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2002 Appraisal by Scott R. Robinson, Robinson Appraisal ServicesACHD PROJECT N0.501019 FRANKLIN ROAD -PHASE I THE MERIDIAN CITY PROPERTY PARCEL N0.23 LOCATED AT 540 EAST FRANKLIN ROAD MERIDIAN, IDAHO For Ms. Kathy Smith Right-of--Way Agent Ada County Highway District 318 East 37th Street Boise, Idaho 83714 By Scott R. Robinson CGA-203 ROBINSON APPRAISAL SERVICE 5991 West State Street Ste. A Boise, Idaho 83703 Date of Value: September 24, 2002 Date of Report: October 31, 2002 Robinson Appraisal Service commercial agricultural right of way residential October 31, 2002 Ms. Kathy Smith Right of Way Agent _ Ada County Highway District 208 East 37th Street Boise, Idaho 83714 RE: The Meridian City property located at 540 East Franklin Road, Meridian, Ada County, Idaho Project No.: ACHD No. 501019.0 -Franklin Road -Phase I Parcel No.: 23 Plans Sheet No.: 7 & 8 of 25 Date: June 2002 Property Address: 540 East Franklin Road Merdian, Idaho 83642 Owners Name: Meridian City _ Address of Owner: 33 East Idaho Street Meridian, Idaho 83642-2631 R/W Requirement: 1,798 sq.ft. Permanent Easement: 722 sq.ft. Temporary Construction Easement: 2,256 sq.ft. In accordance with our agreement, I hereby transmit the Summary Appraisal report on the above referenced parcel. This report represents my estimate of value for the rights being acquired. This appraisal report is subject to the limiting conditions as outlined in the Addenda of this report. By reason of investigation, study and analysis, my estimate of the market value for the requirements located at 540 East - Franklin Road, Meridian, Idaho, as of September 24, 2002, is Sixteen Thousand Twenty-Six Dollars, ($16,026). Thank you for the opportunity to be of service to you. Respectfully submitted, S tt R. Robinson Idaho CGA-203 Scott R. Robinson - General Real Estate Appraiser 5991 W. State Street, Ste. A, Boise, ID 83703, Tel. (208)853-5800, Fax (208)853-7272 ITD-2288 (Revised 5-00 ) FORM APPRAISAL REPORT This appraisal is prepared under the option of a limited appraisal in a summary format as defined under USPAP Standard 2-26 RECORD OWNER (X) CONTRACT PURCHASER ( ) PROJECT N0: 501019.0 KEY N0: NA NAME: Meridian City PARCEL #: 23 PARCEL ID# R5672030970 ADDRESS 33 East Idaho Street CITY Meridian STATE Idaho ZIP 83642-2631 COUNTY: Ada STATE IDENTITY OF CLIENT AND INTENDED USERS BY NAME OR TYPE: Client: Ada County Highway District _ (Use of this report by others is not intended by the appraiser) Intended Users: Ada County Highway District & Recorded owners STATE PURPOSEANDINTENDEDUSEOFAPPRAISAL: The purpose of thisappraisalistoestimatejustcompensationduethepropertyownerforthenecessary requirements for the construction of the proposed improvements along Franklin Road, between Main Street and Locust Grove Road. The intended use of this appraisal report is to assist the Ada County Highway District and the property owner in the acquisition of the requirements. REAL PROPERTY INTEREST BEING APPRAISED: Fee Simpte PURPOSE OF REQUIREMENT QUARRY OR GRAVEL SITE MAINTENANCE SITE SURPLUS PROPERTY STOCKPILE SITE X RIGHT-OF-WAY X PERMANENT EASEMENT X TEMPORARY CONST. EASEMENT REQUIREMENT TOTAL OWNERSHIP: 84,330 AREA REQUIRED (FEE): 1,798 PERMANENT EASEMENT REQ: TEMPORARY EASEMENT REQ: TYPE OF ACCESS CONTROL: 722 2,256 None SQ.FT. SQ.FT. SQ.FT. SQ.FT. PLANS DATE June 2002 PLAN SHEET NO. 7 & 8 of 25 PROPERTY ADDRESS 540 East Franklin Road, Meridian, Idaho FIVE YEAR HISTORY OF TITLE: Land sale only -See below "- YEAR OF SALE SELLERS NAME BUYERS NAME SALES PRICE 19 98 Meridian Business Park Meridian City $ 295,000 20 01 20 02 DATE OF INSPECTION AND INVITATION I offered Ken Bowers who is the physical inspection of the subject property by This invitation was X (accepted) I personally inspected the subject property on Meridian Fire Department Chief an opportunity to accompany me on the (personal contact) X (telephone) (letter) on 9/23 2002 (declined). Telephone Number of owner or representative contacted 888-1234 September 24, 2002 PAGE # 1 VALUE TO BE ESTIMATED: Market value as defined by USPAP - 2002 Market value is defined as the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date - and the passing of title from seller to buyer under conditions whereby: 1. buyer and seller are typically motivated; 2. both parties are well-informed orwell-advised, and acting in what they consider their best interests; 3. a reasonable time is allowed for exposure in the open market; 4. payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and 5. the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. _ (Appraisal Standards Board of the Appraisal Foundation, Uniform Standards of Professional Appraisal Practice, 2002 Edition) DEFINITIONS: Fee Simple Estate _ Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.' Highest and Best Use Highest and best use is the reasonably probable and legal use of vacant land, or an improved property, which is physically possible, appropriately supported, financially feasible and that results in the highest value. The four criteria _ the highest and best use must meet are legal permissibility, physical possibility, financial feasibility and maximum profitability.2 Just Compensation In condemnation, the amount of loss forwhich a property owner is compensated when his or her property is taken; should put the owner in as good a position pecuniarily as he or she would be if the property had not been taken; generally held _ to be market value, but courts have refused to rule that it is always equivalent to market value.3 OPINION OF THE REASONABLE EXPOSURE TIME OF COMPARABLES AND DISCUSSION OF MARKETING TIME: The average exposure time for the comparables used in the valuation of the subject property was 1 year or less. PAGE #2 ~ The Dictionary of Real Estate Appraisal Third Edition 2 The Dictionary of Real Estate Appraisal Third Edition ' The Dictionary of Real Estate Appraisal Third Edition LEGAL DESCRIPTION:(See sheet attached if space is insufficient): Lot 17, Block 3, Meridian Business Park, situated in the Southeast 1/4, Section 7, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho. DESCRIPTION OF SUBJECT PROPERTY:(Identify and provide a summary description of property appraised (location, physical features, area, city and neighborhood data) Neighborhood Description The subject neighborhood can be generally described as being located north of Interstate 84, east of Main Street, south _ of Fairview Avenue, and west of Eagle Road. The mixed-use neighborhood lies on the east side of the City of Meridian, and includes a mix of older, rural-residential property, newer high-density residential subdivisions, commercial buildings and light-industrial users. Due to the extension of central services and demand for vacant land, this neighborhood has been in transition from past agricultural and rural-residential uses to higher and better uses such as commercial, light- - industrial, and high-density, single-family subdivisions. The lands located adjacent to the Interstate and arterial roadways continue to be utilized for commercial and light-industrial use due to their good access and exposure to passing traffic. Most of the vacant land along arterial roadways such as East Franklin, Fairview Avenue, and Eagle Road has been _ developed into new commercial and light-industrial property. Additionally, a number of new commercial and light- industrialsubdivisions have been constructed overthe recent past. Though all ofthese subdivisions have amenities such as paved interior streets, available utilities, good exposure and easy freeway access, market absorption has slowed due to the recent slowdown in demand and large number of lots that have been platted over the past five years. Today, many - improved commercial and light-industrial sites are available for sale in the immediate neighborhood. °`~' ' tp ion The subject site can be described as