Preview
FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM INDEX NO. E2018010556
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
MONROE COUNTY CLERK'S OFFICE THIS IS NOT A BILL. THIS IS YOUR RECEIPT.
Receipt # 1915057
Book Page CIVIL
Return To: No. Pages: 60
MICHAEL EMERY CONDON
'stsant: MISCELLANEOUS DOCUMENT
Control #: 201812210114
Index #: E2018010556
Date: 12/21/2018
Mariasile Cope Roman Catholic Parish, Monroe County, NY Time: 8:13:26 AM
Total Fees Paid: $0.00
Employee:
State of New York
MONROE COUNTY CLERK'S 01+1CE
WARNING - THIS SHEET CONSTITUTES THE CLERKS
ENDORSEMENT, REQUIRED BY SECTION 317-a(5) &
SECTION 319 OF THE REAL PROPERTY LAW OF THE
STATE OF NEW YORK. DO NOT DETACH OR REMOVE.
ADAM J BELLO
MONROE COUNTY CLERK
201812210114 Index
INDEX # : E2018010556
NO. E2018010556
FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
EXHIBIT B
The Appraisal.
See annexed.
214274 4819-6634-6874 v1
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INDEX #:
NO.E2018010556
E2018010556
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FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
P a a
METRO
tqg
Real Estate Valuation eServices
September 5 , 2017
Barbara Swiecki, Pastoral Administrator
St. Marianne Cope Roman Catholic Parish
3318 East Henrietta Road
Henrietta, New York 1.4467
Dear Ms. Swiecki:
At your request, I have enclosed a restricted appraisal report for the purpose of estimating
the market value of the fee simple estate for the following three parish facilities:
Guardian Angels Campus
2061 East Henrietta Road
Rochester, New York 14623
Good Shepherd Campus
3286 East Henrietta Road (and other adjoining addresses)
Henrietta, New York 14543
Saint Joseph's Campus
6105 Rush Lima Road (and nearby house)
Rush, New York 14534
Each of the above facilities contains one or more buildings as described in our proposal
and contract with the parish, as well as this appraisal report.
Based on the inspection of the subject and the investigation and analysis undertaken, itis
IS"
my opinion that the "AS market value of the Guardian Angels Church facility as of June
27 , 2017 is:
ONE MILLION ONE HUNDRED AND EIGHT THOUSAND-ONE HUNDRED f$1,108,100) DOLLARS
Based on the inspection of the subject and the investigation and analysis undertaken, itis
"HYPOTHETICAL"
my opinion that the market value of the Guardian Angels Church facility
as of June 27 , 2017 is:
TWO MILLloN ONE HUNDRED AND ELEVEN THOUSAND-NINE HUNDRED ( $2,111.900) DOLLARS
3000 Mt Read Blvd. . Suite203 Rochester, NY 14616 585.225.3042 acametro@rochester.rr.com
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INDEX #:
NO.E2018010556
E2018010556
201812210114
FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
Ms. Barbara Swiecki
Page 2
Based on the inspection of the subject and the investigation and analysis undertaken, Itis
IS"
my opinion that the "AS market value of the Good Shepherd Church facility as of June
27, 2017 is:
ONE MILUON THREE HUNDRED AND FIFTY THOUSAND, THREE HUNDRED ($1,350,300) DOLLARS
Based on the inspection of the subject and the investigation and analysis undertaken, itis
IS"
my opinion that the "AS market value of the Saint Joseph's Church facility as of June 27,
2017 is:
TWO HUNDRED EIGHTY SIX THOUSAND ($286,000) DOLLARS
Sincerely,
Metro Appraisal Associates
Allen M. Fitzpatrick
NYS Certified General R,E. Appraiser #46-4811
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FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
TABLE OF CONTENTS
Executive Summary..............................................,,..................................,.................................................6-9
Certification .................................................................................................................................................10
Assumptions and Limiting Conditions 11
.......,,.....................................................................,,....................,
Competency Statement, Purpose, Use and Scope of the Appraisal..............................................
12
Hypothetical Condition and Property Rights Appraised 13-14
............................................................,.......
Summary of Property Description (Area and Economic Factors)..................
..................................
