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Home My WebLink AboutProject Files (17) Gordon F. Gibson SR/WA Right of Way 836 Hartford Turnpike, Vernon, CT 06066-5114 Acquisition and Management Telephone and Fax(860)871-7757 May 4, 2000 RECEIVED Mr. David L. Labossiere MAC' 8 2000 Division Chief, Property Management Connecticut Department of Transportation T ii � z OEMP. 0. Box 317546 Newington CT 06131-7546 Re: Buckeye Pipeline Co. L.P. Town of South Windsor Your File 132-70-27C Dear Mr. Labossiere: Buckeye Pipeline Co. L.P. and the Town of South Windsor have reached a tentative verbal agreement whereby the Town will convey to Buckeye a permanent easement 15'x135' for an anode ground bed and an underground electric cable to supply power to the ground bed as shown on the enclosed print. The Town of South Windsor will also grant Buckeye a temporary construction easement to install the anode ground bed and cable. This is essentially the same easement I previously discussed with you when I thought the property was still owned by the Connecticut Department of Transportation. In addition to the easements from the Town of South Windsor, Buckeye will need permission from the Department of Transportation to breach the existing non-access line adjacent to the Connecticut Southern Railroad property for both access during construction and for the underground electric cable. For both safety and convenience, Buckeye proposes to access the site from Chapel Road via their existing easement over the railroad property. Section 18 (b) (1) of Special Act No. 97-20 mandates that the value of the proposed easement shall be established by the average of two appraisals prepared by independent appraiser selected by the Commissioner of Transportation. Marcia Banach, Director of Planning for the Town of South Windsor, anticipates the value of the easement will be such that we should go forward with the two appraisals and not make any attempt to justify circumventing this requirement. y r Please advise me what procedures are required by your office to both breach the non-access line and proceed with the appraisals . Should you have any questions or wish to discuss this matter, please call me at 860-871-7757 or contact me by e-mail at GFGibson@aol .com. Thank you in advance for your cooperation in this matter . Sincerely, Gordon F. Gibson, SR/WA GFG: g enc. (map) cc: M. Banach (without map) VOL. 1 O 7 4 PAGE 242 1 Town of South Windsor i 132-70-27C The parties hereto understand and agree in accordance with Section 18(b)of Special Act " 97-20,that the above-described premises are conveyed with the special limitation that the Town of South Windsor shall use said parcel of land for open space or storm water management and infrastructure improvement purposes,or may sell all or any portion of said parcels of land to a : purchaser who shall use such land for economic development purposes. Any such sale shall be made at a cost equal to the fair market value of the land as determined by the average of.the appraisals of two independent appraisers who shall be selected by the Commissioner of Transportation. Such cost shall be subject to the approval of such Commissioner,said town and the purchaser. All moneys received by the Town of South Windsor from any such sale shall be paid promptly to the State Treasurer and deposited in the Special Transportation Fund. If,in the case of the above-described parcel,the Town of South Windsor does not use said parcel for said purposes, does not retain ownership of all of said parcel,or leases all or any portion of said parcel,the parcel shall revert to the State of Connecticut and this deed shall become null and void. For a more particular description of the above-described premises,reference is made to a map to be filed in the South Windsor Town Clerk's Office, entitled: "TOWN OF SOUTH WINDSOR MAP SHOWING LAND RELEASED TO TOWN OF SOUTH WINDSOR BY THE STATE OF CONNECTICUT DEPARTMENT OF TRANSPORTATION I-291 AT JOHN FITCH y; BLVD. AND ELLINGTON RD. SCALE 1"=40' MAY 1998 JAMES F. BYRNES JR., P.E. CHIEF ENGINEER-BUREAU OF ENGINEERING AND HIGHWAY OPERATIONS". TOWN NO.132,PROJ.NO.70,SERIAL NO.27C,SHEETS 1 AND 2 OF 2. Signed thistl day of ,A.D.1999. •; es,gyp. 1 � Witnessed by: , State of Connecticut Denise L.Nappier Treasurer Duly Authorized STATE OF CONNECTICUT ) ss: Hartford COUNTY OF HARTFORD ) {` The foregoing Instrument was acknowledged before me this aekday of A.D. 1999, by Denise L. Nappier, Treasurer of the State of _ 4e`ctiiu"� t My Commission Expires �� 2of3 i - - GROUND BED Pleas INSTALLATION %j' ♦• �, �.. i! /� %%',• 47 �\ healer,' �•. ^0 291•F• �� L,, 4 0�/ N iirnhamvu - w .. 7 JL— LOCATION MAP PARCEL NO, 2 SCALE: 1"=2000' EASEMENT FOR VEHICULAR ACCESS AND SUB SURFACE ANODE HEADER I CABLE. EASEMENT AREA = 400f SQ. FT. 1 1 Di o 0 _ r�N T 1380+00 ;0 I �s Z R I ' I mm 1 150' H.E.L.C.O. R.O.W. I 1 STATE OF CONNECTICUT IT so DEPARTMENT OF TRANSPORTATION m� 1 132-70-27 I ' 1381+00 40' �///l RIGHT OF WAY 1 �I I o ANODE HEADER LINE RELEASE� CABLE � LINE 16 350• TO /.. r"' I Y// EXISTING o °+° V. PIPELINE 12" 135'_ 910 o?F IIYYV// Zen 1 Oz' I om. 00 N3gh9 15, r D� 1382t00 1 �• I n � o ' lI o r PARCEL N0. 1 a EASEMENT FOR,SUB SURFACE EASEMENT TO INSTALL z ;aail ANODE HEADER CABLE AND c� VEHICULAR ACCESS - 260f FT. 10 SUB SURFACE ANODE RODS. "'► 1 3 m� c I = EASEMENT AREA = 2025f SQ. FT. _ pl Oar C 1383+00 D 1/ 0 C Ir N r 1- mAla m� D � 0 o I m�/ TOWN OF SOUTH WINDSOR v " AREA - 14.8t ACRES 1384+00 In IJ (n Im APPROVED C ' m x I JUfN 3 0 2000 Ln Fes►t � SSUE � I l ' �1385+00 , BY •••••�..............•........ IPE LINE CO. 4 BUCKEYE 3 PROPOSED GROUND BED INSTALLATION 2 TOWN OF SOUTH WINDSOR WINDSOR, CT. 1 + DRAWN SEC CHKD. RDG APP'D. CLS DATE: 06 28 00 REV N01 DESCRIPTION OF REVISION DATE DATE SCALE: NONE NO. 1 1883—B t Department of Transportation �,,,� /�-�� 1� a C) Contract Fee Appraisers 6/9/00 Amadon&Associates,Inc. Per Day Late Fee: $100 Appraiser: Amadon Dean C. MAI Tax ID No.: 06-1358397 Supplementals: None Agreement No.: 9.30-05(98) Expiration Date: 5/31/03 Mailing Addr.: 100 Wells Street Fax No.: (860)706-0237 Hartford CT 06103 E-Mail: aassoci298@aol.com - Phone: (860)706-0232 Other: Appraisal Resources of Connecticut,Inc. Per Day Late Fee: $100 -.