al IfZoning: ITC Industrial Park Commercial. IUtilities: All available Size of Tract: 5 .25 acres Date of Sale: January 1988 41 Sale Price: $251,292 Indicated Factor: $1. 10/S.F. LComments: Variable topography site that required about 10,000 cubic yards of fill material and excavation of poor soils. The IIproperty is now listed for sale at an asking price of $4 .50/SF. j Adjoining the site on the west is a Bakers Square restaurant. 1 lj 27 III , ., II BETTEIDORFIROHRERIINOCHE I .— ii :.1 • I ..—.1 - JJ f.JJ Z 4 1 j P f1 I (\ III.Ip I : S J JI'"., r'Q IJO —_.— `,llf•J.'JI'/ JJo.N.- ` �. 6 PI •II Yens., c �y .l: 2 ; 1 • ' 235 .l ; Qvx. $ �7 r I ° a I s.r•If. r--- 7— I III3 , 1 1` �� 4 ) ; — Y IMAIUNO NUCLEAR / c'o 'J° : : Q .1 .fC .I 14 r r r 2 al 2 ., o Z II l ~1� M I " •.0 :t —zSo. 4•. I Jim JI INOUSTR/AL PARK: ; I -- T- a /` ' 3, 1 ,'._, 1 h 5 _ :: i V / n•3 g4 L )- f fI1••J•l1/ J1 W" .y 1 rfR10 W I z i" ST/LLWATER /ND STR/AL PARK o g iZ a Q a i a I 2 c ;h s ` 1 1 5 i V �` r'; 3 $N la i \ '1'g I I r - W QI I M JI.Ip (I i4J • q.PP ,CJ.IJ e� •' [J, !p>'f� • pi bi.yj W. 1 _ rO IS !J /It.!/ II i S•T�H1 �? / o �1 Land Sale #8: West side of Industrial Boulevard about 400 feet IInorth of Highway 36 frontage road in Stillwater. Legal Description: Lots 1 through 4 , Block p1, St. Croix Business Park I Buyer/Seller: Incstar, Inc . from Washington Federal Savings Bank IZoning: Industrial Utilities: All available ISize of Tract: 9.35 acres II Date of Sale: July 1988 Sale Price: $450,000 IIndicated Factor: $1. 11/S.F. Comments: Mostly level land with a low marshy area and pond at the I rear. The site is now improved with a high technology plant occupied by Incstar. 1 28 • BETTEIDORE'ROHRER'RIOCHE ill 2250 � l ° i 'l 1 ll 1 am,own: _ 0 it.- sl" , " P 1 ' t 7 i -.A , - i . 1 1 . •..' r.w. ` .J oUC .. " N,-•'=t i r i•i.or 114 1. 's � L u J 3 LMCCUE GCE , ak-. . ; =a.-_ !;ar -e . q , G ; J • 'Ix_ its -c,I i i3; 2• -h,: ;" a il ! -.:I: r ...,,,-;:,-4 ,-*-1,Y 1=. ...C\..%'. 1 `2.7:.:' .,...i:,.V . _ .a - � Site IP f• 1• �n : 11. - I `1y . _r 00 1.1, • 1 Re-vi,sed3/91 _ I WM PI Land Sale #9: East side of Oakgreen Avenue near 55th Street North in Oak Park Heights. III Legal Description: Part of Tracts A and B in RLS No. 70, and Outlots C and D in Swager Brothers II9th Addition. Buyer/Seller: St. Croix Land Company from Independent School 01 District No. 834 . Zoning: R-1 Single Family 01 Utilities: All available IISize of Tract: 9.71 acres Date of Sale: May, 1990 IISale Price: $152,000 IIndicated Factor: $15,654/acre Comments: Level to moderately rolling land purchased for j development with single family homes. The addition is identified 1 as Valley Point totaling 28 lots. i I 29 i I BETTE10011FHROHREINR\OCHE I •il .....1._ :. -• .-•-*. - • , .43- - ;`"- —– –- 0) --- 1111 cm ; i . A 174 I3IC. nt A, 3700 . : -8 4000 4150 `,� ti Ile 4050 I 59TH : ST C+ N i r 31 %2ripmwo'4 it m. wwrso• . 3850 ° ,' 1 - 3800 3750 1 •11 /- s� 0 i s; r��N �+w ;vii• es' \ 3400 3550 d " •` k -■ 8 ...-�.rr a`IW 3 1 i p. a is ■ jflrl to-a-•A. .. W . I •,«•t Nl.tl • /Rn. o I ILand Sale #10: East side of Olene Avenue about 350 feet south of STH 36 frontage road in Oak Park Heights. II Legal Description: Part of NE 1/4 of NW 1/4 of 4-29-20 II Buyer/Seller: Veterans of Foreign Wars from Advance United Expressways. IIZoning: PUD Commercial Utilities: All available ISize of Tract: 9,375 S.F. IDate of Sale: June 1989 Sale Price: $10,000 IIIndicated Factor: $1.07/S.F. I Comments: Purchased for parking expansion by abutting property IIowner. The building on the site was removed by seller. I30 01 . , 0 . BETTEIDURF'RUHRER'EIUCHE I aY •L•1ttl«41_,,f,Z. . /'fN N "' ' rP 330 _ _ �f/ �j . • tiprh 3-3-0F i• A, P ti STR. co..... ••1. 4 (0 . COURT _I ,' % NORTFI N 0 I sw,.+r -- • N. """a54 PONDV/EW N roMDYJE 11 ADD.-- -- ti . II ' 2650 ''9 p ..... .a-roe . ''t : . w N i iv . .A �'Ca. 2 al / 1 Site co"oo."0.54 2655 AOMOYIEW IR 3 00 ---- i r uM.rs 30,3041 I ; I j `� '^ �__ ..tJ n D..wase Fay•3tH ' __ _- � I PiLand Sale #11: About 325 feet south of North 60th Street and 700 feet west of Oakgreen Avenue in Oak Park Heights. MILegal Description: West 300 feet of East 1,013 feet of South 225 01 feet of North 550 feet of NE 1/4 of NE 1/4 of 5-29- 20. 04 Buyer/Seller: Northern States Power Company from Elmer Haase 01 Zoning: GB General Business Utilities: All will be available in the near future. ISize of Tract: 1.55 acres Ill Date of Sale: October 1990 Sale Price: $160,000 IfIndicated Factor: $2 .37/S.F. Comments: Level site that adjoins the NSP easement for their electric transmission lines. Purchased for development with a sub- station. II i i 31 BETTEIDORE'ROHRER'kNOCHE KERN—PQ LE ADD/T/ON o; z 1::--645---. - - - . - -- — — -- K� -- � - - - - ~',a _ '/NCJ4sTR/AL PARK �. 'u'w Q . 4:12 11 r 10 y 9 100.74 a 1 a City C)Urvir a me o ' 1 N89.42'19'w 8 L 9/4 n , 185 /15 /Jd 155 N ST/LU►'AT140/NO.Pit. ' JJ /Jt.J JOO NO2•1d10.. DRIVE v ... i. 04 �R _ ...- -loo •-/_ -/J _r/J - S49°J8'J2 f !10 $L oMf�� °o 12. 2!J I`�---- - 549.41'!!(7 /118.41 -- - 1 by .. 2 .. 8 9 a 10 o es – ;` /81 JJ ,,,,��d TT H Y ";4D 2/J .z D4JO Z 1 0 N ' ; „ N i∎ t1 W . : P, .• • c 1840/ ' h 5 ` 6 w 7 8 G 0 h ti 8 O F"■ 4 c w 12 �Yjy = re\ . ° JA70. 50.42 . Nq•Jeles0 .4500 tri./�._ � i / • 401215 11/ Land Sale #12: North side of Tower Drive about 433 feet west of Northwestern Avenue in Stillwater. Legal Description: Lot 9, Block 2, Kern- Pauley Addition Buyer/Seller: St. Croix Orthopedics from Richard Olson Zoning: IPC - Industrial Park Commercial Utilities: All available Size of Tract: . 70 acre Date of Sale: January 1988 Sale Price: $70,000 '!I Indicated Factor: $2 .31/S.F. Comments: Generally level site purchased for development with a ! I small office building. 32 II BETTEIDURE'MIRER.INCHE STILLWATER INDUSTRIAL PARK I "°---u-- -J r, OUT,OT A s` '� - `�_ SITE-v Z :: /41.:I I Site ' F' 1 SUBDIVIS „1.,a•. CURVE LfCREST; "moo n, j IQ ,+sia?{t u3 uJ � I ,/S a /00 op • r. , I 2 31 4 5 •' 6 ST/LLWATE 0 :': R KEF'N-PAUL Eff --,-- I • I/° -� - - 457-- A O/JTIOf] , z INDUSTRIAL f 4RK 01 ' 12 .. I I w 10 I 9 2 8 w 7• N wLand Sale #13: Northwest corner of Washington Avenue and Curve Crest Blvd. in Stillwater. 01 Legal Description: Part of Outlot A in Stillwater Industrial Park 01 Buyer/Seller: C. R. Hackworthy from William Pauley 01 Zoning: Industrial Utilities: All available 0 Size of Tract: 2.35 acres jDate of Sale: July 1990 Sale Price: $207,384 ilIndicated Factor: $2.03/S.F. Comments: Level open site now improved with Brines Market. j I33 N RETTE\DORMOMk\OCHE al U 2362 , , ."-:. 96-95033- 36 33- ' 2250 2363 +a o4ACt .J•• e \ C r-srs3 ti,t! y. : 96-95033- mg 11111 '0 'c. 2100 00 � r no �Ytts•. I ca.10°'/\ If , ,;:.:! . lq-. ., ,, . .1 \/ 09033 :503 -95033 �r�( Q ;' J°033- 2210 2�•0 v2 t50 0� c 2371 _ ` t., `( t '. a ,. i / 02-09033 ' __'.'_ - __ N. FI-0 h �'v i e year, o 2359 • < � - T -a.•F. .. r -- Z X./71Y. .74 c - IILand Sale #14: North side of Highway 36 north frontage road just east of Greeley Street in Stillwater. IILegal Description: Part of S 1/2 of SW 1/4 of SW 1/4 of 33-30-20. II Buyer/Seller: Vicorp Restaurants, Inc. from Robert Brackey IZoning: Commercial Utilities: All available IISize of Tract: 1.49 acres Date of Sale: July 1990 ISale Price: $259, 100 IIIndicated Factor: $4 .98/S.F. Comments: Level open site purchased for improvement with a Bakers Square restaurant. 1 II 34 I011 I.A. N. W '. _-`CL - -•• ®��.�® ~ OC Z Z i_____ w v o0� v ; :4, m i .W RK o �^ w r r-, CT R. w w.' W. �•7-!�. SZ iii ' ��j1�1 S�N y MALL AaD^ w LIN• N Sr-W. oZ Z IIENIM/�7ii. 4411 t M �2 I r. � HAwr� ;.:� �100K0Ui Sis �ti �-si�• 1�: I .o �� a �� '�rs ^� M RIC���®L7. CHESt N - �__ 2„ .. v 3 o Z INTER CHEn OR,'1,r, �Y£�., o LIVE ST, W. :2$ gm `''f r:: �, - o Y - a_�.11,1®rte► Lon: 4•AKRIDG =RO < ST. � Q ' li 00 DRIfi a w w : i w it®�®�® CT SKYVIEN WOOD 1.A< _ .r ° o ,. wit < _ w v 1 ' 3C T. 3J .? _ ° TA w m W u AB BOTT 1ST. W ®®S~ 2 WIG•:Es T 1 � N Lily CHURCHI e- ,HURL CMI mid �f `� o cr, w vA LEY Lake . w. II '� UNR15 _ o°� HANCOCK At , B'C'.a `` NpRSKt J� Y3�:' illhv' SCHOOL II •�r aiQ`r . 0 �.►• -`S£C �_,,o• Sale 3 y a.IC NSC»OOtMARSM AI• _� -g , c' ` '�P”' :i# ,. EANS ST w ORLEANS TERST. W. CRI __ Y LEANS ST. W. c a I- S#s, z o Z. 3r` w S 2 C `-re. .• fti. = N R. t "IN Sr ;�- vss + CJ o .z ' mu Z• �' z > LO A)1\X!!OM tr �l►aFR glta - •°'. s �L . to CT. DR. _ �'_- CURVE CR at J t7 r NKRial 6S 0 Si N. 3 z Y w 1 0 1 =Y` Sale 12 a 'Xi:- - ,� _ I Sale 1 G TOWER DR W - Sale 8 !' AYE ri c° a 3 i Sate 7 'CT N s N.FRONTAGE _'• Z 0 .......,-,..---.....„.........,,-....,„= _ .-- g Fr� O Se' . w r• 5 O Sale 10 a Se), Sate ° p • Sale 11 0 <' HAIL o 0 0 - se Sr41 ,. t & ° w a o SBTM ST. N. v.��c "�• -- HEIGHTS S�, r c 57 42/111 ,, 2 5736TH y, ale 56TH ST. N. y SET. N ' •. i N. • „; 1 Oc OlDilit •v J,�� z 42:111:1; Z: \ t N• w = S6 r > 55TH ST N. w t 4 SZ 225 a < .:1,...: UPI J _ r-=;o7-, ^--- :: .-,. , - y, D Sale 9 __:c BAYTD W N TW P z ; ,TH o 1/;....- N 1 OLDFIFLD C7 N Sale 2 ,. 53RD STN 53RD ST N SGi C -I Z sr 3r F .4. _ p y O ' 0 N�P� 51 SI STN 2'' o I_._.. z ��OG OOH NORC O'` E9TH ST /y v� > .•.. �°. ' � '.'` 21 I Q 49 • r,4�.P roq�^0�'�a, ,r plycIf 0.,;:T”, , YTO WN ITWP, ° o a..i b■w 0,1wa4 Ma OCOPT,404t,m (Land Sales Map 35 we II LAND SALE SUMMARY DATA BETTEIDORHROHREWOCHE 11 AREA IN ACRES SALE DATE ADJ. PRICE ADJ. PRICE it SALE LOCATION ZONING/USE TIME ADJ: PER ACRE PER S.F. 11 1. S.T.H. 36 N Front Rd. 55.0 8_91 $1.15 to & 5, Stillwater Com. PUD $1.25 II 2. Oakgreen & 54th St. 29.0 7-86 Oak Park Heights R-1/SFR 28% $14,830 $.34 3. Orleans St. & Washington 79.58 3-91 $11,074 $.25 aStillwater Single Fam. 1% 4. Co. Rd. 5 near S.T.H. 127 11-90 $10,400 $.24 11 36, Oak Park Heights AJ/School 4% 5. 60th St. N. near Co. Rd. 5.0* 4-86 $32,250 $.74 5, Oak Park Heights Car Dealer 29% il6. Co. Rd. 5 near S.T.H. 7.52* 11-90 $26,968 $.62 35, Bayport Township Gen. Business 4% I7. N. Front Rd. near 4.25 1-88 $1.32 NW Avenue, Stillwater IC-PI/Com. 20% N 8. Indust. Blvd. near 9.35 7-88 $1.29 S.T.H. 36, Stillwater Indust. 16% I 9. Oakgreen Ave. & Oakgreen 9.71 5-90 $16,593 $.38 Rd., Oak Park Hgts. R-1/SFR 6% 10. Olene Ave, near 59th, .22 6-89 $1.18 IOak Park Heights B-2 Gen Bus. 10% 11. S. of 60th near 1.55 10-90 $2.46 Oakgreen, Oak Park Hghts B-2 Gen. Bus. 4% 12. Tower Drive .70 1-88 Stillwater IPC-Ind/Comm. 19% $2.75 1 13. Washington & Curve 2.35 7-90 $2.13 Crest, Stillwater Indust. 