HomeMy WebLinkAboutResolutions - 2024.09.05 - 41890
AGENDA ITEM: MDOT Easements and Consent to Grade along Woodward Ave for the Widetrack
Redesign in Downtown Pontiac
DEPARTMENT: Facilities Management
MEETING: Board of Commissioners
DATE: Thursday, September 5, 2024 6:00 PM - Click to View Agenda
ITEM SUMMARY SHEET
COMMITTEE REPORT TO BOARD
Resolution #2024-4317 _ 24-62
Motion to adopt the attached suggested resolution.
ITEM CATEGORY SPONSORED BY
Easement/Assessment Yolanda Smith Charles
INTRODUCTION AND BACKGROUND
MDOT has approved plans to convert the one-way traffic of the Woodward Ave/Widetrack loop. The
new design will include two-way traffic, add bike lanes and new sidewalks for walkability in the
downtown area. A study for this concept was completed in 2014 and the county has advocated
funding this project all along. The community and economic benefits are positive for this change
and would also improve the physical environment for future county employees located at the new
office building in downtown Pontiac. The project requires new easements and consent to grade for
widening the right of way along Woodward Ave. MDOT has requested two new road easements
and one consent to grade along county-owned parcels in downtown Pontiac next to the newly
acquired office and parking structure. Good faith offer money is included with the request, and the
administration has decided to forego the payment in an effort to support the revitalization of
downtown Pontiac.
BUDGET AMENDMENT REQUIRED: No
Committee members can contact Barbara Winter, Policy and Fiscal Analysis Supervisor at
248.821.3065 or winterb@oakgov.com or the department contact persons listed for additional
information.
CONTACT
Paul Zachos, Property Management Specialist
Bret Rasegan, Manager Planning
ITEM REVIEW TRACKING
Aaron Snover, Board of Commissioners Created/Initiated - 9/9/2024
David Woodward, Board of Commissioners Approved - 9/9/2024
Walt Herzig, Executive's Office Approved - 9/9/2024
Lisa Brown, Clerk/Register of Deeds Final Approval - 9/11/2024
AGENDA DEADLINE: 09/05/2024 6:00 PM
ATTACHMENTS
1. P08_Donation
2. P08_Voluntary GFO_AMENDED_06-25-2024
3. P36_Donation
4. P36_Voluntary GFO_AMENDED_06-25-24
5. P38_Donation
6. P38_Voluntary GFO_AMENDED_06-25-24
7. Oakland_County_Parcels_MAP
COMMITTEE TRACKING
2024-08-21 Economic Development & Infrastructure - Recommend to Board
2024-09-05 Full Board - Adopt
Motioned by: Commissioner Michael Gingell
Seconded by: Commissioner Penny Luebs
Yes: David Woodward, Michael Spisz, Michael Gingell, Penny Luebs, Karen Joliat, Kristen
Nelson, Christine Long, Philip Weipert, Gwen Markham, Angela Powell, Marcia Gershenson,
Yolanda Smith Charles, Charles Cavell, Brendan Johnson, Ajay Raman, Ann Erickson Gault,
Linnie Taylor (17)
No: None (0)
Abstain: None (0)
Absent: Robert Hoffman, William Miller III (2)
Passed
September 5, 2024
RESOLUTION #2024-4317 _ 24-62
Sponsored By: Yolanda Smith Charles
Facilities Management - MDOT Easements and Consent to Grade along Woodward Ave for the
Widetrack Redesign in Downtown Pontiac
Chair and Members of the Board:
WHEREAS the plans to convert the one-way loop to two-way traffic and add bike and pedestrian
facilities in downtown Pontiac began in 2010 with County Planning Division receiving a federal grant
to study the conversion; and
WHEREAS the study was completed in 2014 and over the years the County has met with MDOT to
advocate for funding for this project; and
WHEREAS MDOT has requested easements and consents to grade over county-owned property
along Woodward Ave; and
WHEREAS the county will forego the good faith offer money of approximately $31,870 total; and
WHEREAS the Departments of Facilities Management and Corporation Counsel have reviewed the
attached easements and consent to grade; and
WHEREAS the Department of Facilities Management recommend that the Oakland County Board of
Commissioners approve and execute the attached easements and consent to grade documents.
NOW THEREFORE BE IT RESOLVED that the Oakland County Board of Commissioners approves
the attached easements and consent to grade located at the downtown office towers 51111 Woodard
Ave and out lot parcels in downtown Pontiac and directs its Chair to execute the attached easements
and consent to grade and all other documents related to and needed to effectuate the project.
Chair, the following Commissioners are sponsoring the foregoing Resolution: Yolanda Smith
Charles.
Date: September 09, 2024
David Woodward, Commissioner
Date: September 09, 2024
Walt Herzig, Chief Deputy County Executive
Date: September 11, 2024
Lisa Brown, County Clerk / Register of Deeds
COMMITTEE TRACKING
2024-08-21 Economic Development & Infrastructure - Recommend to Board
2024-09-05 Full Board - Adopt
Motioned by Commissioner Michael Gingell seconded by Commissioner Penny Luebs to adopt the
attached Easement/Assessment: MDOT Easements and Consent to Grade along Woodward Ave for
the Widetrack Redesign in Downtown Pontiac.
Yes: David Woodward, Michael Spisz, Michael Gingell, Penny Luebs, Karen Joliat, Kristen Nelson,
Christine Long, Philip Weipert, Gwen Markham, Angela Powell, Marcia Gershenson, Yolanda
Smith Charles, Charles Cavell, Brendan Johnson, Ajay Raman, Ann Erickson Gault, Linnie Taylor
(17)
No: None (0)
Abstain: None (0)
Absent: Robert Hoffman, William Miller III (2)
Passed
ATTACHMENTS
1. P08_Donation
2. P08_Voluntary GFO_AMENDED_06-25-2024
3. P36_Donation
4. P36_Voluntary GFO_AMENDED_06-25-24
5. P38_Donation
6. P38_Voluntary GFO_AMENDED_06-25-24
7. Oakland_County_Parcels_MAP
STATE OF MICHIGAN)
COUNTY OF OAKLAND)
I, Lisa Brown, Clerk of the County of Oakland, do hereby certify that the foregoing resolution is a true
and accurate copy of a resolution adopted by the Oakland County Board of Commissioners on
September 5, 2024, with the original record thereof now remaining in my office.
In Testimony Whereof, I have hereunto set my hand and affixed the seal of the Circuit Court at
Pontiac, Michigan on Thursday, September 5, 2024.
Lisa Brown, Oakland County Clerk / Register of Deeds
Michigan Department
of Transportation
0631A (05/24)
Easement(s)
Consent(s)
*
*
*
*
*
*
$19,400.00
$5,180.00
$24,580.00
DONATION
WAIVER OF COMPENSATION
Grantor(s):Oakland County
Property Address:51111 Woodward Ave
Right(s) to be donated:
Total Donation Amount
The undersigned Grantor(s) of the property described in the attached legal description(s), having been informed
concerning the right to receive just compensation for such property, do hereby waive said right and voluntarily agree to
donate such property or any part thereof, or any interest therein to the Michigan Department of Transportation.
I/We have been informed and fully understand that I/we have the right to receive just compensation for the
subject property.
I/We have been informed and fully understand that I/we have the right to an appraisal/market study report and
the right to accompany the appraiser during an inspection of the subject property.
I/We have been informed and fully understand that by signing this document, I/we are agreeing to donate the
subject property in lieu of just compensation.
The decision to donate the subject property was made without undue influences or coercive action of any
nature.
I/We will execute the necessary instrument of conveyance upon presentation by agents or representatives of the
Michigan Department of Transportation.
I/We agree to donate said property/property rights and:
Waive just compensation and waive the right to an appraisal/market study report and
property inspection.
OR
Waive just compensation but request to exercise the right to an appraisal/market study report
and property inspection.
By signing below, the Grantor(s) agree(s) with each of the following:
Oakland County
210599 7008_P863201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
MDOT Approval Signature: ___________________ Date: ___________
Oakland County
210599 7008_P863201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
Signatory Title:
Oakland County
David T. Woodward
Chairperson, Oakland County Board of Commissioners
Signature:Signed Date:
Signatory Name:
Witness Date: Witness Signature:
Witness Name:
Oakland County
210599 7008_P863201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
Highway EasementLegal Description:
Part of Lots 5, 6, 7, and 11, Assessor’s Plat No. 65, as recorded in Liber 1A on Page 65 of Plats, Oakland County
Records and Part of Lot 31, Assessor’s Plat No. 114, as recorded in Liber 53 on Page 9 of Plats, Oakland County
Records, and Part of Lot 7 of Subdivision of Outlots 18, 22 AND 23 in the Southeast 1/4 of Section 29, Town 3 North,
Range 10 East, City of Pontiac, Oakland County, Michigan, as recorded in Liber 1 on Page 3 of Plats, Oakland County
Records, also Part of Vacated Dawson Alley, more particularly described as follows:
COMMENCING at the Intersection of the Northerly Right of Way line of Relocated Judson Street (79 feet wide) and the
Westerly Right of Way line of Saginaw Street (Variable Width); said point being South 86°-07’-48” East, 2110.84 feet
from the South 1/4 corner of Section 29, Town 3 North – Range 10 East, as recorded in Liber 17355, Page 880 of
Oakland County Records, said point also being South 64°-36’-27” West, 646.11 feet from the Southeast corner of
Section 29, Town 3 North – Range 10 East, as recorded in Liber 21052, Page 161 of Oakland County Records; thence
South 74°-49’-47” West along said Northerly Right of Way line of Relocated Judson Street (79 feet wide), 253.87 feet to
the POINT OF BEGINNING; thence South 74°-49’-47” West continuing along Northerly Right of Way line of said
Relocated Judson Street (79 feet wide), 8.36 feet to the Easterly Limited Access Right of Way line of Woodward
Avenue (Wide Track Drive 90 feet wide); thence North 32°-05’-52” West, along said Easterly Limited Access Right of
Way line of Woodward Avenue (Wide Track Drive 90 feet wide), 451.54 feet to the Southerly Right of Way line of
Orchard Lake Avenue As-Widened (Variable Width); thence North 88°-13’-03” East, along said Southerly Right of Way
of Orchard Lake Avenue As-Widened (Variable Width), 22.08 feet; thence South 06°-07’-12” East. 25.24 feet; thence
South 32°-05’-52” East, with said Easterly Limited Access Right of Way line of Woodward Avenue (Wide Track Drive
90 feet wide), 420.13 feet Right of Way line of Relocated Judson Street (79 feet wide) and to the POINT OF
BEGINNING. Subject to easements, reservations, if any, of record. State Plane Grid and Distances have a Combined
Scale Factor of 0.999877119763.
The lands described above in easement contain 3765 square feet (0.086 acre), more or less.
Consent to GradeLegal Description:
Station #
See attached Exhibit B for Consent to Grade.
0.086 ACRE
3765 SQ.FT.
PROP LA ROW
246.40'
N32°05'52"W
180.74'
S32°05'52"E
20.06'
N06°07'12"W
67
68
69
70
71
72
(WOODWARD AVE)
I-75BL
O
R
C
H
A
R
D
L
A
K
E
R
D
TO GRADE
CONSENT TO EX ROW
TO EX ROW
OTTAWA TOWERS LLC
51111 WOODWARD AVE
14-32-226-020
8
0.079 ACRE
3453 SQ.FT.
CONSENT TO GRADE
J
U
D
S
O
N
S
T
TO EX ROW
420.14'
S32°05'52"E
7.00'
S57°54'08"W
25.24'
S06°07'12"E
64.06' RT
+96.67
65.83' RT
+95.63
53.00' RT
+73.98
TO EX ROW
53.00' RT
+53.84
LA ROW
PROP
1
1
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8
'
4
'
N
E
X
9
0
' L
A R
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64.00' RT
+50.49
EXHIBIT "B"
PARCEL 8
JN 210599
CS 63041
LALI2
EX BUILDING
2'
57.00' RT
+96.88
64.00' RT
+96.88
57.00' RT
+77.62
14-32-226-020
63201-7008
15
14
13
12
39
35
34
33
32
31
36
D
.G
.H
.& M. R
R
7
8
9
1
2
3
4
5
6
7
8
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SSE
SSO
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'S PLAT
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o 65
D
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(EX
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9
37
38
GRETCHEN WHITMER
GOVERNOR
STATE OF MICHIGAN
DEPARTMENT OF TRANSPORTATION
LANSING
Amended Offer to Purchase
BRADLEY C. WIEFERICH, P.E.
DIRECTOR
Dear Owner(s):
Subject: CS: 63201, JN: 210599, Parcel: 7008_P8
Address: 51111 Woodward Ave, County: Oakland
The Michigan Department of Transportation (MDOT) has an upcoming project along I-75BL
(Woodward Ave Loop). We are interested in acquiring Highway Easement, Consent to Grade
rights to your property located at 51111 Woodward Ave in Oakland County as set forth in the
attached Addendum(a). In accordance with state and federal regulations governing the
acquisition of property by MDOT, this letter is MDOT's offer to purchase these rights based on
the terms and conditions contained herein. Please note that MDOT is not making this offer
under the threat of condemnation. If an agreement regarding the purchase cannot be reached,
MDOT will discontinue negotiations and cease this transaction.
If you agree, MDOT will purchase the rights to your property described as set forth in the
attached Addendum(a).
This offer is based upon the valuation set forth in the enclosed market study report.
LH-LAN-0 (08/23)
June 19, 2024
Oakland County
Attn: David T. Woodward
1200 N. Telegraph Rd.
Pontiac, Michigan 48341
City of Pontiac
Attn: Tim Greimel
47450 Woodward Ave
Pontiac, Michigan 48342
Drainage Board for the Pontiac Clinton River
Drain
Attn: Jim Nash
1 Public Works Drive, 95W
Pontiac, Michigan 48341
First State Bank
Attn: First State Bank
24300 Little Mack
St. Clair Shores, Michigan 48080
The Detroit Edison Company
Attn: The Detroit Edison Company
1 Energy Plaza
Detroit, Michigan 48226
Oakland County
Attn: David T. Woodward
1200 N. Telegraph Rd.
Pontiac, Michigan 48341
City of Pontiac
Attn: Tim Greimel
47450 Woodward Ave
Pontiac, Michigan 48342
Drainage Board for the Pontiac Clinton River
Drain
Attn: Jim Nash
1 Public Works Drive, 95W
Pontiac, Michigan 48341
First State Bank
Attn: First State Bank
24300 Little Mack
St. Clair Shores, Michigan 48080
The Detroit Edison Company
Attn: The Detroit Edison Company
1 Energy Plaza
Detroit, Michigan 48226
Page 2
Parcel 7008_P8
Oakland County et al.
MDOT's offer for the property rights to be purchased is itemized below:
Accordingly, the total amount that MDOT is offering to you is $2.00. Please note that this offer
is valid only until 07/19/2024.
Please review all the materials carefully and let us know in writing if you believe anything of
significance has been omitted with respect to the amount of money you should be paid. MDOT
will review the items you identify and will respond accordingly if any changes will be made to its
offer. We are also available to discuss this offer with you.
If you are willing to accept MDOT's offer and agree to the terms and conditions set forth in the
following Addendum(a), please sign and date the Acceptance of the offer below in the presence
of a witness. Be sure the witness also signs and dates the documents. Please return this letter
and Acceptance to my attention.
Also included in this packet are instructions to register with us to have your compensation sent
to you via electronic funds transfer (EFT). Please contact me if you are unable to register.
Thank you in advance for your consideration of our offer. If you have any questions, please
contact me at 248-829-0900 or aketchum@b-l-n.com.
Sincerely,
Andrew Ketchum
Property Specialist
Michigan Department of Transportation
Enclosures: Acceptance of Offer, Addendum(a), Instrument(s), Legal Description(s),
EFT Instructions and Valuation Report
LH-LAN-0 (08/23)
June 19, 2024
Type Amount
Highway Easement $1.00
Consent to Grade $1.00
$2.00TOTAL
Acceptance of Offer
The undersigned accept(s) the Michigan Department of Transportation's (MDOT's) offer of $2.00 for the property
described in MDOT's offer dated 06/19/2024. Furthermore, the undersigned agree(s) to the following terms and
conditions set forth in the attached Addendum(a):
Signatory Name:
Signature: Signed Date:
Signatory Title:
Witness Signature: Witness Date:
Witness Name:
David T. Woodward
Oakland County
Chairperson, Oakland County Board of Commissioners
Oakland County
210599 7008_P863201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
HIGHWAY EASEMENT
Michigan Department
of Transportation
0638 (05/24)
The Grantor(s) Oakland County, for the sum of One dollars and 00 cents ($1.00) hereby grant(s) and convey(s) to the
Michigan Department of Transportation, whose address is 425 W. Ottawa Street, P.O. Box 30050, Lansing, Michigan
48909, an easement for Highway purposes, in, over, and upon the real estate located in the City of Pontiac, County of
Oakland, State of Michigan, commonly known as 51111 Woodward Ave and described on the attached Legal
Description:
Subject to the following:
This conveyance includes the consent of the Grantor(s) to the removal, at any time, of such trees, shrubs, and vegetation
as, in the judgement of the Michigan Department of Transportation, is necessary for the construction and maintenance of
the highway. Notice of the Grantor(s) of the removal by the Michigan Department of Transportation of such trees, shrubs,
and vegetation is not required. The Grantor(s) covenant and agree for themselves, their heirs, successors, and assigns,
that they will not cut or remove any trees, shrubs, or vegetation from the highway easement without the written
permission of the Michigan Department of Transportation.
Oakland County
OWNER OF RECORD
21059963201 7008_P8
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
Oakland County
OWNER OF RECORD
Highway EasementLegal Description:
Part of Lots 5, 6, 7, and 11, Assessor’s Plat No. 65, as recorded in Liber 1A on Page 65 of Plats, Oakland County
Records and Part of Lot 31, Assessor’s Plat No. 114, as recorded in Liber 53 on Page 9 of Plats, Oakland County
Records, and Part of Lot 7 of Subdivision of Outlots 18, 22 AND 23 in the Southeast 1/4 of Section 29, Town 3 North,
Range 10 East, City of Pontiac, Oakland County, Michigan, as recorded in Liber 1 on Page 3 of Plats, Oakland County
Records, also Part of Vacated Dawson Alley, more particularly described as follows:
COMMENCING at the Intersection of the Northerly Right of Way line of Relocated Judson Street (79 feet wide) and the
Westerly Right of Way line of Saginaw Street (Variable Width); said point being South 86°-07’-48” East, 2110.84 feet
from the South 1/4 corner of Section 29, Town 3 North – Range 10 East, as recorded in Liber 17355, Page 880 of
Oakland County Records, said point also being South 64°-36’-27” West, 646.11 feet from the Southeast corner of
Section 29, Town 3 North – Range 10 East, as recorded in Liber 21052, Page 161 of Oakland County Records; thence
South 74°-49’-47” West along said Northerly Right of Way line of Relocated Judson Street (79 feet wide), 253.87 feet to
the POINT OF BEGINNING; thence South 74°-49’-47” West continuing along Northerly Right of Way line of said
Relocated Judson Street (79 feet wide), 8.36 feet to the Easterly Limited Access Right of Way line of Woodward
Avenue (Wide Track Drive 90 feet wide); thence North 32°-05’-52” West, along said Easterly Limited Access Right of
Way line of Woodward Avenue (Wide Track Drive 90 feet wide), 451.54 feet to the Southerly Right of Way line of
Orchard Lake Avenue As-Widened (Variable Width); thence North 88°-13’-03” East, along said Southerly Right of Way
of Orchard Lake Avenue As-Widened (Variable Width), 22.08 feet; thence South 06°-07’-12” East. 25.24 feet; thence
South 32°-05’-52” East, with said Easterly Limited Access Right of Way line of Woodward Avenue (Wide Track Drive
90 feet wide), 420.13 feet Right of Way line of Relocated Judson Street (79 feet wide) and to the POINT OF
BEGINNING. Subject to easements, reservations, if any, of record. State Plane Grid and Distances have a Combined
Scale Factor of 0.999877119763.
