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2022.10.03 Council Meeting Packet
AGENDA City Council Regular Meeting 7:00 PM - Monday, October 3, 2022 City Council Chambers & GoToWebinar Page 1. MEETING INSTRUCTIONS for REMOTE ACCESS - Individuals, who would like to provide public comment remotely, may continue to do so by filling out the online form via the City’s website (www.pasco-wa.gov/publiccomment) to obtain access information to comment. Requests to comment in meetings must be received by 4:00 p.m. on the day of this meeting. To listen to the meeting via phone, call (631) 992-3211 and use access code 613-585-088. City Council meetings are broadcast live on PSC-TV Channel 191 on Charter/Spectrum Cable in Pasco and Richland and streamed at www.pasco- wa.gov/psctvlive and on the City’s Facebook page at www.facebook.com/cityofPasco. 2. CALL TO ORDER 3. ROLL CALL (a) Pledge of Allegiance 4. CONSENT AGENDA - All items listed under the Consent Agenda are considered to be routine by the City Council and will be enacted by roll call vote as one motion (in the form listed below). There will be no separate discussion of these items. If further discussion is desired by Council members or the public, the item may be removed from the Consent Agenda to the Regular Agenda and considered separately. 6 - 22 (a) Approval of Meeting Minutes for September 19th, 26th and 27th To approve the minutes of the Pasco City Cou ncil Regular Meeting held on September 19, 2022, Regular Workshop held on September 26, 2022, and Special Listening Session held on September 27, 2022. 23 - 24 (b) Bills and Communications Page 1 of 291 To approve claims in the total amount of $4,657,609.09 ($3,154,471.67 in Check Nos. 250928-251257; $523,582.65 in Electronic Transfer Nos. 837014-837026, 837081-837087, 837199-837220, 837254- 837350, 837361-837598, 837600; $21,064.10 in Check Nos. 54125- 54141; $958,490.67 in Electronic Transfer Nos. 30180661-30181226). 25 - 31 (c) Ordinance No. 4610 & Resolution No. 4256 - Budget Adjustment & Bid Award for Animal Shelter Offsite Improvements To adopt Ordinance No. 4610, amending the 2021-2022 Biennial Budget (Ordinance No. 4560) of the City of Pasco Washington, by proving supplement thereto; to provide additional appropriating in the City's General CIP Fund for the Animal Shelter Facility (S. 18th Avenue) project. To adopt Resolution No. 4256, awarding Bid No. 17999A for the Animal Shelter Facility (S. 18th Avenue) project to Double J. Inc. of Richland, Washington and further Authorize the City Manager to execute the contract documents and allowing all necessary budget adjustments. 32 - 41 (d) Resolution No. 4257 - Change Order No. 7 with Cascade Bridge LLC. for the Lewis Street Overpass Project To approve Resolution No. 4257, authorizing the City Manager to execute Change Order No. 7 to the Construction Contract with Cascade Bridge, LLC. for the Lewis Street Overpass project. 42 - 45 (e) Resolution No. 4258 - Funding Application to Ecology for Process Water Reuse Facility Pretreatment Improvements (Phase 2) Winter Storage Ponds To approve Resolution No. 4258, authorizing the submittal of a Department of Ecology Clean Water State Revolving Fund Loan Application for the Process Water Reuse Facility Phase 2 project. 46 - 65 (f) Resolution No. 4259 - Franklin County Irrigation District License Agreement: Transmission Main - West Pasco Water Treatment Plant to Zone 3 Project To approve Resolution No. 4259, authorizing the execution of a License Agreement between the City of Pasco and the Franklin County Irrigation District for easement access during construction of the City's Zone 3 Transmission Main. 66 - 85 (g) Resolution No. 4260 - Award and Acceptance of 2021 SAFER Grant To approve Resolution No. 4260, approving the acceptance of the Staffing For Adequate Fire And Emergency Response (SAFER) Grant awarded by the U.S. Department of Homeland Security Federal Emergency Management Agency. Page 2 of 291 (RC) MOTION: I move to approve the Consent Agenda as read. 5. PROCLAMATIONS AND ACKNOWLEDGEMENTS 6. VISITORS - OTHER THAN AGENDA ITEMS - This item is provided to allow citizens the opportunity to bring items to the attention of the City Council or to express an opinion on an issue. Its purpose is not to provide a venue for debate or for the posing of questions with the expectation of an immediate response. Some questions require consideration by Council over time and after a deliberative process with input from a number of different so urces; some questions are best directed to staff members who have access to specific information. Citizen comments will normally be limited to three minutes each by the Mayor. Those with lengthy messages are invited to summarize their comments and/or submit written information for consideration by the Council outside of formal meetings. 7. REPORTS FROM COMMITTEES AND/OR OFFICERS (a) Verbal Reports from Councilmembers 8. HEARINGS AND COUNCIL ACTION ON ORDINANCES AND RESOLUTIONS RELATING THERETO 86 - 93 (a) Public Hearing & Ordinance No. 4611 - Tri-Cities Animal Shelter Right-of-Way Vacation (VAC 2022-005) CONDUCT A PUBLIC HEARING MOTION: I move to adopt Ordinance No. 4611, vacating Court Street and Lena Street in Block 10 of Oakley's Riverfront Addition to Pasco ; and further; authorize publication by summary only.. 9. ORDINANCES AND RESOLUTIONS NOT RELATING TO HEARINGS 94 - 115 (a) Resolution No. 4261 - Capital Improvement Plan (CIP) for 2023- 2028 Projects MOTION: I move to approve Resolution No. 4261, approving the Capital Improvement Plan for calendar years 2023 - 2028. 116 - 289 (b) Ordinance No. 4612 - Local Improvement District No. 151 Northwest Sewer LID - Final Assessment MOTION: I move to adopt Ordinance No. 4612, approving and confirming the assessments and assessment roll of Local Improvement District No. 151 for the constru ction of new sanitary sewer trunk line and other sewer improvements in the City’s Northwest (Broadmoor) area, as provided by Ordinance No. 4483, and levying and assessing a part of the cost and expense thereof against the Page 3 of 291 several lots, tracts, parcels of land and other property as shown on the assessment roll. 10. UNFINISHED BUSINESS 11. NEW BUSINESS 12. MISCELLANEOUS DISCUSSION 13. EXECUTIVE SESSION (a) Consideration of Site Selection or Acquisition of Real Estate Purchase or Lease if Likelihood That Disclosure Would Increase Price per RCW 42.30.110(1)(b) (15 minutes) 14. ADJOURNMENT 15. ADDITIONAL NOTES (a) (RC) Roll Call Vote Required * Item not previously discussed Q Quasi-Judicial Matter MF# “Master File #....” 290 - 291 (b) Adopted 2020-2021 Council Goals (Reference Only) (c) REMINDERS • Monday, October 3, 1:30 PM: Emergency Medical Services Board Meeting – Fire Training Center, 1811 S. Ely, Kennewick (COUNCILMEMBER PETE SERRANO, Rep.; COUNCILMEMBER IRVING BROWN, Alt.) • Tuesday, October 4, 6:30 pm, 2nd Special Listening Session - Pasco Police Regional Training Center, 204 W. Clark Street (COUNCIL) • Thursday, October 6, 5:30 PM: Parks & Recreation Advisory Board Conference Room 5, Pasco City Hall (COUNCILMEMBER DAVID MILNE, Rep.; COUNCILMEMBER PETE SERRANO, Alt.) • Monday, October 10, 11:45 AM: Pasco Chamber of Commerce Membership Lunch Meeting – Pasco Red Lion Hotel • Monday, October 10, 6:00 PM: Old Fire Pension Board Meeting – City Hall Conference Room 1, Pasco City Hall (MAYOR BLANCHE BARAJAS, Rep.; MAYOR PRO TEM CRAIG MALONEY, Alt.) Page 4 of 291 This meeting is broadcast live on PSC-TV Channel 191 on Charter/Spectrum Cable in Pasco and Richland and streamed at www.pasco-wa.gov/psctvlive. Audio equipment available for the hearing impaired; contact the Clerk for assistance. Servicio de intérprete puede estar disponible con aviso. Por favor avisa la Secretaria Municipal dos días antes para garantizar la disponibilidad. (Spanish language interpreter service may be provided upon request. Please provide two business day's notice to the City Clerk to ensure availability.) Page 5 of 291 AGENDA REPORT FOR: City Council September 14, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Debra Barham, City Clerk Administrative & Community Services SUBJECT: Approval of Meeting Minutes for September 19th, 26th and 27th I. REFERENCE(S): 09.19.2022, 09.26.2022 & 09.27.2022 Draft Council Minutes II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: To approve the minutes of the Pasco City Council Regular Meeting held on September 19, 2022, Regular