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HomeMy WebLinkAboutR-2015-085 Disposition of Surplus Property Adjacent to Stewart Subaru Property RESOLUTION NO. R- 2015 -085 A RESOLUTION declaring portion of Pacific Power & Light Wasteway, adjacent to Stewart Subaru property, surplus to the uses and needs of the City of Yakima, and authorizing disposition of such parcel WHEREAS, in 1971, the City of Yakima (City) received title to certain property and easements formerly known as the "Pacific Power & Light Wasteway," or "PP &L Wasteway," formerly operated for transportation and delivery of irrigation water; and WHEREAS, the City received a written request dated November 7, 2014 from Stewart Subaru, 506 Fruitvale Boulevard, Yakima, Washington, seeking permission to purchase and acquire from the City that portion of the PP &L Wasteway property lying adjacent to and southerly of the existing Stewart Subaru property, which property is legally described as follows That portion of the Yakima Water, Light and Power Co., also known as, Pacific Power & Light Wasteway right of way as shown on the plat of LEAMING'S ADDITION TO NORTH YAKIMA, according to the official plat thereof recorded in Volume "A" of Plats, Page 71, records of Yakima County, Washington, lying Westerly of the West right of way line of North 5 Avenue and Easterly of the East right of way line of North 6 Avenue; EXCEPT that portion of the above described parcel described as follows Beginning at the Southwest corner of said parcel; Thence North 13.00 feet along the West line thereof; Thence Southeasterly to a point on the South line of said parcel, said point being 26 00 feet East of the Point of Beginning as measured along the South line thereof; Thence West along said South line 26.00 feet to the Point of Beginning; AND EXCEPT the South 3.00 feet as measured perpendicular to the South line thereof. Situate in Yakima County, Washington; which property is further shown and described in the attached map (the "Subject Property "); and WHEREAS, the City had previously filled in and covered all open irrigation ditches along this portion of the PP &L Wasteway, and currently owns and operates water and irrigation pipelines beneath the surface within such property. Also, overhead power and telecommunication wires occupy the airspace above the Subject Property. Additionally, an improved portion of the William O. Douglas recreational trail traverses along the southerly portion of the Subject Property, within the public street right -of -way of Willow Street; and WHEREAS, the City's water and irrigation divisions have found and concluded that ownership of the Subject Property is surplus to the uses and needs of the City of Yakima, and that the City's continuing use for water and irrigation utility lines, together with easements extending into the airspace to accommodate electrical and telecommunication utility transmission poles and lines, can be maintained by retention of an easement across the width and width of such Subject Property, and retention of all public right -of -way for sidewalk and the William 0. Douglas Trail adjacent to said property, and WHEREAS, the City of Yakima has conducted review under the Washington State Environmental Policy Act (SEPA), and issued on March 18, 2015 a Determination of Nonsignificance (DNS), for which no timely appeal has been filed, and WHEREAS, pursuant to appraisal dated March 13, 2015 submitted by Korn's Appraisal Service, the fair market value of the Subject Property, being 15,290 square feet, subject to permanent easements for public water and irrigation utilities and light, power and telecommunication utilities, has been determined to be $2 00 per square foot, for a total of $30,580.00; and WHEREAS, pursuant to RCW 35 94 040, the City Council has scheduled and conducted a public hearing on June 16, 2015 concerning the Subject Property and request for declaration of surplus and disposition, and having considered the record herein and all evidence and testimony presented at such hearing, hereby finds and concludes as follows: 1. The Subject Property, being a portion of the PP &L Wasteway, was originally developed and used for irrigation purposes, and currently serves to accommodate underground water utility lines and infrastructure operated and maintained by City of Yakima utilities. 2 The City of Yakima does not currently use the surface of such parcel for any public utility purpose, and does not need the surface area of such parcel for public utility purposes, except for the need to access such underground utility lines for maintenance, repair and /or replacement as such may occur in the future. 3. Power, light and telecommunication providers currently use the airspace above the Subject Property for power, light and telecommunication lines and accessory equipment, and for the purpose of installing and maintaining utility poles supporting such lines and accessories 4. A portion of the improved William 0. Douglas Trail lies along the southerly portion of the Subject Property within the public street right -of -way of Willow Street. 5. The appraised fair market value of the Subject Property is $30,580 00, as established by a qualified real estate appraiser. 