15-25
Nelqhborhood Analysis .............................................................................................................................26
Guardian Angels Campus Neighborhood ..............................................................................26-32
Good Shepherd Campus Neighborhood................................................................................33
Saint Joseph's Campus Neighborhood.........,,,..........,........................................,,...................34
Site Description............................................................................................................................................35
Guardian Angels Campus ...........................................................................................35-37
Good Shepherd Campus............................................................................................................38-40
Saint Joseph's Campus............................................. .....................................41-43
Building Improvements..............................................................................................................................44
Guardian Angels Campus .................,,...................
. . 44-54
.........................,,..........................,
Good Shepherd Campus...,........................................................................................................55-69
Saint Joseph's 70-77
Campus................,,...............................,...........................
...,,,,...............
Ownership & Property Tax Data 78
..............................................................................................................
Zoning.......,,.....................................................................................................................................
78
Taxes and Assessment 78-79
Information............................................................................................
&
Highest and Best Use 79
..............................................,,,..............
........................................
History of the Property............................ ... 79
...........,,.............................,.........
Sales Comparison Approach to 80-114
Value..................................................................................................
Religious Sales (Churches, Schools, Comm, Land & Multifamily Land Sales) 80-83
.......,
Valuation of Guardian Angels 83-98
Campus...............................................................................,,..
School and Church (Based on Present 84-86
Use)..................................................,,..........
Valuation of Guardian Angels Campus Based on Hypothetical 87
Use...................
Hypothetical Valuation of Vacant Land for Commercial Development............ 87
Hypothetical Valuation of Vacant Land for Multifamily/Apartment 90-97
Dev............
Summary of Values for Guardian Angels 98
Campus...................................................
Valuation of Good Shepherd Campus.....................................................................................99-109
Calculation of School/Chapel Square 99
Footage.......................................................
Sketch and Square Footage for Good Shepherd 100
Campus....................................
Valuation of School/Chapel with Access to East Henrietta 101-102
Road........................
Valuation of Church Building and Part of Adjoining 103-105
Lot..........................................
Valuation of Single-Family House (3306 East Henrietta Road) ...............................
106
Valuation of Convent (Used As Parish Office) Building 107-109
...........................................
Summary of Values for Good Shepherd 109
Campus....................................................
4
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FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
TABLE OF CONTENTS (continued)
Sales Comparison Approach To Value (continued)
Valuation of Saint Joseph's Campus.....,,..................................................................................
110-113
Valuation of Church Building I10-112
........................................................................................
Valuation of Rectory/Office Building ...,........,.............................................................
113
Summary of Values for Saint Joseph's 113
Campus........................................................
Income Approach to Value................................. 114
...................................................................
Cost Approach to 114
Value............................,..............................................................................................
Market Approach to Value ......................................................................................................................
114
Reconciliation .............................................................................................................................................
114-115
ADDENDA
Zoning's Permitted Uses - Business District- Town of Henrietta
(B-2)
Zoning's Permitted Uses - Residential District - Town of Henrietta
(R-1-15)
Zoning's Permitted Uses - Residential District - Town of Rush
(R-20)
Valuation of House - South Side of the Site(Guardian Angels
Single-Family Campus)
Valuation of Single-Family House (Former Convent) at Rear of the Site (Guardian Angels Campus)
Valuation of House - Good Shepherd Campus (3306 East Henrietta
Single-Family Road)
Valuation of Rectory/Office - Saint Joseph's Campus (1209 Rush Lima
Building Road)
COMPARABLE SALES DATA SHEETS
Guardian Angels Campus:
School and Church (Based on Present Use)
Vacant Land for Commercial Development
Vacant Land for Multifamily/Apartment Development
Good Shepherd Campus:
School/Chapel Building with Access to East Henrietta Road
Church Building and Part of Adjoining Lot
Convent (Used as Parish Office) Building
Saint Joseph's Campus:
Church Building
Professional Qualifications - Allen M. Fitzpatrick
5
Index#:E2018010556
INDEX NO. E2018010556
201812210114
FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
EXECUTIVE SUMMARY
The subject appraisal report consists of the valuation of thee parish campuses that contain
a combination of schools, residential buildings (convents, a rectory with offices and/or
single-family homes) and church buildings. While there is an abundance of detail and
information in the appraisal report, this executive summary isto provide an overview of the
main considerations that were used in arriving at the value for each campus.
is"
The scope of the assignment was to value each of the three campuses in their "as
condition and provide, where possible, guidance wlth regards to the potential or
hypothetical use and resulting the value that may produced ifthe campus was not used for
Itspresent use as a parish campus.