5% I14. N. Front Rd. near 1.49 6-90 $6.90 Greeley, Stillwater Comm/Rest. 6% 1 * Indicates no municipal sewer or water readily available at time of sale. 1 I LL I36 • BETTEIDORE'ROHRER'h1OCHE LAND VALUE ANALYSIS The foregoing 14 sales are of land in the immediate subject neighborhood that have sold within the past six years. Sales 1 through 4 are of "large" acreage sites of from about 29 acres to 127 acres in size, sales 5 through 9 are of "moderate" size sites ranging in size from about 5 acres to 9 .71 acres, and sales 10 through 14 are of small "retail" size sites having land areas less than 2 .5 acres. With the exception of sale numbers 5 and 6, ` I the sale properties were served with all necessary utilities, or such utility services could have been readily extended at time of sale. There are five different land value classes in the perpetual easement and temporary construction easement strips being appraised. They are ( 1) land lying along North 60th Street to a 01 depth of about 300 feet, (2) land situated from a point about 300 feet south of North 60th Street to the NSP easement corridor, (3) the easement land lying within the limits of the NSP easement corridor, (4) land located from the south line of the NSP easement corridor to the south end of the project area abutting the water tower site, and (5) the "large land block" Elmer Haase ownership which extends all the way from North 60th Street to the south line of the N 1/2 of the NW 1/4 of Section 5. Land Along North 60th Street al The land value for the small subject property parcels identified as numbers 1 through 5 and, to a lesser extent, Parcel 6, is best Of indicated and supported by land sale numbers 10 through 14. These properties sold between January 1988 and October 1990 at prices of from about $1.07 to $4 .98 per square foot. After applying a 5% annual increase in land values to allow for changing market conditions (time adjustment) , the indicated range in sale prices is from about $1. 18 to $5.28 per square foot. Sale 10 is of a small site along Olene Avenue in Oak Park Heights that was purchased by the VFW for expansion parking purposes at a price of just $1.07 per square foot. The subject land along PI North 60th Street by comparison is far superior in value related qualities. Sale 11 in October 1990 is of a 1.55 acre part of the Elmer Haase property to NSP for use as a substation site. It sold at the price of $2. 37 per square foot. The subject land along q subject g or near ix North 60th Street is judged to have a 15% greater value - say kJ $2.70 to $2.75 per square foot. 37 1 BETTEI)011E43IIRER'I110CIIE Sales 12 and 13 are of sites under 2.5 acres in size located in the industrial-commercial area some distance north of STH 36 in Stillwater. They sold at prices of $2 .31 and $2.03 per square foot, respectively; time adjusted prices of $2 .75 and $2. 13 per square foot. These properties were served with all necessary utilities, including city sewer and water, but do not have the favorable exposure to Highway 36. The subject land along North 60th Street by comparison does not yet have the sewer and water services but are superior in highway exposure qualities. Indicated value by comparison of about $2 . 75 per square foot. Sale 14 is of the 1 .49 acre commercial site along the STH 36 north frontage road just east of Greeley Street at the time adjusted price of $5.28 per square foot. Now improved with a Bakers Square restaurant, the sale site is far superior to the subject parcels in overall location qualities, access, and degree of availability of utilities. The subject parcels near North 60th Street have a value by comparison of from 50 to 55% on a unit land area basis which equates to about $2.65 to $2.90 per square foot. Also of significance is the Sale 5 property which is the Stillwater Ford site south of North 60th Street just east of County Road 5 in what is now Oak Park Heights. This 5 acre, unsewered property sold in April, 1986 at the price of $25,000 per acre which, after adjusting for time of sale, is at the time adjusted rate of about $32,250 per acre or $.74 per square foot. The subject parcels along North 60th Street have considerably superior locations near the high intensity commercial areas of Stillwater and Oak Park Heights, and both city sewer and water will soon be available. In the appraiser's opinion, the "small" subject parcels with f frontage on North 60th Street have land values of approximately $2.75 per square foot based on the analysis and correlation of land sale activity in the area. Land From 300 Feet South of 60th to NSP Easement ' The Parcel 7 Elmer Haase proposed easement land extends in a general north-south direction from North 60th Street to near the new water tower site. That part of the land lying within a distance of about 300 feet of North 60th Street and the NSP ' easement for overhead transmission lines encompasses a 40 foot wide strip about 225 feet in length. The value contribution by this part of the Elmer Haase ownership is best supported by land sales 1, 5, 7, 10 and 11. The Sale 1 site is the 65.7 acres of commercial land north of STH 36 and east of County Road 5 in Stillwater. Although it sold in October, 1985 at the price of just $10, 142 per acre, a purchase 38 EETTEIDORF'ROHRER'RIOCHE • agreement has reportedly now been signed for the sale of about 55 acres of the land at a price of from $1. 15 to $1.25 per square foot. The property is reportedly to be developed in part with a Rainbow Foods store and a Target store. The subject land lying from 300 feet to 525 feet of North 60th Street by comparison has a somewhat greater unit area value of about $1.50 per square foot. Sale 5 is of the previously discussed Stillwater Ford site at a time adjusted price of about $.74 per square foot. The subject land by comparison is approximately twice as valuable on a per square foot basis because of location and availability of utilities - say $1.50 per square foot. Sale 7 in January, 1988 is of the 5.25 acre property located immediately east of the Bakers Square restaurant site. It sold at the price of $1. 10 per square foot or $1.32 per square foot after allowing for date of sale. The "reasonable" sale price was in large part attributable to the low character of much of the site which required filling with about 10, 000 cubic yards of material. The property is now listed on the market for sale at $4 .50 per square foot. The subject land by comparison is greatly 01 inferior in overall location qualities and Highway 36 exposure. Sale 10, previously discussed above, is of the VFW site at a time 01 adjusted rate of $1. 18 per square foot. It is similar to that part of the Haase property being discussed in that it lies several hundred feet south of North 60th Street. The subject land by comparison is approximately 25% superior because of IPlocation qualities removed from a residential area and in functional utility. Indicated value of about $1.50 per square foot. Finally, Sale 11 is of the 1.55 acres sold by Elmer Haase to NSP for their substation plant in October, 1990 at the price of $2 .46 per square foot. Although the subject strip of land is virtually identical in location qualities, due recognition must be given to the 47 .21 acre size of the total Haase land parcel, of which the strip being discussed is only a small part. The comparison is OP essentially on a "wholesale versus retail" basis. A 35 to 40% downward adjustment for "size" gives an indicated subject land value contribution of about $1.50 per square foot. Also considered and analyzed were Sales 8, 12 and 13 which are of industrial-commercial properties removed from STH 36 that sold at time adjusted rates of from about $1.29 to $2 .75 per square foot. Available market evidence indicates the value contribution by the Elmer Haase land lying between the NSP easement and a point about 300 feet south of 60th Street is about $1.50 per square foot. 39 BETTE1DORHOHREIHNIHE Land Within NSP Easement Corridor That part of the Elmer Haase land lying within the limits of t NS g the NSP overhead transmission easement c II orridor cannot be utilized for placement of building improvements. Rather, it can only be intensively used for parking or open storage purposes in addition RI to "open green space" . The value contribution of this strip of land is based on the consideration and analysis of Sales 2, 4, 5, 6 and 9 which sold at time adjusted rates of from about $10,964 to $26, 968 per acre. Sale 2 in 1986 is of the 29 acre property along Oakgreen Avenue 11 at 53rd Street which is now improved with single family homes. It sold at the time adjusted rate of about $14,830 per acre. The subject land by comparison has a similar acreage value contribution after allowing for the positive commercial influence II affecting the subject land, and recognizing the negative impact of the NSP easement, which more or less offset one another. Indicated value of about $15,000 per acre. IIThe Sale 4 property is of the Violet Kern acreage to School District No. 834 for development as a high school site. It sold II at the time adjusted rate of about $10,400 per acre. The subject land by comparison has a value contribution approximately 50% greater because of superior location and the distinct possibility that much of the encumbered land can be used for parking purposes I to accommodate abutting commercial development to the north. Indicated value of about $15,000 per acre. I Sale 5 has been previously discussed. This old Stillwater Ford site sale, after adjustments, also support a land value contribution of approximately $15,000 per acre. 1 Sale 6 in November, 1990 is of the 7.52 acre site in Kern Center Addition across County Road 5 at the time adjusted rate of just under $27,000 per acre. This sale property is clearly superior to the subject in that it bounds County Road 5 near the Highway 36 intersection and is not encumbered with easements for overhead transmission lines. Although the subject land has the advantage I of sewer and water availability, it has an indicated value of only about 50 to 60% of the Sale 6 site, or roughly $14,000 to $16,000 per acre. 1 Finally, Sale 9 is of former school district land sold in May, 1990 to a developer for improvement with single family homes. It sold at the time adjusted rate of about $16,593 per acre. The 1 comparison analysis is similar to that above for Sale 2. Indicated subject land value of about $15,000 per acre. IMarket evidence best supports a value contribution for the land ' within the NSP easement corridor of approximately $15,000 per acre. 40 if Iiiiimir 1 , No 11111 • RETTEVARHRUHRER.INCHE IIRear Land South of NSP Easement NM The sale properties most indicative of value for the rear lying lii land in the vicinity of the new water tower site are numbers 2, 4, 5, 6 and 9 . These sale sites have been discussed in detail above. The subject land value by comparison is estimated at II $20,000 per acre. Such a value contribution estimate is made after giving proper recognition to the relatively large size of the Haase ownership, 47.21 acres, and the removed location of Ithis part of the land from North 60th Street. Previously discussed residential acreage land sales 2 and 9 sold at time adjusted rates of from about $14,800 to $16,600 per acre. 01 The subject land by comparison is superior in that it is best suited for mixed multi-family and single family development as envisioned by the City Land Use Plan. IIThe estimated value contribution by the Elmer Haase land near the water tower