6 Upon any subsequent purchase of the Subject Property, the applicant desires to construct and maintain a fence along the interior boundary of such parcel so as to make such parcel available for applicant's current use of adjoining property as a vehicle sales dealership. 7. The City Council finds and concludes that, while the property was originally acquired to facilitate public utility operations, such uses can be maintained by retaining appropriate easements upon the property while selling and conveying title to such property, and that ownership in fee of the Subject Property is no longer necessary for efficient operation of City utilities and utilities operated by other providers. Consequently, ownership of fee title to the Subject Property is surplus to the uses and purposes of the City of Yakima. 8 The Subject Property should be declared surplus and subject to disposition, including but not limited to, negotiated sale to the adjoining property owner, Stewart Subaru, with a minimum sales price of $30,580.00, subject to the City's retained easement across the width and length of the Subject Property for the maintenance, repair, replacement, relocation, and reconstruction of underground public utility lines and associated infrastructure, together with easements in the airspace above such parcel for power, light and telecommunication lines and equipment and within and upon the Subject Property for poles and associated equipment supporting such lines; and further reserving to the City the right to grant other and further easements upon, above and within the Subject Property to accommodate public services and utilities, so long as such other and further easements do not unreasonably interfere with the owner's use and enjoyment of the Subject Property; and WHEREAS, the City Council finds and determines that the declaration of surplus and authorization for disposition of the Subject Property as set forth above, are in the best interests of residents of the City of Yakima, and will promote the public health, safety and welfare, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: Section 1. Fee title ownership of the Subject Property is hereby declared surplus to the uses and needs of the City of Yakima Section 2. The City Manager is hereby authorized to dispose of the Subject Property by any means authorized by law, including but not limited to, negotiated sale of the Subject Property to Stewart Subaru, the owner of the property adjacent to the Subject Property. The minimum sales price for the purchase and sale of the Subject Property is $30,580 00. Section 3. The purchase and sale of the Subject Property authorized above is subject to retention, by the City of Yakima, of an easement across the length and breadth of the Subject Property, for the maintenance, repair, replacement, relocation, and reconstruction of underground public utility lines and associated infrastructure, together with reservations of easements in the airspace above such parcel for power, light and telecommunication lines and equipment and within and upon the Subject Property for poles and associated equipment supporting such lines, and further reserving to the City the right to grant other and further easements upon, above and within the Subject Property to accommodate public services and utilities, so long as such other and further easements do not unreasonably interfere with the owner's use and enjoyment of the Subject Property. Section 4. The purchaser of the Subject Property shall be authorized to construct and maintain a fence along the interior boundary of the Subject Property so as to make such parcel available for applicant's current use of adjoining property as a vehicle sales dealership Section 5. The City Manager is authorized to negotiate the sale of the Subject Property and to prepare and execute a deed of conveyance to accomplish such sale in accordance with the terms and conditions above, and to deliver such deed for recording by the purchaser upon payment in full to the City of Yakima of the consideration described above, now, therefore ADOPTED BY THE CITY COUNCIL this 16 day of June, 2015 ATTEST. ...�.�� Micah pilaw, Mayor r -.•.... N% / ekgA ( e't .....) ,,, 0 ID • -' T i < I k (7,o Sonya 'Clam Tee, City Clerk 4 ; 1 * r z T • f �/ r , BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 9. For Meeting of: June 16, 2015 ITEM TITLE: Public Hearing and resolution declaring portion of City -owned property adjacent to Stewart Subaru surplus and authorizing disposition SUBMITTED BY: Mark Kunlder, Senior Assistant City Attorney SUMMARY EXPLANATION: This matter is set for public hearing to consi der a Resolution declaring certain property surplus to the City's uses and purposes, and authorizing disposition. On November 7, 2014, the City of Yakima received a written request from Stewart Subaru, 506 Fruitvale Boulevard, that a portion of City -owned property adjoining the southerly boundary be declared surplus and subject to sale by the City and purchase by Stewart Subaru. The subject property is a portion of the "Pacific Power and Light Wasteway" originally conveyed to the City in 1971. The PP&L Wasteway was originally an open irrigation ditch system that has subsequently been piped and filled. The Cit owns and maintains irrigation pipelines within the property, and the