HomeMy WebLinkAbout112111_ca04
"'- ....
Consent Agenda
,~ON.--~
(t;Wf~! JEFFERSON COUNTY PUBLIC HEALTH
"lii;a~O;;' . 615 Sheridan street. Port Townsend' Washington' 98368
'>1'NO. . www.jeffersoncountypubDchealth.org
November 15, 2011
JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
AGENDA REQUEST
TO:
Board of County Commissioners
Philip Morley, County Administrator
FROM:
Taml Pokorny, Environmental Health Specialist
DATE:
SUBJECT: Consent Agenda Item - Request for Motion to Authorize
Offer Letter for Purchase of a portion of the Coone Property
on the Dosewallips Aoodplain (APN 602344015 and
602344023) at Just Compensation ($183,000).
STATEMENT OF ISSUE:
Jefferson County Public Health, Water Quality DMsion, is requesting that the Board
make a motion to authorize Water Quality to present an offer letter to Uerla Coone to
purchase 30.43 acres (APN 602344015 and 602344023) on the Dosewallips RIver
floodplain for salmon recovery purposes at the just compensation value established by
the review appraiser ($183,000).
ANALYSIS/STRATEGIC GOALS/PRO'S and CON'S:
RCO/Salmon Recovery Funding Board Agreement #06-2288A for floodplain acquisition
and restoration was approved by the Board of County Commissioners on March 12, 2007.
The landowner at the time declined the County's offer to purchase the subject parcels
(APN 602344015 and 602344023). The new owner has since expressed a desire to sell
the parcels fee simple to Jefferson County. Reauthorization to proceed with this
acquisition, In concept, was provided October 10, 2011.
Gregory Goodman of Allen Brackett Shedd performed an appraisal of the fee simple
acquisition of the subject parcels In conjunction with two combination fee-
simple/conservation easement scenarios. The entire Coone property Is 52.97 acres. The
area proposed for fee simple acquisition by the county totals 30.43 acres. Jefferson Land
Trust (JLl) is proposing to the landowner that It purchase a conservation easement on
COMMUNITY HEALTH
DEVELOPMENTAL DISABILmES
MAIN: (360) 385-9400
FAX: (360) 385-9401
PUBLIC HEALTH
/II.\'4/.111l1 W@DI!!G F@IA well /.\lID
HEAlTHIER COMMUNITY
ENVIRONMENTAL HEALTH
WATER QUALITY
MAIN: (360) 385-9444
FAX: (360) 379-4487
11"-'" .........
18.59 of the remaining acres. The appraisal and review apply to both the county and
JL T efforts.
The review appraisal of November 7, 2011 by RT Ryan concurred with the Allen Brackett
Shedd valuation of $183,000 for the 30.43 acres (page 46). According to the Recreation
and Conservation Office, the confirmed market value is the final just compensation for the
property .1
If the Coone family responds favorably to the offer letter, staff will retum to the BoCC In
December to request approval of a Purchase & Sale Agreement. Closing would occur in
early 2012.
FISCAL IMPACT ICOST BENEFIT ANALYSIS:
If the landowner approves of the offer, a Purchase & Sale agreement will be presented
to the BoCC for signature. Funding to support this acquisition will be provided by
Jefferson County SRFB grant lAC #06-2288A and Jefferson Land Trust SRFB grant RCO
#09-1630. Jefferson County is a co-sponsor of the JL T grant. A letter from JL T
confirming availability of funds to this acquisition speciflcally (the Coone/Bradford
parcels) accompanies this request.
RECOMMENDATION:
JCPH Management recommends the Board make a motion to authorize Water Quality to
present an offer letter to Uerla Coone to purchase 30.43 acres (APN 602344015 and
602344023) on the Dosewallips RIver floodplain for salmon recovery purposes at the just
compensation value established by the review appraiser ($183,000).
istrater
~4
Date
(Routed to all Public Health Managers)
1 htto:l/www.rco.wa.l!ov/documentslmanuals&formslManual 3 aca 2011.odf(page40)
COMMUNITY HEALTH PUBLIC HEALTH ENVIRONMENTAL HEALTH
D~LOPMENTAL DISABILITIES ~lmYS~ING~Or.ASm~M WATER QUALITY
MAIN. 360385-9400 I ROM MAIN: 36G385-9444
FAX: 3fID385-9401 FAX: 36(}3794487
êØÑ×úÎÏÉÜÔÏØÙ üÍÍËÜÔÊÜÑ ëØÍÎËÉ Î×
éÕØ úÎÎÏØ íËÎÍØËÉÄ
ñÎÚÜÉÔÎÏ
ùÎÊØÆÜÑÑÔÍÊ ëÎÜÙ
óØ××ØËÊÎÏ úÎÈÏÉÄ æÜÊÕÔÏÖÉÎÏ
ùÜÉØ Î× ëØÍÎËÉ
îÚÉÎÛØË
ùÜÉØ Î× çÜÑÈÜÉÔÎÏ
ðÜÄ
üÍÍËÜÔÊØÙ ÛÄ
öËØÖÎËÄ ñ öÎÎÙÐÜÏ ðüô
üÑÑØÏ ûËÜÚÒØÉÉ êÕØÙÙ
ùîú úÎÍÄËÔÖÕÉ ?
