Appraisal of Fischer Creek Associates Property

[From the U.S. Government Printing Office, www.gpo.gov]

Property of CSC LibrarY

U DEPARTMENT OF COMMERCE NOAA
COASTAL SERVICES CENTER
2234 SOUTH HOBSON AVENUE
CHARLESTON SC 29405-2413

APPRAISAL
of
FISCHER CREEK ASSOCIATES

PROPERTY

COASTAL ZONE

INFORMATION CENTER

Prepared For:
Manitowoc County Planning & Park Commission

Manitowoc, Wisconsin

Ruben H, Boettcher CRA
2504 43rd Street
Two Rivers# Wis. 54241

HD
211
.W6
A66
1981

BUREN H. BOETTCHER, C.R.A.
2504 - 43rd Street
Two Rivers, Wisconsin 54241
Phone. 793-1223

Oetolder 8, 1981

Momitowo(r Cbunty Planning & Park Commission
1701 Michigan Avenue
Kan1tow0c, Wis- 54220

Attentions Jerry Kirchner, Director

.Dear Mr. Kirchner:

As requested, I personally inspected the property
owned by. Fischer Creek Associates, which Is a tract
of land loeated along County Trunk Highway LS In the
vicinity of Fleehek Creek, Towrrof Centerville-and
the Village of Cleveland:, Manitowoc County Wisconsin.

'Biased on the examination and study made of the tract
of land located on Lake Michigan, I have formed the
opinion that, on September 15, 1981 the property had
a estimated fair market value as follows:

TWO HUNDRED EIGHTY SIX THOUSAND, EIGHT HUNDRED DOLLARS

$ 286,8oo

The following report presents a review of the appraisal
and my analysis of the data on which the estimate was
Dredicated.

Respectfully submitted

Ruben H. Boettcher CRA

TABLE OF CONTENTS ZAGE
1. Purpose of appraisal
2. Property rights apprkiseds e 9
3. Date of value* e e
4. Legal description. . .
5. Zoning
6. Neighborhood & location.
7. Description of land*
8. Inspection of property . . . . . . . 10
9. Soils and subsoils
10. Taxes and assessments 13
II. Hiahest and best use 14
12. Market approach* . . . . 17
13. Reconciliation and value estimate . . . . . . . 27
14. Final,value estimate 28

EXIiIBITS

A. Certification and statement of limiting conditionso
B- Qualifications of appraiser.
Excerpts from Town of Centerville zoningo
D. Soil map.
E- Aerial photoo
F. COPY Of survey map.
Sales mapso
H. Photographs of comparable Sales properties.
I. Photographs of subject properties,
F-1. Subject with tax no.'s.

PURPOSE OF APPRAISAL

The purpose of'-the-appraisal- 1-s to estimate the'fair'zharket

value of the real estate currently owned by Fischer Creek Associates,

which is located in the.Town of Centerville and,the Village of

Cleveland. The subject property is being appraised for the Manitowoc

County Park and Planning Commission. There is a possibility that

m
anitowoc County may acquire this property for park purposes. The

area to be appraised consists of a total of approximately 122 acres

of which 39+ acres lies west of CTH "LS".

PROPERTY RIGHTS APPRAISED

The property rights appraised in this report consist of the

fee simple interest in the property.

DATE OF VALUE

September 15, 1981

LEGAL DESCRIPTION

The legal description of the subject was obtained from the

County Treasurer's office, and found as follows: Parcel

2-014-007-005.00; Government Lot #2 as described in Volume 284,

Page 89 of Deeds, in Section 14, Town 17, Range 23. Parcel

2-014-007-003.00; Government Lot #3 in Section 14, Town 17, Range

23. Parcel 2-015-013-003.00; the East 1/2 of the Southeast 1/4

of the Northeast 1/4 of the Southeast 1/4 in Section 15, Town 17,

Range 23. Parcel 2-023-001-000.00; the East*1/2 of the Southeast

1/4 of the Northeast 1/4 of the Southeast 1/4 in Section 15, Town

17, Range 23. Parcel 31-023-001-000.00; located in the Village of

Cleveland. P.O.B. at the East 1/4 corner of Section 22, South

290'+ to lakeshore. North end of triangle is 60'+ wide.. Area of

land in the Village of Cleveland is 0.2+ acre. (See map showing

parcel numbers in EXHIBITS section.) These land parcels are also

shown on Page 14 of the 1980 Land Atlas and Plat Book of Manitowoc

A copy of a survey of these lands was also furnished to the
County

appraiser by the Manitowoc County Planning Commission. The survey

was prepared by Colin Rayford of the City of Manitowoc. The survey

shows a total area of approximately 122.58 acres, the survey includes

lands to the center of CTH "LS".

ZONING
The southern'tip of ih e" subject'property (Parcel "C") is

located in the Village of Cleveland. The western line of this
portion measures approximately 290 feet from the village limits to
the southern end of Parcel "C" and consists of 0.2 acre This

was determined from a recent survey made by Colin Rayford, Register-

ed Land Surveyor. This triangular shaped property is zoned A-1

which is agricultural-residential zoning, which requires no less than
one acre lots with a width of 150 feet. This part of Parcei-"C" has

no access to County Trunk Highway "LS". Much of this area is within

the flood plain overlay of the Village Flood Plain Zoning Ordinance.

To develop this would require special permission.

Part of Parcel@"C", identified on the map in Exhibits'Section

of appraisal, is located north of the Village of Cleveland limits

extending to the north line of R-4 zoning as shown on the Town of.

Centerville Zoning Map dated January 1978. This parcel consists of

41.36 acres + and is bordered on the west by County Trunk Highway

"LS" and on the east by Lake Michigan. The zoning information used

in this appraisal is taken from the Town of Centerville, Manitowoc

County zoning and Land Use Ordinance Regulations (revised to include
all amendments to April 1981). R-4 zoning permits single family
dwellings only, with a lot area which shall be no less than 3 acres.
Front yard set back shall be a minimum of- 80' from center line of
roadl all side yards are required to have awidth of not less than
25 feet and back yards must have a depth of not less than 25 feet.
lot width is 250 feet, and recreational use is also allowed.
maXim-um height limit of buildings is 35 feet.@

AVI,

This portion.of land designated as Parcel "C" is located just

north of the R-4 zone line.and consists of 42.24 acres This

part of Parcel "C" also lies between County Trunk "LS" and Lake

Michigan. This land is zoned R-2 and permits one and two family

dwellings, public buildings and restricted farm use. Front yard

set back shall be a minimum of 80 feet from the center line of road,

side yards must each have a width of not less than 25 feet and rear

yards are required to each have a depth of not less than 25 feet.

Building height is. limited to 35 feet and lot area must be not less

than one acre.

Parcels "A" and"B" as identified on map are zones A-3 which is

primarily agricultural, however, dwellings can be built with certain

restrictions, such as a farm homestead, one additional single family

residence or mobile home per farm operation over 35 acres. Condition-

al uses include various types of farm operations and farm related-

commercial operations compatible to this district. Side and rear

yards shall each have a width of not less than 25 feet. ("See Exhibits

Section in appraisal for excerpts from the Town of Centerville Zoning

Ordinance.)

Consideration must be given to part of Parcel "C" which borders

Ic-igan and Fischer Creek. This land is subject to the Manitowoc

Q',.oreland and Flood Plain Zoning Ordinance. The area controlled

@)r-inance is 1,000 feet from Lake Michigan and 300 feet from

'@-iigh water elevation of Fischer Creek. Uses in the flood-

'-@ould be restricted to recreational and agricultural. Other-

land would have to be specially approved.

The subject property has four different types of zoning

namely A-1, A-3, R-2 and R-4. Much of the land is subjec
t to the

Shoreland and Flood Plain Zoning ordinance Adopted
Manitowoc County

in 1968. This ordinance supersedes all provisions of any Manitowoc

County Zoning Ordinance, with greater restrictions regarding develop-

ment of this land.

NEIGHBORHOOD AND LOCATION

The subject property is. located approximatelyeight miles

south of the City of Manitowoc with the *ajor portion lying between

the west shore of Lake Michigan and County,Trunk,Highway "LS". Two

parcels are located west of "LS". The southern tip of the major

portion is located in the Village of Cleveland, while the balance of

the land is located in the Town of Centerville.

The land in the subject area is primarily us ed for agriculture,

however, there is a scattering of residences just north of the

subject. Most residences are located between Highway "LS" and the

lakeshore. These are desirable sites due to the;excellent views

offered by the bluff overlooking Lake Michigan.

The Village of Cleveland has a population of approximately

750 and is comprised of predominantly single family residences.

Most of the people living there are employed in the City of Manitowoc,

however, many people also own residences here that are employed at

the Lakeshore Technical Institute, which is located at the north-

west corner of the intersection of CTH "XX" and U. S. Highway 141.

DESCRIPTION OF LAND

The land being Appraised consists of three parcels, two tracts

are located west of CTH "LS" and one tract is located between the

west shore of Lake Michigan and CTH "LS". The parcels located-west

Of CTH "LS" consist of one heavily wooded parcel of 4.97 acres, and

one triangular shaped parcel which is located northwest and adjacent

to CTH "LS". This parcel consists of 33.99 acres. The balance of

the subject land has lake frontage of approximately 6,250 feet and

consists of a total of 83.62 acres. Total area of all three parcels

consists of 122.40 acres. The acreage shown was arrived at by

referring to a survey map made by Colin Rayford.

For identification purposes these parcels will be referred to

as follows:

Northwest Tract 33.99 Acres Parcel A

West Tract 4.97 Acres Parcel B

Lakeshore Tract 83.62 Acres Parcel C

Refer to survey map in Exhibits Section of appraisal for

identification of parcels.