power company maintains overhead power and telephone lines. The surface of the property is currently vacant aid unimproved. The surface area of the parcel is surplus to the City's uses and needs, and the City's Irrigation Division approves of the proposed surplus and sale of the property, subject to retention of appropriate easements for maintenance and repair of the underground irrigation utility pipes and infrastructure. The subject property is 15,290 square feet in area. .An appraisal has been submitted establishing that the parcel has a fair market value of $2.00 per square foot, for a total value of $30,580.00. The proposed Resolution (a) declares the property surplus to the uses and needs of the City, (b) authorizes disposition. including sale to Stewart Subaru, for the fair market value of $30,580.00, and (c) retains easements for maintenance and operation of the City's irrigation pipelines and infrastructure as well as overhead power and telecommunication lines and fixtures. The legal description also retains City right -of -way for the portion of the William O. Douglas Trail that borders the parcel on the south (along Willow Street) Resolution: X Ordinance: Other (Specify): Contract: Contract Term: Start Date: End Date: Item Budgeted: NA Amount: Funding Source/Fiscal Impact: Receipt of $30,580.00 fair market value Strategic Priority: Improve the Built Environm ent Insurance Required? No Mail to: Phone: n ' APPROVED FOR 61 6 �/ (, _ a+�''� City Manager SUBMITTAL: RECOMMENDATION: Conduct Public Hearing and adopt Resoluti ATTACHMENTS: Description Upload Date Type O Resolution- StevLert Subaru-Surplus 6/2/2015 Resolution f1 E XHIBIT A- Resolution- StevLert Subaru 6/2/2015 Exhibit D StevLert Subaru - Property Appraisal 3.13.2015 6/2/2015 Backup Material Determination of NonsignificanceSEPAStevwart 6812015 Backup Material Subaru - 3.18.2015 Declaration of P roperty Surplus Adjacent to StevLert 6812015 Backup Material Subaru.5.29.15 N W 14E 9 i 0 20 40 IC I s E- ( .; 4 a w ' . 181313-4255 '� ` I I FRANK & PAULA SITEWART ,,'" A7 r~ i y ' HDPE IRRIDA7IINJ NA I h Q. t IRR O lR "n —# y` c° RR IRR I R R —u0 ca 5 r C IR�2 k. ■ �Z '' :� VA VAULT ``I�AI C INA WATER, 9 LDC�aN1T & POWER ER CO. ° t/ ° Z 1 -1 P OHP� �Ir� —„ _.-8 �a' r OHO 0N_ n ide -!P E3HB -- .DO D 1 ... OH ... OHr�— rr v Willow Street 1 0 L I RECEIVED FEB 0 4 2015 CITY OF YAKIMA PLANNING DIV 2803 River JOB NO: 14082 Property Exhibit I. Y 28o3803 WA 98902 DRAWING: 14082prop.dwg Hllibregtse,lAUmant�ss>xiates Inc. Fax 50966.7000 DATE: 2 -3 -14 for, Stewart Subaru IF } DRAWN BY: TDF City of Yakima, Civil Engineering• Land Surveying.Planning www,hlacivilcom CHECKED BY: MRH Yakima County, Washington i1 Korn's Appraisal Service 602 SO. 5TH AVENUE YAKIMA, WA 98902 509- 248 -7010 FAX 509- 457 -7766 RECEIVED March 13, 2015 MAR 1 8 201 Huibregtse, Louman Associates, Inc. Attn: Mr. Mike Heit 2803 River Road Yakima, Washington 98902 Dear Mr. Heit: In accordance with your request, we have valued a strip of land (60 x 270) with permanent water, light & power easements(also known as PP &L Company Wasteway Property), that is situated on the north side of Willow Street and from the west side of N. 5 Avenue to the east side of N. 6 Avenue, which consists of approximately 16,200 square feet of land. which has been estimated by Huibertse, Louman Associates, Inc., consulting engineers The property is owned by the City of Yakima, and is legally described as follows: That portion of the Yakima Water, Light & Power Co., also known as, Pacific Power & Light Wasteway right of way as shown on the plat of Leaming's Addition to North Yakima, according to the official plat thereof recorded in Volume "A" of Plats, Page 71, records of Yakima County, Washington, lying Westerly of the West right of way line of North of 5 Avenue and Easterly of the East right of way line of North 6 Avenue. EXCEPT: that portion of the above described parcel described as follows: Beginning at the Southwest corner of said parcel; Thence N.13 feet along the West line thereof; Thence Southeasterly to a point on the South line of said parcel, said point being 26.00 feet East of the Point of Beginning as measured along the South line thereof; Thence West along said South line 26.00 feet to Point of Beginning; and EXCEPT: the South 3.00 feet as measures perpendicular to the South line thereof. We have inspected the above property and have considered factors relative to value including an investigation and examination of numerous property sales which form the basis for comparison to the subject property. An effort was made to find sales close to subject property, however, other areas have been researched and adjustments have been made for differences. Since building improvements are not present, a cost approach has not been completed. A Sales Comparison Approach which directly compares the subject property to the sale of other properties, has been completed. Easements on and across this parcel of land has eliminated the potential for any structural improvements, limiting the land to landscape beautification or possibly paved parking. Because this is a property which includes utility easements which limits utility and complete use of the land, generally 25 -50% of the fee is considered to be a reasonable