arectangular-shaped parcel of land located along the north side of East Franklin Road, approximately 300 feet east of East 5"' Avenue, in Meridian, Idaho. According to the plat of record, the site has approximately 195 feet of frontage along East Franklin Road. Based on the Ada County Assessor information, the - subject totals 1.936 acres, or approximately 84,330 square feet in size. All access to the site is from the East Franklin Road frontage. A traffic signal provides the fire station with a protected entry onto East Franklin Road. The property abuts the Hunter Lateral Drain Ditch along its western boundary. A 20-foot-wide drainage easement is in place along _ the west side of the property. The site is located in an improved commercial subdivision known as the Meridian Business and Industrial Park Subdivision. All utilities are readily available, and curb and sidewalk are in place along the subject's street frontage. The property has irrigation water rights from the Nampa-Meridian Irrigation District. The site was purchased in October 1998. At the date of this sale, the site required a substantial amount of fill material to level the - land. Today, the site is level to East Franklin Road providing easy ingress and egress to the property. Improvement Description The subject site is improved with a modern fire station and associated site improvements. The concrete block structure totals approximately 12,000 square feet and includes a mix of administrative offices, training rooms, shop space, and fireman quarters. The single-level building has awood-framed, gable roof covered with asphalt shingles. The building - has six overhead doors, three on each side, that allow fire trucks to pass through the main shop area. According to information provided to the appraiser, the subject improvements are approximately three years old. The building is considered typical of a modern fire station and was in good condition at the time of inspection. On-site improvements include paved parking areas, a gravel storage area, newly installed landscaping, and an automatic sprinkling system. At the time of inspection, the rear gravel storage area was being paved. _ PAGE #3 DESCRIPTION OF AREA TO BE ACQUIRED, REMAINDER, AND SUMMARY OF APPRAISAL PROBLEM: Acquisition Area The area to be acquired includes anine-foot-wide strip of land located north and adjacent to the subject's East Franklin Road frontage. Based on the legal description provided, the acquisition area totals 1,798 square feet in size. This area is required for the installation of curb, gutter, and aseven-foot-wide concrete sidewalk. Improvements located inside the acquisition area include sod, sprinklersystems,shrubs, trees, paved driveways, concrete curbing and a concrete retaining wall. The in-place value of the improvements located within the acquisition area will be estimated and added to the final just compensation estimate. The in-place value ofthe landscaping items taken as part ofthis project has been estimated by Mr. Gary Moen, Horticultural Consultant. A copy of the landscaping appraisal has been placed in the Addenda of this report. It should be noted that a number of improvements are currently located within ACHDright-of-way. These improvements include sod, landscaping shrubs, an underground sprinkling system, irrigation boxes, paved entrances, and a concrete sidewalk. These improvements will be removed or relocated at the cost of the project. Permanent Easement The roadway project will require two areas for permanent slope easements. The first area is located near the southwest property corner. Based on the legal description provided, this area totals 656 square feet in size. This area is irregular in shape and is required for sloping and the installation of a large irrigation box. This area is currently improved with sod and an underground sprinkling system. According to the plans, the sod will be replaced, and the sprinkler system will - be relocated at the cost of the project. The second area required for a permanent easement is located along the middle of the property. This area ranges from _ 2.5 feet to 1-foot in width, and totals 66 square feet in size. The easement runs between the paved entries into the fire station and is required for sloping. This area is currently improved with sod and an underground sprinkling system. According to the plans, the sod will be replaced and the sprinkler system will be relocated at the cost of the project. Temporary Construction Easement The construction project will require a temporary construction easement that will run along the length of the property, _ parallel'and adjacent to the proposed right-of-way line. This easement is required for the installation of an underground irrigation line and for asphalt matching in the two, paved entrances. According to the plans, this easement area totals 2,256 square feet in size. -- Remainder Property In the after condition, the subject site will be reduced to approximately 1.895 acres or 82,530 square feet in size. The size reduction should not adversely impact the overall utility of the property. The functional use of the property will not be altered due to the construction project, and site access will remain as discussed in the "before condition." The acquisition area should not adversely impact on-site parking, and access to and from the building will not be altered. Afterthe project, the Franklin Road frontagewill be improved with curb, gutter, and aseven-foot-wide concrete sidewalk. When consideration is given to the off-site improvements that will be installed as part of the project, and recognizing the small amount of area required and its minimal impact to the remainder property, no damages were considered to be pertinent for this valuation. Summary of Appraisal Problem Recognizing that there is no damage to the remaining property, the appraisal assignment will be to estimate the value of the subject land and the site improvements taken in order to arrive at a just compensation estimate for the area to be acquired. PAGE #4 ZONING DISCUSSION: The subject property is zoned L-O, Limited Office District by the Meridian City Planning and Zoning Department. This _ zoning district is intended to allow for the grouping of professional, medical, and administrative office users. Additionally, this district is intended to allow for most all public service facilities. The L-O zoning district is intended to act as a buffer between commercial and residential users. Lands within this zoning district must lie within the Meridian City area of impact and have access to central services such as water and sewer. Building setback requirements in this zoning district _ are 30 feet from the front of the property, 20 feet from the rear property line, and 5 feet along the sides. At the date of value, the subject property was utilized in support of the Meridian City Fire Department. The current use of the property is considered to be in compliance with the present zoning. SUMMARY OF HIGHEST AND BEST USE: As if vacant As discussed in the property description, the subject site can be described as an 84,330-square-foot lot located along East Franklin Road, in the Meridian Business Park. The site is level and has good exposure from East Franklin Road. The property has all utilities typical of the Meridian area located on-site and has access from two entries along East Franklin Road. The property is zoned for general office use. As discussed, this zoning district allows for the grouping of office users and public facilities. When consideration is given to its present zoning and direct access to East Franklin Road, office use was considered to be the most likely use of the property, as if vacant. This type of use is legal under - present zoning and would conform with adjoining properties and the immediate neighborhood. As Improved As discussed, the subject site is improved with a modern fire