Workshop held on September 26, 2022, and Special Listening Session held on September 27, 2022. III. FISCAL IMPACT: None IV. HISTORY AND FACTS BRIEF: V. DISCUSSION: Page 6 of 291 MINUTES City Council Regular Meeting 7:00 PM - Monday, September 19, 2022 City Council Chambers & GoToWebinar CALL TO ORDER The meeting was called to order at 7:00 PM by Craig Maloney, Mayor Pro Tem. ROLL CALL Councilmembers present: Craig Maloney, Irving Brown, Joseph Campos, David Milne, Zahra Roach, and Pete Serrano Councilmembers absent: Blanche Barajas Staff present: Dave Zabell, City Manager; Adam Lincoln, Deputy City Manager; Darcy Buckley, Finance Director; Colleen Chapin, Human Resources Director; Eric Ferguson, City Attorney; Bob Gear, Fire Chief; Zach Ratkai, Administrative & Community Services Director; Ken Roske, Police Chief; Rick White, Community & Economic Development Director; Steve Worley, Public Works Director; and Krystle Shanks, Deputy City Clerk. The meeting was opened with the Pledge of Allegiance. CONSENT AGENDA Approval of Meeting Minutes for September 6th and September 12th To approve the minutes of the Pasco City Council Regular Meeting and Regular Workshop held on September 6, 2022, and September 12, 2022, respectively. Bills and Communications Approving Claims in the Total of $4,565,437.65 and Approving Bad Debt Write-Off in the Total of $239,234.02 To approve claims in the total amount of $4,565,437.65 ($2,918,765.77 in Check Nos. 250684-250927; $637,043.23 in Electronic Transfer Nos. 837244-837245, 837249-837252; $22,333.37 in Check Nos. 54097 -54124; $986,160.76 in Electronic Transfer Nos. 30180052-30180660; $1,134.52 in Electronic Transfer Nos. 173-175). Page 1 of 11Page 7 of 291 To approve bad debt write-off for Utility Billing, Ambulance, Cemetery, General Accounts, Miscellaneous Accounts, and Municipal Court (non-criminal, criminal, and parking) accounts receivable in the total amount of $239,2 34.02 and, of that amount, authorize $0.00 to be turned over for collection. Resolution No. 4245 - 2023 Community Development Block Grant (CDBG) Annual Work Plan and Allocations To approve Resolution No. 4245, approving the Program Year 2023 Community Development Block Grant Allocations and Annual Work Plan. Resolution No. 4246 - 2023 HOME Annual Work Plan and Allocations To approve Resolution No. 4246, approving the Federal 2023 HOME Annual Work Plan and Allocation. Ordinance No. 4607 & Resolution No. 4247 - Budget Amendment & Bid Award for Citywide Traffic Signal Phase 2 Project To adopt Ordinance No. 4607, amending the 2021 -2022 Biennial Budget (Ordinance No. 4560) by providing supplement thereto; to provide additional appropriation in the City's General CIP Fund for the Traffic Signal Improvements - Citywide Phase 2 Project. To approve Resolution No. 4247, awarding Bid No. 17014 for the Traffic Signal Improvements - Citywide Phase 2 Project to Apollo, Inc. of Pasco, Washington and further authorizing the City Manager to execute the contract documents and allowing all necessary budget adjustments. Resolution No. 4248 - Funding Application to Ecology for Wastewater Treatment Plant Improvements (Phase 2) To approve Resolution No. 4248, authorizing the submittal of a Washington State Department of Ecology Clean Water State Revolving Fund Loan Application for the Wastewater Treatment Plant (WWTP) Phase 2 Project. Resolution No. 4249 - Process Water Reuse Facility Interim Agreement with Darigold To approve Resolution No. 4249, authorizing the City Manager to execute an Interim Agreement with Darigold, Inc. for the Process Water Reuse Facility (PWRF) Phase 3 Project. Page 2 of 11Page 8 of 291 Resolution No. 4250 - Zone 3 Water Storage Reservoir Project - Change Order No. 3 To approve Resolution No. 4250, authorizing the City Manager to execute Change Order No. 3 to the Design Build Institute of America Phase 1 Agreement with T - Bailey, Inc. for the Progressive Design-Build Services for the Zone 3 Water Storage Reservoir project. MOTION: Councilmember Campos moved, seconded by Councilmember Serrano to approve the Consent Agenda as read. RESULT: Motion carried unanimously 6-0 AYES: Mayor Pro Tem Maloney, Councilmember Brown, Councilmember Campos, Councilmember Milne, Councilmember Roach, and Councilmember Serrano ABSENT: Mayor Barajas PROCLAMATIONS AND ACKNOWLEDGEMENTS VISITORS Susanne Ayala, business owner of Ciao Trattoria, discussed her outdoor event held the past weekend. Steve Wilson, Pasco resident, discussed various projects and efforts, including the Butterfield Plant and the Downtown Pasco Master Plan. Pam Bieren, Pasco resident, introduced her grandson, Kason Creed, who would speak on a topic he was passionate about and submitted photos to the Deputy City Clerk for the record. Kason Creed, Pasco resident, discussed the need for more handicap accessible playground equipment in the City parks to make the parks accessible for all children. Felix Vargas, Pasco resident, discussed the Downtown Master Plan and the disrepair of the buildings in downtown Pasco. He requested an engineering update the buildings in the downtown area. Jerry Martinez, Downtown Pasco Development Authority Executive Director, expressed thanks to Council and City staff who helped in the Fiery Foods Festival and submitted a thank you card to the Deputy City Clerk for the record. Thomas Granbois, Pasco resident, commented on building safety issues in the downtown and plans to get those buildings up to code. Page 3 of 11Page 9 of 291 REPORTS FROM COMMITTEES AND/OR OFFICERS Mr. Milne commented on a reception he attended at the Bergstrom Pasco Aviation Museum for NASA Astronaut Kayla Barron. Mayor Pro Tem Maloney stated that he and Economic Development Manager Gonzalez visited Spokane Councilmember Karen Stratton to discuss the City of Spokane's experience with retail cannabis. Mr. Serrano asked if staff had reached out to Benton County or West Richland regarding their experiences with retail cannabis. Mr. Zabell stated that there have been no formal conversations; however, they are aware that Pasco is holding listening sessions. Mr. Serrano stated hearing their experiences or seeing their d ata might be helpful. HEARINGS AND COUNCIL ACTION ON ORDINANCES AND RESOLUTIONS RELATING THERETO ORDINANCES AND RESOLUTIONS NOT RELATING TO HEARINGS Public Hearing: Northwest Area Sewer LID No. 151 Final Assessment Roll Mr. Worley provided an overview of the public hearing for the Northwest Area Sewer Local Improvement District (LID) No. 151 Final Assessment Roll and introduced Attorney Steve Dejulio, who represents the City in the LID process as special counsel. Mr. Dejulio stated the purpose of the hearing was to hear any protests to the final assessments for LID No. 151. Council would then make the final determination of the assessment roll and would confirm its decision later by ordinance. The issues before the Council were: 1. Whether the Northwest Area Sewer Project will generate special benefit to the properties within the LID; and if so, 2. Whether the amount of special benefits to each property exceeds the amount of the assessment; and, 3. Whether the assessments are proportionate. Mr. Dejulio walked through the entire public hearing process and procedures. City Attorney Ferguson administered the Oath of Truth to Public Works Director Worley, Mr. Withers of RH2 Engineering and Capital Improvements Project Manager Serra. Ms. Serra and Mr. Withers provided a presentation on the Northwest Area Sewer LID No. 151, including the process, chronology, assessment and special benefits, project costs, schedule and future subdivision and segregation of parcels. Page 4 of 11Page 10 of 291 Mr. Dejulio asked Ms. Serra and Mr. Withers about the additional expense for oversizing an extension and if it has been assessed against the property owners in the LID. Ms. Serra responded with a no, it has been deducted against the overall project costs. Mr. Dejulio asked if the properties could be subdivided and developed without sewer. Ms. Serra responded that the properties could not be developed without sewer in accordance with the Comprehensive Plan. Mr. Dejulio asked if any Council members need to make any disclosures for the appearance of fairness, such as contact with any of the property owners. There were no disclosures from Council. Mr. Dejulio then asked the audience if anyone wished to challenge any of the Councilmembers. No one came forward. Therefore, there were no