The lands described above in easement contain 3765 square feet (0.086 acre), more or less.
21059963201 7008_P8
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
Addendum for Easement
Michigan Department
of Transportation
0643 (11/23)
PRICE: The Grantor(s) will grant an Easement described in the attached legal description(s) to the
Michigan Department of Transportation for the sum of $1.00, and to deliver to the Michigan Department of
Transportation an Easement in accordance with and subject to the provisions within the attached
easement instrument as well as the following:
1.The conveyance will include the consent of the Grantor(s) to the removal at any time of such
trees, shrubs, and vegetation as is, in the judgment of MDOT, necessary to construct and
maintain the easement.
2.Notice to the Grantor(s) of the removal of the items in provision 1 is not required. The Grantor(s)
agrees that no trees, shrubs, or vegetation shall be cut or removed from the easement area by
the Grantor(s), their heirs, successors, and assigns without the written permission of MDOT.
TITLE: The Grantor(s) shall not sell, convey, mortgage, or otherwise encumber the title to the property or
any part thereof, or permit any act or deed to diminish the value of the property described in the attached
legal description(s) prior to recording of the Easement.
IMPROVEMENTS: This sale includes all buildings, structures, trees, and other improvements located
within the Easement and when necessary, the right to enter upon the remaining lands of the Grantor(s) to
remove said improvements.
OCCUPANCY: The Grantor(s) agree that MDOT will become the owner of the Easement upon payment
of the sum listed above. The owner(s) shall have the right to occupy the improvements on the property
for a period of 90 days after the closing. However, if the improvements on the property are vacated after
the execution of this Acceptance of the Good Faith Offer, they cannot be reoccupied. Any personal
property or fixtures that have not been removed by the date specified in a Notice to Quit issued by MDOT
will become the property of MDOT. This provision does not apply to hazardous material.
ESCROW AGENT: The Grantor(s) agree(s) that LIBERTY TITLE AGENCY - ANN ARBOR (Commitment
# LIB191379) may act as escrow agent in closing this transaction.
SPECIAL PROVISIONS: NONE
Oakland County
210599 7008_P863201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
Oakland County
210599 7008_P863201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
Legal Description:Highway Easement
Part of Lots 5, 6, 7, and 11, Assessor’s Plat No. 65, as recorded in Liber 1A on Page 65 of Plats,
Oakland County Records and Part of Lot 31, Assessor’s Plat No. 114, as recorded in Liber 53 on Page 9
of Plats, Oakland County Records, and Part of Lot 7 of Subdivision of Outlots 18, 22 AND 23 in the
Southeast 1/4 of Section 29, Town 3 North, Range 10 East, City of Pontiac, Oakland County, Michigan,
as recorded in Liber 1 on Page 3 of Plats, Oakland County Records, also Part of Vacated Dawson Alley,
more particularly described as follows:
COMMENCING at the Intersection of the Northerly Right of Way line of Relocated Judson Street (79 feet
wide) and the Westerly Right of Way line of Saginaw Street (Variable Width); said point being South 86°
-07’-48” East, 2110.84 feet from the South 1/4 corner of Section 29, Town 3 North – Range 10 East, as
recorded in Liber 17355, Page 880 of Oakland County Records, said point also being South 64°-36’-27”
West, 646.11 feet from the Southeast corner of Section 29, Town 3 North – Range 10 East, as recorded
in Liber 21052, Page 161 of Oakland County Records; thence South 74°-49’-47” West along said
Northerly Right of Way line of Relocated Judson Street (79 feet wide), 253.87 feet to the POINT OF
BEGINNING; thence South 74°-49’-47” West continuing along Northerly Right of Way line of said
Relocated Judson Street (79 feet wide), 8.36 feet to the Easterly Limited Access Right of Way line of
Woodward Avenue (Wide Track Drive 90 feet wide); thence North 32°-05’-52” West, along said Easterly
Limited Access Right of Way line of Woodward Avenue (Wide Track Drive 90 feet wide), 451.54 feet to
the Southerly Right of Way line of Orchard Lake Avenue As-Widened (Variable Width); thence North 88°
-13’-03” East, along said Southerly Right of Way of Orchard Lake Avenue As-Widened (Variable Width),
22.08 feet; thence South 06°-07’-12” East. 25.24 feet; thence South 32°-05’-52” East, with said Easterly
Limited Access Right of Way line of Woodward Avenue (Wide Track Drive 90 feet wide), 420.13 feet
Right of Way line of Relocated Judson Street (79 feet wide) and to the POINT OF BEGINNING. Subject
to easements, reservations, if any, of record. State Plane Grid and Distances have a Combined Scale
Factor of 0.999877119763.
The lands described above in easement contain 3765 square feet (0.086 acre), more or less.
CERTIFICATE OF SURVEY
THIS SURVEY WAS PERFORMED FOR A PERMANENT EASEMENT ACQUISITION FOR MDOT.
PARENT PARCEL LEGAL DESCRIPTION
(FROM TITLE COMMITMENT FILE NUMBER LIB191379, WESTCOR LAND TITLE INSURANCE COMPANY, COMMITMENT DATE
DECEMBER 20, 2023 @ 8AM) COMMONLY KNOWN AS PARCEL F, PONTIAC, MICHIGAN (TAX ID #64-14-32-226-020).
The land referred to in this Commitment is located in the City of Pontiac, County of Oakland, State of Michigan, and described as follows:
All or parts of the following Lots and parcels in the City of Pontiac, Oakland County, Michigan: Lot numbers 5, 6, 7, 8, 10 and 11,
ASSESSOR'S PLAT NO. 65, as recorded in Liber 1A on Page 65 of Plats, Oakland County Records and Lot numbers 31 through 39,
inclusive, ASSESSOR'S PLAT NO. 114, as recorded in Liber 53 on Page 9 of Plats, Oakland County Records, and part of Lot 7 of
SUBDIVISION OF OUTLOTS 18, 22 AND 23 in the Southeast 1/4 of Section 29, Town 3 North, Range 10 East, City of Pontiac, Oakland
County, Michigan, as recorded in Liber 1 on Page 3 of Plats, Oakland County Records, (shown as Detroit Grand Haven & Milwaukee
Railroad, excepted from Assessors Plat No. 114), also vacated Dawson Alley, all the aforementioned being more particularly described
as follows: Beginning at a point located Northerly 79.00 feet along the Easterly Right of Way line of Saginaw Street and South 75
degrees 25 minutes 42 seconds West 249.58 feet along the Northerly Right of Way line of proposed Judson Street from the Northwest
corner of Lot 16 of Assessor's Plat No. 130, as recorded in Liber 54A of Plats on Page 71, Oakland County Records; thence South 75
degrees 25 minutes 42 seconds West 108.89 feet, along the Northerly Right of Way line of proposed Judson Street; thence North 31
degrees 27 minutes 19 seconds West 451.91 feet along the Easterly Right of Way line of West Wide Track to a point on the South Right
of Way line of revised Orchard Lake Avenue; thence along the said Orchard Lake Right of Way line North 88 degrees 47 minutes 56
seconds East 25.00 feet and North 75 degrees 47 minutes 56 seconds East 173.34 feet to the beginning of a curve, along the arc of said
curve to the right 51.05 feet (Delta = 13 degrees 00 minutes 00 seconds, Radius = 225.00 feet, Chord bearing and distance North 82
degrees 17 minutes 56 seconds East 50.94 feet) and North 88 degrees 47 minutes 56 seconds East, 48.06 feet; thence South 14
degrees 32 minutes 05 seconds East, 66.56 feet; thence South 75 degrees 27 minutes 55 seconds West, 54.58 feet; thence South 14
degrees 32 minutes 05 seconds East, 341.81 feet to the point of beginning, known as Parcel ‘F'. This description being parts of Urban
Renewal Project Area R-44 and Urban Renewal Project Area R-20. ALSO described as: Assessors Plat No. 65, Sections 29 and 32,
Town 3 North, Range 10 East, City of Pontiac, Oakland County, Michigan, Part of Lots 5 through 8 inclusive, Part of Lots 10 and 11,
ALSO Part of vacated Dawson Alley, ALSO part of Lots 31 through 39, inclusive, of ASSESSORS PLAT NO. 114 feet, ALSO Part of Lot
7 of Subdivision of Outlots 18, 22 and 23 in Southeast 1/4 of Section 29, ALSO Part of Northeast 1/4 of Section 32 adjacent to Lot 5 of
Assessor's Plat No. 65, all described as: Beginning at point distant North 14 degrees 22 minutes 45 seconds West 79.00 feet and South
75 degrees 25 minutes 42 seconds West 249.58 feet from Northwest corner of Lot 16 of Assessors Plat No. 130; thence South 75
degrees 25 minutes 42 seconds West 108.89 feet; thence North 31 degrees 27 minutes 19 seconds West 451.91 feet; thence North 88
degrees 47 minutes 56 seconds East 25.00 feet; thence North 75 degrees 47 minutes 56 seconds East 173.34 feet; thence along curve
to right, Radius 225.00 feet, Chord bears North 82 degrees 17 minutes 56 seconds East 50.94 feet, Distance of 51.05 feet, thence North
88 degrees 47 minutes 56 seconds East 48.06 feet; thence South 14 degrees 32 minutes 05 seconds East 66.56 feet; thence South 75
degrees 27 minutes 55 seconds West 54.58 feet; thence South 14 degrees 32 minutes 05 seconds East 341.81 feet to beginning.
FOR:
PREPARED BY:
SURVEYING SOLUTIONS, INC.
4471 M-61
STANDISH, MI 48658
DRAWN BY: BPT CHECKED BY: JPD
FILE: CS63201_JN210599_Parcel 7008 Survey.dgn
CS: 63201 JN: 210599A
ROUTE: Woodward PARCEL NO: 7008
DATE: 2024-05-16 SHEET: 1 of 4
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Michigan, andan
numbers 5, 6, 7,umbers 5, 6 8, 1
cords and Lot numberscords and Lot numb
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3 North, Range 10 Eastorth, Range 10 Ea
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the aforementioned bee aforementioned b
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22 and 23 in Southea22 and 23 in Southea
described as: Beginnindescribed as: Beginnin
42 seconds West 249seconds West 249
s 42 seconds West 108s 42 seconds We
tes 56 seconds East 2tes 56 seconds East
5.00 feet, Chord 5.00 feet
s 56 secos 56 s
ecoeco
CERTIFICATE OF SURVEY
THIS SURVEY WAS PERFORMED FOR A PERMANENT EASEMENT ACQUISITION FOR MDOT.
MDOT EASEMENT ACQUISITION PARCEL DESCRIPTION
MDOT PARCEL 7008, CONTROL SECTION 63201
Part of Lots 5, 6, 7, and 11, Assessor’s Plat No. 65, as recorded in Liber 1A on Page 65 of Plats, Oakland County Records and Part of Lot
31, Assessor’s Plat No. 114, as recorded in Liber 53 on Page 9 of Plats, Oakland County Records, and Part of Lot 7 of Subdivision of
Outlots 18, 22 AND 23 in the Southeast 1/4 of Section 29, Town 3 North, Range 10 East, City of Pontiac, Oakland County, Michigan, as
recorded in Liber 1 on Page 3 of Plats, Oakland County Records, also Part of Vacated Dawson Alley, more particularly described as
follows:
COMMENCING at the Intersection of the Northerly Right of Way line of Relocated Judson Street (79 feet wide) and the Westerly Right
of Way line of Saginaw Street (Variable Width); said point being South 86°-07’-48” East, 2110.84 feet from the South 1/4 corner of
Section 29, Town 3 North – Range 10 East, as recorded in Liber 17355, Page 880 of Oakland County Records, said point also being
South 64°-36’-27” West, 646.11 feet from the Southeast corner of Section 29, Town 3 North – Range 10 East, as recorded in Liber
21052, Page 161 of Oakland County Records; thence South 74°-49’-47” West along said Northerly Right of Way line of Relocated
Judson Street (79 feet wide), 253.87 feet to the POINT OF BEGINNING; thence South 74°-49’-47” West continuing along Northerly
Right of Way line of said Relocated Judson Street (79 feet wide), 8.36 feet to the Easterly Limited Access Right of Way line of
Woodward Avenue (Wide Track Drive 90 feet wide); thence North 32°-05’-52” West, along said Easterly Limited Access Right of Way
line of Woodward Avenue (Wide Track Drive 90 feet wide), 451.54 feet to the Southerly Right of Way line of Orchard Lake Avenue As-
Widened (Variable Width); thence North 88°-13’-03” East, along said Southerly Right of Way of Orchard Lake Avenue As-Widened
(Variable Width), 22.08 feet; thence South 06°-07’-12” East. 25.24 feet; thence South 32°-05’-52” East, Parallel with said Easterly
Limited Access Right of Way line of Woodward Avenue (Wide Track Drive 90 feet wide), 420.13 feet to said Northerly Right of Way line
of Relocated Judson Street (79 feet wide) and to the POINT OF BEGINNING. Subject to easements, rights of way, reservations, if any,
of record. State Plane Grid and Distances have a Combined Scale Factor of 0.999877119763.
The lands described above in easement contain 3765 square feet (0.086 acre), more or less
NOTES:
1. Bearings are based on Grid North for Michigan Coordinate System, South Zone (2113). Note that the bearing system for this
survey is not relative to the bearings of the Parent Parcel description.
2. Coordinate system is Michigan Coordinate System, South Zone (2113).
3. The measured distances shown on this survey and expressed in the Easement Parcel Description is Grid.
4. Average Combined Scale Factor for the project is 0.999877119763.
5. Ground Distance = Grid Distance / Average Combined Scale Factor.
6. The coordinate system was established by GPS measurement and is referenced to the Primary Control for MDOT JN 210599A.
7. Parcels are subject to any right-of-ways, easements or restrictions recorded or un-recorded, if any.
8. No gaps, gores or overlaps were discovered during this survey.
9. Precision measures the relative positional precision defined as the length of the semi-major axis, expressed in feet, of the error
representing the uncertainty due to random errors in measurement at the 95 percent confidence level (2Σ).
10. The ratio of closures of the boundaries shown hereon do not exceed 1 in 5000.
11. Not all easements which burden this parcel have been shown. See title commitment for Schedule B exceptions.
REFERENCES:
1. Westcor Land Title Insurance Company, Commitment File Number LIB191379, Commitment Date 12-20-23 at 8:00 am.
2. Assessor's Plat No. 65, as recorded in Liber 1A of Plats, Page 65, Oakland County Records.
3. Assessor's Plat No. 114, as recorded in Liber 53 of Plats, Page 9, Oakland County Records.
4. Subdivision of Outlots 18, 22 and 23, as recorded in Liber 1 of Plats, Page 3, Oakland County Records.
GOVERNMENT CORNER INFORMATION:
South 1/4 Corner, Section 29 T.3 N.-R.10 E. (D-11) Southeast Corner, Section 29, T.3 N.-R.10 E. (E-11)
Found brass cap in mon box Found brass cap in mon box
Witnesses: Witnesses:
N64°W 45.36’ Face of building S19°E 36.84’ “x” in NE base metal pole
N46°E 44.55’ Found “x” in top of hydrant S87°W 55.01’ “x” on NE bolt of light pole
N72°W 24.97’ Center of bolt SE side metal pole base N14°E 73.65’ “x” on Easterly base metal pole
S20°W 69.36’ Arrow on E. side concrete pole foundation South 13.35’ Face of curb
FOR:
PREPARED BY:
SURVEYING SOLUTIONS, INC.
4471 M-61
STANDISH, MI 48658
DRAWN BY: BPT CHECKED BY: JPD
FILE: CS63201_JN210599_Parcel 7008 Survey.dgn
CS: 63201 JN: 210599A
ROUTE: Woodward PARCEL NO: 7008
DATE: 2024-05-16 SHEET: 2 of 4
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Plat No. 114, as Plat No. 114 recorreco
f Outlots 18, 22 af Outlots
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County of
Notary Public:
The foregoing instrument was acknowledged before me this ______ of ______________, 20______
Andrew Ketchum, Property Specialist
18101 W. Nine Mile Rd.
Southfield, MI 48075
Southfield, MI 48075
18101 W. Nine Mile Rd.
Dated this day of , 20_______.
NOTARY ACKNOWLEDGEMENT
State of
Notary Signature:
Notary Name:
County,
Acting in County,
Michigan Department of Transportation
Drafted by:
Michigan Department of Transportation
Metro Region Real Estate
After Recording Return to:
My Commission Expires:
Oakland County
OWNER OF RECORD
Oakland County
Grantor Signature: ______________________________________
Grantor Name: David T. Woodward
Grantor Title: Chairperson, Oakland County Board of Commissioners
by , the
of , a , on behalf of said entity.
(Grantor Name)(Title)
(Name of Entity)(Type of Entity)
21059963201 7008_P8
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
Michigan Department
of Transportation
0640C (05/24)CONSENT
The Grantor(s) Oakland County, for the sum of One dollars and 00 cents ($1.00) grant to the Michigan Department of
Transportation, whose address is 425 W. Ottawa Street, P.O. Box 30050, Lansing, Michigan 48909 the right to Consent
to Grade, for transportation purposes, in over, and upon the real estate located in the City of Pontiac, County of Oakland,
State of Michigan, as described on the attached Legal Description; commonly known as 51111 Woodward Ave, including,
but not limited to, the right to any drainage structure replacement or repair, the right to remove trees, shrubs, and
vegetation as necessary in the judgment of the Michigan Department of Transportation and the right of temporary
occupancy by public utilities; effective from start of project to completion of project.
Oakland County
OWNER OF RECORD
PROPERTY TAX CODE
14-32-226-020
21059963201 7008_P8
CONTROL SECTION JOB NUMBER PARCEL
Oakland County
OWNER OF RECORD
PROPERTY TAX CODE
14-32-226-020
Legal Description:Consent to Grade
Station #
See attached Exhibit B for Consent to Grade.
21059963201 7008_P8
CONTROL SECTION JOB NUMBER PARCEL
Michigan Department of
Transportation (11/23)
Addendum for Consent(s)
PRICE: The owner(s) agree(s) to grant the property described in the attached legal description(s) to the
Michigan Department of Transportation for the sum of $1.00 via the appropriate instrument(s).
CONSENT TYPE(S): Consent to Grade
OCCUPANCY: The owner(s) agree(s) to grant the Michigan Department of Transportation occupancy of
the described property upon payment of the price listed above effective from start of project through
completion of project.
CONVEYANCE: The owner(s) agree to deliver to MDOT the above cited consents subject to the
following provision: This conveyance includes, but is not limited to, the right to any drainage structure
replacement or repair; the right to remove trees, shrubs, and vegetation as necessary in the judgement of
the Michigan Department of Transportation and the right of temporary occupancy by public utilities.
SPECIAL PROVISIONS: Any trees, landscaping, and sprinkler lines removed by project within the
Consent to Grade to be replaced by the project.
Oakland County
210599 7008_P863201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
Oakland County
210599 7008_P863201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-226-020
Legal Description: Consent to Grade
Station #
See attached Exhibit B for Consent to Grade.