station and associated site improvements. The property is considered to be a special-use property. In other words, the improvements were specifically designed and are utilized as a public firehouse facility. The interior is split into three areas. These include administrative offices and training rooms, shop and garage area, and fireman quarters. According to information on file atthe Ada CountyAssessorsoffice, the building and associated site improvements are approximately three years old. The building is considered to be typical of good quality construction and was in very good condition at the time of inspection. When consideration is given to the overall quality and condition of the improvements, and recognizing the special use of the improvements, no alternate use that would return a higher value to the property was considered to be reasonable at this time. Therefore, based on the reasoning set forth, the highest and best use of the property, as improved, should - be for the continuation of its present use as a public firehouse. This use is legal under present zoning and conforms with the immediate neighborhood. SUMMARY DISCUSSION OF PROCESS OF COLLECTING, CONFIRMING AND REPORTING DATA: See Scope of Appraisal SUMMARY OF INFORMATION CONSIDERED, PROCEDURES FOLLOWED AND REASONS SUPPORTING ANALYSIS, OPINIONS AND CONCLUSIONS: - For this appraisal, sales of vacant sites with similar highest and best uses within the competing market were researched. Since this valuation is for the acquisition of additional road right-of-way located along East Franklin Road, the underlying land value will be the major concern of this appraisal. The available market data will be compared to the subject via the Sales Comparison Approach. Elements that cause prices to vary will be considered and adjustments are made when necessary. The market data will then be reconciled into an estimated per square foot value. This value estimate will be used to calculate just compensation due to the owner for the area to be acquired. - The valuation of the permanent slope easement will be calculated based at 50 percent of fee value. This basis of valuation is considered to be adequate to compensate the property owner for the encumbrance of the permanent slope easement. PAGE #5 The valuation of the temporary construction easement is calculated based on a rate of return on the land of 12 percent and a construction duration period of 1.5 years. This basis of valuation is considered to be adequate to account for the -' temporary loss of utility of the land encumbered by the temporary construction easement. SUMMARIZE INFORMATION TO SHOW COMPLIANCE WITH, OR CLEARLY IDENTIFYAND EXPLAIN PERMITTED DEPARTURES FROM USPAP STANDARD #1 AND THE REASON FOR EXCLUDING ANY OF THE USUAL VALUATION APPROACHES: - This appraisal report is meant to comply with the Uniform Standards of Professional Practice, (USPAP). It should be noted that this appraisal is not, nor is it intended to be, a full narrative report. This appraisal is considered a Summary Appraisal report and is allowed by provisions under USPAP. This appraisal assignment is to estimate a per unit value - of the subject land in order to conclude the just compensation due the property owner. The Sales Comparison Approach is the primary valuation approach utilized in determining land value and will be used for this appraisal. This valuation method is the most reliable and applicable for this type of appraisal assignment. The Cost and Income Capitalization - approaches are usually used for the valuation of improved property and will not be explored for this appraisal. COMPARABLE MARKET DATA DISCUSSION The immediate neighborhood was researched for similar tracts of vacant land that have recently sold or are currently for sale. A good amount of market data was found, and the most similar land sales were utilized to determine value for the subject. Since no two properties are identical, adjustments are made to the comparables when they differ from the subject. The major considerations in this market are terms, condition of sale, time, size, location and physical characteristics. 1. Financing Terms: An adjustment for terms of sale is applied when the financing arrangements are favorable over a cash purchase or contract terms equivalent to cash. All the comparables were sold for cash or terms estimated as equivalent to cash. 2. Condition of Sale: Recognizes the difference between non-market motivations as compared to normal market transactions. These types of sales were not used for this appraisal. 3. Market Condition: The time adjustment reflects the estimated appreciation or depreciation in value since the comparables' dates of sale. After analyzing land sales within the competing area, an annual appreciation rate of 5 percent, compounded monthly, was identified for vacant lands within the time frame studied. 4. Size: Size adjustments typically reflect the market paying more per unit for a smaller parcel than it would for a larger one, with all other considerations being similar. These adjustments will be discussed when made. 5. Location: Adjustments for location are necessary to reflect inferiority or superiority of the comparables for access, exposure, corner influence, zoning, and traffic count. These adjustments will be discussed when made. 6. Physical Characteristics: Adjustments for physical characteristics consider the normal market reaction between the differing physical characteristics of the comparable property and the subject. Any adjustment for physical characteristics will be discussed when made. - PAGE #6 COMPARATIVE ANALYSIS SALE NO. 1 SALES PRICE $ 197,000 DATE OF SALE April 2002 - Comparable Number 1 is a recent land sale located along the north side of Overland Road, west of Locust Grove Road. Since the date of sale, a new day care facility has been built on the site. An upward adjustment of 2 percent was indicated for the passage of time. The comparable is less that half the size of the subject, warranting a downward adjustment of 10 percent. The comparable is zoned for commercial use but is located in an area that has - not been developed. These factors tend to offset, making an adjustment for location unnecessary. This site is considered similar to the subject in regards to physical characteristics. After adjustment, this sale indicates a value of $5.34 per square foot for the subject land. - INDICATED UNIT VALUE OF SUBJECT $ 5.34 SQ.FT. SALE NO. 2 SALES PRICE $ 180,000 DATE OF SALE April 2001 Comparable Number 2 is a sale of a smaller property that is being developed into a new office complex. An upward adjustment of 7 percent was indicated for the passage of time. The comparable is less than half the size of the subject and warrants a downward adjustment of 10 percent for difference in size. - The site is located along Cherry Lane and was rezoned to allow office development. These factors are considered to be similar to the subject and warrant no adjustment for differences in location. The comparable was improved with an old home that had to be removed prior to development. This factor - warrants an upward adjustment of 10 percent for differences in physical characteristics. INDICATED UNIT VALUE OF SUBJECT $ 5.48 SQ.FT. SALE NO. 3 SALES PRICE $ 180,000 DATE OF SALE September 2000 Comparable Number 3 is a sale of a smaller property that is located along East Franklin Road, near the subject. An upward adjustment of 11 percent was - indicated for the passage of time. The comparable is less than half the size of the subject and warrants a downward adjustment of 10 percent for size. The site is located along East Franklin Road and is zoned for commercial use. These factors are considered to be similar to the subject and warrant _, no adjustment for differences in location. The comparable is similar to the subject in regards to physical characteristics and warrants no adjustment. After making the pertinent adjustments, this sale indicates a value of $4.79 per square foot for the subject site. - INDICATED UNIT VALUE OF SUBJECT $ 4.79 SQ.FT. SALE NO. SALE PRICE $ DATE OF SALE INDICATED UNIT VALUE OF SUBJECT $ FINAL CORRELATION OF VALUE: SQ.FT. The three comparables indicate a range of values from approximately $4.80 to $5.50 per square foot for the subject site. The comparables are considered '- to be good examples of sales of similar types of land in the competing market. When consideration is given to the subject's larger size and current zoning, a value near the lower end of the range was reasonable. Therefore, the per unit market value of the subject site was estimated to be $5.00 per square foot. - FINAL CONCLUSION OF UNIT VALUE: $ $5.00 SQ.FT. PAGE #7 The following grid outlines the various comparables and the required adjustments made to indicate value for the subject land: ~nm ~r~k~e,~~ ' ~' ~.. n.