and a typical value consideration of this type of condition. Because of subjects somewhat limited use, 35% of the value of the fee is indicated, and considered reasonable. Based upon the above, and information contained in the attached report, we are of the opinion that the market value of the above described property, subject to the assumptions and limiting conditions attached, was as of March 13, 2015 THIRTY TWO THOUSAND FOUR HUNDRED DOLLARS ($32,400) Tadu iae - eamscereied - 94 40:4 - and Definition of Market Value: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised; and each acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. We certify that we have no interest in the subject property either present or contemplated, and that the appraisal fee charged was in no way contingent on the value reported. KORN'S APPRAISAL SERVICE Steal n, SRA ��' Ti IF • S K APPRAISAL SERVICE YAKIMA, WASHINGTON 98902 _ ^ ..�iiAisriw /_ A Q....... n lb ii w Id IN A - fiw u. eA OSTENSIBLE OWNER: The City of Yakima ADDRESS OF THE PROPERTY: North side of Willow Street, between N. 5 Avenue and N. 6 Avenue, Yakima, Washington. PURPOSE OF THE APPRAISAL: The purpose of the appraisal is to set forth a supported opinion of the market value of the easement over subject property. The report is a Summary Report and is prepared under Standard Rule 2 -2 of the Appraisal Standards Board of the Appraisal Foundation. Because this property contains only vacant land, cost and income approaches are not relevant, and only a Sales Comparison Approach will be completed. Because the owners are sufficiently familiar with the property, the report will contain a summary of all information considered significant to the solution of the appraisal problem. GENERAL DESCRIPTION OF THE AREA City of Yakima Yakima is the principal city and county seat of Yakima County. It is allocated at the junction of the Yakima and Naches Rivers, on the floor of the Yakima Valley. It is 17.4 square miles in size, and according to most recent census has a 2010 population of 91,067 and metropolitan population of 243,231. It is 145 miles southeast of Seattle, 200 miles southwest of Spokane and 180 miles northeast of Vancouver, Washington. Yakima was incorporated in 1886, has a Council- Manager type of government, has an assessed valuation of $2,591,498,001 and ranks 9 in size in Washington State. There are over 250 manufacturing firms in the Yakima area which produce a variety of products including farm implements, wood products, packaging, plastic products, clothing, aircraft parts and recreational vehicles. Yakima is the State's leader in value of farm output, with a mature and diverse agricultural base. Yakima continues to be a leader among all counties in the nation in the production of apples, hops and sweet cherries. It is sixteenth nationally in value of total agricultural products sold. With its farm production base, the Yakima area is also a major food processing region. The Yakima Mall, situated in downtown Yakima, is currently undergoing some proposed changes from a mall to a life style complex, with a new hotel having been built in 2008. The downtown is going to be seen as a Cultural Center, with the Capitol Theatre undergoing a $12 million dollar expansion. Transportation facilities and access into and within Yakima County are good. The Yakima Airport at McAllister Field is located approximately five miles southwest of downtown Yakima and is owned by Yakima County and the City of Yakima. It consists of two main runways, both of which have an asphalt surface. The first runway is 7,603 feet in length and 150 feet wide. It uses High Intensity Runway Lighting System (HIRL). The second runway is 3,835 feet in length and 150 feet wide. The second runway uses a Medium Intensity Runway Lighting System (MIRL). The Yakima Air Terminal is an instrument airport utilizing a number of landing an navigational aids. Yakima Regional Airport is serviced by Horizon Airlines with connections to 34 cities throughout the northwest with both passenger and freight service. It has been listed as one of the fastest growing airports in the country. DESCRIPTION OF SUBJECT PROPERTY Because this is a Summary Appraisal, and because all parties concerned with the appraisal are generally familiar with the subject property, a brief description of the subject property is set forth below for a general understanding of the valuation process and the limitations of the subject property. The subject property, as can be seen on the attached SEPA Exhibit, is located in the north central portion of the City of Yakima, just south of Fruitvale Blvd., and north of Willow Street. Subject parcel contains approximately 16,200 square feet of land, which is currently zoned GC, General Commercial. There are Yakima Water, Light & Power Easements across the property which limits the utility of the land to landscape beautification and possible paved parking. ASSESSED VALUE AND TAXES Assessed value for 2015 on subject property is as follows: Improvements Land $ -0- $ -0- Total assessed value = $ -0- Total taxes for 2006 are $ -0- ZONING The subject property is zoned GC - General Commercial District . The purpose and intent of the General commercial District is to accommodate wholesale and retail