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Parcel8 Attachment E <br />Size/Utilitv <br />Adjustrrrents 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 ssll for a <br />lower value/Sh than a smaller parcel. Adjustments for utility were made on the basis <br />that a parcel which is very irregular in shape or is long and narrow has below average <br />fiunctional utility and less dsmand in the marketplac� than a parcel which is more <br />rectangular in shape. This also takes into consideration topography and development <br />costs. <br />• . <br />Zoning considerations are weighted when making adjustments. Zoning <br />determines uses to which a property can be put and contributes ta its value. All of <br />the sales had similar zonings to that of ths subjec�t. <br />Utili�kie� <br />Thi� adju�tment considers the availability of city water, sanitary sewer, storm <br />sewer, gas, electricity, etc. ,�II sales, similar to the subject, had all services and <br />utilities available. <br />Other <br />The adjustment for "other" is a caich-all for relevant adjustments that cannot <br />be categorized in ihe previous adjustments. The major adjustment made under this <br />line item reflect� environmental remediation costs for ihe subject property of <br />approximately $2.50/SF based on �merican Engineering ies�ing, Inc. report dated <br />February 16, 20G5. ihis clean-up would be performed in accordance with a risk- <br />based approach ba�ed on proposed property use in the Twin Lakes area. Clean-up for <br />commercial/industrial development would be les� expensive fihan clean-up for any <br />type of residential development. Soil remediation would lil<ely include excavation and <br />dispo�al of the more impacted soils at an appropriate off-site di�pasal facility. The <br />less impacted soils in the area cauld be re-used on the site below structure and <br />pavement surfaces. This assumes that the maximum site coverage allowable would <br />be 30% or approximately 127,600 SF for the subject property. Indicated remediation <br />cost� would �hen be a little over $3Q0,000. <br />Dahlen, D�rye�� c�2 Foley, Inc. 63 <br />