~~ x ~~ , ~ ~ ,~~ Location L~~~ ~.st ctidtiu t~:uaa C;iTerry e~ LeisureLn. 303 L. Franklin Rd. - Date of Sale Apri12002 Apri12001 September 2000 Sale Price $197,000 $180,000 $180,000 Land Size 33,850 sq.ft. 34,848 sq.ft. 37,550 sq.ft. Indicated $ per Sq.Ft. ADJUSTMENTS $5.82 $5.17 $4.79 Time 102% 107% 111% Size 90% 90% ° 90 /o Location 100% 100% ° 100 /o Phy. Characteristics 100% 110% 100% Adjusted $ per Sq.Ft. $5.34 $5.48 $4.79 DESCRIPTION OF REQUIREMENT: 1,798 SQ FT @ $5.00 = 8,990 $ 8,990 EASEMENT (PERMANENT) 722 (SQ FT) $5.00 50% _ $1,805 - EASEMENT (TEMPORARY) 2,256 SQ FT @ $5.00 X 12% @ 1.5 = $2,030 _ $ 3,835 IMPROVEMENTS: WITHIN REQUIREMENT (IF ANY) Landscaping items -See attached bid $1,476 Asphalt - 870 sq.ft. @ $1.50 / sq.ft. _ $1,305 _ Concrete curbing - 40 lin.ft. @ $7.50 lin.ft. -Retaining wall - 10 lin.ft. @ $12 lin.ft. _ $420 $ 3,201 LOSS IN VALUE TO REMAINDER: (SEVERANCE/MINOR DAMAGES-EXPLAIN) None $ 0 _ COST TO CURE ITEMS: (EXPLAIN AND SUPPORT) None $ 0 _ JUST COMPENSATION $ 16,026 I" ~/ ~-® SIGNATURE SIGNATURE DATE OF REPORT October 31, 2002 EFFECTIVE DATE OF REPORT September 24, 2002 PAGE #8 SCOPE OF THE APPRAISAL The scope of this appraisal encompasses the necessary research and analysis to prepare a report in - accordance with the intended use and the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation. This report is also intended to comply with the Standards of Professional Practice of the Appraisal Institute and the American Society of Farm Managers and Rural Appraisers. In regards - to the subject property, this involved the following steps: 1. The subject property was inspected on September 24, 2002. All subject photographs included in this report were taken during an earlier properly inspection. 2. Regional, city, county and neighborhood data were based on information available in the library at Robinson Appraisal Service. The neighborhood section was based upon a physical inspection of the area, as well as data from Ada County records. 3. The property data was based on a physical inspection of the subject and data attained from Ada County records. 4. In estimating the highest and best use for the property, an analysis was made of data compiled - during the investigation. 5. In developing the various approaches to value, the market data used was collected from Robinson - Appraisal Service office files. Also, interviews were conducted with buyers and sellers, other appraisers, real estate agents and brokers, and persons knowledgeable of this market. - 6. After assembling and analyzing the data defined in this Scope of the Appraisal, the market value of the subject land was estimated based on the condition of the subject property as of the date of value. 7. The appraisal report was ordered by Ms. Kathy Smith of the Ada County Highway District, on August 15, 2002. 8. It is stated that the appraiser has no present or prospective interest in the property to be appraised. It is noted that the appraisal assignment was not based on a requested minimum - valuation or specific valuation or approval of a proposed loan. 9. It should be stated that the appraiser involved in this assignment has the educational background and the appraisal experience to complete this assignment in conformance with the competency provision requirements of both the Uniform Standards of Professional Practice and FIRREA. Numerous appraisals of similar property have been completed by the appraiser. ITD-2288 (REVISED 5/2000) OTHER ATTACHMENTS OR REFERENCES AS APPLICABLE *NOTE:(X) INDICATES REQUIRED IN REPORT, MARK OTHERS WITH (X) IF APPLICABLE (X) LETTER OF TRANSMITTAL (X) CERTIFICATE OF APPRAISER (X) R/V1/ PLANS SHEET OR MAP (X) ASSUMPTIONS AND LIMITING CONDITIONS (X) QUALIFICATIONS OF APPRAISER (IF NOT ATTACHED MUST BE ON FILE ) (X) SUBJECT PHOTOS (WITH PROJECT LINES AND LOCATION MAP) INTERIOR PHOTOS IF AFFECTED (X) ASSESSORS VALUATION (MUST INCLUDE CATEGORY AND VALUE PER CATEGORY) AND PLAT MAP (X) COMPARABLE SALES LOCATION MAP (X) PHOTO PAGES OF COMPARABLES () MARKET DATA BOOK (IF APPLICABLE ) (X) ATTACHED SUPPORTING BIDS (IF APPLICABLE ) () SALVAGE VALUE ESTIMATE OF EFFECTED IMPROVEMENTS (IF APPLICABLE ) () SIGN VALUATION (IN PLACE CONTRIBUTION AND COST TO REMOVE AND RELOCATE, IF APPLICABLE) () FLOOR PLAN SKETCH (IF APPLICABLE ) () SKETCH OF PROPERTY SHOWING IMPROVEMENTS, (IF APPLICABLE) () FIXTURE INVENTORY (ITD-5204, IF APPLICABLE ) () IDENTIFY TENANT OWNED PROPERTY AND OWNERSHIP WITHIN R/W REQUIREMENT (X) LEGAL DESCRIPTIONS (X) ZONING INFORMATION (BASIC IN REPORT ) () ECONOMIC RENT INFORMATION OF IMPACTED IMPROVEMENTS AND RENTAL HISTORY (IF APPLICABLE ) (X) TITLE REPORT (RETAINED IN FILE ) () OTHER COMMENTS: PAGE #9 CERTIFICATE OF APPRAISER Project No.: 501019.0 Parcel No.: 23 Key No.: N/A - I certify that, to the best of my knowledge and belief: the statements of fact contained in this report are true and correct. - the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions, and conclusions. _ I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment my engagement in this assignment was not contingent upon developing or reporting predetermined results. - my compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice, the Uniform Appraisal Standards for Federal Land Acquisition, and Ada County Highway District appraisal standards. I have made a personal field inspection of the property and also made a personal field inspection of the comparable sales relied upon in making said appraisal that is the subject of this report. The subject and the comparable sales relied upon in making _ said appraisal were as represented in said appraisal or in the market data book or report which supplements said appraisal. that the property owner or his/her designated representative was given the opportunity to accompany the appraiser on the property inspection as stated in the appraisal report. no one provided significant professional assistance to the person signing this report unless as other wise noted. - I understand that this report may be used in connection with the acquisition of right of way for a project to be constructed by the Ada County Highway District with assistance of federal-aid highway funds, or other federal funds. - that I have not revealed the findings and results of such appraisal to anyone other than the proper officials of the Ada County Highway District or officials of the Federal Highway Administration and I will not do so until so authorized by said officials, or until I am required to do so by due process of law, or until I am released from this obligation by having publicly testified as to such findings. that I have, in making said appraisal, disregarded any decrease or increase in the fair market value of the real property prior to the date of valuation caused by the subject project for which said property is being acquired, or by the likelihood that the - property would be acquired for such project, other than that due to physical deterioration within the reasonable control of the owner(s). that such appraisal has been made in conformity with the appropriate State laws, regulations and policies and procedures applicable to appraisal of right of way for such purposes; and that to the best of my knowledge no portion of the value assigned to such property consists of items which are non compensable under the established law of said State. - that my opinion of the fair market value of the rights being acquired in the property as of September 24, 2002, is Sixteen Thousand Twenty-Six Dollars, ($16,026) based upon my independent appraisal and the exercise of my professional judgment. - - / Idaho CGA #203 October 31, 2002 AP ISER'S SIGNATURE APPRAISER'S LICENSE NO. DATE CERTIFICATION I certify that, to the best of my knowledge and belief: the statements of fact contained in this report are true and correct. 