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. not present an independent expert opinion of value. Petitioner <br />himself is neither an appraiser nor a real estate expert. <br />Mr. James McComb, a real estate consultant and President of <br />the McComb Group, testified for the Petitioner and presented his <br />analysis of the changing trade area in Elk River. Mr. McComb <br />advised the Court that the tax base in Elk River is growing <br />because of its relationship to the Twin Cities even though <br />Sherburne County is not a part of the official metropolitan Twin <br />Cities trade area. The City of Elk River is approximately 28 <br />miles northwest of Minneapolis and is experiencing significant <br />population growth with an accompanying increase in retail <br />competition. Mr. McComb explained that retail construction is <br />also expanding outward from the Twin Cities, causing direct <br />competition to existing businesses in Elk River. These events <br />have caused Petitioner's market share to decline. Petitioner <br />testified that his sales increased through 1989, peaked, and then <br />began declining. We conclude from Mr. McComb's testimony that <br />the retail pie is growing but Petitioner's share of that pie is <br />decreasing. Mr. McComb also testified that it is inappropriate <br />to compare retail stores in a downtown central business district <br />to retail stores located in shopping centers because the shopping <br />centers' management can manipulate tenant mix, unify promotional <br />activities and maximize locational attributes. <br />Respondent hired the appraisal firm of Peter J. Patchin and <br />Associates to perform an appraisal of the subject property. An <br />appraisal was completed by Mr. Patchin and his associate, Joseph <br />• <br />5 <br />