HomeMy WebLinkAbout110617_cabs01Public Hea
CAB
615 Sheridan Street
Port Townsend, WA 98368
www.JeffersonCountyPublicHealth.org
October 31, 2017
JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
AGENDA REQUEST
TO: Board of County Commissioners
Philip Morley, County Administrator
FROM: Stuart Whitford, Environmental Public Health Director
Tami Pokorny, Environmental Health Specialist II
DATE: November 6, 2017
SUBJECT: Agenda Request: Presentation: Authorization and Concurrence
for the Marie Property on the Big Quilcene Floodplain
STATEMENT OF ISSUE:
Environmental Public Health requests an opportunity to present information about the Marie property
located on the Big Quilcene Floodplain, APNs 991200304 and 991200305, and to introduce an
Authorization and Concurrence document to initiate negotiations.
ANALYSIS/STRATEGIC GOALS:
Floodplain protections are necessary to ensure adequate riparian habitat for salmon and to prevent or
ameliorate the impacts of flooding. Through the Hood Canal Coordinating Council Lead Entity
(HCCCLE) for Salmon Recovery process http://hccc.wa.gov/content/salmon-recovery, key properties have
been identified for acquisition by Jefferson County and its partners along the Big Quilcene River.
At the pleasure of the Board, Environmental Public Health, in partnership with Public Works, will request
Board approval of an Authorization and Concurrence document to initiate negotiations on the 0.66 -acre
Marie property. If the acquisition is ultimately successful, one single family residence and other
improvements will be relocated or demolished to allow space for channel migration. Additional
acquisitions or protections are anticipated near the Big Quilcene River as part of the overarching effort to
complete and implement the Big Quilcene Restoration Plan under development by the Hood Canal Salmon
Enhancement Group in partnership with Jefferson County, tribes, stakeholders and local residents.
FISCAL IMPACT/COST BENEFIT ANALYSIS:
Acquisition of the Marie property is funded by RCO #15-1189. Match is provided by the JC Department of
Public Works Quilcene Floodplain Acquisition Account #5533Q.61.000.
Community Health
Developmental Disabilities
360-385-9400
360-385-9401 (f)
Always working for a safer and healthier community
Environmental Health
Water Quality
360-385-9444
(f) 360-379-4487
RECOMMENDATION:
Allow time for Environmental Public Health to present information about the Marie property and to
introduce a related Authorization and Concurrence document.
REVIEWED BY:
'L -Philip, Morle,qAmty Administra or
Community Health
Developmental Disabilities
360-385-9400
360-385-9401 (f)
Date
Always working for a safer and healthier community
Environmental Health
Water Quality
360-385-9444
(f) 360-379-4487
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AUTHORIZATION TO PROCEED WITH
REAL PROPERTY ACQUISITIONS
Big Quilcene River Floodplain Key Pieces Acquisition (RCO #15 -1189)
Salmon Recovery Project
Marie Property
Based on the appraisal reports of August 10, 2017 and the authority granted below, we hereby
establish just compensation and authorize you to make the first offer on the following property:
Parcel Numbers Just Compensation (Offer)
991200304 &
991200305 $150,000
Recommeon and royal:
Monte Rein blit Wor r County Engineer Date
Concurrence and Authorization:
The Board of County Commissioners of Jefferson County does hereby establish just compensation
as stated above. The Board does hereby indicates its concurrence and gives authorization for the
Department of Public Works in partnership with the Department of Environmental Public Health to
proceed with the offer, negotiation and acquisition of the above designated properties in accordance
with Right of Way Acquisition Procedures Resolution 05-11, approved February 7, 2011 and the
policies of the Recreation and Conservation Office. This authorization further directs
Big Quilcene River Floodplain Key Pieces Acquisition Project — Marie
the Departments to execute the documentation to close said transactions and coordinate with the
approved -funding sources to pay for acquisition expenses.