2. the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. my engagement in this assignment was not contingent upon developing or reporting predetermined results 6. my compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value - opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use ofthis appraisal. 7. my analyses, opinions, and conclusions were developed, and this report has been prepared, inconformity with the Uniform Standards of Professional Appraisal Practice. 8. I have made a personal inspection ofthe property that is the subject ofthis report. (Ifmore than one person signs this certification, the certification must clearly specify which individuals did and which individuals did not make a personal inspection of the appraised property.) 9. no one provided significant real property appraisal assistance to the person signing this certification. (If there are exceptions, the name of each individual providing significant real property appraisal assistance ,_ must be stated.) 10. I certify that, to the best ofmy knowledge and belief, the reported analyses, opinions and conclusions were _ developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute and American Society of Farm Managers and Rural Appraisers. 11. I certify that the use ofthis report is subject to the requirements ofthe Appraisal Institute relating to review by its duly authorized representatives. 12. As of the date ofthis report, Scott R. Robinson has completed the continuing education program of the Appraisal Institute and American Society of Farm Managers and Rural Appraisers. -- l Scott R. Robinson Idaho CGA #203 ADDENDA SUBJECT PHOTOGRAPHS View to the north from East Franklin Road ~.~~ _ ., 5 4 ~*9y ~=°~~~W ~ x.. €t ~~ .9.*- r.~~ `fig a ~ ; "`" s View to the northwest from _ southeast property corner View to the northeast from southwest property corner C2 ~ i~ i i it f U_ D"RVJbO~P OF ~ ,' l~ I E ~ r r ~ ~ ~ ~ III .~I ~` yII C CENTRAL'=-OIST~)~T•eepi ALTH DEPARTMENT ~~~~ ~~ d ... nrbr rM;...a dqa es~l• e. rra .lu u. ca.nlY rrd. > bl. e p0' r e. ~, y c/L e. Howse srRe ACA owN-/ o 1 m w.du s»an,n.nl ' O~:=Cx lIN7y Oeh j`2Ll~s .µ - - ,i 5'. N 00'29'06" E 1~]] x1.77 ~~ ' 90UTHERLY R/w U.P.R.A. (OREGON eHORTLINE) 5 88'29'01" E 606.77 w sT.se pp. ~2STr'-- - _ NOTES (C2nllnued) r - -in-ss -1. -- -I ~ - _ ie• I1. Pprllane pf BI cc Ye I 2 and) ore euelecl Ip epeemenll elalned In IAe uJ m I ]25.11 pollen Dra eed ure ~pr Ih• vacallan a1 DaYlic rl phl~pl-wpy Ada ~„Y I I Cpunl Nlahway plel rlcl Beeplulion 404, dated Aupuel 2, 18be and rv V I I p Gad 1 In elrum ene No, 2005]419. Thr va cal •d rlphl-al-way ie • included ae parr pf Mlle plal. 5 89`}3'57" E °o ~ ( I ( ' 33.00 z I e/L e. Howell 9TH2eT \ N OD'29bE" E 41.77 " 3BS.a. ]p3.ee 8 -F 89'32 46 E 9.2 ~ g 5 89'32'46" E 240.28 5 89'32'46" E 2fi7.04 0' _ I ~''a 17 W n w aJ C]~zee - Hies -I n.]z C5 ~ °_ N n SEE NOtE 2 ~ ~D, R `~ II II -z m \ \~ xl , ~ WI I_ bLnsx n I - - - - ~ ~ 1 \ \ ~ I I v S 2z 9: 22 ~I w 2{ F % ° 1-s eax•IG c ze3T T - ~y° f 5' 1 ' ~Y~CF111 A RESUBC MERIDIAN E A PORTION OF SW t/4, SE( MERI[ 5 88'29'51" E 472.47 _ 22e ]]s.n - - a.]e 50' I ~- - - ~.x ]. - - - -~ I~ ~zOI' I I ~I I~ I I N ee~e•e2• w zs]s2 ` I 4 I ~.. I. 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Hp. 130031 ,ry N nl ^ ~ 17 to 81 $ I$ ~ ] ; a s s ~ to -C ~\,b~\, " aa12p. "In '~: -. -_ ` . te5~. 4 g ~^ ~^„ 9r r I~o' s..r Ea .nl IS e2'4]'e]• E 1111°° W.W IW. W.pp 3a4.0e ~'~ a2 lo' bLnnx ~ S I 20 WI 29 to wl I WI 2l ~I 22 e FIR 5 a to _ n~II_ '" s ee'sz'os• F me.le 8 o-L, Ip 8g "MI i g 11 6 0 szs 9 I21.] Gy 3 x.s Lr { R ~ IS n s e2'so'lo• E :n,Na m l °m zl 9 ~ W '~ ~ o 311.N N I o nl a °~I° ~ z wl 2 ao o ~ of z Ix.so t P w ~ 3NO.Ne ISB. . -- - S 69'20'}0" W' 240.46 N 69'20 30'E-34%.3 s aNO x 8 h ~ „ - 1]!.~ ~ _ _ 1]a.Ne ~ tIp Ye =l M 1~ ].~ P.O.B. BIY ~ , -~ z_ s N 89 46 O6 E 968 08 ~'ti s c s ' . xes.oa ` msaa . ° "'~ N0 i E „ 8 i, I cemr _ _ _ _ s ee•IO•]c w peso - - - BAS ~' s penl_ v ii - -1]v n • . . r N. IIIGt jj~]wG c/L E. PRANL7.O2 ROM I B 8 Ve eam.r /S Ll BEAR/N cp 4 r No. psw.lpz , G N e2Ae~oC F Ies..]a y. w.wap~ ana/r anm r) Ib wmgy rlu IeMa cad. 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INn. m m. .._.ubdlNaa „ . 2 A lo-ra.l .ai prm,n•nl Adp cwnlr wcn.pr ol.lrlbl .lean cr ,,,,,nl e., t.l. ] and e Blp~ u r~ .ri~ r ]. 9r•ponrcbllllr for oN drelnepr end Yr pallon loctllllrr wlrltlr U• , ontl it of 91«Y ] M l Mere c••• pnd ial. xz «a :] of BI«Y ] rhdl Mwr per pccr < , ammon le Ue4 udlc rIpM1l-pl-.aY Mdl • br Adu CwnlY HIO~raY °Irlrlcf •• le molnloln n Inwlrell M A dM1 SCAB N FEET l ubllc o cr. rlpnl-el-wey k ndd r n rnr lot a.a•r• on rb«• i r. e. n 110i loo( Idr prmonrl public ulplllrr bah d M u r1 . He buedNpr, Maur, Irrr or dwbr M b dlp.rd rll ln npl•d bahapr rpwmrla IM R{AL PARY A Cenerel Pertn one .mp hl.~l'Ip• :nd brlpollm ro^IIINi or. en.Irve1 d pnl•. erehl D u Y m polbn/b M OI I I Er , apr, p lpvflon reo •nl • arlpnol•a don9 U. •„bdlN•lon eounaw p .. publk Y °^d dm dnrlpM1l-ol- a k o- lo. A I tool .ae pwmpnrn ~DUblk tNlll•e, beFppa pnd Fl lon o pq• r r C , un r alnrwlrr aNnmrlenrtl. i , e~ r r.nr! !a Dr <rn r.a u. a a. pea „p, ml Im.. e. r„kn.e. II. Isee a rr-Irll A A W . FII PSU9G I ~I 2 IY I ......... ~ rr'a~ Year ~ ~ ~ ~ r-trni ....Property Type .CL 1 1 U1Y Statux ... _. __ _ ......... ',. Pugs eel Inspection Date ("" Drop HOE .- - '~ •' 2D02 • ~ ~^'-~^ .~ - <2e _..... __ "~ DT /281799$ (? Bankruptoy ~ " ~ Parcel A ~ $ub Property 7gpe • _ ~ Cirouit Sraaker Prusary Code Area Apprarxerz Inihaiz ~ Urban Renewal li °~ ;}:. R5672D3D97D __.._ R`.~.~_, .:.: ~ ~", .... ~ q3 - 'i37stricts .DGC Dalar#s I- Dwnershrp Change' [Property Dezc. ~ ~ Cancel: ," s~~--" __.... PHY$lCAL LOCATION __ _. .__......: .... ..._._.. ......... .... OWNER INfORMATIDN ___. ......... .. _ Namo ___ Prap«~y Address 54f)£ FRANKLIN RO ' _ _ _ ~ ~ ~~ ~~~~ ~~~ ° ~~° _- kERID1AN CITY -- ~ '. NERIDIAM ID 83512-ADD :.. .... _. ~Add'P,Info ', Mailing Addraxs •. Group Typr. SUB, ,,,, G rnup p , 5672D3 33 E IDAHO-AVE __... __._. Deacsiptian MERIDIAN 8l151NES$ PARk - _..._ _ __ _.. _ ' M~~ RIDIAN ID 83612.2637 E ~ - Scction/TawnahigrlRange .. ..._ ._ _ ZorBrvy Code L O ? "' .. -:- __. ......... ......... .. ___.... ..._............ PARCEL VALUES ..... ..... __ _..,,.. .._.._,_._..... __.. AcSve AxseszmanC Rnll _._._.. .___ Property DecuPy ._. _,,.,.._..._.__..___,..,_.. ncy 51ata Fsategory Cade ~_ Acreage ..._ ... r'tsxessed Vah+e ......-_-..- Walwtian .. Total Parcel Valeea ~. Primary._ Non Occrmancq ,STD 1 936 D . McRtiod MARKET Aszaxsad Amt D ~, t-- T axatde Amt 1 u '. _...... ___.. y...__ --- ... ___.. CH+ARACTERI6TIC5 .. y ......... _. _... Land } :4~': .,,r.~.• ~ .'~9" ~~~...-._..__,,,,.. •'~•: ,.1 t5~ :.~:s~f. „<, ,.-;:•; ,':.. P.c•.~y kr~is~d~r .... Y06S`r Tr;F tJ.iM1,j. Horticultural Consultant 2040 Varian place Gary D. Moen (208) 376-1922 Boise, Idaho 83709 Moen20(r~msn.com ACHD PROJECT # 501019.0 Parcel # 23 -City of Meridian -Fire Station Ornamental landscaping, serves to beautify the front of the fire station. ISA trunk - formula method and replacement method were employed to determine values where appropriate. Acquisition Area: Turf -Good quality mixture of Kentucky Blue Grass and Perennial Rye. Measurements - provided by Scott Robinson. 