County of
Notary Public:
Metro Region Real Estate
The foregoing instrument was acknowledged before me this ______ of ______________, 20______
Andrew Ketchum, Property Specialist
18101 W. Nine Mile Rd.
Southfield, MI 48075
18101 W. Nine Mile Rd.
Southfield, MI 48075
Dated this day of , 20_______.
NOTARY ACKNOWLEDGEMENT
State of
Notary Signature:
Notary Name:
County,
Acting in County,
Michigan Department of Transportation
Drafted by:
Michigan Department of Transportation
After Recording Return to:
My Commission Expires:
Oakland County
OWNER OF RECORD
PROPERTY TAX CODE
14-32-226-020
Oakland County
Grantor Signature: ______________________________________
Grantor Name: David T. Woodward
Grantor Title: Chairperson, Oakland County Board of Commissioners
by ________________________________________, the ________________________________________
of , a , on behalf of said entity.
(Grantor Name)(Title)
(Name of Entity)(Type of Entity)
21059963201 7008_P8
CONTROL SECTION JOB NUMBER PARCEL
0.086 ACRE
3765 SQ.FT.
PROP LA ROW
246.40'
N32°05'52"W
180.74'
S32°05'52"E
20.06'
N06°07'12"W
67
68
69
70
71
72
(WOODWARD AVE)
I-75BL
O
R
C
H
A
R
D
L
A
K
E
R
D
TO GRADE
CONSENT TO EX ROW
TO EX ROW
OTTAWA TOWERS LLC
51111 WOODWARD AVE
14-32-226-020
8
0.079 ACRE
3453 SQ.FT.
CONSENT TO GRADE
J
U
D
S
O
N
S
T
TO EX ROW
420.14'
S32°05'52"E
7.00'
S57°54'08"W
25.24'
S06°07'12"E
64.06' RT
+96.67
65.83' RT
+95.63
53.00' RT
+73.98
TO EX ROW
53.00' RT
+53.84
LA ROW
PROP
1
1
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8
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4
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N
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X
9
0
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64.00' RT
+50.49
EXHIBIT "B"
PARCEL 8
JN 210599
CS 63041
LALI2
EX BUILDING
2'
57.00' RT
+96.88
64.00' RT
+96.88
57.00' RT
+77.62
14-32-226-020
63201-7008
15
14
13
12
39
35
34
33
32
31
36
D
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.H
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7
8
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9
37
38
Michigan Department
of Transportation
0626 (08/23)
DISPLACEE(S):
Based on information as of 06/19/2024 you are eligible for the following benefits as indicated. You will NOT be required to
move before 09/17/2024.
Self Move - Fixed Cost
Commercial Move
$ To Be Determined
$ To Be Determined
RELOCATION ELIGIBILITY NOTICE
Oakland County
NON-RESIDENTIAL
Moving Expenses
OR
Claim must be filed within the prescribed time limits as noted on MDOT claim form 0677 or 0679. Claims cannot be paid
until all the conditions on the claim form have been met. You may file your appeal at any time up to 6 months after you
have received this notice.
SEE RELOCATION BOOKLET FOR COMPLETE DESCRIPTION OF THE RELOCATION PROGRAM
06/19/2024
586-405-1430
PROPERTY ANALYST SIGNATUREPROPERTY ANALYST DATE
Andrew Ketchum
18101 W. Nine Mile Rd.,Southfield, MI 48075Tom Jay
REGION AGENT REGION ADDRESS PHONE NUMBER
MARKET STUDY REPORT –
COMMERCIAL LAND
PREPARED FOR: MICHIGAN DEPARTMENT OF TRANSPORTATION (MDOT)
PROJECT: I-75 BL WOODWARD LOOP ONE-WAY TO TWO-WAY CONVERSION
MDOT CONTROL SECTION: CS63201
MDOT JOB NUMBER: JN210599
BLN JOB NUMBER: 210069-501
REPORT DATE: MARCH 22, 2024
2
March 22, 2024
Michigan Department of Transportation
425 W Ottawa Street
Lansing, MI 48909
Re: I-75BL Woodward Loop One-Way to Two-Way Conversion Project
Attention: Tom Jay
This Market Study report has been prepared for the Michigan Department of Transportation (MDOT) in connection
with the I-75 BL Woodward Loop Project in the city of Pontiac, Oakland County, Michigan, specifically regarding the
Right-of-Way (ROW) phase and addressing commercial vacant land.
The market study and this report have been developed in conformance with the applicable requirements of:
the Uniform Standards of Professional Appraisal Practice (USPAP),
the Michigan Department of Transportation Real Estate Procedure Manual (12/27/23),
the Michigan Department of Transportation Market Study Requirements and Guidelines (12/07/21),
and
the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute.
In addition, the following statement is a requirement of Michigan Occupational Code, Article 26:
Appraisers are required to be licensed and are regulated by the Michigan Department of Labor
and Economic Growth, P.O. Box 30018, Lansing, Michigan 48909.
3
Mr. Tom Jay
March 22, 2024
Page 2
Certification
A market study is not an appraisal nor is this report an appraisal report. Nonetheless, conformance with the Uniform
Standards of Professional Practice of the Appraisal Institute also includes the reporting requirement of the Appraisal
Institute’s Certification Standard for Appraisal Institute designated members. As such, the following certification
statements are applicable:
The reported analysis, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
As of the date of this report, I have completed the continuing education program for Designated
Members of the Appraisal Institute.
This letter, inclusive of the preparer’s certification, is an integral part of, and shall not be separated from, this entire
report.
Sincerely,
Susan P. Shipman, MAI
Certified General Real Estate Appraiser
Michigan License No. 1205003814
Expires: July 31, 2025
Kevin J. Camero-Sulak
Certified General Real Estate Appraiser
Michigan License No. 1205002779
Expires: July 31, 2024
TABLE OF CONTENTS
4
TABLE OF CONTENTS
Cover Page ................................................................................................................................................... 1
Transmittal Letter and Appraiser Certification ............................................................................................... 2
Table of Contents .......................................................................................................................................... 4
Scope of Work ............................................................................................................................................... 5
Assignment Conditions ................................................................................................................................. 7
Assumptions and Limiting Conditions ....................................................................................................... 7
Jurisdictional Exceptions ........................................................................................................................... 7
Location Analysis .......................................................................................................................................... 8
Regional .................................................................................................................................................... 8
Project Overview ......................................................................................................................................... 11
Description of the Property Type ................................................................................................................ 13
Delineation of the Market Study Area ......................................................................................................... 15
Sales Data ................................................................................................................................................... 16
Temporary Takings (Consents) – Land Return Rates ................................................................................ 22
Addenda ...................................................................................................................................................... 23
SCOPE OF WORK
5
SCOPE OF WORK
Type of Assignment: Market Study
Client: Michigan Department of Transportation
Intended User: Michigan Department of Transportation
Intended Use: The market study will be used by qualified Michigan Department of Transportation
(MDOT) representatives as a basis for determining just compensation in
connection with the use of Waiver Valuations for permanent and temporary
easement (consent) acquisitions on commercial vacant land in the Right-of-Way
(ROW) phase of the I-75BL Woodward Loop One-Way to Two-Way Conversion
Project.
Waiver Valuation Process: The Waiver Valuation process is a valuation process used when MDOT
determines that an appraisal is not required, pursuant to CFR 24.102(C)(2),
excerpted below.
According to (2)(ii), an appraisal is not required when the valuation problem is
“uncomplicated and the anticipated value of the proposed acquisition is estimated
at $10,000 or less1, based on a review of available data”. In addition to the term
“uncomplicated”, found in (2)(ii) above, the term “non-complex” is also used by
MDOT in its Real Estate Procedure Manual (12/27/23) when referring to parcels
for which the Waiver Valuation process may be used. MDOT does not define either
term. The Appraisal Institute doesn’t either, but it does discuss “complex”
assignments throughout The Appraisal of Real Estate, 14th Edition. From that, this
Market Study defines an “uncomplicated” valuation problem as one involving a
typical property in a market where macro-level data about the market and micro-
level data are readily available from standard sources.
1 As noted above in (2)(ii)(C), the $10,000 threshold may be increased under certain conditions.
SCOPE OF WORK
6
Definition of Market Study: A market study is not an appraisal, nor is it an opinion of value,
or even a range of values. It is a search for and factual presentation of sales
of a specific property type in a specific area, as defined by the Client. In this case:
Property Type: Commercial Vacant Land
Study Area: I-75BL Woodward Avenue Loop in the city of
Pontiac, Michigan
The problem to be solved in market study assignment is not an opinion of value,
nor a range of values. A market study is not a comparative analysis of the sales to
any specific subject property, as an appraisal would be – it is a search for and
presentation of raw data, interpreted only using descriptive statistics.
Compliance: Under the 2024 Uniform Standards of Professional Appraisal Practice (USPAP), a
market study is categorized as an “other valuation” service under the. The scope
of service is such that development and reporting of the market study is not
covered under the specific performance standards of USPAP, i.e., Standards 1
and 2, but the Preamble, Definitions, Ethics Rule, Competency Rule, and
Jurisdictional Exception Rule of USPAP do apply.
This Market Study was also developed in conformance with the applicable
requirements of the MDOT Real Estate Procedure Manual (12/27/23) and the
MDOT Market Study Requirements and Guidelines (12/07/21).
In addition, this Market Study complies with the Uniform Relocation Assistance and
Real Property Acquisitions Policy Act (the Uniform Act)–Common Rule–49 CFR
Part 24.
ASSIGNMENT CONDITIONS
7
ASSIGNMENT CONDITIONS
Use of or reliance on this report constitutes acknowledgment and acceptance of the Assumptions and Limiting
Conditions, Jurisdictional Exceptions, and any other terms and conditions (collectively, “Assignment Conditions”)
stated in this report.
ASSUMPTIONS AND LIMITING CONDITIONS
The market study has been made subject to the following assumptions and limiting conditions:
1. Unless otherwise stated herein this report, the Appraiser has assumed that all information relied upon in
the market study is accurate and reliable and that no information material to the market study has been
withheld. Withheld or erroneous information provided or obtained could affect the market study. Neither the
Appraiser nor Beam, Longest and Neff, LLC shall be responsible for the accuracy or completeness of any
information provided or obtained during the course of the market study. Accordingly, the Appraiser reserves
the right to amend this report if any such errors or withheld information is brought to the attention of the
Appraiser.
2. This report shall be considered only in its entirety and no part of this report shall be utilized separately or
out of context. Exhibits and other illustrative material presented in this report are included only to assist in
visualizing matters discussed in this report and shall not be removed, reproduced, or used apart from this
report.
3. Any party other than the Client receiving a copy of this report does not, as a consequence, become a party
to the appraiser-client relationship nor does such other party become an intended user of this report unless
the Client specifically identified them at the time of the assignment. Neither Appraiser nor Beam, Longest
and Neff, LLC, is responsible to parties who are not identified as intended users or for uses not identified
as intended uses.
4. Possession of this report, or a copy thereof, does not carry with it the right of publication. No part of this
report may be published or used in any advertising materials, public relations, news, sales, or other media,
property listings, investment offerings or prospectuses, or securities filings or statements without prior
written authorization of Appraiser or Beam, Longest and Neff, LLC, which, at their sole discretion, reserve
the right to withhold. Any party who publishes or uses this report without such authorization or who provides
this report for such unauthorized use or publication agrees to indemnify and hold Appraiser and Beam,
Longest and Neff, LLC harmless from and against all damages, liabilities, losses, causes of actions,
expenses, claims and costs, including attorneys' fees, incurred in the investigation and/or defense of any
claim arising from or in any way connected to the unauthorized use or publication.
JURISDICTIONAL EXCEPTIONS
No jurisdictional exceptions were applied in the development or reporting of the market study.
LOCATION ANALYSIS
8
LOCATION ANALYSIS
This section of the Market Study is intended to provide a demographic and economic overview of the larger regional
area in which the MDOT Project is located, as well as a more localized context. The subject property is in the city
of Pontiac, in Oakland County, in southeastern Michigan. Moody’s Analytics places it more specifically in what it
refers to as the Warren-Troy-Farmington Hills (WTFH) Metropolitan Area. The most recent issue (October 2023) of
Moody’s Precis economic report on the WTFH Metropolitan Area is presented in the Addenda to this report.
REGIONAL
The Precis report indicates the WTFH Area’s strengths include the presence of auto-related R&D centers and
headquarters for automakers and suppliers and above-average per capita income and educational attainment.
Stellantis’ significant investment in a new state-of-the-art assembly plant in the city of Detroit is expected to spur
supplier growth that will benefit the region and investment in electric vehicles should create long-term demand for
auto-related tech. Weaknesses include a shrinking work-age population, overreliance on manufactured and
domestic vehicle industry, and elevated employment vitality. High borrowing costs are hurting demand for vehicles
and stock market volatility has halted growth in the tech sector.
Source: Moody’s Analytics Precis U.S. Metro Report – Warren-Troy-Farmington Hills MSA
The forecast for WTFH Metro through 2028 includes nominal population growth (0.01 to 0.02 percent per year) and
an uptick in the unemployment rate (from 3.1 to 5.0 percent), with single-family housing permits are forecast at 283
less in 2024 than in 2023 and expected to trend upward to 6,309 by 2027. At the same time, multi-family housing
permits are on a downward decline, showing a preference for home ownership versus rental.
LOCATION ANALYSIS
9
LOCAL AREA
The following demographic table shows the same data for the city of Pontiac, Oakland County and the Tri-County
Area. Pontiac is the county seat of Oakland County. The city was best known for its General Motors (GM) automobile
manufacturing plants of the 20th century, which were the basis of its economy and contributed to the wealth of the
region. In the city's heyday, it was the site of the primary automobile assembly plant for the production of the famed
Pontiac cars, a brand named after the city. The Pontiac brand itself was discontinued in 2010 by General Motors.
In 1975, the city of Pontiac built the Pontiac Silverdome, the stadium that hosted the Detroit Lions of the National
Football League from 1975 to 2001, when the team returned to downtown Detroit at Ford Field. Super Bowl XVI
was played at the Silverdome in 1982. After 2001, the stadium continued to be used for concerts and other events
until it was demolished in 2018. It is now the site of an Amazon Fulfillment and Distribution facility.
As the data reveals, the city of Pontiac accounts for only five percent of the Oakland County population and five
percent of the Oakland County households, with no change forecast over the next five years. Household income in
Pontiac is less than 50 percent of that of Oakland County, and unemployment is more than double.
On August 17, 2023, Oakland County issued a Press Release announcing a commitment to redevelop, revitalize,
and reconnect Downtown Pontiac, after decades of disinvestment, in partnership with the City of Pontiac and the
State of Michigan. The County-City agreement outlines the County’s plans to refurbish the former GM building on
East Judson and move up to 600 employees into the building, returning a portion of the County’s workforce to
downtown Pontiac after an absence of more than 50 years. Other phases of work include the relocation of the
parking garage, the reopening of Saginaw Street, and the creation of walkable green space. Oakland County
Executive Dave Coulter was quoted as saying “In an historic opportunity, through a partnership with the city and
state, we are re-investing in downtown Pontiac. Since 2000, we have assisted [other] communities in creating
unique and vibrant downtowns and with this transformational project, it is Pontiac’s turn to shine.
Tri-County
Area
Population
2010 Population 59,651 5% 1,202,355 38% 3,150,096
2020 Population 61,606 5% 1,274,395 39% 3,310,062
2023 Population 62,479 5% 1,285,938 39% 3,311,447
2028 Population 62,112 5% 1,290,575 39% 3,299,359
2010 - 2020 CAGR 0.3%0.6%0.5%
2020 - 2023 CAGR 0.5%0.3%0.0%
2023 - 2028 CAGR -0.1%0.1%-0.1%
Households
2010 Households 22,279 5% 483,696 39% 1,248,755
2020 Households 23,993 5% 524,047 39% 1,332,373
2023 Households 24,406 5% 532,151 40% 1,342,047
2028 Households 24,494 5% 539,208 40% 1,350,981
2010 - 2020 CAGR 0.7%0.8%0.7%
2020 - 2023 CAGR 0.6%0.5%0.2%
2023 - 2028 CAGR 0.1%0.3%0.1%
Household Income
2023 Average HH Income $55,074 42% $130,356 128% 101,938
2028 Average HH Income $64,010 43% $147,213 126% 116,634
2023 - 2028 CAGR 3.1%2.5%2.7%
Unemployment3
2023 Labor Force 28,787 4% 697,498 40% 1,723,927
2023 Unemployed 2,562 9%28,597 74,843
2023 Unemployment Rate 8.9% 4.1% 4.3%
Source: STDB
1 Tri-County Area = Macomb County, Oakland County, and Wayne County excluding the city of Detroit
2 Wayne County Data excludes the city of Detroit
3 Unemployment is based on Civilian Population 16+
As a % of
Oakland
County
As a % of Tri-
County Area
Demographic Summary - City of Pontiac, Oakland County, Tri-County Area1
City of Pontiac Oakland
County
LOCATION ANALYSIS
10
Phoenix Center and Ottawa Towers
Source: Google Earth
An agreement approved by the Oakland County Board of Commissioners and Pontiac City Council outlines how
the project will proceed:
The City will use funds received from the State of Michigan to retire debt related to the Phoenix Center and
will convey ownership of the property on which it sits to Oakland County.2
The County will demolish the Phoenix Center, reopening Saginaw Street through to what is now the south
end of the Woodward Loop and creating a much more walkable environment in downtown Pontiac.
The Phoenix Center will be demolished rather than refurbished because cost estimates to bring the parking
garage and amphitheater into fully functioning shape, as well as future maintenance, were estimated at $61
million, compared to total costs of $120 to $130 million for the project as a whole.
Other County plans include construction of a new parking garage for the use of the workers in the two office
buildings, as well as by residents and people doing business downtown. A recent Plante Moran study
revealed more than $550 million in critical repairs needed at buildings now on the Oakland County Campus
in northwest Pontiac and Waterford. By moving to Pontiac and consolidating three existing Campus
buildings into one, the County will avoid $54 mill in costs to just make the current buildings safe and up-to-
code for continued occupancy.
After removing the Phoenix Center, the County has committed to convey a minimum of two acres of land
to the City, with the City to determine how it can best be used for the benefit of the residents.
The intent and hope is that the County’s investment will help spark a revitalization of our downtown and restore
Pontiac’s rightful place as the “heart of Oakland County”, as Pontiac Mayor Greimel stated. The I-75BL Woodward
Loop Conversion Project is another critical part of the overall plan and expected to be completed in 2025 or 2026.
2 This closing had already occurred as of the current valuation date.
PROJECT OVERVIEW
11
PROJECT OVERVIEW
The Michigan Department of Transportation (MDOT) is responsible for Michigan’s nearly 10,000-mile state highway
system, comprised of all M (Michigan), I (Interstate), and US routes. A current MDOT project called the I-75BL
Woodward Loop Conversion Project involves converting the roadway from a one-way direction to two-way traffic
using the current pavement, which was rebuilt in 2007. The following map shows the location of the Loop within the
city of Pontiac and the surrounding area.
Source: Oakland County Property Gateway
The work will include intersection modifications and improvements, right-of-way acquisition, drainage
improvements, permanent signs, and new sidewalks. Work would also include rebuilding M-59 (Huron Street) within
the Woodard Loop and repaving Cass Avenue with new sidewalk segments to fill in. Construction is expected to
start in 2025 and be completed in 2026.