� Appraiser: Sauve James G. Tax ID No.: 06-1328320 Supplementals: Richard H_Barry,MAI,SRPA Agreement No.: 7.21-01(99) Robert A.Pfeifer,MAI Expiration Date: 7/31/04 Mailing Addr.: 104 Main Street Fax No.: (860)646-0245 Manchester CT 06040-3142 E-Mail: arc@connix.com Phone: (860) 646-0892 Other: Archambault&;Murray Appraisal Group Per Day Late Fee: $100 Appraiser: Reynold J.Archambault II Tax ID No.: 06-1248888 Supplementals: None Agreement No.: 02.03-01(00) Expiration Date: 2/28/01 Mailing Addr,: 1019 Farmington Ave. Fax No.: 860-583-9571 Bristol CT 06010-3955 E-Mail: appraise@esslink.com Phone: 860-589-1695 Other: 203-271-2288 Archambault&Murray Appraisal Group Per Day Late Fee: $100 Appraiser: Archambaul Daniel G. Tax ID No.: 044-68-6469 Supplementals: None Agreement No.: 02.03-02(00) Expiration Date: 2/28/01 Mailing Addr.: 1019 Farmngton Ave. Fax No.: 860-583-9571 Bristol CT 06010-3955 E-Mail: Phone: 860-589-1695 Other: 860-489-9290 Asset Appraisal Company,Inc. Per Day Late Fee: $15 Appraiser: Schenck Thomas N. MAI Tax ID No.: 06-1251585 Supplementals: None Agreement No.: 5.21-02(96) Expiration Date: 1/31/01 Mailing Addr.: 1 57 Imlay Street Fax No.: (860)522-6864 Hartford CT 06105 E-Mail: None Phone: (860)522-1333 Other: The Austin McGuire Company Per Day Late Fee: $100 Appraiser: McGuire Nancy Novelli MAI Tax ID No.: 06-1451609 Supplementals: Michael D. McGuire,MAI Agreement"No.: 2.26-05(98) Expiration Date: 2/28/03 Mailing Addr.: 8 Oakleigh Court Fax No.. (203)831-9042 Rowayton CT 06853 E-Mail: mcguire@valuenetl23.com Phone: (203)299-0101 Other: Page i of 8 Friday,June 09,2000 Contract Fee Appraisers Department of Transportation Contract Fee Appraisers 6/9/00 Thomas A.Ballachino,MAI(dba Ballachino Associates) Per Day Late Fee: $100 Appraiser: Ballachino Thomas A. MAI Tax ID No.: 06-1308370 Supplementals: None Agreement No.: 12.28-04(94) Expiration Date: 1/31/01 Mailing Addr.: 62 Washington Street,Second Floor Fax No.: (860)347-5820 Middletown CT 06457 E-Mail: tab@connix.com Phone: (860)347-5751 Other: Norman Benedict Associates,Inc. Per Day Late Fee: $100 Appraiser: Benedict Norman R. MAI, CRE Tax ID No.: 06-0767240 Supplementals: N.R.Benedict, Jr. Agreement No.: 6.03-02(98) Jarvis W.Nichols Expiration Date: 4/30/03 Mailing Addr.: 2795 Whitney Avenue Fax No.: (203)248-7771 Hamden CT 06518 E-Mail: nbavalue@iconn.net Phone: (203)248-5511 Other: James Boothroyd Per Day Late Fee: $100 Appraiser: Boothroyd James Tax ID No.: 049-32-4841 Supplementals: None Agreement No.: 2.15-02(00) Expiration Date: 1/31/01 Mailing Addr.: 124 Juniper Drive Fax No.: 860-675-5683 Avon ' CT 06001 E-Mail: Phone: 860-673-6997 Other: Brooks& Associates Per Day Late Fee: $100 Appraiser: Brooks Mark W. Tax ID No.: 115-48-0405 Supplementals: ?crone Agreement No.: 02.03-04(00) Expiration Date: 2/28/01 Mailing Addr.: 10 Serena Lane Fax No.: 860-354-9381 New Milford CT 06776 E-Mail: mbrooks03@sprynet.com Phone: 860-354-9318 Other: Buckley Appraisal Services,Inc Per Day Late Fee: $15 Appraiser: Buckley Francis J.,Jr. ASA Tax ID No.: 06-1253387 Supplementals: Christopher S.Buckley,ASA Agreement No.: 6.20-01(96) Expiration Date: 9/30/01 Mailing Addr., 338 Main St.,P.O.Drawer 460 Fax No.: (860)739-7433 Niantic CT 06357-0460 E-Mail: Being Changed(2/3/00) Phone: Greenwich-(860)739-3060 Other: Niantic-(203)629-6594 Calciano&Stern Appraisal Associates,Inc. Per Day Late Fee: $100 Appraiser: Calciano James F. Tax ID No.: 06-1009881 Supplementals: Donald Stern Agreement No.: 6.11-01(98) Expiration Date: 12/31/02 Mailing Addr.: 22 Pine Street,Suite 100 Fax No.: (860)589-2412 Bristol CT 06010 E-Mail: calciano_stem@yahoo.com Phone: (860)673-1196 Other: (860) 583-3766 Friday,June 09,2000 Contract Fee Appraisers Page 2 o;S Department of Transportation Contract Fee Appraisers 6/9/00 Charter Appraisal Company,Inc. Per Day Late Fee: S15 Appraiser: Mullane Donald P, MAI Tax ID No.: 06-1055099 Supplementals: None Agreement No.: 5.29-01(96) Expiration Date: 10/31/01 Mailing Addr.: P.O.Box 280867, 92 Connecticut Boulevard Fax No.: (860)289-6247 East Hartford CT 06128-0867 E-Mail: None Phone: (860)282-0837 Other; Connecticut Commercial Realty Per Day Late Fee: $15 Appraiser: Newman William M. Tax ID No.: 06-1539189 Supplementals: None Agreement No.: 3.21-03(96) Expiration Date: 3/31/0I Mailing Addr.: P.O.Box 2089 Fax No.: (860)444-7706 New London CT 06320 E-Mail: Phone: (860)444-7704 Other: Enviroval,Inc. Per Day Late Fee: $15 Appraiser: Benedict Norman R. MAI Tax ID No.: 06-1452984 Supplementals: N.R.Benedict,Jr. Agreement No.: 7.25-04(97) Jarvis W.Nichols Expiration Date: 6/30/02 Mailing Addr.: 2795 Whitney Avenue Fax No.: (203)248-7771 Hamden CT 06518 E-Mail: nbavalue@iconn.net Phone: (203)248-5511 Other: John B. Flint,MAI,CPM,Sole Proprietor Per Day Late Fee: $100 Appraiser: Flint John B. MAI, CPM Tax ID No.: 12.03-03(99) Supplementals: None Agreement No.: 10.10-02(96) Expiration Date: 2/28/01 Mailing Addr.: 532 Hopmeadow Street Fax No.: (860)658-1920 Simsbury CT 06070 E-Mail: crfjbf@aol.com Phone: (860)658-1929 Other: Louis J. Galullo Real Estate Appraisals Per Day Late Fee: $15 Appraiser: Galullo Robert L. Tax ID No.: 06-1293562 Supplementals: Louis J. Galullo,ASA Agreement No.: 6.13-04(97) Expiration Date: 6/30/02 Mailing Addr.: 130 Mount Vernon Avenue Fax No.: (203)575-9579 Waterbury CT 06708 E-Mail: robert.galullo@snet.net Phone: (203)757-2835 Other: Rachel Gioia Associates Per Day Late Fee: $100 Appraiser: Gioia Rachel G. MAI Tax ID No.: 06-1385302 Supplementals: None Agreement No.: 3.09-02(98) Mailing Addr.: 2389 Main Street Expiration Date: 6/30/01Fax No.: (860)659-1625 Glastonbury CT 06033 E-Mail: rachel.gioia@snet.net Phone: (860) 657-3822 Other: Friday,dune 09, 0000 Contract Fee Appraisers Page 3 of 8 Department of Transportation Contract Fee Appraisers 6/9/00 Hunter,Goodsell&Andrews,LLC Per Day Late Fee: $100 Appraiser: Goodsell Phillip A. Tax ID No.: 06-1433166 Supplementals: Bruce Hunter Agreement No.: 10.23-04(98) Expiration Date: 4/30/03 860 Mailing Addr.: 772 Farmington Avenue Fax No.: ( )676-9459 Farmington CT 06032 E-Mail: hgallc@esslinl-.com Phone: (860) 677-9646 Other: R.F.Hagearty&Associates,Inc. Per Day Late Fee: $IS Appraiser: Hagearty Richard F. SRA Tax ID No.: 06-1105991 Supplementals: None Agreement No.: 6.10-02(96) Expiration Date: 10/31/01 Mailing Addr.: P.O. Box 280125,94 Conn.Blvd. Fax No.: (860)282-9522 East Hartford CT 06128-0125 E-Mail, Phone: (860)282-0851 Other: Frederick J.Harrington,VIAI,SRA,Sole Proprietor Per Day Late Fee: $15 Appraiser: Harrington Frederick J. MAI,SRA Tax ID No.: 06-1146083 Supplementals: None Agreement No.: 8.14-05(95) Expiration Date: 8/31/00 Mailing Addr.: 225 North Main Street,Suite 401,P.O.Box 55 Fax No.: (860)584-8563 Bristol CT 06011-0550 E-Mail: Phone: (860)584-5000 Other: T.W.Henry Real Estate Appraisals L.L.C. Per Day Late Fee: $15 Appraiser: Henry Thomas W. MAI Tax ID No.: 06-1394289 Supplementals: None Agreement No.: 5.30-09(96) Expiration Date: 10/31/01 Mailing Addr.: 33 Wynding Hills Road Fax No.: (860)651-4049 East Granby CT 06026 E-Mail: Phone: (860) 651-4034 Other: Italia&Lemp,Inc. Per Day Late Fee: $15 Appraiser: Italia Christopher A. MAI Tax ID No.: 06-1370658 Supplementals: Patrick A. Lemp Agreement No.: 8.25-03(99) Expiration Date: 8/31/04 Mailing Addr.: 6 Central Row,3rd Floor Fax No.: (860)246-4252 Hartford CT 06103 E-Mail: Phone: (860) 246-4606 Other: Kerin Commercial Real Estate Per Day Late Fee: $100 Appraiser: Kerin Christopher K. MAI Tax ID No.: 203-23-5531 Supplementals: None Agreement No.: 6.17-01(98) Expiration Date: 9/30/01 Mailing Addr,: P. 0.Box 814 Fax No.: (203)426-2474 Newtown CT 06470 E-Mail: Phone: (203)426-8933 Other: Friday,June o9,2000 Contract Fee Appraisers Page 4 of 8 Department of Transportation Contract Fee Appraisers 6/9/00 Peter M.Kilbride,Sole Proprietor Per Day Late Fee: $100 Appraiser: Kilbride Peter M. Tax ID No.: 044-38-3882 Supplementals: None Agreement No.: 6.01-01(99) Expiration Date: 5/31/02 Mailing Addr.: 441 Boston Street,P.O.Box 625 Fax No.: (203)458-3456 Guilford CT 06437 E-Mail: theltwo@aol.com Phone: (203)458-9422 Other: Walter J.Kloss,RM,Sole Proprietor Per Day Late Fee: $100 Appraiser: Kloss Walter J. RM Tax ID No.: 06-1414831 Supplementals: None Agreement No.: 1.30-04(97) Expiration Date: 3/31/01 Mailing Addr.: 185 