Loading...
HomeMy WebLinkAboutOrdinance 5751 07/05/1994 . ." . . . ORDINANCE NO. S7S1 (SPECIAL) AN ORDINANCE AUTHORIZING THE APPROPRIATION OF, AND IF NECESSARY, THE INSTITUTION OF PROCEEDINGS, INCLUDING IMMEDIATE POSSESSION IN EMINENT DOMAIN FOR THE ACQUISITION BY CONDEMNATION OF PROPERTY INTERESTS IN THE VICINITY OF SOUTH 32ND STREET AND JASPER ROAD FOR PURPOSES OF LOCATING A PERMAN,ENT STORM WATER DETENTION BASIN LOCATED IN FOLLOWING DESCRIBED PARCEL OF LAND MORE PARTICULARLY DESCRIBED IN EXHIBIT "A" AND PROVIDING FOR THE TENDER OF $18,150 AS THE VALUE AND PRICE OF SAID PROPERTY TO BE USED AS A PART OF THE CITY'S STORM WATER DRAINAGE SYSTEM AND DECLARING AN EMERGENCY. The City of Springfield finds as follows: 1. WHEREAS, the City of Springfield is a municipal corporation of the State of Oregon; and 2. WHEREAS, the City of Springfield has authority under provisions of the City Charter Section 74 and applicable state law including ORS 223.005 to ORS 223.105, 224.020 and 281.010 to appropriate private real property and if necessary to institute proceedings of eminent domain for the acquisition by condemnation of private property for public purposes including the relocation of utilities and the construction and improvement of public streets, sidewalks, storm sewers, and sanitary sewers; and 3. WHEREAS, the City of Springfield is in the process of improving, expanding and maintaining the City street, sidewalk, sewer, and drainage system to provide for a safe and efficient transportation system and the proper disposal of sewage and drainage in a safe and healthy manner necessary for the preservation and protection of the health and safety of the citizens of the City; and 4. WHEREAS, the construction and improvement of the street, sidewalk, storm sewers, and sanitary sewers in the vicinity of South 32nd Street, necessitates the acquisition by the City of certain property rights in the parcel of real property described on the attached exhibit which in the City's judgement, constitutes the most beneficial and practical location for the improvements; and 5. WHEREAS, the City of Springfield has determined that it is necessary for the development and welfare of the City and its inhabitants and to be of public use that the City acquires certain property rights in the real property as more particularly described in the attached Exhibit, and 6. WHEREAS, the City of Springfield has determined that a storm water detention basin be constructed on the real property more particularly described and set forth in Exhibit "A", within Assessor's Map No. 18020600, Tax Lot No. 1001 as depicted on Exhibit "B"and 7. WHEREAS, the storm water detention basin is necessary for the following reasons: (1) The West Springfield Drainage Master Plan calls for a drainage facility with an outlet to the millrace in this area. (2) Proposed development requires that this portion of the planned drainage system be in place to serve the development. (3) The Oregon Department of environmental Quality has required that a treatment detention basin be installed prior to discharge to the millrace; and 8. WHEREAS, the storm water detention basin is located in a manner which will be most compatible with the greatest public good and least private injury for the following reasons: (1) The site provides a route for discharge of storm water, consistent with the West . . . Springfield Drainage Master Plan. (2) The property is undeveloped in this area. (3) The proposed site will provide the least expensive and most logical installation route. (4) The lay of the land and hydrology of this area demand a discharge point at this site and the most effective treatment point would be just prior to discharge; and 9. WHEREAS, the City of Springfield has determined that the acquisition of such real property is reasonably necessary to protect the full use and enjoyment by the public; and 10. WHEREAS, the real property described in Exhibit "A" will not leave an uneconomical remnant so the acquisition of the entire tax lot