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HomeMy WebLinkAbout88-047RESOLUTION OF THE BUTTE COUNTY BOARD OF SUPERVISORS ESTABLISHING FAIR MARKET VALUE OF LANDS FOR JUVENILE HALL WHEREAS, the County of Butte has submitted an application to the State Department of the Youth Authority for funding pursuant to the County Correctional Facility Capital Expenditure Bond Act of 1986 (juvenile facilities); and WHEREAS, the County Correctional Facility Capital Expenditure Bond Act allows for a portion of the matching funds to be in the form of a "soft match", which could be accomplished by establishing a fair market value of the land at the juvenile hall site; WHEREAS, the County of Butte in 1921 acquired nine acres more or less for a Butte County Detention Home, said deed being recorded in Book 195 of Records, at page 89; and WHEREAS, the County of Butte on November 7, 1983 received an appraisal from Northern Appraisal Services for properties in the immediate vicinity of the Butte County Juvenile Hall; and WHEREAS, it is the intention of the County of Butte to claim the value of land at the Butte County Juvenile Hall to meet some of the matching contributions required by the County Correctional Facility Capital Expenditure Bond Act of 1986 (juvenile facility). NOW, THEREFORE, BE IT RESOLVED by the Board of Supervisors, County of Butte, State of California that the fair market value of the land comprising nine acres more or less at the Juvenile Hall site is $177,300. BE IT FURTHER RESOLVED that the basis of this valuation is an appraisal conducted by Northern Appraisal Services on November 7, 1983, a copy of which is attached hereto as Exhibit uAn -z-- PASSED AND ADOPTSD this 26th day of Apri 1 , 1988 by the following vote: AYES: Supervisors Dolan, Fulton, McLaughlin, Vercruse and Chairman McInturf NOES: None ABSENT: None NOT VOTING: None HASKEL McINTURF, Chairm of the Butte County Board of Supervisors ATTEST: ~ ~ MARTIN J. NTCYiOLS, Chief Administrative Officer and Clerk of the Board ~r ~I ....- N A -S NORTHERN APF'R AI S AL SERVICES REAL ESTATE APPRAISERS -RIGHT OF WAY CONSULTANTS 2270 LINCOLN STREET, QROVlLLE, CA 95985 ORO. (916) 534.3225 CHiCO (916) 893.8331 November 7, 1983 Mr. Bruce Albert Butte County Sheriff Department 33 County Center Drive Ora~ille, CA 95965 Subject: Estimate of Market Value County of Butte Jail Site 33 County Center Drive Oroville, CA Dear Mr. Albert: In accordance; with your verbal request, I have prepared a valuation analysis related to the above--captioned property. I have completed the services requested, and furnish the following brief summary as to the objective of the investigation and liraiti.ng conditions, accorapanied,by ray market conclusions. Location: The subject property is located at the northwest corner of the "Butte County Center" in Oroville, Cali- fornia. The site is bounded by Thermalito Power Canai on the north, State Highway 70 on the west, and Butte County Superior Court an the south. Legal Description: A portion of the following Butte County Assessor Parcel s•: l -- Most northerly 8.0 acres of APN 31-02-39 2 - Most northerly 10.3 acres of APH 31-04-20 3 - Most westerly 7.4 acres of APN 31-04--2$ Zoning: P-Q {public dr Quasi Public zone) Access: Access is from County Center Drive near the south- east corner of the subject site. last imaLi of ;larket value County of Butts' Jail Site Page 2. Highest and Best Use: Site for county jail - highest and best use is defined as the available use and program of future utilization that produces the highest present land value. Utilities: Ther~nalito Irrigation District Water and Sanitary Sewer OBJECTIVE To estimate the market value of the subject property. This estimate of value is based inpart upon information gathered from field investigation, market evaluation, and information fur- nished by the engineering firm of Cook Associates. Oroville, officials with the City of Oroville, County of i3utte, and individuals active in real estate in the area. The factual data processed is retained in my file for future refer- ence in the event of additional authorization requiring a detailed report including documentation. COMMENTS The subject property is an irregular shaped parcel of land comprised of a portion of three separate parcels within the county center com- plex. The cowbined parcels total 26.2 acres. The subject property is improved with the Butte County ,jail. i{owever, the jail building is not a part of this appraisal. The 'site' is improved with over three {3) acres of paved parking and access areas. Water and sewer are on site. The highest and best use for the subject property was determined to be its present use - a site for the Butte County jail. The reasoning behind the conclusion that the present use.i~s the highest end best use is: 1 - The property is fulfilling an economic demand for the service it provi8es. . 2 - The property improvements have ~ significant remaining economic life expectancy. 3 - There is responsible pwnership and con-petent management. G - Diversion of the property to an alternate use would not be economically feasible. listimate of M~~rket Yalue County of E3utte .lail Site Page 3. 5 - Continuation of existing use by present users is practical and assumed. 