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9786-2 <br /> <br />TABLE OF CONTENTS <br /> <br />ITEM. PAGE NO. <br />LETTER OF TRANSMITTAL ........................................................................................ i-ii <br />CERTIFICATION ......................................................................................................... iii <br />SUMMARY OF SALIENT FACTS AND CONCLUSIONS .............................................. iv <br />TABLE OF CONTENTS ................................................................................................ v <br />SUBJECT PHOTOGRAPHS ......................................................................................... vi <br />SUBJECT LOCATION MAP ........................................................................................ vii <br />SUBJECT SURVEY .................................................................................................... viii <br />SUBJECT ZONING MAP ............................................................................................. ix <br />EAST ELK RIVER CONCEPT PLAN ....................................................... i ....................... x <br />SCOPE OF THE APPRAISAL ........................................................................................ 1 <br />DATE OF APPRAISAL .................................................................................................. 2 <br />PURPOSE AND FUNCTION OF APPRAISAL ............................................................... 3 <br />PROPERTY RIGHTS APPRAISED .................................................................................. 3 <br />ENVIRONMENTAL CONSIDERATIONS ...................................................................... 3 <br />MARKET VALUE DEFINED .......................................................................................... 4 <br />AREA AND NEIGHBORHOOD DATA ......................................................................... 5 <br />LEGAL DESCRIPTION ................................................................................................. 9 <br />ZONING ..................................................................................................................... 9 <br />APPRAISAL PROCEDURES AND TECHNIQUES ........................................................ 11 <br />BEFORE VALUE .............................................................. '. .......................................... 12 <br /> <br /> APPRAISAL PROCEDURES AND TECHNIQUES .................................................. 12 <br /> DESCRIPTION OF THE LAND PARCEL ............................................................... 13 <br /> DESCRIPTION OF IMPROVEMENTS ................................................................... 13 <br /> HIGHEST AND BEST USE ................................................................................... 15 <br /> SALES COMPARISON APPROACH TO VALUE ................................................... 18 <br /> COMPARABLE LAND SALES LOCATION MAP ......................................................... 24 <br /> DESCRIPTION OF TAKING ....................................................................................... 28 <br /> AFTER VALUE ........................................................................................................... 30 <br /> <br /> DESCRIPTION OF THE LAND PARCEL, AFTER TAKING ..................................... 30 <br /> HIGHEST AND BEST USE ................................................................................... 30 <br /> APPRAISAL PROCEDURES AND TECHNIQUES .................................................. 31 <br /> SALES COMPARISON APPROACH TO VALUE ................................................... 31 <br /> <br />Patchin & Associates, Inc. <br /> Val~a~o~ Consulta~[~ <br /> <br /> <br />