Approved By:
JEFFERSON COUNTY BOARD OF COMMISSIONERS
Kathleen Kler, Chair
Kate Dean, Member
David Sullivan, Member
SEAL:
ATTEST:
Carolyn Avery Date
Deputy Clerk of the Board
Big Quilcene River Floodplain Key Pieces Acquisition Project — Marie
Epic Land Solutions, Inc. I'`
111 W. North River Drive, Suite 201
Spokane, WA 99201
Phone: (509) 315-1687
Cell: (509) 934-6024
Email: jarney@epicland.com
October 13, 2017
Ms. Tami Pokorny, Environmental Health Department
Jefferson County
615 Sheridan Street
Port Townsend, WA 98368
RE: Review of Appraisal of the Marie Property
Located at 231 Richards Street, Quilcene, WA
Epic Project Code: EA17075 JC Marie Review T3
Dear Ms. Pokorny,
At your request and authorization Epic Land Solutions, Inc. Appraisal Region (Epic) has prepared an
analysis of the appraisal report prepared by George A. Brooks of ComPraise. The appraisal report was
completed for you on behalf of Jefferson County Environmental Health Department for the potential
acquisition of the subject property for floodplain restoration and salmon recovery. The report is dated
August 17, 2017 with a valuation date of August 10, 2017. My conclusions are contained in the
following review report. This review report conforms to Standard 3 of the Uniform Standards of
Professional Appraisal Practice, 2016-2017 Edition (USPAP). In addition, the service provided conforms to
the Code of Ethics of the Appraisal Institute. The conclusions contained within are limited to the client,
Jefferson County and Washington State Recreation and Conservation Office (RCO). They are considered to be
the only intended user of these opinions and conclusions.
This review report is prepared to determine the reasonableness of the appraisal report's methodology,
analysis and conclusions considering the Uniform Standards of Professional Appraisal Practice (USPAP),
2016-2017 Version and the guidelines of Washington State Recreation and Conservation Office (RCO), and
if it was acceptable to fulfill its intended purpose. By virtue of this review I am not expressing my own
opinion of value.
The appraisal report included a cover page and 53 numbered pages and an Addendum. The fee simple
interest of the subject property was valued. This review was prepared as of the date of this letter, October
13, 2017, and my opinions are effective as of that date. There are no extraordinary assumptions or
hypothetical conditions for my review.
SCOPE OF REVIEW ASSIGNMENT
The review conducted is identified as a "field review", meaning John W. Arney, MAI, did inspect the
interior and exterior of the subject property and an exterior inspection of all the comparable market
data. I did not independently check any of the facts contained in the report, unless specifically identified
in this review report, and the information, as presented, was assumed to be accurate. Furthermore, I
did not re -verify the market data which was used in the analysis. I am qualified by education and
Jefferson County Appraisal Review of Marie Property
Page 2
experience to perform this appraisal review competently. This appraisal review provides a
determination as to the reasonableness of the appraisal's methodology, analysis and conclusions.
Property Overview:
The subject property is located in the small unincorporated village of Quilcene in the east central portion
of Jefferson County, Washington. The property has frontage and access from Rodgers Road along the
eastern boundary of the site or from Quilcene Avenue on the northern boundary of the site.
The subject property is located in a rural area within Quilcene village and the surrounding land uses in
the area include a variety of large and small land tracts including single family rural acreage sites,
recreational dwellings and unimproved sites and commercial uses along Highway 101 in Quilcene.
The subject property is a single family rural acreage site consisting of 0.72 acres of land area that is
rectangular in shape with street frontage along Rodgers Street. The site is mostly level along the road
frontage and 100% of the site is within the High Risk Channel Migration Flood Hazard Zone of the nearby
Big Quilcene River according to the Jefferson County JMAP database. The property currently has a Rural
Residential 1/5 (RR 1/5) zoning designation under the auspices of Jefferson County allowing one
residential unit per 5 -acres of land area. However due to the majority of the site being located within a
flood zone the Highest & Best Use of the site as if vacant is for recreational use. However, the existing
use of the subject site, improved with a single family residence, is considered a legal and non-
conforming use. As such the Highest and Best Use of the site as improved is for the continuation of its
existing use.
The subject is currently improved with a one and a half story 1,296 square foot wood -frame house that
was original constructed in 1943 and periodically upgraded over the years. The building includes three
bedrooms and one bathroom, a kitchen, dining room, living room in addition to two covered porches.
The building consists of average quality construction and is in average condition overall. The only public
utilities available to the subject site are water, electricity and telephone service. The site is improved
with a septic and drain field sewage disposal system in addition to a 256 square foot wood shed and two
40 -Ion containers used for storage and as a shop. The containers are considered to be personal
property.