As noted before, the Loop Conversion Project will benefit the comprehensive vision shared among the Pontiac City
Council, the Oakland County Executive, and the Oakland County Board of Commissioners, made possible by an
influx of federal, state, and county funds, that may become a true Pontiac renaissance. Oakland County recently
announced it will demolish the Phoenix Center amphitheater and garage and retire Pontiac’s debt related to it, move
up to 600 employees into one of the two adjacent office buildings that it purchased, built a new parking garage, and
convey a minimum of two acres downtown to the City to use as community space for the benefit of the residents.
“For years, the Phoenix Center has been a decrepit, blighted structure, that obstructed our main street and
bifurcated our downtown, so this project will reconnect our central business district while bringing in more foot traffic
with the relocation of so many county employees”, says Mayor Tim Greimel, and “The Loop has been a
superhighway that almost serves as a moat around the downtown, so this new two-way configuration will be
pedestrian-friendly and make the downtown more accessible.”
PROJECT OVERVIEW
12
Source: Oakland County Property Gateway
DESCRIPTION OF THE PROPERTY TYPE
13
DESCRIPTION OF THE PROPERTY TYPE
The Client has requested a market
study of “commercial vacant land”
in connection with property rights
needed over specific parcels of real
property in the Project area for
which Waivers of Valuation may be
used. Before delineating the area
from which sale activity will be
researched, the Project area is
examined to identify the types of
commercial land within it.
From the map excerpt presented,
the C-2 Downtown zoning
designation is clearly the most
prominent inside the Loop area.
Secondary designations are C-3
Corridor Commercial and CC Civic
Center.
DESCRIPTION OF THE PROPERTY TYPE
14
Current Zoning Designation:C2, Downtown Mixed Use C3, Corridor Mixed Use
Intent/Purpose of Zoning District:This zoning classification consists of higher
density mixed use development that
accommodates a variety of uses.
This zoning classification is designed to
provide for a mixture of uses that are
appropriate along thoroughfare and collector
streets that have moderate to large traffic
volumes.
Permitted Uses:Retail, office, residential, and entertainment
uses, and civic and institutional uses of
regional importance
Retail, office, residential, and entertainment
uses, and civic and institutional uses of
regional importance
This district has a historic character and is
built at a walkable scale that creates
pedestrian activity. The uses located in this
district are enhanced by their centrality of
location, ease of access to major
transportation routes, and proximity to
similar and complementary uses. This
district is suitable for any use except for
uses that require large tracts of land, uses
that require large outdoor components, uses
that generate large volumes of truck traffic,
or uses that do not support or contribute to
an active pedestrian environment. The
regulations applicable in this district are
intended to support incremental
development within the district that respects
and enhances the existing built fabric. Uses
that cater to or require high degrees of
automobile access are not permitted in this
district.
This district has a wide range of uses are
appropriate within this context, including
retail and service commercial, office, and
low-impact light industrial uses. It is
expected that most customers of
establishments in this district will travel via
automobile, and as there is little essential
interdependence of activities, each
establishment typically will have its own
automobile parking area. Good traffic
accessibility is essential to this district,
particularly for trucks and other freight
carriers. Some permitted uses in this district
generate significant automobile and/or truck
traffic.
Zoning Designations
Category C2, Downtown Mixed Use C3, Corridor Mixed Use
Minimum Lot Area (SF)2,000 SF 6,000 SF
Minimum Interior/Corner Lot Width 20/20 60/60
Maximum Lot Coverage:30%10%
Minimum Setbacks (Common Yard or Front Parking, Private Frontage) 1
Front:15 feet on Woodward 10 feet
10 feet elsewhere
Side(s):5 feet 10 feet (street)
0 feet (interior)
Rear:10 feet 20 feet
Maximum (Stories/Feet):Max bldg height on lot adjacent to R-1, R-2, R-3
or R-5 shall be equal to bldg setback for
residential property boundary
35 feet, or max bldg height on small front setback
lots is to be greater of 35 feet or 50% of width of
ROW of front street abutting the lot
1 (See Zoning Ordinance for Minimum Setbacks for Stoop, Courtyard, or Streetfront Private Frontage
Zoning Requirements
DELINEATION OF THE MARKET STUDY AREA
15
DELINEATION OF THE MARKET STUDY AREA
Similar to surrounding suburban communities of the region, Pontiac’s commercial-zoned sites are commonly made
up of various-sized tax parcels ranging from a fraction of an acre up to about five acres. The limited quantity of
sales of commercially zoned parcels of land within and immediately adjacent to the Project area necessitates a
broader geographic search for sales beyond the city of Pontiac.
Source: STDB
The search was extended to a radius of 10 miles to find a sufficient quantity of sales to create a credible sampling
size. The map above shows that radius.
SALES DATA
16
SALES DATA
In keeping with the intended use of the Market Study, the following steps were followed in the course of identifying
sales in the Market Study Area:
The search for sales data was completed using platforms traditionally used in the market: CoStar,
RealComp, and public records.
The criteria used to search for sales were as follows:
o Sales within the defined Market Study Area,
o Sales occurring over a three-year period from January 1, 2021, through December 31,
2023,
o Sales involving a sale price greater than $1, and
o Sales of vacant land classified (zoned) for commercial use.
Sales were researched to the extent necessary to confirm the sale actually occurred, by referencing
deeds, assessment records and/or confirmation by a party to the sale.
By definition, the sales data presented in a market study should be reliable indicators of market
transactions for the Client-specified property type. Consistent with that, MDOT’s Market Study
Requirements and Guidelines allow sales to be omitted from the study if they are “not an arm’s-
length transaction, etc. or found to be of a different use than the study3”.
Accordingly, sales between related parties were omitted, as were sales between government
agencies. Also, sales purchased for a different use than the property type/use being studied were
omitted. For example, a sale of commercial land purchased contingent on rezoning for multi-family
residential development would be omitted as it would not be a reliable indicator of the market for
commercial land.
While the purpose of the Market Study is decidedly not to conclude to value(s), sales occurring
under circumstances inconsistent with MDOT’s definition of “market value” required for
condemnation matters, shown below, were also logically omitted in that they would not be indicative
of a typical market transaction.
“The market value of land or real estate is the highest price estimated in terms of money
that the property will bring if exposed for sale in the open market with a reasonable time
allowed to find a purchaser buying with knowledge of all the uses and purposes to which it
is adapted and for which it is capable of being used; the amount which property would bring
if it were offered for sale by one who desired, but was not obligated, to sell, and was bought
by one who was willing, but not obligated to buy; what the property would bring in the hands
of a prudent seller, at liberty to fix the time and conditions of sale; what the property will
sell for on negotiations resulting in sale between an owner willing but not obliged to sell
and a willing buyer not obliged to buy; what the property would be reasonably worth on the
market for a cash price, allowing a reasonable time within which to effect a sale.”4
3 MDOT Market Study Requirements and Guidelines (12/07/21), p. 2.
4 MDOT Real Estate Procedure Manual (12/27/23), Glossary, Page 3.
SALES DATA
17
For example, a tax foreclosure sale would not be included as a typical market transaction because
the seller is a government entity that has involuntarily acquired the property, is atypically motivated
to dispose of it, and is required to follow a defined legal process that does not involve negotiation
between the parties.
Sales with an indication of an atypical transactional characteristic were adjusted if there was market
support for the adjustment. For example, a sale purchased on a long-term land contract in a market
where cash sales are typical was adjusted for cash-equivalency if the terms of the land contract
could be obtained. The adjusted sale price would better reflect what the property would have sold
for under typical market transaction conditions. Otherwise, the sale was omitted as atypical of the
market in its raw form and thus potentially misleading.
In summary, the sales presented herein are all of the sales found and “qualified” as reliable indicators of the market
for the property type/use being studied. As used here, the term “qualified” means sales found to be reliable indicators
of market transactions for commercial-zoned land in the I-75BL Woodward Loop Project Area. In summary, the test
for qualification included confirmation that:
the sale actually occurred;
the sale was not between related parties or government agencies;
the sale was not purchased for a use other than the use of the property type being studied;
the sale did not involve atypical transactional characteristics (unless there was market support to quantify
the impact of such characteristics on the recorded sale price); and
the sale conditions were viewed as typical market transactions based on MDOT’s definition of “market
value” cited above.
Each sale found in the initial search for sales data was researched to the extent possible to qualify it as a true sale
and a typical market transaction of the property type/use being studied. All such sales are included without
exclusion. The research ultimately resulted with six qualified sale transactions.
MDOT allows the sales to be adjusted for transactional characteristics (property rights conveyed, financing terms,
conditions of sale, expenditures immediately after the sale, and market conditions), because such adjustments are
market-based. Adjustments are not allowed for property-specific elements of comparison: location, physical
characteristics, economic or legal characteristics, and non-realty components included in the sale.
The adjusted sale prices presented are the actual sale prices adjusted only for market conditions. This adjustment
is intended to account for the change in market conditions over the time period studied. The adjustment is 3.0
percent per annum.
The results of the research are summarized in the following tables, along with a map showing the disbursement of
the sales throughout the Market Study Area. Aerial photographs of each sale are also provided. The sales data is
presented in a summary format presenting factual property data and analyzed only using descriptive statistics:
minimum, maximum average, median, standard deviation.
SALES DATA
18
Sale
No. Property Address Tax Parcel No. Zoning
Parcel Width
(FF)
Parcel
Size (SF)
Deed Record
Liber/Page
Sale
Date
Sale
Price
Time-Adj
Sale Price
Time-Adj
Price PSF Comments
1 95 Baldwin Ave
Pontiac, MI 482342
14-29-129-001 C-1 218.15 76,230 L 58257 /
P 678
11/14/22 $34,000 $35,154 $0.46 Single parcel sale; northeast of Caeser E Chavez on west side of
Baldwin and secondary frontage on W Howard St
2 Clintonville Rd
(adj to 4505 Clintonville
Rd)
Clarkston, MI 48346
08-36-300-009 C-1 336.00 220,936 L 58949 /
P 497
10/12/23 $300,000 $301,950 $1.37 Sale of a singular tax parcel at the northeast corner of Clintonville
Rd and Mann Rd, located southwest of I-75 and approximately
two miles off the Sashabaw Rd and I-75 interchange
3 730 Caesar Chavez Ave
Pontiac, MI 48340
14-19-426-003
14-19-426-013
C-3 128.00 35,840 L 58982 /
P 552
10/31/23 $99,000 $99,490 $2.78 Multiiple parcel sale with 128 feet frontage on Caesar Chavez
and 280 feet frontage on Kinney. Seller is currently in site plan
approval to rezone for a proposed 22,765-SF marijuana
cultivation facility.
4 5420 Dixie Hwy
Waterford, MI 48328
13-04-253-015 C-3 100.00 35,550 L 58615 /
P 775
09/10/21 $99,000 $105,986 $2.98 Single parcel sale with 117 feet frontage on Dixie Hwy.
5 W Lawrence St
(adj to 55 W Lawrence St)
Pontiac, MI 48342
14-29-413-004 C-2 83.00 13,369 L 56676 /
P 483
07/20/21 $55,000 $59,130 $4.42 Single parcel sale on the N side of W Lawrence and S side of
Clinton St, currently used as a parking lot
6 4750 Highland Rd
Waterford, MI 48328
13-22-102-012 C-3 256.00 50,965 L 58615 /
P 775
05/12/23 $350,000 $356,667 $7.00 Single vacant parcel with 265 feet of frontage on Highland Rd
and 317.44 feet of secondary frontage on Claudia Drive;
previously developed lot
Low 13,369 SF $0.46 Low
High 220,936 SF $7.00 High
Average 72,148 SF $3.17 Average
Median 43,403 SF $2.88 Median
Std Deviation 12,633 SF $3.27 Std Deviation
Commercial Land Sales
SALES DATA
19
Source: Map Quest
SALES DATA
20
Sale 1 – 95 Baldwin Ave, Pontiac, MI Sale 2 – Clintonville Rd, Clarkston, MI
Sale 3 – 730 Caesar Chavez, Pontiac, MI Sale 4 – 5420 Dixie Hwy, Waterford, MI
Sale 5 – W Lawrence St, Pontiac, MI Sale 6 – 4750 Dixie Hwy, Waterford, MI
SALES DATA
21
Observed statistical facts:
The sale prices, adjusted for time to the end of the study period, range widely from
$0.46 to $7.00 per square foot.
The size (land area) of the sales ranges from 13,329 to 220,936 square feet.
The average indicator is $3.17 per square foot and the median is $2.88 per square
foot.
The standard deviation is $3.27 per square foot, similar to the average per square
foot, indicating a normal distribution.
Parcel Size (SF)Price per SF1
Minimum 13,369 SF $0.46/SF
Maximum 220,936 SF $7.00/SF
Average 72,148 SF $3.17/SF
Median 43,403 SF $2.88/SF
Std Deviation 12,633 SF $3.27/SF
1 Adjusted for time to 12/31/23
Sales Data - Statistics
TEMPORARY TAKINGS (CONSENTS) – LAND RETURN RATES
22
TEMPORARY TAKINGS (CONSENTS) – LAND RETURN RATES
Because MDOT has indicated that the Waiver Valuations to be based on this Market Study will be used to acquire
temporary easements (consents), information on land-lease capitalization rates cited by market investors is also
provided.
Temporary easements (consents) are generally valued as a percentage of the market value to the fee simple estate
for each year of the temporary easement’s term. As such, a land rate of return, or overall capitalization rate, is
needed, which when multiplied by the market value of the fee simple estate results in an indication of annual rent.
The valuation, or estimation of just compensation, is completed by multiplying the annual rent by the number years
of the temporary easement term.
Overall capitalization rates published by RealtyRates.com are presented below. These rates are as of the most
recent issue published.
According to RealtyRates.com, the published capitalization rates are based on long term leases, generally 40 to 99
years, of vacant land proposed for development.
ADDENDA
23
ADDENDA
Definitions
Moody’s Precis Report – Warren-Troy-Farmington Hills
Appraiser Qualifications
DEFINITIONS
DEFINITIONS
The source of the following definitions, unless noted otherwise, is the Uniform Standards of Professional Appraisal
Practice (USPAP), 2020-2021 ed.5
Appraisal
The act or process of developing an opinion of value; an opinion of value.
Appraisal Practice
Valuation services performed by an individual acting as an appraiser, including but not limited to appraisal and
appraisal review.
Appraiser
One who is expected to perform valuation services competently and in a manner that is independent, impartial, and
objective.
Arm’s-Length Transaction
A transaction between unrelated parties who are each acting in his or her own best interest.6
Assignment
A valuation service that is provided by an appraiser as a consequence of an agreement with a client.
Client
The party or parties (i.e., individual, group, or entity) who engage an appraiser by employment or contract in a
specific assignment, whether directly or through an agent.
Fee Simple Estate
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the
governmental powers of taxation, eminent domain, police power, and escheat.7
Market Study
An analysis of the market conditions of supply, demand, and pricing for a specific property type in a specific area.8
Valuation Service
A service pertaining to an aspect of property value, regardless of the type of service and whether it is performed by
appraisers or others.
5 In August 2022, The Appraisal Standards Board of The Appraisal Foundation extended the effective date of the 2020-2021 edition of USPAP
through December 31, 2023.
6 Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed., s.v. “arm’s-length transaction.” (Chicago: Appraisal Institute, 2022)
7 Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed., s.v. “fee simple estate.” (Chicago: Appraisal Institute, 2022)
8 Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed., s.v. “market study.” (Chicago: Appraisal Institute, 2022)
MOODY’S PRECIS REPORT – WARREN-TROY-FARMINGTON HILLS
MOODY’S PRECIS REPORT – WARREN-TROY-FARMINGTON HILLS
APPRAISER QUALIFICATIONS
APPRAISER QUALIFICATIONS
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 1/1
248.863.2760 | WWW.B-L-N.COM
Susan P. Shipman, MAI
Senior Appraiser
Education
MBA, University of Michigan
BFA, Florida Atlantic University
Licenses/Professional Affiliations
Michigan Certified General Appraiser #1205003814
Member, Appraisal Institute
Member, International Right-of-Way Association
Susan has nearly 30 years of experience in the real estate appraisal industry. Prior to joining BLN, she was a Senior Director
with Cushman & Wakefield Valuation Advisory Services and Principal and Treasurer of Terzo & Bologna. Other professional
roles include Principal of Shipman & Associates, Director in the Stout Risius Ross (SRR) Real Estate Valuation & Advisory
Services Group, and Director of Finance & Administration for Hobbs + Black Architects. She previously worked with the
regional appraisal firms of Oetzel-Williams and the Gerald Alcock Company.
Susan’s experience encompasses a wide variety of property types including industrial, office, retail, residential, senior
housing, self-storage, manufactured housing communities, and railroad corridors. Her clientele includes a host of national
and local banks, universities and colleges, government agencies, law firms, private and public corporations, and private
real estate developers and investors. She has been qualified as an expert witness in the Oakland County Circuit Court, U.S.
Bankruptcy Court for the Western District (Grand Rapids), and the Michigan Tax Tribunal.
Specific Project Experience
Michigan Department of Transportation (MDOT)
Gordie Howe International Bridge Crossing, Detroit, MI
I-94 Modernization Project, Detroit, MI
I-75BL/Woodward Loop One-to-Two-Way Conversion Project, Pontiac, MI
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 2/1
248.863.2760 | WWW.B-L-N.COM
Great Lakes Water Authority (GLWA)
Avon/Dequindre 96” Water Transmission Main Relocation Project, Rochester Hills and Shelby Township, MI
Northwest Interceptor to Oakwood Combined Sewer Overflow (NOCSOS) Project, Detroit, MI
Fox Creek Sewer Rehabilitation & Construction Project, Detroit, MI
FL-01 Master Meter Pit Project, Davison (Richland Township), Genesee County, MI
County Road Commissions
Avon/Dequindre Road Improvement Project, Rochester Hills and Shelby Township, MI
(Road Commission for Oakland County and Macomb County Department of Roads)
Romeo Plank Roundabout and Road Widening Project, Macomb Township, MI (Macomb County Department of Roads)
Wixom-Walled Lake-Commerce Township Trail Authority
Wixom-Walled Lake-Commerce Township Air Rail Line
Hartland Township
Hartland Road Sidewalk Improvement Project, Hartland Township, MI
City of Flint
City of Flint Secondary Water Pipeline, Flint and Flint Township, MI
Michigan Department of Natural Resources (DNR)
Outdoor Adventure Center, William G. Milliken State Park, Detroit Riverfront, MI
Residual Land Analysis, West Riverfront Land, Detroit, MI
Professional and Community Involvement
Great Lakes Chapter of the Appraisal Institute, President 2007, Board Member 2004-2007
Great Lakes Chapter of the Appraisal Institute, 2017 Recipient of the Connie Vickroy Distinguished Service Award
Rotary Club of Ann Arbor, Membership Committee, Annual Golf & Pickleball Fundraiser Member
Commercial Real Estate Women (CREW), Detroit Chapter, Former Board Member
Kerrytown Concert House, Ann Arbor, MI, Founding Member
Washtenaw United Way, Former Board Member
Michigan Theater, Former Board Member
Washtenaw Association for Community Advocacy, Recipient of a Volunteer of the Year Award
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 3/1
248.863.2760 | WWW.B-L-N.COM
Publications, Presentations & Speaker Engagements
Guest Lecturer at the University of Michigan Ross School of Business
International Right-of-Way Association
Institute for Professionals in Property Tax
Turnaround Management Association (TMA)
Appraisal License
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 1/1
248.863.2760 | WWW.B-L-N.COM
Kevin Camero-Sulak
Senior Appraiser
Education
MBA, Entrepreneurial Management, Wayne State University
BA, Finance, Eastern Michigan University
Licenses/Certifications
Michigan Certified General Appraiser #1205002779
Illinois Certified General Appraiser #553.002947
Wyoming Certified General Appraiser #AP-2384
Kevin has 32 years of experience in the real estate appraisal industry. He has served in the following professional roles:
Principal at Oakbrook Appraisals, Senior Review Appraiser for Amerifirst Home Mortgage, Review Appraiser at ServiceLink,
Staff Appraiser for the Gerald Alcock Company, Appraisal Analyst at Comerica Bank, and Right-of-Way Appraiser for Frisbie
Appraisal Services. He also has experience testifying in the Washtenaw County Circuit Court.
