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CONCLUSION <br /> <br /> <br />The surrounding uses are: <br /> <br />North: Single family residential <br />South: Commercial gas station <br />East: Multi-tenant commercial and retail <br />West: Age 55+ residential condominiums <br /> <br /> <br />For uses to the south and east, commercial and retail, a commercial car wash use on the subject site <br />would not impact value. <br /> <br />For the residential homes to the north, there is significant screening and an alley separating the <br />properties from the car wash use. In addition, many of the properties were purchased when the subject <br />was zoned commercial; the buyers would have been aware or had available i nformation to understand <br />that the subject site could be developed with commercial uses. A commercial car wash use on the <br />subject site does not appear to impact value to these properties. <br /> <br /> <br />For the residential condominiums to the west, specifically overlooki ng the subject site, the buyers would <br />have been aware or had available information to understand that the subject site could be developed <br />with commercial uses. A commercial car was use on the subject site does not appear to impact <br />value to these properties. <br /> <br />Overall, because the subject site has been zoned commercial with a variety of uses for many years, <br />buyers would have been aware and priced in any discount when purchasing their property. <br /> <br />To illustrate a situation where there could be a negative impact, consider a site zoned and guided <br />residential. Adjoining property owners purchased their sites with the understanding that the property was <br />zoned residential. If the city at a later point changes to the zoning to commercial or industrial, then the <br />property owners could possibly consider a negative impact to their property as the adjoining zoning <br />changed. <br /> <br />In the current car wash situation, the underlying zoning and uses are not changing; therefore, there is no <br />impact to adjoining properties. <br /> <br /> <br />If you have additional questions, please do not hesitate to contact us. <br /> <br /> <br />Sincerely, <br /> <br /> Ethan Waytas, MAI William R. Waytas, SRA <br />Certified General MN 40368613 Certified General MN 4000813 <br /> <br /> <br />Enclosures: Location Map, Aerial Map View of Project, Subject Photos, Qualifications <br /> <br /> __________________________________________________________________________ <br />www.nagellmn.com <br />95