apparent violations to the appearance of fairness doctrine and no challenges. Mr. Dejulio asked the Deputy City Clerk if there had been any protests received. Deputy City Clerk Shanks stated that no protests had been received. Mayor Pro Tem Maloney asked the audience if there was anyone who wished to submit a written protest. No written protests were received. Mr. Dejulio noted that notices of this hearing were sent by mail to each property owner of record, as well as published twice, prior to the hearing, as required by statute. MOTION: Councilmember Campos moved, seconded by Councilmember Brown to close the Northwest Area Sewer LID No. 151 Final Assessment Roll public hearing. RESULT: Motion carried unanimously 6-0 AYES: Councilmember Brown, Councilmember Campos, Mayor Pro Tem Maloney, Councilmember Milne, Councilmember Roach, and Councilmember Serrano ABSENT: Mayor Barajas Resolution No. 4251 - 2022 Comprehensive Plan Amendment Docket Mr. White provided a brief overview of the 2022 Comprehensive Plan Amendment Docket, which sets the docket for the Comprehensive Plan analysis applications that have been received this amendment cycle. Page 5 of 11Page 11 of 291 Council and staff discussion ensued about comments received by Council and staff from members of the public; however, after clarification from Mr. Ferguson, Council is able to move forward with this item. MOTION: Councilmember Campos moved, seconded by Councilmember Serrano to approve Resolution No. 4251, establishing a list of docket items for further evaluation for the 2022 Comprehensive Plan Amendments Docket. RESULT: Motion carried unanimously 6-0 AYES: Councilmember Campos, Councilmember Serrano, Mayor Pro Tem Maloney, Councilmember Brown, Councilmember Milne, and Councilmember Roach ABSENT: Mayor Barajas Q Ordinance No. 4608 - Peake Contractors Rezone RS-12 to R-1 (Z 2022-006) Mr. White provided a brief overview of the Peake Contractors Rezone to rezone property from Residential Suburban (RS-12) to Low Density Residential (R-1). Mayor Pro Tem Maloney announced that the proposed rezone was a quasi-judicial action and asked Mr. Ferguson to explain the procedure for quasi-judicial items. Mr. Ferguson read the quasi-judicial procedure including how the Appearance of Fairness Doctrine applies to it. Next, he asked all Councilmembers a series of questions associated with potential conflicts of interest to disclose such potential conflicts or appearance of conflicts. Mr. Ferguson discussed various correspondence received by staff and Council that he submitted to the Deputy City Clerk for the record. Mr. Campos and Ms. Roach both discussed correspondence they had received in which they forwarded to the Deputy City Clerk for the record. Next, Mr. Ferguson asked if any members of the public were seeking to disqualify a member of Council from participating in the proceedings. No one came forward. All Councilmembers felt they could make a fair determination on this item. Mr. Maloney asked if any appeals had been received. Mr. White responded that no appeals had been received. Page 6 of 11Page 12 of 291 MOTION: Councilmember Campos moved, seconded by Councilmember Roach to adopt Ordinance No. 4608, approving a rezone at 2025 Road 40 from RS -12 to R-1, and, further, authorize publication by summary only. RESULT: Motion carried unanimously 6-0 AYES: Councilmember Campos, Councilmember Roach, Mayor Pro Tem Maloney, Councilmember Brown, Councilmember Milne, and Councilmember Serrano ABSENT: Mayor Barajas Q Ordinance No. 4609 - Eickmeyer/Mullen Road 68 & Burns Rezone RT to R- 4 (Z 2022-007) Mr. White provided a brief overview of the Eickmeyer/Mullen Road 68 and Burns Road rezone from Residential Transition (RT) to High Density Residential (R-4). Mayor Pro Tem Maloney announced that the proposed rezone was a quasi-judicial action and asked Mr. Ferguson to explain the procedure for quasi-judicial items. Mr. Ferguson read the quasi-judicial procedure including how the Appearance of Fairness Doctrine applies to it. Next, he asked all Councilmembers a series of questions associated with potential conflicts of interest to disclose such potential conflicts or appearance of conflicts. Mr. Campos disclosed that he had made a disclosure on another Eickmeyer item; however, he had not spoken to him relating to this item on the agenda and believed he could make an unbiased decision. Next, Mr. Ferguson asked if any members of the public were seeking to disqualify a member of Council from participating in the proceedings. No one came forward. There was discussion with Council and staff regarding Courtyard apartments. MOTION: Councilmember Campos moved, seconded by Councilmember Brown to adopt Ordinance No. 4609, approving a rezone at Road 68 and Burns Road from RT to R-4 with restrictions as contained in the concomitant agreement, and further, authorize publication by summary only. RESULT: Motion carried unanimously 6-0 AYES: Councilmember Campos, Councilmember Brown, Mayor Pro Tem Maloney, Councilmember Milne, Councilmember Roach, and Councilmember Serrano ABSENT: Mayor Barajas Page 7 of 11Page 13 of 291 Resolution No. 4252 - Attorney General's Distributor's Settlement Agreement - Opioid Litigation Settlement Mr. Ferguson provided an overview on the Attorney Generals Distributor's Settlement Agreement relating to the Opioid Litigation Settlement. Council and staff discussion ensued on the utilization of the settlement funds. MOTION: Councilmember Campos moved, seconded by Councilmember Milne to approve Resolution No. 4252, approving the Attorney General's Distributors Washington Settlement Agreement; and further, authorize the City Manager to execute the participation form and allocation agreement. RESULT: Motion carried unanimously 6-0 AYES: Councilmember Campos, Councilmember Milne, Mayor Pro Tem Maloney, Councilmember Brown, Councilmember Roach, and Councilmember Serrano ABSENT: Mayor Barajas Resolution No. 4253 - Community Economic Revitalization Board (CERB) Grant Opportunity Mr. White provided a brief overview of the Community Economic Revitalization Board (CERB) Grant Opportunity. There was some discussion between Council and staff about the use of funds and possible burdens that may come with use of the funds. MOTION: Councilmember Brown moved, seconded by Councilmember Campos to approve Resolution No. 4253, authorizing the submission of an application for a Community Economic Revitalization Board Grant in the approximate amount of $50,000 for City of Pasco Economic Development Strategic. RESULT: Motion carried unanimously 6-0 AYES: Councilmember Brown, Councilmember Campos, Mayor Pro Tem Maloney, Councilmember Milne, Councilmember Roach, and Councilmember Serrano ABSENT: Mayor Barajas Resolution No. 4254 - Supplemental Employment Agreement to the City Manager's Contract Mr. Ferguson discussed the Supplemental Employment Agreement to the City Manager's Contract to enable utilizing Mr. Zabell until a new City Manager is hired and would be a supplement to the current City Manager contract. There was brief Council and staff discussion showing unanimous support. Page 8 of 11Page 14 of 291 MOTION: Councilmember Campos moved, seconded by Councilmember Roach to approve Resolution No. 4254, approving a Supplemental Employment Agreement to the City Manager's current Professional Services Agreement. RESULT: Motion carried unanimously 6-0 AYES: Councilmember Campos, Councilmember Roach, Mayor Pro Tem Maloney, Councilmember Brown, Councilmember Milne, and Councilmember Serrano ABSENT: Mayor Barajas Resolution No. 4255 - Kerr Ferguson Law, PLLC Amended Agreement for Legal Services Mr. Zabell discussed the proposed Amended Agreement for Legal Services with Kerr Ferguson Law, PLLC, noting that with the increased demand for legal services, it was an appropriate time to update the agreement. Council, Mr. Zabell and Mr. Ferguson discussed the details of the agreement and reasons it needed to be amended. RECESS Mayor Pro Tem Maloney called a five-minute recess at 9:17 PM. The meeting resumed at 9:24 PM. Resolution No. 4255 - Kerr Ferguson Law, PLLC Amended Agreement for Legal Services Continued Council, Mr. Zabell and Mr. Ferguson then wrapped up their discussion regarding the amended Legal Services Agreement. MOTION: Councilmember Campos moved, seconded by Councilmember Milne to approve Resolution No. 4255, approving the amended agreement for legal services between the City of Pasco, Washington, and