Professional Affiliations and Memberships
Candidate for SRA Designation, Appraisal Institute
Specific Project Experience
I-94 Expansion Loop, Battle Creek, MDOT
Kevin appraised approximately 80 vacant and improved residential and commercial properties for full and partial takings.
Community Involvement
City of Saline Councilmember, DEI Committee, Saline Youth Council, Arts & Culture Committee, and Hiring Committees
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 2/1
248.863.2760 | WWW.B-L-N.COM
Appraisal License
RELOCATION
BENEFITS
IMPROVEMENTS
Public Roads and Private Property
Development Services Division
Real Estate Services Section
Last Updated 2019
“No person shall… be deprived of life, liberty or property
without due process of the law; nor shall private property be
taken for public use, without just compensation,”
Bill of Rights
Fifth Amendment to the U.S. Constitution
Page 4 The Need for Transportation Improvements and Land
Page 5 Transportation Projects
Page 6 How Property is Purchased
Page 7 When Your Property is Acquired
Page 9 Relocation Assistance
Page 10 Relocation Benefits
Page 12 Act 87, Public Acts of 1980, as Amended – An Overview
Page 14 Questions and Answers
Table of Contents:
Public Roads and Private Property 2019 3
Michigan’s transportation system provides the backbone for economic activities within the
state. The transportation system, including roads, transit, and nonmotorized and intermodal
facilities, plays an integral role in supporting the state’s economy and the quality of life for
Michigan residents.
The Michigan Department of Transportation (MDOT) is committed to providing the highest
quality integrated transportation services for economic benefit and improved quality of life.
MDOT is responsible for all state trunklines (M, US and I routes) throughout Michigan. This includes
highways, railroads, pedestrian bridges, and adjacent infrastructure (i.e., carpool lots, rest areas,
noise barriers).
It may be necessary to purchase land to adequately and safely accommodate the needs placed
upon our transportation system. This brochure explains why your property may be needed, the
protections you have as a property owner, and provides answers to frequently asked questions
when property acquisition is necessary for a transportation project.
The Need for Transportation
Improvements and Land
Public Roads and Private Property 20194
Projects begin with evaluation of the transportation system, establishment of system needs and
consideration of statewide priorities. The Michigan Department of Transportation (MDOT) studies
the type and route that best suits the needs of the community, both now and in the future. This
includes the research of traffic information, study of land features and review of feasible locations.
Many projects are a result of numerous public information meetings and hearings, as well as
requests by local officials and the public for specific transportation improvements. Proposed
projects, along with estimated costs, urgency and other factors are reviewed and considered by
MDOT. Some projects are accepted, some are reviewed for further study and others are simply
delayed. MDOT manages a vast scope of projects that fall into three categories:
• Preserve: Preserve projects include resurfacing, construction without widening and adding
lanes of one-half mile or less.
• Improve: Improve projects add capacity, including roads or lanes, to existing facilities.
• Expand: Expand projects increase the size of the transportation system by adding
new improvements.
Transportation Projects
Public Roads and Private Property 2019 5
After MDOT selects the location and design of a project, property owners are contacted to
schedule a preliminary interview with MDOT Real Estate staff. The preliminary interview may occur
at a public building or at the owner’s home or business. During the interview, MDOT Real Estate
staff will verify ownership, location of improvements, property boundaries, and gather other
pertinent information from the property owner.
The next step is to determine the market value of the property being acquired. This is
accomplished either through the waiver valuation process or by an appraisal. If the necessary
right of way being acquired is minimal or non-complex, a waiver valuation may be used. The
property owner is always entitled to establishment of just compensation.
If an appraisal is needed, a licensed appraiser will estimate the market value of your property by
comparing it with similar properties sold in your area. You or your representative will be given the
opportunity to accompany the appraiser on an inspection of your property. In some instances, the
appraiser may need to analyze your financial information to arrive at the fair market value.
The appraiser will provide MDOT a written appraisal report indicating the fair market value of
your property. After MDOT has approved the appraisal, a department representative will contact
you to make a good faith offer, or voluntary offer, to purchase that portion of your property
needed for the project. The department representative will also explain the project, appraisal,
and acquisition process, as well as explain the relocation assistance program and benefits for
which you may be eligible.
You will be provided a reasonable length of time to review the offer and get answers to any
questions you may have about the offer. If you believe that MDOT has overlooked an item of value,
you may submit a written claim to reconsider value within 90 days of the offer. Supporting
documentation must be submitted with this claim. If necessary, you may be asked to cooperate
with MDOT in seeking a variance to the local zoning ordinance.
If an agreement has been reached between you and MDOT, you will need to sign the
appropriate documents and can expect to receive payment within 60 days from the date of
signature. All eligible and necessary closing costs for the transaction will be paid by MDOT.
How Property is Purchased
Public Roads and Private Property 20196
Here is some general information regarding MDOT responsibilities when your property is acquired.
Payment of Just Compensation
MDOT will pay just compensation when acquiring your property. Just compensation is defined as
an approved amount that is not less than the fair market value of the property. Just compensation
does not consider any project influences and includes any allowable damages to any property
remaining in your ownership.
Under Michigan law, just compensation is defined as the highest price estimated in terms of
money the property would bring if offered for sale in the open market, with a reasonable time
allowed to find a buyer, buying with the knowledge of all the uses to which it is adopted and for
which it is capable of being used.
Acquiring your principal residence
Per Public Act 367 of 2006, if an individual’s principal residence is acquired, the amount of just
compensation shall be 125 percent of its fair market value. In addition, per Public Act 439 of
2006, if your principal residence is acquired, you will be reimbursed a property tax exemption,
calculated as:
State Equalized Value (SEV)
- Taxable Value (TV)
X Millage Rate
X Number of years in residence (maximum of five years)
When Your Property is Acquired
Public Roads and Private Property 2019 7
Additional Costs
MDOT will pay closing costs associated with the sale of your property to MDOT.
Taxes
MDOT will prorate the general property taxes according to the portion of your land acquired
by MDOT.
Relocation Advisory Services
MDOT will provide relocation advisory services and all eligible benefits as required by state and
federal laws. Eligible benefits may include:
• Advisory Services: Assistance in locating a suitable replacement property.
• Moving Expenses: Payment of reasonable and necessary moving costs of personal property.
• Replacement Housing Supplement or Replacement Rental Supplement/
Purchase Down Payment.
• Incidental Closing Costs: Payment for the closing expenses when purchasing a
replacement dwelling.
• Increased Interest Differential: Payment for a higher interest rate on the replacement
dwelling than on your existing mortgage.
• Reestablishment Expense: Payment for a business, farm or nonprofit to reestablish at a
different location.
When Your Property is Acquired
continued
Public Roads and Private Property 20198
MDOT will assist you in relocating you and your personal property when you are displaced by a
transportation project. A transportation project is designed to benefit the public and it is MDOT’s
goal to accomplish your relocation in the most efficient and equitable manner possible. All avail-
able assistance and eligible benefits will be provided to you to ensure disruptions are kept to
a minimum.
The available services include information concerning housing supplements, referrals to housing
that will be adequate for your needs and within your financial means, loan information, moving
information, referrals to local real estate and governmental agencies, and other types of assistance.
Assistance is also available to locate replacement farms or business sites.
The Elliott-Larsen Civil Rights Act prohibits discrimination based on religion, race, color,
national origin, age, sex, height, weight, familial status, or marital status. As a citizen of the state of
Michigan, you have the right to purchase, rent, lease or finance housing accommodations and real
property without discrimination because of religion, race, color, national origin, age, sex, marital
status, familial status, or disability. This is guaranteed by the Constitution of the State of Michigan,
which provides the Michigan Civil Rights Commission with the authority to protect the rights of
Michigan citizens. All referral assistance to individuals and organizations is performed on an equal
opportunity basis in compliance with these requirements. Any individual or organization known to
be discriminating against will be reported immediately to the Civil Rights Commission.
Relocation Assistance
Public Roads and Private Property 2019 9
In addition to compensation for land, building or property rights, the Uniform Relocation
Assistance and Real Property Acquisition Policies Act of 1970, as amended (42 U.S.C. 4601 et seq.)
(Uniform Act), provides for relocation payments to individuals, families, businesses, farms, and
nonprofit organizations displaced as a result of a transportation project.
Residential Relocation Benefits
A residential owner or tenant may be eligible for the following relocation benefits:
Moving:
Residential occupants will be reimbursed to move themselves and/or their personal property
from the acquired dwelling to a replacement dwelling. They may choose to move based on the
following options:
• Commercial Move: The move is performed by a commercial mover and must be supported
by an itemized invoice and receipts.
• Self-move - Fixed-move Cost Schedule: The move is performed by the displaced person
and payment is based on the number of rooms in your dwelling.
• Self-move - Actual Cost: The move is performed by the displaced person and payment is
based on receipts for labor and equipment.
Housing Supplement:
A homeowner may be eligible to receive a replacement housing supplement when a replacement
home is purchased. Provisions can be made if a homeowner prefers to rent.
Rental Supplement/Purchase Down Payment:
A tenant may be eligible to receive a rental supplement when a replacement rental is located.
Tenants may use the rental supplement as a purchase down payment if desired.
Incidental Closing Costs:
A homeowner may be reimbursed for the incidental expenses of purchasing a replacement
dwelling.
Relocation Benefits
Public Roads and Private Property 201910
Increased Interest Differential:
A homeowner may be reimbursed for the extra cost if they are required to pay a higher interest
rate on the replacement dwelling than they were paying on their existing mortgage.
Business, Farm, Nonprofit Relocation Benefits
A business, farm or nonprofit may be eligible for the following relocation benefits:
Moving:
A business, farm or nonprofit will be reimbursed to move themselves and/or their personal
property from the acquired business, farm or nonprofit. They may choose to move based on the
following options:
• Commercial Move: The move is performed by a commercial mover and is based on the
lower of two bids or estimates prepared by a commercial mover.
• Self-move - Actual Cost: The move is performed by the displaced business, farm or
nonprofit and must be supported by receipts for labor and equipment.
• Self-move - Estimated Cost: The move is performed by the displaced business, farm or non-
profit and is based on the lower of two bids or estimates prepared by a commercial mover.
Reestablishment:
This payment is designed to help small businesses and landlords reestablish at a different location.
Expenses must be incurred in relocating and reestablishing at a replacement site. The total amount
of expenses must not exceed $25,000.
Fixed Payment:
A business, farm or nonprofit may receive a fixed payment in lieu of moving and reestablishment
expenses. Payment for businesses and farms is based on the average annual net earnings of the
business or farm. Payment for nonprofits is based on the average annual gross revenue less
administrative expenses. A fixed payment must not exceed $40,000.
For more specific information regarding relocation benefits, please refer to MDOT’s Your Rights
and Benefits booklet or contact a MDOT Real Estate office.
Relocation Benefits
continued
Public Roads and Private Property 2019 11
At the conclusion of negotiations, if you do not wish to accept MDOT’s offer, eminent domain
proceedings are initiated in circuit court under Act 295, Public Acts of 1966, as amended, pursuant
to the provisions of Public Act 87 of 1980, as amended. Below is a brief description of the typical
steps taken in an eminent domain proceeding under Public Act 87 of 1980, as amended. This
overview does not explain all the specific or unique aspects of an eminent domain proceeding.
1. You will receive several legal documents. These will consist of a Complaint, Order for
Hearing on Complaint, Statement of Necessity, and Declaration of Taking. The full amount
of money offered for the property as stated in the Declaration of Taking is placed on
deposit with the Michigan Department of Treasury.
2. The Order for Hearing on Complaint will inform you of the date set for a hearing. You have
21 days (if served in person) or 28 days (if served by mail) following receipt of the Complaint
to challenge the necessity of the purchase of your property by filing a motion with the
court asking for a review. The Statement of Necessity is binding unless you can show fraud,
error of law, or abuse of discretion. When the necessity for the taking is not challenged, or
the challenge has been denied, MDOT acquires title to the property as of the date the
Complaint was filed, unless the court sets a different date. If you or your attorney do not
attend the hearing, the court may be requested to enter an Order of Default.
You have up to 180 days after the complaint is served to submit a written claim to MDOT if
you believe an item of value has been overlooked. You must provide enough information
and detail about the claim so MDOT can determine the value of the claim and whether it is
eligible for payment.
3. At the first hearing, MDOT will request the court to establish the time and terms for surren-
der of the right of way needed from your property. The court will be requested to order
the Department of Treasury to pay you the money MDOT has offered for your property.
The court will set a date for the pretrial hearing and impaneling of a six-person jury.
Act 87, Public Acts of 1980,
as Amended – An Overview
Public Roads and Private Property 201912
4. The court will establish a trial date, and the jury will be charged with the responsibility of
determining the amount of just compensation after hearing the evidence. At trial, MDOT
will present its case to the jury, justifying the amount it has offered. You will have the
opportunity to present evidence to support the value you think the property is worth.
The jury’s decision may be appealed by the parties of interest or MDOT.
If the jury’s award exceeds MDOT’s written good faith offer, you will be reimbursed reasonable
attorney fees as allowed by law. You may also be reimbursed certain reasonable expert witness
fees for preparation and trial. The court may be called upon to determine the reasonableness
of fees.
Act 87, Public Acts of 1980,
as Amended – An Overview
continued
Public Roads and Private Property 2019 13
1. Why do you want my property and not my neighbor’s?
Answer: Before selecting a location for a proposed transportation improvement,
MDOT evaluates a wide variety of factors, including:
• Terrain,
• Congestion,
• Population and patterns of development,
• Projected traffic patterns,
• Economic impact,
• Wetlands and environmental impact, and
• Relation to the other transportation corridors and the overall system.
Based on our studies and reliable facts, we select the best location for the proposed
transportation improvement.
2. When will I know if my property is needed?
Answer: MDOT will advise you well in advance of actual negotiations through public
hearings and personal visits. Do not act on rumors. Be sure you have the facts from MDOT.
MDOT will usually take possession within 30 to 90 days after your check has been delivered
and the deed is executed.
3. What are the advantages of selling my property to the state?
Answer:
• You will receive fair market value established by a licensed appraiser.
• You will receive just compensation
• You will not pay a sales commission. You may owe a commission if your home is listed
with a Realtor at the commencement of negotiations.
• You will not pay the real estate transfer tax.
• You will not pay for title insurance or abstract costs.
• MDOT will pay closing costs in connection with the sale of your property.
• You will receive a prorated refund of your most recent year’s paid property taxes.
Questions and Answers
Public Roads and Private Property 201914
If you are required to relocate:
• You will receive relocation advisory services.
• You are assured of being able to relocate into housing that meets local codes
and ordinances.
• You may receive a supplemental payment to relocate into comparable housing.
• You will receive personal property moving costs.
• You may receive an interest differential payment on your replacement mortgage if the
interest rate is higher.
• You may be reimbursed for closing costs for the purchase of your replacement dwelling.
4. Will I receive a fair price for my property?
Answer: You are entitled to receive just compensation. Just Compensation is determined
through the waiver valuation process or by an appraisal that studies the property being
acquired and the surrounding neighborhood and local and general economic facts. The fair
market value is based on comparison of your property with other properties recently sold
in your area. The result is carefully reviewed to ensure that it meets state and federal
requirements and acceptable appraisal standards.
In addition, if your principal residence structure is acquired, you will receive 125 percent of
its fair market value, plus a property tax exemption reimbursement.
5. Are improvements considered in the appraisal?
Answer: Yes. You should inform the appraiser of all improvements to your property.
6. What if I don’t agree with MDOT’s offer to purchase my property?
Answer: If you feel that MDOT missed anything that you believe to be significant to the
amount of money you should be paid, please let MDOT know in writing. MDOT will review the
items you identify in your written response and let you know if we will make any changes.
continued
Questions and Answers
Public Roads and Private Property 2019 15
Information requests from MDOT
It may be necessary to obtain from you certain financial information to help the appraiser
determine fair market value. This information will remain confidential, except to the extent
that it is used in determining just compensation, in legal proceedings, or as provided by court
order. You will be reimbursed actual and reasonable copying costs, plus up to $1,000 in other
actual and reasonable costs incurred in responding to the MDOT request.
7. Will you reimburse me if I hire my own experts to evaluate your offer?
Answer: Reasonable costs and fees may be reimbursed, as provided by law.
8. Will I have to pay income tax on my sale to the state?
Answer: This is a highly technical question. You should contact the Internal Revenue Service
or a tax consultant for specific details.
9. What about outstanding loans on my property?
Answer: You remain responsible for these obligations. They will be deducted from the
compensation you receive from the department.
10. What if the project renders my remaining property nonconforming with
local zoning ordinances?
Answer: MDOT is required to offer to purchase any uneconomic remainders and the
property owner has the right to retain any remainders.
11. What if I have a Veterans Administration (VA) loan?
Answer: The VA recognizes that the sale of your property to the state is not of your
choosing. Your VA loan privileges continue and can be applied to another property.
Questions and Answers
continued
Public Roads and Private Property 201916
12. If my mortgage includes a prepayment penalty clause, must I pay the penalty?
Answer: Generally, no. Since the negotiated sale of your property to MDOT is considered an
involuntary sale, mortgage companies will usually waive the penalty for paying your loan in
full as a result of the sale. If you do have to pay a penalty, it is reimbursable by MDOT.
13. If my property is enrolled in the Farmland and Open Space Program (P.A. 116),
will I be penalized?
Answer: If the release is granted as a public necessity for a transportation project,
the property owner will not be required to pay a penalty.
14. Can I be sure that suitable replacement housing will be available to me before
I must move from my present home?
Answer: Yes. The Uniform Relocation Act provides that MDOT must offer you suitable
replacement housing before it can issue you a notice to vacate.
15. Who is eligible to receive relocation payments?
Answer: There are several types of relocation benefits for which you may be eligible.
See the Relocation Benefits section of this booklet for additional information regarding
residential and business/farm/nonprofit relocation payments.
16. How soon must I occupy a replacement dwelling in order to receive my
relocation benefits?
Answer: Owners must occupy a decent, safe, and sanitary replacement dwelling within one
year of the date that final payment is received for the state-acquired property or, in a con-
demnation case, one year after the estimate of just compensation is deposited. Tenants must
occupy a decent, safe, and sanitary replacement dwelling within one year of the date that
they move from the state-acquired dwelling. This time period may be extended for just cause.
continued
Questions and Answers
Public Roads and Private Property 2019 17
17. How long do I have to claim my replacement housing payment and how
much will I receive? May I appeal if I disagree?
Answer: Owners must file their claims within 18 months of either the date they move or the
date of final payment for the state-acquired dwelling, whichever is later. Tenants must file all
claims within 18 months of the date they move from the state-acquired property.
MDOT will provide a written determination of your maximum payment. It is based on compa-
rable homes available for purchase on the open market. If you disagree with the information,
you may appeal in person or in writing to the MDOT region real estate agent.
