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Parcel2 Attachment D <br />Size/Utilitv <br />Adjustments for size have been made on the basis that a smaller parcel will sell <br />for a higher valuelSF than a larger parcel and conversely a larger parcel will sell for a <br />louver value/SF than a smaller parcel. Adjustments for uiility were made on the basis <br />that a parcel which is very irregular in shape or is long and narrow has below average <br />functional utility and less demand in fihe marketplace than a parcel which is more <br />rectangular in shape. This also takes into consideration topography and development <br />costs. <br />Zoninq <br />Zoning consideration� are v✓eighted when making adjustments. Zoning <br />determines uses to which a property can be put and contributes to its value. All of <br />the sales with the exception of Sale #4 had similar zonings to that of the subject. <br />Sale #4, located in Roseville, was zoned B-1 necessitating a slight downward <br />adjustment. <br />Utilities <br />7his adjusiment considers the availability of city water, sanitary sewer, storm <br />sewer, gas, eleetricity, ete. All sales, similar to the subject, had all services and <br />ufiilities available. <br />Other <br />ihe adjustment for "other" is a catch-all for relevant adjustments that cannat <br />be categorized in the previous adjusiments. °fhe major adjustment made under this <br />line item reflects environmental remediation costs for the subject property of <br />approximately $2.50J�F based on American Engineering `Testing, Inc. report dated <br />�ebruary 16, 200�. This clean-up would be performed in accordance with a risk- <br />based approach based on prnposed property use in the 1'win Lakes area. Clean-up for <br />commercial/industrial development would be less expensive than clean-up for any <br />type of residential develapment. �oil remediation wauld likely include excavation and <br />disposal of the more impacted soils at an appropriate off-site disposal facility. The <br />less impacted sails in the area could be re-used on the site below structure and <br />pavement surfaces. This assumes thafi the maximum site coverage allowable would <br />be 30% or approximately 53,350 SF ic�r the subject property. <br />Dahlen, Uwyer `� Foley, Ine. 6g <br />