HomeMy WebLinkAbout83-183WHEREAS, the Butte County Board of Supervisors plans to seek
grant funding from the Ca]ifornia Board of Cprrections re7ative to County
Jail Capital Expenditure Fund Grant Program revenues; and
WHEREAS, it appears feasible that the county can identify certain
lands under its ownership to be utilized for grant matching purposes of
said program; and
WHEREAS, County has commissioned Northern Appraisa7 Services
of Oroville, California to deveTop an appraisal estimate of market velue
of said County of Butte jail site.
NOW, THEREFORE, BE IT RESOLVED by the Board of Supervisors of
the County of Butte, Sta~e of California, that they have been provided
a report of said appraisal conducted by Northern Appraisa7 Services and
certify the value of said land for the County of Sutte jail site to encompass
26.2 acres at a reasonable un~t va]ue of $19,700 per acre, thus arriving
at a value ~or the property at $516,000.
BE IT FURTHER RESOLVED that said appraisal fs made reference
to and incorporated herein as Exhibit A.
PASSED AND ADOPTED this 8th day of November, 1983 by the following
vote:
AYES: Supervisors Saraceni, Moseiey, Fu1~on and Chair polan.
NOES: None.
ABSENT: Supervisor Wheeler.
~OT VOTING: None.
N DOLAN, h ~r
Butt County Board of Supervisors
ATT~ST:
MARTtH J. NICHOLS, Chief Administrativ
Offi cer and ~1 erk of the ABoap~l of
Supervis,qrs ~ n / / i ~
r
RESOLUTION CERTIFYING LANQ UALUE ESTIMATE OF BUTTE COUNTY JAIL SITE
Y
N ~ ~ NORTNERN
APi'RAiSAL
SERVICES
REAL ES~'Al'E APPRAIS~RS - RIGHT OF WAY CONSULTANTS
2270 f~1NCOLN STREET, OROVILL~, CA 95965
ORO. ~916) 5343225 CHICO ~9#6} 893-8331
November 7, 19$3
Mr. Brvice Alhert
$utte County Sheriff Department
33 County Center Drive
Orovi~le, CA 95955
Sub,~ect: Es~imate o~ Market Value
Cannty of Butte .Sai1 Site
33 County Centr~r Dri~e
Oro~i~.1e, CA
Dear Mr. A~bert:
~n accordance wi[h your verbal request, i have prepared a valuation
analysis relatied to the above-captioned property. I have complet~d
the services requested, artd furnish the following brief' summary as
to the objecta~e of the investigation and limiting conditions,
accompanaed by my market conc~usions.
Lqcation: 'Fhe subject prop~rty is locstied at the narthwest
corner o~ the "Butte Cour~ty Ce~ter" in Oroville, Cali- .
fornia. The site is baundet~ by Thermalito Power Cana~.
on the north, State Highway 7p on the wES~, and Butte
County Superiflr Covrt on the south.
Lcga~.
Description: A portion of the fol~.owing Butte County Assessar
Parcels:
1- Most northerly 8.0 acres a~ APN 31-02-39
Z- Most northerly 1a.3 acres of APN 31-44-20
3-- Most westerly 7.9 acres of APN 3~-Ok-28
~Zoning: P-Q (Pub~ic ar Quasi Pub~.ic zor~e)
Access: AccESS is from Covnty Center Drive near the south-
east corner of the subj~ct site.
n
E~IBIT _ ~'' ..._..
t:sCimrxt~ of Market value
County ~f ~iutte Jai1 Site
Page 2.
Hig~est ar~d
Best Us~: Site for county jail - Highest a~d bes~. use is defir~ed
as the available use and pro~ram of tuture utzlizati~n
that produces the highest present land value.
U~.ilities: Therma~.ito ~rrigation District Wat'er and Sanitary Sewer
OB.IECTIVE
Ta ~stimate the marke~ value of tt~e subject property.
This estimate of ~a1ue is based inpart upon informatxon gathered
from field i.nvestigation, markeL ~valuation, and informatior~ fur-
nished by ~he engineering fir~ of Cook Associates, ~rovilie~
off~cials wit~ the City of Oroville, Cot~nty af Butte, ar~d indi~iduais
acti.ve in real estate in the ar~a.