18. Will the court consider the replacement housing payment in the condemnation
proceedings?
Answer: Unless otherwise ordered by the court, relocation benefits are separate from just
compensation determined during condemnation proceedings.
19. If my property is condemned and the state takes possession before the case is
settled, can I receive relocation payments?
Answer: Yes. Unless otherwise ordered by the court, relocation benefits are separate from
the just compensation. You will have 18 months from the date of the final court award or date
of displacement (whichever is later) to file relocation claims.
20. May I receive relocation benefits if I go out of business?
Answer: Yes. Businesses are eligible to receive moving and reestablishment payments and
may elect to receive a fixed payment (in lieu of moving and reestablishment) if they meet the
criteria set forth in the Uniform Act.
Questions and Answers
continued
Public Roads and Private Property 201918
21. May I keep my home buildings and remove them from the site?
Answer: Yes, providing arrangements are made at the time the Option to Purchase Land is
signed. A salvage value will be determined for the structure you wish to keep; this amount
will be deducted from the compensation. Additionally, a site clearance deposit will be held
out of the compensation until the buildings are removed and all provisions of the Option to
Purchase Land are met.
Buildings must be removed within 30 to 90 days after closing with MDOT, unless other terms
are specifically agreed upon. Buildings acquired by MDOT will be demolished and may be
sold at public auction.
22. Why must MDOT examine my property for environmental contamination?
What if contamination is found?
Answer: MDOT is required by state law to investigate all properties that it acquires for
possible contamination. This does not mean your property is suspected of being
contaminated. It merely means MDOT is fulfilling its obligation under state law.
If contamination is found, the property owner is required by law to report it to the Michigan
Department of Environment, Great Lakes, and Energy (EGLE). MDOT will supply the property
owner with complete information and allow the property owner time to notify EGLE. If the
property owner does not contact EGLE, MDOT will notify EGLE of its findings.
If contamination is found, will I be forced to pay for clean-up?
This is a complicated question. The question of your liability for contamination is governed
by state and federal environmental laws. In general, under state law, if you did not cause the
contamination, you are not liable for it.
What if I refuse to allow MDOT to test my property?
MDOT may seek a court order under Act 87 to conduct an environmental inspection on the
property.
continued
Questions and Answers
Public Roads and Private Property 2019 19
Development Services Division
Real Estate Services Section
Michigan Department
of Transportation
0631A (05/24)
Consent(s)
*
*
*
*
*
*
$4,520.00
$4,520.00
DONATION
WAIVER OF COMPENSATION
Grantor(s):Oakland County
Property Address:VL Woodward Ave
Right(s) to be donated:
Total Donation Amount
The undersigned Grantor(s) of the property described in the attached legal description(s), having been informed
concerning the right to receive just compensation for such property, do hereby waive said right and voluntarily agree to
donate such property or any part thereof, or any interest therein to the Michigan Department of Transportation.
I/We have been informed and fully understand that I/we have the right to receive just compensation for the
subject property.
I/We have been informed and fully understand that I/we have the right to an appraisal/market study report and
the right to accompany the appraiser during an inspection of the subject property.
I/We have been informed and fully understand that by signing this document, I/we are agreeing to donate the
subject property in lieu of just compensation.
The decision to donate the subject property was made without undue influences or coercive action of any
nature.
I/We will execute the necessary instrument of conveyance upon presentation by agents or representatives of the
Michigan Department of Transportation.
I/We agree to donate said property/property rights and:
Waive just compensation and waive the right to an appraisal/market study report and
property inspection.
OR
Waive just compensation but request to exercise the right to an appraisal/market study report
and property inspection.
By signing below, the Grantor(s) agree(s) with each of the following:
Oakland County
210599 7010_P3663201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-231-009
MDOT Approval Signature: ___________________ Date: ___________
Oakland County
210599 7010_P3663201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-231-009
Signatory Title:
Oakland County
David T. Woodward
Chairperson, Oakland County Board of Commissioners
Signature:Signed Date:
Signatory Name:
Witness Date: Witness Signature:
Witness Name:
Oakland County
210599 7010_P3663201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-231-009
Consent to GradeLegal Description:
Station #
See attached Exhibit B for Consent to Grade.
185
18
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KINGSVILLE PROPRTIES 2 LLC
KINGSVILLE PROPERTIES LLC &
14-32-231-009
0.069 ACRE
3010 SQ.FT.
CONSENT TO GRADE
W H
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60.11' RT
+34.10
15'
TO EX PARCEL LINE
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95' L
A R
O
W
60.00' RT
+42.01
EXHIBIT "B"
PARCEL 36
JN 210599
CS 63041
LALI1
EX EMPTY LOT
TO EX ROW
14-32-231-009
14-32-231-010
GRETCHEN WHITMER
GOVERNOR
STATE OF MICHIGAN
DEPARTMENT OF TRANSPORTATION
LANSING
Amended Offer to Purchase
BRADLEY C. WIEFERICH, P.E.
DIRECTOR
Dear Owner(s):
Subject: CS: 63201, JN: 210599, Parcel: 7010_P36
Address: VL Woodward Ave, County: Oakland
The Michigan Department of Transportation (MDOT) has an upcoming project along I-75BL
(Woodward Ave Loop). We are interested in acquiring Consent to Grade rights to your property
located at VL Woodward Ave in Oakland County as set forth in the attached Addendum(a). In
accordance with state and federal regulations governing the acquisition of property by MDOT,
this letter is MDOT's offer to purchase these rights based on the terms and conditions contained
herein. Please note that MDOT is not making this offer under the threat of condemnation. If an
agreement regarding the purchase cannot be reached, MDOT will discontinue negotiations and
cease this transaction.
If you agree, MDOT will purchase the rights to your property described as set forth in the
attached Addendum(a).
This offer is based upon the valuation set forth in the enclosed market study report.
MDOT's offer for the property rights to be purchased is itemized below:
LH-LAN-0 (08/23)
June 19, 2024
Oakland County
Attn: David T. Woodward
1200 N. Telegraph Rd.
Pontiac, Michigan 48341
Oakland County
Attn: David T. Woodward
1200 N. Telegraph Rd.
Pontiac, Michigan 48341
Type Amount
Consent to Grade $1.00
$1.00TOTAL
Page 2
Parcel 7010_P36
Oakland County
Accordingly, the total amount that MDOT is offering to you is $1.00. Please note that this offer
is valid only until 07/19/2024.
Please review all the materials carefully and let us know in writing if you believe anything of
significance has been omitted with respect to the amount of money you should be paid. MDOT
will review the items you identify and will respond accordingly if any changes will be made to its
offer. We are also available to discuss this offer with you.
If you are willing to accept MDOT's offer and agree to the terms and conditions set forth in the
following Addendum(a), please sign and date the Acceptance of the offer below in the presence
of a witness. Be sure the witness also signs and dates the documents. Please return this letter
and Acceptance to my attention.
Also included in this packet are instructions to register with us to have your compensation sent
to you via electronic funds transfer (EFT). Please contact me if you are unable to register.
Thank you in advance for your consideration of our offer. If you have any questions, please
contact me at 248-829-0900 or aketchum@b-l-n.com.
Sincerely,
Andrew Ketchum
Property Specialist
Michigan Department of Transportation
Enclosures: Acceptance of Offer, Addendum(a), Instrument(s), Legal Description(s),
EFT Instructions and Valuation Report
LH-LAN-0 (08/23)
June 19, 2024
Acceptance of Offer
The undersigned accept(s) the Michigan Department of Transportation's (MDOT's) offer of $1.00 for the property
described in MDOT's offer dated 06/19/2024. Furthermore, the undersigned agree(s) to the following terms and
conditions set forth in the attached Addendum(a):
Signatory Name:
Signature: Signed Date:
Signatory Title:
Witness Signature: Witness Date:
Witness Name:
David T. Woodward
Oakland County
Chairperson, Oakland County Board of Commissioners
Oakland County
210599 7010_P3663201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-231-009
Michigan Department
of Transportation
0640C (05/24)CONSENT
The Grantor(s) Oakland County, for the sum of One dollars and 00 cents ($1.00) grant to the Michigan Department of
Transportation, whose address is 425 W. Ottawa Street, P.O. Box 30050, Lansing, Michigan 48909 the right to Consent
to Grade, for transportation purposes, in over, and upon the real estate located in the City of Pontiac, County of Oakland,
State of Michigan, as described on the attached Legal Description; commonly known as VL Woodward Ave, including,
but not limited to, the right to any drainage structure replacement or repair, the right to remove trees, shrubs, and
vegetation as necessary in the judgment of the Michigan Department of Transportation and the right of temporary
occupancy by public utilities; effective from start of project to completion of project.
Oakland County
OWNER OF RECORD
PROPERTY TAX CODE
14-32-231-009
21059963201 7010_P36
CONTROL SECTION JOB NUMBER PARCEL
Oakland County
OWNER OF RECORD
PROPERTY TAX CODE
14-32-231-009
Legal Description:Consent to Grade
Station #
See attached Exhibit B for Consent to Grade.
21059963201 7010_P36
CONTROL SECTION JOB NUMBER PARCEL
Michigan Department of
Transportation (11/23)Addendum for Consent(s)
PRICE: The owner(s) agree(s) to grant the property described in the attached legal description(s) to the
Michigan Department of Transportation for the sum of $1.00 via the appropriate instrument(s).
CONSENT TYPE(S): Consent to Grade
OCCUPANCY: The owner(s) agree(s) to grant the Michigan Department of Transportation occupancy of
the described property upon payment of the price listed above effective from start of project through
completion of project.
CONVEYANCE: The owner(s) agree to deliver to MDOT the above cited consents subject to the
following provision: This conveyance includes, but is not limited to, the right to any drainage structure
replacement or repair; the right to remove trees, shrubs, and vegetation as necessary in the judgement of
the Michigan Department of Transportation and the right of temporary occupancy by public utilities.
SPECIAL PROVISIONS: Any trees, landscaping, and sprinkler lines removed by project within the
Consent to Grade to be replaced by the project.
Oakland County
210599 7010_P3663201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-231-009
Oakland County
210599 7010_P3663201
OWNER OF RECORD
CONTROL SECTION JOB NUMBER PARCEL
PROPERTY TAX CODE
14-32-231-009
Legal Description: Consent to Grade
Station #
See attached Exhibit B for Consent to Grade.
County of
Notary Public:
Metro Region Real Estate
The foregoing instrument was acknowledged before me this ______ of ______________, 20______
Andrew Ketchum, Property Specialist
18101 W. Nine Mile Rd.
Southfield, MI 48075
18101 W. Nine Mile Rd.
Southfield, MI 48075
Dated this day of , 20_______.
NOTARY ACKNOWLEDGEMENT
State of
Notary Signature:
Notary Name:
County,
Acting in County,
Michigan Department of Transportation
Drafted by:
Michigan Department of Transportation
After Recording Return to:
My Commission Expires:
Oakland County
OWNER OF RECORD
PROPERTY TAX CODE
14-32-231-009
Oakland County
Grantor Signature: ______________________________________
Grantor Name: David T. Woodward
Grantor Title: Chairperson, Oakland County Board of Commissioners
by ________________________________________, the ________________________________________
of , a , on behalf of said entity.
(Grantor Name)(Title)
(Name of Entity)(Type of Entity)
21059963201 7010_P36
CONTROL SECTION JOB NUMBER PARCEL
185
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KINGSVILLE PROPRTIES 2 LLC
KINGSVILLE PROPERTIES LLC &
14-32-231-009
0.069 ACRE
3010 SQ.FT.
CONSENT TO GRADE
W H
IT
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MO
R
E
S
T
60.11' RT
+34.10
15'
TO EX PARCEL LINE
E
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9'
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95' L
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O
W
60.00' RT
+42.01
EXHIBIT "B"
PARCEL 36
JN 210599
CS 63041
LALI1
EX EMPTY LOT
TO EX ROW
14-32-231-009
14-32-231-010
Michigan Department
of Transportation
0626 (08/23)
DISPLACEE(S):
Based on information as of 06/19/2024 you are eligible for the following benefits as indicated. You will NOT be required to
move before 09/17/2024.
Self Move - Fixed Cost
Commercial Move
$ To Be Determined
$ To Be Determined
RELOCATION ELIGIBILITY NOTICE
Oakland County
NON-RESIDENTIAL
Moving Expenses
OR
Claim must be filed within the prescribed time limits as noted on MDOT claim form 0677 or 0679. Claims cannot be paid
until all the conditions on the claim form have been met. You may file your appeal at any time up to 6 months after you
have received this notice.
SEE RELOCATION BOOKLET FOR COMPLETE DESCRIPTION OF THE RELOCATION PROGRAM
06/19/2024
586-405-1430
PROPERTY ANALYST SIGNATUREPROPERTY ANALYST DATE
Andrew Ketchum
18101 W. Nine Mile Rd.,Southfield, MI 48075Tom Jay
REGION AGENT REGION ADDRESS PHONE NUMBER
MARKET STUDY REPORT –
COMMERCIAL LAND
PREPARED FOR: MICHIGAN DEPARTMENT OF TRANSPORTATION (MDOT)
PROJECT: I-75 BL WOODWARD LOOP ONE-WAY TO TWO-WAY CONVERSION
MDOT CONTROL SECTION: CS63201
MDOT JOB NUMBER: JN210599
BLN JOB NUMBER: 210069-501
REPORT DATE: MARCH 22, 2024
2
March 22, 2024
Michigan Department of Transportation
425 W Ottawa Street
Lansing, MI 48909
Re: I-75BL Woodward Loop One-Way to Two-Way Conversion Project
Attention: Tom Jay
This Market Study report has been prepared for the Michigan Department of Transportation (MDOT) in connection
with the I-75 BL Woodward Loop Project in the city of Pontiac, Oakland County, Michigan, specifically regarding the
Right-of-Way (ROW) phase and addressing commercial vacant land.
The market study and this report have been developed in conformance with the applicable requirements of:
the Uniform Standards of Professional Appraisal Practice (USPAP),
the Michigan Department of Transportation Real Estate Procedure Manual (12/27/23),
the Michigan Department of Transportation Market Study Requirements and Guidelines (12/07/21),
and
the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute.
In addition, the following statement is a requirement of Michigan Occupational Code, Article 26:
Appraisers are required to be licensed and are regulated by the Michigan Department of Labor
and Economic Growth, P.O. Box 30018, Lansing, Michigan 48909.
3
Mr. Tom Jay
March 22, 2024
Page 2
Certification
A market study is not an appraisal nor is this report an appraisal report. Nonetheless, conformance with the Uniform
Standards of Professional Practice of the Appraisal Institute also includes the reporting requirement of the Appraisal
Institute’s Certification Standard for Appraisal Institute designated members. As such, the following certification
statements are applicable:
The reported analysis, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
As of the date of this report, I have completed the continuing education program for Designated
Members of the Appraisal Institute.
This letter, inclusive of the preparer’s certification, is an integral part of, and shall not be separated from, this entire
report.
Sincerely,
Susan P. Shipman, MAI
Certified General Real Estate Appraiser
Michigan License No. 1205003814
Expires: July 31, 2025
Kevin J. Camero-Sulak
Certified General Real Estate Appraiser
Michigan License No. 1205002779
Expires: July 31, 2024
TABLE OF CONTENTS
4
TABLE OF CONTENTS
Cover Page ................................................................................................................................................... 1
Transmittal Letter and Appraiser Certification ............................................................................................... 2
Table of Contents .......................................................................................................................................... 4
Scope of Work ............................................................................................................................................... 5
Assignment Conditions ................................................................................................................................. 7
Assumptions and Limiting Conditions ....................................................................................................... 7
Jurisdictional Exceptions ........................................................................................................................... 7
Location Analysis .......................................................................................................................................... 8
Regional .................................................................................................................................................... 8
Project Overview ......................................................................................................................................... 11
Description of the Property Type ................................................................................................................ 13
Delineation of the Market Study Area ......................................................................................................... 15
Sales Data ................................................................................................................................................... 16
Temporary Takings (Consents) – Land Return Rates ................................................................................ 22
Addenda ...................................................................................................................................................... 23
SCOPE OF WORK
5
SCOPE OF WORK
Type of Assignment: Market Study
Client: Michigan Department of Transportation
Intended User: Michigan Department of Transportation
Intended Use: The market study will be used by qualified Michigan Department of Transportation
(MDOT) representatives as a basis for determining just compensation in
connection with the use of Waiver Valuations for permanent and temporary
easement (consent) acquisitions on commercial vacant land in the Right-of-Way
(ROW) phase of the I-75BL Woodward Loop One-Way to Two-Way Conversion
Project.
Waiver Valuation Process: The Waiver Valuation process is a valuation process used when MDOT
determines that an appraisal is not required, pursuant to CFR 24.102(C)(2),
excerpted below.
According to (2)(ii), an appraisal is not required when the valuation problem is
“uncomplicated and the anticipated value of the proposed acquisition is estimated
at $10,000 or less1, based on a review of available data”. In addition to the term
“uncomplicated”, found in (2)(ii) above, the term “non-complex” is also used by
MDOT in its Real Estate Procedure Manual (12/27/23) when referring to parcels
for which the Waiver Valuation process may be used. MDOT does not define either
term. The Appraisal Institute doesn’t either, but it does discuss “complex”
assignments throughout The Appraisal of Real Estate, 14th Edition. From that, this
Market Study defines an “uncomplicated” valuation problem as one involving a
typical property in a market where macro-level data about the market and micro-
level data are readily available from standard sources.
1 As noted above in (2)(ii)(C), the $10,000 threshold may be increased under certain conditions.
SCOPE OF WORK
6
Definition of Market Study: A market study is not an appraisal, nor is it an opinion of value,
or even a range of values. It is a search for and factual presentation of sales
of a specific property type in a specific area, as defined by the Client. In this case:
Property Type: Commercial Vacant Land
Study Area: I-75BL Woodward Avenue Loop in the city of
Pontiac, Michigan
The problem to be solved in market study assignment is not an opinion of value,
nor a range of values. A market study is not a comparative analysis of the sales to
any specific subject property, as an appraisal would be – it is a search for and
presentation of raw data, interpreted only using descriptive statistics.
Compliance: Under the 2024 Uniform Standards of Professional Appraisal Practice (USPAP), a
market study is categorized as an “other valuation” service under the. The scope
of service is such that development and reporting of the market study is not
covered under the specific performance standards of USPAP, i.e., Standards 1
and 2, but the Preamble, Definitions, Ethics Rule, Competency Rule, and
Jurisdictional Exception Rule of USPAP do apply.
This Market Study was also developed in conformance with the applicable
requirements of the MDOT Real Estate Procedure Manual (12/27/23) and the
MDOT Market Study Requirements and Guidelines (12/07/21).
In addition, this Market Study complies with the Uniform Relocation Assistance and
Real Property Acquisitions Policy Act (the Uniform Act)–Common Rule–49 CFR
Part 24.
ASSIGNMENT CONDITIONS
7
ASSIGNMENT CONDITIONS
Use of or reliance on this report constitutes acknowledgment and acceptance of the Assumptions and Limiting
Conditions, Jurisdictional Exceptions, and any other terms and conditions (collectively, “Assignment Conditions”)
stated in this report.
ASSUMPTIONS AND LIMITING CONDITIONS
The market study has been made subject to the following assumptions and limiting conditions:
1. Unless otherwise stated herein this report, the Appraiser has assumed that all information relied upon in
the market study is accurate and reliable and that no information material to the market study has been
withheld. Withheld or erroneous information provided or obtained could affect the market study. Neither the
Appraiser nor Beam, Longest and Neff, LLC shall be responsible for the accuracy or completeness of any
information provided or obtained during the course of the market study. Accordingly, the Appraiser reserves
the right to amend this report if any such errors or withheld information is brought to the attention of the
Appraiser.