360sq.ft. + 540sq.ft. = 900sq.ft. x $ 0.60 = $ 540.00 Irrigation - 900sq.ft. x $ 0.25 _ $ 225.00 (1) Iris pseudoacorus -Yellow Flag, Sgal size = $ 37.50 (1) Rosa Rugosa - Ramanas Rose, large rose hips, '/2 of the plant is dead = $ 25.00 (3) Juniperus Sabina `Buffalo' -Buffalo Juniper, one is in poor condition - (too much water) the other two are in ok condition. 6" tall x 3' wide. $ 37.50 + (2 x $67.50 = $ 135.00) _ $ 172.50 - (1) Pyrus calleryana 'Chanticleer' -Chanticleer Flowering Pear Tree. Good condition, 2 '/2 "caliper = $ 375.00 (2) Spiraea japonica `Little Princess' -Little Princess Spirea, - ok condition, 1' x 2 '`/z' _ $ 67.50 plus one in poor condition 1'x2'=$33.75 =$ 101.25 - TOTAL = $ 1 476 25 I certify that all statements of fact in this appraisal are true, complete, and correct to the - best of my knowledge and belief, and they are made in good faith. 10/29/2002 Horticulturist / Arborist Gary Moen Submitted to: Scott R. Robinson, Robinson Appraisal Service 5991 W. State St., Ste. A, Boise, ID 83703 srobin@spro.net -- - Pq "r y ~ ~ ,k' ~ ^ 1ERIDIAN ~ -~ J ~ 1 __ ~f;~~~~~ ` ~~,`, PROJECT PLANS ;L,N ROAD 23 M1 N, 3RA HOUFBURG I ~~~~~`'-`' : ~ \ ~ \\ `~ ~I ~. ,.J ROAD f v L~16 w \~~ \ ~~~-~-- •;~, f I,' I 53 75 56 26 124+56.03 ~~._i k` ~_ "' t: I 57.72 LT -~~ I I EY? CURB~~ ~vfh/ ~~~YN b~~ 2C' ~, ~~~. ^ 51 53 I BEGIN ~I~ ±1~ 1 ~ ~. I_ I 123'x88.51 END 3,` -'~~~ l ! r!` \ \~ \ 59 123+51:`~~ I 56:90' LT 26 56 75 53 t fOt qg ANG. PT. 'I 122+59.81 45 tOt f~>rj, ~ ~ ~,\ 48.00" LT tot lit t aD L, r1T 122+59.46 I, 49.09 LT 51 53 - - .. L~ i ~ , ~~~_ FISE r _ .. _ ~ . ~~ 41.50 LT ~~ `l 8•~ \ ~ • ~ ~ " - ! ~ ~ '", ;~8 ~ ~ ; ~~`'a' r ~ ,, ~`~' '~~~ ~ ~ si? _ -'~ • ~ EPSEMEN~ EASEINFNT R- OP ~. .t 7SW ~ i - ~~ ' I 1 _ _ 28 ,~ 63 ''~~ 60 ~' LJ 53 51 60 ~ i"v'^i^~~ t ~1 - ~ ~ES~~Ir~' ~ _ _ P.~ ~ \ I 63 ~ ~~ G`+~\ LIC'ic GA•c~P'- ~ ~ ~` i n 73 i\t • W. ~'`~.. `w' A.. sG,!tKE~ 79 G ~/ ~ 74 "~ 55 ., 55 - ~ ~~ / / r(7 123 ~-RS VALVE 7g -{~.tSil7 - ,i - 79 .. 33 1 c - --~1 89' 19'51 " ~' • o N LF ( $ I ~_ 0 89'46 0 ~. _._. \ ~ 7D E _ _ iv ~:. t' .~ _e. _; SECTIO ~I' E-~ ~ - `- ~ ,- N 60 9 23 70 ~:. ~ ~7 3- S7 1~ ;, 12~ °` M 89 4~ ~~ .E BEGIN 122+ 4.29 FRANKLIN= LF ~ - LF ~ 9 N 15 ~i~f+,iF.OcOni STRATFORD T 55 ~ 'i,-..~ _ "`_/~. ..r .55~ 26 X87 rr r-rTl~ . >ri_I .. - = - `~ ~ - 28 . ~:, .: 5'S. •. 32 I ~ 5D 4 ~ ~ / v ^`. '~ - ~ 6 _ ~ _ r ~ ~ L~3J ~5~ 5t 6~~~ ' v~ 180 „ A LF 53 3+76 92 _ LF 8 ~ ~ I ~tF^ ,. ~a.i#~ i '11 p ~ 32 ' 'T ~ ~ . 02 ~ \ ` 66 Ri ~ v R6a~ S S -SIGN ~ _ 1 ~ 62 S bf ~s ~ < - A~A~~J~/I / I 85 x_37, TBM _iR5 R 3?`. - 'e~ t ` _ t ~~~I, i 16 fF.:9 1 ~ ~ ,. :\ .. ~=,. v:~_ Li ~ I r -~ CITY OF MERIDIAN I ^ I ii <t 540 FRANKLIN ROAD ~I it I I' 23 I 1i 111 THOMAS FAMILY REAL ESTATE ~, I~~I~ET ;'lAL: INVESTMENTS, LLC ~~ 1 11.F8 ~ 111141 I 725+26.30 „< <„ ~~ /~ 600 FRANKLIN ROAD ESOP Erb a ~/ G I r 51 ~ p rzo+ua.46 27 _;,nIG L E (,U28 -~ . T ~ 49 LT -~_ i I I' ~ 7 3 87 I ~- ~ ~/ EASE P i x •r U 86 a-i I '~ -, ~ ,; ~ ,O 1 I~- `J 19 I"'~' L~ 785 51 21753 26 ~ /~ 50 LF Q~ ~3 w TELE RISE 57 170 ~ I ~ 72 - TOP 0\~ ~4~G 1 /2" PINT ~-~ e _ ,-. ~ __ ~~-~ I I~;-uvr~ulV I'cVHU I 127 --- ~98 '.T ~ _ ~-- ,y LF- 9 - - _ - .LF 9 - ~~ r->-. r~ N 89'46'00" E ^~ SECTION LINE N 89'46'00" E __ t;ounty Hi~hwav District ~'. 9 THC 127 az Design By: TAB/CdP Date: MAY 02 Drawn B. D .-,.... ,. ~ r, l ~ c n , „ , r, „ JJ~ I I'JJ~ II I Il~z Y I D ~I ~~~ z I I ~__~ 1 ~~~ I J~ ZQ I Jy~Y+rZ %~) I 3 ~ IzI~~ I rn_ ~Imz° 127tH ~TQIIaz~~~~aVL.J I li ~ ~ L z 57 7~' ACQUISITION AREA PHOTOGRAPHS =: ",+. _ View to the west from east side of proprey - „ ~.., 3= -~a'~n,~,r t .f ..'.r .-. c~Y3 'N'~.... I \t I 6 1 A ~' f. _ .ta s g ~ 4 & ~ ~~ , '°~. ~. ~ _, ~~ F ~ v gA NS~a 3 ~~~ ~..~ ~ {. ~_ } View to the west of acquisition ~'~ ~~~= _ area at the southwest corner of ~' the property - -;~ ~' ~ ~ n ~ ,~. <- View to the west from middle of property i ~{. ~~ `; .i_. . ~;- ~ ~: fR4 , ;_`, i ~~ _.~ I BRdJ,10UFBURG :LI. '.OAD E:4T CURB, ~ ANG. PT. Ij/ 122+59.81 ~ 45 49.09' LT 122+59.46 r _\41.50' LT `e ~ rai ~~ Yom; ~~'~'~~,°,~ --+-~~e~ _ 60 -~ A 6V26 63 L ~ l~ "/ a L _ ~- 7 /i ----- , 33 7979 ~ ~ 15 _~ SECTIO LINE BEGIN 122+ 4.79 FRANKLIN= 72 - -50+1 .00'STRATFORD ~ -%;ANGL~ POINT - - , 6---- PAv ~ 5 4 - 7 ~~ 54 34 _ _ 32 5'S \ REAL ~ A SIGN ' 85 x_37. ii - # - TEBLEV~26 -11 ..~~~ PHOTO VIEWS \\ \ ~\ \~ ;~~, ~ ~ 51 53 I~~ GAC_ ~ CITY OF MERIDIAN 23 ~~~ _ i40 FRANKLIN ROAD ~ ~~~ ' ~a ~ 124+56.03 53 75 56 26 ~~.-, ~ 57.72 LT i' BEGIN I~ - EASE .. ~. v''iT 123 -AS VALVE 18 - ` . ~.... ,..' _ w i G ~ '~li 89.19'51" ~ = o N 89'46'0 E ~ ~ 60 9 ~ ~23 -, 70\ ^' .,- ; 97 3 ~ 57,8 _ 12-5 9 N 89 '~~'QQ" .E ~ LF - ~ _..lF n - ,~ F 55 T- ~ i " i ` ,~ 55~ - 28 187 ' T JT 3 7 :. 32 ~. ~ PY i _ F: i~F. ~ PT , - _ ~ ~ --_ 74 ~y l ~~~~ ~_ ~ 'sT~», 12 ~'; 3,51 63 `i%,~~,-.; -~~~ 11 50 4~ I /~ ~. ,tea. ~. ~ ~ ~ LF 33 50 180 53 50 9 - ~ ~ -`~~ ~ _ - ~~ - 123+76.92 u2 ~ ~~ LF ~~ ';~ ,~' ~ < 44.66 f RT 181 I32 ~~ i ~ 0 ~~ 62 51 -~ ti 6j - ~q ~v,V~Atc.~~w~1 i ~ N4" l:~'T ~t00~ 7 C C' 1- 1 R-~7 -. ~ ~ ~ ~ YE` j 12' R~?S I 4 ~ ~ _ ~ ~ ~. ~V :~. ~\ I w ~ % ~ SEE DET4\L, 53 46 5S t~~fi~ M~N CONC PAD ~` V ~ ~ w CITY OF MERIDIAN /~~ ~ _ _ _ _ _ 126.. 0~4~ - -( - - - - ~- - - - ~- - - - ^~ -RT- - --------~-----I----~---- ~- -- -~~o ~-~--~] ---~-~---! ----~----- ___ -~ ------ ~ I r ~---- 1-----f--------=- _ ~ - ~- _(}~ - T - N11 - - - _ ~- - Ll - - _ _ - ~t- - - _ ~~- - __ I- - - - ~- - - - - - _ - - - - - - ~_ - - _ y _ - ~ _ ~.- - (~_- - LJ ER~AND -60RHJN ~IFROSig - ~ _ - _B - - -C •BC --~-BC- - - - ~ __~ - - - I - - - I - - - - ~-~~-- ~ ----~~----~ ----' -fr -~---- V~~ --F- II--~- ~ ~~---~~--'-4--r~-~- --- - - ------- --- -- --- w - - - -~- - - - -~ ~- - - -II - - - - T' - - - --I - - - - - _ - ~ - - - -I - - -.r- L- - - - -1 - c` -- rt - - - -~ ~- ~ - -I-" - - ~ - - - -r-~ - - - -~ - - - -~ MERIDIAN CEMETERY DISTRICT ,{- O 10 20 ~ __ ~ - L}. - ~- - ~ - ~7~°~ _ -,~L _ ~ _ _i- _ _ ~ _ _~ _ _~ - ~ - _ _. _ __, /~ 895 FRANKLIN ROAD ? - ~. ~- - Uf-11~I ~-1 _G - _~ L -=1 - _I~T ~- _~ - ~,~ 1 ~ - - ~ t'~-1 ~_ L_r- - t~-.y~~ I_I - ~ - J_ ~ ~ 3p x LY L~ .. ::: F :... ......... ......... ..... .... ........ ....... ......... ... .... .... .... 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NNN' NN N- . - E : - - O - ~ - N~Z N!n 3 - ~ OffJ" : - >> > - .. .: .. + ~~n O N Olil -.- f.. - ~ - - FZ.Z O _ 2 - N Ow 125 126 127 1i De_oign By' TAB/CdP Date MAY 02 Drawn B~ .da p~ t, COllI1tV 171Q'11W$v District 318 East 37th Street. Hoise, Idaho. 83714 • Prn iAl`t Nn .ran ~ n ~ ~ - n Ada County Highway District Project No. 501019.0 - Franklin Road (East 1St to Nola) • Parce123 • - Right-of--Way Take Description A parcel located in the SE '/4 of the SW '/4 and the SW '/4 of the SE '/4 of Section 7, Township 3 North, Range 1 East, Boise Meridian, and being a part of Lot 17 of Block 3 of MERIDIAN BUSINESS PARK as shown in Book 70 of Plats at Page 7158 in the office of the Recorder, Ada County, Idaho, more particularly described as follows: Commencing at an aluminum cap monument marking the southeasterly corner of said SE '/a of - the SW '/4, from which a brass cap monument marking the southwesterly corner of the SW '/4 of said Section 7 bears S 89°19'51" W a distance of 2401.71 feet; Thence S 89°19'51" W along the southerly boundary of said SE 1/0 of the SW I/4 a distance of 65.09 feet to a point; Thence leaving said southerly boundary N 0°40'09" W a distance of 45.00 feet to the southwesterly corner of said Lot 17; Thence N 31°46'58" W along the westerly boundary of said Lot 17 a distance of 3.50 feet to the POINT OF BEGINNING; Thence continuing N 31 °46' S 8" W a distance of 10.49 feet to a point; Thence leaving said westerly boundary N 87°44'02" E a distance of 0.67 feet to a point; Thence N 89°19'51" E a distance of 71.87 feet to a point; Thence N 