3'he facrual data processed is retained in my fzle for fut~re refer-
ence in the event of additiona~ authorization requiring a~etailed
report incl.uding documentat~a~. .
CQMMENTS
'Fhe subject property is an irregular shaped parcel ~of land comprised
of a por~ion of thr~~ separate garcels within the county center com-
piex. The combin~d parce~s tatal 26.2 acresa
The subject property is improv~d with th~ Butte County jai1.
However, th~ jai.1 building is not a part of ~h~s appraisa3.,
7'he 'sixe` is improved with over three (3) acres of paved parking
and access areas.. Water and s~wex- are on sa.te.
'~h~ highest and hest use for the subject property was determi~ed
ta be its pr~sent use - a si.te for the Butte County jail. The r~asoning
behind the canclusion that the preserrt use is the hi.ghest and best
use is:
7. - The property is £ulfilling an economic demand tor the service it
pro~ides.
2-'The property a.mprovements ~a~e a s.ignifa.cant remainz.ng econom~.c
life expectancy.
3- There is responsihle owne~'ship and competent management.
4- Diversion of the properry ta an alternate use would not be
economically feasible.
4
~~:szimate af Market Valuc
CounLy o~ ~iutte .Jai:~ Site ,.
Page 3.
5- ContinuaCian of existing use by presen~ users is practa.cal
and assumed.
b- Due consi~eration is gi~en ta the~ properzy's functional
u~ility in supporr of the purpose for which it is being used.
If the subject property Was unimpro~ed and availabZe to purchase
on tihe ogen ~arlcet, the highest and best use would be a sin~le
family or multiple family devel.op~nentv
Since there is no market data available on the sale of special. use
propert~.es (jail sites} a search o£ the market for single family
and multipl~ fami~y develop~nent site sa~es was made.
Bue toan inactive r~ai estate marke~, only thr~e sa~es were found
that cau~d be considered sa.milar tv Che subjeet. Two of th~ sales
are older and required considerable time ad3ustment. The third
sal~e, wh~.ch was considered mast comparable, i.s less than one~ year
o~d.
CO~ICLUSIQN
From my inves~igation and analysis, cansidering the factual data pre-
viausly discussed and the a~ailablc market data analyzed, I ha~e
conCluded thE subject property has a ~alue as of October 19, 19$3,
as foilows:
SI'~E VALi]E
A search of record data involvir~g the sa~e af residential develop~en~
proper~y produced three (3} sa~~s tihat coul.d be considered simi~ar
to the subject, The sales are list~d as ~ollows;
1 - Garden Drive
Sale Pric~: $376~OOQ
Size: 28.4 acres
AP 31-01-86
12/82
$13,239/ac.
Zoned: HC/MH
2 - Table Mauntain ~lvd.
Sa~.e Price: $6b,00D
Size: 5.85 acre
AP 31--052-27
3 - Grand Avenue
Sa~.e Price: $240~OQ0
5i.ze; 41.4 acre
AP 31-~1-13, 16, 17 & 21
12/78
$I1,282/ac.
~onEd: R2M
12/77
~5,797/ac.
Zoned: R-1/R2M
~~stima~e of Market .~tue
County o~ Butte Jail Site
Page 4.
LAND SRLE GRID
SALE N~. 1 2 3
I~ate Z2/82 12/78 12/77
Size 2$.4 ac. 5.$5 ac. 41.4 ac,
ADJi1STM~NTS
Tz1~~ p +5700 ~4100
Size Q -550fl 0
Acc~ss -1400 -b8~~ +2~Od
Sewer +3000 0 ~
Paved Parking +4900 +12000 +34Q0
Adjustmen~s +6500 ~6400 ~-9500
Price/acre $13,239 $11,282 $5,797
Adjusted price $19,739 $17,682 $15,297
Per acre
RangE af value after adjt~stment is $~.5,30Q pe~ acre to $19,70Q
per acre.
Based upan the abo~e.sa~es~ compensatzng for differences that exist
b~~.ween the subj~ct and the comparab~es as to date of sale~ size,
access~ sew~r, and paved parking, a.t is the considered judgment of
~he appraiser tihat a reasonabl~ unit value for tf~e subject is$19,700
per acre. App~ied to the area o£ 26.2 acre5~ a total estimated site
~a1ue of $516,QQ~ (rounded) results.