Sandy Hill Road,P.O.Box 931 Fax No.: (203)598-0203 Middlebury CT 06762 E-Mail: wkloss@hotmail.com Phone: (203) 598-7211 Other: Liberty Unlimited,Inc. Per Day Late Fee: $15 Appraiser: Girian Timothy P. MAI,ASA Tax ID No.: 363-35-8515 Supplementals: None Agreement No.: 3.07-02(95) Expiration Date: 11/30/01 Mailing Addr.: 60 Arch Street Fax No.: (203)661-7261 Greenwich CT 06830 E-Mail: girian@woridnet.att.net Phone: (203) 869-0100 Other: John Lo Monte Real Estate Appraisers&Consultants Per Day Late Fee: $100 Appraiser: Lo Monte John CCRA,GRI,C Tax ID No.: 044-50-9804 Supplementals: Drone Agreement No.: 10.04-01(99) Expiration Date: 12/31/00 Mailing Addr.: P.O.Box 290-0563 Fax No.: (860)635-3339 Wethersfield CT 06129-0563 E-Mail: Phone: (860) 635-7500 Other: (860)632-2289 R.P.McDermott Associates,Inc. Per Day Late Fee: $100 Appraiser: McDermott Richard P. MAI Tax ID No.: 06-1372126 Supplementals: None Agreement No.: 8.04-01(98) Expiration Date: 2/28/03 Mailing Addr.: 11 Mountain Avenue Fax No.: (860)242-1530 Bloomfield CT 06002 E-Mail: Phone: (860)242-2700 Other: Michaud Company Per Day Late Fee: $15 Appraiser: Michaud Richard A. MAI Tax ID No.: 06-1370358 Supplementals: None Agreement No.: 11.25-02(97) Expiration Date: 10/31/02 Mailing Addr.: 431 Orange Street Fax No.: (203)789-1558 New Haven CT 06511 E-Mail: www.michaudco.com Phone: (203) 789-1355 Other: rriday,Jun_09,2000 Contract Fee Appraisers Page 5 of 8 Department of Transportation Contract Fee Appraisers 6/9/00 Morrow Morgan Smith,Inc. Per Day Late Fee: $15 Appraiser: Morrow Thomas C. MAI Tax ID No.: 06-1336862 Supplementals: Stephen P. Smith Agreement No.: 5.21-04(96) Kathleen A.Yager Expiration Date: 4/30/01 Mailing Addr.: 270 Farmington Avenue Fax No.: (960)678-9359 Farmington CT 06032 E-Mail: None Phone: (860) 678-1530 Other: Archambault& Murray Appraisal Group Per Day Late Fee: $100 Appraiser: J.Murray Richard SRA Tax ID No_: 06-1115734 Supplementals: None Agreement No.: 02.03-03(00) Expiration Date: 2/28/01 Mailing Addr.: 1019 Farminton Ave. Fax No.: 860-583-9571 Bristol CT 06010-3955 E-Mail: appraise@esslink.com Phone: 860-589-1695 Other: John W.Nitz,MAI,Sole Proprietor Per Day Late Fee: $100 Appraiser: Nitz John W. MAI Tax ID No.: 06-1393246 Supplementals: None Agreement No.: 7.15-04(99) Expiration Date: 7/31/00 Mailing Addr.: 155 Greystone Drive Fax No.: (860)276-8464 Plantsville CT 06479-1856 E-Mail: jnitz008@aol.COM Phone: (860)276-0298 Other: Robert N.Noce Associates,Inc. Per Day Late Fee: $100 Appraiser: Noce Robert N. MAI,SREA, Tax ID No.: 06-0924958 Supplementals: Christina M.Noce Agreement No.: 5.07-01(98) Expiration Date: 4/30/03 Mailing Addr.: 58 Division Street,P.O.Box 38 Fax No.: (203)778-5059 Danbury CT 06810 E-Mail: Phone: (203)748-9256 Other: Henry J.O'Brien Appraisal Services Per Day Late Fee: $15 Appraiser: O'Brien Henry J. MAI Tax ID No.: 06-1437476 Supplementals: None Agreement No.: 5.01-03(97) Expiration Date: 4/30/02 Mailing Addr.: 545 Waterville Road Fax No.: (860)674-9195 Avon CT 06001 E-Mail: Phone: (860) 674-9097 Other: Oles &Jerram,Inc. Per Day Late Fee: $15 Appraiser: Oles Arthur P. MAI,SRA Tax ID No.: 06-1224464 Supplementals: James E. Jerram,III,MAI,SRA Agreement No.: 03.15-02(96) Expiration Date: 3/31/01 Mailing Addr.: 32 City Hall Avenue,P.O.Box 449 Fax No.: (860)496-1694 Torrington CT 06790-0449 E-Mail: olesjerr@freewivweb.com Phone: (860)489-3236 Other: Friday,June 09,2000 Contract Fee Appraisers Page 6 of 8 Department of Transportation Contract Fee Appraisers 6/9/00 O'Malley,O'Rourke&Bezz Appraisal Associates,Inc. Per Day Late Fee: $15 Appraiser: Bezz Cynthia Landolt Tax ID No.: 06-1409636 Supplementals: None Agreement No.: 9.21-03(95) Expiration Date: 7/31/00 Mailing Addr.: 160 Oak Street,P.O.Box 1056 Fax No.: (860)659-2613 Glastonbury CT 06033 E-Mail: �- Phone: (860) 659-2701 Other: B.J.Pape & Co.,Inc. Per Day Late Fee: $15 Appraiser: Pape Barbara J. Tax ID No.: 06-1224242 Supplementals: None Agreement No.: 10.08-01(96) Expiration Date: 6/30/01 Mailing Addr.: 296 Black Rock Turnpike Fax No.: (203)938-2157 Redding CT 06876 E-Mail: Phone: (203)938-3057 Other: Russ Appraisal Service,A Division of Russ,L.L.C. Per Day Late Fee: $100 Appraiser: Russ Edgar B. SRA Tax ID No.: 06-1424180 Supplementals: Howard B.Russ Agreement No.: 05.19-01(99) Expiration Date: 5/30/04 Mailing Addr.: P.O.Box One,223 Boston Post Road Fax No.: (860)443-6535 Waterford CT 06385 E-Mail: Phone: (860)442-5719 Other: Valerie Sandberg,dba Platt Associates Per Day Late Fee: $100 Appraiser: Sandberg Valerie Tax ID No.: 048-56-6443 Supplementals: None Agreement No.: 9.07-04(99) Expiration Date: 10/31/02 Mailing Addr.: 423 Riverside Drive,P.O. Box 849, Fax No.: (860)923-1184 Thompson CT 06255 E-Mail: platt.associates@snet.net Phone: (860) 923-1151 Other: Santacroce Associates LLC Per Day Late Fee: $100 Appraiser: Santacroce David A. Tax ID No.: 034-42-1442 Supplementals: None Agreement No.: 02.24-03(00) Expiration Date: 2/28/05 Mailing Addr.: 68 Erin St. Ext. Fax No.: Middletown CT 06457 E-Mail: Phone: 860-347-5337 Other: 860-347-2215 Rainbow Appraisals Per Day Late Fee: $100 Appraiser: Sarno Anthony Tax ID No.: 085-40-3110 Supplementals: Drone Agreement No.: 1.27-01(00) Expiration Date: 1/31/01 Mailing Addr.: 6 Kreiner Lane Fax No.: 203-845-2362 Norwalk CT 06850 E-Mail: Phone: 203-845-2362 Other: Friday,June 09,2000 Contract Fee Appraisers Page 7 of 8 Department of Transportation Contract Fee Appraisers 619100 Susan Shanley Per Day Late Fee: $100 Appraiser: Shanley Susan Tax ID No.: 048-38-6177 Supplementals: None Agreement No.: 2.29-01(00) Expiration Date: 2/28/01 Mailing Addr.: 61 Millis Street Fax No.: Hamden CT 06514 E-Mail: Phone: 203-230-9984 Other: F.Jerome Silverstein,MAI,SRPA,dba F.Jerome Silverstein Appraisal Co. Per Day Late Fee: $100 Appraiser: Silverstein F.Jerome MAI,SRPA Tax ID No.: 06-1040595 Supplementals: None Agreement No.: 10.03-05(96) Expiration Date: 1/31/01 Mailing Addr.: 302 State Street, Suite 307,P.O.Box 150 Fax No.: (860)443-4779 New London CT 06320 E-Mail: None Phone: w. (860)444-7000 Other: h.(860)443-3303 Ramesh Singhal,Sole Proprietor Per Day Late Fee: $100 Appraiser: Singhal Ramesh Tax ID No.: 049-48-6518 Supplementals: None Agreement No.: 11.19-01(98) Expiration Date: 2/28/02 Mailing Addr.: 827 Mapledale Road Fax No.: (203)795-6800 Orange CT 06477 E-Mail: singhal777@aol.com Phone: (203)795-6562 Other: Teresa E. Spada(dba O,R&L Appraisal and Consulting) Per Day Late Fee: $15 Appraiser: Spada Teresa E. Tax ID No.: 151-34-2836 Supplementals: Charles M.Wisnioski Agreement No.: 7.11-06(97) Expiration Date: 12/31/01 Mailing Addr,: 666 Old Main Street Fax No.: (860)563-4305 Rocky Hill CT 06067 E-Mail: Phone: (860) 563-4261 Other: Charles M. Wisnioski dba O,R&L Appraisal and Consulting Per Day Late Fee: $100 Appraiser: Wisnioski Charles M. Tax ID No.: 012-38-1104 Supplementals: Teresa E. Spada Agreement No.: 5.18-03(99) Expiration Date: 5/30/00 Mailing Addr.: 666 Old Main Street Fax No.: (860)563-4305 Rocky Hill CT 06067 E-Mail: Phone: (860)563-4261 Other: Friday,June 09,2000 Contract Fee Appraisers Page 8 of 8 STATE OF CONNECTICUT APPRAISAL FEE SCHEDULE EFFECTIVE JULY 1,2000 CLASS I VACANT LAND Total Take Partial Take A. Residential/Agricultural LAR 29TT LAR 29PT 1. One building site including