Midway Road to Walton Road
(6.3 Miles - more or less)
2211.93' +/- of ROW greater than 30'
(~ 6.6%)

Walton Road to Martin County Line
(2.9 Miles - more or less)
2049.76' +/- of ROW greater than 30'
(~ 13.4%)

TAX MAP	TAX MAP cite #	PLAT NAME and comments Re. SIRD Right-of-Way (ROW)	PARCELS Tax I.D. (prefix)	PB ORB	PAGE	DATE RECORDED (Y-M-D)
35/32S	not shown	PLAT SHOWING RIGHT OF WAY OF DIXIE HIGHWAY THROUGH PART OF GOVT LOT 2,  SEC 32 T 36S R 41 E (Date is notary date) shows 50' ROW for Walton Rd and Defines by survey, ROW of Dixie Highway - north (and South) of Walton Road (extended ROW to the West from the original 30' ROW) shows Dixie Highway pavement to be 16' wide, 2 - 8' lanes, with East ROW line being 7' East of existing pavement It "appears" that this 16' pavement width, existing in 1927,  may have "established" the "balanced" 30' ROW for The Roadway.. and West ROW Line now varies in width from edge of pavement Dedicates lands owned by - The Indian River Heights Land Company Anna C. Warner and A.H. Warner Mary E. Springer R.F.A. Gewert		6	63	1927-08-15
35/32S	7 LINK 364.55' @ WIDTH VARIES	WALTON HILLS (that portion South of CL of Walton Road) Plat expands ROW of Walton Road from 50' to 100', + 25'S Plat expands ROW of The Roadway (Indian River Drive) +30' West	3532-805	33	7 7A	1993-10-15 1993-10-15
35/32S	1	CLEARVIEW A subdivision of EDEN.  All that part of a 45 Acre Tract owned by Harry W. Richards situated in Sections 32 and 33 Twp 36 S Rge 41E and Sections 4 and 5 Twp 37 S Rge 41 E and lying East of the FEC RR	3532-802	1	204	1896-10-07
45/04N	1	FEE SUBDIVISION In Sections 32 & 33-36-41 and Sections 4 & 5-37-41 Shows The Roadway (Dixie Highway) but does not note ROW width	4504-602	4	44	1923-07-30
45/04N	2	MILLER'S SUBDIVISION (not included in the Plats CD)	4504-603	4	48	??
45/04N	3	TOP OF WALTON A subdivision of Lot's 1 and 2 of FEE's SUBDIVISION (River View Drive area) Shows Center Line and East ROW line of The Roadway (Dixie Highway) ROW width is not shown West Right of Way Line "appears" to be offset to the West (?)	4504-601	7	1	1926-10-29
45/04N	4 LINK 373.06' @ 50'	SPRING HILL SUBDIVISION A resubdivision of Alta Vista, PB 4 Pg 95   also shown as the Amended Plat of Alta Vista PB 7 Pg 44 Shows The Roadway (SR 707) ROW = 50', 33' West and 27' East of Centerline also shows Spring Hill Drive with ROW = 50' and an "unnamed Road at the West end of Spring Hill Road with ROW = 50' also shows the FEC RR double tracked with CL of West Track = CL of 100' RR ROW	4504-604	10	10	1954-06-17
45/04S	3	ALTA VISTA SUBDIVISION Shows The Roadway (Dixie Highway) ROW = 50', 33' West (+18') & 30' ROW original shows subdivisions platted and planned ROW's = 50' with 20' roadways	4504-701	4	95	1925-01-10
not shown	n/a	ALTA VISTA (AMENDED) "unplats" the 1925 recorded plat and reverts "The Roadway" (Indian River Drive)  back to 30' ROW	not shown	7	44	1941-08-07
45/04S	4 LINK 196.89' @ 65'	EDEN'S REFUGE Shows The Roadway (Indian River Drive) with 30' ROW (identifies this as the "Maintenance R/W") and dedicates "PUBLIC ACCESS EASEMENTS" 10' wide East of the ROW & 25' wide West  of the existing Indian River Drive ROW	4504-702	23	14	1982-07-08
45/09N	none shown
45/09S	1	J.H.LETOURNEAU'S Subdivision of the West part of Lots 6 & 7 of the Plaat recorded in PB 1 Pg 207 lots adjacent to the current "Wetland Way"	4509-802	1	212	1899-03-07
45/09S	2	S/D OF GOVT LOTS 3 & 4 AND FRACTIONAL SECTION 10 Twp 37 S Rge 41E Shown neither the FEC RR ROW nor The Roadway ROW	4509-801	1	207	1891-09-10
45/09S	3	INDIVUE CONDOMINIUM	4509-803	350	1658	??
45/09S	4	INDIAN RIVER LANDING	4509-804	360	2852	??
45/09S	5	LAKE MANOR PARK COOPERATIVE	4509-805	FS719.114		??
45/09S	not noted LINK 105' @ WIDTH VARIES	WATER TOWER HOME OWNERS ASSOCIATION Per the St Lucie County Property Appraisers Web site, on June 22, 1992 the County aquired an additional 30' West of The Roadway's (Indian River Drive) existing ROW and all of the land of this Associations property East of the existing ROW. COUNTY LANDS EXTEND TO WATERS EDGE		unrecorded plat	??	1992-06-22
45/09S	6 LINK 300.48' @ 60'	PRINCESS MANOR Shows The Roadway (Indian River Drive) existing ROW = 30' Adds 30' of ROW to the West side of the existing ROW	4509-806	33	4	1993-08-24
45/09S	7 LINK 709.78' @ 50'	THE OAKS AT INDIAN RIVER Shows The Roadway (Indian River Drive) existing ROW = 30' Adds 20' of ROW to the West side of the existing ROW Plat does not include the lands East of the existing ROW (owned in common by The Oaks at Indian River POA, Inc.)	4509-807	33	10 10A	1993-11-18