89°46'00" E a distance of 130.01 feet to a point on the easterly boundary of said Lot 17; Thence S 0°30'27" W along said easterly boundary a distance of 9.00 feet to a point; Thence S 89°46'00" W a distance of 129.86 feet to a point; Thence S 89°19'51" W a distance of 67.08 feet to the POINT OF BEGINNING. This parcel contains 0.041 acres (1,798 square feet) and is subject to any easements existing or in use. - ~~~~~~ Prepared by: Glenn K. Bennett, PLS ~~ ~~,~ , Civil Survey Consultants, Incorporated ~ . - November 15, 2001 ~ ~ ~? ~ ~~~. . ~~ `~~S~ol ~ ~. ~a~~ _ , a - ~~~@~ Ada County Highway District Project No. 501019.0 Franklin Road (East l5c to Nola) • Parce123 • Permanent Easement Description An easement for roadway slope purposes located in the SE '/4 of the SW '/4 of Section 7, - Township 3 North, Range 1 East, Boise Meridian, and being a part of Lot 17 of Block 3 of MERIDIAN BUSINESS PARK as shown in Book 70 of Plats at Page 7158 in the office of the Recorder, Ada County, Idaho, more particularly described as follows: Commencing at an aluminum cap monument marking the southeasterly corner of said SE '/4 of the SW '/a, from which a brass cap monument marking the southwesterly corner of the SW '/4 of said Section 7 bears S 89°19'51" W a distance of 2401.71 feet; Thence S 89°19'51" W along the southerly boundary of said SE '/4 of the SW '/4 a distance of 65.09 feet to a point; Thence leaving said southerly boundary N 0°40'09" W a distance of 45.00 feet to the southwesterly corner of said Lot 17; Thence N 31 °46' S 8" W along the westerly boundary of said Lot 17 a distance of 13.99 feet to the POINT OF BEGINNING; Thence continuing N 31°46'58" W a distance of 18.10 feet to a point; Thence leaving said westerly boundary N 58°13'02" E a distance of 11.00 feet to a point; Thence S 63°20'58" E a distance of 31.35 feet to a point; Thence S 86°07'58" E a distance of 29.86 feet to a point; Thence S 0°40'09" E a distance of 4.41 feet to a point; Thence S 89°19'51" W a distance of 57.01 feet to a point; Thence S 87°44'02" W a distance of 0.67 feet to the POINT OF BEGINNING. This parcel contains 0.015 acres (656 square feet) and is subject to any easements existing or in use. n ~'~~~~ _ _ Prepared by: Glenn K. Bennett, PLS ~~~ ~Q~ ;~ Civil Survey Consultants, Incorporated ~ November 15, 2001 ~ 5~2 ~ ~~:' ~. ~, o - = ~~~~, Ada County Highway District Project No. 501019.0 - Franklin Road (East 1St to Nola) • Parcel 23 • Permanent Easement Description An easement for roadway slope purposes located in the SW '/4 of the SE '/4 of Section 7, Township 3 North, Range 1 East, Boise Meridian, and being a part of Lot 17 of Block 3 of MERIDIAN BUSINESS PARK as shown in Book 70 of Plats at Page 7158 in the office of the - Recorder, Ada County, Idaho, more particularly described as follows: Commencing at an aluminum cap monument marking the southwesterly corner of said SW '/4 of _ the SE 1/a, from which a brass cap monument marking the southeasterly corner of the SE '/4 of said Section 7 bears N 89°46'00" E a distance of 2654.25 feet; Thence N 89°46'00" E along the southerly boundary of said SW '/4 of the SE '/4 a distance of 55.51 feet to a point; Thence leaving said southerly boundary N 0°14'00" W a distance of 57.00 feet to the POINT OF BEGINNING; Thence N 18°01'53" W a distance of 2.49 feet to a point; Thence S 88°14'27" E a distance of 40.00 feet to a point; Thence S 0°14'00" E a distance of 0.98 feet to a point; Thence S 89°46'00" W a distance of 39.22 feet to the POINT OF BEGINNING. This parcel contains 0.002 acres (66 square feet) and is subject to any easements existing or in use. Prepared by: Glenn K. Bennett, PLS Civil Survey Consultants, Incorporated November 15, 2001 Comparable No. 1 Location: Date of Sale: Seller: Buyer: Zoning: Sale Price: Improvement Value: Land Residual: Size (Sq.Ft.): Price per Sq.Ft.: Confirmation: Current Use: Access: Utilities: Physical Characteristics: Comments: Location Map East Overland Road -west of Locust Grove Apri12002 Overland Storage, LLC Sage Investments, LLP C-G -Meridian City $197,000 -Includes $12,000 in utility extensions None $197,000 33,850 sq.ft. $5.82 Robert Williams, MAI New day care center East Overland Road All available Approximately 250 feet of frontage along East Overland Road. The site has good access and exposure from East Overland Road. All utilities were available to the property. Water service had to be extended, and curb and sidewalk had to be constructed along the frontage. These items cost $12,000, and had to be added to the $185,000 land cost to indicate value for a fully improved site. Comparable No. 2 Location: Date of Sale: Seller: Buyer: Zoning: Sale Price: Improvement Value: Land Residual: Size (Sq.Ft.): Price per Sq.Ft.: Confirmation: Current Use: Access: - Utilities: Physical Characteristics Comments: - Location Map Cherry Lane and Leisure Lane Apri12001 Gamblin Guymon Management, LLP R-4 -Meridian City -Rezoned to LOD $180,000 None to buyer $180,000 34,848 sq.ft. $5.17 Michael Gamblin -Selling agent New office building Leisure Lane All available Level, all utilities available, good exposure from Cherry Lane. Site access limited from Leisure Lane. Good corner site located at the northeast corner of Cherry Lane and Leisure Lane. At the date of inspection, a new office building was under construction on the site. Property is adjacent to office users and single-family homes. Comparable No. 3 Location: Date of Sale: Seller: Buyer: Zoning: Sale Price: Improvement Value Land Residual: Size (Sq.Ft.): Price per Sq.Ft.: Confirmation: Current Use: Access: Utilities: Physical Characteristics: Comments: Location Map 303 East Franklin Road September 2000 Hon Williamson Investments C-G -Commercial -Meridian City $180,000 None to buyer $180,000 37,550 sq.ft. $4.79 Albert Hill, MAI -Selling agent Vacant land East Franklin Road All available Level land -all utilities in place -good exposure Level tract of vacant land in an improved commercial subdivision known as Honor Park #3. Good exposure and access from East Franklin Road. Abuts Storey Park along the west side of property. Comparable Market Data Photographs Comparable No. 1 Comparable No. 3 Comparable No. 2 ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is subject to the following: Any legal description furnished is assumed to be correct. 2. All existing liens and encumbrances have been disregarded and the property is appraised as though free and clear under responsible ownership and competent management. 3. The subject property will remain under management that is considered competent and ownership that is responsible. 4. No survey of the property was made, and no liability is assumed in connection with such matters. 5. Information furnished by others is assumed to be reliable, but no responsibility is assumed for _ its accuracy. 6. We are not required to give testimony or to appear in court by reason of the appraisal with _ reference to the property in question unless arrangements have been made previously. 