oversized lot $500 $900 $650 $1,100 2. More than one site $850 $1,450 $1,050' 0 ,70 $1 3. Subdivisions $1,700 $ ,700 Note: For added work or agricultural, use fee for one of the above classifications plus an appropriate amount allowed under CLASS III,Special Parcels B. Commercial,Industrial,Institutional&Parks 1. Five acres or less,not more than one site $750 $1,100 $1,200 $1,500 2• Two or more sites or less than 10 acres $1,100 $1,250 $1,400 $1,650 3. Over 10 Acres $1,300 $1,600 $1,600 $2,100 Note: For complex developments, use fee for one of the above classifications plus an appropriate amount allowed under CLASS III,Special Parcels CLASS II-D PROVED LAND Total Take Partial Take A. Residential Sum 29TT Sum 29PT 1. Single family dwelling $350 $500 2. Two to four family dwelling S650 $1,350 $900 $1,600 3• Multiple family five to twenty-four units $1,200 $1,900 $1,400 $2,300 Note: For special situations requiring additional work or exposure, use one,of the above classifications plus an appropriate amount allowable under CLASS III Special Parcels B. Commercial,Industrial,Institutional;including office building - 1 One - two stories with not more than 10,000 sq. ft. of $1,850 $1,900 building area 2. One - two stories with more than 10,000 sq. & of building $2 000 $2,600 area but less than 75,000 sq. it. ' 3• One-two stories and not more than four apartments $1 800 $2,200 4• One or two stories and four to sixteen apartments $2,150 $2,400 5. Gasoline Service Stations $2,100 $2,500 Note: More than two stories and/or more than sixteen apartments and/or greater than 75,000 sq. fL, use Class III applying an appropriate negotiated amount. Three or more story buildings not in above,use appropriate base Class plus Class III applying appropriate negotiated amount C. Agricultural Property 1• Farm land and buildings less than fifty acres $1,800 $2,400 2• Farm land and buildings more than fifty acres $2,000 $2,600 Note: Summary(Sum)appraisal report formats Include the URAR and Small Income Property Reports. INVOICE '' Date: August 18,2000 Tl`- Sr- iTh CHARTER APPRAISAL COMPANY INC File 0-132 92 Connecticut Boulevard, Box 280867 Ref.- East Hartford, CT 06128-0867 Phone (860) 282-0837 To: Town of South Windsor 1540 Sullivan Avenue South Windsor CT 06074 Attention: Marie FOR PROPERTY LOCATED AT: W/S John Fitch Boulevard South Windsor CT 06074 PROFESSIONAL SERVICES RENDERED: Property Valuation Fee: $600.00 Paid: $0.00 Balance: $600.00 Terms: Net 30 days Tax Identification Number 06-1055099 SAL UE FINDING RL�'►STRIC'T � VISE'RLAL E►S'TATE APPRAISAL.M., 1 T `O�'R .ME STATK O ON T' UT D P;AR' '1 I T OF RA SP�JRTA!' '. Im lip OF:HIGHWAYS. 4 . Appraisal Firm Name: CHARTER APPRAISAL COMPANY,INC. Appraiser's Name: DONALD P.MULLANE Address: 92 CONNECTICUT BOULEVARD,EAST HARTFORD,CT 061208-0867 Telephone Number: (860)282-0837 Project and Serial Number: N/A Federal Aid Project Number: N/A Identity of Project: Property Owner: TOWN OF SOUTH WINDSOR Property Owner's Address: 1540 SULLIVAN AVENUE,SOUTH WINDSOR,CT Property Address: W/S ELLINGTON ROAD,SOUTH WINDSOR General Classification of Property Being Appraised:VACANT LAND Valuation Date: AUGUST 8,2000 Benefits/Damages/Value: $7,700.—TOWN,$350.-STATE Total Partial Easement(s)X. Other(s) RESTRICTED USE VALUE FINDING APPRAISAL STATE OF CONNECTICUT Department of Transportation,Office of Rights of Way Owner::TW ON OF SOUTH WINDSOR, Easements X Project&Serial No Release l;ederal T'roject:l�Io,: Lease. Town: SOUTH WINDSOR 1. Identification of Property: a. Location and Address: WEST SIDE ELLINGTON ROAD,SOUTH WNNDSOR b. Legal Description: SEE ATTACHED DEED C. Ownership: (1) Owner's Name: TOWN OF SOUTH WNDSOR (2) Owner's Address: 1540 SULLIVAN AVENUE, SOUTH WINDSOR,CT (3) Tenant's or Lessee's Name: NONE (4) Person Interviewed: MARCIA BANACH,TOWN PLANNER Interviewed by: DONALD MULLANE 2. Date owner advised of opportunity to accompany appraiser in Inspection of property: 08/03/2000. 3. Brief Narrative Description of Entire Property and Part to be Valued:TOTAL PROPERTY CONSISTS OF 14.8 ACRES OF LAND SHOWN ON THE COPY OF TOWN CLERKS'MAPS#2547&2548,ATTACHED. EASEMENTS WILL BE ACQUIRED IN CONNECTION WITH A GROUND BED INSTALLATION FOR BUCKEYE PIPELINE CO.,AS SHOWN ON THEIR MAP DATED 06/28/2000. PURPOSE:Determine Fair Market Value of Subject; ZONE:CD.—INTERSTATE CORRIDOR;UTILITIES:ALL AVAILABLE; PRESENT USE:VACANT LAND;HIGHEST&BEST USE:COMMERCIAL DEVELOPMEMT; MISC./COMMENTS: See additional comments in addendum. 4. Land Valuation: (a) Land area(square feet or acreage): Area=5,925 SF,TOWN;400 SF, STATE. (b) Value,on a per unit basis,supported by land sales or rentals in the appraisal:$2.60/SF (c) Sale reference: See Sales Sheets in Addendum 5. Value of each improvement(cost-to-cure items):NONE (Material and labor cost should be documented in the State's files for the project.) (a) $. (b) (c) (d) Damage to remainder(cost-to-cure items):NONE Total $0. 6. Summary: (a) Value of land (b) (c) Value of improvements (d) Acquisition,Release or Rental Value $. (Say $7,700.,TOWN;$350.,STATE) 7. Date of Inspection&Valuation: AUGUST 8,2000 Appraiser:DONALD P.MULLANE Appraisal Firm:CHARTER APPRAISAL CO. 8. Attachments: Photographs of Subject X Property Sketch(Sketch of Total Parcel also required) X Additional Narrative,Sales Analysis,Capitalization Process ie.(if required) X Comparable Sales with Photographs X Comparable Sales and Subject Location Map X 5 Year Sales History—SEE COPY OF 1999 TRANSFER FROM STATE TO TOWN IN ADDENDA Conn.DOT 25,000 3/99 ACQUISITION,RELEASE OR LEASE VALUE FINDING ESTIMATE This restricted use format is to be used for Acquisition, Release or Lease Appraisals on properties where a direct value estimate is applicable to determine marketability; when estimated Damages, Excess Property Value or Annual Rental is$25,000 or less, or when a complete appraisal report is not deemed necessary. If severance damage or plottage value is involved,adequate explanation is to be given In this appraisal. The Value Finding Estimate should include the valuation of whatever improvements and/or land that may be necessary, for a valid conclusion. A brief explanation and sketches may be submitted to justify the value premise proposed by the appraiser. This is especially significant when considering an assemblage. Where several choices are available the reasoning for your particular combination or selection should be noted. Care should be taken not to arbitrarily section off land parcels by areas alone. Boundaries created by physical features and/or legal documents and/or restrictive regulations,public or private,such as zoning lines,leased areas,etc.,should be delineated in this sketch. The appraiser should include,in his sketch,the portion not being processed to a value conclusion,so that the reviewer can readily see the relationship to the release area. The appraiser is required to list all site improvements and structures,and if affected by greater utility by the purchase of the excess land,this must be addressed in the value conclusion. The appraiser's final comment will include a statement that "the opinion would not be significantly different if a full before and after appraisal had been prepared". Should a complete appraisal be required,the appraiser will be contacted. The