activities with some high - density residential development. This district is primarily located near and along the major arterials as designated in the Yakima Urban Area Comprehensive Plan. Like the CBD district, a variety of land uses are permitted. However, the intensity of the development is intended to be less than in the CBD district. HIGHEST AND BEST USE The purpose of this section is to analyze alternative uses of the subject property to ascertain which single or possible combination of complementing uses would prove more profitable to the owner, based on present market behavior. The highest and best use has been defined as "that use which, at the time of the appraisal, is more likely to produce the greatest net return to the land and /or building over a given period of time ". In the context of market value, highest and best use is also defined as: "The reasonable and profitable use that will support the highest present value, as defined, as of the effective date of the appraisal ". Alternatively, it is that use, from among reasonable, profitable and legal alternative uses, found to be physically feasible, and which results in the highest land value. In cases where a property has existing improvements on it, it is to be recognized that the highest and best use should include the following reasonable sequences of thought. 1) To what use is it physically possible to put on the site in question? 2)What uses are permitted by zoning and deed restrictions? 3) What possible and permissible uses will produce the highest net return to the owner of the site? and 4) The use must be profitable, not speculative or conjectural, there must be profitable demand for such use, and it must return to the land, the highest net return for the highest period of time. The present zoning was discussed with the City of Yakima, and it was determined that this property would not be typical residential, or desirable residential property. Surrounding uses include: Commercial, and Light Industrial. It is felt that the northerly and westerly portions of this property would be in this category for future development, with the subject (easement area) being located to the southern portion of the property, and generally less desirable for development. Because of subject property (easement) location and the restrictions that now effect the site, it is unlikely subject property could or would ever be used for improvements in a commercial and /or residential way. Therefore, under highest and best use considerations, and with the zoning as stated above, the highest and best use of subject property would be as it is currently being used, or as discussed above. SALES COMPARISON APPROACH -Value of the Land The Sales Comparison Approach to value attempts to compare similar sold properties to subject. The value of the land has been estimated from comparable sales in the general area that could be used for similar purposes. The following sales are used to show land values in the general area, and if possible, similar size parcels should be used for more direct comparison. In most cases, larger parcels of land tend to indicate lower per square foot values, and this condition was also found in this investigation. Items of location, access, utilities and desirability become judgment factors and are generally compared on a more valuable or less valuable basis. Older sales have been raised by 5% per year to reflect time increase. The following sales, which were considered relevant to the subject land pricing, are listed below: 1) 315 N. 6 Avenue, Yakima. WA, Price: $ 30,000 Date: 06/13/2012 Size: 7,405 Sq. Ft. Parcel /Excise #: 191319 - 31430/432203 This is GC (General Commercial) zoned parcel, mostly level and rectangular in shape, is located at the southeast corner N. 6 Avenue and W. "D" Street, and was purchased for commercial use. The property did not have any structural improvements at the time of the sale. This sale shows $4.05 per square foot. 2) 412 S. 2 " Street, Yakima, WA. Price: $ 26,500 Date: 08/16/2013 Size: 6,970 Sq. Ft. Parcel /Excise #: 181324 - 12496/426365 This is GC (General Commercial) zoned parcel, mostly level and rectangular in shape, is located on the west side of S. 2 " Street, between Maple and Pine Streets. The property did not have any structural improvements at the time of the sale. This sale shows $3.80 per square foot. 3) 805 S. 3' Street, Yakima, WA. Price: $ 36,000 Date: 04/10/2013 Size: 13,939 Sq. Ft. Parcel /Excise #: 191319 - 43436, 43437/E002674 This is a sale of two GC (General Commercial) zoned parcels, mostly level and rectangular in shape, is located on the west side of S. 3rd Street between Pacific Avenue and E. Adams Street, and was purchased for additional auto storage. The property did not have any structural improvements at the time of the sale. This sale shows $2.58 per square foot. 4) 512 N 2 " Street, Yakima, WA. Price: $ 24,000 Date: 12/14/2014 Size: 7,405 Sq. Ft. Parcel /Excise #: 191318 - 33419/438497 This is B - (Professions Business District) zoned parcel, mostly level and rectangular in shape, is located at the west side of N. 2 Street, between E. "E" Street and E. "F" Street, and was purchased for parking use. The property had asphalt cover and used as a parking lot at the time of the sale. This