On June 27, 2017 an inspection was made of each of the buildings. During that inspection,
each building was hand measured and sketches and calculations of each of the buildings
are included in the attached report.
On July 17, 2017, a second Inspection was made for two single-family homes that were not
able to be inspected on June 27th,
On July 10 and July 24, 2017 correspondence that requested information regarding the
potential uses of any of the buildings was submitted to the Town of Henrietta through the
Supervisor's office for a future confidential meeting with the town. The meeting was to
discuss alternate uses that were likely to be approved by the town for each of the two
campuses in Henrietta.
On July 19, 2017, there was a discussion with the Building and Zoning Office from the Town
of Rush with regards to the potential use for the rectory/office building for St. Joseph's
campus. The rectory and church are located in a single-family zone. While the church is
allowed in a single-family zone, the office use of the rectory isnot automatically approved.
A review of that conversation isincluded In thisreport.
On July 26, 2017, a meeting was held with the Town of Henrietta's Supervisor and Director of
Engineering and Planning Department to finalize what hypothetical uses could take place.
Keith Brock, a representative from the parish, was also in attendance at the meeting. At
the end of the meeting, I went to the Town of Henrietta's Assessment Office to verify some
sales - the Assessor was on vacation.
On August 4, 2017, a meeting was held with the Town of Henrietta Assessor to discuss values
for commercial land and apartment land within the town. The only campus that had a
ls"
significant potential for a value higher than the "as value as a church, school, etc. was
Guardian Angels campus, Alternative sales were verified for use to arrive at a hypothetical
value
The results of all of the conversations, review of existing zoning ordinances and sales of
similar special use (religious) buildings are described In more detail in the body of this report:
Guardian Angels Campus'
As a result of the above reviews, this is the only campus that has a definite hypothetical use
that was different from the existing use, The front of the lot adjoining East Henrietta Road is
zoned Commercial. The rear land is zoned single-family residential.
6
201812210114 Index#:E2018010556
INDEX NO. E2018010556
FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
EXECUTIVE SUMMARY (continued)
Guardian Angels Campus (continued)
The subject adjoins an apartment complex to the north and the expansion of that use was
possible, based on a meeting with the Town of Henrietta, with the appropriate town
approvals,
The valuation of Guardian Angels existing buildings, compared with the valuation of the
is"
vacant land (less the estimated cost of demolition) were significantly different. The "as
use of the Guardian Angels buildings for itscurrent use is $1,108,100 and the "hypothetical
use"
as a development site for commercial and apartment uses is$2,111,900. The estimate
for demolition was based on a conversation with staff from the City of Rochester. They are
involved in demolitions of city properties every day, but they indicated that in order to
obtain an accurate demolition estimate, a demolition contractor should inspect each
card"
building. The "wild in the cost of demolItion Is the amount of asbestos and other
materials that have to be removed and sent to a special landfill that is different from the
landfill where the balance of the construction material would be taker). Details on the
demolition process are included In this report. The estimated cost of demoiltIon for thls
campus is based on insufficient data and therefore should be reviewed by a demolition
expert.
Summary of Values for Guardian Angels Church Campus:
As is Value of Church/School and Two Houses on 12.2 Acres .........................$1,108,100
Hypothetical Value for Redevelopment:
Commercial Development Site.....,,......................................................................$1,862,200
Multifamily Development 524,700
Site................................................................................
Less Cost of Demolition (Client to Verify) 275,000)
.,,..........................................................(
Hypothetical Value for Redevelopment- ...... $2,111,900
Good.Shepherd's Campus!
This campus islocated in a single-family residential zone. The reuse of these buildings would
require a number of approvals from the town and the cost of retrofitting the buildings Into a
use other than what they were designed for would be expensive for a developer. Itis our
opinion after all of the above research that the only recommendation would be that the
single-family house may need to be demolished, not because of itscondition, but because
of the spacing of properties along East Henrietta Road and the lack of parking for the
existing convent/parish office building. Due to the lack of a straight forward directiori for
is"
reuse, the appraisal of this campus was based on its "as use. Consideration in the
Is"
valuation of Good Shepherd's "as value was:
1. Allow for a stripof land that would provide a driveway to the school building so that
itwould have vehicular access to East Henrietta Road ifwas sold separately from the
balance of the campus,
7
201812210114 Index#:E2018010556
INDEX NO. E2018010556
FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
EXECUTIVE SUMMARY (continued)
Good Shepherd's Campus (continued)
2. Provide a portion of the vacant lot to the north of the church, with the church
building for parking, in the event that the church building is not sold with the school
where the majority of the parking islocated. The church had recently had a flood In
the basement and the fact that Itwas partially finished was not considered to be a
contributing factor due to the periodic flooding. There was standing water on the
floor during my inspection.