appraiser is required to provide sufficient market data for comparability to support the value conclusions. Estimates of costs may be supported by a cost service or a skilled specialist, if applicable. Should there be any uncertainty,please contact the appropriate Supervisor in the Office of Rights of Way for further direction. The appraiser is not an expert in hazardous materials or contaminants. If any elements are known,they are reported in the appraisal. The appraisal is then based upon the site as if clean. The appraiser reserves the right to change his appraisal if substantial amounts are found to be present. When estimating annual rental,some explanation together with computations are required to show how rental value is obtained: i.e.: Estimated Value x Capitalization Rate-Annual Net Rental The purpose of the appraisal is to estimate Market Value/Damages to subject property as a result of the State's proposed release/lease/acquisition. Market Value is defined as the most probable price which a property will bring If exposed for sale in the open (market allowing a reasonable time to find a purchaser who buys with knowledge of all the uses to which it is adapted and for which it is capable of being used-neither buyer nor seller being under abnormal pressure. .Leased Fee is defined as a property held in fee with the tight of use and occupancy conveyed by lease to others. A property consisting of the right to receive ground rentals over a period of time,plus the right of ultimate repossession at the termination of the lease. (Considered only if severance is valued in this appraisal.) Highest and Best Use is defined as the most profitable likely use to which a property can legally be put. My opinion of such use is based on the highest and most profitable continuous use to which the property is adapted and needed and likely to be in demand for the reasonably near future. Any elements affecting value which depend upon events or a combination of occurrences which,while within the realm of possibility are not fairly shown to be reasonably probable,were excluded from consideration. Also,if the intended use was dependent on an uncertain act of another person,said use was not considered to be an inheritable estate. Fee Simple Interest is defined as an absolute fee;a fee without limitations to any particular class of heirs or restrictions,but subject to the limitations of eminent domain,escheat,police power,and taxation. A Fee Simple Interest is usually considered to be an inheritable estate. Appurtenances and Easements are defined as the incidental rights and interests over abutting property and/or the subject property that attach to and will pass with the land; for example,Rights of Way and Easements which this appraiser understands will be considered with subject land,if applicable. Release Value in Assemblage is defined as the total value impact upon an improved or unimproved parcel of land when the relea$c parcel is assembled to it. It includes the value of the release parcel itself,as well as any accruing value enhancements or diminutions,when combined with the first parcel. This value is usually estimated for nonconforming releases wherein the abutter's parcel is appraised first,the assemblage=6nd,and the difference between the two becomes the release value. If the appraised value is a fractional interest,a physical segment, or a partial holding, as stated in the appraisal,the value of the property being appraised cannot be used to estimate the value of the whole simply by mathematical extension. The value of a separate partial interest may differ from it's contribution to the whole. LIMITING CONDITIONS The statements contained in this appraisal are true and the information upon which the opinions expressed herein are based,is correct to the best of my knowledge and belief subject to the limiting conditions herein set forth: The legal description furnished is assumed to be correct. No responsibility is assumed for matters legal in character,nor is any opinion rendered as to title,which is assumed to be good. The plot in this report is included to help the reader to visualize the property. No survey of this land has been furnished the appraiser,and no responsibility is assumed in connection therewith. This report has been prepared on an abbreviated format. I have determined that this report will not be misleading to the reader and will provide adequate support for my value. To the best of the appraiser's knowledge and belief,the statements and opinions contained in this report are supportable. The factual data has been compiled by the appraiser from sources deemed reliable,but no responsibility is assumed for its accuracy. CERTIFICATE OF APPRAISER OWNER: TOWN OF SOUTH WINDSOR FEDERAL PROJECT NUMBER: LOCATION: W/S ELLINGTON ROAD STATE PROJECT NUMBER: TOWN: SOUTH WINDSOR SERIAL NUMBER: I hereby certify: 1) That the preparation of the report and analyses,opinions and conclusions were developed,and this report has been prepared,in conformity with the Uniform Standards of Professional Appraisal Practice. 2) I have personally inspected the property that is the subject of this report,and that I have afforded the property owner the opportunity to accompany me at the time of inspection. I have also made a personal field inspection of the comparable sales relied upon in making said appraisal. The subject and the comparable sales were as represented by the photographs contained in said appraisal. 3) To the best of my knowledge and belief,the statements contained in the appraisal hereinabove set forth are true,and the information upon which the opinions expressed therein are based is correct,subject to the limiting conditions therein. 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. 4) I understand that such appraisal may be used in connection with acquisition or release of property by the State of Connecticut,possibly with the assistance of Federal Aid Funds. To the best of my knowledge, such appraisal has been made in conformity with Federal requirements and with the appropriate State laws,regulations,and policies and procedures applicable to appraisal for such purposes and in conformity with the Uniform Standards of Professional Appraisal Practice. No portion of the value assigned to such property consists of items which are noncompensable under the established laws of said State. 5) My engagement in this assignment was not contingent upon developing or reporting predetermined results. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 6) Neither my employment nor my compensation for completing this assignment is 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 occurrpoce of a subsequent event directly related to the intended use of this appraisal. 7) 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. 8) No one provided significant professional assistance to the person signing this report except as stated in this report. 9) 1 will not reveal the findings and results of such appraisal to anyone other than the proper officials of the Connecticut State Department of Transportation or proper officials of the Federal Government until authorized by State officials to do so,or until I am required to do so by due plocess of law,or until I am released from this obligation by having publicly testified as to such findings. 