FI~€Ai~ ESTIMA'TE OF VALUE
The ~inal es~.imate of value fnr the subject property as of
Octobex 19, 1983 is:
$52b,000
Yours very truly,
. ~r
,~/~~~ k ~ ~..._.__ ~~
G
GARY R. AZEVED
GRA/cw
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QUALIFICATIONS OF GARY R. AZEV~DO
~nrrt~nmTn~
Buttc: Coll~ge, But~e County~ Ca3.ifornia
R~al Estate Courses-Rea1 Estate Finance
R~al Estate Ecanoraics
Real Estate Law
Real Es~at~ Princip~es ,
Envirom~ntal Law
Society o~ Rea~. Estat~ Appra.i.ser~
Course ZO1 & R-2
EI~fPLOYMENT
American Socie~y of Faacm Managers & Rural Apprazsers
Course B-1
Cal.ifornia State Board of Equaliz~a~.ian
Course 7(The Appraisa~ ot Rural Property)
' U. S. Depax'~.ment of Transporta~ion
F~deral Highway Administra~ion
1. Functianal Replacement of k~ublicly owned
Faci.].itai.es
2. Relacation Assistance & Rep7.acement
Housir~g Inspection
1963 ~0 1979: Department of Pub3.ic Works
Bu~t~ County, Califarnia
1979 to ].98Q: McCain Associates, Chico, Ca~.if .
1980 to present: Northern Appraisal Services
orova.lle, California
PROF~SSIONAL, ~RGANIZATIONS
EXPERIENCE
Society a~" Real Es~ate 1s.ppraisers-Candidate Memb~r
Am~rican 5ociety o~ Farm Managers & Rura~ Appraisers-
Candidate M~mber
Internatianal Right o£ Way AsSOCiation
California Association of Realtors
Chico, Orovi.~.le and Para:di~e, Cala.f .Board of Realtors
Ap~~raisal assignments have inc~.uded:
Right of way aequisitions an Federa2--Aid Highway
projec~s.
Relocation housing appra~.sals.
Residenti.al, commercial and ~.ndustrial properta.es
appraisa~s,
Rural and timber land appraisals.
Q~al~.fied as an exper~ witness by Bu~te County
Super~.or Court.
_ page 2
~aa~ifications ~f Gary R. Azevedo
EXPERI~NCE{continued)
FNMA approved apprais~r,
Classa.£i.cation Level 1-Appraiser No. 115$413
Ri.ght-of-way acquisition/consultation ass~.crnznents
have been with gov~~nmental. agencies and
individuals.
Right-of-way wark has included ~'ederal.-Aid highway
pro~ects, Assessment Di.st~ic~s, uti~ity ease-
ments and fee acquisitions.
CL~ENTS: County of Bu~t~
City af Chica
Ci~y af Oraville
City oF Andersan
Town of Paradi.se
Therma~.ita Irrigation Distric~
Golden Feat~ler Union School Districti, Bu~te
County
U, S. For~s~ Servi~e
Oravill~ Ti~l~ Co.
AVCO Fia~ancial. S~rviees, Chico
i~u~t~ Mortgage, Oravil.~e
~3atzk aE Am~rica
Crocker iVa~ional Sank
' C~ntral Bar~k, Orvvi,I~e
West Coast Mortgage, A~aburn, CA
DcneEicial Fir~ance Co., Oroville & Chico
Househa~d Finance Coxp., Chi.ca
OMAK Industr~.es ~nc., Oravill~
Butte Caunty ~iau5ing Authority
Cook Associates, ~ngineering Cansu~Gants,
Oravi].l.e
GDA Engine~ring Surveying & Planning
Rolls, Anderson & Roll.s, Civi~. Engin~ers, Ch
. McCain Assoc~.a~es, C3~ica
Li.ppinco~t-Guth Associates, P~radise
Canner~y & Associates, Inc., Sacr~men~o
Community Devel.opment Program o~ $ut~e Count
Attorn~ys and Individuals