PARCEL A

This tract of land measures 1,983+ feet from the northeast

corner of Parcel B to the north line of Parcel A which is the north-

east corner. The north line of this parcel is a straight line east

1,737+ feet to CTH "LS", The road frontage on CTH "LS" consists of

approximately 2,600 feet. This triangular shaped parcel of land

consists of rolling topography with drainage swales. Part of this

land on the south end is wooded while approximately 70% of the land

is clear with some brush growing due to-not being tilled in recent

years. This land is well dtained and there is also drainage under

neath CTH "LS" with culverts. This parcel could be added to an-

other existing farming operation or some other 'agricultural relat-

ed operation where an acreage of this size would be desirable.
Jd
PARCEL B
-This tract of land is heavily wooded with large trees and has

irregular topography and is rectangular in shape. The frontage on
J,
CTH "LS" is 662+ feet with a depth of 327+ feet. This property is

well drained and there is also a culvert underneath CTH "LS" for

additional drainage. Parcel B consists of 4.97 acres.

PARCEL C
Jd This parcel is bordered on the east by Lake Michigan and on
the west by CTH "LS". There is approximately 6,250 feet of lake
A frontage. The depth of this property varies due to its shape.

This property is 627+ feet wide on the north end and approximately

1,000+ feet deep at the curve in CTH "LS' and then narrowing to a

point in the Village of Cleveland. Fischer Creek runs through the

center of Parcel C;:this is also the lowest-area of this parcel.
'JA There is a steep rise in elevation from Fischer.Creek going south,
which is shown in a photograph in the Exhibits Section of the
JI appraisal. The rise in elevation from Fischer Creek north is not as
PARI steep as shown,also in a photograph. There is a high bluff on the
.J
balance of the shoreline which varies from 20 to 30 feet above the

existing beach. The topography fluctuates with@some level areas
@J-
JI

and some swales. Located between Fischer Creek and the north end

of Parcel C are ruins of a fiumber of buildings and two silos which

indicates that part of this land was used for farming purposes and

tilled at one time. Much of this parcel is overgrown with brush

and trees. From the southern tip of Parcel C, which is in the

Village of Cleveland, to an east west line which is located at a

point where CTH "LS" swings to the west, consists of 3.73+ acres.

There is a swale in this portion of land, however, the balance is

quite level with a growth of brush and small trees.

There are three tracts of land involved in this appraisal as

described previously. Total acreage amounts to 122.58 + acres per

survey by Colin Rayford. Parcel C has 6,250 + feet of lake frontage

but due to the high bluffs, the beaches would be of limited use to

developed building sites, however, the view of Lake Michigan from

these sites would be excellent. There is an old bridge over Fischer

Creek very near Lake Michigan with'a sand beach area. This beach

area and areas on each side of Fischer Creek could be developed

into a recreational area which could serve the entire area of
JJ Parcel C if it were developed for reside .ntial purposes. There is
a road from the north end of Parcel C to Fischer Creek and then

continuing south for a short distance, however, much of the road is

impassable due to washouts and lack of maintenance. This property

is unique and picturesque and could be developed into a beautiful

area for recreational and residential purposes.

PERSONAL INSPECTION

on-site inspection was-made by walking the subject tract on

August 31, 1981. Mr. R. Evan Evans was invitedto inspect the

subject property with me, however, due to the fact that he now lives

in Florida and has many business commitments, he was unable to meet

with me in pers on at this time. Mr. Evans did, however, answer all

my questions by phone regarding the Fischer Creek Associates property.

The owner indicated that he had purchased the property for development

into a marina,. campgrounds and residential home's.ites. He said.lime-

stone rock hadto be.haulled in to protect the lake frontage froml

water erosion. Mr. Evans indicated that an environmental study was

started and partially completed by Donahue & Associates of Sheboygan.

The owner said that approximately $263,000 was paid for the purchase

of these parcels with approximately $60,000 spent on hauling limestone

rock to the shoreline, having surveys made and cost of various develop-

ment studies. Plans were not completed, however, when the owners were

aware that the cost of development as planned proved to be excessive,

which was partly due to D.N.R. restrictions. Mr. Evans, at that time,

moved to Florida and did not pursue development of the subject any

further.

1 0@

SOILS AND SUBSOILS

In an attempt to analyze the soils and subsoils of the subject

property, I used a copy of the "'Soil Survey of Calumet and Manitowoc..

Counties." This publication was prepared by the United States Dept.

of Agriculture - Soil Conservation Service, in cooperation with the

Research Division of the College of Agricultural and Life Sciences

of the University of Wisconsin, issued in February, 1980. Major

field work was done in 1971-1975 and for this opinion will refer to
rj conditions as of 1975. The subject property is found on pages 102
(insert "c") and 117 and'for this report I copied these 2 pages,

taped them together and outlined the subject property on the composite.

(See section marked EXHIBITS.) Within the outline I found the follow-

ing soil types based on the soil survey mentioned:

Amount Suitable for,
of Slope Drain Fields

TeA Tedrow loamy fine sand 0 to 3% No
PIB Plainfield loamy sand 2 to 6% Possible
OaB Oakville loamy sand 2 to 6% Possible
Ke Keonins very fine sandy loam 0 to 2% No
As Aquents, sloping No
MuA Mundelein silt loam 0 to 3% No
ZuB Zurich silt loam 2 to 6% Possible,
PIC Plainfield loamy sand 6.to 12% Possible
Gb Granby fine sandy loam Oito 2% No
NsB Nichols very fine sandy loam 2 to 6% No
ShA Shiocton very fine sandy loam 0 to 3% No
BtC2 Briggsville silt loam 6 to 12% No
Fu Fluvaquents No
BrB Boyer sandy loam 2 to 6% Possible
BSB Boyer sandy loam,
loamy substratum 2 to 6% Possible
Ac Adrian muck 2 to 6% No
As can be seen, there are approximately 16 different types of

soil classifications of which only 6 might allowia septic and drain

field system. Table 9, pages 134 thru 139,'indicate that most of

these six possibly acceptable soils have rapid or near rapid
7 permeability, and may cause pollution of ground'water. The so called

possibly good soils make up approximately 15% to 20% of the total

subject property and seem to be about the same in all 3 parcels. You

will also note that just north of the subject along the lake, where

sales 2, 3 and 4 took place, the soil conditions are ve ry sim ilar to

the subject. The steep slopes are also a contributing factor, making

most of these property soil types unacceptable for septic systems and
could possibly be solved.with extensive grading'of the subject, but

based on my opinion of the highest and best use, as 3-acre residential

building sites and based on sales of similar property, I feel this

would reduce the market value of the subject by removing the natural

beauty of the land and the view of Lake Michigan.

1 2

TAXES AND ASSESSMENT

Assessments of subject paroels as of 1980:

Assessed Net Taxes
Parcel No. Acreage Value Paid

Town of Centerville

2-014-007-003.00 $ 61.40 $ 108,775.00 $ 3,747.95

2-014-007-005.00 45.54 18,600.00 640.88
2-023-001-000.00 24.99 66,9-25.00 2,454.72

2-015-013-003.00 5.00 500.00 18.34

Total $ 136.93 $ 194,800.00 $ 6,861.89

Village of Cleveland

31-023-001-000.00 $ 3.41 $ 2,650.00 $ - 68.70

Grand Total $ 140.34 $ 197,450.00 $ 6,930.59

1980 Assessments in the Town of Centerville were made at 37.57% of

full value.

1980 Assessments in the Village of Cleveland were made at 53.93% of

full value.

(Refer to tax parcel map in Exhibits F

HIGHEST AND BEST USE

Highest and best use is defined as the most profitable and

likely use to which a property is adapted or capable of being used.

In this case there are 3 distinct separate,parcels of land,

"A", "B" and "C", and in my opinion each one has a different highest

and best use.

Parcel "A" as mentioned earlier in the report is a triangular

shaped parcel consisting of 33.99 acres lying west of county trunk

LS" and is zoned A-3 agricultural. By itself,,as a separate parcel

as an operating farm, it would have somewhat limited value due to

its size, shape and topography. A 40-acre farm by today's standards,

is not an economic sound investment. Also, generally out of any

acreage purchase a percentage is untillable due to shape or topography,

as is in this case. With the cost of money today, I do not feel there

is the demand for large parcels of rural land for residential develop-

ment. If this land were purchased for additional land for agricultural

uses, I feel the untillable percentage would be absorbed by the new

total parcel, therefore, making this parcel a better economic agricul-

tural parcel. Based on the above, I feel the highest and best use of

parcel "A" is for sale to or purchase by another operating farm set

as additional land.

Parcel "B" as mentioned earlier is a rectangular 4.97 acre parcel

having approximately 662 feet of frontage.on'th e west side of county

trunk "LS". It is nicely wooded'with varying topography ranging from

a high buildable plateau on northern end to a low swale or drainage

area on the southern end. It is zoned A-3 agricultural, but due to
the heavy woods and size of the parcel and'what might be considered

1 4

as extreme topography because of its size, I feel the highest and

best use of this parcel would be for a single family residential

lot. The primary purposes of this zoning district do not describe

parcel "B" in any way, shape or form. (See exhibit of zoning

ordinance.) I feel this parcel is not contiguous with parcel "A",

therefore, should not be figured as part of it. With.this in mind

the A-3 zone of one additional single family dwelling per farm

operation over 35 acres for occupancy would consider these as two

separate parcels of records; therefore, I feel a court might allow

the development of one residence because of lot of record, size,

topography and it does not fit into the description of the primary

purpose of this zone.

Parcel "C" as mentioned earlier is a trian gular parcel consist-

ing of 83.6 acres lying east of county trunk "LS" having approximate-

ly 6,250 feet of lake frontage on Lake Michigan. The north 42.24

acres is zoned R-2 Residential which would allow 1-acre parcels.