10) My opinion of the Market Value is based upon my independent appraisal and the exercise of my professional judgment without collaboration or direction as to said value. My analyses,opinions and conclusions were developed independently,and this report has been prepared in conformity'with the Uniform Standards of Professional Appraisal Practices, 11) As of this day my value would not be different had I completed a full"Before"and"After"appraisal. Remaining land and improvements are unaffected by the Taking unless specifically noted in this appraisal. 12) That, the appraiser has determined that this report is not so limited in scope that it tends to mislead or confuse users of the report or the public. However,the appraiser's complete file is available on request. 13) That my opinion of Market Value for the Subject Easements,as of the 8th. day of August, 2000,are$7,300.to the Town of South Windsor,and$350.to the State of Connecticut,based upon my independent isal and the exercise of m rofessional judgment. DATE: 08/08/2000 SIGNATURE: ..- LICENSE#: 438 EXPIRATION DATE: 4/30/01 :, I I . �1. .1.1.�. ,�.�� .�,�.��.� ..�.�� .�. ''.. �� ....,...,.�.. I .� I . � :::.:.�: !::�� : .:� � A�,D1.DEl.D PHOTOGRAPHS OP SUBJECT; PROPERTY SKETCH(COPY OF T.C.MAPS) 1. COPY OV BUC:it i PIPE LINE CO. MAP`SHOWING EAASEMtNTS LAND APPRAISAL REPORT i OF SCOPE APPRMSAPa�NARRATIVE DISC.USSIO.N.-CALCULATIONS. COMPARABLE SALES DESCRIPTIONS AND.$ITK PLANS COMPARABLE SALES AND SUBJECT LOCA II TION MAP':.` COPY O.F DEEI)—LEOAL DESCRIPTION SUBJECT PROPERTY PHOTOS VIEW OF SUBJECT FROM ELLINGTON ROAD FRONTAGE T ELLINGTON ROAD VICINITY TO NORTH II ELLINGTON ROAD VICINITY TO SOUTH PROPERTYSUBRCT r r VIEW OF SUBJECT AREAS WHERE EASEMENTS WILL BE GRANTED A r_ f • OVERALL VIEW OF ' •M 1-291 OVERPASS y VIEW OF EASEMENT AREAS r FROM 1-291 g a , 41 • - � rfAxsS{1, .3. �. d� ;. % .E: �x-r:.yS�' '� 1��\ y ..,. I.. �'�. •sue ....,.. .. �{i P t \a t s ° � a Ia I F r 8 low �wµWM N I! M.. EOXXECI NERX W. + —leftI ^� �-- B011(fYPRU l U.S.FZo!{I E II 51 - .,OHM FITCH .,OHM FITCH BgllfyppD - ,• ° �� GROUND BED � INSTALLATION,�: o`• oa'�' �' �� 'l� ,,'%','Pleas dn; o l 97•��.° •� .t healer,' ��nn � ••.•.�� .�•' r D `. V•c•� `\ .�. • • •. • � t ' 1 iurnham ru y,� as auRNNAN LOCATION MAP PARCEL NO. 2 SCALE; 1"-2000' EASEMENT FOR VEHICULAR ACCESS AND SUB SURFACE ANODE HEADER I CABLE. EASEMENT AREA = 400f SQ. FT. 1380+00 150' H.E.L.C.O. R.O.W. m I I 1 STATE OF CONNECTICUT so. DEPARTMENT OF TRANSPORTATION z , �` 132-70-27 1 49.5' 1381+00 RIGHT OF / %AI 1 0 El1 40' ANODE HEADER CABLE WAY LINE & R m 350, , T �ASC LINE / f - . - o PIPELINE � ;135' 0 x I Z �515*91jl 70 15' 1382+00 D t ° z 0 PARCEL NO, 1 O= o z 6 EASEMENT FOR SUB SURFACE ANODE HEADER CABLE AND EASEMENT TO INSTALL VEHICULAR ACCESS - 260f FT. 10 SUB SURFACE ANODE RODS. �? XI s,I EASEMENT AREA = 2025t SQ, FT. C� 0 N 0 r I; ZI p1 In�� G7I 383+00 D co - < m 'OI zjQ my a MD mI v1? m TOWN OF SOUTH WINDSOR ro c o AREA = 14.8t ACRES N I`t 'tN I �/ r c I -1384+00 01 I M � APPROVED r`n I X I� 1 1 >r 1 J�JtiI 3 0 2000 NI , � 49.5 1 1 ISSUE 1385+00 BY. 4 BUCKEYE IPE LINE CO. 3 PROPOSED GROUND BED INSTALLATION 2 .TOWN OF SOUTH WINDSOR WINDSOR, CT. 1 DRAWN SEC CHKD. RDG APP'D. CLS NO. DESCRIPTION OF REVISION BY APPR DATE: 06 28 00 NO. 1 1883—B REV DATE DATE I SCALE: NONE Ile No.SW ESMNT Pa e#1 LAND APPRAISAL REPORT File No. SW ESMNTS Borrower TOWN OF SOUTH' WINDSOR STATE OF CONN. Census Tract Map Reference Property Address WEST SIDE OF ELLINGTON ROAD, EAST SIDE OF JOHN FITCH BOULEVARD City SOUTH WINDSOR County HARTFORD • State CT Zip Code 06074 LegaiDescription SEE COPY OF DEED, ATTACHED - VOL 1074/P241 SO:WINDSOR LAND RECORDS Sale Price$ N/A Date of Sale N/A Loan Term N/A yrs. Property Rights Appraised ❑Fee ❑Leasehold ❑De Minimis PU Actual Real Estate Taxes$ N/A (y0 Loan charges to be paid by seller$ N/A Other sales concessions N/A Lender/Client TOWN OF SOUTH.WINDSOR Address SOUTH WINDSOR CT 06074 occupant VACANT : Appraiser D. MULLANE InstructionstoAppraiser DEVELOP AN OPINION OF THE AFFECT ON VALUE OF THE EASEMENTS TO BE AC UIRED FROM THE TOWN AND THE STATE. Location ❑Urban ❑Suburban ❑Rural Good Avg. Fair Poor Built Up ]Over 75% []25%to 75% ❑Under 25% Employment Stability ❑ ❑ ❑ ❑ Growth Rate ❑Fuly Dev. ❑Rapid ®Steady ❑Slow Convenience to Employment ® ❑ ❑ ❑ Property Values ®Increasing ❑Stable ❑Declining Convenience to Shopping ❑ ® ❑ ❑ Demand/Supply ❑Shortage ®in Balance ❑Oversupply Convenience to Schools ❑ ® ❑ ❑ Marketing Time ❑Under 3'Mos: ®4-6 Mos. ❑Over 6 Mos. Adequacy of Public Transportation ® ❑ ❑ ❑ Present Land Use 2 0%1 Family_%2-4 Family %Apts. _%Condo 3 0%Commercial• Recreational Facilities ® ❑ ❑ ❑ • 10%Industrial 20%Vacant 20% AGRICULTURAL Adequacy of Utilities ❑ ® ❑ ❑ Change in Present Land Use ❑Not Likely Q Likely(*) ®Taking Place(*). . Property Compatibility ❑ ® ❑ ❑ (*)From VACANT To COMMERCIAL Protection from Detrimental Conditions El F ❑ Predominant Occupancy ®Owner 0 Tenant 5 %Vacant Police and Fire Protection ❑ ® ❑ ❑ Single Family Price Range $ 125 to$ 180 Predominant Value$T 150 General Appearance of Properties ❑ ® ❑ ❑ Single Family Age 40 yrs.to 100 yrs. Predominant Age 50 yrs.,: Appeal to Market ® ❑ ❑ ❑ Comments Including those factors,favorable or unfavorable,affecting marketability(e.g.public parks,schools,view,noise):AN AREA JUST OVER THE EAST HARTFORD TOWN LINE BEING DEVELOPED. AS LIGHT INDUSTRIAL : "INTERSTATE CORRIDOR" COMMERCIAL ZONE. THE EXTENSION OF .1-291 EASTERLY FROM ROUTE 5 TO A: FULL INTERCHANGE WITH 1-84 HAS PROVIDED EXCELLENT REGIONAL MOBILITY FOR: THESE USES. Dimensions IRREGULAR. SEE PROPERTY MAP = 14.8AC. Sq.FtorAcres ❑Corner Lot Zoning classification C D, INTERSTATE C O R R I D W DEVELOPMENT Present Improvements ❑do ❑do not conform to zoning regulations Highest and best use ❑Present use. ®Other(specifjl) LIMITED TO OPEN SPACE BY ,DE.ED FROM STATE. Public Other(Describe) . OFF SITE IMPROVEMENTS Topo AT GRADE LEVEL Elec. ® Street Access ®Public ❑Private Size AVERAGE Gas ® SurfaceMACADAM' ShapeIRREGULAR Water ® Maintenance ®Public ❑Private View,.HIGHWAYS: RAILROAD WOODS San.Sewer ® ®Storm Sewer ❑Curb/Gutter DrainageNO PROBLEMS EVIDENT ® Underground Elect&Tel.1 ❑Sidewalk ®Street Lights is the property located,in a HUD Identified Spacial Flood Hazard Area? ID No ®Yes Comments(favorable or unfavorable including any apparent adverse easements,encroachments,or other adverse conditions), THE 400 SF STATE-OWNED LAND LIES WITHIN A 150' WIDE POWERLINE EASEMENT IN FAVOR OF HELCO. ALL TOWN OWNED LAND HAD BEEN TAKEN BY THE STATE FOR THE CONSTRUCTION OF 1-291 FOR THE° TEMPORARY .RELOCATION OF THE RI LINE. THE 14.8 AC. PARCEL WAS THEN—RELEASED TO THE TOWN FOR OPEN SPACE USE PER ATTACH D DEED The undersigned has recited three recent sales 61,properties most similar and proximate to subject and has.considered these in the market analysis.The description incWdes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties.If a significant item in the comparable propilrty is superior to or more favorable than the subject property,a minus(-)adjustment Is made thus reducing the indicated value of subject;if a significant Item in the comparable is inferior to or less favorable than the subject property,a plus(+)adjustment is made thus increasing the indicated value of the subject ITEM SUBJECT PROPERTY COMPARABLE NO.1 COMPARABLE NO.2 COMPARABLE 00.3 Address W/S ELLINGTON ROAD: 119 .ELLINGTON ROAD N/S BURNHAM STREET 1665 ELLINGTON RD. SOUTH WINDSOR SOUTH '.1"JINDSOR SOUTH WINDSOR SOUTH WINDSO Proximi toSub'ect ..