ê ðÈËËÜÄ ûËÜÚÒØÉÉ ðüô íËÔÏÚÔÍÜÑ ùÜËÔÏ ü êÕØÙÙ ðüô íËÔÏÚÔÍÜÑ
ùØÛÎËÜÕ ÷ÎËØÐÜÏ öËØÖ öÎÎÙÐÜÏ ðüô
ðÜÉÉ êÑÎÜÏ ëÎÛØËÉ úÕÜÐÛØËÑÔÏ
óØÊÊÔÚÜ êÉÎÒØÊÛØËËÄ ùÜÇÔÙ úÎÑØÐÜÏ
õØÔÙÔ òÑÜÏÊÏÔÚ õØÛØË òØÏÏØÙÄ
ùÔÜÏØ ìÈÔÏÏ úÕËÔÊ ðÚöÜËÇØÄ
îÚÉÎÛØË
ðÊ êÜËÜÕ êÍÜØÉÕ
øÅØÚÈÉÔÇØ ùÔËØÚÉÎË
óØ××ØËÊÎÏ ñÜÏÙ éËÈÊÉ
ñÜÆËØÏÚØ êÉËØØÉ
íÎËÉ éÎÆÏÊØÏÙ æÜÊÕÔÏÖÉÎÏ
ëø üííëüôêüñ î÷ éõø úîîïø íëîíøëéä ñîúüéøù üé
ùîêøæüññôíê ëîüù ôï óø÷÷øëêîï úîèïéä æüêõôïöéîï îÈË ÷ÔÑØ
J
.'
...
.
DETERMINATION OF VALUE NO.1
Assessor's Parcel Numbers: 602344009, 602344;010,
602344015 &602344023
Owner: Verla G. Coone, as her separate estate
575 Dosewallips Road
Brinnon, Wa~hington
Jefferson County
FROM: R T Ryan, Review Appraiser
,
TO: Jefferson County
Thefo/luwing appraisals have been made on subject property:
APPRAISER ' VAl;Qt! BBFORJt AF'!':BR VALUE ALLOCATION $
OATE VALtIE , VALUE DIFFERENCE
: ,
$ $ $ TAKING DMMGES
I '. , $ $
6..egGoodn1;m lJ$-I8'-~UI t $118;f)()(j $119,llOQprem i $199,000 $19t),oaO wi!
G~gG()odnlaP ,,' OS,. 18'-2011 $318;0@, $106;f\QO prem 2 $212;000 $212,000 nla
Gregory L. Goodman has prepared a Self-Contained Appraisal Report on this property. The date of value is May
18,2011. The report was signed on October 31, 2011. It was received in review (via PDF) on November 01, 2011.
This is a two-premise report. Jefferson County will acquire the two westem-most tax lots - 602344015 and
602344023. The take area is 30.43 acres - with 17.34 acres on the north side of the river; and 13.09 acres on the
south side of the river. A survey of Tax Lot 602344015 is referenced in the report - between pages 32 and 33.
The Jefferson Land Trust will also acquire a conservation easement encumbering 18.59 acres on the north side of
the Dosewallips River. Most of the take area is low-lying floodplain and steep slopes.
Under scenario # 1 - that portion of the subject not affected by the proposed conservation easement woUld allow
residential development to its highest and best use. Scenario # 1 envisions a "boundary line adjustment" that would
support four residential sites.
Under scenario # 2 the conservation easement would allow one residential development. The subject is currently
developed to one residential site. Scenario # 2 would not allow a boundary line adjustment.
The proposed conservation easement will encumber 18.59 acres. The subject's improvements are located outside
the proposed conservation easement. The improvements are a single family house, a manufactured home and a
garage/shop. I inspected the subject parcel with Ron Coone on June 11,2011.
I agree that the subject improvements are not impacted by the proposed conservation easement. The small
contribution value of the subject improvements does not affect subject's highest and best use. The report dqes not
estimate the contribution value of the improvements. ' ,
The report estimates the market value of the subject's land on both sides of the Dosewallips River. Subject's
approximate size is estimated at 52.97 acres.
,.
l
RES-214
Rev12..()()
!
"
Jefferson County
Verla Coone Property
Brinnon, W A
The subject is zoned one residential unit per 20 acres. No merchantable timber. Much of the subject property is in
the 100-year floodplain. The portion of the subject along the Dosewallips River is within the "Channel Migration
Zone". The subject property is encumbered by a 257-foot wide BP A power transmission line easement. The subject
has a moderate risk for landslides. There is no legal access to the 13.09 acres lying south of the Dosewallips River.
The subject is located at 575 Dosewallips Road in the Brinnon area of Jefferson County, Washington. The subject
has power, a well and a septic system.
Highest and best use in the before condition is four residential homesites. Under acquisition scenario I, highest and
best use of the remainder is development to two residential lots. Under acquisition scenario 2, highest and best use
is limited to one residential site.