site is $20,000 per acre. 41 Elmer Haase Frontage Land IIThe Elmer Haase land area through which the proposed easements extend is about 47 .21 acres in size. In addition, Mr. Haase has adjoining land to the south and southwest totaling about 120 II acres. The value contribution by that part of his property abutting North 60th Street where much of the proposed aseent strips are located must be analyzed on a more or less "wholesale" basis rather than on a "retail" land value basis which prevailed for project Parcels 1 through 5. The value contribution by the Elmer Haase land from North 60th II Street southerly to the NSP easement corridor strip is uniformly estimated at $1.50 per square foot. Such a unit area value is the same as that previously discussed for the land located II between a point 300 feet south of 60th Street to the NSP easement corridor; $1.50 per square foot. The owner of project Parcel No. 5, Gerald Schoenecker, Jr. , II advised the appraiser that he has granted Walmart an option to purchase the rear undeveloped part of his ownership at a price of $1.50 per square foot. This land is platted as Tracts M and U in IRegistered Land Survey No. 57 . It lies 300 feet south of North 60th Street. I The estimated value contribution by the Elmer Haase land located between North 60th Street and the NSP easement corridor is $1 .50 per square foot. 1 ' 1 41 il il ' BETTEWFUHRER.E OCHE II PARCEL VALUE DAMAGE ESTIMATES I The proposed perpetual easements for public utility purposes and the proposed temporary construction easements will result in a loss of only part of the property rights held by the fee owner. Consequently, the property value damages are significantly less IIthan fee simple value of the land to be encumbered. Those areas to be encumbered with perpetual easements along North II i 60th Street are 32 feet in width. All of this easement land lies within the 40 foot front yard setback requirement for B-2 General Business zoned land. Consequently, buildings could not be placed 01 on this land even in the absence of the proposed easements encumbrance. The maximum diminution in value to the land along 60th Street as a result of the proposed perpetual easement for public utility purposes is estimated at 25%. Such a value damage I allowance recognizes the loss in total control by the property owner of the encumbered land. The City of Oak Park Heights will be able to utilize any part of the easement area for future I utility purposes and, furthermore, will be able to make all necessary repairs to any underground utility improvements at any time as deemed appropriate at their discretion. IIThe proposed perpetual easement strip extending south/south- westerly through the Elmer Haase property will also experience a minimum 25% loss in value to the underlying fee owner. All of II this portion of the easement corridor follows along an existing platted but not dedicated "street" , or extends within the NSP easement corridor and/or west property line. 11 In conclusion, the value damage allowance for the land to be encumbered with the perpetual easements is estimated at 25% of the estimated fee simple land value. I The land to be encumbered with temporary construction easements I is comprised of a 20 foot wide strip paralleling North 60th Street and a 150 ' X 180' tract to the west of the new water tower site. A reasonable and appropriate just compensation allowance to the property owners for the city use of these land areas for a term of approximately one year is a "land rent" payment equal to 10% of the fee simple land value. There is a distinct possi- bility that the land will not be needed or utilized for the 1 entire year to accommodate project construction needs. Notwith- standing this possibility, a 10% damage allowance or land rent compensation is appropriate. 1 1 ' 1 42 1 RETTEI HRF.ROHRER.RIOCHE • It is to be noted that the proposed easement descriptions provided to the appraiser included a 36 foot wide strip of land abutting the properties identified as Parcel Nos. 1, 6 and 7. This purported perpetual easement area is actually existing North 60th Street right-of-way and, consequently, has been excluded from the analysis of property value damages on those ownerships. On the following pages are parcel by parcel estimates of property value damages to the various affected property owners as a result of the proposed easement encumbrances by the City of Oak Park !! Heights. I I I I I Mi i iI43 PARCEL VALUE DAMAGE ESTIMATES RETTEIDORE.RUHRER.K1OCHE ilParcel No. 1 Property Address: 13435 North 60th Street County Tax Parcel No. : 60005-3450 Property Owner: Linda Petersen (McCormack Furniture Company) Total Land Area: 56,250 SF or 1 .29 Acres Buildings and Use: Single story commercial le building utilized for retail sales of furniture IZoning: B-2 General Business Project Easement Land Areas: IPerpetual Easement: 32 ' x 150' = 4,800 SF Temporary Easement: 20' x 150' 3,000 SF Estimated Land Value: Fee simple value of $2 .75/SF 1 Estimated Property Value Damages: il 7 Perpetual Easement: I4,800 SF x $2 .75 x 25% = $3,300 Temporary Easement: II 3,000 SF x $2 .75 x 10% = $ 825 Total Property Value Damages: $4, 125 el I II 44 • BE TTE\DORHOHRER'RI OCHE • 1 a Comments: The h easement areas are level land consisting for the most part of blacktop parking area and front yard lawn space. Site improvements within the limits of the easements include a large II I lighted property identification sign, two 3 1/2 foot high post style parking lights along the edge of the parking area, approximately 4,800 SF of blacktop in good physical condition, a 4 foot high 7" x 7" wood reflector post, and various shrubs and bushes on both sides of the lighted property identification sign. It is being assumed the City of Oak Park Heights will repair or replace any of these site improvements which are destroyed or damaged during the course of the construction project. I I U 01 U I I I I 0 45 McCORMACK PHOTOGRAPHS , 1,��0(HE I I I I Jii ,. .....„_„..... _ _i ,._ McC pi a c ks _ ____ _. ,:,,:-.,.::-7—-_--7 . . wErVili11 -- T 1 t — , ♦. a..e,,. F .+ 1.�1 " E 1 A .. IN ' .. .....,:=7'';'7.;-4-.. .;''&..4•'''''''':- r1;- '''3.1.. -----:-''.'--.:.”..'''.'-''...i1I.::,...-i.;:c4..,.:',.."."4.'.---'11.));:afr::-...-- . ...-.%::';.:;`2.--_,i,:-,i.:,'-.: •-•:..::•— : ' -4- ,�( yy � h�'•7!;...,-'-''' '',., -' •E� '� �.r ...; .• ,.i' �,'fit - �i .a�' S i • Iti : ,__. „... ,SOUTH—SOUTHEASTERLY VIEW FROM N. 60th. ST. IITHE STAKES AT RIGHT INDICATE THE EASEMENT DEPTH IIII ' i ■ NI ,_,,,._ ...„,., . , _ • Mc Cormacks : . . WEEKDAYS/SAT ,. _ 9-9 SUN.12.5 - M. - . u^►„,r T-.-.-..7.,,„:,,. . y� _____ _„.....______ ________ . .,.__, _ . ......., _,... ii , ...i.r.40,....--■••••'-'--•,-., ,,-.-..°--iii7;:::”. : . - _ . . J e: t k4 93'y 7 1` 11 . .. ... {� „yg qtr 3 ...i r n :qi 111 1 Io v �ryae« y. . . .. .. . . .„ . . Ill II WESTERLY VIEW OF BLACKTOP AREA WITHIN THE EASEMENT LIMITS 1 46 I ... .... .. BETTE\DORE'ROHRER'h1UCHE U Parcel No. 2 Property Address: 13481 N. 60th Street, County Tax Parcel No. : 61450-2050 2100 Property Owner: Norvin L. Swager Total Land Area: 33,930 SF or .78 Acres Buildings and Use: Two level multi-tenant office building occupied by Total Pool Company, Diversified Realty, Discount Bridal and Formals, and Cool Balloons. Zoning: B-2 General Business Project Easement Land Areas: Perpetual Easement: 32 ' x 100 ' = 3,200 SF Temporary Easement: 20 ' x 100 ' = 2,000 SF Estimated Land Value: Fee simple value of $2 .75/SF IEstimated Property Value Damages: 01 Perpetual Easement: 3,200 SF x $2 .75 x 25% = $2,200 Temporary Easement: 2,000 SF x $2 .75 x 10% = $ 550 Total Property Value Damages: $2,750 01 01 01 47 BETTEIDUREMREM10CHE I Comments: 111 The easement areas are located along the front of the property adjacent to North 60th Street. They are comprised of blacktop ' and gravel surfaced parking/drive areas and grass front yard rn space. The site improvements within the limits of the proposed easements include approximately 2,550 SF of blacktop in fair to average physical condition, a wood 17 ' x 12 ' property j identification sign lighted by two lamps on each side of the sign, and gravel surfaced or grass covered yard space. It is assumed that the City of Oak Park Heights will restore or replace in at least equal condition any of the site improvements damaged or destroyed during the public improvement project. 11 I 011 Ip I I p I 48 im . , .. SWAGER PHOTOGRAPHS ! ii:R'h1i I�,Kf I .. .....4.--, t II � F ' .4 _ ... x Jew --...".-7..Th Not. --j, I I _,...........A: Jar .7_ w . r e 1 , _ - r e }. . - ....-:-.?._ -zi,..:,,;,---- ^^. p _ Y , `., 172., _ .. _ __.....,.... . —II .....„...._... -. . _„.... ...,...,..„.__. : ... . ,.,... .,� u i. f .....: ,+n $.jam— �." .. ,.� „4„.„....„.... . . ,, . . _ __..„..„a , -,...•-•;;;:,--:‘-.Z.-". ,...... , '.,,,.. y�,',. a! LOOKING SOUTH FROM N. 60TH STREET 0 li 1 P ;, -,..,. TOTAL i�r DIVERSIFIED - / POOL., , _- COMPANY .c,°1,'t` - 439-5632 439.1073 Y _ '1 (,,,l balle.m. ft —_ mr x I(I nll,.i.. V`-- •(�/ e _ P _ i"r) •. emirs St•u d r- 1• FOR wt 0 IM___-- • yr .... " •+`. . Wr°'~V psi' .Am - .....q-'T " e---AY-. �• 0 via: ,Z. S8x. 5 y7.taK. ...14........ 11 1 1 WESTERLY VIEW OF THE EASEMENT STRIP P 1 EXTENDING ACROSS THE FRONT OF THE PROPERTY 1 I 1 49 . I BETTF1DURE•RUHRER'F UCRE ► 01 0 Parcel No. 3 Property Address: 13523 N. 60th Street ( County Tax Parcel No. : 61450-2150 0 Property Owner: Stillwater Aerie No. 94 FOE Total Land Area: 50,895 SF or 1. 17 Acres Buildings and Use: Single story, wood and S face brick Eagles hall that is owner occupied. The manager of the facility is Jack Melstrom. Zoning: B-2 General Business qProject Easement Land Areas: 01 Perpetual Easement: 32 ' x 150 ' = 4,800 SF � Temporary Easement: 20' x 150 ' = 3,000 SF Estimated Land Value: Fee simple value of $2.75/SF i Estimated Pro ert Value Damages:P Y es:g 0 Perpetual Easement: 4,800 SF x $2.75 x 25% = $3,300 01 Temporary Easement: 3,000 SF x $2.75 x 10% = $ 825 01 Total Property Value Damages: $4,125 4 I 01 50 U BETTEIDORF.ROHREN1OCHE I Comments: The easement areas are along the front of the property adjoining N. 60th Street. Site improvements situated within the limits of the easements include about 7,800 SF of blacktop surfacing in average physical condition; a large steel post and steel frame, two sided lighted property identification sign; a 22 foot high steel light pole with four lamps; and a 30 foot high 4" diameter f flag pole sitting on a 3 ' x 3 ' concrete pad. It is assumed that the City of Oak Park Heights will restore or replace in at least equal condition any of the site improvements damaged or destroyed during the public improvement project. t 51 , EAGLES 94 PHOTOGRAPHS IIllik,LI1.HE vow .4. ;V , 1.4.444 ____,.... . , ,, „..„4::\ .,,,,,‘,..\ If a L-.w ..._ 9•.4 iir Ir ev r : :4 J.r i 'ai •�r'r - K-- s ( PROPERTY VIEW FROM ACROSS N. 60th STREET l 1 • I_ L. 1 _,.... _ r .,,... , . 1 94 P i� L -1�.c ,ta.A. f u - .