2h. Approve Condemnation of appraisals, Galpin blvd Widening Project' 05/03/95 11:45 V612 452 5550 CAMPBELL KNUTSON 4-�4 CHAN. CITY HALL 2002
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CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A.
Attorneys at Law
Thoma.a I. Gimphell
Roger N. Knu, irn
Thomas M. Scott
Lary G. Fuchs
J;imcs R. Walston
Ettiott B. Knetsch
6�,_k
Mr. Don Ashworth
City Manager
City of Chanhassen
690 Coulter Drive
Box 147
Chanhassen, MN 55317
Re: City of Chanhassen - Galpin Boulevard Improvement Project
Dear Mr. Ashworth:
An.irca \1cL)r ell Po, -I.icr
Todd L. Niger
liar uerte :'Vt. hlccal n 11
GcorKe T. StepLen�nn
ACUM by CO Adnffft2W,
AdodNe
Rejecte
be ta - -2, -- 1
Date Submitted to Comrmim
Date c „'„ ; ,ed to Council
In conjunction with the above - referenced project, which is the realignment and
widening of Galpin Boulevard near its intersection with Highway 5, it was necessary
to acquire temporary and permanent easements over several parcels of property
adjacent to the existing roadway. While the property owners have all been very
cooperative and several have granted us the right of entry and the opportunity to work
on the project, we have not reached agreement with respect to compensation.
Based on the need to compensate the landowners, Mr. Harvey Swenson of
Swenson & Associates performed appraisals to determine the compensation due to the
property owners. Those appraisals are complete and photocopies of a portion of Mr.
Swenson's appraisals are enclosed. I have not enclosed the entire appraisal because I
do not want them to become part of the public record and subject to discovery in the
event the process proceeds in that fashion.
I request that Mr. Swenson's appraisals be placed on the City Council agenda
for the Council's review and approval. We have a court date scheduled for June 1 at
which time we will obtain quick take possession of the properties and it is necessary to
pay the "approved” amount to the court at that time.
Based on my review of the appraisals and because state law requires payment of
the City's appraised amount, I recommend that the Council approve the damages as
appraised by Swenson & Associates.
Suite 317 • Eagindale Office Center • 1380 Co rUorate Center Curve 0 Eagan, MN 55121
(612) 452 -5000
Fax (612) 452 - 5550
May 3, 1995
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11:46 V612 452 5550 CAM K NUTSO N - - CHAN. CITY HALL
APPRAISAL OF
ACQUISITION OF LAND FOR BOTH
TEMPORARY AND PERPETUAL EASEMENTS
Krause Property
2380 Timberwood Drive
Chanhassen, Minnesota
Prepared For
Mr. Gary G. Fuchs
Campbell, Knutson, Scott & Fuchs, P.A.
Eagandale Office Center, Suite 317
1380 Corporate Center Curve
Eagan, Minnesota 55121
Date of Appraisal
April 15, 1995
Our File Number 95651
05/03/95 11:47
V612 452 5550 CAMPBELL KNUTSON -- CHAN. CITY HALL
SWENSON & ASSOCIATES
6100 Green Valley Drive
Minneapolis, Minnesota 55438
(612) 830 -9003 FAX (612) 830 -1191
[Look
April 20, 1995
Mr. Gary G. Fuchs
Campbell, Knutson, Scott & Fuchs, P.A.
Eagandale Office Center, Suite 317
1380 Corporate Center Curve
Eagan, Minnesota 55121
RE: ACQUISITION OF LAND
PERPETUAL EASEMENTS
Krause Property
2380 Timberwood Drive
Chanhassen, Minnesota
Dear Mr. Fuchs:
FOR BOTH TEMPORARY AND
At your request, I have reviewed construction plans for the City of Chanhassen Galpin
Boulevard Upgrade Project provided by Mr. James Unruh, Professional Engineer with Barton -
Aschman Associates, Inc. These plans show both the existing conditions as well as various
changes proposed.
The perpetual easement acquisition along the westerly edge of the subject property and
along the easterly side of Galpin Boulevard /County Road 119 contains an area of .13 acres of
land area and is for the purpose of widening Galpin Boulevard northerly of Timberwood Drive.
Along this easterly side of Galpin Boulevard, concrete curb and gutter, an 8 foot wide sodded
boulevard, and 8 foot wide concrete pedestrian walk will be constructed.