6 - Due consideration is given to the property's functional utility in support of the purpose far which it is being used. If the subject property was unimproved and available to purchase on the open market, the highest and best use would be a single family or multiple family development. Since there is no market data available on the sale of special use properties (jail sites) a search of the market far single family and, multiple family development site sales was made. Due town inactive real estate market, only three sales were found that could be considered similar to the subject. Two of the sales are .older and required considerable time adjustment. The third sale, which was considered most comparable, is less than one year old. cor~cLaszorr From my investigation and analysts, considering the factual .data pre- viously discussed and the available market data analyzed, I have concluded the subject property has a value as of October 14, 3963, as follows: SITE VALUE A search o£ record data involving the sale of residential development property produced three (3) sales that could be considered similar to the subject. The sales are listed as follows: 1 - Garden Drive Sale Price: 5375,000 Size: 28.4 acres AP 31-O1-85 12/82 513,239/ac. Zoned: HC/M8 2 - Table Mountain Blvd. Sa3e Prue; X55,000 Size: 5.85 acre . AP 31-05Z-27 3 -Grand Avenue Sale Price: 5240,Od0 Size: 41.4 acre AP 3I-11»13, 15, 17 & 21 12/78 $11,282/ac. Zoned: lt2M 12/77 ~5,797/ac. Zoned; R-1/R2M I:~t.i~nate of ~farkct Value County of Butte Jai! Site Page ~+. LAND SALI: GKED SALE N0. ~ 2 3 Date 12182 12/76 12/77 Size ~ 2$.4 ac. 5.85 ac. 41.4 ac~. AD.3€~STMEHTS Ti ore a ~ +5700 +4100 Size 0. -5500 0 Access w1400 -b600 I +2000 Sewer +3000 0 0 Paved Parking +4900 +12000 +3400 Adjustments +6500 +b400 +9500 Price/acre $13;239 $11,282 $5,797 Adjusted prS,ce $].9,739 $17,b82 $15,297 Per acre Range of value after adjustment is $15,300 per acre to $19,700 per acre. Based upon the above sales, compensating far differences that exist bet~+een the subject and the comparables as to date of sale, size, access, sewer, and paved parking, it is the considered judgment of the appraiser that a reasonable unit value for the subject is$19,700 per acre. Applied to the area of 2b.2 scree, a total estimated site value of $51b,000 (rounded) results. FINAL ESTIMATE OF VA~.UE The final estimate of value for the subject property as of October l9, 1983 is: $516,000 Yours very truly, i GARY R. AZEVED GRA/cw ' ~~ _ f~ -~ ` ~ ~ ~-~yl C4 Y • ~ +~ .,;' _ w ~ - 1 oil uubr+l Alti pa ,\ ~ ~ ~ r~ ~ ~ `~~ / ~ ~ (*~ _ ~ ~, 1 ~ ~ 1 ~' /k ~ '' + ~--<<11 ,y -~+ + ~ s { ~ o ~, ~ ~ 1 /wowu / Y ~~-. ~~ -~ / \ f ~ , `. •"~~~ \ .,~ ~„ ~`~ ~ ' • ' r /' r >wnt...~...1.. o c~"i~ .~ Thermaiito - Firebay North, Recreation Arta ~~` ~= ~.. ~ ~ ~,~T~ :1 ~Y ~ ~ j rte. 1 a~L~ ..c ~'' °n- p e r..,l..l ~r..r^ ~ 4~ VrrrA . ,:.. ,~~ If%•rr ' ~~ .rr llr . lfr.rr.wr ~ ay b~,y ~ ,1~ '~ ~i~ E4A IIAM- ~ t t L ~ r 1++n, Q ~ ~ Jk < 3 (~ ~~~/y~ ~/ LJ r` - .,1 ` ~S' +r'q: is r f«~~y Aw 0~~~~~ r ~. -, / / / ~~'V ~~ lwtY Lfrlr ~ 1 r F ~~~~ . I 1r Rwdw Ar i / t wr fir., iE ~ f ..Y r 5't:. 1 n.,,. 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AZEVEDO EDUCATION ~_____-. butte College, i3utte County, California Real Estate Courses-Real Estate Finance Real Estate Economics Real Estate Law ' Real Estate Principles Enviromental Law Society of Real Estate Appraisers Course lUl & R-2 American Society of Farm Managers & Rural Appraa.sExs Course B-1 California State Board of Equalization Course 7 tThe Appraisal of Rural Property} ' U.S. Department of Transportation Federal Highway Administration 1. Functional Replacement of Publicly owned Facilities 2. Relocation Assistance ~ Replacement Sousing Inspection EMPLOYMENT 1963 to 1979: Department of Public Works Butte County, California 1979 to 198f}: McCain Associates, Chico, Calif. 1980 to present: Northern Appraisal Services Oroville. California PROFESSIONAL ORGANIZATIONS Society of Real Estate Appraisers-Candidate Member American Society of Farm Managers & Rural Appraisers- Candidate Member international Right o€ Way Association California Association of Realtors Chico, Oroville and Paradise, Calif.Board of Realtors EXPERIENCE Appraisal assignments have included: Right pf way acquisitions on Federal-Aid Highway projects. Relocation housing appraisals. Residential, commercial and industrial properties appraisals. Rural and timber land appraisals. Qualified as an expert witness by Butte County Superior Court. ~.- page 2 Qa~.Ii€ications of G~-~R., Azevedo EXPERIENCE continued) FNMA approved appraiser, Classification Level 1-Appraiser No. 1158413 Right-of-way acquisition/consultation assignments have been with governmental agencies and individuals. Right-of--way work has included Federal-Aid highway proiects, Assessment Districts, utility ease- ments and fee acquisitions. CLTLNTS: County of ~3utte City of Chico City of Oroville City of Anderson 'l'awn of paradise '1'hermalito Irrigation District Golden Feather Union School District, Butte Count U. S. Forest Service Oroville Title Co. AVCO Financial Services, Chico Butte Mortgage, Oroville E3ank of America Crocker National Dank ' Central Bank, Oroville West Coast Mortgage, Auburn, CA~ Beneficial Finance Co., Oroville & Chica fiousehold Finance Carp., Chico oMAK Industries Inc., Oroville nutte County Housing Authority Cook Associates, Engineering Consultants, OrovilZe GDA Engineering Surveying & Planning Rolls, Anderson & Rolls, Civil Engineer8, C . McCain Associates, Chico Lippincott-Guth Associates, Paradise Connerly & Associates, Inc., Sacramento Community Development Program of Eutte Coun Attorneys and Individuals