sale shows $3.24 per square foot. SALES COMPARISON APPROACH (Cont) The above sales show a range as follows: Land Sale Adjustment Grid Sale Unit Time Location Size Easement Zoning Total Adjusted No. Value Adj Adj Adj Adj Adjustments Unit Value 1 $4.05 06/12 Avg /Gd 7,405 sf Avg /Gd GC +10% _ -15% -35% _ -40% ($1.62) $2.43/Sq. Ft. 2 $3.80 08/13 Average 6,970 sf Avg /Gd GC +05% +05% -15% -35% _ -40% ($1.52) $2.28/Sq. Ft. 3 $2.58 04/13 Average 13,939 sf Ave /Gd GC +07% +05% _ -35% _ -23% ($0.59) $1.99/Sq. Ft. 4 $3.24 12/14 Average 7,405 sf Ave /Gd B -1 +05% -15% -35% — -45% ($1.46) $1.78/Sq. Ft. Subject 3/15 Avg /Gd 82,764 sf Avg- GC CONCLUSION TO VALUE The above sales show an unadjusted range of value from $2.58 to $4.05 per sq. ft. After adjustment considerations for time, location, size, as well as the easement restriction, the sales reflected an adjusted range of value from $1.78 to $2.43 per sq. ft. Based upon all above information, subject property is indicated at $2.00 per square foot overall, or would show as follows: Site Value: 16,200 Sq. Ft. @ $2.00 per Sq. Ft. = $32,400 ASSUMPTIONS AND .LIMITING CONDITIONS The appraiser certification that appears in the appraisal report is subject to the following conditions: 1. Total land area was taken from records available. No survey of the property was examined. 2. All dimensions and legal descriptions are assumed to be correct as found through available records or on- the - ground inspection. No guarantee is made as to correct legal description or acreage. 3. No title report was examined. Good title is assumed with no value depreciating encumbrances. 4. No legal questions are considered, such as titles, encumbrances, etc. the property is appraised as though free and clear. 5. All information as found in data furnished is deemed to be reliable. If any errors are found, the right is reserved to modify the conclusions reached. 6. No guarantee is made as to the correctness of estimates or opinions furnished by others and used in making this report. 7. In computing values, figures has usually been rounded off to the nearest significant figure. 8. This appraisal should be used for the purpose stated and should not be used in whole or in part for any other purpose. 9. Where the value of the land and the improvements is shown separately, the value of each is segregated only as an aid to better estimate the value of the whole, and the value shown for either may or may not be its correct fair market value. 10. Employment to make this appraisal does not require testimony in court with reference to the property, unless mutually satisfactory arrangements are made previously. 11. This appraisal is made in conformity with the standards of the Appraisal Institute, of which I am a member. 12. Neither all nor any part of the contents of this report shall be conveyed to the public through advertising, public relations, news sales or other media, without the written consent and approval of the appraiser, particularly as to the valuation conclusions and identify of the appraiser or firm with which he is connected, or any reference to the SRA designation. ASSSUMPTIONS AND LIMITING CONDITIONS (Cont.) 13. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, all attached equipment and fixtures, or structures that would render it more or less valuable. The appraiser assumes no responsibility for such conditions or for the engineering that might be required to discover such factors. Equipment is assumed to be of sufficient capacity and good working order for the property. 14. The appraiser is not aware of any existing hazardous substances on or within the subject land, or any other environmental conditions present that may be of a detrimental nature. The appraiser is not an expert on these items, however; any clearance on environmental items should come from recognized experts. 15. Appraisal fee charged was in no way contingent on the valuation of the property. ENVIRONMENTAL DISCLAIMER: The value estimated is based on the assumption that the property is not negatively affected by the hazardous substances or detrimental environmental conditions unless otherwise stated in this report. The appraiser is not an expert in the identification of hazardous substances or detrimental environmental conditions. The appraiser's routine inspection of and inquiries about the subject property did not develop any information that indicated any apparent significant hazardous substances or detrimental environmental conditions that would affect the property negatively unless otherwise stated in this report. It is possible that tests and inspections made by a qualified hazardous substance and environmental expert would reveal the existence of hazardous substances or detrimental environmental conditions on or around the property that would negatively affect its value. CERTIFICATION: I certify that, to the best of my knowledge and belief, - the statements of fact contained in this report are true and correct to the best of my knowledge. - the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, professional analyses, opinions and conclusions. - I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three -year period immediately preceding the acceptance of this