Appraisal Overview:
The appraisal report under review was completed by George A. Brooks of ComPraise. The appraisal
report was completed for Tami Pokorny with the Jefferson County Environmental Health Department.
The report is dated August 17, 2017 with a valuation date of August 10, 2017. One approach to value,
the sales comparison approach, was utilized to value the subject property in the appraisal report. The
cost approach was not considered since the subject is unimproved. The income approach was also not
considered since the subject property would not be purchased for its income producing capabilities.
Overall, the appraisal followed the proper methodology in valuing the subject property.
Market Overview:
The subject property is located in the central eastern portion of Jefferson County within the small
unincorporated village of Quilcene, WA. The subject property is located in a rural area consisting of
vacant land and rural and recreational housing on small to large tracts. Population in the county
consists of 31,090 people with only one incorporated city in the county, Port Townsend, with a
population of 9,485. Like elsewhere, Jefferson County's housing market declined during the recent
Jefferson County Appraisal Review of Marie Property
Page 3
recession but it has recovered since 2012 with healthy house appreciation of between 4 and 16%
annually over the past several years.
Valuation Overview:
In the Sales Comparison Approach, seven sales were utilized to value the whole subject property. These
sales occurred between April 2016 and July 2017. These sale properties ranged in land size from 0.39 to
2.0 acres and finished floor areas ranging in size from 950 to 1,632 square feet and were constructed
between 1934 and 1960. The sales prices ranged between $50,000 and $220,000. These sales were
then rated for inferior, similar and superior characteristics and provided reasonable support, as
adjusted, for the concluded whole property value of $150,000 by the Sales Comparison Approach.
Conclusion:
In the reviewer's opinion, the appraiser followed the proper methodology for the valuation of the
subject property. In summary, the appraisal report is concluded to provide a sufficient amount of data
and analysis to adequately support the indicated market value of the subject property. As a result, the
appraisal is accepted by the review appraiser. Overall the appraisal is considered to be good in quality.
This appraisal review report is subject to the following assumptions and limiting conditions. Thank you
for the opportunity to be of service.
Respectfully submitted,
EPIC LAND SOLUTIONS, INC.
J/WW. ey, MAI
Senior Appraiser
Washington Certified General Appraiser 1100473
Jefferson County Appraisal Review of Marie Property
Page 4
CERTIFICATE OF REVIEW APPRAISER
I certify that, to the best of my knowledge and belief:
• The facts and data reported by the reviewer(s) and used in the review process are true and
correct.
• 1 have both the experience and the knowledge to perform this appraisal review competently.
• The analyses, opinions, and conclusions in this review report are limited only by the assumptions
and limiting conditions stated in this review report and are my (our) personal, impartial, and
unbiased professional analyses, opinions, and conclusions.
• 1 have no present or prospective interest in the property that is the subject of the work under
review and no personal interest with respect to the parties involved.
• 1 have no bias with respect to the property that is the subject of the work under review or to the
parties involved with this assignment.
• I, John W. Arney, MAI have not performed any professional services with respect to the property
that is the subject of this assignment in the previous three-year period.
• The engagement in this assignment was not contingent upon developing or reporting
predetermined results.
• The compensation for completing this assignment is not contingent upon the development or
reporting of a predetermined value or direction in value that favors the cause of the client, the
amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal.
• 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 Appraisal Practice of the Appraisal Institute, and the Uniform Standards of
Professional Appraisal Practice, as set forth by the Appraisal Standards Board of the Appraisal
Foundation.
• My analyses, opinions, and conclusions were developed, and this appraisal has been prepared, in
conformity with the appropriate state and federal laws, regulations, policies, and procedures
applicable to the appraisal right-of-way for such purposes.
• 1 John W. Arney, MAI have made a personal inspection of the subject property of the work under
review.
• No one provided significant appraisal, appraisal review, or appraisal consulting assistance to the
persons signing this certification.
Jefferson County Appraisal Review of Marie Property
Page 5
• 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, John W. Arney, MAI have completed the continuing education
program for Designated Members of the Appraisal Institute.
