SALEM ACRES INC - WITCHCRAFT HEIGHTS IV - ZONING SALEM ACRES, INC. - WITCHCRAFT HEIGHTS IV
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CO-r01ON4EALTH OF MASSACH SETTS
ESSEX, ss: TRIAL COURT OF THE COMMONWEALTH
SUPERIOR COURT DEPARTMENT
ESSEX DIVISION
NO: 11643
CHARLES QUIGLEY, TRUSTEE, et al )
Plaintiffs )
FINDINGS RULINGS AND
V. ORDER FOR JUDGMENT
CITY OF SALEM, )
Defendant )
On April 13, 1978, the City of Salem took by
eminent domain for the public purpose of conservation,
36.38 acres of vacant land off Loring Avenue, Salem.
This land belonged to the plaintiff trustees.
It was part of an 84-acre parcel of unimproved land which
the trustees had purchased on April 25, 1973.
The rights of the plaintiffs to receive damages
in an amount representing the fair market value of the land
taken accrued on May 25, 1978.
I find as a fact that the entire 84 acres had a
fair market value as of May 25, 1978 of $3, 500,000.00.
I find as a fact that the taking resulted in no
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adverse effect on the remaining 48 acres, and that thus there
are no severance damages.
A co-plaintiff, joined by motion in this case,.
is the Industrial National Mortgage Company of Providence,
Rhode Island, which held a first mortgage on the 84 acres
at the time of the taking.
I find as a fact, based on the testimony of plaintiffs'
real estate expert and defendant Fs real estate expert, that the
foreclosure sale of this mortgage at public auction, after the
taking, which resulted in a sale to the Industrial National
Mortgage Company as the sole bidder, is of no help whatsoever
in reaching a determination of the pair market value of the
land involved in this case.
Accompanied by counsel, and at their request, I took
a view of the property.
In considering the highest and most profitable use
to which the land could be put, plaintiffs' appraiser, while
admitting that there is a great deal of wet land and swamp land
here, was of opinion that at least 400 residential units with
garaging could be placed on the 20-acre plateau in a cluster-type
complex consisting of one building with five appendages. (For
details see Exhibitsj.: .
Out of the 36 acres taken, I find as a fact that in
1978 about 20 acres in the northerly portion, thereof, bordering
Forest River, was suitable for a high grade apartment and/or
condominium-type residential development, and that this was the
best use for the land. This 20-acre area, in places rising
about 120 feet above sea level, has a commanding view in all
directions. It is not far from other excellent residential
apartment and condominium developments. These include Crown
Point, Summit Estates, Hawthorne Crossing, Loring Towers and
Loring Hills Condominiums. Vinnin Square Shopping Center and
Swampscott Mall are nearby.
It is the opinion of plaintiffs' expert that with a
value of $3500.00 a unit as of 1978, the fair market value
of the 36 acres at that time was $1,400,000.00.
Defendant 's expert is of opinion that the value of
In reaching that
s only
0 200.00. g
in 1 7$ wa Y �9
the 36 acres 9
conclusion he feels the costs to develop any part of the
36 acres for residential use would be prohibitive; that out
of the 84 acres owned by the plaintiffs before the taking,
a developer would develop the, 48 acres first, and as of 1978,
be inclined to make no immediate use of the 36 acres. In other
words, a developer would hold it for future development.
It is true that roadways, sewers, pumping stations,
water and general site preparation for the 36-acre development
plaintiffs' expert has in mind would cost as of 1978 at least
$300,000.00. Nevertheless, to say that the land in question
was super abundant or surplus land begs the question involved
in this case. In determining fair market value, the hypothetical
seller had the right to consider that the land was at the time
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adaptable for residential development and that a hypothetical
will
buyer could be found then to purchase it for that
purpose. It is upon this that plaintiffs' expert bases his
opinion of value, fortified by relevant comparable sales .
Since 1973 at least to the date of the taking, the
plaintiffs worked diligently to develop their land. In July,
1974, they filed a preliminary subdivision plan for the
entire acreage. There have been other plans before and since
the taking. For an example, see the language in Loring Hill
Developers Trust v. Planning Board of Salem, 374 Mass. 343, 350•
"The plans showed $1 acres divided into 8 lots,
which would accommodate 2532 dwelling units
and about 6000 people. "
The highest and best use of this land was for the
development of residential use in the form of apartments and/or
condominiums. At least 20 of the 36 acres were suitable for
this purpose.
The parties have vacillated from time to time
since this case started as to exactly what zoning bylaw of
Salem applies to the case. I find and rule that in determining
the fair market value of the land it is not significant whether
the 1965 zoning bylaw or any subsequent one be used.
Such tremendous divergence between qualified appraisers
as exists in this case is almost incomprehensible, and makes
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the task of the finder of facts difficult. But after
reviewing the testimony, the exhibits, and going to the
site, it--seems to me that plaintiffs' expert comes much
closer to the hard business world realities of the situation
than does defendant Es expert..__._
I find and rule that the fair market value of
the lard at the time of the taking was $990,000.00.
All exhibits are incorporated herein by reference.
Judgment is to be entered in this case in the
sum of $990,000.00.
Andrew R. inscott, Justice
of the Superior Court
DATED:
5 -
COMMO. �i'EALTH OF MASSACHUSETTS
ESSF, , ss. SUPERIOR COUR i
CIVIL ACTION I
No. Y3
Plaintiff(s)
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/ - ...__ _... -----, Defendant(s'
JUDGMENT
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This action came on for (trial) (`x�-rte) before the court, J.
Presiding, and the issues baving been duly (tried) (` and findings havin.a been duly rendered,
It is ORDFsED and ADJcm--m:
(tbat the plaintiffs recover of the
defendant tine sum of S
Q9 7� $
,a�itb interest thereon from 3 in the sum of o7'� _.:
as provided by law, and his costs of action.