7. The signatory of this appraisal report is an associate member of the Appraisal Institute and - a candidate member of the American Society of Farm Managers and Rural Appraisers. The Bylaws and Regulations of each group require each member to control the use and distribution of each appraisal report signed by such member or candidate member. This report is intended for the exclusive use of the party for whom this appraisal report was prepared. The report is confidential and is not intended for the use of any other person or - entity or for the use of any third party beneficiary. The report may not operate as any sort of representation to any person or entity other than the party for whom it was prepared about the quality or value of the property appraised and only the person for whom this report was - prepared has a right to rely upon the contents of this report. r Therefore, except as hereinafter provided, the party for whom this appraisal report was prepared may distribute copies of this appraisal report, in its entirety, to such third parties as may be selected by the party for whom this appraisal report was prepared only upon receiving - the prior express written consent of the signatories of this appraisal report to the distribution to third parties. _ Further, neither all nor any part of this appraisal report shall be disseminated to the general public by use of advertising media, public relations media, sales media or other media for public communication without the prior express written consent of the signatories of this - appraisal report. _ ASSUMPTIONS AND LIMITING CONDITIONS (Cont'd) - 8. The distribution of the total valuation of this report between land and improvements applies only under the utilization considered in this appraisal. The separate valuation of land and improvements must not be used in connection with any other appraisal and is invalid if so - used. 9. The market value estimate assumes that the property does not contain ureaformaldehyde - foam, asbestos, radon gas, lead, lead-based paint, polychlorinated biphenyls (PCBs), underground storage tank, or any hazardous substance. The appraisers do not warrant the ` existence or nonexistence material or on the property of ureaformaldehyde foam, asbestos, radon gas, lead, lead-based paint, polychlorinated biphenyls (PCBs), underground storage tank, or any hazardous material or substance, make no representation as to the degree of any _ health hazard or environmental hazard or condition that may exist on the property or in relation to the property, have not estimated the cost of the removal or remediation of such condition or hazard, and express no opinion as to any effect such condition or hazard may have on the marketability or value of the property being appraised. If the appraisal assignment is to include a determination whether such environmental conditions or hazards exist on the property being appraised and is to consider the effects, if any, such environmental _ conditions or hazards may have on market value, previous arrangements must be made with the appraisers for environmental auditing of the property, appropriate engineering studies, and specific evaluation of the environmental conditions on the property upon the marketability and value of the property. 10. Any plot plan or other maps shown here for the purposes of identification are not to be - construed as an actual survey. 11. Unless environmental studies are made available to us, it is the position of Robinson Appraisal - Service that any duty and liability placed on the appraiser(s) be commensurate with the level of knowledge, training, and experience required of the average appraiser in the normal course of appraising real property for market value determinations. This duty should reflect the - appraiser(s) frame of reference, not the services that only an environmental engineer or comparable expert is equipped to perform. - 12. No environmental audit of the property has been made and no attempt has been made to determine whether the property or operations are in compliance with any federal, state, or _ local environmental statute, rule or regulation. The state of value is based upon an assumption of compliance with all federal, state, and local environmental statutes, rules and regulations, that the property is not under any order or directive to institute any clean-up, _ remedial or corrective action plan, that the property is not the site of any treatment, storage, disposal or release of any hazardous material or substance and is not the site of ureaformaldehydefnam, asbestos, radon gas, lead, lead-based paint, polychlorinated biphenyls _. (PCBs), or underground storage tank. _ ASSUMPTIONS AND LIMITING CONDITIONS (Cont'd) 13. The appraiser shall not disclose the existence of any adverse environmental condition on or related to the properly appraised to any person other than client without the consent of them unless required by law or the terms of the appraisal employment agreement or deemed - necessary by appraiser to avoid imminent risk of injury to persons who may be exposed to such environmental condition. l~lothing herein shall impose upon the appraiser any duty to disclose any adverse environmental condition. 14. It is assumed the client will disclose to the appraiser all information concerning or relating to the environmental condition of the property being appraised which is known to or within the _ possession or control of the clients, including without limitation information whether the property is or has been the site of any treatment, storage, disposal, or release of any hazardous substance, or contains any ureaformaldehyde foam, asbestos, radon gas, lead, lead- based paint, polychlorinated biphenyls (PCBs), or underground storage tank. 15. SPECIAL ASSUMPTION: The appraisal report is considered a Summary Appraisal Report which is intended to comply with the reporting requirements set forth under Standard Rule 2-2(b) of the Uniform Standards of Professional Practice for a Summary _ Appraisal Report. As such, this report may not include full discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser's opinion of value. Supporting documentation concerning the data, reasoning, and analyses _. is retained in the appraiser's file. The information contained in this report is specific to the need of the client, and used for the intended use stated in this report. The appraiser is not responsible for unauthorized use of this report. SCOTT R. ROBINSON STATE CERTIFIED REAL ESTATE APPRAISER -GENERAL State of Idaho -Certificate No. 203 State of Oregon -Certificate No. 0000562 _ EDUCATION Under aduate Capital High School in Boise, Idaho, Graduated 1975 Boise State University , Boise, Idaho 1975 - 1980 PROFESSIONAL EDUCATION 9/1/91 BSU Principles of Real Estate - 5/12/92 IRWA Principles of Real Estate Acquisition Engineering & Negotiations 6/15/92 AI Real Estate Appraisal Principles 2/15/93 AI Real Estate Appraisal Procedures - 5/15/93 AI Income Capitalization I 5/15/94 AI Income Capitalization II 9/17/94 ASFMRA Appraisal Report Writing 1/31/95 ASFMRA Highest & Best Use - 9/13/96 AI Data Collection and Verification 5/10/97 ASFMRA Rural Residential Appraisal 1/29/98 ASFMRA Eminent Domain Appraisal - 9/18/98 AI Standards of Professional Practice & Ethics -Part C 9/15/2000 AI Attacking & Defending Appraisals in Litigation 10/12/2001 ASFMRA Advanced Rural Appraisal EXPERIENCE Appraisal 3/92 - 4/95 5/95 -present Court Testimony Qualified Expert Witness -Idaho State District Court Right-of-Wav Negotiation - Idaho Land & Appraisal Service Co., Boise, Idaho, from 1992 to 1995. Right-of--Way Negotiator -Federal Way Reconstruction Project Right-of--Way Negotiator -Five Mile Road Reconstruction Project - Right-of--Way Negotiator -Garden City Sewer Construction Project Robinson Appraisal Service, Boise, Idaho. Right-of--Way Negotiator -Floating Feather Reconstruction Project - APPRAISAL CLIENTS Ada County Highway District - Boise City Public Works Boise State University Bureau of Reclamation - Mercy Medical Center Idaho Department of Transportation Idaho Power Company First Security Bank N.A. Internal Revenue Service J.R. Simplot Company Key Bank of Idaho Idaho Independent Bank (Plus numerous attorneys St. Lukes Regional Medical Center Farmers & Merchants State Bank St. Alphonsus Regional Medical Center Trust for Public Lands U.S. West Communications U.S. Bank Corp. and individuals) - PROFESSIONAL AFFILIATIONS Associate Member -Appraisal Institute Candidate Member -American Society of Farm Managers and Rural Appraisers Idaho Land & Appraisal Service, Boise, Idaho Robinson Appraisal Service, Boise, Idaho Principally working on real estate appraisals of all classes of property. These include appraisals of residential, commercial, industrial, agricultural, and special use real estate.