Kerr Ferguson Law, PLLC. RESULT: Motion carried unanimously 6-0 AYES: Councilmember Campos, Councilmember Milne, Mayor Pro Tem Maloney, Councilmember Brown, Councilmember Roach, and Councilmember Serrano ABSENT: Mayor Barajas NEW BUSINESS Pasco Public Facilities District Board Reappointments Mr. Zabell provided a brief overview of the Mayor's reappointments to the Pasco Public Facilities District Board. Page 9 of 11Page 15 of 291 Council expressed appreciation for the efforts of long standing board members and discussed a need for increased recruitment efforts for all boards and commissions. MOTION: Councilmember Campos moved, seconded by Councilmember Serrano to confirm the Mayor's reappointment of Marie Gillespie to Position No. 4 and Leonard Dietrich to Position No. 5 on the Pasco Public Facilities District Board with the terms expiring on July 14, 2026 for both positions. RESULT: Motion carried unanimously 6-0 AYES: Councilmember Campos, Councilmember Serrano, Mayor Pro Tem Maloney, Councilmember Brown, Councilmember Milne, and Councilmember Roach ABSENT: Mayor Barajas MISCELLANEOUS DISCUSSION Mr. Zabell reported that he and Mr. Ratkai have had discussions with Ms. Bieren, and her grandson Kason Creed, about installing more handicap accessible playground equipment in City parks and stated that staff was working towards addressing the issue. Next, Mr. Zabell announced new routes being implemented by Basin Disposal Inc. (BDI). Lastly, he reminded Council about the upcoming COPA Sunset event scheduled with the delegates from Colima, Mexico. Ms. Buckley discussed a recent exit interview with Washington State Auditor's in which there were few findings, mostly related to COVID-19 grants. Mr. Zabell added after Council questions, that the findings were more documentation related findings rather than control related findings. There was Council discussion regarding an update on the COPA delegates after the recent earthquake that hit the State of Colima, Mexico. Mr. Zabell responded that he would share more with Council once he received more information. Mr. Brown had follow-up questions related to Resolution No. 4252, Attorney General's Distributor's Settlement Agreement - Opioid Litigation Settlement, which passed earlier in the meeting. Mr. Zabell answered his questions. Mr. Campos discussed the Council's upcoming Mini Retreat and about the status of the agenda. Mr. Zabell stated he had not seen the agenda yet, but thought it would remain open for discussions. Mayor Pro Tem Maloney asked about the status of the recent fire in a building located in downtown Pasco. Mr. Zabell replied that it was still under investigation. Mayor Pro Tem Maloney asked staff to look into ways of protecting the downtown from future fires. Page 10 of 11Page 16 of 291 Mayor Pro Tem Maloney asked about the status of hiring a contractor to look at the structure of the Downtown Pasco Development Authority (DPDA). Mr. White replied that the contract would be signed by the end of the week. Mr. Maloney requested to be kept updated. Ms. Roach voiced appreciation for the mailing that went out to the public on the Broadmoor Area Inter-change. Mr. Worley stated it was sent to those individuals who signed up for public notifications. ADJOURNMENT There being no further business, the meeting was adjourned at 9:47 PM. PASSED and APPROVED this ____ day of ___________________, 2022. APPROVED: ATTEST: Craig Maloney, Mayor Pro Tem Krystle Shanks, Deputy City Clerk Page 11 of 11Page 17 of 291 MINUTES City Council Workshop Meeting 7:00 PM - Monday, September 26, 2022 City Council Chambers & GoToWebinar CALL TO ORDER The meeting was called to order at 7:00 PM by Blanche Barajas, Mayor. ROLL CALL Councilmembers present: Blanche Barajas, Craig Maloney, Irving Brown, Joseph Campos, David Milne, Zahra Roach, and Pete Serrano Councilmembers absent: None Staff present: Dave Zabell, City Manager; Adam Lincoln, Deputy City Manager; Darcy Buckley, Finance Director; Colleen Chapin, Human Resources Director; Eric Ferguson, City Attorney; Bob Gear, Fire Chief; Zach Ratkai, Administrative & Community Services Director; Ken Roske, Police Chief; Rick White, Community & Economic Development Director; Steve Worley, Public Works Director; and Debby Barham, City Clerk. The meeting was opened with the Pledge of Allegiance. VERBAL REPORTS FROM COUNCILMEMBERS Mayor Pro Tem Maloney commented on State of Colima, Mexico and City of Pasco Association (COPA) events held during the past past week and he expanded on the Mid-Columbia Symphony concert with opera singers from both the community and Colima, Mexico held in Peanuts Park on Saturday evening. Mr. Maloney also commented on the Pasco Public Facilities District Board Meeting and the CBC new Student Recreation Center he recently attended. Mr. Milne also commented on the COPA events during the past week. Mr. Brown expressed pride in Pasco's contributions towards the COPA events. Page 1 of 4Page 18 of 291 Mr. Serrano expressed thanks to Mr. Milne for hosting the Thursday evening COPA event and he also commented on Hanford Area Economic Investments Fund Advisory Committee meeting held earlier in the day. Ms. Roach commented on the status of Visit Tri-Cities Executive Director search and she also commented on the COPA events. Mayor Barajas announced that the conductor and singer from Colima, Mexico arrived on Wednesday evening and the COPA events began on Thursday morning. She expressed thanks to Council for changing their schedules to accommodate the three full days of various COPA events. She also noted the concert turned into a fund raiser to help with the relief efforts for the recent earthquake sustained in Colima, Mexico. ITEMS FOR DISCUSSION Resolution - Award and Acceptance of 2021 SAFER Grant Fire Chief Gear introduced Deputy Fire Chief Dunbar who provided a brief report on the proposed grant award for the 2021 Staffing for Adequate Fire and Emergency Response (SAFER) Grant for $5 million. Council briefly discussed the proposed grant award and also commented on some recent emergencies that the Pasco Fire Department responded to, which included a plane crash at the Pasco Airport. Ordinance & Resolution - Budget Adjustment & Bid Award for Animal Shelter Offsite Improvements Mr. Ratkai provided a brief report on the recent bid opening for the new Tri -Cities Animal Control Shelter Offsite Improvements project and the needed budget adjustment to complete the improvements. Council and staff briefly discussed the proposed improvements. Discussion - Process Water Reuse Facility – Draft Wastewater Treatment Agreement with Burnham SEV Mr. Worley provided a brief report on the proposed Wastewater Treatment Agreement with Burnham SEV for the Process Water Reuse Facility (PWRF). He noted that Walker Dimmig from Burnham SEV was online and available to answer questions if needed. Mr. Campos asked for projected jobs for this facility and Mr. Worley estimated that the processors jobs may increase by 200 or more. Council and Staff discussion ensued regarding the draft agreement. Mr. Ferguson stated that the negotiations for this agreement are on -going and Mr. Worley stated that Burnham SEV has been phenomenal to work with. Page 2 of 4Page 19 of 291 Resolution - Franklin County Irrigation District (FCID) License Agreement: Transmission Main - WPWTP to Zone 3 Project Mr. Worley introduced Capital Improvements Program Manager Serra who provided a brief report on the Franklin County Irrigation District (FCID) License Agreement for the West Pasco Water Treatment Plant (WPWTP) to Zone 3 project. Resolution - Funding Application to Ecology for Process Water Reuse Facility Pretreatment Improvements (Phase 2) Winter Storage Ponds Mr. Worley introduced Senior Engineer Padvorac who provided a brief report on the pending application to the Washington State Department of Ecology for the Process Water Reuse Facility (PWRF) Pretreatment Improvements Winter Storage Ponds - Phase 2. Resolution - Change Order No. 7 with Cascade Bridge LLC for the Lewis Street Overpass Project Mr. Worley provided a brief report on the proposed Lewis Street Overpass Project Change Order No. 7. Council and staff briefly discussed the contract and change order process. MISCELLANEOUS COUNCIL DISCUSSION Mr. Zabell expressed appreciation for Council's comments regarding Colima delegation, the execution of the friendship agreement between the State of Colima, Mexico and the City of Pasco, and