2. This report shall be considered only in its entirety and no part of this report shall be utilized separately or
out of context. Exhibits and other illustrative material presented in this report are included only to assist in
visualizing matters discussed in this report and shall not be removed, reproduced, or used apart from this
report.
3. Any party other than the Client receiving a copy of this report does not, as a consequence, become a party
to the appraiser-client relationship nor does such other party become an intended user of this report unless
the Client specifically identified them at the time of the assignment. Neither Appraiser nor Beam, Longest
and Neff, LLC, is responsible to parties who are not identified as intended users or for uses not identified
as intended uses.
4. Possession of this report, or a copy thereof, does not carry with it the right of publication. No part of this
report may be published or used in any advertising materials, public relations, news, sales, or other media,
property listings, investment offerings or prospectuses, or securities filings or statements without prior
written authorization of Appraiser or Beam, Longest and Neff, LLC, which, at their sole discretion, reserve
the right to withhold. Any party who publishes or uses this report without such authorization or who provides
this report for such unauthorized use or publication agrees to indemnify and hold Appraiser and Beam,
Longest and Neff, LLC harmless from and against all damages, liabilities, losses, causes of actions,
expenses, claims and costs, including attorneys' fees, incurred in the investigation and/or defense of any
claim arising from or in any way connected to the unauthorized use or publication.
JURISDICTIONAL EXCEPTIONS
No jurisdictional exceptions were applied in the development or reporting of the market study.
LOCATION ANALYSIS
8
LOCATION ANALYSIS
This section of the Market Study is intended to provide a demographic and economic overview of the larger regional
area in which the MDOT Project is located, as well as a more localized context. The subject property is in the city
of Pontiac, in Oakland County, in southeastern Michigan. Moody’s Analytics places it more specifically in what it
refers to as the Warren-Troy-Farmington Hills (WTFH) Metropolitan Area. The most recent issue (October 2023) of
Moody’s Precis economic report on the WTFH Metropolitan Area is presented in the Addenda to this report.
REGIONAL
The Precis report indicates the WTFH Area’s strengths include the presence of auto-related R&D centers and
headquarters for automakers and suppliers and above-average per capita income and educational attainment.
Stellantis’ significant investment in a new state-of-the-art assembly plant in the city of Detroit is expected to spur
supplier growth that will benefit the region and investment in electric vehicles should create long-term demand for
auto-related tech. Weaknesses include a shrinking work-age population, overreliance on manufactured and
domestic vehicle industry, and elevated employment vitality. High borrowing costs are hurting demand for vehicles
and stock market volatility has halted growth in the tech sector.
Source: Moody’s Analytics Precis U.S. Metro Report – Warren-Troy-Farmington Hills MSA
The forecast for WTFH Metro through 2028 includes nominal population growth (0.01 to 0.02 percent per year) and
an uptick in the unemployment rate (from 3.1 to 5.0 percent), with single-family housing permits are forecast at 283
less in 2024 than in 2023 and expected to trend upward to 6,309 by 2027. At the same time, multi-family housing
permits are on a downward decline, showing a preference for home ownership versus rental.
LOCATION ANALYSIS
9
LOCAL AREA
The following demographic table shows the same data for the city of Pontiac, Oakland County and the Tri-County
Area. Pontiac is the county seat of Oakland County. The city was best known for its General Motors (GM) automobile
manufacturing plants of the 20th century, which were the basis of its economy and contributed to the wealth of the
region. In the city's heyday, it was the site of the primary automobile assembly plant for the production of the famed
Pontiac cars, a brand named after the city. The Pontiac brand itself was discontinued in 2010 by General Motors.
In 1975, the city of Pontiac built the Pontiac Silverdome, the stadium that hosted the Detroit Lions of the National
Football League from 1975 to 2001, when the team returned to downtown Detroit at Ford Field. Super Bowl XVI
was played at the Silverdome in 1982. After 2001, the stadium continued to be used for concerts and other events
until it was demolished in 2018. It is now the site of an Amazon Fulfillment and Distribution facility.
As the data reveals, the city of Pontiac accounts for only five percent of the Oakland County population and five
percent of the Oakland County households, with no change forecast over the next five years. Household income in
Pontiac is less than 50 percent of that of Oakland County, and unemployment is more than double.
On August 17, 2023, Oakland County issued a Press Release announcing a commitment to redevelop, revitalize,
and reconnect Downtown Pontiac, after decades of disinvestment, in partnership with the City of Pontiac and the
State of Michigan. The County-City agreement outlines the County’s plans to refurbish the former GM building on
East Judson and move up to 600 employees into the building, returning a portion of the County’s workforce to
downtown Pontiac after an absence of more than 50 years. Other phases of work include the relocation of the
parking garage, the reopening of Saginaw Street, and the creation of walkable green space. Oakland County
Executive Dave Coulter was quoted as saying “In an historic opportunity, through a partnership with the city and
state, we are re-investing in downtown Pontiac. Since 2000, we have assisted [other] communities in creating
unique and vibrant downtowns and with this transformational project, it is Pontiac’s turn to shine.
Tri-County
Area
Population
2010 Population 59,651 5% 1,202,355 38% 3,150,096
2020 Population 61,606 5% 1,274,395 39% 3,310,062
2023 Population 62,479 5% 1,285,938 39% 3,311,447
2028 Population 62,112 5% 1,290,575 39% 3,299,359
2010 - 2020 CAGR 0.3%0.6%0.5%
2020 - 2023 CAGR 0.5%0.3%0.0%
2023 - 2028 CAGR -0.1%0.1%-0.1%
Households
2010 Households 22,279 5% 483,696 39% 1,248,755
2020 Households 23,993 5% 524,047 39% 1,332,373
2023 Households 24,406 5% 532,151 40% 1,342,047
2028 Households 24,494 5% 539,208 40% 1,350,981
2010 - 2020 CAGR 0.7%0.8%0.7%
2020 - 2023 CAGR 0.6%0.5%0.2%
2023 - 2028 CAGR 0.1%0.3%0.1%
Household Income
2023 Average HH Income $55,074 42% $130,356 128% 101,938
2028 Average HH Income $64,010 43% $147,213 126% 116,634
2023 - 2028 CAGR 3.1%2.5%2.7%
Unemployment3
2023 Labor Force 28,787 4% 697,498 40% 1,723,927
2023 Unemployed 2,562 9%28,597 74,843
2023 Unemployment Rate 8.9% 4.1% 4.3%
Source: STDB
1 Tri-County Area = Macomb County, Oakland County, and Wayne County excluding the city of Detroit
2 Wayne County Data excludes the city of Detroit
3 Unemployment is based on Civilian Population 16+
As a % of
Oakland
County
As a % of Tri-
County Area
Demographic Summary - City of Pontiac, Oakland County, Tri-County Area1
City of Pontiac Oakland
County
LOCATION ANALYSIS
10
Phoenix Center and Ottawa Towers
Source: Google Earth
An agreement approved by the Oakland County Board of Commissioners and Pontiac City Council outlines how
the project will proceed:
The City will use funds received from the State of Michigan to retire debt related to the Phoenix Center and
will convey ownership of the property on which it sits to Oakland County.2
The County will demolish the Phoenix Center, reopening Saginaw Street through to what is now the south
end of the Woodward Loop and creating a much more walkable environment in downtown Pontiac.
The Phoenix Center will be demolished rather than refurbished because cost estimates to bring the parking
garage and amphitheater into fully functioning shape, as well as future maintenance, were estimated at $61
million, compared to total costs of $120 to $130 million for the project as a whole.
Other County plans include construction of a new parking garage for the use of the workers in the two office
buildings, as well as by residents and people doing business downtown. A recent Plante Moran study
revealed more than $550 million in critical repairs needed at buildings now on the Oakland County Campus
in northwest Pontiac and Waterford. By moving to Pontiac and consolidating three existing Campus
buildings into one, the County will avoid $54 mill in costs to just make the current buildings safe and up-to-
code for continued occupancy.
After removing the Phoenix Center, the County has committed to convey a minimum of two acres of land
to the City, with the City to determine how it can best be used for the benefit of the residents.
The intent and hope is that the County’s investment will help spark a revitalization of our downtown and restore
Pontiac’s rightful place as the “heart of Oakland County”, as Pontiac Mayor Greimel stated. The I-75BL Woodward
Loop Conversion Project is another critical part of the overall plan and expected to be completed in 2025 or 2026.
2 This closing had already occurred as of the current valuation date.
PROJECT OVERVIEW
11
PROJECT OVERVIEW
The Michigan Department of Transportation (MDOT) is responsible for Michigan’s nearly 10,000-mile state highway
system, comprised of all M (Michigan), I (Interstate), and US routes. A current MDOT project called the I-75BL
Woodward Loop Conversion Project involves converting the roadway from a one-way direction to two-way traffic
using the current pavement, which was rebuilt in 2007. The following map shows the location of the Loop within the
city of Pontiac and the surrounding area.
Source: Oakland County Property Gateway
The work will include intersection modifications and improvements, right-of-way acquisition, drainage
improvements, permanent signs, and new sidewalks. Work would also include rebuilding M-59 (Huron Street) within
the Woodard Loop and repaving Cass Avenue with new sidewalk segments to fill in. Construction is expected to
start in 2025 and be completed in 2026.
As noted before, the Loop Conversion Project will benefit the comprehensive vision shared among the Pontiac City
Council, the Oakland County Executive, and the Oakland County Board of Commissioners, made possible by an
influx of federal, state, and county funds, that may become a true Pontiac renaissance. Oakland County recently
announced it will demolish the Phoenix Center amphitheater and garage and retire Pontiac’s debt related to it, move
up to 600 employees into one of the two adjacent office buildings that it purchased, built a new parking garage, and
convey a minimum of two acres downtown to the City to use as community space for the benefit of the residents.
“For years, the Phoenix Center has been a decrepit, blighted structure, that obstructed our main street and
bifurcated our downtown, so this project will reconnect our central business district while bringing in more foot traffic
with the relocation of so many county employees”, says Mayor Tim Greimel, and “The Loop has been a
superhighway that almost serves as a moat around the downtown, so this new two-way configuration will be
pedestrian-friendly and make the downtown more accessible.”
PROJECT OVERVIEW
12
Source: Oakland County Property Gateway
DESCRIPTION OF THE PROPERTY TYPE
13
DESCRIPTION OF THE PROPERTY TYPE
The Client has requested a market
study of “commercial vacant land”
in connection with property rights
needed over specific parcels of real
property in the Project area for
which Waivers of Valuation may be
used. Before delineating the area
from which sale activity will be
researched, the Project area is
examined to identify the types of
commercial land within it.
From the map excerpt presented,
the C-2 Downtown zoning
designation is clearly the most
prominent inside the Loop area.
Secondary designations are C-3
Corridor Commercial and CC Civic
Center.
DESCRIPTION OF THE PROPERTY TYPE
14
Current Zoning Designation:C2, Downtown Mixed Use C3, Corridor Mixed Use
Intent/Purpose of Zoning District:This zoning classification consists of higher
density mixed use development that
accommodates a variety of uses.
This zoning classification is designed to
provide for a mixture of uses that are
appropriate along thoroughfare and collector
streets that have moderate to large traffic
volumes.
Permitted Uses:Retail, office, residential, and entertainment
uses, and civic and institutional uses of
regional importance
Retail, office, residential, and entertainment
uses, and civic and institutional uses of
regional importance
This district has a historic character and is
built at a walkable scale that creates
pedestrian activity. The uses located in this
district are enhanced by their centrality of
location, ease of access to major
transportation routes, and proximity to
similar and complementary uses. This
district is suitable for any use except for
uses that require large tracts of land, uses
that require large outdoor components, uses
that generate large volumes of truck traffic,
or uses that do not support or contribute to
an active pedestrian environment. The
regulations applicable in this district are
intended to support incremental
development within the district that respects
and enhances the existing built fabric. Uses
that cater to or require high degrees of
automobile access are not permitted in this
district.
This district has a wide range of uses are
appropriate within this context, including
retail and service commercial, office, and
low-impact light industrial uses. It is
expected that most customers of
establishments in this district will travel via
automobile, and as there is little essential
interdependence of activities, each
establishment typically will have its own
automobile parking area. Good traffic
accessibility is essential to this district,
particularly for trucks and other freight
carriers. Some permitted uses in this district
generate significant automobile and/or truck
traffic.
Zoning Designations
Category C2, Downtown Mixed Use C3, Corridor Mixed Use
Minimum Lot Area (SF)2,000 SF 6,000 SF
Minimum Interior/Corner Lot Width 20/20 60/60
Maximum Lot Coverage:30%10%
Minimum Setbacks (Common Yard or Front Parking, Private Frontage) 1
Front:15 feet on Woodward 10 feet
10 feet elsewhere
Side(s):5 feet 10 feet (street)
0 feet (interior)
Rear:10 feet 20 feet
Maximum (Stories/Feet):Max bldg height on lot adjacent to R-1, R-2, R-3
or R-5 shall be equal to bldg setback for
residential property boundary
35 feet, or max bldg height on small front setback
lots is to be greater of 35 feet or 50% of width of
ROW of front street abutting the lot
1 (See Zoning Ordinance for Minimum Setbacks for Stoop, Courtyard, or Streetfront Private Frontage
Zoning Requirements
DELINEATION OF THE MARKET STUDY AREA
15
DELINEATION OF THE MARKET STUDY AREA
Similar to surrounding suburban communities of the region, Pontiac’s commercial-zoned sites are commonly made
up of various-sized tax parcels ranging from a fraction of an acre up to about five acres. The limited quantity of
sales of commercially zoned parcels of land within and immediately adjacent to the Project area necessitates a
broader geographic search for sales beyond the city of Pontiac.
Source: STDB
The search was extended to a radius of 10 miles to find a sufficient quantity of sales to create a credible sampling
size. The map above shows that radius.
SALES DATA
16
SALES DATA
In keeping with the intended use of the Market Study, the following steps were followed in the course of identifying
sales in the Market Study Area:
The search for sales data was completed using platforms traditionally used in the market: CoStar,
RealComp, and public records.
The criteria used to search for sales were as follows:
o Sales within the defined Market Study Area,
o Sales occurring over a three-year period from January 1, 2021, through December 31,
2023,
o Sales involving a sale price greater than $1, and
o Sales of vacant land classified (zoned) for commercial use.
Sales were researched to the extent necessary to confirm the sale actually occurred, by referencing
deeds, assessment records and/or confirmation by a party to the sale.
By definition, the sales data presented in a market study should be reliable indicators of market
transactions for the Client-specified property type. Consistent with that, MDOT’s Market Study
Requirements and Guidelines allow sales to be omitted from the study if they are “not an arm’s-
length transaction, etc. or found to be of a different use than the study3”.
Accordingly, sales between related parties were omitted, as were sales between government
agencies. Also, sales purchased for a different use than the property type/use being studied were
omitted. For example, a sale of commercial land purchased contingent on rezoning for multi-family
residential development would be omitted as it would not be a reliable indicator of the market for
commercial land.
While the purpose of the Market Study is decidedly not to conclude to value(s), sales occurring
under circumstances inconsistent with MDOT’s definition of “market value” required for
condemnation matters, shown below, were also logically omitted in that they would not be indicative
of a typical market transaction.
“The market value of land or real estate is the highest price estimated in terms of money
that the property will bring if exposed for sale in the open market with a reasonable time
allowed to find a purchaser buying with knowledge of all the uses and purposes to which it
is adapted and for which it is capable of being used; the amount which property would bring
if it were offered for sale by one who desired, but was not obligated, to sell, and was bought
by one who was willing, but not obligated to buy; what the property would bring in the hands
of a prudent seller, at liberty to fix the time and conditions of sale; what the property will
sell for on negotiations resulting in sale between an owner willing but not obliged to sell
and a willing buyer not obliged to buy; what the property would be reasonably worth on the
market for a cash price, allowing a reasonable time within which to effect a sale.”4
3 MDOT Market Study Requirements and Guidelines (12/07/21), p. 2.
4 MDOT Real Estate Procedure Manual (12/27/23), Glossary, Page 3.
SALES DATA
17
For example, a tax foreclosure sale would not be included as a typical market transaction because
the seller is a government entity that has involuntarily acquired the property, is atypically motivated
to dispose of it, and is required to follow a defined legal process that does not involve negotiation
between the parties.
Sales with an indication of an atypical transactional characteristic were adjusted if there was market
support for the adjustment. For example, a sale purchased on a long-term land contract in a market
where cash sales are typical was adjusted for cash-equivalency if the terms of the land contract
could be obtained. The adjusted sale price would better reflect what the property would have sold
for under typical market transaction conditions. Otherwise, the sale was omitted as atypical of the
market in its raw form and thus potentially misleading.
In summary, the sales presented herein are all of the sales found and “qualified” as reliable indicators of the market
for the property type/use being studied. As used here, the term “qualified” means sales found to be reliable indicators
of market transactions for commercial-zoned land in the I-75BL Woodward Loop Project Area. In summary, the test
for qualification included confirmation that:
the sale actually occurred;
the sale was not between related parties or government agencies;
the sale was not purchased for a use other than the use of the property type being studied;
the sale did not involve atypical transactional characteristics (unless there was market support to quantify
the impact of such characteristics on the recorded sale price); and
the sale conditions were viewed as typical market transactions based on MDOT’s definition of “market
value” cited above.
Each sale found in the initial search for sales data was researched to the extent possible to qualify it as a true sale
and a typical market transaction of the property type/use being studied. All such sales are included without
exclusion. The research ultimately resulted with six qualified sale transactions.
MDOT allows the sales to be adjusted for transactional characteristics (property rights conveyed, financing terms,
conditions of sale, expenditures immediately after the sale, and market conditions), because such adjustments are
market-based. Adjustments are not allowed for property-specific elements of comparison: location, physical
characteristics, economic or legal characteristics, and non-realty components included in the sale.
The adjusted sale prices presented are the actual sale prices adjusted only for market conditions. This adjustment
is intended to account for the change in market conditions over the time period studied. The adjustment is 3.0
percent per annum.
The results of the research are summarized in the following tables, along with a map showing the disbursement of
the sales throughout the Market Study Area. Aerial photographs of each sale are also provided. The sales data is
presented in a summary format presenting factual property data and analyzed only using descriptive statistics:
minimum, maximum average, median, standard deviation.
SALES DATA
18
Sale
No. Property Address Tax Parcel No. Zoning
Parcel Width
(FF)
Parcel
Size (SF)
Deed Record
Liber/Page
Sale
Date
Sale
Price
Time-Adj
Sale Price
Time-Adj
Price PSF Comments
1 95 Baldwin Ave
Pontiac, MI 482342
14-29-129-001 C-1 218.15 76,230 L 58257 /
P 678
11/14/22 $34,000 $35,154 $0.46 Single parcel sale; northeast of Caeser E Chavez on west side of
Baldwin and secondary frontage on W Howard St
2 Clintonville Rd
(adj to 4505 Clintonville
Rd)
Clarkston, MI 48346
08-36-300-009 C-1 336.00 220,936 L 58949 /
P 497
10/12/23 $300,000 $301,950 $1.37 Sale of a singular tax parcel at the northeast corner of Clintonville
Rd and Mann Rd, located southwest of I-75 and approximately
two miles off the Sashabaw Rd and I-75 interchange
3 730 Caesar Chavez Ave
Pontiac, MI 48340
14-19-426-003
14-19-426-013
C-3 128.00 35,840 L 58982 /
P 552
10/31/23 $99,000 $99,490 $2.78 Multiiple parcel sale with 128 feet frontage on Caesar Chavez
and 280 feet frontage on Kinney. Seller is currently in site plan
approval to rezone for a proposed 22,765-SF marijuana
cultivation facility.