The Ownership History (on page 3) indicates that subject tax lots 4009 and 4010 were purchased in July of2008 for
$72,000 at $2,541/acre. Discussion with the appraiser indicates that this transaction does not directly correlate to
the subject's current market value.
The report references seven comparable land sales- all in Jefferson County. They range is size from 18.07 acres to
48 acres. Sale dates are from July/2008 to Feb/2010. Sale 7 is a listing. Sales 1 and 2 do not have waterfront. Sales
3 through 7 have river frontage. After adjustments the range is $72,000 to $196,000. The unit price range is
$2,541/acre to $9,800/acre. Sale 6 is a sale involving a portion of the subject parcel. The report includes five paired
sales that allow for a time adjustment. Significant adjustments were also made for location, size, access, utilities,
topography/sensitive areas, zoning. view and waterfront. Sales I and 2 are rated as superior. Sales 3, 4, 6 & 7 are
rated as inferior. Sale 5 is rated as similar. Within the adjusted range of$2,541/acre to $9,800/acre the subject's
market value is estimated at $6,000/acre. 52.97 acres at $6,000/acre is $317,820 -say $318,000.
The report discusses various discounts for easements in the remainder analysis. The more restrictive easements
show the higher discounts. A regression analysis chart which correlates density loss to reduced market value (see
page 44) is used to support a 22% reduction.
Under scenario I the discount is estimated at 15%; and the uuit price is $5,100/acre. Unencumbered land: 3.95
acres at 6,000/acre = $23,700. Encumbered land: 18.59 acres at $5,100/acre = $94,809. $118,509 - rounded to
$119,000. Estimated market value of subject in the after condition under scenario I is $119,000.
Under scenario 2 the report projects a density loss of "one residential lot". Using regression analysis and matched
pairs, the report relies on the regression analysis to project a value loss of22%. Using the 22% discount provides
the following: Value of the Remainder as a part of the before: 22.54 acres @ $6,000/ac = $135,000(R). Value of the
Remainder: 22.54 acres @$6,000/acx .78 = $106,000(R). Difference with the Conservation Easement in scenario
2 is $29,000. The estimated market value of the subject remainder onder scenario 2 is $106,000.
The data used is adequate and relevant. The appraisal methods used are appropriate. The analysis in this report is
appropriate. The value conclusions are supported. The report complies with the Uniform Standards of Professional
Appraisal Practice; and the Uniform Appraisal Standards for Federal Land Acquisitions. I completed the two-day
class on Uniform Appraisal Standards for Federal Land Acquisitions (the Yellow Book) on June 2 and 3, 2011.
The client and intended user is the Jefferson Land Trust. Other intended users are Jefferson County and the
Washington State recreation and Conservation Office (RCO). An extraordinary assumption in this report assumes
the absence of any and all hazardous waste on the subject. The jurisdictional exception is used so that no specific
exposure period is referenced. The Uniform Standards for Federal Land Acquisitions (UASFLA) prohibits
estirrurting a specific marketing or exposure time.
The appraiser inspected the subject parcel on January 10,2011 with Ron Coone - the owner's son. The most recent
inspection by the appraiser is May 18,2011. I inspected the subject property with Ron Coone on June 11, 2011.
2
,
~
JeffeISon County
Uerla Coone Property
Brinnon, W A
REVIEWER'S DETERMINATION OF VALUE:
Scenario One - Less Restrictive ConsetY!!tion Easement
Fee Simple Value Before Condition:
Remainder Value - Two Residential Lots:
Difference Between Before & After Condition as of 05-18-2011:
$318,000
$119.000
$199,000
Scarario Two - More Restrictive Conservatioin Easement
Fee Simple Value Before Condition:
Remainder Value - One Residential Lot:
Difference Between Before & After Condition as of 05-18-2011 :
$318,000
$106.000
$212,000
The review breakout is:
Scenario 1: Fee Acquisition 30.43 acres @ $6,000/ac - $183,000(R). Conservation Easement $16,000.
Scenario 2: Fee Acquisition 30.43 acres @ $6,000/ac - $183,000(R). Conservation Easement $29,000.
I, the review appraiser, certify that, to the best of my knowledge and belief:
1. The facts and data reported by the review appraiser and used in the review process are true and correct.
2. I have both the experience and the knowledge to perform this appraisal review competently. My
Assumptions and Limiting Conditions and General Considerations are on file at my office in Olympia.
3. The analyses, opinions, and conclusions in this review report are my personal, unbiased professional
analyses, opinions, and conclusions.
4. I have no present or prospective interest in the property that is the subject of this report and I have no
personal interest or bias with respect to the parties involved.
5. My compensation is not contingent on an action or event resulting from the analyses, opinions, or
conclusions in, or the use of, this review report.
6. My analyses, opinions, and conclusions were developed, and this appraisal has been prepared, in conformity
with the appropriate State and Federal laws.
7. I inspected the subject property of the report under review on June 11, 2011.
8. No one provided significant professional assistance to the person signing this review report.
Signature
((<. I (/L~ f/h-,
R T yan, Review Appraiser
Washington State-Certified
General Real Estate Appraiser
certificate nmnber: 1100159.
Expiration Date: 2-5-2012
Date: 11-07-2011
3