3. Include the valuation for the single-family house with the understanding that itmay
have no value ifa site plan for the redevelopment of the former convent into some
other use requires more parking and open space.
4. The convent (current parish office) Isnot a legal use that can be sold independently
for something other than single-family use. The existing floor plan, the fact that ithas
two kitchens and that the basement periodically floods all were part of the factors
that were considered when valulng this building. In speaking with the Realtor that
typically sellsthe Diocese properties, he has indicated that there has been reuse of
convents and rectories as homes for battered women and other social service type
uses In Monroe county. Again, there was no clear direction of what a hypothetical
use for this property would be.
The total value of all of the buildings for this campus based on the above criteria is
$1,350,300. There is a detailed description of the valuation of each of the buildings within
the appraisal report.
Summary of Good Shepherd Camous Comoonent Values:
School with Additional Land for Egress and Ingress from
East Henreitta Road................................................................................................$1,028,100
Church Building with Part of the Lot to the North 90,000
...............................................$
Single-Family 94,400
Home............................,,...........,,......................................................$
Former Convent (Not Parish 137,800
Offices)....................................................................$
Total ---------------------...........................-.-..
..... . ...$1,350,300
Saint Joseph's Campus:
The church isa beautiful building and has a basement with a meeting hall that has recently
been renovated after a recent flood. The church was valued by comparing itwith other
church buildings that have sold within Monroe County.
use"
The rectory/office was considered by the Town of Rush as an "in home occupation for
a resident who isusing the office wing on the back of the house for their personal business.
Itis located in a single-family residential zone. The town did recognize that due to Itsdesign,
there could be reasons why they would consider an alternate use via a special use permit.
This building was valued based on Itslegal use.
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FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
EXECUTIVE SUMMARY (continued)
Saint Joseph's Parish (continued)
The total value of the Saint Joseph's Parish In itscurrent use Is $286,000.
Summary of Saint Joseph's Campus Component Values:
Church......................................................................................................................S115,000
Rectory/Office Bullidng/Former Convent and Parish Offices...........................$171,000
Total .............................. ..... .......................$286,000
Conversion of Buildings to Other Uses:
In any case where a residential building has to be converted into an office use, the floor
plans need to Include handicap restrooms, handicap access to the main floor, parking
ratios that are much higher than what iscurrently located on a residential site, the removal
of residential style kitchens that are not normally part of a office use, etc. So yes, it is
"possible"
to have a different use for church and residential buildings, but the cost of
retrofitting a building for that use with current building and ADA codes is costly for any
developer purchasing the property for a different use. For this reason, the buildings located
is"
on the Good Shepherd and Saint Joseph's Campuses are appraised based on their "as
use.
Bundling of Properties for Sale to One or Two Purchasers:
"Bundling"
The definition of is the practice of joining related products together for .the
purpose of selling them as a single unit. This is generally carried out when the seller thinks
that the characteristics of two or more products and services are such that these products
might appeal to many consumers more as a package than as individual offerings.
For church campuses, there is typically one or two structures that are located on each
campus that is not as desirable that the rest of the buildings. Ifeach of the buildings for a
campus isoffered on an individual basis, Itcould become possible that the parish sellsall of
the desirable properties, but not the ones that have less value or do not directly relate to
the proposed use a buyer is purchasing properties for. While each of the campuses has
Individual values for each bullding, itIs recommended for the parish to consider the merits
of selling each of the campuses to one or two purchasers/developers for each site.
Current Lease Agreements:
Guardian Angel Campus and Good Shepherd Campus have leases for a portion of the
school buildings. The appraiser was not able to review the lease documents to determine If
their remaining term would have a negative effect on value. ItIs assumed that the leases
would not have a negative effect on value and would not delay a developer to begin
development based on a tenant's right to occupy the building. We assume that the lease
term does not conflict with the buyer's development plan.