4 5420 Dixie Hwy
Waterford, MI 48328
13-04-253-015 C-3 100.00 35,550 L 58615 /
P 775
09/10/21 $99,000 $105,986 $2.98 Single parcel sale with 117 feet frontage on Dixie Hwy.
5 W Lawrence St
(adj to 55 W Lawrence St)
Pontiac, MI 48342
14-29-413-004 C-2 83.00 13,369 L 56676 /
P 483
07/20/21 $55,000 $59,130 $4.42 Single parcel sale on the N side of W Lawrence and S side of
Clinton St, currently used as a parking lot
6 4750 Highland Rd
Waterford, MI 48328
13-22-102-012 C-3 256.00 50,965 L 58615 /
P 775
05/12/23 $350,000 $356,667 $7.00 Single vacant parcel with 265 feet of frontage on Highland Rd
and 317.44 feet of secondary frontage on Claudia Drive;
previously developed lot
Low 13,369 SF $0.46 Low
High 220,936 SF $7.00 High
Average 72,148 SF $3.17 Average
Median 43,403 SF $2.88 Median
Std Deviation 12,633 SF $3.27 Std Deviation
Commercial Land Sales
SALES DATA
19
Source: Map Quest
SALES DATA
20
Sale 1 – 95 Baldwin Ave, Pontiac, MI Sale 2 – Clintonville Rd, Clarkston, MI
Sale 3 – 730 Caesar Chavez, Pontiac, MI Sale 4 – 5420 Dixie Hwy, Waterford, MI
Sale 5 – W Lawrence St, Pontiac, MI Sale 6 – 4750 Dixie Hwy, Waterford, MI
SALES DATA
21
Observed statistical facts:
The sale prices, adjusted for time to the end of the study period, range widely from
$0.46 to $7.00 per square foot.
The size (land area) of the sales ranges from 13,329 to 220,936 square feet.
The average indicator is $3.17 per square foot and the median is $2.88 per square
foot.
The standard deviation is $3.27 per square foot, similar to the average per square
foot, indicating a normal distribution.
Parcel Size (SF)Price per SF1
Minimum 13,369 SF $0.46/SF
Maximum 220,936 SF $7.00/SF
Average 72,148 SF $3.17/SF
Median 43,403 SF $2.88/SF
Std Deviation 12,633 SF $3.27/SF
1 Adjusted for time to 12/31/23
Sales Data - Statistics
TEMPORARY TAKINGS (CONSENTS) – LAND RETURN RATES
22
TEMPORARY TAKINGS (CONSENTS) – LAND RETURN RATES
Because MDOT has indicated that the Waiver Valuations to be based on this Market Study will be used to acquire
temporary easements (consents), information on land-lease capitalization rates cited by market investors is also
provided.
Temporary easements (consents) are generally valued as a percentage of the market value to the fee simple estate
for each year of the temporary easement’s term. As such, a land rate of return, or overall capitalization rate, is
needed, which when multiplied by the market value of the fee simple estate results in an indication of annual rent.
The valuation, or estimation of just compensation, is completed by multiplying the annual rent by the number years
of the temporary easement term.
Overall capitalization rates published by RealtyRates.com are presented below. These rates are as of the most
recent issue published.
According to RealtyRates.com, the published capitalization rates are based on long term leases, generally 40 to 99
years, of vacant land proposed for development.
ADDENDA
23
ADDENDA
Definitions
Moody’s Precis Report – Warren-Troy-Farmington Hills
Appraiser Qualifications
DEFINITIONS
DEFINITIONS
The source of the following definitions, unless noted otherwise, is the Uniform Standards of Professional Appraisal
Practice (USPAP), 2020-2021 ed.5
Appraisal
The act or process of developing an opinion of value; an opinion of value.
Appraisal Practice
Valuation services performed by an individual acting as an appraiser, including but not limited to appraisal and
appraisal review.
Appraiser
One who is expected to perform valuation services competently and in a manner that is independent, impartial, and
objective.
Arm’s-Length Transaction
A transaction between unrelated parties who are each acting in his or her own best interest.6
Assignment
A valuation service that is provided by an appraiser as a consequence of an agreement with a client.
Client
The party or parties (i.e., individual, group, or entity) who engage an appraiser by employment or contract in a
specific assignment, whether directly or through an agent.
Fee Simple Estate
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the
governmental powers of taxation, eminent domain, police power, and escheat.7
Market Study
An analysis of the market conditions of supply, demand, and pricing for a specific property type in a specific area.8
Valuation Service
A service pertaining to an aspect of property value, regardless of the type of service and whether it is performed by
appraisers or others.
5 In August 2022, The Appraisal Standards Board of The Appraisal Foundation extended the effective date of the 2020-2021 edition of USPAP
through December 31, 2023.
6 Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed., s.v. “arm’s-length transaction.” (Chicago: Appraisal Institute, 2022)
7 Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed., s.v. “fee simple estate.” (Chicago: Appraisal Institute, 2022)
8 Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed., s.v. “market study.” (Chicago: Appraisal Institute, 2022)
MOODY’S PRECIS REPORT – WARREN-TROY-FARMINGTON HILLS
MOODY’S PRECIS REPORT – WARREN-TROY-FARMINGTON HILLS
APPRAISER QUALIFICATIONS
APPRAISER QUALIFICATIONS
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 1/1
248.863.2760 | WWW.B-L-N.COM
Susan P. Shipman, MAI
Senior Appraiser
Education
MBA, University of Michigan
BFA, Florida Atlantic University
Licenses/Professional Affiliations
Michigan Certified General Appraiser #1205003814
Member, Appraisal Institute
Member, International Right-of-Way Association
Susan has nearly 30 years of experience in the real estate appraisal industry. Prior to joining BLN, she was a Senior Director
with Cushman & Wakefield Valuation Advisory Services and Principal and Treasurer of Terzo & Bologna. Other professional
roles include Principal of Shipman & Associates, Director in the Stout Risius Ross (SRR) Real Estate Valuation & Advisory
Services Group, and Director of Finance & Administration for Hobbs + Black Architects. She previously worked with the
regional appraisal firms of Oetzel-Williams and the Gerald Alcock Company.
Susan’s experience encompasses a wide variety of property types including industrial, office, retail, residential, senior
housing, self-storage, manufactured housing communities, and railroad corridors. Her clientele includes a host of national
and local banks, universities and colleges, government agencies, law firms, private and public corporations, and private
real estate developers and investors. She has been qualified as an expert witness in the Oakland County Circuit Court, U.S.
Bankruptcy Court for the Western District (Grand Rapids), and the Michigan Tax Tribunal.
Specific Project Experience
Michigan Department of Transportation (MDOT)
Gordie Howe International Bridge Crossing, Detroit, MI
I-94 Modernization Project, Detroit, MI
I-75BL/Woodward Loop One-to-Two-Way Conversion Project, Pontiac, MI
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 2/1
248.863.2760 | WWW.B-L-N.COM
Great Lakes Water Authority (GLWA)
Avon/Dequindre 96” Water Transmission Main Relocation Project, Rochester Hills and Shelby Township, MI
Northwest Interceptor to Oakwood Combined Sewer Overflow (NOCSOS) Project, Detroit, MI
Fox Creek Sewer Rehabilitation & Construction Project, Detroit, MI
FL-01 Master Meter Pit Project, Davison (Richland Township), Genesee County, MI
County Road Commissions
Avon/Dequindre Road Improvement Project, Rochester Hills and Shelby Township, MI
(Road Commission for Oakland County and Macomb County Department of Roads)
Romeo Plank Roundabout and Road Widening Project, Macomb Township, MI (Macomb County Department of Roads)
Wixom-Walled Lake-Commerce Township Trail Authority
Wixom-Walled Lake-Commerce Township Air Rail Line
Hartland Township
Hartland Road Sidewalk Improvement Project, Hartland Township, MI
City of Flint
City of Flint Secondary Water Pipeline, Flint and Flint Township, MI
Michigan Department of Natural Resources (DNR)
Outdoor Adventure Center, William G. Milliken State Park, Detroit Riverfront, MI
Residual Land Analysis, West Riverfront Land, Detroit, MI
Professional and Community Involvement
Great Lakes Chapter of the Appraisal Institute, President 2007, Board Member 2004-2007
Great Lakes Chapter of the Appraisal Institute, 2017 Recipient of the Connie Vickroy Distinguished Service Award
Rotary Club of Ann Arbor, Membership Committee, Annual Golf & Pickleball Fundraiser Member
Commercial Real Estate Women (CREW), Detroit Chapter, Former Board Member
Kerrytown Concert House, Ann Arbor, MI, Founding Member
Washtenaw United Way, Former Board Member
Michigan Theater, Former Board Member
Washtenaw Association for Community Advocacy, Recipient of a Volunteer of the Year Award
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 3/1
248.863.2760 | WWW.B-L-N.COM
Publications, Presentations & Speaker Engagements
Guest Lecturer at the University of Michigan Ross School of Business
International Right-of-Way Association
Institute for Professionals in Property Tax
Turnaround Management Association (TMA)
Appraisal License
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 1/1
248.863.2760 | WWW.B-L-N.COM
Kevin Camero-Sulak
Senior Appraiser
Education
MBA, Entrepreneurial Management, Wayne State University
BA, Finance, Eastern Michigan University
Licenses/Certifications
Michigan Certified General Appraiser #1205002779
Illinois Certified General Appraiser #553.002947
Wyoming Certified General Appraiser #AP-2384
Kevin has 32 years of experience in the real estate appraisal industry. He has served in the following professional roles:
Principal at Oakbrook Appraisals, Senior Review Appraiser for Amerifirst Home Mortgage, Review Appraiser at ServiceLink,
Staff Appraiser for the Gerald Alcock Company, Appraisal Analyst at Comerica Bank, and Right-of-Way Appraiser for Frisbie
Appraisal Services. He also has experience testifying in the Washtenaw County Circuit Court.
Professional Affiliations and Memberships
Candidate for SRA Designation, Appraisal Institute
Specific Project Experience
I-94 Expansion Loop, Battle Creek, MDOT
Kevin appraised approximately 80 vacant and improved residential and commercial properties for full and partial takings.
Community Involvement
City of Saline Councilmember, DEI Committee, Saline Youth Council, Arts & Culture Committee, and Hiring Committees
51151 WEST PONTIAC TRAIL | WIXOM, MI 48393 2/1
248.863.2760 | WWW.B-L-N.COM
Appraisal License
RELOCATION
BENEFITS
IMPROVEMENTS
Public Roads and Private Property
Development Services Division
Real Estate Services Section
Last Updated 2019
“No person shall… be deprived of life, liberty or property
without due process of the law; nor shall private property be
taken for public use, without just compensation,”
Bill of Rights
Fifth Amendment to the U.S. Constitution
Page 4 The Need for Transportation Improvements and Land
Page 5 Transportation Projects
Page 6 How Property is Purchased
Page 7 When Your Property is Acquired
Page 9 Relocation Assistance
Page 10 Relocation Benefits
Page 12 Act 87, Public Acts of 1980, as Amended – An Overview
Page 14 Questions and Answers
Table of Contents:
Public Roads and Private Property 2019 3
Michigan’s transportation system provides the backbone for economic activities within the
state. The transportation system, including roads, transit, and nonmotorized and intermodal
facilities, plays an integral role in supporting the state’s economy and the quality of life for
Michigan residents.
The Michigan Department of Transportation (MDOT) is committed to providing the highest
quality integrated transportation services for economic benefit and improved quality of life.
MDOT is responsible for all state trunklines (M, US and I routes) throughout Michigan. This includes
highways, railroads, pedestrian bridges, and adjacent infrastructure (i.e., carpool lots, rest areas,
noise barriers).
It may be necessary to purchase land to adequately and safely accommodate the needs placed
upon our transportation system. This brochure explains why your property may be needed, the
protections you have as a property owner, and provides answers to frequently asked questions
when property acquisition is necessary for a transportation project.
The Need for Transportation
Improvements and Land
Public Roads and Private Property 20194
Projects begin with evaluation of the transportation system, establishment of system needs and
consideration of statewide priorities. The Michigan Department of Transportation (MDOT) studies
the type and route that best suits the needs of the community, both now and in the future. This
includes the research of traffic information, study of land features and review of feasible locations.
Many projects are a result of numerous public information meetings and hearings, as well as
requests by local officials and the public for specific transportation improvements. Proposed
projects, along with estimated costs, urgency and other factors are reviewed and considered by
MDOT. Some projects are accepted, some are reviewed for further study and others are simply
delayed. MDOT manages a vast scope of projects that fall into three categories:
• Preserve: Preserve projects include resurfacing, construction without widening and adding
lanes of one-half mile or less.
• Improve: Improve projects add capacity, including roads or lanes, to existing facilities.
• Expand: Expand projects increase the size of the transportation system by adding
new improvements.
Transportation Projects
Public Roads and Private Property 2019 5
After MDOT selects the location and design of a project, property owners are contacted to
schedule a preliminary interview with MDOT Real Estate staff. The preliminary interview may occur
at a public building or at the owner’s home or business. During the interview, MDOT Real Estate
staff will verify ownership, location of improvements, property boundaries, and gather other
pertinent information from the property owner.
The next step is to determine the market value of the property being acquired. This is
accomplished either through the waiver valuation process or by an appraisal. If the necessary
right of way being acquired is minimal or non-complex, a waiver valuation may be used. The
property owner is always entitled to establishment of just compensation.
If an appraisal is needed, a licensed appraiser will estimate the market value of your property by
comparing it with similar properties sold in your area. You or your representative will be given the
opportunity to accompany the appraiser on an inspection of your property. In some instances, the
appraiser may need to analyze your financial information to arrive at the fair market value.
The appraiser will provide MDOT a written appraisal report indicating the fair market value of
your property. After MDOT has approved the appraisal, a department representative will contact
you to make a good faith offer, or voluntary offer, to purchase that portion of your property
needed for the project. The department representative will also explain the project, appraisal,
and acquisition process, as well as explain the relocation assistance program and benefits for
which you may be eligible.
You will be provided a reasonable length of time to review the offer and get answers to any
questions you may have about the offer. If you believe that MDOT has overlooked an item of value,
you may submit a written claim to reconsider value within 90 days of the offer. Supporting
documentation must be submitted with this claim. If necessary, you may be asked to cooperate
with MDOT in seeking a variance to the local zoning ordinance.
If an agreement has been reached between you and MDOT, you will need to sign the
appropriate documents and can expect to receive payment within 60 days from the date of
signature. All eligible and necessary closing costs for the transaction will be paid by MDOT.
How Property is Purchased
Public Roads and Private Property 20196
Here is some general information regarding MDOT responsibilities when your property is acquired.
Payment of Just Compensation
MDOT will pay just compensation when acquiring your property. Just compensation is defined as
an approved amount that is not less than the fair market value of the property. Just compensation
does not consider any project influences and includes any allowable damages to any property
remaining in your ownership.
Under Michigan law, just compensation is defined as the highest price estimated in terms of
money the property would bring if offered for sale in the open market, with a reasonable time
allowed to find a buyer, buying with the knowledge of all the uses to which it is adopted and for
which it is capable of being used.
Acquiring your principal residence
Per Public Act 367 of 2006, if an individual’s principal residence is acquired, the amount of just
compensation shall be 125 percent of its fair market value. In addition, per Public Act 439 of
2006, if your principal residence is acquired, you will be reimbursed a property tax exemption,
calculated as:
State Equalized Value (SEV)
- Taxable Value (TV)
X Millage Rate
X Number of years in residence (maximum of five years)
When Your Property is Acquired
Public Roads and Private Property 2019 7
Additional Costs
MDOT will pay closing costs associated with the sale of your property to MDOT.
Taxes
MDOT will prorate the general property taxes according to the portion of your land acquired
by MDOT.
Relocation Advisory Services
MDOT will provide relocation advisory services and all eligible benefits as required by state and
federal laws. Eligible benefits may include:
• Advisory Services: Assistance in locating a suitable replacement property.
• Moving Expenses: Payment of reasonable and necessary moving costs of personal property.
• Replacement Housing Supplement or Replacement Rental Supplement/
Purchase Down Payment.
• Incidental Closing Costs: Payment for the closing expenses when purchasing a
replacement dwelling.
• Increased Interest Differential: Payment for a higher interest rate on the replacement
dwelling than on your existing mortgage.
• Reestablishment Expense: Payment for a business, farm or nonprofit to reestablish at a
different location.
When Your Property is Acquired
continued
Public Roads and Private Property 20198
MDOT will assist you in relocating you and your personal property when you are displaced by a
transportation project. A transportation project is designed to benefit the public and it is MDOT’s
goal to accomplish your relocation in the most efficient and equitable manner possible. All avail-
able assistance and eligible benefits will be provided to you to ensure disruptions are kept to
a minimum.
The available services include information concerning housing supplements, referrals to housing
that will be adequate for your needs and within your financial means, loan information, moving
information, referrals to local real estate and governmental agencies, and other types of assistance.
Assistance is also available to locate replacement farms or business sites.
The Elliott-Larsen Civil Rights Act prohibits discrimination based on religion, race, color,
national origin, age, sex, height, weight, familial status, or marital status. As a citizen of the state of
Michigan, you have the right to purchase, rent, lease or finance housing accommodations and real
property without discrimination because of religion, race, color, national origin, age, sex, marital
status, familial status, or disability. This is guaranteed by the Constitution of the State of Michigan,
which provides the Michigan Civil Rights Commission with the authority to protect the rights of
Michigan citizens. All referral assistance to individuals and organizations is performed on an equal
opportunity basis in compliance with these requirements. Any individual or organization known to
be discriminating against will be reported immediately to the Civil Rights Commission.
Relocation Assistance
Public Roads and Private Property 2019 9
In addition to compensation for land, building or property rights, the Uniform Relocation
Assistance and Real Property Acquisition Policies Act of 1970, as amended (42 U.S.C. 4601 et seq.)
(Uniform Act), provides for relocation payments to individuals, families, businesses, farms, and
nonprofit organizations displaced as a result of a transportation project.
Residential Relocation Benefits
A residential owner or tenant may be eligible for the following relocation benefits:
Moving:
Residential occupants will be reimbursed to move themselves and/or their personal property
from the acquired dwelling to a replacement dwelling. They may choose to move based on the
following options:
• Commercial Move: The move is performed by a commercial mover and must be supported
by an itemized invoice and receipts.
• Self-move - Fixed-move Cost Schedule: The move is performed by the displaced person
and payment is based on the number of rooms in your dwelling.
• Self-move - Actual Cost: The move is performed by the displaced person and payment is
based on receipts for labor and equipment.
Housing Supplement:
A homeowner may be eligible to receive a replacement housing supplement when a replacement
home is purchased. Provisions can be made if a homeowner prefers to rent.
Rental Supplement/Purchase Down Payment:
A tenant may be eligible to receive a rental supplement when a replacement rental is located.
Tenants may use the rental supplement as a purchase down payment if desired.
Incidental Closing Costs:
A homeowner may be reimbursed for the incidental expenses of purchasing a replacement
dwelling.
Relocation Benefits
Public Roads and Private Property 201910