is not necessary; and 11. WHEREAS, the proposed improvements are in compliance with and furtherance of the plans and specifications prepared by the City of Springfield; and 12. WHEREAS, in the event that agreement on the acquisition, compensation and damages, if any, for such acquisition cannot be reached with the property owner, "advance occupancy", or "immediate possession" proceedings, as contemplated by ORS 35.275 may become necessary because of the present construction schedule and availability of funding. NOW THEREFORE in view of the foregoing findings, the City of Springfield does ordain as follows: Section 1: Based upon the above findings as set forth in the "Whereas" paragraphs, the Common Council of the City of Springfield does hereby find, declare and determine it necessary to acquire certain ownership to the parcel of real property, all of which is more particularly described on the Exhibit "A" which is attached hereto and incorporated herein by reference, in order to accomplish the location of a permanent storm water detention basin, including all appurtenances thereto, in the vicinity of South 32nd Street, all in accordance with plans prepared by the City of Springfield. Section 2: The ownership described in the real property in the attached Exhibit "A" are necessary for the development and welfare of the City and its inhabitants and to be of public use and are necessary to protect the full use and enjoyment by the public. Section 3: The storm water detention basin is necessary because Oregon Department of Environmental Quality requires a treatment detention basin prior to discharge to the millrace. The West Springfield Drainage Master Plan calls for a drainage facility in this area and proposed development requires that this portion of the drainage facility be in place to serve the development. Section 4: The storm water detention basin is located in a manner which is most compatible with the greatest public good and least private injury. The site is undeveloped in this area and is consistent with the Springfield Drainage Master Plan. The proposed site is the least expensive and most logical installation route. Topography and hydrology of this area require a discharge point at this site and the most effective treatment point would be just prior to discharge. Section 5: The Common Council directs that the City Manager or his designee shall first attempt to agree with the owner(s) of the property described in the attached Exhibit with the respect to the just compensation to be paid therefore, and the damages, if any for the taking thereof. Section 6: In the event that agreement on the acquisition, just compensation and damages, if any, cannot be obtained with the owner(s) of the property, then and in that event the Common Council does hereby direct that the City of Springfield through its City Manager and City Attorneys shall . . institute proceedings in eminent domain for the condemnation of the above described interests in real property including "advance occupancy" or "immediate possession" proceeding and provided further that at least 20 days prior to the filing of any action for condemnation, including "advance occupancy" or "immediate possession", the City Manager or his designee shall have made a written offer to the owner(s) of the properties having an interest therein of a stated amount as just compensation and for any damages for the taking. Section 7: The Common Council hereby declares that the improvements above set forth are for a proper public purpose, are essential and necessary for the public welfare, and are authorized under the laws of the State of Oregon and the Charter and Ordinances of the City of Springfield. Section 8: The City of Springfield has need for the possession of said premises and that the provisions contained herein are for the immediate preservation of the public health, safety and welfare and therefore, an emergency is hereby declared to exist and that therefore, this Ordinance shall be in full force and effect immediately upon its passage by the Common Council and approval by the Mayor. Passed by the Common Council this 5th day of July, 1994, by a vote of -6- and JL against. Approved by the Mayor this 5th. day of Ju 1 y , 1994. -BdP~ Mayor ATTEST: ~Gv\vs,^,eD 1=')\0\") \=\\>P~\:)\')E...