>.............................:........:.... 0.2 M1LE SOUTH 0.4 MILE SOUTH 4 MILES NORTHEAST a e Sales N/A ` ' 1.79/SF 1 7 /1 SF 36/SF Price �>$ 15 10 95 Data Source TOWN RECORDS TOWN RECORDS TOWN RECORDS TOWN RECORDS Date of Sale and DESCRIPTION DESCRIPTION +— $Adjust DESCRIPTION +— Adjust DESCRIPTION —$Adiust Time Adjustment N/A 09/24/98 +.27 09/99-01/00 •+.08 03/19/99 +.44 Location INTERSTATE SAME AREA SAME AREA TOWN CTR - .87 Site/View 14.8 AC/AVG 19.38AC/AVG +.18 21.74AC/AV +.26 1 .0 AC/AVG. - .87 ACCESS 307' FRONT 170' 2. PART +.09 996' SID; RD +J1 150'4 LANES - .22 EASEMENT/ NONE DRAINAGE/ +.27 NONE : NONE WETLANDS 10% WET :NONE NONE MOTIVATED TYPICAL TYPICAL TYPICAL TYPICAL Sales or Financing N/A NONE, NONE NONE Concessions Net Ad. otal — — — 81 +$ 85 + '$ 1 .52 Indicated Value of Subject 2.6 g 2.56 � $ 2.84 Comments on Market Data: TIME ADJUSTMENTS 'MADE FOR APPRECIATING VALUES. SALE 3 WAS MUCH SMALLER AND IN AN AREA OF GREATER COMMERCIAL APPEAL RE UIRING LARGE ADJUSTMENTS. SALES 1 & 2 HAD SIMILAR UTILITY AND APPEAL AS THE,-SUBJECT, AND .WERE GIVEN GREATER WEIGHT. , Comments and Conditions of Appraisal:SEE ATTACHED LIMITING AND CONTINGENT CONDITIONS. Final Reconciliation: ONLY THE SALES COMPARISON APPROACH WAS DEVELOPED IN THIS APPRAISAL OF VACANT LAND. THE ANALYSES OF THESE SALES .AND OTHER MARKET DATA CONSIDE-RED SUPPORT A UNIT VALUE OF $2.60/SF FOR THE SUBJECT. I ESTIMATE THE MARKET VALUE,AS DEFINED,OF SUBJECT PROPERTY AS OF AUGUST 8, 2000 19 to be$ 2.6 0/S. F. DONALD P. MULLANE. MAI ❑Did 0 Did Not Physically Inspect Property Appraiser(s) Review Appraiser(if applicable), CHARTER APPRAISAL COMPANY,FAST HARTFORD,CT (203)282-0837 Form)-ND -- 'TOTAL 2000,appraisal software by a la mode,Inc. -- 1-800-ALAMODE File No.BUCKEYE B Pa e# LAND COMPARABLE PHOTO PAGE 1-3 Borrower TOWN OF SOUTH WINDSOR STATE OF CT DOT File No. BUCKEYE B PropertyAddress WEST SIDE OF ELLINGTON ROAD EAST SIDE OF JOHN FITCH BOULEVARD cky SOUTH WINDSOR county HARTFORD Sate CT ZI Code 06074 Lender TOWN OF SOUTH WINDSOR Comparable 1 Address 1119 ELLINGTON ROAD Com arable 2 Address N/S BURNHAM STREET �f� r Com arable 3 Address 1665 ELLINGTON RD. Form P68 -- 'TOTAL 2000,appraisal software by a la mode,inc. -- 1-800-ALAMODE N f COMPARABLE LAND SALE #3 LOCATION: 1165 ELLINGTON ROAD, SOUTH WINDSOR GRANTOR: RICHARD KELLY GRANTEE: TOLLAND BANK VOLUME/PAGES: 1069/242 DATE OF SALE: 03/19/1999 SALE PRICE: $190,000 DATE RECORDED: 03/19/1999 SIZE: 43,560 SF UNIT PRICE: $4.36/SF INSPECTED: 08/08/2000 CONVEYANCE TAX: $950. STATE; $209. TOWN DESCRIPTION OF FINANCING: NONE RECORDED CONDITIONS OF SALE: NKTAV ZONING: CD -TOWN CENTER DEVELOPMENT HIGHEST AND BEST USE: COMMERCIAL REIMPROVEMENT UTILITIES: ALL AVAILABLE DESCRIPTION: A RECTANGULAR SHAPED PARCEL OF LAND WITH 150' FRONTAGE ON THE SOUTH SIDE OF ELLINGTON ROAD, BETWEEN THE TOWN CENTER AND THE NEW POST OFFICE. AT THE TIME OF SALE, THE LAND WAS IMPROVED WITH A FRAME, FORMER RESIDENCE WHICH HAD BEEN CONVERTED TO OFFICE USE AND A PAVED PARKING AREA. THE LAND WAS AT GRADE AND HAD A LEVEL CONTOUR. COMMENTS: AFTER THE SALE,THE EXISTING STRUCTURE WAS REMOVED; THE LAND IS PRESENTLY IMPROVED WITH A ONE-STORY, MASONARY, RETAIL STRUCTURE, HOUSING A BRANCH BANK OFFICE AND SPACE FOR TWO OTHER STORES, KNOWN AS "TOLLAND BANK PLAZA" a�J ti \ y \' \\ \N J/ CIO i of i j0�3P �D \\A t 1\ COMPARABLE LAND SALE #2-B & C LOCATION: NORTH SIDE OF BURNHAM STREET, SOUTH WINDSOR GRANTOR: ALFRED BURNHAM; BIDWELL ACRES,INC, GRANTEE: DST CONNECTICUT REALTY, INC. VOLUME/PAGES: 1107/294; 297 DATE OF SALES: 09/17/1999 SALE PRICE: $1674,800 & $564,000 DATE RECORDED: 09/17/1999 SIZE: 646,699 SF-TOTAL UNIT PRICE: $1.71/SF INSPECTED: 08/08/2000 CONVEYANCE TAX: $6,194. STATE; $1,362.68 TOWN DESCRIPTION OF FINANCING: NONE RECORDED CONDITIONS OF SALE: NKTAV ZONING: CD- INTERSTATE CORRIDOR DEVELOPMENT HIGHEST AND BEST USE: COMMERCIAL DEVELOPMENT UTILITIES: ALL AVAILABLE DESCRIPTION: IN COMBINATION,AN IRREGULAR QUADRILATERAL WITH WITH 1,110' FRONTAGE ON THE NORTH SIDE OF BURNHAM STREET. THE ALFRED BURNHAM PARCEL WAS A 60' WIDE,2 ACRE SWATH WHICH SEPARATED THE TWO PARCELS SOLD BY BIDWELL ACRES, SHOWN ON THE COMPOSITE MAP.THIS LAND ALSO WAS AT ROAD GRADE AND LEVEL. COMMENTS: THE TOTAL LAND AREA SHOWN ON THE SURVEYS FILED WITH THE TOWN CLERK'S OFFICE IS 947,055 SF; THE TOTAL OF THE SALES PRICES IS $1,618,300., RESULTING IN A UNIT PRICE PAID OF $1.71/SF, SHOWN ABOVE. COMPARABLE LAND SALE #2-A LOCATION: 306 BU.RNHAM STREET, SOUTH WINDSOR GRANTOR: DAVID CARON, SR. GRANTEE: DST CONNECTICUT REALTY, INC. VOLUME/PAGES: 1125/227 DATE OF SALE: 01/01/2000 SALE PRICE: $379,500 DATE RECORDED: 01/11/2000 SIZE: 300,358 SF UNIT PRICE: $1.71/SF* INSPECTED: 08/08/2000 CONVEYANCE TAX: $1,897. STATE; $417.75 TOWN DESCRIPTION OF FINANCING: NONE RECORDED CONDITIONS OF SALE: NKTAV ZONING: CD - INTERSTATE CORRIDOR DEVELOPMENT HIGHEST AND BEST USE: COMMERCIAL DEVELOPMENT UTILITIES: ALL AVAILABLE DESCRIPTION: A LONG, NARROW, IRREGULARLY SHAPED 6.89 ACRE LOT WITH 195.70' FRONTAGE ON THE NORTH SIDE OF BURNHAM STREET,A LOCAL COLLECTOR ROAD. THE STREET LINE IS ALSO THE EAST HARTFOR ) TOWN LINE. THE LAND WAS AT ROAD GRADE AND LEVEL. COMMENTS: THIS SALE WAS THE LAST OF AN ASSEMBLAGE OF LAND . OF 21.74 ACRES JUST TO THE SOUTH AND EAST OF SALE 1,TO THE SAME GRANTEE. TOWN OFFICIALS CONFIRMED THAT THE PURCHASES WERE INDEPENDENT OF SALE 1,AND WERE MADE FOR A POSSIBLE FUTURE CONSTRUCTION OF ANOTHER PLANT. *UNIT PRICE SHOWN IS FOR THE 3-SALE ASSEMBLAGE. Pq 1 GENERAL NOTES: 1. ALL MONUMENTATION FOUND OR SET IS DEPICTED HEREON. - - - 2.. HORIZONTAL DATUM BASED ON HAD'83. 3. PARCEL AREA-844.400*sc./t—19.383 cc. - - 4. THE LINES DEPICTED ARE SUBTENDED BY A SPIRAL CVRVE AND ARE - - FURTHER DEFINED IN MAP REFERENCE p4. - - - 5. EXISTING STRUCTURES ARE NONCONFORMING TO BUILDING LINES. - - - - - MAP REFERENCES: SrA7E OF O NECncur N/F MORGAN✓. BRADLEY ✓R. 1. PLAN SHOWING PROPERTY OF BENJAMIN W.CHANDLER&HELEN C.-BERGLAND TO BE DEEDED TO - - - - - ROD'cRICK H.KING—ELLINGTON ROAD—SOUTH WINDSOR,CONNECTICUT;SCALE 1--4W; DATE:JUNE 1948;PETERSON&HOFFMAN ENGINEERS. _ N,1F �- 2. PROPERTY OF JAMES H.&GEORGENE W.LENIS&ISABELL L.WINNELL.119 EWNGTON ROAD, �O� STATE OF CONNECnOUr - \ - SOUTH WINDSOR.CONNECTICUT.SCALE 1'=40';DATE:MARCH 1981;JAMES P.MURPH. - Sy \ 3. PROPERTY TO BE CONVEYED TO PROSPER VICINO,TRUSTEE30).SAND FRANK A.PATRISCONNECTICUT; TO n=Pr J1.u• G - - l. \ SCALE ROAD ASSOCIIL'6 EL87,SHEET ROAD(ROUTE W1 SOUTH WINDSALMOE R.G CONNECTICUP, - N� R- SCALE 1'=40';DATE:6—e-07;SHEET T OF i,No.86168 8Y PALMBERG&RUSSO. r= 4. TOWN OF SOUTH WINDSOR-MAP SHOWING LAND RELEASED TO HOF LAND ASSOCIATES STATE OF CONNECT/CUT I` a's ^°j :. N/F LIMITED PARTNERSHIP BY THE STATE OF CONNECTICUT.DEPARTMENT OF TRANSPORTATION. ` \ ✓OSEPH W. ✓ONES u \ INTERSTATE 291,DATE:SEPTEMBER 1996.REV.12-19-97,SCALE 1'=40'.ROBERT J.BARON. 