The south 41.36 acres is zoned R-4 Residential which would allow

three-acre parcels. The southernmost 3.73 acres has no road front-

age, but does have approximately 1,350 feet of very rough shoreline.

I feel this part, using easement or small amount of access from "LS",

could be one lot. Based on this, it seems like a maximum amount of

residential lots that might be developed is 55 lots. With the depth

from "LS" to the lake being as deep as 1,000 feet, to develop 1-acre

parcels would cause a street system to be developed on the property.

To develop these lots and with the topography varying throughout the

parcel, it could most likely cause fewer lots. Based on the apparent
lack of high demand for rural lakefront property, I keel the highest

and best use of parcel "C" at this time would be for residential

development allowing approximately 3 acres for each parcel.

The center portion of parcel "C" located around Fischer Creek

might make a beautiful park, if not for these local parcels it

could be used as a county wide park having lake frontage along with

the creek. I am sure even if I were to estimate an average size of

parcel (lot) or average value of each, someone with desires of lake

fron tage with its creek might pay a premium price to acquire more

than one lot. Buyers might purchase 2 or 4 parcels, perhaps 2 on

each side of the creek,-but I feel this is unlikely. The sales of

property just north of the subject seem to bear out my opinion of

highest and best use as 3-acre parcels of residential use. Using

this thought, we find the 83.6 acres would support approximately

28 lots not the 55 lots that the zoning would allow. No plot plan

is being considered at this time. I feel the lots would be developed

from "LS" to the,lakeshore. They would all offer access from "LS"

and have lake frontage. Because of the varying topography some lots

might be somewhat larger and some smaller, each having different

frontages.

MARKET APPROACH

With the assistance of Mr. Robert Brandl, Manitowoc County

subject. In my search, Ifound no recent sales of property in this

Manitowoc market area anywhere similar to the total subject property.

The varied topography and view of the lake along with Fischer Creek

makes this parcel one of a kind. There were many sales of operating

farms, with.farm sets., in excess-of 100 ackes., but none had.1-ake

f-r-ontage.and.all had larqe:portions of good tillable lanff,, without

the. extreme- topography f6und: on the-, s-ubj-e,ct., The sales 1 used are:

very@similar to the subject based'on.my opinion Of highest and best

use. Parcel "A" being used as:additional land'in conjunction with

some operating farm. Parcel "B"*being used as residential lot

development, may be 1 or 2 lots. Parcel "C" being split up into

3-acre residential building sites. I set.up 3 sales grids for.

illustration purposes:-

Grid #1 - Lake frontage sa:les-.

Grid #2*--Non-lake frontage sales (acreage)
in immediate area..

Grid 3 - Non-lake frontage sales (residential)
indicating lot-price.

'These three grids;can be found immediately following this

market approach paragraph.

The sales analysis sheets along with.pictures and a sales map

can be found in the EXHIBITS section of this appraisal.

L T

GRID NO. 1

LAKE FRONTAGE SALES
ad
2 4

Sale Date 10/15/80 9/7/79 7/28/81 10/10/78
Price $21,000 $47,500 $12,000. $7,000
Per Ac. $2,915 $2,262 $10,434 $4,828
Price FF
MI Lake FTGE $73.94 $86.19 $88.89 $63.64
Time +9% +20% -0- +27%
Location equal equal equal equal
0I Zoning R-3 R-2 R-2 R-2
Size 7.205 Ac. 21 Ac. 1.15 Aci. 1.45 Ac.
Adj.Price/Ac. $3,177/Ac. $2,714/Ac. $10,434/Ac. $6,132/Ac.
Adj.Price/FF $80.60/FF $103.43/FF $88.89/fF $80.82/FF

I contacted Mr. Don Sherman, Supervisor o f Assessments, of the

Fond du Lac office which covers this area of t he subject. He inform-

ed me, over the past 3 years the annual average increase for time in-

creased by 10%. Based on my experience, as aniappraiser, this sounds

reasonable. The R-3 zoning on Sale No. 1 in the Town of Manitowoc

which permits,besides the same as the subject R-2 and R-4, multiple

family structures and mobile home courts. Thegrantor-states that

the property was purchased for resale as 1 or 2 family lot sales.

For this reason no adjustment is being made for zoning. None of

these sales were as large as the subject and were all purchased for

1 family housing, so no adjustment is being ma de for size. My

highest and best use estimate is for similar evelopmenti.

Sale No. 2 was the largest parcel because of the extreme depth

of approximately 2,100 feet; therefore, indicating a higher front

foot value than Sales 1, 3 and 4, which range in depth from approxi-

mately 4001 to 950' which are more similar to the subject. Sale

No. 1 is approximately 5 miles north of the sd bject and is approximate-..

ly 7 acres in si-ze. Sales No. 3 and 4 are immediately north of the

subject and are very similar in topography and lake exposure. You
will notice the amount of iake frontage is the 'Same between Sales

No. 1 and 4. Sale No. 4 is the oldest sale and needed the largest

adjustment.

I feel Sale No. 3 gives me the best indicator of value by the

lineal footage of shoreline or water frontage. For this opinion I

am rounding Sale No. 3 to $90.00 per lineal foot of shoreline as my

unit of measure. You will notice in.the grid, lake frontage seems

to be the most uniform unit price. The acreage-,ranges from.$2,73-4 to.

$10,434; where as, the water frontage ranges from $81.0D to $IG-3.0:0

and Sales 1, 3 and 4 only range from $01.00 to $89.0,0 per foot..

GRID NO. 2

NON-LAKE FRON@AGE SALES IN IMMEDIATE AREA

5 6 7

Sale date 1/29-/78 11/26/79 2/20/80
Price $30,000 $33,400 $80,000
Per acre $2,102 $1,802 $2,500
Per FF Road $637 $25 $151.52
Time +25% +17% +15%
Location equal equal equal
Zoning A-3 A-3 C-1
Size 14.27 Ac. 18.53 Ac. 40 Ac.
Adj.-Price/Ac. $2,628 $2,108 $2,875
Adj.Price/FF $796.00 $29.00 $174.00

Sale No. 5 was purchased for a single-family home and was

found unperkable. It has since been traded off for another site.

Sale No. 7 had been a hog operation. I attempted to arrive at a

land value by estimating a value of the steel buildings on this farm.

With the terms of the land contract being very favorable and the

preceding land use allowed something heavier than the C-l.zoning

allows presently, seems to hav e influenced the sale of this property.

Sale No. 6 was purchased for additional land to add to an existing

farm operation, which at this time seems to be the highest and best

,use for Parcel.."A".. For this opinion, I am considering $2,100 per

acre.as the value indicator for Parcel "A".

2 0.

GRID NO. 3

NON-LAKE FRONTAGE SALES NOT IN IMMEDIATE AREA

ALL PURCHASED FOR SINGLE FAMILY DEVELOPMENT

8 9 10 11

Sale date 4/14/81 11/21/80 6/13/80 9/5/80
Price $23,000 $14,500 $17,000 $11,000
Per acre $4,129 $1,597 $2,118 $7,333
Per FF Road $61.00 $24.00 $22.00 $65.00
Time +4% +8% +12%
Location equal equal equal equal
Zoning A-R A-R A-R A-1
Size 5.57 Ac. 9.08 Ac. 7.95 Ac. 1.50 Ac.
Adj.Price./Ac. $4,294 $1,725 $ 2 , 319 5 $7,993
Adj.Price/FF $-63.44 $26.00 $25.100 $71.00

in iny subdivision analysis, based on my opinion of highest

and best use of Parcel "C", the gross sales value of $625,000

divided by the estimated 28 lots indicates individual lot value s of

approximately $22,300. You will notice Sales 8, 9, 10 and 11 in-

dicate a range of $11,000 to $23,000 for single family development,.

which I feel substantiate my value estimates for the subdivision

analysisof $100.00 per front foot for lake frontage. This $100.00

was explained previously in the market approach. -Also, Sale No. 8

is very similar in size to subject Parcel "'B"., which based on my

opinion of highest and best use as a residential lot or possibly

two lots if zoning would allow. This seems to give me a good unit

of measure for,value of Parcel "B" of subject at $4,100 per acre.'

2 1

To arrive at a value estimate for parcels "A" and "B" at th is

point is a relatively simple calculation. Take the number of acres

times the unit price per acre as analyzed in grid #2 for parcel

No. "A" and unit price per acre as analyzed in@grid #3 for parcel

No. "B".

In arriving at a value estimate for parcel No. "C" we have an

entirely different situation. With no sales of property offering

the same amenities, shape, size and lake frontage and based on my

opi:nion;of highest and best use, I am approaching this problem with

&subdivision analysis approach. This is based on the premise of
buying something,. doing something to it and selling it at a profit

over and above the purchase price plus cost and profit.

In this analysis, after reviewing the sales indicated in grid

#1, we find where land of this type, in the immediate area being small-

er in size, approximately 2 to 5 acres as individual building sites

are selling for $90.00 per front foot of water frontage, regardless

of size or shape when you compare to sales Nos. 1, 3 and 4. As

mentioned previously in this report, approximately $60,000 worth of

rock had-been placed to protect the shoreline, by the present owners.

None of@the sales-had any such protection of the shoreline. For

this opinion, I am going to attribute $10.00 per lineal foot of

shoreline, or a total unit value of $100.00 per lineal foot of shore-

line for the subject property, parcel No. "C".

In considering the expenses to@change this subject parcel No.

