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information center 1,525,106
Marina and related improvements 1,314,653
Miscellaneous 112,194
Total $4,641,036
Finally, Mr. Slack estimated the value of approximately 959
acres of bare, undeveloped land at $2,129,003 using the market
approach. In arriving at this value, Mr. Slack considered the
wastewater treatment problems at Port Ludlow to be a particularly
significant factor. Even after the planned sewer expansion
project, some of the land would be left without access to the
wastewater treatment system. Moreover, most of the land had soil
characteristics that did not allow for on-site sewer systems.
Mr. Slack apportioned part of the $3 million expected costs for
the sewer upgrade to the bare and improved land. Mr. Slack also
made adjustments to his comparable sales to account for
differences in access and view. No time adjustment was made,
however, because land values remained stable in Jefferson County
during the time period.
In sum, Mr. Slack estimated the value of the Port Ludlow
community, including the developed lots, the undeveloped land,
and all the improvements, less total estimated sewer expansion
costs of $3 million, at $3,945,000.
Respondent’s experts, Christopher K. Monger and Michael F.
Griffin of Palmer, Groth & Pietka, Inc., determined that the
highest and best use of the property is its current use as a
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