5. CONNECTICUT STATE HIGHWAY DEPARTMENT-RIGHT OF WAY MAP,TOWN OF SOUTH WINDSOR, EAST HARTFORD ATE ROAD FROM THE EAST HARTFCRD TOWN LINE-NORTHEASTERLY ABOUT ,• 11.200 FEET.ROUTE No,313.NUMBER 351.SHEET 1 OF 4.SCALE 1'=40•:DATE:OCTOBER 30.1931, REV.JANUARY 1962.JOHN A.MACDONALD. . - - - -. unoxT•w - - Nlf ' e o DA ND A. CARON& o =.rJ9Do I Q ROBERr RE/D, JR. N R:6Ra5' =)11b' IT 576tW _ •� 2=S Y— ' If AL u v T L� —_ NSF NIF BIDKELL ACRES, INC. ES INC. ACRRES / I/ MEYER GAGE 5 COMPANY, INC. 0 =I1TJ'J9• ��' �� - • I�` 1 .. aASWAN _ - - I c _ N� 20'URLIREF.EASEMENrAv ZO IFMPp7ARYCONSIRUC7(MFASENENT STATE OF CONNECr/CU7' FA MR OF Dsr REAL 7Y Ric RY FA✓AY OF DSr REA67Y.RIG mNMasa�aart� MAP / 'eRe�d-pur ember WRITµA 4 � unE�5n - 1 rn'`roar a,m e�tl'awxRrs.n1fpr...'vl".ac�"`"eArs uercrzo eail.er a"1 m..uaes.4r - - - -- BURNHAA/STREET -z.�orn4uw ssEcp s-,nr ce�:sa'Nsooe-tea ncuau,w�w�s _ _ flo]RSfn e: codecnc^M°ui.�um^ro.a vro wv�rons:.te D +IwiN BY m nnc uxE a'.,cwrc wssEssoxsw[.ewnla5^RE aouRo IS - -IDLY fR.M OR U.,e ON • ---Si REEI aR nnF uacs.T k.MBE Ro xaA,gxs - MNFX ,o n4 LanaR so swo.ws;,wnE LAE vo L/.93fiTs m - s...,,wcl+,ovWs ua LiN.w`"'oas o�rr,c•rrcc,we,Les wwrA,r.w9..acxr rwov^c.xuua.srccnav a s.vc o,Hm - - s^'�M^e va' rm M5 vmzo^Ro.T. - er aew Io TVL eEauLs,1ws vw a sues*unwar caaEcl As � RENSIONS - i 9501st 8,55 RESER P AREO FOR SHEET oMERxSC•OtED.fle51xW Uh.1f - _ E'g tanuas IS sxort ME ulunLS ^sn0uL---E w GRAPHIC SCALE - a � - PROPEMYtl e - Aesian �'WM9®lGDST REALTY CONNEMCUT, ING j COMPARABLE LAND SALE #1 LOCATION: 119 ELLINGTON ROAD, SOUTH WINDSOR GRANTOR: HBF LAND ASSOCIATES, LTD. PARTNERSHIP GRANTEE: DST REALTY CONNECTICUT, INC. VOLUME/PAGE: 1034/145 DATE OF SALE: 09/24/1998 SALE PRICE: $1,510,950. DATE RECORDED: 09/24/1998 SIZE: 880,400 SF UNIT PRICE: $1.79/SF INSPECTED: 08/08/2000 CONVEYANCE TAX: $2,820. STATE; $620.40 'TOWN DESCRIPTION OF FINANCING: NONE CONDITIONS OF SALE: NKTAV ZONING: CA- INTERSTATE CORRIDOR DEVELOPMENT HIGHEST AND BEST USE: COMMERCIAL.DEVELOPMENT UTILITIES: ALL AVAILABLE DESCRIPTION: 19.38 ACRES OF LAND HAVING 2 SEGMENTS OF FRONTAGE ON THE EAST SIDE OF ELLINGTON ROAD,60' AND 110'. THE FRONTAGE WAS AT ROAD GRADE. THE LAND HAD A GENERALLY LEVEL CONTOUR, WITH 10%WETLANDS. IT WAS LOCATED JUST SOUTH OF THE I-291 OVERPASS ON ELLINGTON RD.; THE NORTHERLY PROPERTY BOUND IS THE NON-ACCESS LINE OF THE I-291 R.O.W. COMMENTS: THE LAND HAS BEEN IMPROVED WITH A 100,000 SF PRINTING PLANT, PAVED PARKING AREAS, AND ATTRACTIVE LANDSCAPING. SCOPE OF APPRAISAL The extent of the process of collecting,confirming and reporting the market data utilized in this report is as follows: DATA COLLECTION: Data was collected from such sources as Assessor's, Town Clerk's, Zoning and Tax Collector's records, various real estate publications including the Commercial Record and Multiple Listing Service, local newspapers as well as property owners,real estate brokers,Conn.,Comp.,appraisers,and attorneys. DATA CONFIRMATION: The data collected, where applicable, was verified with the grantors and/or grantees involved with various real estate transactions Town Officials,brokers,attorneys and applicable documents of records. DATA REPORTING: The pertinent facts, analyses and conclusions have been reported in compliance with the requirements of the Federal Government, the State of Connecticut, and the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Foundation. In preparing this report they have been set forth in the following manner. Where necessary, the appraiser has invoked the Jurisdictional Exception Rule under USPAP and has prepared this appraisal report under the authority and guidelines set forth in the FHWA Uniform Relocation Assistance Act 49 CFR Part 24 and the Connecticut Department of Transportation Manual of Organization Functions and Procedures. The Salient factors have been set forth on individual data sheets, including plot, sketch,and photographs. The conclusions that follow are the appraiser's conclusions based upon the market data researched. NARRATIVE ANALYSIS This appraisal concerns the proposed ground bed installation which is depicted on the map furnish to the appraiser by the town of South Windsor. The map was prepared by BUCKEYE PIPE LINE CO. It identifies three separate easements which will be acquired, over three contiguous parcels of land: 1. An easement to install 10 subsurface anode rods in a strip of land 135'x 15'will be acquired from the town of South Windsor--2,025 square feet. 2. A easement for subsurface header cable and vehicular access over a contiguous strip 260'X 15'will be acquired from the town of South Windsor--3,900 square feet. 3. An easement for vehicular access and subsurface header cable over a triangular parcel owned by the the State of Connecticut, Department of Transportation-- 400 square feet. This easement lies within an area already subject to a power line easement to HELCO. The appraisal assignment was to estimate the affect that granting these easements will have on the value of these three individual parcels of land. The first two eassement areas described above are part of land as shown on the copy of town clerk maps No. 2547 and 2548, which Is included in this appraisal report The third easement area adjoins the other two, but it is over land owned by the State of CT and under a HELCO powerline easement. The land in the easement areas was inspected and pertinent town records were reviewed. My inspections showed that the maps furnished were accurate and that the easements from the Town of South Windsor were over part of a 14.8 AC. parcel of land which had been transferred to the town by the State of CT. The larger parcel had 307'frontage on the west side of Ellington Road and had non-access frontages on the ROW of Interstate 291 on the south and the trackage N/F of the Connecticut Southern Railroad on the west. The 14.8 acre parcel was a remainder parcel of land taken by the state for the construction of I --291. Recent sales of commercially developable land in the town of South Windsor and competing areas were researched, with emphasis on sales could be considered value indicators for the subject land, if unencum- bered.. The sales selected are individually described on the sales profile sheets. The selected sales were compared with each other and with the land at the subject, with the price paid per square foot of land area as the unit of comparison. The Land Appraisal Report(LAR), developed by the Department of Transportation was utilized for these comparisons. The unit value developed in the LAR report in his$2.60 per square foot. The affect of the easements will be to split the valueof the impacted land between the ownership of the easements and the ownership of the fee, as calculated below: CALCULATIONS: 1. 2,025 SF @$2.60/SF X.50 = $2,632.60 2. 3,900 SF @$2.60/SF X.50 = $5,070.00 Total value of easements acquired from the Town of South Windsor is$7,700.00 (R) 3. 400 SF @$2.60/SF X.333 = $346.67 Value of the easement acquired from the State of Connecticut is$350.00 (R) The value opinions arrived at above are as of the date of my last inspection, August 8, 2000. �.� �• l it 'Ik ✓p R ANir Rcure B f 0 �y RC+1O � • O xAYM 9Ntl0O w yy ova r � �NSSi � ntij�` Nr,, nCyf "UIMEp . F NICI NANCy 11 \� �= Z• a� BEIDON ROAD J I RD V NO r 'gr a r E dJq, �jpa�M�D RC O 0 �cc r ( SIREET E `two � • �,» r ROAD S .. F BU D ROAD obfry{I y NOS/gh, ASELE �F;',rc•. � � ��. . `. _ �I w.�iLqbZm go wi 7 SUBJECT IN