V' from one 84-acre parcel to 28 3-acre parcels, I contacted the

following@developers in the Manitowoc and Two Rivers area:

Mr. Robert Doneff Developer Manitowoc
Mr.. Daniel Wergin Developer Manitowoc
Mr. Kenneth Schepper Developer Two Rivers
Mr. Burlyn H. Stuewe Engineer Manitowoc
Ms. Dolores S. Rohrer Court Abstract & Title Co.

2 2

In an attempt to figure a sellout period for the subject, I

looked at my sales 1,1 2, 3.and 4 and found there were 4 sales in a

3-year period. This might indicate one sale every 9 months. Apply-

ing this to the estimated 28 lots for the subject, I find a 21 year

sellout period. This appears to be excessive. There has not been

that much land available over the years in this market area offering

the same amenities such as topography, view and proximity of a river

or creek as Fischer Creek offers. Because of these items this land

might have a greater demand which could shorten the sellout period,

therefore, for this opinion I estimate a 10 year sellout, which

would average 2 to 3 lots each year.

Based on the above factors, I find the following:

Gross Income 6,250 L. F. @ $100.00 $ 625,000

Expenses:
Plats and Surveys 28 lots x $250 $ 7,000
Title Insurance 28 lots x $100 2,800
Management @ 5% 31,250
Sales Expenses @ 10% 62,500
Taxes - 1981 6,300

Total Expenses, . . . . . . . . . . . . $ 109,850

Net value before profit $ 515,150
Less profit @ 25% :128,788

Net value after all expenses . . . . . . $ 386,362

This would indicate that if all the lots were to sell immediate-

ly, one could expect $625,000 gross sales. I do not feel the market

warrants a 1-year sellout. As mentioned previously, I estimate a

10-year sellout period for all 28 lots as-prbposed in this analysis.
ild In discussion of this type of property with bankers and lending

institutions in the area, allowing for risk @ 1-1/2% and a non-

liquidity rate of,1/2%, I feel an overall rate of 15%, which includes

2 3

12% for pure interest, is warranted in this analysis. Knowing these

items are necessary to determine the present worth of future benefits.

Net value after:all expenses equals $386,362 divided by 10 years

$38,636 annual net income. Using the "Inwood Tables" and consider-

ing a 15% rate in 10 years with an annual net we find the following:

Net Annual Present
Year Income Factor Worth

1 $ 38,636 X ..8-696 $ 33,598
2 38,636 X .7561 29,213
3 38,636 X .6575 25,403
4 38,636 X .5718 22,092
5 38,636 X .4972 19,210
6 X A323 16,702
7 38,636 X .3759 14,523
8 38,636 X .3269 12,630
9 38,636 X .2843 10,984
10 38,636 X .2472 9,551

Raw land value . . . . . . . . . . . $ 193,906

Rounded to . . . . . . . . . . . . . $ 194,000

2 4

PROPERTY OFFERINGS

I contacted Mr. Wm. Scholten of Century 21 and First Securities

and Mr. Casey Stangel of Lakeshore ReaIEy regarding offerings of

similar types of property in the relatively immediate area.

Mr. Stangel informed me that the firm he represents is offering

one lot approximately three miles north of the subject on the east

.side of County Trunk "LS" with 100 feet of lake frontage. The

asking price of this parcel is $101,900. The soil on this lot does

not perk which means a septic mound system would have to be used.
The lot size is 100' x 700' which is approximatel y 1-1/2 acres and

indicates $7,267 per acre of $109 per foot of Lake frontage.

Mr. Scholten informed me that Century 21 is offering 10 lots

in the same vicinity as above offering, 6n.the east side of County

Trunk "LS", having lake frontage. Each.lot is 1-1/2 acres and also

has Lake frontage ranging from 1001 to 115.1 with a depth range of

from 5901 to 6701. These lots are beingoffered for $8,900 each

and are not perkable. All 10 lots have a total lake frontage of

1,065 L.F.., and at $8,900 each indicate a value of $84 per foot of

lake frontage or $5,933 per acre.

Overall, I feel the subject property has better amenities

than these offerings, but I feel they substantiatie the $100 per

foot of-.lakefront established in my market analysis for Parcel "C"

of the subject.

2 S

Mr. Bill Scholten indicated that Centnry 21 is offering a

parcel located on the west side of "LS" near the other parcel

mentioned previously, located on the east side of "LS". This parcel

consists of one acre and.is offered at $4,500. The soil on this

parcel also does not perk, but Mr. Scholten feels it should sell

at that price.

This indicates an acreage value of $4,500 for a residential

site which seems to support the $4,300 per acre unit price for

Parcel "B" of the subject lands.
fig

2 6

RECONCILIATION AND VALUE ESTIMATE

Based on my opinion of highest and best use, I find three

separate parcels of land-totaling,122.56 acres, per surveyor

(Colin Rayford). For this opinion I am stating that I consider these

parcels as being unimproved, except for the rip rap which has been

accounted for in my analysis. The roadway and bridge, as built by

present owner, do not fit into my opinion of highest and best use,

so no value is being attributed to them.

Realizing the above', no cost approach to value was considered in

this opinion of value.

The income approach, in this opinion, is really a mixture of

market along with the subdivision analysis, which accounts for gross

sales based on a market study, expenses to develop and sell along

with a discount on net earnings for an extended sell out period, to

arrive at a value estimate. Based on the above statements and infor-

mation contained in this report the final value calculation for

Parcels "A", "B" and "C" are as follows:

Parcel "A" 33.99 Ac. X $2,100 = $ 71,379 rounded to $ 71,400.00

Parcel "B" 4.97 Ac. X $4,300 = $ 21,371 rounded to $ 21,400.00

Parcel "C" As per subdivision analysis $ 194,000.00

Total estimated market value of above parcels is:

Two Hundred Eighty Six Thousand, Eight Hundred Dollars ($ 286,800.00)

2 7

FINAL VALUE ESTIMATE
Based on all the foreqoing information, it is my opinion the
estimated fair market value of-the subject as of September 15, 1981,
for the purpose of a possible sale or purchase is:

Two Hundred Eighty Six Thousand, Eight Hundred Dollars

($286,800.00)

The value attributed to each parcel of the subject is as

developed in the reconciliation-and value estimate paragraph pre-

ceeding the final value' estimate.

Respectfully submitted,

RUBEN H. BOETTCHER, C.R.A.

2 8

xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx

E X H I B I T S

xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx

CERTIFICATION & STATEMENT OF LIMITING CONDITIONS

CERTIFICATIONs The Appraiser certifies and agrees that#

to The Appraiser has no present or contemplated future

interest in the property appraised; and neither the employ-

ment to,make the appraisal, nor the compensation for itt is

contingent upon the appraised value of the propertyo

2* The Appraiser has no personal interest in or bias

with respect to the subject-matter of the appraisal report

or the participants to the sale. The "Estimate of Market

Value" in the appraisal report is not based in whole or in

part upon the race# color. or national origin of the pro-

spective owners or occupants of-the property appraised, or

upon the racep color or natio nal origin of the present

owners or occupants of the properties in the vicinity of

the property appraised.

3. The Appraiser has personally inspected the subject

property and has made an inspection of all comparable sales

listed in the report* To the best of the@Appraiserls know-

ledge and belief, all statements and information in this re-

port are true and correct# and the Apprai ser has not know-

ingly withheld any significant information.

4. All contingent and limiting conditions are contained

herein (imposed by the terms of the,assignment or by the

undersigned affecting the analysis, opinions and conclusions
contained in the report).'

5- This appraisal report has been made in conformity

'with and is subject to the requirements.of the Code of

Professional Ethics and Standards of Professional Conduct

-of the appraisal organizations with which the Appraiser is

affiliated.

6. All conclusions and opinions concerning the real

estate that are set forth in the appraisal report were

prepared by the APpraisermhose signature appears on 'the

;appraisal 'report. Wo change of any litem in the appraisal

rreport shall be -,mad's by anyone ather than'the Appraiser

and the Ap
praiser shall have no responsibility for any

such unauthorized-change..

CONTINGENT AND LIMITING CONDITIONSi The certification of

the Appraiser-appearing intheappralsal report issubject

to the following zondi-tions and to such other specific and

limiting conditions asareset forth by the Appraiser in

the report.

14 1he Appraiser assumes no responsibility for matters

of -a legal nature:affecting the property appraised or the

titlethereto., nor does the Appraiser render any opinion

asto the title,, which is assumed to be good and marketable..

The property Is appraised as though-under responsible owner-

2. .,Any sketchAn the report may showapproximate d1men-

-sions and is -Included to -assist the reader In visualizing
the property.* 'The Appraiser has made no 'survey of the

property*

3. The Appraiser is not required to give testimony or

appear in court because of having made the appraisal, un-

less arrangements have been made prior to court appearance*

A fee of $50900 per hours plus travel expenses must be paid

for such appearances, if within-one ypar-after the date of

this reports

4* The Appraiser assumes that there are no hidden or

unapparent conditions of the property, subsoil or structures

which would render it more or less valuable. The Appraiser

assumes no responsibility for such conditions or for engi-

neering which might be required to discover such factors*

5- Information, estimates and opinions furnished to the

Appraiser, and contained in the report# were obtained from

sources considered reliable and believed to be true and

correct* However, no responsibility for accuracy of such
items furnished the Appraiser can be assumed by the Apprais-

ero

6. Disclosure of the contents of the appraisal report
is governed-by the "Bylaws and Regulations of the Society of

Real Estate Appraisers"Oe

Neither all, nor any part of the content of the report,
7.

or copy thereof (including conclusions as to the property

value, the identity of the Appraiser, professional designa-
tions, reference to any professional appraisal organizations

or the firm with which the Appraiser is connected) shall be
used for any purposes by anyone but the client specified in

the reportt the mortgagee or its successors and assignst

mortgage insurers, consultantst professional appraisal or-
ganizations or any state or' federally appro ved financial

institution without the previous written consent of the

Appraiserl nor shall -it be conveyed by anyone to the pub-
lic through advertising* public relationst news sales or

other media# without the written consent and approval of

the Appraiser.

