Zoning Designation. The Owner shall comply with all applicable provisions of the Urbana Zoning Ordinance, including those relating to non- conforming structures and uses. The Owner shall accept the Urbana IN-1 Light Industrial/Office zoning classification, as provided for in the Urbana Zoning Ordinance, as amended.
Zoning Designation. First Density Residential, Light Industrial, Highway Commercia
Zoning Designation. The zoning is primarily Open Space Reserve (OSR), which is a Forest Resource Zone. A very small, insignificant corner of the property, lying just south of Emigrant Creek Road, is zoned EFU, Exclusive Farm Use. According to Xxxxxxx County Planning Department records, the Ashland Gun Club is a conforming use, permitted under the OSR zoning designation with a valid Xxxxxxx County land use approval in place (File 00-35-DAR). The purpose of a Forest Resource (FR) zoning Districts is to conserve forest lands. Various zoning districts, including Open Space Reserve (OSR), are applied to areas identified as forest land by Xxxxxxx County’s Comprehensive Plan. A variety of permitted uses are described under the County’s zoning code, including: ● Farm and Forest Uses ● Natural Resource Uses ● Residential Uses ● Commercial Uses ● Mineral, Aggregate, Oil and Gas Uses ● Transportation Uses ● Utility/Solid Waste Disposal Facilities ● Parks/Public/Quasi-Public Uses ● Outdoor Gathering Uses City or public yards are not listed as an allowable use in the OSR Zone, and county planning staff did not feel, at least preliminarily, that it would fit under any of the permitted or conditional uses listed for the property. Additionally, only large-tract residential use is permitted, consisting of a minimum lot size of 160-acres; thus, the gun club property is too small to allow this use. On-site Contamination Staff from the Department of Environmental Quality (DEQ) indicated that shooting ranges are required to go through an environmental assessment process for almost any change in use. Any activity that would involve grading or removal of soil also requires an assessment. There are various clean-up options that can come out of the assessment process and some similar gun club sites are currently undergoing cleanup at this time. Draft Lease: Staff has prepared a draft lease for council review and consideration. The draft lease agreement is an attempt to incorporate feedback from a number of meetings and conversations with gun club members and neighboring property owners. The provisions of the draft lease can be changed to address additional concerns. The draft was reviewed by two neighbors who met with staff to share their concerns. It should in no way be construed that the opinions of the two neighbors is representative of the entire neighborhood. Nor should this list be considered the definitive list of concerns of other neighbors. However they do present a thoughtful list of concer...
Zoning Designation. 8.4 Heritage Designation (if any):
Zoning Designation. Agricultural District; district primarily supports residential and agricultural usage at rural densities; public utility uses are allowed While land is zoned Agricultural District, it is classified as public utility land by the town. To be consistent with its intended use, as well as other valuations involving large substations, highest and best use is considered to be low density industrial development. Accordingly, the following comparables are considered: Sale # County Municipality # Street Name Sale Date Sale Price Acreage Price/ Acre 13630 Albany Coeymans 0000 XX Xxxxx 0X Xxx-00 $40,000 3.720 $10,753 00000 Xxxxxx Colonie 000 Xxxxxx Xxxxxx Xxxx Xxx-00 $57,500 4.600 $12,500 13451 Schenectady Rotterdam 0000 Xxxxxxx Xxxxxx Feb-19 $50,000 1.710 $29,240 13456 Schenectady Princetown 0000 Xxxxxxx Xxxx Xxxx Feb-15 $40,000 2.000 $20,000 13450 Schenectady Rotterdam Xxxxxxxxx Xxxxxx Xxx-00 $55,000 3.880 $14,175 00000 Xxxxxx Xxx Xxxxxxxx Xxxxxx Xxxx Mar-17 $101,500 5.690 $17,838 00000 Xxxxxx Xxxxxxxx Xxxxxx Xxxxx Jan-17 $101,000 9.691 $10,422 13455 Schenectady Niskayuna 000 Xxxxxxx Xxxxxx Apr-17 $75,000 7.000 $10,714 00000 Xxxxxxxxxxx Xxxxxxxxxx Xxxxxxxxxx Xxxx Aug-14 $75,000 8.769 $8,553 Based on available data, it is my opinion that the proposed Rotterdam substation has a market value of $15,000 per acre, and for 4.04± Ac., a total fee simple value of $60,600.
Zoning Designation. I-L Light Industrial District
Zoning Designation. Industrial District; district primarily supports light industrial usage at suburban densities; public utility uses are allowed The following comparables are considered: Sale # County Municipality # Street Name Sale Date Sale Price Acreage Price/ Acre 13630 Albany Coeymans 0000 XX Xxxxx 0X Xxx-00 $40,000 3.720 $10,753 00000 Xxxxxx Colonie 000 Xxxxxx Xxxxxx Xxxx Xxx-00 $57,500 4.600 $12,500 13451 Schenectady Rotterdam 0000 Xxxxxxx Xxxxxx Feb-19 $50,000 1.710 $29,240 13456 Schenectady Princetown 0000 Xxxxxxx Xxxx Xxxx Feb-15 $40,000 2.000 $20,000 13450 Schenectady Rotterdam Xxxxxxxxx Xxxxxx Xxx-00 $55,000 3.880 $14,175 00000 Xxxxxx Xxx Xxxxxxxx Xxxxxx Xxxx Mar-17 $101,500 5.690 $17,838 00000 Xxxxxx Xxxxxxxx Xxxxxx Xxxxx Jan-17 $101,000 9.691 $10,422 13455 Schenectady Niskayuna 000 Xxxxxxx Xxxxxx Apr-17 $75,000 7.000 $10,714 13457 Schenectady Princetown Duanesburg Road Aug-14 $75,000 8.769 $8,553 As discussed, all or portions of LS Power’s proposed occupancy are occupied by National Grid facilities (or their assigns). An exact percentage of encumbered lands is not available at this time, however, requiring the market value of New Scotland to be expressed as a range. The highest value for the substation considers fee simple. Based on available data, it is my opinion that New Scotland, under this scenario, has a market value of $15,000 per acre, and for 6.9± Ac., a total value of $103,500. Alternatively, if 100% of the area is already eased, co-equal usage of the 6.9± Ac. would result in a 50% reduction in the underlying value ($51,750). Thus, the market value for New Scotland ranges between $51,750 and $103,500, with the actual value dependent upon the percentage of area shared. XXVI RECONCILIATION OF VALUE INDICATORS
Zoning Designation. The zoning designation of the Property as Business Park (B-P) shall be unchanged for the duration of this Agreement.
