No preview available
HomeMy WebLinkAboutC24-045 Hwy 131 & Ute Creek Rd._Right of Way Waiver Evaluationcc: Project Development Branch – Right of Way Program - original CDOT Form #919 Region ROW Version 2016-12 Previous editions are obsolete and may not be used EAGLE COUNTY FAIR MARKET VALUE WAIVER VALUATION Project Code: Access Permit 322051 Project No.: N/A Parcel No.: RW-1 & RW-2 Owner Name: Board of Water Commissioners Location: Vacant land north of Wolcott County: Eagle  Brief description of subject and taking: The Subject property is a vacant parcel located north of Wolcott, Eagle County, State of Colorado. According to assessor records and vesting documents the subject property contains approximately 269.92 acres more or less. Parcel RW-1 contains 6112 square feet is for Hwy 131 right-of-way, utilities and construction and maintenance of the round-a-bout. Parcel RW-2 contains 6281 square feet is for Hwy 131 right-of-way, utilities and construction and maintenance of the round-a-bout Land/Site Value Part Taken Parcel or Easement # (except TE) Area SF or AC $/Unit Easement Burden % RW-1 6112 SF $0.16/SF $ 977.92 RW-2 6281 SF $0.16/SF $1,004.96 $ $ $ Total Land $ 1,982.88 Improvements Value Part Taken: Describe Below Contributory Value: Per Unit Basis or Lump Sum Basis None $ $ $ $ + Total Improvements + $ TE Purpose Area SF or AC $/Unit x % rate of return x duration +Total Temporary Easements and Damages (Cost to Cure) = Total Compensation Estimate RD= $2,000.00 Has the owner or designated representative accompanied the Department’s representative during inspection of the property? Yes No REVISED WV: This Revised WV supersedes WV # , dated Signed (Waiver Valuation Preparer): By: Matt Sheader, A Project Resource, LLC Date: 10/2/2023 The dollar amount above is approved as Just Compensation by: The County of Eagle Date: DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 Jeff Shroll 1/23/2024 County Manager A Project Resource, LLC 230 E. Main Street Cedaredge, CO 81413 (970) 856-3023 aprojectresource@gmail.com aprojectresource@gmail.com A Project Resource, LLC (970) 856-3023 230 E. Main Street, Cedaredge, CO 81413 CDOT Access Permit No: 322051 Location: SH 131 at Ute Creek Rd Parcel Nos. RW-1 & RW-2 VALUE FINDING / APPRAISAL WAIVER VALUATION Description of Project: Eagle County and the Colorado Department of Transpiration are commencing a Round-a-bout project located at the intersection of State Highway 131 and Ute Creek Rd in Eagle County Colorado. Said intersection is approximately 2 miles north of the Town of Wolcott. Eagle County will also be improving Ute Creek Rd, South and East of this intersection. Construction is proposed to commence in the Spring of 2025 and should be completed within a year after the start of construction. Ute Creek Rd goes to the Eagle County landfill and is a busy intersection due to that reason. Description of Subject: The Subject property is a vacant parcel located north of Wolcott, Eagle County, State of Colorado. According to assessor records and vesting documents the subject property contains approximately 269.92 acres more or less. The subject property is purported to be vested to the City & County of Denver, Board of Water Commissioners, as evidenced by assessor records of the Eagle County, Colorado Records. The subject property is vacant with native grasses and bushes. State Highway 131 bisects the property almost down the middle and Alkali Creek runs along the westerly side of the highway. The topography is hilly. Parcel RW-1 is on the westerly side of Hwy 131 and is between Alkali Creek and the Highway. Parcel RW-2 is on the easterly side of Hwy 131 and is mostly a steep hillside. Please see pictures enclosed. Description of Acquisition:  Parcel RW-1 contains 6112 square feet is for Hwy 131 right-of-way, utilities and construction and maintenance of the round-a-bout. This parcel is to be acquired in fee simple in the name and on the behalf of the Colorado Department of Transportation (CDOT);  Parcel RW-2 contains 6281 square feet is for Hwy 131 right-of-way, utilities and construction and maintenance of the round-a-bout. This parcel is to be acquired in fee simple in the name and on the behalf of the Colorado Department of Transportation (CDOT); No improvements appear to be affected or impacted by the project other than native vegetation. I inspected the proposed parcel on May 16, 2023 and again on September 14, 2023. The owner or designated representative was not present during inspection of the property. DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 CDOT Access Permit No: 322051 Location: SH 131 at Ute Creek Rd Parcel Nos. RW-1 & RW-2 aprojectresource@gmail.com A Project Resource, LLC (970) 856-3023 230 E. Main Street, Cedaredge, CO 81413 Sales information/Value Analysis: I researched and investigated all applicable vacant land sales in the subject neighborhood in Eagle County for properties larger than 35 acres as shown in the