QUALIFICATIONS of RUBEN BOETTCHER CRA

EDUCATION

Appraisal course Principles & Techniques of Residential
appraising.
Residential Appraising:University of Wisconsin extension
Manitowoc, Wis.

Society of Real Estate Appraisers 101 courses University
of Wisconsin extension., Milwaukee.

Valuation Course # 1 : Northeast Technical Institute
Green Bay, Wis.

Valuation Course # 2 : Northeast Technical Institute
Green Bay Wis..

Valuation Course # 3 : Northeast Technical Institute
Green Bay, Wis.

PROFESSIONAL MEMBERSHIPS
National Association of Review Appraisers, with a desigination
of C.R.A.

Candidate for SRA desigination ( Society of Real Estate
Appraisers)

Member of Rotary Club of City of Two Rivers

Wisconsin Association of Assessing Officers
International Association of Assessing Officers

Clients Served

10 Manitowoc Savings Banks Manitowoct Wise:

2. Manitowo.c County'Bankv Manitowoc# Wise
3. First Savings Association# Manitowoct Wise
40 Dept. of Housing and Urban Development

I* Bank or Two RIverst Two Rivers

69 Citizens Lakeshore Banks Two Rivers

7. Frontier Savings Associations Two Rivers# Wise

8& State Dept* of,Veterans Affairst Madiso'no Wise

9* Wayside State Bank Greenleaf Wis.

10. Bank of Kewaunee# Kewaunee# Wise

tt.- Employee Transfer Corp. Chicago Ill.
t2e Chicago _ Northwestern Railroad

13* Executrans, Inc* Deerfield Ill*

14. Appraisers & Associates, Milwaukee# Wis*

-Experience

Engaged in fee appraisal work since 1971
Engaged in tax assessment work since 1952

-Types of-Appraisals

lands Residential tracts and lotst farmlandiand lake and

river frontagese
Residentials Single family residences's multi family residences

and apartment buildingso
Commercials Storesp auto service & sales* m6tels., supermarkets'
medical clinics etc.
Reviewing residential appraisals under "Che U.S. Dept*
of Housing & urban Development Rehabilition Loan Program

EXCERPTS FROMt

Town of Centerville Manitowoc County
Zoning and Land Use Ordinance'Regnalations
AM

Ordinance Adopted
April 69 1977
by the Town Board
of the Town of Centerville

Third Printing*

Revised to Include all Amendments
to April 1981

TOWN OF CENTERVILLE

Ordinances Related to Construction

Zoning and Land Use Ordinance (all construction) 1

I Purposes...................................1
II Definitions................................2
III Establishment of Districts ................8
IV General Regulations........................9
V R-2 Residential Districts.................12
VI R-3 Residential Districts.................13
VII R-4 Residential Districts.................14
IX A-2 Agricultural Districts................15
X A-3 Agricultural Districts................17
XI PRD-1 Planned Residential Development
District...............................21
XII Business District.........................23
XIII C-1 Conservancy Districts.................24
XIV Special Permit Standards for
Conditional Uses.......................25
XV Signs.....................................29
XVI Parking...................................30
XVII Nonconforming Uses and Buildings..........31
XVIII Administration and Enforcement............31
XIX Board of Appeals..........................33
XX Amendments and Changes....................36
XXI Violations and Penalties..................38
XXII Severability..............................39
XXIII Set-Backs.................................39
XXIV Sub-Standard..............................40
XXV Shoreland and Flood Plain.................40
XXVI Mobile Homes..............................40
XXVII Planning and Zoning Commission............41

Uniform Dwelling Code (one- and two- family) 43

Additions to Existing Dwellings 45

Repairing Fire Damaged Dwelling 46

Holding Tanks 47

TOWN OF CENTERVILLE ZONING AND LAND USE ORDINANCE REGULATIONS.

An ordinance regulating and restricting the location, construction and use

of buildings, structures, and the use of. land in the Town of Centerville and

for the purpose of dividing the Town into districts. The Town Board of the

Town of Centerville, under the authority of Sections 60.18 (12), 61.35, and

62.23, Wisconsin Statutes, hereby ordains, enacts, and publishes as follows:

SECTION 1. PURPOSES

It is the purpose of this ordinance to promote the public 'health, safety,

and general welfare of the Town of Centerville, of Manitowoc County; and it

is the intent of this ordinance to assure adequate living areas by preventing

overcrowding and by providing lots of adequate size; by providing for a variety

of housing types; by providing for shopping, church, and cultural facilities

without disrupting the residential quality of the area, by preventing blight

and slum development through the prevention of incompatible land uses; by

encouraging attractiveness and sound development; to protect rural land re-

sources; prevent rural slums and blight; :conserve the scenic beauty of the

countryside; discourage uneconomical scattering of development; to assure

sound commercial development by providing commerical areas of sufficient size

and in the right places to serve the needs of the people; by encouraging

planned, integrated commercial areas; b ringing out of
y discouraging the st

commercial development along major streets.; 'by recognizing the business

districts of the Town's communities as the principal shopping area and hub

of commercial functions for their respective market areas; to encourage the

expansion of existing industry and now development by preserving industrial

land from encroachment of non industrial uses; to conserve and wisely use

the town's natural resources; to provide for the uses of land and buildings

In such a way as to provide for economy in government. Notwithstanding any-

thing contained herein to the contrary, compliance with federal, state, or

county regulations shall not be altered.

12. Any separate residence established as premitted in either

Sections IX or X hereunder shall conform to the requirements under

IX D and E.

SECTION V. R-2 RESIDENTIAL DISTRICTS.

The following regulations shall apply in all R-2 Districts:

A. PERMITTED PRINCIPAL USES.

1. One and two family dwellings.

2. Churches and similar places of worship,.

3. Convents and monasteries.

4. Public schools, parks, playgrounds and recreational areas.

5. Private elementary and high schools..

6. Fire stations.

7. Public utilities.

8. Customary agricultural operations including a garden,

nursery, greenhouse and usual farm. building, subject to

the following restrictions:

a. No building in which farm animals are kept shall be

closer that 100 feet to any adjoining lot line.

b. No storage of manure or odor or dust-producing substances

shall be permitted within 100 feet of any adjoining lot

line. No open manure pit or tank shall be permitted with-

in 250 feet, of the road or any adjoining lot line.

c. No greenhouse heating plant shall be operated within 50

feet of any adjoining lot line.

d. No Products shall be publicly displayed or offered for

sale from the roadside.

e. No swine farms or fur farms shall be permitted..

B. PERMITTED ACCESSORY USES. The following accessory uses are per-

mitted if located on the same lot with the permitted use:

1. Private garage.

2. Customary home occupations or professional offices conducted

by the resident only, provided that there be no external evid-

ence of such use except an announcement or professional sign

not over three square feet in area.

3. Other customary accessory uses and building, provided such

uses are clearly incidental to the Principal use and do not

include any activity commonly conducted as a business.

C. CONDITIONAL USES. The following uses are permitted on issuance of

a special permit as provided in Section XIV.

1. Public building and institutions.

2. Hospitals, sanitariums, nursing homes, convalescent homes.

D. YARD REQUIREMENTS.

1. Front yard set back shall be a minimum of 80' from the center
line of road except on state and federal highways. (See Set
Backs, Sec. XXIII).

2. Side yards shall each have a width of not less than 25 feet.

3. Rear yards shall each have a width of not less than 25 feet.

E. HEIGHT AND AREA REQUIREMENTS.

1. No building shall be erected to a height in excess of 35 feet.
2. Lot width shall not be less than 150 feet.

3. Lot area shall be riot less than one acre.

SECTION, VI. R-3 RESIDENTIAL DISTRICTS..
The following regulations shall apply in all R-3 Districts.

A. PERMITTED PRINIPAL USES.

1. Same as R-2 Districts.

2. Two family dwellings.

B PERMITTED ACCESSORY

1. Same as R-2 Districts.

C. CONDITIONAL USES.

The following uses are permitted on issuance of a special permit,

as provided in Section XIV.

1. Same as R-2 Districts.

D. YARD REQUIREMENTS.

1. Front yard shall be a minimum of 80' from the center line of road

except on state or federal highways.

2. Side yards shall each have a width of not less than 25 feet.

3. Rear yards, shall each have a width of not less than 25 feet..

E. HEIGHT AND AREA REQUIREMENTS.

1. No building shall be erected to a height in excess of 35 feet.

2. Lot width shall be not less than 150 feet.

3. Lot area shall be not less than one acre.

SECTION VII. R-4 RESIDENTIAL DISTRICTS.

The following regulations shall apply in all R-4 Districts.

A. PERMITTED PRINCIPAL USES.

1. Single family dwelling.

B. PERMITTED ACCESSORY USES.

1. Public Garages.

2. Utility buildings not greater than 75% of the principal building.

C. CONDITIONAL USES.

The following uses are permitted on issuance of a special permit

as provided in Section XIV.

1. Recreational area..

D. YARD REQUIREMENTS.

1. Front yard set back shall be a minimum of 80' from center line

of road except on state or federal highways. (See Set Backs,
Sec. XIII).

2. Side yards shall each have a width of not less than 25 feet.

3. Back yards shall each have a width of not less than 25 feet.

E. HEIGHT AND AREA REQUIREMENTS.

1. No building shall be erected to a height in excess of 35 feet.

2. Lot width shall not be less than 250 feet.

3. Lot area shall no be less than 3 acres.

TRICTS
SECTION IX A-2 AGRICULTURAL DIS

The following regulations shall apply in all A-2 Districts:

A. PERMITTED PRINCIPAL USES.

1. Farms and farming related structures, provided no open

manure pit or tank shall be permitted within 250 feet of

the road or any adjoining lot line.