~ p\<;. ~ t=-a~ f-\ Oc: C-"'TI\ \~\\\::)~~t':-( OF'~~, ,- \ \ '-= = '-\'( ~ O~~. t>1c-\ --> =-1 \ \ \q~\.I, .Ju '-I ~ \ ,\ EXHIBITS LIST TO ORDINANCE 5751 (SPECIAL) A. Legal Description B. Vicinity Map C. Title Report for Gorrie Estate property from which property acquisition is needed. . D. Appraisal Report for Gorrie Estate property . . . EXHIBIT "A" STORl\1 RETENTION POND LEGAL DESCRIPTION SITUATE in the SE 1/4 of the NW 1/4 of Section 6, Township 18 South, Range 2 West, Willamette Meridian in the City of Springfield, Lane County, State of Oregon and described as follows: BEING a portion of that certain parcel of land conveyed to Margaret Gorrie King, et al in the "- Bargain and Sale Deed recorded in Reel 1088R at Reception Number 8039695 in Lane County Official Records, Lane County, Oregon, said portion being more particularly described as follows: BEGINNING at a point lying South 89022' 15" East 1672.60 feet and North 00002' 20" East 155.00 feet from the brass cap marking the East and West halves of the Isaac Briggs Donation Land Claim No. 83, in Township 18 South, Range 3 West of the Willamette Meridian, said point being on the Easterly -line of said Donation Land Claim No. 83 and being on the centerline_ of a slough as located by survey of Lester E. Anderson, February 1970; - . THENCE along said centerline and southwest lines of said lands of King, et al North 200 07' 57" West 143.30 Feet and North 450 58' 42" West 253.36 Feet to a point on said li~es; THENCE, leaving said lines, North 450 02' 20" East 285.27 Feet to a point on the w~sterly margin of County Road No. 49 (now known as South 32nd Street and formerly known as jasper Road) as said margin lies 30 feet west of the centerline of said road; THENCE South 000 02' 20" West 52.00 Feet along said westerly margin to a point on the southerly margin of said County Road No. 49 (known as Jasper Road from this point easterly) as said margin lies 30 feet south of the centerline of said road; , THENCE South 800 19' 40" East 30.43 Feet along said southerly margin to the Easterly line of said Donation Land Claim No. 83; THENCE South 000 02' 20" West 455.08 Feet along said line RETURNING to the POINT OF BEGINNING and CONTAINING 52,815 Square Feet (1.21 Acres) more or less. Description prepared by: Rex A. Betz, PLS 2606 License Expires 12/31/95 REGISTERED PROFESSIONAL lAND SURVEYOR EXHIBIT "B" SECTION 6, T 18 S, R 3 W, W.M. SPRINGFIELD, OREGON SCALE 1'\,,= 400' -r- ~~~'J - 900 24.06AC. GORRIE ESTATE ,~ tC/) o C -f I (.oJ I\) Z O. C/) -f ;0 m m -f ):'\ ~ ~ . " ~ 787.'9' . .,. 'w. "'1( " ~C. H.IS" 1000 #.rr-#:v"'.'- ~.I~.I,""" See I I. .'1-1. a4 ~. 4:""'" .....:..& c.? "~..:$>>' /s".4C/' /300 1/4 Cor. . - . EXHIBIT "e" EVERGREEN LAND TITLE CO. TITLE INSURANCE SERVICES ESCROW CLOSINGS TITLE PLANT CONSTRUCTION 1570 MOHAWK BLVD. PO. BOX 931 SPRINGFIELD, OREGON 97477 TELEPHONE: (503) 741.1981 TELEFAX: (503) 741-0619 TELEX: 221120 EUG UR ESTIMATED PREMIUM FOR: PRELIMINARY TITLE REPORT APRIL 6, 1994 ELT-18050 CITY OF SPRINGFIELD 225 5TH STREET SPRINGFIELD, OR 97477 ATTN: DON ROGERS PARTIAL BILLING GOVT. SERVo FEE $170.00 $ 15.00 TOTAL $185.00 DEAR DON: We are prepared to wri~e Title Insurance covering the following described premise~ to-wit: A T T A C H E D showing fee simple title as of March 21, 1994, at 8:00 A. M., vested in: A T T A C H E D Subject to the usual printed exceptions, and 1. Taxes, Map No. 18 02 06 00 01001, Code 19-00, Account No. 999670, 1993-94, $284.15, plus interest is unpaid. 1992-93, $299.56, of which $128.61. plus interest is unpaid. 