I Along with the widening of Galpin Boulevard, it also will be re- graded to flatten the new
roadway somewhat by removing approximately 10 feet the present road crest near the northerly
end of the subject property in order to provide better sitelines as the new Galpin Boulevard
approaches the proposed McGlynn Drive access road to the new elementary school and other
sites /properties to the east of the new school.
An adjacent temporary construction easement containing an area of .15 acres and
l I��Y � g
extending through December 31, 1996 is also being acquired in order to re -grade and seed areas
adjacent to the perpetual easement.
I
CONINIERCIAL /I'iNVESTNIENT REAL ESTATE SERVICES
05/03/95 11:48 %Y612 452 5550 CAMPBELL KNUTSON CHAN. CITY HALL
Mr. Fuchs
April 20, 1995
Page 2
Mr. Unruh has indicated that neither the perpetual or temporary easement acquisitions,
and any work performed within these ares, will have any effect on adjacent drainfields of
individual sewage treatment systems.
is: As of April 15, 1995, it is my opinion that the market value of the land being acquired
FOUR THOUSAND TWO HUNDRED DOLLARS ($4,200)
Comprised of:
Perpetual Easement Acquisition $ 3,640
Temporary Easement Acquisition $ 560
The easement acquisitions, in my estimation, result in no severance damage to the
remainder of the subject property.
Reasonable care has been exercised in verifying the factual data set forth in the report and
is judged and assumed to be reliable. This summary appraisal is made subject to certain
assumptions and limiting conditions which are submitted in the following report. The attached
report identifies and describes the real estate and the partial acquisition, and presents some of the
data considered as well as the analysis and conclusions.
Sincerely,
SWENSON & ASSOCIATES
Harvey G. Swenson MAI, SRA
Minnesota Appraiser License ID #4000364
Certified General Real Property Appraiser
Enclosures
05/03/95 11:49 V612 452 5550 CAMPBELL KNUTSON �� )_ CHAN _C HAL Z 00 6
Krause Residence, 2380 Timberwood Drive
View looking northerly from Timberwood Drive along east side of Galpin Boulevard
and across the area of the easement acquisitions.
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05/03/95 11:51 ^ V612 452 5550
ON - CHAN. CITY HALL 0 007
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SITE DESCRIPTION
LEGAL DESCRIPTIO-N Lot 1, Block 1, Timberwood Estates, Carver County, Minnesota
LAND AREA 2.67 acres according to owner Mary Krause.
ZONING RR, Rural Residential District (2 1/2 minimum lot size)
LAND USE PLAN Large Lot Residential (2.5 acre minimum, on -site sewer)
PHYSICAL FEATURES The subject site is a generally triangulated gently rolling site
sloping down toward Galpin Boulevard along its westerly border.
It is a corner platted lot situated at the northeast corner of
Timberwood Drive and Galpin Boulevard.
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WATER & SEWER The subject property, along with the other lots in Timberwood
Estates, is served by private on -site systems. Municipal water
and sewer lines will not be extended into this subdivision.
UTILITIES The subject site is served by electricity provided by Northern
States Power Company, natural gas provided by Minnegasco and
telephone service by U.S. West Communications.
STREETS Timberwood Drive is a bituminous residential street. Galpin
Boulevard /County Road 19 is currently a two land bituminous
County road and runs along the westerly boundary of the subject
property.
ACCESSIBILITY Access to the subject house is via a driveway on to Timberwood
Drive.
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05/03/95 11:52 V612 452 5550 CAMPBELL KNUTSON -,— CHAN. CITY HALL Z008
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05/03/95 11:53 ^ U612 452 5550 CAMPBELL KNUTSON CHAN. CITY" HALL X009
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y DESCRIPTION OF THE EASEMENT AC UISITIONS
A perpetual easement, consisting of a strip of land along the westerly side of the subject
property containing .13 acre of land area, is being acquired for the purpose of widening Galpin
Boulevard north of Timberwood Drive.
A temporary construction easement, containing an area of .15 acre and extending through
December 31, 1996 is also being acquired.
Within the new perpetual easement area, an 8 foot wide sodded boulevard and an 8 foot
wide concrete walkway will be constructed.
Along with the widening of Galpin Boulevard, it also will be re- graded to flatten the new
roadway somewhat by removing approximately 10 feet of the present road crest near the
northerly end of the subject property in order to rovide better i
P s telines as the new Galpin
Boulevard approaches the proposed McGlynn Drive access road to the new elementary school
and other sites /properties to the east of the new school.