The balance of this report provides the detail for each building, each valuation and a
summary of approximately forty (40) sales that were researched for each of the above uses
(school, church, convents/rectories, apartment land sales, and commercial land sales,
9
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FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM
NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018
CERTIFICATION
I certifythat, to the best of my knowledge and belief:
• The statements of fact contained in thisre
Preview
FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM INDEX NO. E2018010556 NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 MONROE COUNTY CLERK'S OFFICE THIS IS NOT A BILL. THIS IS YOUR RECEIPT. Receipt # 1915057 Book Page CIVIL Return To: No. Pages: 60 MICHAEL EMERY CONDON 'stsant: MISCELLANEOUS DOCUMENT Control #: 201812210114 Index #: E2018010556 Date: 12/21/2018 Mariasile Cope Roman Catholic Parish, Monroe County, NY Time: 8:13:26 AM Total Fees Paid: $0.00 Employee: State of New York MONROE COUNTY CLERK'S 01+1CE WARNING - THIS SHEET CONSTITUTES THE CLERKS ENDORSEMENT, REQUIRED BY SECTION 317-a(5) & SECTION 319 OF THE REAL PROPERTY LAW OF THE STATE OF NEW YORK. DO NOT DETACH OR REMOVE. ADAM J BELLO MONROE COUNTY CLERK 201812210114 Index INDEX # : E2018010556 NO. E2018010556 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 EXHIBIT B The Appraisal. See annexed. 214274 4819-6634-6874 v1 Index INDEX #: NO.E2018010556 E2018010556 201812210114 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 P a a METRO tqg Real Estate Valuation eServices September 5 , 2017 Barbara Swiecki, Pastoral Administrator St. Marianne Cope Roman Catholic Parish 3318 East Henrietta Road Henrietta, New York 1.4467 Dear Ms. Swiecki: At your request, I have enclosed a restricted appraisal report for the purpose of estimating the market value of the fee simple estate for the following three parish facilities: Guardian Angels Campus 2061 East Henrietta Road Rochester, New York 14623 Good Shepherd Campus 3286 East Henrietta Road (and other adjoining addresses) Henrietta, New York 14543 Saint Joseph's Campus 6105 Rush Lima Road (and nearby house) Rush, New York 14534 Each of the above facilities contains one or more buildings as described in our proposal and contract with the parish, as well as this appraisal report. Based on the inspection of the subject and the investigation and analysis undertaken, itis IS" my opinion that the "AS market value of the Guardian Angels Church facility as of June 27 , 2017 is: ONE MILLION ONE HUNDRED AND EIGHT THOUSAND-ONE HUNDRED f$1,108,100) DOLLARS Based on the inspection of the subject and the investigation and analysis undertaken, itis "HYPOTHETICAL" my opinion that the market value of the Guardian Angels Church facility as of June 27 , 2017 is: TWO MILLloN ONE HUNDRED AND ELEVEN THOUSAND-NINE HUNDRED ( $2,111.900) DOLLARS 3000 Mt Read Blvd. . Suite203 Rochester, NY 14616 585.225.3042 acametro@rochester.rr.com Index INDEX #: NO.E2018010556 E2018010556 201812210114 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 Ms. Barbara Swiecki Page 2 Based on the inspection of the subject and the investigation and analysis undertaken, Itis IS" my opinion that the "AS market value of the Good Shepherd Church facility as of June 27, 2017 is: ONE MILUON THREE HUNDRED AND FIFTY THOUSAND, THREE HUNDRED ($1,350,300) DOLLARS Based on the inspection of the subject and the investigation and analysis undertaken, itis IS" my opinion that the "AS market value of the Saint Joseph's Church facility as of June 27, 2017 is: TWO HUNDRED EIGHTY SIX THOUSAND ($286,000) DOLLARS Sincerely, Metro Appraisal Associates Allen M. Fitzpatrick NYS Certified General R,E. Appraiser #46-4811 Index INDEX #: NO.E2018010556 E2018010556 201812210114 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 TABLE OF CONTENTS Executive Summary..............................................,,..................................,.................................................6-9 Certification .................................................................................................................................................10 Assumptions and Limiting Conditions 11 .......,,.....................................................................,,...................., Competency Statement, Purpose, Use and Scope of the Appraisal.............................................. 12 Hypothetical Condition and Property Rights Appraised 13-14 ............................................................,....... Summary of Property Description (Area and Economic Factors).................. .................................. 15-25 Nelqhborhood Analysis .............................................................................................................................26 Guardian Angels Campus Neighborhood ..............................................................................26-32 Good Shepherd Campus Neighborhood................................................................................33 Saint Joseph's Campus Neighborhood.........,,,..........,........................................,,...................34 Site Description............................................................................................................................................35 Guardian Angels Campus ...........................................................................................35-37 Good Shepherd Campus............................................................................................................38-40 Saint Joseph's Campus............................................. .....................................41-43 Building Improvements..............................................................................................................................44 Guardian Angels Campus .................,,................... . . 