2. The assessment roll and the tax roll disclose that the premises herein described have been specially assessed as Farm Use Land. If the land becomes disqualified for the special assessment under the statute, an additional tax may be levied and in addition thereto a penalty may be levied if notice of disqualification is not timely given. "This report (policy) does not include any search for financing statements or agricultural services, liens which are filed with the Secretary of State and any matters which would be disclosed. thereby are expressly omitted from coverage herein." 3. Any adverse claim based upon the assertion that the location of Mill Race and slough has changed. 4. Rights of the public and of governmental bodies in and to that portion of the premises herein described lying below the high water mark of Mill Race and Slough and the ownership of the State of Oregon in and to that portion lying below the high water mark thereof. CON TIN U E D . . . ELT-18050 PAGE 2 5. Rights of the public in any portion of said premises lying within the limits of streets. roads and highways. 6. Right title and interest of the children. if any. of Thomas E. Gorrie or James Gorrie. (The wife's deeded out with no mention of children) Very truly yours. ::~R)I;; :;~ Jeffrey K. Walker Manager. Title Division cc: Joseph J. Leahy Attorney at Law NO LIABILITY IS ASSUMED HEREUNDER UNTIL POLICY IS ISSUED AND PREMIUM PAID. IF FOR ANY REASON THE REPORT IS CANCELLED. A MINIMUM CANCELLATION FEE OF $170.00 WILL BE CHARGED. . . . ELT-18050 VESTING NAMES HARRY ALLEN WITHERS. as to an undivided 15/144th % interest. aka Harry A Withers Jr. MARGARET SHANNON NELSON. as to an undivided 11/144th % interest. JANNON JERRIE DAVIDSON. as to an undivided 11/144th % interest. NANCY ANNE GRIMES. as to an undivided 11/144th % interest. JEAN HARMON. as to an undivided 27/144th % interest. BERT WILLIAM CASSIDY and. JEANNINE W. CASSIDY TRUSTEES. of the Cassidy Family Revocable Lifetime Trust (1988). as to an undivided 57/288th % interest. NYRIA WITHERS. as to an undivided 27/288th % interest. MARION THOMAS GORRIE. as to an undivided 27/288th % interest. TERESA GORRIE JOHNSON. as to an undivided 3/128th % interest. TRACY GORRIE GUTIERREZ. as to an undivided 3/128th % interest. MERIDITH ANN GORRIE. as to an undivided 3/128th % interest. THOMAS C. GORRIE. as to an undivided 3/128th % interest. . ELT-18050 PROPERTY PAGE 1 OF 1 . Beginning at a point being South 890 22' 15" East 1672.60 feet and North 00 02' 20" East 155.00 feet from the brass cap found marking the South corner of the East and West halves of the Isaac Briggs Donation Land Claim No. 83, in Township 18 South, Range 2 West of the Willamette Meridian, said point being on the Easterly line of Donation Land Claim No. 83, said point also being the centerline of a slough as located by survey of Lester E. Anderson, February 1970; thence along said centerline the following courses and distances: North 200 07' 57" West 143.30 feet; thence North 450 58' 42" West 360.25 feet; thence North 500 19' 15" West 286.39 feet; thence North 470 01' 01" West 168.17 feet; thence North 590 12' 24" West 218.17 feet; thence leaving said centerline North 00 08' 00" East 448.42 feet to the Southerly margin of theGaorgia~Pacific Road; thence along th~ margin of said road the following courses and distances; thence along the arc of a 103.46 foot radius curve left (the chord of which bears North 320 42' 51" East 111.42 feet) a distance of 117.66 feet; thence North 00 08' 00" East 656.23 feet; thence along the arc of a 43.46 foot radius curve right (the chord of which bears North 470 50' 30" East 64.30 feet) a distance of 64.30 feet; thence South 840 27' 00" East parallel with and 90 feet from, when measured at right angles, the centerline of the Southern Pacific Railroad 703.39 feet to the Westerly margin of County Road No. 49 (Jasper Road); thence leaving said Georgia-Pacific margin along the Westerly margin of Jasper Road South 00 02' 20" West 1507.44 feet; thence continuing along said margin South 800 19' 40" East 30.43 feet to the Easterly line of said Donation Land Claim No. 83; thence leaving said Jasper Road margin along the said