Mr. Unruh, Project Engineer, has indicated that neither
r the perpetual or temporary
easement acquisitions, and any work performed within these areas, will have any effect on
adjacent drainfields of individual sewage treatment systems.
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05/03/95 11:54 V612 452 5550
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05/03/95 11:55 L 452 5550 CAMPBELL KNUTSON - CH CITY HALL
14
ESTIMATED DAMAGES
The taking consists of a .13 +/- acre perpetual easement along a portion of the westerly side of
the subject property. In addition, an adjacent temporary construction easement affecting an
additional .15 +/- acres runs through December 31, 1996.
Damages due to the acquisitions are calculated as follows:
Perpetual Easement
$28,000 per acre x .13 acre $3,640
Temporary Easement
$28,000 per acre x .15 acre = $4,200
land value of area affected x
8% annual land rent = $336
x 1.67 (1 year 8 mos. from
May 1, 1995) $ 560
Total Estimate of Damages $4,200
The easement acquisitions, in my estimation, result in no severance damage to the
remainder of the subject property.
05/03/95 11:56 ^ 0612 452 5550 CAMPBELL KNUTSON -�- 4 CHAN CITY HALL 001
APPRAISAL OF
ACQUISITION OF LAND FOR BOTH
TEMPORARY AND PERPETUAL EASEMENTS
Van De Veire Property
NEC Highway 5 and Galpin Boulevard
Chanhassen, Minnesota
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Prepared For
Mr. Gary G. Fuchs
Campbell, Knutson, Scott & Fuchs, P.A.
Eagandale Office Center, Suite 317
1380 Corporate Center Curve
Eagan, Minnesota 55121
Date of Appraisal
April 15, 1995
Our File Number 95649
05/03!95__ 11 -:57 '&612 452 5550 CAMPBELL KNUTSON CHAN CITY HALL 10 013
SWENSON & ASSOCIATES '
6100 Green Valley Drive
Minneapolis, Minnesota 55438 '
(612) 830 -9003 FAX (612) 830 -1191
April 20, 1995
Mr. Gary G. Fuchs
Campbell, Knutson, Scott & Fuchs, P.A.
Fagandale Office Center, Suite 317
1380 Corporate Center Curve
Eagan, Minnesota 55121
RE: ACQUISITION OF LAND FOR BOTH TEMPORARY AND
PERPETUAL EASEMENTS
Van De Veire Property
NEC Highway 5 & Galpin Boulevard
Chanhassen, Minnesota
Dear Mr. Fuchs:
At your request, I have reviewed construction plans for the City of Chanhassen Galpin
Boulevard Upgrade Project provided by Mr. James Unruh, Professional Engineer with Barton -
Aschman Associates, Inc. These plans show both the existing conditions as well as various
changes proposed.
The perpetual easement acquisition consisting of a 27 foot wide strip along part of the
westerly edge of the subject property, containing approximately .38 acre of land area, is for the
purpose of widening Galpin Boulevard just north of Highway 5, providing for a south -bound left
turn lane on to Highway 5. This Galpin Boulevard /Highway 5 intersection will be upgraded with
both new utility lines and various turn lanes and will become a signalized intersection.
An adjacent temporary construction easement, containing n area of 2
g 7 acres and
extending through December 31, 1996, is also being acquired.
The easement acquisitions also result in the loss of a number of small spruce and pine
trees /seedlings located within the easement areas being acquired. According to Mr. Larry Van
De Veire, these were as bare root seedlings during or just prior to a drought period and therefore
their growth was set back. The value of this tree inventory being acquired will be estimated by
others and is not included in this report.
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CONINIERCIALMNVESTMiENT REAL ESTATE SERVICES
05/03/95 11:58 V612 452 5550 CAMPBELL KNUTSON -> CHAN. CITY HALL
Mr. Fuchs
April 20, 1995
Page 2
As of April 15, 1995, it is my opinion that the market value of the land being acquired
is:
FOURTEEN THOUSAND FIVE HUNDRED SIXTY DOLLARS ($14,560)
Comprised of:
Perpetual Easement Acquisition $13,300
Temporary Easement Acquisition $1,260
Trees /Seedlings being acquired Not Included
The easement acquisitions, in my estimation, result in no severance damage to the
remainder of the subject property.