-.. LOOKING EAST AT THE EASEMENT STRIP AREA 52 BETTE1Di►RF'ROHRER'10OCHE Parcel No. 4 Property Address: 13575 N. 60th Street County Tax Parcel No. : 61450-2400 Property Owner: Thomas J. Gardner & Salley L. Gardner Total Land Area: Buildings and Use: The principal building is a one-story retail structure ( identified as "Gardy's Cycles and Boats" (Gardy's Sports) which is owner occupied. There is also a metal clad storage building at the rear of the property. Zoning: B-2 General Business Project Easement Land Areas: Perpetual Easement: 32 ' x 100 ' = 3,200 SF Temporary Easement: 20' x 100 ' = 2,000 SF Estimated Land Value: Fee simple value of $2.75/SF Estimated Property Value Damages: Perpetual Easement: 3,200 SF x $2.75 x 25% = $2,200 Temporary Easement: 2,000 SF x $2 .75 x 10% = $ 550 Total Property Value Damages: $2,750 53 BETTEi&ORF.ROHRER'R\OCHE Comments: The easement areas are located along the front of the property found in North 60th Street. The easement area is comprised of land now utilized as blacktop parking and drive area, and grass covered front yard space. Site improvements within the limits of the easements include about 3,600 SF of blacktop in good physical condition, approximately 270 SF of concrete walk area, and a lighted, metal frame property identification sign. It is assumed that the City of Oak Park Heights will restore or replace in at least equal condition any of the site improvements damaged or destroyed during the public improvement project. 54 GARDNER PHOTOGRAPHS `2(11\\01'Kf 1 +g i fit; ct p r ,..z ,�'_� -"r( �z ,, '....ruse" '"'`. ..�. .r , !3 Ga rd y s CYCLES BOATS s ` 7i tc _dY � . a Y L t _ r r a s e*v e=2 '1)-'''''. t S �-f T 4 s 1 Y �j'LL s+ Y'4G L : . ,:•"1.-t.7 Z-..-.-."'Y � - .-=. . . _.:....*xfi,Al.. 4 r-.a3°L-"+-S .'..;-.w..>.xa..:":4--1fi+'f :.,'..-7.--. - .Ya` :1t:t'' _ ,.4.,-v 4 ,: ?4 - ` aS_' t LOOKING SOUTH FROM ACROSS N. 60th STREET "!► �w'}' '` i__ - . -t . � ,.. -..r= �K .. _ num r ,x 1 EASTERLY VIEW OF THE EASEMENT STRIP AS SHOWN BY THE STAKES IN CENTER OF PHOTO 55 I i " RETTE■DORE'ROHRER'h1OHE Parcel No. 5 Property Address: 13601 N. 60th Street County Tax Parcel No. : 61450-2450 Property Owner: Gerald A. Schoenecker, Jr. Total Land Area: 58,238 SF or 1.34 Acres, more or less. Buildings and Use: The principal building on the property is a one-story retail and auto repair shop facility. At the rear of this building is a metal storage structure and a wood frame garage. e.g Zonin g: B-2 General Business Project Easement Land Areas: Perpetual Easement: 32 ' x 100 ' = 3,200 SF Temporary Easement: 20 ' x 100' = 2,000 SF Estimated Land Value: Fee simple value of $2.75/SF Estimated Property Value Damages: Perpetual Easement: 3,200 SF x $2 .75 x 25% = $2,200 Temporary Easement: 2,000 SF x $2.75 x 10% = $ 550 Total Property Value Damages: $2,750 56 RETTEIDORE'ROHRER'R1IYHE Comments: The easement areas lie along the front of the property adjacent g P P Y 7 to North 60th Street. Situated within the limits of the easements is a two-sided lighted property identification sign which has steel post supports; approximately 4, 600 SF of blacktop surfacing in average physical condition; railroad ties along the west parking area and part of the north parking area serving as parking bumpers; and a below ground level well which provides water to the building. It is assumed that the City of Oak Park Heights will restore or replace in at least equal condition any of the site improvements damaged or destroyed during the public li improvement project. 57 SCHOENECKER PHOTOGRAPHS n r- -1 ❑r -:1---1: ----''''':''',j'...-14'- :--1 L.----- '4''..-:"------":-_._,......:-.H::"I MD CARS �A --i-F -.+ r: rr7 SOUTH-SOUTHEASTERLY VIEW OF JERRY'S AUTO PROPERTY II FROM ACROSS N. 60th STREET. A ■ 11 _ _ �4 r i - :7?..,..„1, /\/ ..1 X.\\N. • { .. ,`. ' -i I LOOKING WEST AT THE PARKING AREA TO BE ENCUMBERED WITH THE EASEMENTS I 58 13 El1£\ 11F*a1)1RER'k\UCEIE Parcel No. 6 Property Address: 13795 N. 60th Street County Tax Parcel No. : Not yet assigned; appears to be part of 61450-3100 Property Owner: John Haase Total Land Area: 9.89 Acres, subject to survey Buildings and Use: Auto parts and salvage business identified as Stillwater Auto Parts; owner operated Zoning: Front area zoned B-2 General Business and Rear area zoned Opened Space Conservation. Project Easement Land Areas: Perpetual Easement: 32 ' x 100 ' = 3,200 SF Temporary Easement: 20 ' x 100 ' = 2,000 SF Estimated Land Value: Fee simple value of land along road of $2 .75/SF Estimated Property Value Damages: Perpetual Easement: 3,200 SF x $2 .75 x 25% = $2,200 Temporary Easement: 2,000 SF x $2 .75 x 10% = $ 550 Total Property Value Damages: $2,750 59 z RETTE1DORF.ROHREINRIOCHE Comments: The easement areas are along the front of the property bounding North 60th Street. The land to be encumbered is for the most part open, grass covered area now used for the parking of used cars for sale. The only improvement on the easement strip is a two-sided, lighted property identification sign in fair to average physical condition. It is assumed that the City of Oak Park Heights will restore or replace the sign if it is damaged or destroyed during the public improvement project. 60 I i JOHN HAASE PROPERTY PHOTOGRAPHS , ; i'h\UCHE • r ,..-01,,,i,1,,,,, . ,yam I . . I i A.- Af. y,,�� a -K .. � z ` ; E c ,�. x - t ,,."y'aF -,,,i.:•:-'e'' ''.-L-wa " -�s r � t•-; , . ; Re t . . r M r rr3 4 � r r x yr „ y. ,,rZ . ..., ,4 r LOOKING SOUTH—SOUTHEASTERLY FROM N. 60th STREET AT THE USED CARS PARKED ON THE EASEMENT STRIP r, ("MIT 4 '''''' I "1G i , � �,�:_- i __ , ,., ...., .------,„.,..,---„.. ......71- --,0-.--r= , -....--..-.0:1,5*--..'- . ._ ........9.4,13.------ - ..._ .rte .. •..- . •3':- .I.4 .-J. ^” ,rn''sS're _ -�—....:44. t--�c:.- ,.,. ---✓.■e,-? wY!.t•O.V.V ...yi - r WESTERLY VIEW OF THE EASEMENT LAND FROM NEAR THE EAST PROPERTY LINE 61 RETTE■AliFiNIRER.1\1011E Parcel No. 7 Property Address: County Tax Parcel No. : 61450-2200, 2250, 2300, 2350, 2550, 2750, 2800, 2850, 2900, 2950, 3150, and 61450-3150 Property Address: Unimproved land located along the south side of N. 60th Street and west of Oakgreen Avenue. The appraisal property is comprised of the contiguous tract of land lying in the North 1/2 of the North 1/2 of the Northeast quarter of Section 5, Township 29, Range 20. Property Owner: Elmer Haase Total Land Area: Calculations by the appraiser indicate the approximate land area situated in the north 1/2 of the North 1/2 of the Northeast Quarter is 47.21 acres, more or less. Mr. Haase also apparently owns an adjoining 120 acre tract located to the south and the southwest of the land described above. Buildings and Use: There are no building improvements on the Haase ownership. Zoning: That part of the Haase property situated between North 60th Street and approximately the middle of the 225 foot wide NSP electric overhead transmission easement that commences about 525 feet south of the North 60th street is zoned B-2 General Business. The balance of the ownership to the south of the approximate center line of the NSP easement, and about the most easterly 700 feet of this composite property, is zoned Open Space Conversation. However, as previously discussed, the highest and best use for this rear lying land is for mixed low and high density residential development. 62 EETTEIDC►RHUHREMCHE Project Easement Land Areas: Perpetual Easement: The total land area of the proposed perpetual easement approximates 113,545 SF or 2.6 acres, more or less. For property value damage analysis purposes, the easement land area is divided for discussion and valuation as follows: 1. Front land along 60th Street. The perpetual easement along North 60th Street is a uniform 32 ' in width, excluding the 36 feet now utilized as north 60th Street right of way. Extending in a north-south direction from North 60th Street near Washington Avenue to the starting point of the NSP transmission line easement is the 40 foot wide part of the easement. These two easement areas, located in the B-2 zoning district, total approximately 73,460 SF or about 1.69 acres. All of this easement corridor land is level or near level. 2. Within NSP easement area. The 40 foot perpetual easement proceeds westerly within the NSP easement area to the west property line at which point the easement corridor continues south to the south line of the NSP easement strip. This proposed easement area approximates 21,885 SF or .50 acres. 3. Rear land. The proposed 40 foot perpetual easement continues south from the south line of the NSP easement to the south line of the north 1/2 of the North 1/2 of the northeast quarter of section 5 adjacent to the water tower site. The area of this part of the easement is 18,200 SF or about .42 acres. Temporary Easement: The temporary easement areas consist of a 20 foot strip adjoining the perpetual easement along North 60th Street, and the 150 ' x 180 ' tract located to the east of the water tower site for use as a equipment and materials storage yard during the construction period. The approximate land areas are as follows: 1. Front land near 60th Street: 32,600 SF or about .75 acres. 2 . Rear land: 27,000 SF or about .62 acres. 63 i i BETTEIDURF.ROHRER'RIUCHE Estimated Land Value: The estimated unit area value contributions by the three classes of land are summarized as follows: 1. Front land near 60th Street: $1.50/SF with an easement value damage factor of 25% for the perpetual easement area and 10% for the temporary easement area. 2 . Within NSP easement area: unencumbered land value of $15,000 per acre or 34.5 per square foot with a value damage factor of 25% for the perpetual easement land. 3. Rear land: unencumbered land value contribution of $20,000 per acre or 46c per square foot with a value damage factor of 25% for the perpetual easement area 1 and 10% for the temporary construction easement area. Estimated Property Value Damages: Perpetual Easement Areas: 73,460 SF x $1.50 x 25% = $27,548 21,885 SF x $.345 x 25% = $ 1,888 18,200 SF x $.46 x 25% = $ 2,093 Total Perpetual Easement Damages $31,529 Temporary Construction Easement Areas: 32,600 SF x $1.50 x 10% = $ 4,890 27,000 SF x $.46 x 10% = $ 1,242 Total Temporary Easement Damages: $ 6, 132 11 Total Property Value Damages: $37,661 Rounded: $37,700 1 l_ I '. 