2. Dwellings as follows:

a. Farm homestead.

b. One additional single family dwelling or mobile home

per farm. Any mobile home constructed shall be subject

to the provisions of SECTION XXVI.

c. One non-farm related single family dwelling per lot

where no dwelling existed on April 6, 1977.

d. Such additional dwellings as nay be approved by the

planning and zoning committee subject to SECTION XIX

of this ordinance.

3. Roadside stand for selling farm products produced on same

location.

4. Forestry, sawmills, grain drying, cleaning or storage

5. Agricultural, warehousing, or storage for products pro-

duced on thin same location.

SECTION X. A-3 AGRICULTURAL DISTRICTS.
The primary purposes of this district are to: (1) Preserve
productive agricultural land for food fiber production; (2) Preserve

productive farms by preventing land use conflicts between incompatible

uses and controlling public service cost; (3) Maintain a viable

agricultural ba3e to support agricultural processing and service
industries, and, (4) Pace and shape urban growth.

The following regulations shall apply in all A-3 Districts.

A. PERMITTED PRINCIPAL USES.

1. Bookeeping.

2. Dairying.

3. Farming.

4. Floriculture.

5. Forest and game management

6. Grazing.

7. Greenhouses.

8. Livestock raising, except commercial feed lots.

9. Orchards.

10. Plant Nurseries.

11. Poultry raising, except commercial egg production.

12. Raising of grain, grass, mint and seed crops.

13. Raising of tree fruits, nuts and berries.

14. Sod farming.

15. Essential services, where such Services art, exempt from local

regulation and have received a certificate under SECTION

196.491, Wis. Stats.

16. Vegetable Raising.

17. Viticulture.

18. Dwellings as follows:

a. Farm Homestead.

@U One additional single-family dwelline or mobile home

per farm operation over 35 acres for occupancy by

parents, children or employees of the farm operator.
Any mobile home consturcted shall be subject to.the

provisionsof SECTION XXVI-

c. Existing residences at the time of the adoption of

this ordinance, located in areas subject to this

section which do not conform to the requirements may

be continued in residential use and!shall n6t be sub-

Ject to any limitations imposed;,: such-. existing
Yesidences may be altered@,. repailred''or rebuilt if

destroyed but are subject to setback., width and other

dimensional requirements.

B PERVITTED ACCESSORY USES.

T.. Private Garage.

2.- Customary home occupation or professional offices conducted

by- the resident only, provided that there be no external

evidence of such use except an announcement or professional

sign not over three square feet in:are.a.

3., Other customary accessory uses and buildings,. provided. such

uses are clearly incidental to the@ pri Incipal use and do, not

include any activity commonly conducted as a business.

4.: Roadside stands for the sale of farm products.
5.. Signs not be exceed twenty (20) square fe iet in area displaying

the name of the farm, owner, farm organization or advertisine

the products produced on the premises.
6.. Temporary siens (e.g. real estate,. for rent, bazaar, earage

sale,, political, etc.)

C. CONDITIONAL USES.

1. One additional single-family dwelling or mobile home per

farm operation over 35 acres for occupancy by parents or

operator. Any mobile home constructed
children of the farm

shall be subject to the provisions of SECTION XXVI.

2. Sand and gravel extraction, subject to permission of the

Town Board.

3. Commercial Feed Lots.

4. Commercial Poultry Cperations.

5. Saw Mills.

6. Fur Farms.

7. Riding Stables.

8. Equestrian Trails.

9. Fish Farms.

10. Governmental uses such as fire stations, highway storage

garages, solid waste disposal and sewage treatment plan ts,

excavation or extraction, schools, parks, and campgrounds,

airports, and landing strips.

11. Religious uses such as churches, schools and cemeteries.

The sale and service of machinery used in agricultural

production.

13. Facilities used for the centralized bulk collection, storage

and distribution of agricultural products to wholesale and

retail markets.

14. The storage and sale of seed, feed, fertilizer and other

products essential to agricultural production.

15. Facilities used to provide veterinarian services for livestock.

16. Other agricultural-related, religious, utility, industrial or

governmental uses similar to those listed (above) which are

compatible with the purposes of this district, which do not

conflict with agricultural use and which are found necessary

in light of alternative locations available for such uses.

17. Gas or electrical utility uses not requiring authorization

under Section 196.491 (3), Wis. Stats.

The preceding list of conditional uses are permitted on issuance of

a special permit as provided in Section XIV and the following standards.

The Department of Agriculture, Trade and Consumer Protection, shall

be notified of the approval of any conditional use. In passing upon

applications for conditional uses, the Board of Appeals shall also con-

sider the following relevant factors:

1. The potential for conflict with agricultural use.

2. The need of, the proposed use for a location. in an agricultural

area.

3. The availability of alternative locations.

4. The productivity of the lands involved.

5. The location of the proposed use so as to reduce to a minimum,

the amount of productive agricultural land converted.

6. The effect of the proposed use on water or air pollution., soil

erosion and rare or unreplaceable natural resources.

D. YARD REQUIREMENTS.

1. Front yards, shall be as required in SECTION XXIII.

2. Side yards and rear yards shall each have a width of not

less than 25 feet.

3. Notwithstanding anything to the contrary in this Section,

no open manure pit or tank shall be permitted, within 250

feet of the road or any adjoining lot line.

E. HEIGHT AND ARE REQUIRMENTS.

1.No building shall be erecte in excess of 60 feet, except

that farm structures or parts hereof not used for human

occupation nay be erected to height exceeding the limita-

tions of this district provided that such structures con-

form to the regulations of the Manitowoc County Airport

Height Limitations Zoning Ordinance and does not present

a hazard to aircraft in or adjacent to the county.

2. Lot area shall not be less than 35 acres.

SECTION: XI. PRD-I PLANNED RESIDENTIAL DEVELOPMENT DISTRICT.

The Planned Residential Development District is intended to allow for

cluster developments, garden apartments, row housing and group housing,

A planned Residential Devlopment District ray be established only after

applilication is made by the property owner, or his authorized agent,. to

the Town Board and the public hearing; and amendment procedures estab-

shed in Section XX are followed. Such a district may be established

within A-2, R-2, R-4, and R-4 districts, subject to the following

provisions:

I . Permitted uses include single and multiple family developments and

normally attendant accessory uses.

2. Mobile Home Courts-Mobile home Courts shall be permitted in PRD-1

within an R-3 area only.

3. The underlying district regulations, including dwelling types,

minimum lot area and yard requirements may be varied, provided that

adequate open space shall be provided so that the average intensity

and density of land use shall be no greater than that permitted for

the underlying district in which i t is proposed to be located.

A site plan shall be submitted with the application and shall include

street design, number and general location of dwelling units, common

structures and facilities, utilities, and other information that the

Town board or its delegated authority may require to make a decision.

SOILS & SUBSOIL TYPES

Red Areas Indicate Soil Types
Which Possibly Would Accept Septic Systems
INSET C
110 (jo;ns ;nset 0, lower left) R. 23 E. 2 603 ODO FEET

ZUB

Bice,

.7 .7@T sa

'.-'0 5.;

aa SB

,J."L

r-4

V37 26oooooi-EETT 2 601 vM -
2= AND 500D.FMT GRO 7wxs

-7-7 --- --------
170% /.,7'

rE`4

PER, C
Mal,
4rl

.mo

14
14

2.2:4- 1-7c-:t

ro4
(41

)re- -,ad- A!Tff 7@11*7.lq r -0 .@A- -Z-IAI.---

SUBJECT
PROPERTY
With Tax No.'s

MAI\JIIUWUU L 18 -19 N.- R. 24 E.
SEE PAGE Z7

/07

91
wo,

Alrjke5 40
qq
"led Fled tV- R
lea
C Ae,e
.
-PO
to _0 .........................
M 21 a
21

D-@ ID-- ;VI7.

f1heb r,t
d./erv ?
4Z
TC
.4yro.
J2.9

fs
R i-4 I ICL

18,
AUJITO

20.
MA I OWOC

qw.

UAI Rs

............

-p-: ... ..... .. ...

..... .....