assignment. - I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. - my engagement in this assignment was not contingent upon developing or reporting predetermined results - my 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. - my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP) as adopted by the Appraisal Standards Board of the Appraisal Foundation, and with the requirements of the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute. - the appraisal assignment was not based on a requested minimum valuation, a specific valuation, or loan approval. The employment of the appraiser was not conditioned upon the appraisal producing a specific value or value within a given range. - the Appraisal Institute conducts a voluntary program of continuing education for its designated members. MAIs and SRAs who meet the minimum standards of this program are awarded periodic educational certification. I am currently certified under this program, and are certified by the State of Washington. - Steve Korn, SRA & John Timm made a personal inspection of the property that is the subject of this report. - no one provided significant real property appraisal assistance to the person signing this certification. Steve rn, SRA O _ F. Timm, IFAS ADDENDA SUBJECT PICTURES ii J . . iiiiiiii — .... • Y i. a -\ ~ h ~ .tit �!:�'• •• 1 { Looking East Through Subject From No. 6 Avenue : qt y s 1 " �C �' • 0 �y'}: ) '" 07.1.4.:-,- .y } '� �y . ``;�) ,..v' >> .,, ''a- 1 I • -- —� 't ! 1;1;1 \ ,. � .>>.•�; �. ��_ Looking North From SW Corner of Subject Property SUBJECT PICTURES i i i r 1 . T „_. \ } } �i ,. ,. ... . �l . - _ A !AT•..xs 11'.y.,; •.! 3_i_ is . ;........ .3 I L —LA.. J.—L.A. • i .1 � --. .'4 7r; S . Looking East Along South Line Of Subject From Willow Street N W S 0 20 40 ri am : � / 18133 - {2,I /�� � mu 111 ::..::::::: ■: _ f' y . : . ` I '= FRANK & PAULA S"EVIIaRT , // / I �: _ • - .: . 1/ - , J am ^f E■ C m ■■■LLL 0 :1, • . • , °. . t ;.' d ff 1 w I.( e �� �� / / / f; / Al / / .. / , t it. a + 1 , u7 � * I }"' Val Nt + , CO " TION MAI Y l �.p . fi `� 4 L IRR !� . � � .; ".... fi., f� t. - IRR IRR � I � DPE IRRIGA �R a d o �I ° • o O i D i Z I 1 t I + \` ,la+ Y G�D�Iv11A IATC�R, LMFIT a POWER ER CO. R/N/ !: , H P r- 4 HP 0H — �P OHPE 0 R � n '�.'� D NM NM 1 M �` .9 .1.1. -- -- Willow Street - - -- - _ • 1 — — — �0 — — - o 1 2803 River Road JOB NO: 14082 Property Exhibit [[j Yaldma, WA 989o2 DRAWING: 14O82prop.dwg 509.966.7 DATE: 2 -3 -14 for, Stewart Subaru .41t.. Huibl'egtse, Louman Associates, Inc. Fax 509.965.3800 DRAWN BY: TDF City of Yakima, Civil Engineering + Land Surveying•Planning 1 www.lacivil.com CHECKED BY: MRH Yakima County, Washington - Yri ' i COMMUNITY DEVELOPMENT DEPARTMENT ii`' �a Planning Division J..; 129 North Second Street, 2nd Floor Yakima, Washington 98901 ''' 1 Phone (509) 575 -6183 • Fax (509) 575 -6105 Iiillimor • y ask.planning@yakimawa.gov • http: / /www.yakimawa.gov /services /planning/ Washington State Environmental Policy Act Determination of Nonsignificance City of Yakima, Washington March 18, 2015 Project Description: "PP &L Company Wasteway" Surplus Property project proposal is to add a 57 foot by 270 foot portion of the 60 by 270 foot canal right -of -way property to the existing Stewart Subaru Campus. The land has an irrigation pipe running through the center of it and an overhead power line running across the property. The proposal would extend fencing around the property, providing an access gate for the City to access the irrigation line. The completed project will cover the surplus land with landscaping to improve the appearance, and the remainder will be covered in asphalt. The Stewart Subaru will purchase the currently unmaintained piece of canal right -of -way from the City of Yakima and landscape it, improve the appearance, and keep it maintained as part of the Stewart Subaru campus. Proponent: Stewart Subaru / Property Owner Location: 506 Fruitvale Blvd. Parcel Number(s): 18131342525; 18131399988 Lead Agency: City of Yakima File Number: SEPA #004 -15 Determinations: The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. 13 This DNS is issued after using the optional DNS process in WAC 197 -11 -355. There is no further comment period on the DNS. Responsible Official: Joan Davenport Position / Title: SEPA Responsible Official Phone: (509) 575 -6183 Address: 129 N 2nd Street, Yakima, WA 98901 Date: March 18, 2015 I Signature: IAA �, © You may appeal this determin n to: Joan Davenport, AICP, Director of Community Development, at 129 N 2 Street, Yakima, WA 98901. No later than: April 1, 2015 By method: Complete appeal application form and payment of $580 appeal fee. You should be prepared to make specific factual objections. Contact the City of Yakima Planning Division to read or ask about the procedures for SEPA appeals. Yekime t Code Administration (509) 575 -6126 • Planning (509) 575 -6183 •Office of Neighborhood & Development Services (509) 575 -6101 " 1 N W li 10 p E 0 20 40 1 V u_J rp. / ! F 1 _ imi min III - : - to i 181313 -42525 / r : • ; �S :• _ `` - I I FRANK & PAULA STEWART '% ..fff o.) 0 t � ,:I �` 4 �— i . - - l f / . { ■. .+ Wit._.= . r �`. /,, F t we - v. •_:.•3 INN 1 °L ' r 3 HDPE IRRIGA710N MAI pj � L IRR !� � ,}} i . ; , oc� IRR R R I f R R fn m I i�+lT.