64 1 { RETTE`PRF'RUHRER'1\10CHE Comments: There are a number of hardwood and softwood trees lying within the limits of the perpetual easement strip that extends south- southwesterly through the Haase property. They include a "clump" of Poplar trees just north of the NSP easement corridor and apparently about 15 to 20 red pine trees situated along and near the west property line in the vicinity and north of the water tower sit. Although these trees have diameters at breast height of from about 2" to 15" , their value contributions to the total land ownership are negligible in view of the mixed residential highest and best use of the land. In the appraiser opinion, no value damage allowance is appropriate. There are several advertising signs located within the limits of the proposed easement strips adjoining North 60th Street. Near the east end of the parcel is a large Schubert double sided sign. There are also two "National 3M" wood signs located some distance to the east of Jerry's Auto property. Again, it is assumed the City of Oak Park Heights will restore or replace these signs in at least equal physical condition if they are damaged or destroyed during the public improvement project. Finally; there is a row of box elder and elm trees within the proposed easement corridor along North 60th Street near the east end of the property parcel. They do not contribute in value to [ that of the land alone. 1 -: 65 ELMER HAASE PROPERTY PHOTOGRAPHS •'. '1\10(HE -..: . . . .... _____. • . . •• •'4,''.• , , . .1• - ._. - . i . ii... -.,' - • '' .:,..?..3 i ._.. '• ' '4. -I .. ,. . _1 •*‘• ,) --.. - •-• .7.)'* . - iii ' ". -A •- ---_7: ,:..., • .— .,T1/4401#1F.z. , .*. `,....;,'i--...- - ,, _ , , ... , , ,, , -4,,,,icc/Vit.,0 ,,!.•i.,+1;1,A ' .4-,*-.1': ,'...... :,''wItt—:',',1'-‘,;:',. ' '':or , - . ' 4 ,',"i'': .■*e. itv-‘4'.. .'''4 T.' lilt t,i-8r, .` '',,, \'44.,.'4 414,''.:i..4. ,'-' .s..'-‘ft.. ."C'' '41co;'''' ',li r.111 //,..:k.• I ': 4141',.,A:1.,A AIL.■• , ; tt, 6,".47.44t0 k.:-.A '''' '' % ' 1 --■'.,r,-..1.' ,it. :r ',.,4i:„t,,. ,,,-1 t 64,, 0 i.9., .., ....,' .-, • . • • ., ,, , 4 , .,.k!x 4,,: .„,-, , , , .6-t. ,,, ..;":4-:t Iry ,. . vfti,;•-_,g ...:. ,, i . , ;,-...,1:'s..;•,.i ,^ ! t ,... ‘10, \•- ' , 1. — *, - '. .. I . *,. '''''''''' . 1 Pr • .1' '''N''. .''.%!'%,, ,lat r;%,.,,t''';',.41-r.!„f 1,',4-:t-I.! ' ‘* *,1 - ? \1 '} fitVIAT if .4,' '1( ..t,, ,,:ci..117,4 44,,-.';'I--T"'"' ' -'• - ' I ; - ;' .- ,te- i," t P,,,,, ',, .. 1-4 itt'v l",,,,,,sl,.• ', liy• ,' ', i t' -• ' ' - , ■1 f''+..,1"i 4r/14-.-"'",.•4`1 ,‘ -4--1 1 ,1,1k„I,,),/ , 1 ., .i,, - 1 , .- Ii- !1,t4 s''.; -*N .1,\ ;.0^;,, ',t,;.`,.‘. 'sr;')y, ' ''*:* 0 ••".,. - ' ' ; , . ;ii ...,,,,,-Vi%-;„6,'',: 11,' .„-Y- o• ;121...ir : ‘' ' ' ' . ■• ,„ , . ..N"-N,' . t\--",4 .c ' y \'''', : 'eV' ''''''' --"' ' - ,- l'.; / . ,,,".. ,--, ' • ,7 ^e --, .1 , 1".-.. ; ,,,,, -• , * -N't . ----4 A I.- 1', -1,1 1 ,1.k,-.`;',1'-. f .'' • , 0. ', - • -■ • - LOOKING EAST AT THE MOST EASTERLY 300 FEET OF THE HAASE OWNERSHIP THAT ADJOINS N. 60th STREET I -- ;- '---W4PgllgilliglPIPPPPIP"1::'--- - - - , . ,..... - - ...`N ,..„1- - ... . ,:‘ •% . 1 • ..o. : .<•-.; - , lei _ ,-'-`-' P.:', .-'.. • I .,, i - tt.' 4.•' Pe, ;. o , „.. "if" • ....... . . ..„..-.... ■ 1 .. . [ • ..... .., - . , . , • 1 . ..- _ • i • .. _, *•• , , ''' , air-...• '...70Y . •'',',..t.":, ; , 4,4:, ''''' .-", I fr$ • 'd 11•11F ,• - ''",;., _ —-■ •; 0 ! VIEW TO THE EAST OF THE EASEMENT STRIP THAT EXTENDS TO THE JOHN HAASE PROPERTY 66 VACANT PROPERTY PHOTOGRAPHS � 7,�1(1�K Il . I err • , . 4. • _ _ _• ' s t . LOOKING WEST ALONG THE EASEMENT STRIP THAT PARALLELS N. 60th STREET (Tax parcel 3100) -- ff. ��x ar ya7► -r ,� ! q x, [... SOUTHERLY VIEW FROM ACROSS N. 60th STREET AT THE � EASEMENT CORRIDOR FOLLOWING AN EXISTING DIRT DRIVE (Tax Parcels 2250, 2550, 2800) 67 VACANT PROPERTY PHOTOGRAPHS h l 0 I1 • l `. . ` t: _ ... }1�� .� Y wr- fi a. �ti T � y , g c " { c.P'-}'ti's ' • 4 1",., `rte�° N, .y. 't" t `13. 7 Y y , 1Sf ; ^ T .•r ` , f LOOKING EAST ALONG THE EASEMENT AREA j LYING WITHIN THE NSP EASEMENT CORRIDOR • I r ,. r . . [ - . . ti•f ' ! VIEW TO THE SOUTH AT THE EASEMENT STRIP WHICH EXTENDS ALONG THE WEST PROPERTY LINE 68 ' VACANT PROPERTY PHOTOGRAPHS �, l K I I Y +! Jt�` l el a�*a,at r q M ' f' • dia ——imi I f 1ytI/ �./ r vy .I; I r LOOKING NORTH FROM NEAR THE SW PROPERTY CORNER BY THE NEW WATER TOWER AT THE EASEMENT LAND • .. e FI'JrJ :i) i. I, . . ., .. ...._.: _ _ ; .. . __•„,.. ..., ____ .. •_. _ .. . . . .• _ . . . _ _„.:. • . • . . ... VIEW TO THE E—NE AT THE 27 ,000 SF TEMPORARY EASEMENT AREA LOCATED JUST EAST OF THE NEW WATER TOWER SITE 69 BETTEIDURF'RUHRER'R\ocHE • RECONCILIATION The following estimates of property value damages are applicable as of August 8, 1991: Parcel and Perpet. Esmt. Temp. Esmt. Total Owner Damages Damages Damages 1 - Peterson $3,300 $ 825 $ 4, 125 (McCormack) 2 - Swager 2,200 550 2,750 3 - Eagles 3,300 825 4, 125 4 - Gardner 2,200 550 2,750 1 (Gardy's Sports) 5 - Schoenecker 2,200 550 2,750 (Jerry's Auto) 6 - John Haase 2,200 550 2,750 (Stillwater Auto Parts) 7 - Elmer Haase 31,550 6 , 150 37 ,700 TOTALS $46,950 $10,000 $56,950 • 1 This appraisal report is not intended to be interpreted or construed as a full narrative appraisal on a "before taking" and "after taking" basis. Rather, it is an abbreviated appraisal in accordance with your request which analyzes and summarizes the property value damages on a parcel by parcel basis. Complete narrative appraisal reports can be provided on any of the subject parcels if such need should arise. 70 T BE TE D RF RO HREM SHE CERTIFICATION The undersigned does hereby certify that, except as otherwise noted, in this appraisal report: 1. This appraisal assignment is not based on a requested minimum valuation or specific valuation for approval of a loan. The estimate of market value identified in this report was developed independent of any undue influence. 2 . I have no present or contemplated future interest in the real estate that is the subject of this appraisal report. 3. I have no personal interest or bias with respect to the subject matter of this appraisal report or the parties i. involved. 4 . To the best of my knowledge and belief the statements of fact contained in this appraisal report upon which the analyses, opinions and conclusions expressed herein are based, are true and correct. 5. This appraisal report sets forth all of the limiting conditions (imposed by the terms of my assignment or by the undersigned) affecting the analyses, opinions and conclusions contained in this report. 6. This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the Appraisal Institute and with the Uniform Standards of iProfessional Appraisal Practice. 7. No one other than the undersigned prepared the analyses, conclusions and opinions concerning real estate that are set forth in this appraisal report, except as otherwise noted. 8. I have made a personal inspection of the property that is the subject of this report. 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10. Disclosure of the contents of this appraisal report is governed by the By-Laws and regulations of the Appraisal Institute. 12 . Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or the firm with which he is connected, or any reference to the Appraisal Institute) shall be disseminated to the public through advertising media, public relations media, news media, sales media, or any other public means of community without the prior written consent and approval of the undersigned. ' I /'Crl Roger M. Rohrer, Appraiser License #4001238 71 I QUALIFICATIONS OF ROGER M. ROHRER BETTE\Pi F'ROHREK10CHE BIOGRAPHIC DATA Born May 29, 1941, In Swift County, Minnesota. Agricultural background through high school. Served three years in United States Army after attending college for two years. Completion of college education followed by employment in federal government and in real estate profession. EMPLOYMENT 1967-1968:19 Forester for U.S. Forest Service, Department of Agriculture. 1969-1972 : Right-Of-Way Officer in Federal Highway Administration, U.S. Department of Transportation. 1972 to Feb. 1991: Real estate appraiser and salesman with Muske- r Tansey Company through February 1978; continued with Muske Company, Inc. after the Muske-Tansey partnership was dissolved. Vice President of Muske Company, Inc. from January 1984 to February 1991. March 1991 to Present: Bettendorf Rohrer Knoche, Inc. - Vice President. EDUCATION Graduated from the Universit y of Minnesota in December 1966 with a �. Bachelor of Science Degree with distinction. Attended and successfully completed the American Institute of Real Estate Appraisers courses I, II and III between March 1969 and March 1970; Capitalization Theory and Techniques, Parts 2 and 3 in January 1982; Standards of Professional Practice in fall of 1982; Valuation Analysis and Report Writing in August 1983; and Case Studies in Real Estate Valuation in September 1983. In addition, passed the Basic Course in Real Estate required by the St. Paul 1 Area Board of Realtors. Numerous real estate and appraisal ` seminars have been attended since 1972. 72 i i gl<e /c % and Descry yzion cac 0 asernen/s across par/ of /he /✓�t/I/4 of .Stec/ion 5, T�✓; Re . 20, and across R. L. S. i'✓o. 57 . McCormack Furniture Co.. (3450) I A perpetual easement for public utility purposes over, under and across the north 68 feet of the west 150 feet of the east 509.70 feet of the Northeast Quarter of the Northwest Quarter of Section 5. Township 29, Rance 20. washington I ` County, Minnesota, said west 150 feet and said east 509.70 feet being measured along the north line of said Northeast d d Quarter of the Northwest Quarter. 1 Together with temporary construction easement over, under and across the South 20 feet of the north 88 feet of the west ) { 150 feet of the east 509.70 feet of said Northeast Quarter of the Northwest Quarter, said west '50 feet and said east .'v. 509.70 feet being measured along the north line of said Northeast Quarter of the Northwest Quarter. 3... . ti • Said temporary construction easement to expire . Norvin L. Swacer (2050 & 2100} A perpetual easement for public utility purposes over, under and across the north 32 feet of Tract A, Reg:sterec land Survey No. 57, Washington County, Minnesota, I Together with temporary construction easement over, under and across the soutn 20 feet of the north 52 feet of sac i Tract A. 1 . Said temporary construction easement to expire . I Itillwater Aerie N9. ?a cQ` /2150, A perpetual easement for public utility Purposes over, under and across the north 32 fee: of Tract 8, Registered Lano 'Survey. No. 57, Washington County, Minnesota, ' Together with temporary construction easement over, under and across the south 20 feet of the north 52 feet of laic f Tract'3. 111:-..▪ ' Said temporary construction easement to expire . Ii `, Lamer Naate (22cQ I � A perpetual easement for public utility purposes over, under and across the north 32 feet of Tract C. Reg'stered lane ▪ Survey No. 57, Washington County, Minnesota, Together with temporary construction easement over, under and across the south 20 `eet of the north 52 feet of said Tract C. Said temporary construction easement to expire . E'me�Mpes.4,_1 .5.0 :f'.. -_a' E as'- e": c . ... �. nn.nes ..:-..e.-. u^de- ..^I .._ ^p - ?:' fn. - —1 .. _ rrn • .urvty ,O. 'rc-..or1 (,C, y, ^' rraSCLa. Together with temporary construction easement over, under and across tne south 20 feet of the north 52 feet cf salt I Tract B. .! . Said temporary construction easement to expire A. •I E t me r w s 4__11.;_9.Q1 .