the Saturday evening Mid -Columbia Symphony concert. He reminded Council that the first to two "Listening Sessions" was scheduled for Tuesday, September 27th at 6:30 PM at HAPO Center on Burden Boulevard, on October 5th an on-line Open House for Downtown Master Plan is scheduled, and Council's Mini-Retreat is scheduled for Friday evening, September 30th. Lastly, Mr. Zabell stated that there was a need for a Council subcommittee to review applications and interview candidates for Code Enforcement Board and Planning Commission vacant positions. Councilmembers Campos, Maloney and Serrano expressed interest in participating in the subcommittee. Mayor Pro Tem Maloney commented on the recent posting of the City Manager position. Ms. Roach asked for a briefing on the transition plan when City Manager Zabell retires until the new City Manager is hired. She also inquired about the status of redistricting map of the Council Voting Districts. Page 3 of 4Page 20 of 291 Mr. Zabell stated that the Council has the authority to designate the interim City Manager, until they hire a fulltime City Manager. He and Mr. Ferguson provided a brief status of the redistricting map. ADJOURNMENT There being no further business, the meeting was adjourned at 8:32 PM. PASSED and APPROVED this __ day of ________________, 20__. APPROVED: ATTEST: Blanche Barajas, Mayor Debra Barham, City Clerk Page 4 of 4Page 21 of 291 MINUTES City Council Special Meeting 6:30 PM - Tuesday, September 27, 2022 HAPO Center, 6600 Burden Boulevard COUNCIL ATTENDANCE Councilmembers present: Blanche Barajas, Craig Maloney, Irving Brown, David Milne, and Zahra Roach Staff present: Dave Zabell, City Manager; Adam Lincoln, Deputy City Manager; Zach Ratkai, Administrative & Community Services Director; Ken Roske, Police Chief; Rick White, Community & Economic Development Director; and Debby Barham, City Clerk. DISCUSSION ON RETAIL SALES OF CANNABIS WITHIN PASCO Mr. Zabell opened the listening session with introductions of the City Councilmembers and City staff in attendance. Next, he provided a brief history on the legalization of the retail sales of cannabis in Washington State and the regulations associated with establishing a retail shop, which included maps of the City where the sale of cannabis is prohibited and the zones where it may be permitted. Lastly, he asked that those individuals who have previously spoken, to hold their comments until the new individuals had the opportunity to express their thoughts on the topic. Out of approximately 60 community members in attendance, 25 community members spoke, either in support of or against, to the proposal of retail sales of cannabis within Pasco's city limits. CLOSE The listening session closed at 8:02 PM. PASSED and APPROVED this __ day of ________________, 20__. APPROVED: ATTEST: Blanche Barajas, Mayor Debra Barham, City Clerk Page 1 of 1Page 22 of 291 AGENDA REPORT FOR: City Council September 29, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Darcy Buckley, Finance Director Finance SUBJECT: Bills and Communications I. REFERENCE(S): Accounts Payable 10.03.22 II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: To approve claims in the total amount of $4,657,609.09 ($3,154,471.67 in Check Nos. 250928-251257; $523,582.65 in Electronic Transfer Nos. 837014-837026, 837081-837087, 837199-837220, 837254-837350, 837361-837598, 837600; $21,064.10 in Check Nos. 54125-54141; $958,490.67 in Electronic Transfer Nos. 30180661-30181226). III. FISCAL IMPACT: IV. HISTORY AND FACTS BRIEF: V. DISCUSSION: Page 23 of 291 REPORTING PERIOD: October 3, 2022 Claims Bank Payroll Bank Gen'l Bank Electronic Bank Combined Check Numbers 250928-251257 54125-54141 Total Check Amount $3,154,471.67 $21,064.10 Total Checks 3,175,535.77$ Electronic Transfer Numbers 837014-837026 30180661-30181226 837081-837087 837199-837220 837254-837350 837361-837598 837600 Total EFT Amount $523,582.65 $958,490.67 $0.00 $0.00 Total EFTs 1,482,073.32$ Grand Total 4,657,609.09$ Councilmember 100 1,001,437.86 110 4,169.78 140 29,241.54 145 1,431.96 150 44,060.20 160 10,557.73 165 322.06 170 1,652.03 180 1,857.79 185 4,377.07 189 103.36 190 12,806.87 194 50,359.22 196 HOTEL/MOTEL EXCISE TAX 12,872.99 367 745,999.61 410 1,266,590.38 510 52,005.79 515 11,739.60 520 421,928.37 630 4,540.11 GRAND TOTAL ALL FUNDS:4,657,609.09$ The City Council September 15 - September 28, 2022 C I T Y O F P A S C O Council Meeting of: Accounts Payable Approved City of Pasco, Franklin County, Washington We, the undersigned, do hereby certify under penalty of perjury the materials have been furnished, the services rendered or the labor performed as described herein and the claim is a just, due and unpaid obligation against the city and we are authorized to authenticate and certify to such claim. Dave Zabell, City Manager Darcy Buckley, Finance Manager We, the undersigned City Councilmembers of the City Council of the City of Pasco, Franklin County, Washington, do hereby certify on this 3rd day of October, 2022 that the merchandise or services hereinafter specified have been received and are approved for payment: Councilmember SUMMARY OF CLAIMS BY FUND: GENERAL FUND STREET C.D. BLOCK GRANT MARTIN LUTHER KING COMMUNITY CENTER AMBULANCE SERVICE CEMETERY ATHLETIC PROGRAMS SENIOR CENTER OPERATING MULTI-MODAL FACILITY EQUIPMENT RENTAL - OPERATING GOVERNMENTAL RIVERSHORE TRAIL & MARINA MAIN LITTER ABATEMENT REVOLVING ABATEMENT ECONOMIC DEVELOPMENT GENERAL CAP PROJECT CONSTRUCTION UTILITY, WATER/SEWER EQUIPMENT RENTAL - REPLACEMENT GOVERNMENTAL MEDICAL/DENTAL INSURANCE FLEX Page 24 of 291 AGENDA REPORT FOR: City Council September 21, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Zach Ratkai, Director Administrative & Community Services SUBJECT: Ordinance No. 4610 & Resolution No. 4256 - Budget Adjustment & Bid Award for Animal Shelter Offsite Improvements I. REFERENCE(S): Draft Ordinance Draft Resolution II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: MOTION: I move to adopt Ordinance No. 4610, amending the 2021 -2022 Biennial Budget (Ordinance No. 4560) of the City of Pasco Washington, by proving supplement thereto; to provide additional appropriating in the City's General CIP Fund for the Animal Shelter Facility (S. 18th Avenue) project. MOTION: I move to adopt Resolution No. 4256, awarding Bid No. 17999A for the Animal Shelter Facility (S. 18th Avenue) project to Double J. Inc. of Richland, Washington and further Authorize the City Manager to execute the contract documents and allowing all necessary budget adjustments. III. FISCAL IMPACT: Proposed contract award: $673,184.21 2021-2022 Adopted Budget for this project: Adjustment Requested Total Project Cost Water fund (fund 411): $ 202,000.00 $ 202,000.00 Sewer Fund (Fund 450): $ 0.00 $ 50,000.00 $ 50,000.00 REET Funds (Fund 192): $ 66,143.00 $ 590,000.00 $ 656,143.00 TOTAL Revenues: $ 268,143.00 $ 640,000.00 $ 908,143.00 Page 25 of 291 2021-2022 Contracted Expenses for this project: Engineering and Design $ 116,915.00 Construction Contract* $ 762,784.21 Total EXPENSES: $ 879,966.21 *Includes Inspections, Testing, Contingencies and Sales Tax A total budget amendment in the amount of $640,000 is necessary. This includes an amendment to the Sewer Fund (Fund 450) in the amount of $50,000 to cover design, construction, and internal costs. An amendment to the REET Funds (Fund 192) in the amount of $590,000. REET funds will be used for the roadway, stormwater, and miscellaneous utility design and improvements. The budget ed water funds (Fund 411) are adequate as the project cost of $155,000 (design, construction, and internal costs), which is less than the budgeted amount of $202,000.00. IV. HISTORY AND FACTS BRIEF: The current Animal Shelter located on S. 18th Avenue is aging and is at capacity. The need for a new facility was identified several years ago. In 2016, the Cities of Pasco, Kennewick, and Richland partnered to construct a new facility in Pasco. Several sites were considered, and ultimately a site adjacent to the existing Animal Shelter facility was selected. Council approved a Professional Services Agreement (PSA) with CKJT Architects, Inc. in April of 2021 to design the new facility (Resolution No. 4048). The existing utility services and roadways providing services/access to the selected site were found to be substandard and in need of upgrades. An amendment to the original PSA was approved in January of 2022, authorizing the