TOTAL

Using the Property's included within the "SAEGER'S PLACE (REVISED) PLAT as a base for comparison -
(Properties which are shown with a 2005 "Value" - based on a "Water View" property assessment rather than "Water Front".
 These properties have apparently retained their riparian rights, one has a dock and at least one has a dock permit with the dock not yet constructed. )

Parcels adjacent to the NORTH - ("Water Front")
4 parcels, 778.2' frontage, 2005 "Land Value" = $2,363,700 ......=~ $3,037 per front foot (average)
parcel frontage range - 170' to 275', "land value range" - $1,964 - $3,535 per front foot

Saegers Place (Revised) - ("Water View")
4 parcels, 599.5' frontage,  2005 "Land Value" =  $566,400  ....... =~  $945 per front foot (average)
parcel frontage range -  120 to 190', "land value range" -   $838 to $1147 per front foot

Parcels adjacent to the SOUTH - ("Water Front")
5 parcels, 636.3' frontage, 2005 "Land Value" = $2,399,700 .....=~ $3,771 per front foot (average)
parcel frontage range - 90 to 154', land value range = $3,484 to $3,922 per front foot

Parcels adjacent to the NORTH and SOUTH ("Water Front")
9 parcels, 1414.5' frontage, 2005 "land value" = $4,763,400 ,,,,,=~ $3,368 per front foot (average)
parcel frontage range - 90 to 275', land value range = $1,964 to $3,922 per front foot

"THEREFORE"
If the county were to aquire
the lands East of the existing 30' ROW to the Waters edge
at
The differential value indicated above (based on the Tax Appraisers values) ... $3,368 - $945 = $2,423 per front foot
for the approximately 53,948 feet (10.22 miles) not currently "expanded"
It should "cost" (at a minimum) $130,716,000 (with a corresponding reduction in taxable values)

However, the Appraisers "2005 values" are typically (significaltly) under market value.  Within the selected "study area", 2 of the 13 included properties sold during 2005.  For these properties -
"2005 property values" = $1.147,700
        2005 actual sales  = $1,524,000  (+32.8%)

For a revised "cost" (at a minimum) with a corresponding reduction tn taxable value - base year 2005
of   $173,591,000

This is OUR land that is "at risk" of being taken by the county under the provisions of FS 95.361 .... no Roadway Maintenance Map has yet been filed for this 11.188 miles of South Indian River Drive from the "old" Ft. Pierce City Limits to the County line.  Clearly, through the actions of the County in having the river bank restored and revetted, they have now maintained all of this land East of the (largely undefined) Eastern ROW.  They "could" take this land under the presumption that it is part of the roadway and "file the map" to include it.

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If the County were to also aquire an additional 30' of Right-of-Way on the West side of the existing ROW, the "expanded" ROW would still not meet the counties "minimum standards" for roadway width for a two lane roadway (with appurtanences - i.e. room for swales,  bicycle lanes, and sidewalks) according to Don West at our last Freeholders meeting.  ( --- let alone provide "acceptable room" for turning The Drive into a 4 lane roadway ---  )  However, my estimate to aquire this additional land follows.  

Estimated Land Value:  11.188 miles (59,073') @ $3,368 per front foot = $198,958,000
Estimated total land:  2,461 Acres
Estimated value per Acre - $80,900 per acre

53,948' not currently "expanded" x 30'  =  1,618,440  Sq Ft  =  37.154 Acres

Estimated cost to aquire by condemnation (Eminent Domain):
37.154 Acres @ $80,900 per acre =  $3,006,000 ----  this is only $55.72 per front foot !!  
This could be "doable", but  WE DON'T WANT IT !!

In addition, this would also result is several properties (an as yet undetermined number - including several historic homes) becoming  less than the required set back from a "new", widened Right-of-Way and TOTALLY change the character of the land and neighborhood where we live.

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