■ A perpetual easement for public utility purposes over. uncer and across the north 22 feet of ract C. :eg'sterec Lan `I Survey No. 57, washington County, Minnesota, Together with temporary construction easement over, under anc across the sOutn 20 feet of the north 52 `eet cf sa'-- Tract C. .I Said temporary construction easement to expire Ez_mer Haase .L225.Q2• : 1 t A perpetual easement for public utility purposes over, under anc across the nortn 22 feet and over. n:er arc across -1� south 7 feet of Tract 0, Registered Land Survey No. 57, Washington County, Minnesota, 1 i Together with a perpetual easement for public utility purposes over, uncer and across that cart of -rac. 0, °eg's•erec Land Survey No. 57, Washington County, Minnesota which lies w`tn'n tne east tO feet of the Northeast Quarter o' _ • Northwest Quarter of Section 5, Township 29, Range 20, except the north 22 feet and the so.:th 7 feet of said Tract 0. ' Together with temporary construction easement over, under and across the south 20 feet of the north 52 feet of sa• - Tract D. .: Said temporary construction easement to expire _ . Elmer Haase Lkl.Q.Q.r. A perpetual easement for public utility purposes over, under and across that part Of Tract E. RegistereC and Survey ".., ii 57, Washington County, Minnesota, which lies west of the east 129.95 feet thereof. A, Together with a perpetual easement for public utility Purposes over, under and across the north 22 feet of 7-act E . Registered Land Survey No. 57, Washington County, Minnesota, 1 Together with temporary construction easement over, under and across the south 20 feet of the north 52 feet of saic • Tract E. i Said temporary construction easement to expire . Elmer Haase (2350) A perpetual easement for public utility purposes over, under and across the north 32 feet of Tract F, Registered Lan: Survey No 57.. Washington County, Minnesota, - _ Together with temporary construction easement over, under and across the south 20 feet of the north 52 feet of saic • Tract F. . . . Said temporary construction easement to expire I _ _ _ . .' ... k I- t 1 • ■ _ _ ■ Thomas Jas 5111'v.2:- clardne' '2.4.=. A perpetual easement for public utility purposes over. under anc across the north 32 'eet of Tract G. Registered Lane L:! Survey No. 57, Washington County, +!,nnesota, Together with temporary construction easement over, under and across the south 20 'eet of the north 52 feet of said Tract G. • • Said temporary construction easement to exo're • Cgeralap. Seheere�ker, SQ! A perpetual easement 'or public utility purposes over. under and across the north 32 'eat of Tract H, Registered Land Survey No. 57, Washington County, Minnesota, Together with temporary construction easement over, under and across the south 20 feet of the Werth 52 feet of said Tract H. t Said temporary construction easement to expire e Haase t2 ni lm r �5_�, i I A perpetual easement for pubic utility purposes over, under and across that part of Tract J, Registered Land Survey No. 57, Washington County, Minnesota, which lies west of the east 129.95 'eet thereof i c1me= aa1.2.2. -5-n�-'_ ff A perpetual easement 'or public utility ourposes over, under an across the south 7 'eet o' Tract N, Registered Lent Jj �` Survey No. 57, Washington County. Minnesota. !i iit,rer ua�Se_i 2ar,n 1 A perpetual easement 'or pub is utility purposes over, under a^.d 8cress that part o' Tract 0, Registered Land Survey No. 57, weshinoton County, Minnesota, which lies west of the east 39.95 'eet thereof. j A perpetual easement for public utility purposes over, under and across the north 33 'eet and over, under and across the iI west 40 feet of Tract P, Registered Land Survey No. 57, washington County, Minnesota. i Clmer Nos a r2unn, A perpetual easement for public utility purposes over, under an_ across the north 23 feet of Tract 0, Registered Land Survey No. 57, washingtor County. Minnesota. 5.1mer waa1e_2,29sn,-1 1 A perpetual easement 'or public utility purposes over, under and across that part of the north 33 feet of Tract P, Registered Land Survey No. 57. Washington County. Minnesota, which lies west of the east 129.95 feet thereof. 5.1m4`Ha451-4. '_5_n A perpetual easement for public utility purposes over, under and across the west 40 feet_ of Tract V, Registered Land Survey No. 57, washincton County. Minnesota. A perpetual easement for pub''c utility purposes ever, under and across the north es feet of that Part of the North Ma'f of the Northeast Quarter of Section 5, Township 29, Range 20, Washington County, Minnesota lying west of the east 1193 feet of Said Northeast Quarter. Together with a temporary construction easement over, under and across the South 20 feet of the north 88 feet of that . part of the North ua'f of the Northeast Quarter of said Section 5 lying west of the east 1193 feet of said Northeast ,.. : A ,'.'mer_weese_'_^�'0' A perpetual easement for oub'•c utility purpcseS ever, under and across that part Of '',ac: Q, °eoistered Land Survey No. l 57. Washington County, minneso:a, which .•es west of the east 29.95 feet thereof. a5 „ 52 A perpetual easement for public utility purposes over, under and across the north 33 feet and over, under and across the west 40 feet of Tract P, Registered Land Survey No. 57, washing:cn County, winnesota. Li Rime=.?aas i2on;'1 A perpetual easement for uo"c utility Purposes ever, '.:ncer a-t, across the north 33 fee: of Tract C. Registered Land ;'j Survey No. 57, washington County, Minnesota. • _tmeC_waase_(_cc.z`_ • A perpetual easement for public utility purposes over, under and atress that part of the north 33 feet cf Tract P. • Registered Land Survey No. 57, washins on County, 14'.nneso•a, wh+Ch lies west of the east '39.95 feet the-eof. palm r wa 58 17'i 5i\ ' A perpetual easement for ou5'ic utility purposes Over, under and across the west 40 feet of Tract v, Registered Land Survey No. 57, washincton County. Minnesota. 5.'m u is �o nn1 i A perpetual easement for ou '.b' c L.., tv purposes Ova'-, under and across the north 58 feet of that Cart of twe Nortn Ma's of the Northeast Cuarter or Section 5, Tcwnsn•.p 29. Rance 20, Wash'rcton County, w,nneso:a lying west of the east 1193 fee: cf said Northeast Ouarter. Together with a temporary corstrutt`On easement over, under and across the South 20 feet of the north 8E feet of that . part of the North Wa'.f of the Kortheast Cuarter of said Section 5 lying west of the east 1193 feet of said Northeast Quarter. Said temporary construction easement to expire • John !tOw_a d ±. e A perpetual easement for public uti'.ity purposes Over, under and across the north 58 see: of the west 100 see: Of the I east 1'93 feet of the North ha'..f of the Northeast Ouarter of Section 5, Township 29. Range 20. Washington County, Minnesota. '� Together with a temporary Construction easement over, under and across the south 20 feet of the north es feet of the west 100 feet of the east 1193 feet of the North Half of the Northeast Quarter of sale Section. 5. ') Said temporary construction easement to expire L1mgr tutu. f3140.). E A perpetual easement for public utility purposes over, under and across the north 68 feet of the west 300 feet of the ' east 1013 feet of the Northeast Ouarter of the Northeast Quarter of Section 5, Township 29, Range 20, Washington County. 4 Minnesota. Together with a temporary construction easement over, under and across the south 20 feet of the north 88 feet of the qwest 300 feet of the east 1013 feet of the Northeast Quarter of the Northeast Quarter of said Section 5. 4 Q RUD ? SONS,1 I Said temporary construction easement to expire LAND SU 'VEYORG s: o lexin¢/on Ave. N6. Circle Pines Minneso/a .53014 f Telephone 766-5556 1 LAW OFFICES OF ECKBERG, LAMMERS, BRIGGS 8[ WOLFF • 128 SOUTH SECOND STREET P. O. BOX 40 STILLWATER. MINNESOTA 83082 439-2878 LYLE J. ECKBERG OF COUNSEL: JAMES F. LAMMERS WINSTON E. SANDEEN ROBERT G. BRIGGS PAUL A. WOLFF April 14 , 1980 MARK J. VIERLING P Mrs. LaVonne Wilson, City Clerk City of Oak Park Heights 14168 - 57th Street North Stillwater, Minnesota 55082 Re: Sale of old Village Hall Dear LaVonne: Enclosed please find a cashier ' s check in the amount of $8 , 360. 00, representing the balance of the purchase price in regard to the above matter. The sum of $440. 00 was previously paid with the bid bond. Also enclosed find a letter from Mr. Robert C. Casey, the purchaser of the property, which indicates that he plans to remove the structure within six months from the date of closing, which was April 10, 1980. Yours ve y, Lcti le J. Eckberg LJE:kf Enc. 2 411 • April 10, 1980 TO: City of Oak Park Heights: The undersigned, having purchased the following real estate from the City of Oak Park Heights, to-wit: Lots Two (2) and Four (14) of Block Six (6) in Beach's Addition to Oak Park, according to the survey and plat thereof on file and of record in the office of the County Recorder of Washington County, Minnesota, and the timely removal of the structure on said property being a condition of said purchase, the undersigned hereby covenants and agrees that he will remove said structure within six (6) months of • the date hereof. Cct„..-7 Robert E. Casey ' CITY OF OAK PARK HEIGHTS MINUTES OF MEETING HELD JANUARY 28, 1980 . Call to order by Mayor Mondor at 7:00 P.M. Present: Westphal, Lang, Seggelke, Torgerson, Eckberg and Stiles. Lang moved to instruct City Attorney to revise City Ordinance regarding wine licenses. Seconded by Westphal. 5 aye votes. Carried. Lang moved to authorize Chief Ostendorf to furthur explore the possibility of hiring a part-time patrolman. Seconded by Seggelke. 5 aye votes. Carried. Seggelke moved to instruct City Clerk to post a notice in the paper regarding the sale of dog licenses. They will be sold until February 2, 1980, 10:00 A.M. to 2:00 P.M. After that date a penalty will be added and the City Ordinance enforced. Seconded by Lang. 5 aye votes. Carried. Seggelke moved to instruct City Attorney to draw up resolution for a stop sign at 58th Street and Osman for North and South traf ' Seconded d by • Torgerson. Roll call vote taken with Westphal, Lang, Torgerson, Mondor voting aye. Carried. Seggelke moved to instruct City Attorney to negotiate a purchase of an easement from 57th Street to &wager Park. Seconded by Lang. 5 aye votes. Carried. City Engineer was instructed to obtain quotes for street sweeping. City Attorney was instructed to contact Swager Bros. regarding change order for the PUD Sun View Addition. Westphal moved to instruct City Attorney to set up Public Hearing for Monday February 25, 1980 at 7:00 P.M. for the Valley View Storm Sewer assessments and check and determine the accuracy of the assessment rolls. Seconded by Lang. Roll Call vote taken with Westphal, Lang, Seggelke, Mondor, Torgerson voting aye. Carried. Seggelke moved to submit copy of letter from the City of Bayport regarding pumping pond water expenses to the City Engineer for review. Seconded by Torgerson. 