Easterly line of Donation Land Claim No. 83 South 00 02' 20" West 455.08 feet to the point of beginning, in Lane County, Oregon. EXCEPT: Beginning at a point being North 00 05' 45" East 1638.70 feet and North 890 54' 15" West 30.00 feet from the Southeast corner of the Isaac Briggs Donation Land Claim No. 83, in Section 6, Township 18 South, Range 2 West of the Willamette Meridian, said point being on the Westerly margin of South 32nd Street; thence leaving said margin North 890 54' 15" West 312.33 feet; thence North 00 35' 00" East 514.00 feet to a point 90.00 feet from, when measured at right angles to the centerline of the Southern Pacific Railroad; thence parallel to said centerline South 840 27' 00" East 309.36 feet to the Westerly margin of South 32nd Street; thence along said margin South 00 05' 45" West 484.57 feet to the point of beginning, in Lane County, Oregon. . -:-...~ '~". 'f ,I~ \U.;lV: l t)' ~- V\C~ vu 1003 I I '\ -; -- . . __ _. .... MJp . f..1fr. '. flA* lOOt. ',' 1000 JC' <H.lr* . <<~;c,-.<< 4'....." ~~.'- ' ~~..- ""'IP_~ .-....' "~4- :ti ~~ \t ,$ I , ~ (#tNI:... S MAP I , \.I ,):;:- I[.OCA~!~'l J I i- ~;'"n ~ ~.- - "'~ ,9QO THE COMrf.iNY ,1iSSUr :ES NO I 24.06AC. L1ABlLlTY fC)f) 1"1' il\(\j"'L: :"r.rE....... .. \ ~II\JV. \"', .' N COURT[ )1' (' . \\ <?> ~ ~,"., 90V 'i See Mo t~ ~ ; t i,.~ , .?9 . , .S .-, ' :~ , 1004 .s., 4- ~ '~ ~ '" . . ~~" ~ .. \ . . See Map 18 02 06 2 4 .'V'\n . . . EXHIBIT "Oil ANALYSIS AND VALUATION IDGHEST AND BEST USE In order to pass the test of highest and best use a property must be legally permissible, physically possible, and marketable. Legal Considerations: The legal factors influencing the highest and best use of the subject property are primarily governmental r~gulations such as zoning and building codes. The subject is zoned LDR, Low Density Residential. This zoning classification is the city's single family zone, however, other uses such as care facilities, specialized medical, and some quasi- commercial uses are also allowed. The subject meets the city's minimum lot size requirements. The parcel is not located within any special levy districts which would hinder development of the parcel in its highest and best use. Overall, legal considerations support any development within the confines of the LDR zoning designation. . Physical and Location Considerations: The subject is slightly sloping at street grade, has adequate access to abutting streets, and has no apparent development problems. Utilities are available, however, at considerable cost. The slough located adjacent to the south is an added amenity for single family development that will enhance some of the lots. In regard to location considerations, the immediate neighborhood is a suburban fringe area that has been in transition from rural residential and agricultural to suburban use for the past 20 years. Development was very slow in the time period 1979 to 1988, however, there has been substantial new development in the past five years. The area has average access characteristics for the city of Springfield, new development is homogeneous and the area is within a typical commuting distance to commercial and employment centers. Overall, both physical and location considerations support any development within the confines of the LDR zoning designation. Most recent development has been single family residential subdivisions and that use is most likely. Market Considerations: Market considerations refer to the supply and demand conditions affecting the market for the subject property (undeveloped low density land), subdivision lots, and single family housing in general. In regard to supply, the City of Springfield has a large supply of low density residential zoned land, both platted and unplatted. The City currently owns an inventory of approximately 200 lots which are the remainder of approximately 1,200 lots received through the foreclosure of Bancroft loans in the early 1980s. Another 150 lots are currently in various stages of development by