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9786-3 12 <br /> <br />BE~FORE VALUE <br /> <br /> Description of The Land Parcel <br /> Size: <br /> Shape: <br /> <br />Terrain: <br /> <br />Vegetation: <br /> <br />Soil Conditions: <br /> <br />Utilities: <br /> <br />Easements: <br /> <br />Access/Frontage: <br /> <br />2.73 Hectares (6.74 Acres) <br /> <br />Rectangular, a private road easement bisects the <br />site into a north and south half. <br /> <br />High, gently rolling site on the north; rolling with <br />wetlands on the south. An old roadbed crosses <br />the southerly parcel in a diagonal, from <br />southwest to northeast. <br /> <br />Mostly open with some trees on the north, trees <br />and wetland vegetation on the south. <br /> <br />Appears buildable on northerly half, southerly <br />3.80 acre are reportedly wetlands. <br /> <br />Private well and septic required. A sewer and <br />water project to serve a broad area of southern <br />Elk River is currently in the planning stage. The <br />subject property is not in the Elk River Urban <br />Service Area, and is not expected to be served by <br />this project. <br />Tyler Street runs across the westerly .49 acres of <br />the subject parcel. No recorded easement has <br />been found for this street and thus it is considered <br />to be situated on a prescriptive easement. <br /> <br />A private driveway easement crosses the middle <br />of the subject site from Tyler Street to land on the <br />east. <br /> <br />A UPA easement across the southwesterly corner <br />and along the south lot line. <br /> <br />Access from Tyler Street. <br /> <br />Description of Improvements. <br />The subject is improved with a rural home and outbuildings. The improvements have <br />not been valued in this appraisal. However, we have examined the effects of the taking <br />on the improvements and conclude that no damages have occurred to the <br /> <br />improvements. <br /> <br />Patchin & Associates, Inc. <br /> Valuation Consultant, <br /> <br /> <br />