5 aye votes. Carried. Lang moved to instruct Mayor and City Clerk to enter into agreement for fire protection with the City of Bayport. Seconded by Seggelke. 5 aye votes. Carried. • Seggelke moved to accept high bid of $8,800 from Robert E. Casey for the Old Village Hall and to instruct City Attorney to prepare contracts. Revenue to be used for Capitol Improvement-Hall Expansion. % deposits to be refunded to other bidders after contract is signed. Seconded by Torgerson. 5 aye votes. Carried. Business Phone 439-1114 • COMMERCIAL Home Phone 439-7564 • INDUSTRIAL ELDON ROBEY & ASSOCIATES • RESIDENTIAL Real Estate Appraisers III Oak Park Heights State Bank Building P.O. Box 51 59 Oren Avenue North March 7 , 1979 Stillwater95 , Minnesota 55082 Mr. Donald Mondor, Mayor City of Oak Park Heights 14168 North 57th Street Stillwater, Minnesota 55082 RE: Appraisal Report Old Village Hall Property SE corner junction —Penrose and 57th Street North Oak Park Heights , Minnesota Dear Mr. Mondor: Pursuant to your request, I have personally inspected and viewed the above referenced improved ownership for the purpose of estimating its fair market value as of the above date . Market value is defined herein as the highest price in terms of dollars that a willing buyer would pay a willing seller , neither of them being under undue compulsion to act , and presuming that there is adequate time exposure to the market . Based on my study and investigation as a professional real estate appraiser ,- it is my opinion that the fair market value of the subject property and as of the above date is $15, 000. 00 - (FIFTEEN THOUSAND DOLLARS) presuming that special assessments , liens , and other encumb- rances , if any, are paid by the seller prior to transfer of title . I certify that I have no present or contemplated future interest in the subject property, nor is my fee in any manner contingent upon the estimates reported herein. The following pages give informational market data and a summary of the various considerations involved which, in my opinion, logically support the value conclusion as above set forth. It is respectfully submitted for your inspection. Very ruly yours , EL""N ROBEY & ASSOC ES $y: Eldon M obey, A.S. PROFESSIONALLY DESIGNATED: AMERICAN SOCIETY OF APPRAISERS - A.S.A. APPRAISAL REPORT Old City Hall SE corner Penrose and 57th St . No. Oak Park Heights , Minnesota PURPOSE AND BASIS OF APPRAISAL: The purpose and basis of this appraisal report is to estimate the fair market value of the "fee" simple interest as of March 7 , 1979 . The physical inspection of the subject property was accomplished on this date and further with the consent of the Oak Park Heights governing body. MARKET VALUE: • Market value is defined as : "The highest price in terms of money which a property will bring if exposed for sale in the open market allowing a reasonable time to find a purchaser who buys with knowledge of all the uses to which it is adapted and for which it is capable of being used" . (Fifth Edition, Appraisal Terminology, American Institute of Appraisers ) . AREA AND NEIGHBORHOOD DATA:, The subject improved tract of land is located in Oak Park Heights , Minnesota - more specifically at the southeast corner junction of 57th Street North and Penrose Avenue North and approximately 4 blocks westerly of State Trunk Highway No. 95. • APPRAISAL REPORT Old City Hall SE corner Penrose and 57th St . No. Oak Park Heights , Minnesota This neighborhood of Oak Park Heights, Minnesota- is largely densified into residential single family dwellings - the only exceptions being the subject property and some commercial in- fluences along State Trunk Highway No. 95 . Similarily, there are large land uses of the latter classification and density along State Trunk Highway No.212 and of course, the large St . Croix Mall shopping center complex - both located about 1/4 to 1/2 mile north and westerly of the subject neighborhood area. Also, the city of Stillwater is located north of Trunk Highway • No .212 (population approximately 15, 000) and this community is noted as one of the earliest Minnesota State settlements and further historically noted for the "seat" of Minnesota Govern- ment . Oak Park Heights has the Mayor-Council form of government and has its own Police Department and Fire protection service provided by the city of Stillwater. Area public and parochial schools , churches of most denominations , recreational facilities and public transportation are available - the latter on a scheduled basis by the Metropolitan Transit Commission. 1 APPRAISAL REPORT Old City Hall SE corner Penrose and 57th St . No. Oak Park Heights , Minnesota ZONING AND HIGHEST AND BEST USE: The subject property is presently under a R-2 residential zoning classification which allows medium density respecting 2-family units together with the single family utility. The highest and best use is defined as the most profitable use to which a property might be put and this use must be logical , likely, reasonably probable and proximate not such as is merely possible . Traditionally, the highest and best use • has been directed towards land ownerships which, ',for the pur- pose of an appraisal , are presumed to be vacant and available for immediate development utility. However, once a parcel of land is improved with a substantial structure , the result is an integrated unit , the parts of which for all practical purposes are inseparable . When a plot of ground is so improved , it is almost axiomatic that the integrated unit must be continued in use for which the improvement was designed or to which it can be converted readily so long as the land and building have a higher market value than the land alone . In respect to the subjects situation, it is this appraisers opinion that possible • APPRAISAL REPORT Old Village Hall SE corner of Penrose and 57th St . No. Oak Park Heights , Minnesota conversion would be feasible in respect to single-family utility. This would necessitate new studiigs , sheetrook, insulation, bath and kitchen facilities and general modernization for average residential aesthetic qualities and amenities . It possibly would also necessitate new exterior siding plus city sewer and water hookups . It is estimated that an approximate $20. 00 per square foot rennovation cost would be required but with such remodeling a final market value potential of approximately $32 , 500 . 00 to $33, 000. 00 would be justifiably supported. • Therefore , the * highest and best use besides a temporary utility for storage purposes would be total rennovation, remodeling and 'conversion to single family utility. SITE DESCRIPTION: The subject tract of land is rectangular. in shape and again is a corner lot in relation to city block structure . There is approximately 71 feet of frontage on 57th Street with aside depths extending north and south and along Penrose Avenue North of 100 feet and with a rear lot line similar to the frontage . There is no rear abutting alley. Both $7th Street North and Penrose Avenue North are bituminous surfaced and both APPRAISAL REPORT Old Village Hall SE corner of Penrose and 57th St . No. Oak Park Heights , Minnesota have inplace public sewer and water facilities but presently not connected to the improvement . Also, other quasi-type utilities are available in respect to electric and telephone. The overall subject topography is relatively level from the abutting streets to the rear lot lines and there appears to be no adverse soil conditions or drainage problems which would be detrimental to any building foundations and no evidence of structural problems are noted in the subject improvement . • IMPROVEMENT DESCRIPTION: The subject approximate 7 , 100 square foot tract of land is presently improved with an older frame constructed 1 story building with a concrete block and crawl-space excavation. Again, the improvement was originally used for the city of Oak Park Heights respecting the Village offices or Village Hall and also there is an additional free-standing outbuilding which is located directly south and east of the main structure - the latter utilized for toilet facilities . The interior of the building consists of 1 large room which has a hardwood floor with all walls and ceilings finished • • APPRAISAL REPORT Old Village Hall SE corner of Penrose and 57th St . No. Oak Park Heights , Minnesota with painted wallboard . There are incandescent "bowl" type lighting fixtures (8 ) and the mechanical facilities include a forced air free standing oil furnace with two Coronado wall air conditioning units located on the southern wall area. There is also 60 amp electrical service and again, no interior water supply lines or washroom facilities . The exterior of the structure is finished with asphalt shingle siding and has an asphalt shingled roof. Overall • condition for its age is considered to be average but with considerable present deferred maintenance and repairs apparent . ESTIMATE OF VALUE: Land : In estimating the market value potential of the subject site , the present residential density is , of course , accepted as being the highest and best use . Land sale activity in the immediate neighborhood of the subject property is quite limited , but in the writer' s opinion there are some indicative comparable residentially orientated lot and land sales that have occured in the recent years and that do give an approximate indication of subjects market value potential . REPORT APPRAISAL R T Old Village Hall SE corner of Penrose and 57th St . No. Oak Park Heights , Minnesota Based on my investigation and on my past and current experience in the Oak Park Heights , Bayport and Stillwater area, it is my opinion that the subject residential site if vacant , should carry an estimated value potential of $8 , 000 . 00. Admittedly, considerable judgment on the appraisers part has been made but residential site potentials in the previously mentioned communities range upwards to $15, 000. 00 and in comparison to advantages and disadvantages of this location, size , aesthetic qualities, etc . , the $8, 000. 