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9786-1 49 <br /> <br />AFTER VALUE <br /> <br />Description of The Land Parcel, After Taking <br /> <br />Access/Frontage: <br /> <br />This property has approximately 160' of frontage <br />with access on 173rd Street. However, this <br />access requires a long driveway. <br /> <br />This appraisal ignores the impact of the new <br />street improvements on the subject's value. The <br />potential benefit of these street improvements <br />will be off-set by assessments. <br /> <br />Highest And Best Use <br />The highest and best use of the subject is the same as in the before condition. <br /> <br />Unserved industrial development on the westerly 35+ acres and unserved residential <br />development on the easterly 40+ acres. <br /> <br />The major change in the property is that it will lose 3.65+ acres. All of the acreage lost <br />is in the industrial zoned portion of the subject and most of the land taken is high and <br />buildable. The taking does include a small amount of land area in the steeply sloping <br />and wetland portion of the site. It also creates a triangulated area east of the Barrett <br />Residence. (Most of the triangulated land is steeply sloping.) <br /> <br />Overall, the land taken is topographically superior to the site as a whole in the before <br />condition. Thus, the highest and best use is not altered, but the industrial portion of the <br />subject development will be reduced in size. <br /> <br />Appraisal Procedures And Techniques <br />As in the before valuation, both the sales comparison and development approaches to <br />value will be utilized. <br /> <br />Patchin & Associates, Inc. <br /> Valuation Consultants <br /> <br /> <br />