N.W.
-IS

/N6.

cIt
010/5 CK Oci A112F b T@ Re
kV,-

%..OL_IN I "INV 11 L_ L_ mr@ PAC 13 N. F I
t
LIZ` _T. Mv 121 ew
4K Id
PA A.
14o sz 4
'0 %
ed"
?7 va A: o
14 4t v.
3737
0,4
IZZ @d 'I' iN q-4
(/cc c
7.,er 73
A" AF "AW 4z
A. 45 3k, 7,
71* 15
-Y

qG
We os 4-
broc A' 3094'/Gr@' oo 12-
Alo [email protected] 3jqlbre h
so -11 o 7c
51 &Ive,5iOcr
If -1 Kben 'i " I o
wo'b ,' 4141 e, fer-1
ee a ler erner d"'D @F I;
1917az -v
79 to, -
/13 1 ;
Har@@y m &S . JS il 1@ A/2,
4QU 6o V.5, e 7 Ob ovr '.4@4t elr " %R
-cc ay
Harlan
Rlbrecbf c.?Z-,roe2'7e AbO d,-.cA,,,
f
-4 1so rF
,&I , A, . / t 1)
R 2o lie f3 Ire 0

HER
AM 2 rd"o-h

GeO
kj
do- mb
@dc J
11
LEA
Po
%_Zvoelll
'.c h
5 Ao 92 4.0 lilt
V. 01*h
YX
k ycf 7
A, Ab
tv
he,e,
A/'thaevp LEV A;O_t:.
Z ocjia ;T_7 '41n
VASMANCrOM 3C

S5
V
Z'
-a Acf Cr
2o G@
z uwl@
CLEMOLAI r
jo A6 Me,- h-,16,p sp. *e 0- AA01ber t 'I, 't
3 1 Z'5
-T
rz 'v
r, r

dc0im'de 13
/vbr6 rr-;
200 .5" 67 A

Fr
me
AN'
d)AqU R.. kjor ct. "ap PUbA3, r"c, Re v A-4460
0
OT

T 18 N:-R. 23 E.
EWTON 5 PA CE 19. srn (U-11f) CONS Muc
Er v j
C, 41

0 Sri
CR
n Masa -d
kco c
q;-j
(Z' 1 4. L@e6kv- le GLO 4D.8
37;@ 1
F L
Z.e bAfe
e A L
du EW

e@e le,

r /ffS 20 j J.CA@ V
j 4.elb'e 3 't -1-2 N,
A!&v,4ha sd ar %I A? c Ia,/e
-At-
'6. 19 PM 0 IL
034,
pv-
LA YERS
.3
/fis;a
-xr I
J,

91 W,
kvbak Plan cr
7 sa
U) FIT-
IV Avz, 37 At
ca
14
A-ed
_r C 1 11 ..
-17-51
'ell
-j I s
Yd AP
'eyc alf R-pp
W) V.
5onn _qq 1.0 1@4 1@ i
TUT, c @,@w
@=,Ccl -p'. L, VA 4747
FA 1. F
r"-ft 4j@. o
s
011P
.7 @A,
qo
;@t' t
G 1P , EZ-Z e- 21
9

IA.

u
L
7.93%
2S
Jo -@,6 -10 @q q1,

.4
%6 vif iz@

U-ti 4 Litc
Z'c I -, - A.
J7

3.-
T u
iHEIM

5c
3
C.1 I- (Q
;,z 3
d

q
A,

141 10
S9

Al.
-,Z 7@. V,5.
S,EE PA CC 14 CON5T,9UCrIOIV)

MANITOWOC RAPIDS T 1 9 N-.R.23 E.
SIT PAGE ?5 LA D

W^m e- Crao"
Aol@m ITR
N'0" c.
e/
e" (tunk
2..3,8
7582 4-1 -7- I --- -
12,05
RANC H@. all,
Aa, 'c
'5'a "ch 7 .31-
va-e3.
10
CjLsll@ ,,, - - %, V
C1.6 I epch 021ZA'7' e.%r,r
7217 IO)r.U &5 33
4'
op chard T h' gw TRO-CT*
A: IVIIr. I- I I k
14
P0 :2
kv-
"7 94' Gera/d
-6
t! CenZkq
L -ZC X &7.9
IL bon

KEL
41:

Z@v 5k
go. V)
Qrlar701- H1,5D.- i@l
a

3
..... .....

'j
lz
Z!, 3T V)
F

.urrm,
Kr-,
11c

at
0
Vic
... .........
1-r I I . .-I..
Ab@
14.
4) 's
Ic

'd 0

Ahn veft- 4. qj r, .. . . .......
.. ........ ..
'@y
4f

.... . .. .....
&'cr x" "r6' ar
A4,11.1'
14,
..............
..... ... . ... ......
).rc. 01
Imt rECH
1 NJ TOWO
;@'7 T 3.@4
-1
a,-nrler Arled. J6 pilt
IT
16--:6f
4

141

V. r 135
R-e SZ
PC A;-

k
,IaQCA, L-J
77.
/@y 42
711@1 e 43

7@
W V7E-49AIN 5-r--j I
SEE PA GE --4'\43
@Wap Ajbl.3., Z--@ AleV. A-CeO UNDER CONS TRLKTIO@

SKETCH PHOTO

41161

LEG" DESCRIPTIO21: Part of S74' 6%-1-1 PHOTO DESCRIPTION: 8/29/81
4

secti,:-,n 18 T. 18 R. 24 -LookingNortheast from cownty trimk 11LS11
1M

GRANTOR: Dorothy H. Stangel

GIU.NTEE: Bernard R. Stancel and Jeanette
SALE DATE: 1OA5/80 DOG. TYPE: L.C. VOL- 655 PAGE: 291

VERI]Fjj.:D By.- Bernard R. Stangel

SALE PRICE: @,2 000

AREA: AcREs. 7.205 SQ.-FT. 313,850 F.-F. 529 -WATER FROWAGE 284
R-3 I and 2 Family residential
Z014111Z:
A PRICE PER: AM. 2915 SQ.FT. .067 F.F. 39-70 L F. 14ATER FRONTAGE 7-3

CO@XENTS Fairly level bcing aPp,rw: 51 below st,reet grade. Appears t4l1able. Not beln-

far@@ed at this t3ine. Presently listed for sale. Askin- '10,000 for parcels that are a@:):)ro
>

12- acres. Oviner says Lhe land perks for mound Sy3teM only.
2

OIMLILO Uallm 0"Jua LIUCILDE.M 4
gal SKETCH PHOTO

*L'tp,

LEGAL DESCRIPTION: Part of Gov' t. Lo t 2 in PHOTO DESCRIPTION: 8/29/81

Section 11-T-17 R. 23 Looking east from County TrLu*
Q.

GRANTOR: Ed-ar R. Gillif?an and GdFaidine

G LRA 11T 2 EY'argaret S. Sa-,ra,,e
SALE DATE: 9/7/79 DOC. TYPE: W.De VOL- 634 PAGE: 1 59

Robert Brandl Mtwc. Co. Register of Deeds
VERIFIED BY:
SALE PRICE @47, 500
ARF-A: ACRES 21 SQ.FT. 914,760 F.F. -360 WATER FRONTAGE 551-1-
ZO';,a;NG: R-2 Residential
17 ?RICE PER.* ACRE 2262 SQ.FT. .052 F.F. 131.94 L.P. 14ATER IFROIJTArE 86.1

C02-RiENTS Fairly-level. '.Appears tillable. Presently being farmed in front. New large

residence be-Ln,--l built on East end overlooking take Michigan near the bank.

SKETCR PHOTO

"4,

LEGAL DESCRIPTION: Purt of Gov't. Lot I in PHOTO DESCRIPTION: 8/29/81

Section 14 T Looking East from County Trunk .."LS"
.17 19-23 C@

L'T
OR: G. "ichael.Simon and Bo--bura
AN

V
ki, GR@ANTEE: Jan Ilan 3pij',,-er_and-Barbara Ann
I
SALE DATE: 7/28/81 L.C. 669 400
F DOC. TYPE.. VOL. PAGE.-
t"'VERIFIED BY-.- Robert Brandl 1,-.twc. Co. Register of Deeds

,12.
SALE PRICE: 000 000 du.@rzi 7J/ remainder '200 per month at 11'

1.15 112.2 135
AREA: ACRES SQ.FT. 50,094 WATER FRO'CUAGE
ZONING: R-2 Residential
PRICE PER: ACRE 10., 1434 _ SQ.FT 0.24 -F.F. 106.95 L.F. 14AT-PR FRONTArE 88.@

COMENTS: Open land,,, gently rollito- with good vie-vi of Lake Nlichi-an. Ideal building sitte.

Approx 41 above road grade.

SKETGH PHOTO

LEGAL DESCRI PTION-: Part of Gov't. lot1 in PHOTO DESCRIPTION: 872-978-1

--14 T Looking east from County Trunk 11LS11
Section .17 R.23

G RIMN 0 R Eldred J,-z-,es Hornung and--Gatherine

Joseph P.- 11.,'oil -ar Cicel
yLEE:- -y
GRA,
SALE DATE: 10/10/78 DOC. WPE: L.C. VOL: 614 PAGE: 172

Robert Brandl 11tvic Co. Register of Deeds
WERIF- IED BY:
SALE PRICE: -57., 003 Q2@,000 down- 14/ $5, 000 pa-id in 3 installments at .9%
AF F1 ACR E- S1.45 SQ.FT. 63.,162 F.F., 244.8 WATER FRONTAGE 110

R-2 Residential
PRITCE PER,: ACRE 4828 SQ.FT. 0.11 F.F 28.60 L.F. 14ATER FRO'LUAGE 63 &1
J-1coy-H-EWS: Sparsleywooded-. Approx. 50% with Pine trees planted 20 years ago. Gently rollin,-.
.Approx. 51 below road grade. 2 cabIns hav:e been built since purchase.
01

z"'

'P@
ARM

/S;z

LEGAL DESCRIPTION: Part of E PHOTO DESCRIPTION: 8129781
-s-ction 22 T-17 R.23 Looking west from County Trunk "LS"

,iTif e
John X. Husband and
GRAN'TO

life
GRANTEE:__Robert A.jaczrarowski and
1/29/79 617
SALE DATE: DOC. TYPE.- W*D* VOL: PAGE: 173
VERIFIED BY: Robert,A. Kaczmarowski

-00.
.SALE PRICE:- 5 000
AREA: ACRES 14.27 SQ.-FT. 621,,601 F.F. 637.26, WATER FRON73AGE
ZONING: A-2 and AR-2 (At time of.sale) Nmi zoned A-3 Agricultural
PRICE PER: ACRE 2102 sQ.FT. .048 F.F. 47.o8 L.P. WATER FRONTAGE

COMMENTS: High land.. Level in front and gently rollin*rr at rear. Wooded on the North, West

and South lines. Asswmed to be buildable. Appears to have same soil as .sub-;ect.

Pad been baught for home site but was found to be unperkable and.since traded off for anoth(

@Eome site.