00 • value potential appears to be justifiably and realistically supported . IMPROVEMENT VALUE: In estimating the market value potential of the subject improvement , the cost approach is considered the most applicable in respect to subjects "special purpose" or somewhat unique improvement . The cost approach does utilize market land comparisons and also, considers the improvement in relation to a replacement or reproduction cost new, less reasonable allowances for overall • APPRAISAL REPORT Old Village Hall SE corner of Penrose and 57th St . No. Oak Park Heights , Minnesota accrued depreciation. It also adds other component parts of the subject such as any land improvements , landscaping, out- buildings , etc . The income approach to value is not utilized as this value approach consideration ordinarily deals with historical data as it would pertain to potential income . In as much as this is a special purpose structure in design and utility, no comparative units are ordinarily found - especially in the III community areas of Oak Park Heights , Stillwater or Bayport , Mini esota". _ Sarlyy the market approach which relies on direct comparisons as to advantages and disadvantages with similar structures which have sold recently- is not incorporated in this analysis due to the lack of such comparable properties in the St . Croix Valley area. COST APPROACH TO VALUE: The cost approach to value again estimates the reproduction or replacement cost new less reasonable allowances for overall accrued depreciation with additions of the comparative land value and other component parts of the property. ' • APPRAISAL T EPO R �t Old Village Hall SE corner of Penrose and 57th St . No. Oak Park Heights , Minnesota The subject main structure measures approximately 24 feet by 40 feet (considered 1-story) for a total foundation area of 960 square feet. The detached outbuilding measures approximately 8 feet by 9 feet but will not be reproduced and depreciated as such only added in respect to the appraisers judgment as to its contributing value to the ownership. Typical new construction cost for basic frame constructed buildings of this nature have been checked with local con- tractors - specifically, Swager Brother Construction Company out of Stillwater, Minnesota, the Tilsen Construction Company of White Bear Lake and St . Paul , Minnesota and the Hagberg Construction Company of Lake Elmo, Minnesota. Also, the Marshall-Swift National. Cost Index Service which is a nationally recognized construction cost service was checked and indications are that it would cost approximately $14 . 00 per square foot of foundation area for a 1-story structure of this nature . This will include the semi-finished interior and relates to the present heating plant and electrical service . A 50% overall depreciation rate is being applied and this is admittedly a judgment factor on the appraisers part 111 but does take into consideration the physical condition and APPRAISAL REPORT Old Village Hall SE corner of Penrose & 57th St . No. Oak Park Heights , Minnesota some relation to an age-life concept and the functional problems as noted in respect to lack of interior room partitions lack of water and sewer facilities , etc. The cost approach to value will therefore tabulate as follows : Building Size : 960 s . f. x $14 . 00 per s . f. = $13 , 440. 00 Less overall accrued depreciation - 50% = $ 6,720. 00 Depreciated Main Improvement Value $ 6 , 720. 00 Add : Front entrance area, overhang and landscaping items $ 300. 00 Detached shed $ 100. 00 Site or lot value potential S 8 , 000. 00 Total Indicated Value By Cost Approach 515, 120. 00 Rounded to Say $15, 000. 00 SUMMARY - FINAL VALUE ESTIMATE: Again, the cost approach to value appears to ,have the only justifiable merit in respect to the overall market value potential of the subject property. It does have its foundation in the market place as respecting development of replacement cost new, land values , etc . , and less accrued physical , functional and/or economic depreciation and the $15, 000 . 00 as indicated III APPRAISAL REPORT Old Village Hall SE corner of Penrose & 57th St . No. Oak Park Heights , Minnesota gives a reasonable or realistic market potential for this ownership . Again, this is a "special purpose" type building and it is admitted that there possibly are some value attributes of the. structure which are difficult to measure in relation to the "buying and selling" market and possibly considerable exposure would be necessary to realize the potential as indicated. However, considering all of the market data as has been • considered in this analysis , it is this appraisers opinion that the subject improved property as described as the "Old Village Hall" and located in Oak Park Heights , Minnesota is realistically supported at $15, 000. 00. (FIFTEEN THOUSAND DOLLARS) Respectfully submitted, ELDO■ ROBEY & ASSOCIAT i . By: Eldon' M. Robey, ` . 7-4441-- • SUBJECT PHOTOS Subject property - looking 1 SE'ly from corner of 1, Penrose and 57th St. No r i e ' E. d9 4,i A - ;.,...,• AM*..; m��, /" ` i,•-1, 0 U . ~ Subject property - rear i. _:- - - _ _ ` looking NE'ly from Penrose 6,40,, 1. t ••-... _ lag-,?4' ! �., 11;"- .'' - Rear outbuilding and stor- age facility ,..ate _ �'_ �_ -. _ "• ' " A Looking E'ly along 57th ;tom' - - •; •,- - Street North Looking N'ly along Penrose ? *may ' ,p, Avenue North x s • . DWNSHIP 29 NORTH RANGE 20 - , WEST 23a _ 4 5 4 111111Eir r----4- NEM ' • wig= - 1 A i,, 1111111111161111111111 1- Mil 11111111 - _ t : 8 1 1 -67' ' -AIM KENNETT ....t. _J L A 0 LO [ , 9 8 9 1 'r [ , Ilk 8 1 -' 1 9 6 al , 4,- r • If;&,-,:-:----:___. 1,.. , ,- • ' 111111111n. 111111111111 al ii I i 10 I r 16 , Ne MINE WO 1 . - i 1 16 I : o , Si'• `11 , I 2 KANE . . ' 1 ' 9 ' 8 9 , 8 9 8 : 6 ., z : . . 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(: .----- 6 k.y . • ��fS f..........,..•.�'�•J?•'.••.••/,.•....'.�.• • ••. • . • .• ......... ... • .:.••..••... ..•...•e..•.•.•...........•,•.•�e e•.«re i • • • ..• •....• ......:.. •'..• •,..••• ..........•.....••• •:,••.......•.'...r. ••.........:.••••••:.•• • • i aSS I LP"[IONS AND LIMITING CONDITIONS 1l)':\T1FIC-ITIO\ OF TICE PROPERTY: The legal description given to the appraiser is presucl.ed to be correct. p of a legal nature, such as to ownership of the property or No opinion a. lc,� l neat � h P condition of title is rendered. The appraiser assumes the title to the property to be ar stable: that the property is an unencumbered fee: and �. does in- violation 1 of any applicable codes, that. th.. property c.o.,s not exist in ��.o_ation y , _ ordinances, statutes, or other governmental regulations unless stated in the appraisal report. !.a\Pk\R NT COxDITiO:;S: The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil or structures which would render it more or less valuable than otherwise cozparable property. The appraiser assumes no responsibility for such conditions or for engineering which might be required to discover such things. • 1\!:OS \T I O\ AND DATA: .The information and data supplied to the appraiser by others, and which • . t have e been considered in the valuation, are from sources believed to be reliable, but no further responsibility is assumed for its accuracy. rae} 1 2 �y t �T P'r.L OF ICIE ACP,^�,.-\ESAL: l'osses_;ion of this report, or a cop;:thereof, does not carry with it the righz publication, nor may it be used for any purpose by any but the applicant and then only with proper qualifications. ! lSTR[BU IOX OF VALUE: . The distribution of the total valuation in this report between land and im:lrovements applies only under the existing program of utilization. The separate valuations for land and buildings must not be used in conjunction with any other appraisal and are invalid if used. Caron AND iRP5: Sketches in this report are included to assist the reader in visualizing the property. We have made no survey of the property and asstr:e no responsibility in connection with such matters. - • - - COL!!rf TESTI?K\i: • Testimony or attendance in court by reason of this appraisal, with re_ . rrcrcnce to the property in question, shall not he required, unless' arranemcc,ts have previously been Trade • E!DO`i FIO:3 Y :t .+33OCiA ES Business Phone 439-1114 • COMMERCIAL • Home Phone 439-7564 INDUSTRIAL ELDON ROBEY & ASSOCIATES RESIDENTIAL Real Estate Appraisers • Oak Park Heights State Bank Building P.O. Box 51 5995 Oren Avenue North Stillwater, Minnesota•55082 QUALIFICATIONS: ELDON M. ROBEY, A.S.A. PROFESSIONAL MEMBERSHIP: Senior Member- American Society of Appraisers, A.S.A. Designation Association of Federal Appraisers Minnesota Farm Managers and Rural Estate Appraisers Associate Member Society of Real Estate Appraisers • APPRAISAL EDUCATION: Real Estate Law Minneapolis Business College Fundamentals of Real Estate Appraising University of Minnesota Apartment and Income Appraisal Course Macalester College M.A.I. Appraisal Course I (Techniques) University of Wisconsin • M.A.I. Appraisal Course II (Capitalization) University of Wisconsin M.A.I. Appraisal Course III (Farm and Rural) University of Chicago M.A.I. Review Appraisal Course - NO.IX University of Chicago Appraisal Review Seminar Minneapolis, Minnesota Valuation of Machinery and Fixtures Augsburg College & American Society of Appraisers A APPRAISAL EXPERIENCE: Fourteen years with Minnesota Highway Department, Valuation Section, St. Paul, Minnesota. Appraisals made throughout the State involving rural properties, Metropolitan Area residential, commercial, industrial and partial takings. Accredited Review Appraiser (9 years). Property valuation in State Wide Area - commercial, industrial and all types of partial takings. Chief Review Agent of Valuation Section, Minnesota Highway Department 1968-1973. Directing Review Agent work loads, certifying value estimates on complex large acquisitions and generally acting as assistant to Valuation Manager. Served as instructor in training schools, particularly in relation to partial takings and commercial and industrial properties. Featured Lecturer on Industrial and Commercial "Market Value" concepts - nine State Seminar sponsored by Federal Government "Bureau of Public • Roads" and Minnesota Highway Department. Served on Review Board for Appraiser Civil Service Appointments (City of St. Paul and Ramsey County. Expert witness testimony in Anoka, Dakota, Chisago, Hennepin, Ramsey, St. Louis, Sherburne, Milaca, Stearns, Wright, Pine, Rice and Washington • Counties. Court appointed Commissioner - Washington County EDUCATION: "Business Administration" Graduate Minnesota School of Business PROFESSIONALLY DESIGNATED: AMERICAN SOCIETY OF APPRAISERS - A.S.A. CERTIFICATION ON The Appraiser Certifies That: 1. The Appraiser has no present or contemplated future interest in the property appraised and that neither the employment to make this appraisal , nor the compensation for it, is contingent upon the value of the property. 2. The appraiser has no personal interest in or bias with re- spect to the subject matter of the appraisal report or the parties . involved. • 3. The appraiser has personally inspected the property, and that according to the hest of the Appraiser's knowledge and belief, all statements and information in' this report are true and correct, and that the Appraiser has not knowingly withheld any information. 4. All contingent and limiting conditions are contained herein • (Imposed by the terms of the assignment or by the undersigned affecting% the analysis, opinions, and/or conclusions contained in this report) . S. This appraisal report has been made in conformity with and is subject to the requirements of the Code of Ethics of Professional Standards and Conduct of the Appraisal Or an i:at iron with which the Appraiser is affiliates. • ELM,:ft ROBE A.S.A. Senior Member American Society of Appraisers Dat / 2-( / 5 77 • ELDON ROBEY & ASSOCIATES