-. - C I R D �� Z A l' 1v\°,. �':‘ IMORiPdI 0 4 WATER, POWER 0 ::::: D O } A %AULT VAK MA LDOG�T & POnMC G CO. .i a 1 1 118 : • -P OH'ii �.. - . OHP OyPU nH8 �Np �HP D 11116 D OHF— v �'� /1f\ ■ ■■ �' P: h . x — fix K X II 1 M ii' " Willow Street I 0 l 1 — — — I_ — 0 0 � 1 i RECEIVED FEB 0 4 2015 CITY OF YAKIMA PLANNING DIV 28o3RiverRoad JOB NO: 14082 4 .4 I Yakima, Property Exhibit DRAWING: 14082prop.dwg 1lilllf�gtSE,lAilIDanA550C1at�5 Inc. Fax 5 99 380o DATE: 2 -3 -14 for, Stewart Subaru DRAWN BY: TDF City of Yakima, Civil Engineering • Land Surveyingeplanning www.hlacivil.com CHECKED BY: MRH Yakima County, Washington N W . E 0 20 40 ■r ��'� ' M I S • r.. f A:.., f ' ,/ f F a I FS - � . ' am �R ! 1N• 1 8 1 31 3 -42525 ::I 1 � i ::0 n • -•;r r _ FRANK & PAULA StEWART • , - ' . - a) , ■■ C e }.:z. I t : f� / ■■ o� V::'• ..i :•:i : CY /. C •,„..,,„ „,.. ....._ 0 II , WO INi. .':1-' L-- 7A:g .. - 1 i „ , . •.-...:12. , , ---- 1 ._.„__ ifi ,, ,, ,,, ./..,,. ,, _.,, ., .. .., • .............,........... _ ....„,•, ° r � r J p C i } � _ LANDSCAPE _ ■■ ,.,: 3 HDPE IRRIGATION MA _� IDRR lo Z V •I - ' t ��, E' - IRR — IRR I R R io til J 1R�2 ii ;- �IQG��fM1Q C'li QG� GIT ROWER CEO. G In Z ;: � Iii , �� �� ' � _ -: ■■ f'� / , ■ 1 �ms000 D 0C?HP I OH ■ NEW 10' GATE LANDSCAPE M MI 8 Willow Street r 1 0 _ o 1 — — — — 0 1 I 1 RECEIVED FEB 0 4 2015 CITY OF YAKIMA PLANNING DIV 28o3RiverRoad JOB NO: 14082 SEPA Exhibit Yakima WA989o2 DRAWING: 14082prop.dwg I �IIl ]Ieg1S2,LollI3laIlASSDCl81PS I Inc. F g g6531oo DATE: 2 -3 -14 for, Stewart Subaru DRAWN BY: TDF City of Yakima, Civil Engineering *Land SurveyingoPlanning www.hiacivn.com CHECKED BY: MRH Yakima County, Washington ti t \1 ;tvo _.t.. _ ' 5, 7 ...„, Pro j ect Vicinity Map . .....-- ,,,, 1 , 'itt r i • ' �t t • •a + F i s E pA# 0 04_1 5 , / .. l l'e .0• i • ! ...„ Related Projects: t -0,,, r y . y � T • • * T Applicant: HUIBREGTSE LOUMAN ASSOCIATES INC t, /a. ••.• Location: 506 FRUITVALE BLVD { '4 rte -► • • � " + a. ORAT1.1 { Tuesday - 02/24/2015 - 11:43:21 Contact City of Yakima Planning Division at 509 -575 -6183 City of Yakima - Geographic Information Sevices (.- Z Bartlett Fl Q - L c 4ur lq Lu .:AicOn - - �•od�son Ave I 4114 Yakima a Inn a i ' El, o_ W:J - = \g, _ Barge Lincoln i - Ueparlme - Elam cam 07 Social , • < - \ E J `t School yVlh Sery e6 , ` ■ to Hathaivay St -- - z Hathaway -SI_ c MOSS, \ \ E I'St��- ;. ; iii f•�s. � I %` -- ® r• l . C\ - / u I aur-eI St- C"t SRI ' Soaal Searlry Laure:.St- a Koh .0 I + :K- Administration Yakima VA Z h : • v i tj 0 , Valley Cine Z QIC L . _, u m '16 c.- oil go _e— FruitvalerBlvd v Fruitvale.Blvd Red i.. cl -- i • . 11 E N;SV' pjs fk\ . r_ E r — ..Qum ,a!; High s V V r..--_-:-.- Bair ai A � 7 - , .ar rett SI In ■ U ' \ ^el ` s■ � r II \ ,o , Wiwi? a r N 1 • rl +I \ Ec ' ■ -a a • ■■■ ��� �. �• • � z � � I� • L•� � Saan.A e � SwBn _ A" s In g a•l; i S t \ j • f •■ • r /�■� �� t' F' -�.. r!)epw. • _ �, • ■ = i't� ` \ Rana/ II 0 semi I Jerome Av - .S m. • d \ Lodge 1 :II II' : . P s 1 \ ‘ "'t. • .s-4 A - Gann cia ar • . Al it .. Fairbanks Ave I • dA n Eb,..ergar a r . 0 " p * : - .1.1 . \ \ -, Rep le i ff P •a .i B'>+1 N ■1.■�f .1. ' . l Yaki Slalimre ° M eallea I p a• rear,' N AM I Sources: Esri, DeLorme, NAVTEQ, TomTom, Intermap, increment Corp., 1 10 000 •° •• I • • • . - • GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, . f 61 is ■�• ■•. ■��ti1 es ■ F Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swiss opo, and the GIS User Community Proposal: Proposal to add a 57 foot by 270 foot portion of the 60 foot by 270 foot canal right -of -way property to the existing Stewart Subaru campus in the GC zoning district. Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. OFFICE OF THE CITY CLERK ` ) 129 North Second Street • ` -3 Yakima, Washington 98901 \� ,, Phone (509) 575 -6037 • Fax (509) 576 -6614 CITY OF YAKIMA NOTICE OF PUBLIC HEARING DECLARATION OF SURPLUS PROPERTY ADJACENT TO STEWART SUBARU NOTICE 15 HEREBY GIVEN that the Yakima City Council will conduct a public hearing to consider declaration of surplus property and authorizing disposition by sale to the adjoining property owner, Stewart Subaru, 506 Fruitvale Boulevard, Yakima, Washington. The property subject to declaration of surplus is a parcel 15,290 square feet in size located south of and adjacent to Stewart Subaru, along Willow Street. The property was originally used as an irrigation ditch but has since been piped and filled. If approved, the subject property will be sold for the fair market value, determined by appraisal to be $30,580, with the City retaining appropriate easements for existing utility lines. Said public hearing will be held on June 16, 2015 at 6:30:00 p.m., or as soon thereafter as the matter may be heard, in the City Council Chambers at Yakima City Hall, 129 North Second Street, Yakima. Any citizen wishing to comment on this request is welcome to attend the public hearing or contact the City Council in the following manner: 1) Send a letter via regular mail to "Yakima City Council, 129 N. 2n Street, Yakima, Wa. 98901'; or, 2) E -mail your comments to citycouncil(c�yakimawa.gov. Include in the e-mail subject line, "surplus property." Please also include your name and mailing address. Dated this 29 day of May, 2015. Sonya Claar Tee, CMC City Clerk