Reasonable care has been exercised in verifying the factual data set forth in the report and
is judged and assumed to be reliable. This summary appraisal is made subject to certain
assumptions and limiting conditions which are submitted in the following report. The attached
report identifies and describes the real estate and the partial acquisition, and presents some of the
data considered as well as the analysis and conclusions.
Sincerely,
SWENSON & ASSOCIATES
Harvey G. Swenson MAI, SRA
Minnesota Appraiser License ID #/4000364
Certified General Real Property Appraiser
Enclosures
Z014
05/03/95 11:59 ^ 0 . 612 452 5 550 CAM PBELL KNU TSON -- CHAN. CITY HALL
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Subject property located at the northeasterly corner
of State Highway 5 and Galpin Boulevard.
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05/03/95 12:00 V612 452 5550 CAMPBELL KNUTSON CHAN. CITY HALL
SITE DESCRIPTION
LAND AREA 13.31 gross acres based on Carver County Assessor's records.
ZONING A2, Agricultural Estate District (2 1/2 minimum lot size)
LAND USE PLAN Medium Density Residential (4 -8 units /acre)
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PHYSICAL FEATURES The subject site is an irregular somewhat triangulated rolling and
partially wooded site with a lower elevation wetland in the
southeasterly portion along Highway 5. This wetland area
appears to be at least 2 1/2 to 3 acres in size. The site also has
a wooded area (designated LH - Lowland Hardwoods) along its
northerly border where it slopes downward to a branch of Bluff
Creek. The City of Chanhassen requires a 40 foot buffer and
set -back from the ordinary high water mark of a wetland. Also,
clear- cutting of trees is prohibited, with the city having a tree
replacement requirement for trees removed in development of a
site.
WATER & SEWER The subject property is currently not served by municipal water
and sewer. Sewer services would have to be extended from
south of Highway 5 and would not be available until 1997.
UTILITIES The subject site is or could be served by electricity provided by
Northern States Power Company, natural gas provided by
Minnegasco and telephone service by U.S. West
Communications.
_____ _____05
12_01 -- 612 452
5550 CAMPBELL KNUTSON ->44 CHAN. CITY HALL Z 01 7
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SITE DESCRIPTION CONT'D
'
STREETS
Galpin Boulevard /County Road 117 currently is a two lane
bituminous county road and runs along the westerly boundary of
'
the subject property. State Highway 5, currently a two lane
highway, runs along the south property line.
FUTURE STREET
Currently, he City of Y y Chanhassen is planning to (some time in
'
the near future) acquire right -of -way and construct the Arboretum
Boulevard north frontage or access road south of the creek and
wooded portion along the northerly end of the subject site.
'
IDENTITY /VISIBILITY
The subject site has excellent visibility, being a corner site at the
'
intersection of a state highway and a county road.
'
ACCESSIBILITY
Currently ccess is off Gal
Y pIn Boulevard near the northerly end
of the site. Future access will probably be via the future
'
frontage road.
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05/03/95 12:02 V612 452 5550 CAMPBELL KNUTSON �-» CHAN. CITY HALL Z018
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LARRY VAN DE VEME e`o!
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05/03/95 12:03 V612 452 5550 CAMPBELL KNUTSON -- CHA CIT HALL
DESCRIPTION OF THE EASEMENT ACQUISITIONS
_ 1� 019�
lb
A perpetual easement, consisting f a 27 f '
g foot wide strip along the westerly edge of the
subject property, containing approximately .38 acre of land area, is being acquired for the ,
purpose of widening Galpin Boulevard north of Highway 5, providing for a south -bound left turn
lane on to Highway 5. This Galpin Boulevard /Highway 5 intersection will be up- graded with
both new utility Iines and various turn lanes and will become a signalized intersection. '
A temporary construction easement, containing an area of .27 acre and extending through
December 31, 1996, is also being acquired.
The easement acquisitions also result in the loss of a number of small spruce and pine
trees /seedlings located within the easement areas being acquired. According
ZP
to Mr. Larry Van
De Veire, these were as bare root seedlings during or just prior to a drought period and therefore
their growth was set back. The value of this tree inventory being acquired will be valued by
others.
05/03/95 12:04 V612 452 5550
l -
asement
t Ac.
CAMPBELL K .. CH C IT Y HAL Z020
h'� lD
27`
Perpetual. me'n
John B. & Sharon L. Frzymus
i Temporary Construction Easement = .19t Ac.