private developers and a large development is proposed for Potato Hill, located at South 58th Street. That project will add another 200 to 300 lots by 1996 and eventually over 700 lots. An II-acre parcel located directly across South 32nd from the subject is planned to be developed with 48 lots. That developer has another 34 acres 17 DUNCAN, MORGAN & BROWN . . . Analysis and Valuation under contract. In addition to the existing and proposed supply of lots there is a large amount of vacant low density residential zoned land in the City of Springfield. In regard to demand, the demand for housing and lots has been at a historically high rate for the past two years. This has not translated into high demand for vacant land as the City has had a large inventory of developed lots which it has been selling at prices below the cost of development. However, the City has been selling lots at a rate of 125 to 175 per year for several years and its supply should be exhausted in the next two years. Only hillside lots remain. As the City's supply has been reduced, the demand for vacant land has increased and subdivision development has occurred again for the first time since the 1970s. A 35-10t subdivision located in north Springfield was developed, speculative homes constructed and sold out in a one-year period. A second phase of 24 lots was started in September 1993 and 15 homes have been sold to date. In addition, a home builder purchased a subdivision from the city . at South 46th Street and Jasper Road and has been selling 10 to 12 homes per year for the past few years. Overall, an analysis of demand indicates there is a historically high level of demand for homes in the City of Springfield. The demand for undeveloped land has lagged behind the demand for homes as the City has had a large inventory of developed lots for sale for the past 10 years. The City's inventory will be depleted over the next one to two years which should result in increased demand for low density residential zoned land. The preceding analysis indicates market conditions support single family residential use as the highest and best use of the subject property. DESCRIPTION OF THE TAKING The taking involves a triangular-shaped parcel of land located in the subject's extreme southeast corner. The taking involves 43,895 square feet, effectively one acre, and has 303 feet of frontage on the slough to the south, 341 feet on the property line on the east, 259 feet on the remaining larger parcel of the subject on the north, and 83 feet on Jasper Road. The taking will be used for a storm water detention basin. This facility will retain excess storm runoff during peak seasonal rainfall. The runoff will then enter into the millrace slough, which forms a portion of the south line of the part-taken parcel. The taking area is bushy along the slough with many large trees and much is over grown with blackberry bushes. After the taking, access to the larger parcel will remain the same as in the before situation. The proposed project will not result in any significant grade changes which would affect the subject property. A map of the taking is presented on the next page. Damaees: The proposed taking will not result in any damages or diminution in value to the subject property beyond the value of the part taken. 18 DUNCAN, MORGAN & BROWN . ;, ). ..> V> :<0 ..~ t- >-, -~ ".7 ;;;: <\7<1." +-475.3 ; <17 .a ~ (]\ . ... ." <11 .. <l~5.1-t <475.3 <1H~ " 4. '-J 0471.9 ft<..ot'Ef...TY LJI\JE. .... 4.9 t-' ro '. " I -'. ~ .,-....,. i~ ~. e,C4w Gr~.