1
John W. Arney, MAI
Senior Appraiser
Washington Certified General Appraiser 1100473
Jefferson County Appraisal Review of Marie Property
Page 6
APPRAISAL REVIEW ASSUMPTIONS & LIMITING CONDITIONS
This review is made expressly subject to the conditions and stipulations following:
1 It is assumed that the legal description contained in this appraisal under review is correct. No
responsibility is assumed for matters which are legal in nature, nor is any opinion on the title rendered
herewith. This review report assumes good title, responsible ownership and competent management.
Any liens or encumbrances which may now exist have been disregarded and the property has been
analyzed as though free of indebtedness unless otherwise stated.
2 Any plot plans, sketches, drawings or other exhibits contained in the report under review are
assumed to be correct. I have made no survey for this report under review and assume no responsibility
for such.
3 Unless otherwise noted herein, it is assumed that there are no encroachments, zoning or other
violations of any regulations affecting the subject property that were not clearly disclosed in the
appraisal under review.
4 Except as noted, this review assumes the land to be free of adverse soil conditions which would
prohibit development of the property to its highest and best use.
5 The reviewer assumes no liability for structural conditions not visible through ordinary, careful
inspection or a review of the plans and specifications, if the inspection is proposed. The reviewer has
made no inspection for toxic or carcinogenic materials, nor has he detected any subsurface problems or
hazardous waste conditions. The reviewer is not qualified to detect such substances. An expert in this
field should be retained if desired.
6 It is assumed that there is full compliance with all applicable federal, state and local
environmental regulations and laws unless noncompliance is specified, defined and considered in this
review
7 Disclosure of the contents of this review report is governed by the bylaws and regulations of The
Uniform Standards of Professional Practice.
8 Neither all nor any part of the contents of this review report, especially any conclusions as to
value, the identity of the appraiser or the firm which he/she is connected, or any reference to any
organization or license shall be disseminated to the public through the advertising media, public
relations media, news media, sales media or any other public means of communication without prior
written concept and approval of the analyst.
9 This review shall be used only in its entirety with the original appraisal under review and no part
shall be used in conjunction with any other study and is invalid if so used.
10 Employment to perform this review does not require testimony in court, unless mutually
satisfactory arrangements are made in advance.
11 The liability of the reviewer, employees and subcontractors is limited to the client only. There is
no accountability, obligation, or liability to any other party. If this review is placed in the hands of
anyone else but the client, the client shall make such party aware of all limiting conditions and
assumptions of the assignment and related discussions. The reviewer is in no way responsible for any
costs incurred to discover or correct any deficiencies in the properties.
Jefferson County Appraisal Review of Marie Property
Page 7
12 Neither all, nor any part of the content of this review report, or copy thereof (including
conclusions as to property value, the identity of the appraiser, professional licenses, reference to any
affiliation with professional organizations, or the firm with which the appraiser is connected), shall be
used for any purpose by anyone but the client specified in the report, the borrower if the appraisal fee
paid by the same, the mortgage or its successors and assigns, mortgage insurers, consultants,
professional appraisal organizations, any state or federally approved financial institution, any
department, agency, or District of Columbia, without the written consent of the review appraiser; nor
shall it be conveyed by anyone to the public through advertising, public relations, news media or sales
without the written consent and approval of the review appraiser.
13 Information, estimates, and opinions furnished to the reviewer and contained in the report
were obtained from sources considered to be reliable and believed to be true and correct. However,
the reviewer can assume no responsibility for accuracy of such items furnished to the reviewer.
14 It is assumed that the public project which is the object of this review will be constructed in the
manner proposed in the reasonably foreseeable future.
15 Acceptance and/or use of this review constitutes acceptance of the foregoing assumptions and
limiting conditions.