below chart. After analysis, the sales indicate a MEAN of $5,396 an acre or $0.12 per square feet with an AVERAGE of $5,441 per acre or $0.12 per square feet. I was unable to find any larger acreages sold in the area recently. The property is exempt from taxation however the assessed value indicates the property to be valued at $0.17 per square foot. I took into consideration that all the sales listed above are in a less desirable and remote area with most of them being several miles north of the subject with limited if not seasonal access. After comparison sale 4 seems the most similar to the subject. In conclusion I estimate the subject property unit value to be at the upper end of the sales found which is closer to the assessed value to total $7,000 per acre or $0.16 per square foot. Damages/Benefits/Improvements:  Damages - As the acquisition is minor, I do not see any evidence of any adverse impact on the remainder property.  Benefits - None  Improvements - None Value Finding Estimate: The information below is the estimated cost of the right-of-way required for the construction of the above captioned project. As shown, the totals include the estimated value of the land to be acquired, the value of any improvements thereon and the damage and benefits, if any, to the remaining land. This value finding estimate or appraisal waiver valuation is prepared pursuant to 49 CFR part 24.102 and should not be considered an appraisal.  Parcel RW-1: 6112 sf x $0.16 per sf. = $ 977.92  Parcel RW -2: 6281 sf x $0.16 per sf. = $1004.96 Sub total = $1982.88 Total Compensation Estimate = $ 2,000.00 rounded Prepared this 2nd day of October 2023. DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 CDOT Access Permit No: 322051 Location: SH 131 at Ute Creek Rd Parcel Nos. RW-1 & RW-2 aprojectresource@gmail.com A Project Resource, LLC (970) 856-3023 230 E. Main Street, Cedaredge, CO 81413 I, Matt Sheader, Principle of A Project Resource, LLC have inspected the subject property, investigated and researched numerous web sites containing sales and listing information of similar properties in the subject area to derive at this estimate. I am not a licensed appraiser and I derive no direct or indirect, present or contemplated future personal interest or benefit from the parcel’s acquisition: ________________________________ Matt Sheader, Right-of-Way Manager A Project Resource, LLC Enclosure(s), Assessor property summary, ROW plan sheet with legal descriptions and photos of subject property. DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 CITY & COUNTY OF DENVER C/O: BOARD OF WATER COMMISSIONERS 1600 W 12TH AVE DENVER, CO 80204-3412 Account: R056435 Tax Area: SC077 - WOLCOTT (AREA) - SC077 Acres: 269.920 Parcel: 1941-033-00-002 Situs Address: WOLCOTT AREA, 0 Value Summary Value By:Market Override Land (1)$2,077,300 N/A Total $2,077,300 $2,077,300 Legal Description Tract: 42 Section: 3 Township: 4 Range: 83 PART OF, TRACT 40 PART OF BK-0384 PG-0810 WD 05-03-84 Public Remarks Entry Date Model Remark 08/02/2005 PARCEL IS SPLIT BY TAX DISTRICTS. SEE SCHEDULE R056434. Land Occurrence 1 Abstract Code 9139 - EXEMPT-COUNTY-LAND Percentage 100.0 Use Code 9000 - EXEMPT Neighborhood 901 - OUTLYING NEIGHBORHOOD 901 Land Code 9390 - 901 OUTLYING 100 AC >Super Neighborhood 750 - OUTLYING EAGLE/GYPSUM/AVON/VAIL/MINTU RN Size 269.92 Acreage Adjustment 90600 - 901 ACREAGE_ADJ 600 AC +/- SubArea ACTUAL EFFECTIVE HEATED FOOTPRINT Land A 269.92 Total 269.92 Value Rate Rate Rate Rate Property Record Card Eagle A#: R056435 P#: 194103300002 As of: 06/20/2023 Page 1 of 2 DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 Land Occurrence 1 Value Rate Rate Rate Rate $2,077,300 7,695.98 Abstract Summary Code Classification Actual Value Taxable Value Actual Override Taxable Override 9139 EXEMPT-COUNTY NON-RES LAND $2,077,300 $602,420 NA NA Total $2,077,300 $602,420 NA NA Property Record Card Eagle A#: R056435 P#: 194103300002 As of: 06/20/2023 Page 2 of 2 DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 Hwy 131 and Ute Creek Road Roundabout The subject property is approximately 2 miles north of the town of Wolcott. The proposed project is located at the southerly edge of the subject property. The project limits are from mile post 2.03 to 2.11 along Hwy 131 Approximate location of Parcels RW-1 (left) and RW-2 (right). Located at the intersection of State Highway 131 and Ute Creek Rd DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 Viewing North RW-1 on the Left and RW-2 on the Right Hwy 131 and Ute Creek Road Viewing North Parcel RW-1 DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 Hwy 131 and Ute Creek Road Viewing North RW-2 on the Right Viewing North Parcel RW-2 DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70 Hwy 131 and Ute Creek Road Viewing SE at Ute Creek Rd RW-2 on the left Viewing North Proposed Roundabout at intersection DocuSign Envelope ID: 29687839-1D4A-40B2-B1D5-DE866D0A4B70