design of the necessary frontage improvements (Resolution No. 4143). This project will make improvements to S.18th Avenue and W. Washington Street, providing adequate access and services to the forthcoming Animal Shelter building. Full frontage improvements for the new facility will be constructed and include the installation of an 8 -inch water main to provide adequate fire protection, utility services to the new building including water, sewer and natural gas connections, storm water improvements to convey run - off, angle parking on the south side of W. Washington Street, new pedestrian facilities adjacent to the new facility, and new HMA from W. A Street extending south on S. 18th Avenue and along the building frontage of W. Washington Street. To avoid cutting the new asphalt in the near future, also included in the project is the extension of the sewer main to serve existing properties on S. 18th Avenue. This conforms with the City’s recently adopted Regional Pavement Cut Policy. The project was advertised for bids on August 9, 2022. On August 30, 2022, bids were publicly opened. A total of three (3) bids were received. The lowest Page 26 of 291 responsible bidder was Double J, Inc. of Richland, WA in the amount $673,184.21; the Engineer's Estimate was $749,062.20. V. DISCUSSION: Council and staff discussed this item at the September 26, 2022 Council Workshop. Staff recommends the budget adjustment and award of the contract to Double J, Inc. of Richland, WA. Page 27 of 291 Ordinance – 2021-2022 CIP Budget Amend 17 999A - 1 ORDINANCE NO. ____ AN ORDINANCE AMENDING THE 2021-2022 BIENNIAL BUDGET (ORDINANCE NO. 4560) OF THE CITY OF PASCO, WASHINGTON, BY PROVIDING SUPPLEMENT THERETO; TO PROVIDE ADDITIONAL APPROPRIATION IN THE CITY’S GENERAL CIP FUND FOR THE ANIMAL SHELTER FACILITY (S. 18TH AVE) PROJECT. WHEREAS, on December 7, 2020, the Pasco City Council approved Ordinance No. 4504, adopting the 2021-2022 Biennial Budget; and WHEREAS, on November 22, 2021, the Pasco City Council approved Ordinance No. 4560, adopting the 2021-2022 Biennial Budget Amendment; and WHEREAS, the 2021-2022 Amended Biennial Budget included the Animal Shelter Facility (S. 18th Ave.) in the amount of $268,143 with revenue anticipated from the Water Fund and the Capital Improvement (REET) Fund for the constriction of offsite improvements; and WHEREAS, the 2021-2022 Amended Biennial Budget includes partnership contributions for the construction of the building for the Animal Shelter Facility in the amount of $7,576,821.00 with revenue anticipated from City of Richland and Kennewick and an LTGO bond; and WHEREAS, the City has committed to its partners to provide for the offsite improvements along 18th Avenue and Washington Street utilizing local funds; and WHEREAS, the offsite improvements are encompassed in a contract recently bid, separate from the Animal Shelter building contract to be bid in the near future; and WHEREAS, current project costs for offsite improvements exceed the originally anticipated costs, due to market conditions, equipment availability, and time elapsed since creation of the project; and WHEREAS, the City is pursuing an increase of funds to cover construction costs anticipated to be expended in the Fall/Winter of 2022 and in the Spring of 2023; and WHEREAS, such funds are available in the Sewer Fund (Fund 411) of which $50,000 of this fund is available for use in the General Construction Fund; and WHEREAS, such funds are available in the Capital Improvement (REET-Fund 192) Fund of which $590,000 of this fund is available for use in the General Construction Fund; and WHEREAS, the City Council finds that such interfund transfer pursuant to 35A.34.200(3) is in the best interest of the City of Pasco as it ensures successful and timely completion of a necessary Capital Improvement Project. Page 28 of 291 Ordinance – 2021-2022 CIP Budget Amend 17 999A - 2 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON DO ORDAIN AS FOLLOWS: Section 1. Pursuant to RCW 35A.34.200(3), the 2021-2022 Biennial Budget be and the same is hereby amended to provide for the following adjustments to revenues, transfers in, expenditures, and transfers out by providing authority for any necessary transfer of money within or between funds indicated, and their subsequent impact to end fund balance: FUND EXPENDITURE REVENUE GENERAL CONSTRUCTION FUND $640,000 $640,000 CAPITAL IMPROVEMENT (REET) FUND $590,000 SEWER FUND $50,000 TOTAL $1,280,000 $640,000 Section 2. That the additions in appropriations and expenditures are hereby declared to exist in the above funds for the said uses and purposes as shown above, and the proper City officials are hereby authorized and directed to issue warrants and transfer funds in accordance with the provision of the Ordinance. Section 3. Except as amended herein, Ordinance No. 4560 as previously adopted heretofore shall remain unchanged. Section 4. This Ordinance, being an exercise of a power specifically delegated to the City legislative body, is not subject to referendum, and shall take full force and effect five (5) days after approval, passage, and publication as required by law. PASSED by the City Council of the City of Pasco, Washington this ___ day of _____________, 2022. Blanche Barajas Mayor ATTEST: APPROVED AS TO FORM: _____________________________ ___________________________ Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys Published: __________________________ Page 29 of 291 Resolution – Bid Award for the Animal Shelter Facility (S 18th Ave) Project - 1 RESOLUTION NO. _________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, AWARDING BID NO. 17999A, FOR THE ANIMAL SHELTER FACILITY (S 18TH AVE) PROJECT TO DOUBLE J, INC. OF RICHLAND, WASHINGTON, AND FURTHER, AUTHORIZE THE CITY MANAGER TO EXECUTE THE CONTRACT DOCUMENTS AND ALLOWING ALL NECESSARY BUDGET ADJUSTMENTS. WHEREAS, the City of Pasco has an identified capital improvement public works project described as the Animal Shelter Facility (S 18th Ave) Project; and WHEREAS, this project provides for the improvements of S 18th Avenue and W Washington Street and includes roadway excavation, storm sewer, sanitary sewer, water, HMA paving, erosion control, traffic control, roadway improvements, and pavement markings all in accordance with the Contract Plans, Contract Provisions, and the Standard Specifications; and WHEREAS, the City solicited sealed public bids for this project, identified as the Animal Shelter Facility (S 18th Ave) Project; and WHEREAS, on August 30, 2022, at 2:00 p.m., three (3) bids were received and opened by the City; and WHEREAS, the lowest responsive bidder was Double J, Inc. of Richland, Washington in the amount of $673,184.21; the Engineer's Estimate was $749,062.20; and WHEREAS, the bid documentation was reviewed, and the bidder was determined to be responsible and responsive. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON: That the City hereby awards the Animal Shelter Facility (S 18th Ave) Project to Double J, Inc. of Richland, Washington in the amount of $673,184.21; including Washington State Sales Tax; and Be It Further Resolved, that this Resolution shall take effect and be in full force immediately upon passage by the City Council. Page 30 of 291 Resolution – Bid Award for the Animal Shelter Facility (S 18th Ave) Project - 2 PASSED by the City Council of the City of Pasco, Washington this ___ day of October, 2022. Blanche Barajas Mayor ATTEST: APPROVED AS TO FORM: _____________________________ ___________________________ Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys Page 31 of 291 AGENDA REPORT FOR: City Council September 27, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Steve Worley, Director Public Works SUBJECT: Resolution No. 4257 - Change Order No. 7 with Cascade Bridge LLC. for the Lewis Street Overpass Project I. REFERENCE(S): Resolution Change Order No. 7 Change Order 1 - 6 Details II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: MOTION: I move to approve Resolution No. 4257, authorizing the City Manager to execute Change Order No. 7 to the Construction Contract with Cascade Bridge, LLC. for the Lewis Street Overpass project. III. FISCAL IMPACT: Original Agreement $22,344,999.88 Previously Approved Change Orders 1-6 $208,739.34 Change Order No. 7 (proposed) $153,555.91 New Agreement Total $22,707,295.13 IV. HISTORY AND FACTS BRIEF: existing Street Lewis the replaces Overpass Street Lewis