Date Recorded:
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37' Perpetual Fos
10' Perpetual Ecsement ---J
75 75 15' Temporary - --
Construction Ecseme
950
55' Temp r orary r;
r - -
65" Temp <lrOry COr
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ern
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0 0
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Lorry Vcn De Veire &
U)
Elic:heth M. Randolph
Perpetuo1 Ecsement Ac'r
Temporory Construction Easement
= -144� Ar_.
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4 s - - - - - -- - -- - 510 - -, -
-__... - - -.�
Temporary
( -
Construction Ease
en f I
h'� lD
27`
Perpetual. me'n
John B. & Sharon L. Frzymus
i Temporary Construction Easement = .19t Ac.
Date Recorded:
r
1 J
37' Perpetual Fos
10' Perpetual Ecsement ---J
75 75 15' Temporary - --
Construction Ecseme
950
55' Temp r orary r;
r - -
65" Temp <lrOry COr
05/03/95 12:05 ^ U612 452 5550 CAMPBELL KNUTSON ---3 CHAN. CITY HALL---- R1 021 �
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ESTIMATED DAMAGES
The taking consists of a 27 foot wide .38 +/- acre perpetual easement along a portion of the
westerly side of the subject property. In addition, an adjacent temporary construction easement
affecting an additional .27 +/- acre runs through December 31, 1996.
Damages due to the acquisitions are calculated as follows:
Perpetual Easement
$35,000 per acre x .38 acre $13,300
Temporary Easement
$35,000 per acre x .27 acre = $9,450
land value of area affected x
8% annual land rent = $756
x 1.67 (1 year 8 mos. from
May 1, 1995) $ 1,260
Total Estimate of Damages g $14,564
The value of the small spruce /pine trees being removed from the easem areas is an
additional damage that will be estimated by others.
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/95 12:05 ^ 0612 452 5550 CAMPBE
ON -)-) -> CHAN. CITY HALL. __, ___Z -02
APPRAISAL OF
ACQUISITION OF LAND FOR BOTH
TEMPORARY AND PERPETUAL EASEMENTS
Leirdahl Property
2350 Timberwood Drive
Chanhassen, Minnesota
Prepared For
Mr. Gary G. Fuchs
Campbell, Knutson, Scott & Fuchs, P.A.
Eagandale Office Center, Suite 317
1380 Corporate Center Curve
Eagan, Minnesota 55121
Date of Appraisal
April 15, 1995
Our File Number 95650
05/03/95 12:06 ^ 0612 452 5550 CAMPBELL KNUTSON 4-> -, CH AN. CI HALL 0023
SWENSON & ASSOCIATES '
6100 Green Valley Drive
Minneapolis, Minnesota 55438 '
(612) 830 -9003 FAX (612) 830 -1191
April 20, 1995
Mr. Gary G. Fuchs '
Campbell, Knutson, Scott & Fuchs, P.A.
Eagandale Office Center, Suite 317 ,
1380 Corporate Center Curve
Eagan, Minnesota 55121 '
RE: ACQUISITION OF LAND FOR BOTH TEMPORARY AND
PERPETUAL EASEMENTS ,
Leirdahl Property
2350 Timberwood Drive '
Chanhassen, Minnesota
Dear Mr. Fuchs:
At your request, I have reviewed construction p lans for the Cit y of Chanhassen Galpin '
Boulevard Upgrade Project provided by Mr. James Unruh, Professional Engineer with Barton-
; Aschman Associates, Inc. These plans show both the existing conditions as well as various ,
changes proposed.
l The perpetual easement acquisition along the rear or northwesterly edge of the subject '
property contains an area of .06 acres of land area and is for the purpose of widening Galpin
Boulevard northerly of Timberwood Drive. Along this easterly side of Galpin Boulevard, '
concrete curb and gutter, an 8 foot wide sodded boulevard, and 8 foot wide concrete pedestrian
walk will be constructed. '
Along with the widening of Galpin Boulevard, it also will be re- graded to flatten the new
roadway somewhat by removing approximately 10 feet the present road crest near the northerly ,
end of the subject property in order to provide better sitelines as the new Galpin Boulevard
approaches the proposed McGlynn Drive access road to the new elementary school and other
sites /properties to the east of the new school. ,
An adjacent temporary construction easement, containing an area of .13 acres and
extending through December 31, 1996 is also being acquired in order to re -grade and seed areas '
adjacent to the perpetual easement.