75,
Dated at ��r�✓_ wr—yy_� L Massa&uset*s, this �� ` day of
19g G
Assistant Clerk
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restrlctron arceis ', ' ,fi ;� I eRq a ♦ AVE. ��► ��
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TOWN OF MARBLEHEAD LAND I r 2140 s �,, ♦ •��
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7-77 PARCEL NUMBER �♦ '� I �--�-,- ° e �r g 4rLO
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Raw & unused i .nn Sand & Stone j 4; .60 i U -, M -- — —rt---- -- ��` /I + LN i
21-'a0 Raw & uTIUSed M. & T. McDuff .9s, ff - `�,' '-,_� )�- — --` _ __- � \\�lQC
21-81 Raw & unused J. Mormino ! . 70 .1D
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'31-237 Raw & unused 1), ;,Gordon 'frust 1 .50 d�
upvsed CirnServatiun 6-14 Rale & unuSc>d + ( & A. Mon gi�>tlo r�- ___ f \ I RIVERBANK ROSEr '
estri< tion c 1.90 ♦,` u I FLEA Np - __- - _ �. �----- - r „� - ` RD. q r ALS
7-63 Raw u 1t.nuve(I liolon Kitt 1 A - T _-
11-2 j Raw h ,.nused T.vnn Sand & Stone '. 70
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12-1 , 12-'' ! Rt.tw & Imuved Ni}*}hand Realty Trust
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f, rE Raver (, n5 rvataen � (.onset .ltaon City of Salem (under control � 114. 50 � F' � •.• , - \ � ' -...,
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Salem Contiervat is n ti. •, `� ._
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Marblehead
tint; 1ub.l.ic land ;\ l::mc rl.enc. water r;u��•,.ly -
T3 Sc>c c,tvdary water, .�ur�t>l� Marblehead .-.XX @
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Cl i,i:: o• urau;�ed Ci tv of Salem v!k
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D ! R >t !rsc tr;�.n5fcr stat il,ra City of Salem 31 237
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HIGHLAND PARK %
4 MASS ELECTRIC EASEMENTI
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AREA AREA AREA
LOT NO OWNER ACRES SQ. FT, LOT_ NO OWNER ACRES SQ FT. LOT NO OWNER ACRES SQ. FT.
I TOWN OF MARBLEHEAD 79.0 3,441,240 9 PHILIP J SACRAMORE 3.0 130,680 '3 LAURA COLE B KATHLEEN M NESTOR 0.6 24,450
1 2 WILLIAM T CARPENTER 8 1.7 75,661 10 SALLY K. DAVIS 1.1 47,916 26 EVA M. LABREQUE 0.3 12,900
DONALD E COSTON (SEE NOTE)
560 27 0.3 14,000
THOMPSON S MEADOW 3 CITY OF SALEM 38.0 1,552,280 I ROSA LAMARR 1.0 43, �� �� ^
4 CITY OF SALEM 30.7 1,337,292
12 PHILIPPE B LAURELLE HERBERT 0.1 5,945 28 RAYMOND W B LORRAINE M. 01 3,500
ST. PIERRE
13 MARGARET ZARELLA TRUST 0.2 9,516
ACNE 5 LORIANNE HILLS DEVELOPERS TRUST 36.2 1,576,872 29 RAYMOND W B LORRAINE M 1,750
14 EVA M. LABREQUE 04 15,645
9 M 6 ANNE M. LEVESQUE 3.0 130,680 ST PIERRE
IS 0.7 30,740
ppp eOS�D 7! EVA M B LUCILLE LABREQUE 3.8 167,270 30 JEAN PAUL B YVETTE ROY 0.1 3,750
8 ARMAND L. SOUCY 1.2 50,094 16 " 0.8 34,342 31 „ 1,600
35 35 TOWN OF MARBLEHEAD 2.3 100,188 17 0 18 0.1. 9300 32 RUTH PETIT 0.2 7,500
44 SALEM ACRES, IN19 0.1 5
C 35.5 1,544,800 1 5,225 33 1. 07 30,250
/(may 000 34 COMMONWEALTH OF MASSACHUSETTS 22.4 975,744
i NOTE- LOT NO. 2 SOLD TO TOWN OF SWAMPSCOTT; NOT Tl;
20 COMMONWEALTH OF MASSACHUSETTS 0.6 25,000 35 TOWN OF MARBLEHEAD 23 100,188
nit BE ACQUIRED. 21 EVA M. LABREQUE 0.8 35,434 36 „ „ „ 26.9 1,171,764
22 " " 0.6 27,425 37 CITY OF SALEM 55 239,800
FOREST RIVER 23 MARLON B MARIE H RICHARDSON 0.4 17,225 02 7,3 00
3
,
97
38 THOMAS MACKEY B SONS 2.2
�- 24 LAURA COLE B KATHLEEN M NESTOR 0.5 23,100 39 « 0
40 DAVID J. GORDON TRUST 0.1 4,900
41 0.9 41,100 (NOT TO BE ACQUIRED)
. 44 42 BOSTON 8 MAINE CORPORATION 0.4 17,400
43 0.3 15,000
44 SALEM ACRES, INC 35.5 1,544,800
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LORING AVENUE
FOREST
J RIVER
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WILFRED TEACE �Q/0�
FOREST RIVER
CONSERVATION AREA
SALEM, MASS.
AUGUST 1976
REVISED 6/13/77
SHEET 2 OF 2
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Dowds Amro "W COII/W Md w/M
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� 400 0 400 800
CITY ENGINEER
PREP BY P/ CK BY-- APP. BY _