The project undercrossing, constructed under the BNSF Railyard in 1937, with a new bridge over the railyard. On March 1, 2021, Council awarded the Lewis Street Overpass construction contract Casto Bridge, the in WA Vancouver, cade LLC amount of of $22,344,999.88. Since construction began, the project has required six minor change orders for a total of $208,739.34. See the attached summary of previously approved Page 32 of 291 change orders. The currently approved change order amount represents 0.9% of the original contract amount for the project. V. DISCUSSION: Change Order No. 7 represents additional work requested of the contractor by the City. Specifically, the replacement of an existing waterline in an a lley adjacent to the project. While older, the waterline had 5 -10 years of useful life remaining. During the project design phase it was thought that to control project cost and scope, the waterline be replaced on schedule at a later date. Upon further review during the construction phase, and in consideration of the proximity of the waterline to the new vertical walls associated with the project, staff reevaluated the possibility of replacing the waterline now, as future replacement once the walls were in place would require specialized and expensive construction methods such as directional drilling, significantly increasing the future replacement cost. In comparing the value of the remaining life of the waterline to the aforementioned increased replace ment costs, it was determined that replacement now, as part of the project where conventional open trench construction methods could be employed, would be more cost effective. Given the dynamics of a construction project, and the need for this work to be completed prior to construction of the walls, staff had to authorize the replacement of the waterline, which has since occurred at a cost of $153,555.91. The City and its construction management consultant, WSP, communicated with the contractor that this work would only be requested if there would be no impact to the critical path of the bridge project schedule. At the time this work was requested, Cascade Bridge’s subcontractor, KLB Construction, had no ‘critical path’ items to be done. WSP and the City determined there would be no impact to the overall project schedule. Cascade Bridge claims there may be future schedule impacts later in the project related to this change order work; impacts they are not yet able to identify. Cascade Bridge requested the change order include a statement indicating additional working days be held open until they can better understand the full project schedule impact at some later date, which has yet to be determined. The City and WSP disagree with the requested stateme nt on the change order. Therefore, the change order has been held up for many months unable to get resolved. In situations such as this, the contract specifications allow project owners to issue a ‘unilateral’ change order. A unilateral change order allows the City to add additional work to the contract without needing to have an agreement from the Contractor. This allows the work to be completed and the Contractor to be paid while the issue of added working days can continue to be debated. Page 33 of 291 Approval of this unilateral change order will allow the Contractor to be paid for acceptable work already performed. With p reviously approved change orders, this newest change order pushes the total change order amount above the authorized City Manager approval level of $300,000. This item was discussed at the September 26, 2022, Council Workshop meeting. City staff recommends approval of the proposed Change Order No. 7 for the Lewis Street Overpass project in the amount of $153,555.91. Page 34 of 291 Resolution – Lewis Street Overpass project - CO 7 with Cascade Bridge, LLC. - 1 RESOLUTION NO. _________ A RESOLUTION OF THE CITY OF PASCO, WASHINGTON, AUTHORIZING THE CITY MANAGER TO EXECUTE CHANGE ORDER NO. 7 TO THE CONSTRUCTION CONTRACT WITH CASCADE BRIDGE, LLC. FOR THE LEWIS STREET OVERPASS PROJECT. WHEREAS, the City and Cascade Bridge, LLC. entered into a Construction Contract on March 1, 2021, to provide for the construction of the Lewis Street Overpass Project; and WHEREAS, this project involves the construction of a new 562-foot, 4-span, pre-stressed concrete overpass, over the BNSF Railway yard and a new 63-foot, voided slab, overpass over First Avenue. Along with roadway improvements, backfilling, partial structure removal, retaining wall construction, earthwork, paving with HMA, landscaping, storm drainage, illumination, water mains, sanitary sewer, and other associated work; and WHEREAS, the City and Cascade Bridge, LLC. executed Change Order No. 1 through Change Order No. 6 to provide for additional work not included in the original contract; and WHEREAS, Change Order No. 7 relates to additional work related to the replacement of a waterline within the project site between Alleys C & D; and WHEREAS, previously approved change orders were authorized under the authority provided to the City Manager and the Public Works Director; and WHEREAS, the $153,555.91 amount of Change Order No. 7, added to the cumulative sum of previously approved change orders, exceeds the City Manager’s authority and thus requires Council approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON: That Change Order No. 7 to Cascade Bridge, LLC. is hereby approved by City Council. Be It Further Resolved that the City Manager of the City of Pasco, Washington, is hereby authorized, empowered, and directed to execute Change Order No. 7, a copy of which is attached hereto, and incorporated herein by this reference as Exhibit A, on behalf of the City of Pasco. Page 35 of 291 Resolution – Lewis Street Overpass project - CO 7 with Cascade Bridge, LLC. - 2 PASSED by the City Council of the City of Pasco, Washington, and approved as provided by law this ___ day of October, 2022. _____________________________ Blanche Barajas Mayor ATTEST: APPROVED AS TO FORM: _____________________________ ___________________________ Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys Page 36 of 291 EXHIBIT A Page 37 of 291 Page 38 of 291 Page 39 of 291 Page 40 of 291 Lewis Street Overpass Project Contract Change Order Summary • Change Order No. 1: Office Trailer for Construction Management Team, $38,711.58 This change compensates the contractor for providing the Construction Management team with an on-site 12x56’ trailer with work areas and a dedicated meeting room for regular project meetings. Pricing includes all associated costs such as heat/ac and setup and removal. This change order covers 24 months of use. Contractors such as Cascade Bridge, LLC. receive significantly better pricing than infrequent users like the City or the construction management team. Pricing from the construction management team was compared with contractor pricing and the most cost -effective option was for the contractor to supply the trailer. • Change Order No. 2: DBE COA Deletion, $0 WSDOT errored in requiring a Disadvantaged Business Enterprise (DBE) Condition of Award (COA) requirement of 7% even though it should not have been required by the funding source. This change reduces the DBE goal to 0% and reduces the apprentice training hour requirement from 2,000 to 0; however, the DBE firms associated with the project are still performing all anticipated work. • Change Order No. 3: BNSF Crossing Permit, $100,000 This change order is required for the contractor to construct required cro ssings over BNSF rail tracks. BNSF requires concrete panels and fencing be placed at a designated crossing to protect the tracks and decrease the likelihood of improper crossings. To protect the City from added risk associated with an incident at the crossings, the contractor was required to obtain the crossing permit and is reimbursed for actual costs per the contract specifications. • Change Order No. 4: Girder Embedded Plates and Sole Plates, $33,112.33 Girders on spans 1 and 4 of the Lewis Street Overpass bridge were originally designed with bearing recesses between 1/8” and 7/8”. Due to required reinforcement spacing in the pre -stressed girders, most of the girders required reinforcement modifications and additional reinforcement (rebar and plates) to provide the structural bearing capacity. This change order compensates the contractor for materials and labor to modify the structural