44-54 .........................,,.........................., Good Shepherd Campus...,........................................................................................................55-69 Saint Joseph's 70-77 Campus................,,...............................,........................... ...,,,,............... Ownership & Property Tax Data 78 .............................................................................................................. Zoning.......,,..................................................................................................................................... 78 Taxes and Assessment 78-79 Information............................................................................................ & Highest and Best Use 79 ..............................................,,,.............. ........................................ History of the Property............................ ... 79 ...........,,.............................,......... Sales Comparison Approach to 80-114 Value.................................................................................................. Religious Sales (Churches, Schools, Comm, Land & Multifamily Land Sales) 80-83 ......., Valuation of Guardian Angels 83-98 Campus...............................................................................,,.. School and Church (Based on Present 84-86 Use)..................................................,,.......... Valuation of Guardian Angels Campus Based on Hypothetical 87 Use................... Hypothetical Valuation of Vacant Land for Commercial Development............ 87 Hypothetical Valuation of Vacant Land for Multifamily/Apartment 90-97 Dev............ Summary of Values for Guardian Angels 98 Campus................................................... Valuation of Good Shepherd Campus.....................................................................................99-109 Calculation of School/Chapel Square 99 Footage....................................................... Sketch and Square Footage for Good Shepherd 100 Campus.................................... Valuation of School/Chapel with Access to East Henrietta 101-102 Road........................ Valuation of Church Building and Part of Adjoining 103-105 Lot.......................................... Valuation of Single-Family House (3306 East Henrietta Road) ............................... 106 Valuation of Convent (Used As Parish Office) Building 107-109 ........................................... Summary of Values for Good Shepherd 109 Campus.................................................... 4 Index INDEX #: NO.E2018010556 E2018010556 201812210114 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 TABLE OF CONTENTS (continued) Sales Comparison Approach To Value (continued) Valuation of Saint Joseph's Campus.....,,.................................................................................. 110-113 Valuation of Church Building I10-112 ........................................................................................ Valuation of Rectory/Office Building ...,........,............................................................. 113 Summary of Values for Saint Joseph's 113 Campus........................................................ Income Approach to Value................................. 114 ................................................................... Cost Approach to 114 Value............................,.............................................................................................. Market Approach to Value ...................................................................................................................... 114 Reconciliation ............................................................................................................................................. 114-115 ADDENDA Zoning's Permitted Uses - Business District- Town of Henrietta (B-2) Zoning's Permitted Uses - Residential District - Town of Henrietta (R-1-15) Zoning's Permitted Uses - Residential District - Town of Rush (R-20) Valuation of House - South Side of the Site(Guardian Angels Single-Family Campus) Valuation of Single-Family House (Former Convent) at Rear of the Site (Guardian Angels Campus) Valuation of House - Good Shepherd Campus (3306 East Henrietta Single-Family Road) Valuation of Rectory/Office - Saint Joseph's Campus (1209 Rush Lima Building Road) COMPARABLE SALES DATA SHEETS Guardian Angels Campus: School and Church (Based on Present Use) Vacant Land for Commercial Development Vacant Land for Multifamily/Apartment Development Good Shepherd Campus: School/Chapel Building with Access to East Henrietta Road Church Building and Part of Adjoining Lot Convent (Used as Parish Office) Building Saint Joseph's Campus: Church Building Professional Qualifications - Allen M. Fitzpatrick 5 Index#:E2018010556 INDEX NO. E2018010556 201812210114 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 EXECUTIVE SUMMARY The subject appraisal report consists of the valuation of thee parish campuses that contain a combination of schools, residential buildings (convents, a rectory with offices and/or single-family homes) and church buildings. While there is an abundance of detail and information in the appraisal report, this executive summary isto provide an overview of the main considerations that were used in arriving at the value for each campus. is" The scope of the assignment was to value each of the three campuses in their "as condition and provide, where possible, guidance wlth regards to the potential or hypothetical use and resulting the value that may produced ifthe campus was not used for Itspresent use as a parish campus. On June 27, 2017 an inspection was made of each of the