CONINIERCIAL/INVESTNIENT REAL ESTATE SERVICES '
05/03/95 12:07 V612 452 5550 CAMPBELL KNUTSON � - > -> CHAN. CITY HALL Z024
1i
Mr. Fuchs
April 20, 1995
Page 2
Mr. Unruh has indicated that neither the tual or temporary porary easement acquisitions,
and any work performed within these ares, will have any effect on adjacent drainfields of
individual sewage treatment systems.
As of April 15, 1995, it is my opinion that the market value of the land being acquired
is:
TWO THOUSAND ONE HUNDRED SIXTY -FIVE DOLLARS ($2,165)
Comprised of:
Perpetual Easement Acquisition $ 1,680
Temporary Easement Acquisition $ 485
The easement acquisitions, q i ons, in my estimation, result in no severance damage to the
remainder of the subject property.
Reasonable care has been exercised in verifying the factual data set forth in the report and
is judged and assumed to be reliable. This summary appraisal is made subject to certain
assumptions and limiting conditions which are submitted in the following report. The attached
report identifies and describes the real estate and the partial acquisition, and presents some of the
' data considered as well as the analysis and conclusions.
Sincerely,
SWENSON & ASSOCIATES
i
Harvey G. Swenson MAI, SRA
Minnesota Appraiser License ID #4000364
Certified General Real Property Appraiser
Enclosures
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V612 452 5550 CAMPBELL KNUTSON CHAN. CITY HALL __2L026
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SITE DESCRIPTION
LEGAL DESCRIPTION Lot 2, Block 1, Timberwood Estates, Carver County, Minnesota.
LAND AREA 2.80 acres according to Carver County Assessors records.
ZONING RR, Rural Residential District (2 1/2 minimum lot size)
LAND USE PLAN Large Lot Residential (2.5 acre minimum, on -site sewer)
PHYSICAL FEATURES The subject site is a generally rectangular gently rolling site
sloping down toward Galpin Boulevard along its westerly border.
It is a platted lot situated one lot east of the northeast corner of
Timberwood Drive and Galpin Boulevard.
WATER & SEWER The subject property, along with the other lots in Timberwood
Estates, is served by private on -site systems. Municipal water
and sewer lines will not be extended into this subdivision.
UTILITIES The subject site is served by electricity provided by Northern
States Power Company, natural gas provided by Minnegasco and
telephone service by U.S. West Communications.
STREETS Timberwood Drive is a bituminous residential street. Galpin
Boulevard/ County Road 19 is currently a two land bituminous
County road and runs along a portion of the rear or
northwesterly boundary of the subject property.
ACCESSIBILITY Access to the subject house is via a driveway on to Timberwood
Drive.
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05/03/95 12:12 V612 452 5550 CAMPBELL KNUTSON - -- CHAN. CITY HALL 1002
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DESCRIPTION OF THE EASEMENT ACQUISITIONS
A perpetual easement, consisting of a strip of land along the rear or northwesterly portion
of the subject property containing .06 acre of land area, is being acquired for the purpose of
widening Galpin Boulevard north of Timberwood Drive.
A temporary construction easement, containing an area of .13 acre and extending through
December 31, 1996 is also being acquired.
Within the new perpetual easement area, an 8 foot wide sodded boulevard and an 8 foot
wide concrete walkway will be constructed.
Along with the widening of Galpin Boulevard, it also will be re- graded to flatten the new
roadway somewhat by removing approximately 10 feet of the present road crest near the
northerly end of the subject property in order to provide better sitelines as the new Galpin
Boulevard approaches the proposed McGlynn Drive access road to the new elementary school
and other sites /properties to the east of the new school. This will result in regrading this extreme
northwesterly portion of the subject property adjacent to the sidewalk along the east side of
Galpin Boulevard to a somewhat steeper 3:1 grade.
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ESTIMATED DAMAGES
The taking consists of a .06 +/- acre perpetual easement along a portion of the rear or
northwesterly portion of the subject property. In addition, an adjacent temporary construction
easement affecting an additional .13 +/- acres runs through December 31, 1996.
Damages due to the acquisitions are calculated as follows:
Perpetual Easement
$28,000 per acre x .06 acre $1,680
Temporary Easement
$28,000 per acre x .13 acre = $3,640
land value of area affected x
8% annual land rent = $291
x 1.67 (1 year 8 mos. from
May 1, 1995) $ 485
Total Estimate of Damages $2,165
The easement acquisitions, in my estimation, result in no severance damage to the
remainder of the subject property.
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