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Executive Summary <br /> Project: US 36 Managed Lane Project,Segment F <br /> Project Code: 18907 <br /> Project Number: 8A <br /> Name of Owner: City of Louisville,Colorado <br /> Property Address or Location: 1160 Dillon Road, Louisville,Colorado <br /> Project Location: US Highway 36, McCaslin Blvd. to S. 88th Street, Boulder <br /> County,Colorado <br /> Property Interest Appraised: Fee simple <br /> Owner Present at Inspection: Yes; Mr.Joe Stevens was present on February 28, 2013 <br /> Effective Appraisal/Value Date: February 28,2013 <br /> Date of Appraisal Report: March 15, 2013 <br /> Environmental Concerns: No environmental investigation has been provided and I <br /> am not qualified to make such investigation. The value <br /> estimate is based on adoption of the extraordinary <br /> assumption that the site is "clean." This assumption may <br /> have affected the assignment results. <br /> Larger Parcel Land/Site Area: 2.676 acres according to project plans. Boulder County <br /> records show 2.6 acres. The subdivision plat states 2.2614 <br /> acres. The plan area has been adopted for purposes of this <br /> appraisal. <br /> Owner Improvements: All of the property except the westerly and easterly ends is <br /> significantly improved with sprinklered landscaping, <br /> mature trees, and transit improvements all of which are <br /> owned by Regional Transportation District. <br /> impacts to existing lan.l. ,<apii and irrig;;iir ..;t the RTD <br /> park—n—rides west of Mc( in Boulevarr: are to be <br /> replaced in kind. <br /> CDOT :n'ill acquire the property ;u. jc .t to RTD's caw roc ,t <br /> and most of the landscaliirg will 1 her it i :: ir.:i i.y if:- <br /> project. Tho.H_ .:indscape improvernei 1 impacted v. I be <br /> I i".; ited by ti . contractoi per the above requi anent. <br /> On this t.a is, the scope of k for this a<... i;nment <br /> pertains to the value of the land only. <br /> Subject Five—Year Sales History: The subject Tract A along with Tract B, Colony Square, <br /> were conveyed to the City of Louisville by T. E. Associates, <br /> LLC on December 6, 1994. There have been no subsequent <br /> open market,arm's length transactions of the property. <br /> Zoning: The City of Louisville shows the property in the"Park" area <br /> which includes green spaces, trail corridors, and right—of- <br /> way. <br /> Highest/Best Use Before Take: Open space and natural areas <br /> Highest/Best Use After Take: Unchanged, based on project mitigation of all impacts to <br /> the existing site improvements. <br /> Part Taken Total Land/Site Area: 50,383 square feet; 1.157 acres <br /> Damage Considerations: None noted <br /> 1 <br /> Bonnie Roerie & Associates, LLC Real-Estate .analysts - 'Valuation Consultants <br />