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SITE DESCRIPTION <br /> Dimensions: Irregular; See Plat <br /> Useable Site Size (est.): SF: 32,670 <br /> Acres: 0.75 <br /> Non-Useable Site Size (est.): SF: 70,567 <br /> Acres: 1.62 <br /> Gross Site Size (per county): SF: 103,237 <br /> Acres: 2.37 <br /> Topography/Shape /Low: Nbstly Level/Very Irregular/Yes <br /> Soil Conditions/Drainage: Assumed Stable in Upland Areas/Appears Average <br /> Utilities: <br /> Electricity/Gas Assumed Available <br /> Water/Sanitary Sewer Assumed Available <br /> Off-Site Improvements: <br /> Street/Curb/Gutter: Bituminous/Concrete/Concrete <br /> Sidemalk/Alley: Concrete/None <br /> Street Lights: Standard <br /> Storm Sewer: Storm <br /> Access to Site: Assumed Average <br /> Frontage: Joplin&Business Center Drive <br /> Ingress/Egress: Average <br /> Visibility/Exposure: Above Average (although no direct frontage, the subject site has <br /> visibility/exposure to US Highway 10) <br /> Flood Hazard Zone: Appears No; See Flood IVlap <br /> Apparent Easements: Typical Utility&Drainage, Access Easement <br /> Encroachments/Conditions: None Apparent <br /> Use: Commercial Land <br /> Building Improvements: None <br /> N: Commercial, US Highway 10 <br /> Surrounding Uses: S: Sherburne County Fairgrounds <br /> E: Business Park <br /> W: Commercial <br /> Distance to Major Road: The subject is located 1 lot south of US Highway 10. <br /> Comments:The subject is located just south of the US Highway 10/Joplin Street intersection. Although no direct <br /> frontage,the site has visibility/exposure from US Highway 10. <br /> Due to a recent road realignment project,the subject is very irregularly shaped and includes a large amount of <br /> ROW, overhead powerline easement and low area. The useable site area is estimated to be around 0.75 acres or <br /> 32,670 SF. If found to be otherwise,value could differ. <br /> The subject is city-owned. The owner is in the process of assembling the subject site with an adjacent property to <br /> the north,which is state-owned. The city also indicated that adjacent strips of land located north of the site will likely <br /> be vacated to the subject site in the future. Appraised value does not consider the future assemblage and/or <br /> vacation. Appraised value reflects the subject site as-is. <br /> Although no formal access easement exists,the gas station/c-store to the north has an access driveway across the <br /> subject property. Not considered adverse. Value assumes the continuation of the existing access arrangement <br /> now and into the future. <br /> 26 Nagell Appraisal&Consulting 1 952-544-8966 1 www.callnagell.com <br />