Jefferson County Appraisal Review of Marie Property
Page 8
John W. Arney, MAI, Senior Appraiser
John W. Amey has over 35 years of appraisal experience in commercial, industrial,
Total Years of
special use and complex residential properties. He has completed appraisals
Experience: s35
throughout the Pacific Northwest in Washington, Idaho and Oregon as well as in
Alaska, California, Nevada and Arizona. John has appraised properties for major
Years with Firm: [1
I
projects including the 1-405 ex ansion project between Tukwila and Bothell, the SR -
j Education: Bachelor of
167 expansion project between Renton and Kent, the US -99 Beautification project
Business Administration,
for the Cities of Federal Way, Des Moines, Sea -Tae, Tukwila and Shoreline and the
Real Estate, Boise state
Seattle Monorail project. He has over 14 years of experience in eminent domain
University
valuations. John has valued total and partial acquisitions, temporary and permanent
Registrations/Certifications:
easements and determined property damages resulting from acquisitions and
Certified General Real Estate Appraiser,
easements. He also has experience valuing large, multi -property valuation projects.
Idaho, License #CGA -3630
John has qualified as an expert witness in Superior Court of Washington in and for
Certified General Real Estate Appraiser,
King County. He holds a BBA in Real Estate from Boise State University and is a
Washington, License #1100473
designated MAI member of the Appraisal Institute.
MAI Designated Member, Appraisal
Institute
Please note: The appraisal group works independently within the Epic organization
Associations/organizations:
to ensure complete objectivity and impartiality for all appraisal opinions and
Member, International Right of Way
conclusions.
Association (IRWA)
Education in Real Estate Appraisal:
Relevant Experience
Appraisal Institute Classes
Government Clients. Expert Witness:
+ Real Estate Appraisal Principles
• City of Auburn • Superior Court of Washington
+ Basic Valuation Procedures
City of Bellevue in and for King County
• Rural Valuation
• City of Coeur d'Alene Financial Institution Clients:
+ Hotel/Motel Valuation
City of Des Moines • Bank of America
• Capitalization Theory &
• City of Federal Way • Cathay Bank
Techniques, Parts A.& 6
. City of Issaquah • KeyBank
+ Reviewing Appraisals seminar
• Cityf Kirkland
oan• Northwest Bank
+ Case Studies in R. E. Valuation
+ Valuation Analysis Report Writing
City of SeaTac . Seattle Bank
• Standards of Professional Practice,
• City of Shoreline • Umpquah Bank
Parts A& B
• City of Spokane • US Bank
* Understanding Limited Appraisals
City of Spokane Valley . Washington. Trust Bank
+ 6usIness VaIuadon
• City of Snohomish • Washington Federal Bank
+ Condemnation Appraising: Basic
+ WSDCIT • Wells Fargo Bank
Principles & Applications
Attorney, LPA and Corporate Clients:
+ Condemnation Appraising:
• 6H Partnerships • Indonesian Development Co.
Advanced Topics & Applications
• American Pacific Fisheries • Lane Powell PC
+ Separating Real, Personal &
• Bancshares Mortgage • Lilak Construction
Intangible Property
Center Mortgage Livengood Fitzgerald & Alskog
Uniform Appraisal Standards for
Federal Land Acquisitions
. CH2M Hill • Malapor Development Co.
• Litigation Appraisal: Specialized
• CityFed Mortgage • McConkey Dev. Co., Inc.
Topics &Applications
Coast Mortgage Exchange • McDonough's Law Office
• Uniform Standards of Professional
• Columbia Valuation Group • Money Store
Appraisal Practice
CWA Construction • Pen -Mar Investment Services
• Business Practices &Ethics
• Diversified Apt. Realty Co. • Preston Gates and Ellis
• Fisher Properties • Reed Smith LLP
IAAO Classes:
Foster Pepper • Witherspoon Kelley
+ Property Taxation & Income
• GNA (Division of
Valuation
Weyerhaeuser)
+ Personal Property Valuation
. Graham and Dunn
+ Leasehold Valuation
• Harmon & Associates, R.E_
Jefferson County Appraisal Review of Marie Property
Page 9
STATE OF WASHINGTON
DWARTMENT OF LICENSING — BUSINESS AND PROFESSIONS DIVISION
THIS CERTIFIES THAT THE PERSON OR BUSINESS NAMED BELOW IS AUTHORIZED AS A
CERTIFIED GENERAL REAL ESTATE APPRAISER
JOHN W ARNEY
PO BOX 699
COEUR D ALENE ID 83816
1100473 12/11/1991 04/04!2019
License Number Issued Dsw Expiration Date
PL -630-158 0116)
Pei Kohler. uirrsmr
Jefferson County Appraisal Review of Marie Property