buildings. During that inspection, each building was hand measured and sketches and calculations of each of the buildings are included in the attached report. On July 17, 2017, a second Inspection was made for two single-family homes that were not able to be inspected on June 27th, On July 10 and July 24, 2017 correspondence that requested information regarding the potential uses of any of the buildings was submitted to the Town of Henrietta through the Supervisor's office for a future confidential meeting with the town. The meeting was to discuss alternate uses that were likely to be approved by the town for each of the two campuses in Henrietta. On July 19, 2017, there was a discussion with the Building and Zoning Office from the Town of Rush with regards to the potential use for the rectory/office building for St. Joseph's campus. The rectory and church are located in a single-family zone. While the church is allowed in a single-family zone, the office use of the rectory isnot automatically approved. A review of that conversation isincluded In thisreport. On July 26, 2017, a meeting was held with the Town of Henrietta's Supervisor and Director of Engineering and Planning Department to finalize what hypothetical uses could take place. Keith Brock, a representative from the parish, was also in attendance at the meeting. At the end of the meeting, I went to the Town of Henrietta's Assessment Office to verify some sales - the Assessor was on vacation. On August 4, 2017, a meeting was held with the Town of Henrietta Assessor to discuss values for commercial land and apartment land within the town. The only campus that had a ls" significant potential for a value higher than the "as value as a church, school, etc. was Guardian Angels campus, Alternative sales were verified for use to arrive at a hypothetical value The results of all of the conversations, review of existing zoning ordinances and sales of similar special use (religious) buildings are described In more detail in the body of this report: Guardian Angels Campus' As a result of the above reviews, this is the only campus that has a definite hypothetical use that was different from the existing use, The front of the lot adjoining East Henrietta Road is zoned Commercial. The rear land is zoned single-family residential. 6 201812210114 Index#:E2018010556 INDEX NO. E2018010556 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 EXECUTIVE SUMMARY (continued) Guardian Angels Campus (continued) The subject adjoins an apartment complex to the north and the expansion of that use was possible, based on a meeting with the Town of Henrietta, with the appropriate town approvals, The valuation of Guardian Angels existing buildings, compared with the valuation of the is" vacant land (less the estimated cost of demolition) were significantly different. The "as use of the Guardian Angels buildings for itscurrent use is $1,108,100 and the "hypothetical use" as a development site for commercial and apartment uses is$2,111,900. The estimate for demolition was based on a conversation with staff from the City of Rochester. They are involved in demolitions of city properties every day, but they indicated that in order to obtain an accurate demolition estimate, a demolition contractor should inspect each card" building. The "wild in the cost of demolItion Is the amount of asbestos and other materials that have to be removed and sent to a special landfill that is different from the landfill where the balance of the construction material would be taker). Details on the demolition process are included In this report. The estimated cost of demoiltIon for thls campus is based on insufficient data and therefore should be reviewed by a demolition expert. Summary of Values for Guardian Angels Church Campus: As is Value of Church/School and Two Houses on 12.2 Acres .........................$1,108,100 Hypothetical Value for Redevelopment: Commercial Development Site.....,,......................................................................$1,862,200 Multifamily Development 524,700 Site................................................................................ Less Cost of Demolition (Client to Verify) 275,000) .,,..........................................................( Hypothetical Value for Redevelopment- ...... $2,111,900 Good.Shepherd's Campus! This campus islocated in a single-family residential zone. The reuse of these buildings would require a number of approvals from the town and the cost of retrofitting the buildings Into a use other than what they were designed for would be expensive for a developer. Itis our opinion after all of the above research that the only recommendation would be that the single-family house may need to be demolished, not because of itscondition, but because of the spacing of properties along East Henrietta Road and the lack of parking for the existing convent/parish office building. Due to the lack of a straight forward directiori for is" reuse, the appraisal of this campus was based on its "as use. Consideration in the Is" valuation of Good Shepherd's "as value was: 1. Allow for a stripof land that would provide a driveway to the school building so that itwould have vehicular access to East Henrietta Road ifwas sold separately from the balance of the campus, 7 201812210114 Index#:E2018010556 INDEX NO. E2018010556 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 EXECUTIVE SUMMARY (continued) Good Shepherd's Campus (continued) 2. Provide a portion of the vacant lot to the north of the church, with the church building for parking, in the event that the church building is not sold with the school where the majority of the parking islocated. The church had recently had a flood In the basement and the fact that Itwas partially finished was not considered to be a contributing factor due to the periodic flooding. There was standing water on the floor during my inspection. 