~. CCoPY'ltr......T ~1'" MAP OF THE TAKING 19 DUNCAN, MORGAN & BROWN . Analysis and Valuation V ALUA TION The larger parcel is valued utilizing market sales of similarly zoned parcels purchased for similar use as the subject's highest and best use. On the following summary chart are five transactions involving low density residential zOned sites which offer varying degrees of comparability to the subject site. Complete details of each of these transactions, along with sales data sheets, have been retained in the files and are available upon request. The data is presented and analyzed as if each comparable parcel and the subject are fully served by all utilities. The comparables were adjusted for off-site utility extension costs where incurred. Due to the limited amount of new subdivision development in Springfield, an adequate number of recent undeveloped land sales is not available. Therefore, the search for comparable data was expanded to neighborhoods in the City of Eugene which exhibit similar character and have similar home values as the subject neighborhood. Price Sales Size Per No. Location Date Price (Acres) Acre Zoning Comments 1 East side of S. 32nd Pending $745,000 45.0 $16,556 LDR An irregular-shaped St.; North of Jasper Rd. (5-94) parcel to be developed . Springfield, OR in phases. 2 NWC of Rainbow Dr. 1/90 $118,750 7.82 $15,185 LDR Level rectangular parcel & Garden Way near Kelley Butte. Springfield, OR 3 NEC of Royal Ave. 10/92 $405,000 28.0 $14,464 RA A square comer parcel with Echo Hollow Rd. frontage on two streets. Eugene, OR Danebo area. 4 SWC of Jessen Dr. 5/92 $194,000 19.40 $10,000 RA An irregular parcel with & BeItline Rd. frontage on Beltline Rd. Eugene, OR Affected by noise. 5 4200 River Rd. 6/92 $221,606 13.85 $16,000 RA Irregularly shaped. Eugene,OR Some unusable area. The five comparables presented indicate a range of value of $10,000 to $16,556 per acre for parcels of 7.82 to 45 acres. The dates of the transactions range from a current pending sale to one that occurred in January 1990. While there have been no sales and resales of parcels to prove a rate of appreciation, the market has appreciated somewhat over this time period. . 20 DUNCAN, MORGAN & BROWN . . . Analysis and Valuation The low range is indicated by Comparable 4 ($lO,OOO/acre) which is located adjacent to BeltIine Road in the Danebo neighborhood, has below average access, and required some fill, the cost of which was not available. In addition, values have increased since the date of this transaction. This comparable is inferior and is a low indicator of value for the subject. The mid-range is indicated by Comparable 3 ($14,464/acre) which is also located in the Danebo neighborhood. The immediate area is comparable to the subject's. Values have increased since this transaction. This comparable is a slightly low indicator of value. The high range is indicated by Comparables 1 ($ 16,556/acre), 2 ($15, 185/acre), and 5 ($ 16,000/acre). Comparable 5 is located in a superior area and is a smaller parcel. Market history indicates that typically, smaller parcels sell for more on' a per acre basis than larger parcels, all else equal. These characteristics are offset by the date of the transaction in which values have increased since that time. Overall, this comparable is a reasonable indicator of value. Comparable 2 ($15,185/acre) is small parcel located in a superior area in the Kelley Butte area of west Springfield. However, the date of the' transaction offsets the superior characteristics. This comparable is a slightly low indicator. Comparable 1 ($16,556/acre) is a larger parcel located directly across South 32nd Street from the subject. This parcel is equal to the subject in terms of the general location and physical characteristics. In addition, it is a very current indicator of value. It is superior to the subject in that part of the subject abuts industrial property (Roseboro Mill), a noisy, negative external nuisance. This is partially offset by the subject's smaller size and the amenity of frontage on a slough which will allow some lots or a common area to have water frontage. Overall, this comparable is the best indicator of value for the subject. Based on the above analysis, and placing primary emphasis on Comparable 1, a value per acre of $16,500 is estimated for the subject property. The estimated value of the total larger parcel is $404,415 (24.51 acres x $16,500/acre). This value assumes the subject has utilities available to the property as previously noted. The developer of the subject will incur extraordinary off- site costs to extend utilities. The cost of the water line extension was previously estimated to be approximately $33,250. The estimated cost of providing sewer service was estimated to be approximately $80,000. The total cost to extend utilities is estimated to be $106,373. Therefore, the net value of the undeveloped land is estimated to be $298,042 ($404,415 - $106,373). 