SALES DATA SALE NUMBER 6

SKETCH PITOTO

C3 PHOTO DESCRIPTION: 8/2-9/81
LEGAL DESCRIPTION: Part Govt Lot 1 J,,--;no west

Northwest from Co
unty Trunk "LS"
-of County Trunk LS in SE Lookin

se,
Se'tion 22 T.17 R.23

6ANTOR: 'Carlton Brehmer

Brigitte H. o1nns-on
GRANTEE:
SJUE DATE: 11/26/79 -DOC. TYPE: W.D. VOL: 640 PAGE:. 200

Robert Brand6l, yt,,je Co. Register of Deeds
Vz.RIFIED By.
SALE PRICE: $33,-400

'7
A PEA: ACRES 18.53 SQ.FT. 807,,lo F.p. 1.,326 IWER FRONTAGE

0
41NG: A-3 Agricultural
1.

PRICE PER: ACRE 1802 SQ.FT. -.041 F.F. 25.19. L.F. WATER FRO*,qTAGE

and presently being cropped with corn and it
Is level at road grade. Tillable

appears@ to be a Lood crop. for additional to an existing operating farm.
Purchasec

SALES DATA SALE IMMER 7

SKETCH PHOTO

LZAL DESCRIPTION: T PHOTO DESCRIEnION:
he W@@ W_2@ 1"'W1',_- 'Of 8/29/81
Lookin- South fz-om South C1 la
3 Lion T-17 R-23 eve nd Road.

Belitz Brothers Inc
@@GRANTOR:
,@GJL EE: Lee L. Lindsey and Marion K.
;-pA[ DATE: 2/20/80 DOC. TYPE L.Cj. VOL: 6-' cl) 'PAGE: 283
Robert Brandl 11twc Co. Re-ister of Deeds
fiERIFIED BY:

0 '80,000
;P10 ,000 (Bld-s U0.,000)* Land value
A PRICE:

P ACRES SQ.FT., 1, 742,300 F.F. 66o TaTER FRONTAGF,
40

@,4(0) t,,G. C-1 Conoervancy
PRIE PER: ACRE 2500 'SQ.FT. .057. F.F. 151.52 L.F. WATER FRONTAGE

metal buildings ..;i th est value of - 0, 000., bal is to the land. Land is
c@ ;?2

and appears till-able. Has a small low spot in Northwest corner. Wooded on South end.
AS
N,
.a
A

SALES DATA 5ALE Mr,7jBzR

SKETCH PHOTO

-:4

1 135
LEGAL. DESCRIPTION: Part SIEL SW-@ of PHOTO DESCR 8/29/81
TPTION:_

Section 1 T.18 111.23 Looking Northaest f r om. Silver Creek Road.

GRANTOR: Stephen C. Koehler and Kathr,,n

GRANTEE:- David J Ifirotek and Barbara
SALE DATE: 4/14/81 665 306
DOC. ME: VOL: PAGE:

Robert Brandel 1,11twc. Co. ?.e:7ister of Deeds
VERIFIED BY:
SAM, PRICE: @)23, 000
AREA: AcREs 5-57 SQ.-FT. 242,629 F.p. 375 14ATER FRONTAGE

A-,R Agricultural and Residentiial
ZONING: 0

PRICE PER: ACRE 4129 SQ.FT. .095 @F.F. 61.33 L.F. 14ATER FROW3AGE

C
ME' balance is tillable. New home
01 NTS Gently rolling. Heavily woodei in rear

errected since purchase. Another building site -could be established.

SALES DATA SALE YMBER .9

SKETCH PHOTO

-p

I MM

LEGAL DESCRIPTION: Tracts 4 & 5 in TE @4@ T 4@o f PHOTO DESCMFTION: 8/29/81

aection I.T.18 R.23 Looking North-,est from Silver Cr-aek Road

I-'elvin Schnuelle and Inra
GRANTOR:

GM NYT E E Curtis Pozorski and Helen
MSALE DATE:__ 11/21/80 DOC.' TYPE: L.C. VOL: 657 -PAGE:, 682

'ERIF Robert Brdndel Mtwc Co. Recister of Deeds
IED BY:
E: i@lzp, 500 $2.@ OC)O down and -@,12, 500 in 7 years at 81-
SALE PRIG 2

P @@ S SQ.FT. 395j,525 F.F. 607-52 WATER FRONTAGE
EA: ACr .9.08

A-H Agricultural and Residential
1--RICE PER: ACRE__122L_ SQ.FT. .037 F.F. 23.29-- L.F. I.IATER FRONTAGE
C0*1"-V-1ENTS 2 acres open and ass' _d to be buildable. Rest is heavily wooded

Vlith varying Lopo. Best use appears to be residential for 1 building site.

SALES DATA SALE W.HBER 10

SKETCR PITOTO

Z@X2_6J-1-SAI-61

fto:m%
0",

A-

in PHOTO DESCri-,>TTONa:- 8/22L8-1
11LAL DESCRIPTION:- Part NE4 E

Road-
Wetion 19 T.18 -H,.23 1,ooking Northwest from Sbuth. Union

@,?,ANTOR 1athew' Meyer

James C. Krall, and Ida

W.D. VOL: 6148 __yA(;E: 72
JILE DATE: 6/13/80 DOC. TYPE:

ERIFIED BY: Robert Brandel jjt@@c. Co. Jegist-er-of Deeds

LZ PRICE: Mj,000

cRES 7-95 0
A SQ.-FT. 34",,199 F.F. 777.4 JWTER FRO
A-H Agricultural and Residential Is perkable

ICE PER: tCRE 2138 SQ.FT. .049 F.-F. 21.87 L.F. I-IATER FRONTAGE,
-014@1-!ZNTSA ox. 21 below road grade. Rear' 75i-;'@ wooded with young Popular Growth.'
b
USUmed to be buildable on North end. New house has been built orl the South End of' the

rn located

SALES DATA SALE NUMBER Xj_

SKETCH PHOTO

IGAL DESCRIPTIO Zl: Pa rt 5, 3 S o f PHOTO DESCRIPTION: 8/29/@.l
Section`34-T.19 R.23 Tract 27B of Cert. Surv. Lookinl- West from Valley Drive.

8 527 being part of Silver Lake Estates.

GRANNTOR,. -tark
Patricia I'l. Schi

11m, H. lorron and-Barbara
tTrEE
LE DATEt. 9/5/80 DOC." TYPE: W.D. VOL: 652 PAGE: 630
,iRIFIED BY: WT.-. H. Vorron

PRICE:
ILE
APUSA: ACRES 1.50 SQ.FT.. 65j391 F.F. 168*35 MTER FRONTAGE

A-1 1 Family Residential

C EPER: ACRE 7333 SQ.FT. .168 F.F. 65.35 L.F. WATER FRO114TAGE

is level approx. 31 below
-ice purchase. Front 30%
W.S: Is percable. Homme bullt sL

dgrade. Rear raises approx. 121 above road grade.

PARCEL A

-W-
vriew looking N

from CITH 1,'S" at

34
I" cre parcel of
'W5'
land.

8-31-,.J
Photo taken

PARCEL A

,,;f-,w looking S,4-
-A& & --Amu-.
Sof
'TH IIL at

end of 34

a v C 0, 1
1Y

0 0
taker, 8-31-81

@j
Id

4,1 E.O-4

PARCEL B

@je-,v lookin-

,LS" at

a r C, e I
wooded a c re
A

photo taken
W --,"j %
4
0i'Ai

PARCEL C

view looking north

along shore -'L-,o

Fischer Cy@eok from

top of bank at turn

around on 2nd road

from south.

Photo taken 8-29-81
E5

PARCEL Q

View looking south

from bridge on sub-

ject showing rise
in 'elevation of land.

-Photo taken 8-31-81

ffi

PARCEL C,

View looking south

along shoreline from

north end point towards

Fischer Creek.

Photo taken 8-31-81

View looking south

at portion of Par-

c
el "C" that is lo-

cated in Village of

Cleveland.

Pho o taken 8-29-81

PARCEL C

View looking N.E.

from southernmost

Ov exUting road along

shoreline from top

-of bank.

Photo taken 8-29-81

PARCEL C.

View looking north

from south road at

level area between

CTH. "LS" lakeshore

bank.
.15
11 7,
A)
01
FF
Photo taken 8-29-81

PARCEL C,

View lookinG north

f rom observation
NMI RN
point aloi-ig northerly
Ia MW MOR shoreline of" subject.

Photo. taken 8-31-81

PARCEL C

View looking south".

from observation

z point towards Fischer

C i0ee k.

-77

Photo taken 8-31-81

PARCEL C
PO @,-O;,
045
a t
View looking eas

rip rap from obser-
U
vation point.

Photo t
aken 8-31-81

elf--

.7- 7

AkI

View lookitig east

at Lake --iigan

from bridf-@-@i:, also

shows some rip rap.

Photo taken 6-31-81

PARCEL C

View of Fisc),,er

Creek looking west
tl', -7
-bridg
-rro7,,
_e.

Fhel-o takeii 8-31-81

P11RCE1, C

A.
Z- Looking northwest

bridge at Fischer
at
A-,

Creek.

Photo taken 6-31-81

PARCEL C

looking so
uth
View

along lakeshore from

Fischer Creek.

-31
Photo taken 8 -81

PARCEL C
View looking north

from Fischer Creek
iIalong shoreline of
subjects also shows
i single family develop-
ment in background,

Photo taken 8-31-81
7,

PARCEL C
View looking north from
Fischer Creek showing
road and rise In ele-

vation.

@4' Photo taken 8-31-81

^Xr

DAM DUE

GAYLORDIND. 2333 PRINTEDINU.S.A.

3 6668 14108 2380