3. Include the valuation for the single-family house with the understanding that itmay have no value ifa site plan for the redevelopment of the former convent into some other use requires more parking and open space. 4. The convent (current parish office) Isnot a legal use that can be sold independently for something other than single-family use. The existing floor plan, the fact that ithas two kitchens and that the basement periodically floods all were part of the factors that were considered when valulng this building. In speaking with the Realtor that typically sellsthe Diocese properties, he has indicated that there has been reuse of convents and rectories as homes for battered women and other social service type uses In Monroe county. Again, there was no clear direction of what a hypothetical use for this property would be. The total value of all of the buildings for this campus based on the above criteria is $1,350,300. There is a detailed description of the valuation of each of the buildings within the appraisal report. Summary of Good Shepherd Camous Comoonent Values: School with Additional Land for Egress and Ingress from East Henreitta Road................................................................................................$1,028,100 Church Building with Part of the Lot to the North 90,000 ...............................................$ Single-Family 94,400 Home............................,,...........,,......................................................$ Former Convent (Not Parish 137,800 Offices)....................................................................$ Total ---------------------...........................-.-.. ..... . ...$1,350,300 Saint Joseph's Campus: The church isa beautiful building and has a basement with a meeting hall that has recently been renovated after a recent flood. The church was valued by comparing itwith other church buildings that have sold within Monroe County. use" The rectory/office was considered by the Town of Rush as an "in home occupation for a resident who isusing the office wing on the back of the house for their personal business. Itis located in a single-family residential zone. The town did recognize that due to Itsdesign, there could be reasons why they would consider an alternate use via a special use permit. This building was valued based on Itslegal use. Index INDEX #: NO.E2018010556 E2018010556 201812210114 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 EXECUTIVE SUMMARY (continued) Saint Joseph's Parish (continued) The total value of the Saint Joseph's Parish In itscurrent use Is $286,000. Summary of Saint Joseph's Campus Component Values: Church......................................................................................................................S115,000 Rectory/Office Bullidng/Former Convent and Parish Offices...........................$171,000 Total .............................. ..... .......................$286,000 Conversion of Buildings to Other Uses: In any case where a residential building has to be converted into an office use, the floor plans need to Include handicap restrooms, handicap access to the main floor, parking ratios that are much higher than what iscurrently located on a residential site, the removal of residential style kitchens that are not normally part of a office use, etc. So yes, it is "possible" to have a different use for church and residential buildings, but the cost of retrofitting a building for that use with current building and ADA codes is costly for any developer purchasing the property for a different use. For this reason, the buildings located is" on the Good Shepherd and Saint Joseph's Campuses are appraised based on their "as use. Bundling of Properties for Sale to One or Two Purchasers: "Bundling" The definition of is the practice of joining related products together for .the purpose of selling them as a single unit. This is generally carried out when the seller thinks that the characteristics of two or more products and services are such that these products might appeal to many consumers more as a package than as individual offerings. For church campuses, there is typically one or two structures that are located on each campus that is not as desirable that the rest of the buildings. Ifeach of the buildings for a campus isoffered on an individual basis, Itcould become possible that the parish sellsall of the desirable properties, but not the ones that have less value or do not directly relate to the proposed use a buyer is purchasing properties for. While each of the campuses has Individual values for each bullding, itIs recommended for the parish to consider the merits of selling each of the campuses to one or two purchasers/developers for each site. Current Lease Agreements: Guardian Angel Campus and Good Shepherd Campus have leases for a portion of the school buildings. The appraiser was not able to review the lease documents to determine If their remaining term would have a negative effect on value. ItIs assumed that the leases would not have a negative effect on value and would not delay a developer to begin development based on a tenant's right to occupy the building. We assume that the lease term does not conflict with the buyer's development plan. The balance of this report provides the detail for each building, each valuation and a summary of approximately forty (40) sales that were researched for each of the above uses (school, church, convents/rectories, apartment land sales, and commercial land sales, 9 Index INDEX #: NO.E2018010556 E2018010556 201812210114 FILED: MONROE COUNTY CLERK 12/20/2018 03:53 PM NYSCEF DOC. NO. 3 RECEIVED NYSCEF: 12/20/2018 CERTIFICATION I certifythat, to the best of my knowledge and belief: • The statements of fact contained in thisre