21 DUNCAN, MORGAN & BROWN . . . .' Analysis and Valuation Land Value Fully Served (24.51 acres x $16,500/acre) Cost to Serve with Utilities Net Land Value Net Value Per Acre ($291,165/24.51 acres) $404,415 106.373 $298,042 $ 12,160 The taking involves a one-acre portion of the larger parcel and is located in the extreme southeast comer. This portion of the larger parcel is different from the larger parcel in regard to the frontage on the slough. This portion of the subject is more valuable in that lots with water frontage can obtain a higher price or if the land area were designated common area it would enhance a subdivision as a whole. This is partially offset by slightly higher development cost in regard to a larger setback requirement which results in larger and fewer lots and the cost to clear the land which has heavy tree cover and underbrush. Overall, this parcel is considered -to be slightly more valuable. Based on the above analysis, the value of the one acre taking is estimated to be $15,000. 22 DUNCAN, MORGAN & BROWN 06/28/9-l U:SS 'B'S03 6S3 0932 D.M.B.APPRAISERS ... SPFD DEV. SER. ti/J t; () ~ , . . DUNCAN, MORGAN & BROWN REAL ESTATE ANALYSTS Ji( JOHX H. BROWN, MAl ,iES RlClfARD J. DUNCAN, MAl THOMAS S. MORGAN A,S-"()CJArll'~". June 28, 1994 ALAN CLARK RA LPlt lllU i'.JV.V'I"; n....N P(:ffT~Bli[(GLl, ~, KENT VQRONAF.FF DA'VID L CELLF.RS Mr. Don Rogers City of Springfield Public Works Department 225 North 5th Street Springfield, Oregon 97477 -Re: 32nd and Jasper Road Sit~ Storm Water Detention Facility Springfield, Oregon Dear Mr. Rogers: . It is my understanding that the acreage involved in the proposed acquisition fer The storm water detention basin on the above referenced property has been increased duo.: to the final survey. As such, it would be an appropriate action to adjust the estim;::rre of value within the appraisal report prepared by this office to reflect this increase in acreage. The proposed taking now contains 1.21 acres, whereas the appraisal report assumed a one-acre parcel. You should adjust the estimate of market value on a pro" rata basis to reflect the addition of .21 acres based on the unit price concluded in the appraisal. You have indicated that this increase in acreage has not altered the configuration or location of the proposed taking as set forth on the maps you provided for the original appraisal. This letter should be incorporated into and made an integral part of the appraisal on the above-referenced property. If you need additional information and/or clarification on the preceding, please feel free to contact me at your convenience. Respectfully Si~ John H. Brown, MAl JHB/ch . 1260 CHAR1'\ffiLTON. EUGENE. OREGON 97401 (503) 687-1938/683-3400 FAX (503) 683-0932 " ~ 4 ~L~ , .. ~Cenlt~ .11 ~61~~;'~~lj~~~~: ! i-;JRIIII2",b\002! [AlCON" 'C, I c IQ~ I i L J ~ Mohawk II / i e~ V'HG'N'~ . _ Sl ~ ~ Jet. HI / i r-~ r rU~1 f ------i'd-i-~ co I:::=::J ~lJ ~ U~ , r" rrr==:' ~~o~ ~lf ~ Ii 'I; II -L.----- 1__nJ! ~I rc671"EE ~ ~,.-o., .'o~oo~ ~.,...--:Jl g ~i512lt"/O.00r :;;] PROPOSED DRAIN~,?E FACILITY ~ OA":' o~~'Z.~:~ L . 1 ""H1 ~~ . ~J3L "". i I~ 35~~:/0.Q05 }J' ~" ~ f~---~---=--~ ~ M "'( N<-:~ PINYOP ~~-J - \'~ "'I~1 Jt [1>. -: GAItO~ _. _1~ <It 0 d\/ AVE~ ..J It/CN. k-;t~ "7\"1. 10 WILLi~.::!:f-~" ~l ~~. ~n_~ \Ji ~ ",RMO' .7 ~ PORTION OF WEST SPRINGFIELD DRAINAGE MASTER PLAN 42 // /----- /' (/ POND \,-__---------- .-------------r \ ....,<''- Sf - , ZcJ ~~<:3515 ~I :; ~~ -'-+-'~-'-- ~ ----+- - ~ .- '---+- . ~ ,.,.. . VI r II ... VI JUNE, 1983 '\ \. "- ~ ,/ '\..