reinforcement. • Change Order No. 5: Added Drainage and Drywell at Bridge Abutments, $16,915.44 During design of the project, an expansion joint was modified by the Engineer of Record. As the result of the bridge expansion joint modification, additional perforated drainpipes, trenches, and drywells were required at each of the BNSF Bridge abutments. This change order compensates the contractor for all costs associated with providing the new drainage features. • Change Order No. 6: BNSF Force Account/Minor Changes, $20,000 BNSF requires the City and Contractor to complete/provide many small, unforeseen items on the project (minor grading, placement of small amounts of materials, adding security fencing, relocating utilities, etc.). The existing Overpass Agreement allows BSNF to direct work as they deem necessary to maintain safe operations. This change order reimburses the contractor for this work on an actual costs basis per the contract specifications. Page 41 of 291 AGENDA REPORT FOR: City Council September 27, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Steve Worley, Director Public Works SUBJECT: Resolution No. 4258 - Funding Application to Ecology for Process Water Reuse Facility Pretreatment Improvements (Phase 2) Winter Storage Ponds I. REFERENCE(S): Resolution II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: MOTION: I move to approve Resolution No. 4258, authorizing the submittal of a Department of Ecology Clean Water State Revolving Fund Loan Application for the Process Water Reuse Facility Phase 2 project. III. FISCAL IMPACT: Staff seeks permission to pursue funding for the full estimated construction phase cost of the PWRF PH2 project in the form of a 1.2% interest rate, 20 - year loan term from the Department of Ecology. Table: State Fiscal Year 2024 Interest Rates for Standard CWSRF Loans Loan Term Interest Rate for Most Projects Interest Rate for OSS/Nonpoint Source Activity Projects 5 Years 0.6% 0.2% 20 Years 1.2% 0.4% 30 Years 1.6% 0.8% IV. HISTORY AND FACTS BRIEF: The City operates the Process Water Reuse Facility (PWRF) to efficiently treat and re-use over 900 million gallons annually of industrial wastewater generated by the local food processing industry. During the irrigation season (spring, summer, fall), the wastewater is processed at the PWRF pre-treatment facility Page 42 of 291 then dispersed as irrigation water over 1,850 acres (14 farm circles) of cropland that constitute the PWRF land treatment system and provide the final treatment and disposal. Wastewater generated du ring the winter months is stored onsite in ponds until the following spring when irrigation begins and the water can be applied to the farm circles. To accommodate the demand generated by the expansion of existing food processors and future system users, such as the Darigold plant, winter storage capacity needs to be increased at the PWRF. The existing PWRF facility has three storage lagoons totaling 150 million gallons of winter storage. The design team assessed the current and future system needs, and determined that an approximately 330 million gallons of additional winter storage are need to be added. This additional winter storage will help ensure that surplus industrial wastewater can be stored onsite at the PWRF during the non -growing season, and will not need to be diverted to the municipal sewer treatment plant. Staff requests authorization to submit an application for a low-interest loan from Washington State Department of Ecology Clean Water State Revolving Fund (CWSRF) program. CWSRF program makes funds available to municipalities to pay for infrastructure improvements with the ultimate purpose of protecting surface and ground water. This program is funded through federal and state money and subject to state and federal regulations. The program provides low-interest construction loans to fund wastewater treatment systems and stormwater system improvements, etc. As currently advertised, CWSRF 20-year Construction loans have a 1.2% interest rate. Applications are due on October 12, 2022. V. DISCUSSION: This item was discussed at the September 26, 2022, Council Workshop meeting. Staff requests support from City Council to submit an application for a low - interest loan from the Washington State Department of Ecology Clean Water State Revolving Fund (CWSRF) program for the construction of the PWRF - Phase 2 project. Page 43 of 291 Resolution: Funding Application to DOE for PWRF Improvements (Phase 2) - 1 RESOLUTION NO. _______ A RESOLUTION OF THE CITY OF PASCO, WASHINGTON, AUTHORIZING THE SUBMITTAL OF A DEPARTMENT OF ECOLOGY CLEAN WATER STATE REVOLVING FUND LOAN APPLICATION FOR THE PROCESS WATER REUSE FACILITY PHASE 2 PROJECT. WHEREAS, the Process Water Reuse Facility (PWRF) is being improved in a multi-phase project that will increase the treatment and storage capacity of industrial wastewater for Pasco; and WHEREAS, Phase 2 is currently approaching 100% level of development and will be reviewed by the Department of Ecology (DOE); and WHEREAS, to help fund these improvements, the City is requesting authorization to submit an application for a low-interest loan with the DOE through the Clean Water State Revolving Fund (CWSRF) program; and WHEREAS, the CWSRF program makes funds available to municipalities to pay for infrastructure improvements with the ultimate purpose of protecting surface and ground water. This program is funded through federal and state money and subject to state and federal regulations; and WHEREAS, as currently advertised, CWSRF 20-year construction loans have a 1.2% interest rate; and WHEREAS, if the City is selected as a recipient for the CWSRF 20-year construction loan, the loan agreement will be subject to Council review and approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON: That the City Manager authorizes the submittal of a low-interest loan CWSRF application to the DOE for the PWRF Phase 2 Improvements project. Be It Further Resolved that this Resolution shall take effect immediately. Page 44 of 291 Resolution: Funding Application to DOE for PWRF Improvements (Phase 2) - 2 PASSED by the City Council of the City of Pasco, Washington, this ___ day of October, 2022. _____________________________ Blanche Barajas Mayor ATTEST: APPROVED AS TO FORM: _____________________________ __________________________ Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys Page 45 of 291 AGENDA REPORT FOR: City Council September 27, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Steve Worley, Director Public Works SUBJECT: 4259 No. Resolution - License District Irrigation County Franklin Agreement: Transmission Main - West Pasco Water Treatment Plant to Zone 3 Project I. REFERENCE(S): Vicinity Map Resolution FCID License Agreement II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: MOTION: I move to approve Resolution No. 4259, authorizing the execution of a License Agreement between the City of Pasco and the Franklin County Irrigation District for easement access during construction of the City's Zone 3 Transmission Main. III. FISCAL IMPACT: License Agreement $700 IV. HISTORY AND FACTS BRIEF: The water Transmission Main - WPWTP (West Pasco Water Treatment Plant) to Zone 3 project is included in the 2021-2022 adopted budget and approved CIP. This project provides a needed connection from the WPWTP to Pressure Zone 3 of the City's potable water system. This will provide additional potable water to current and future ratepayers. The proposed water main will convey water from the new booster pump station at WPWTP, currently under construction, to the existing water distribution system located at the intersection of Broadmoor Blvd and Chapel Hill Blvd. The project will also provide a water main up to Harris Road to serve new developments in the Broadmoor area. Page 46 of 291 The transmission main project is nearing design completion. Advertisement for bids is tentatively scheduled for October of 2022. Acquisition of required permanent and temporary easements acquisition is advancing. V. DISCUSSION: The alignment for the proposed transmission main will ex tend through Franklin County Irrigation District (FCID) parcels. Through coordination with the District, the preferred alignment was defined to strategically avoid crossing their existing 54-inch irrigation pipe located along Road 111, its extension, and FCID's right- of-way east of Chapel Hill Blvd. and operation the for installation, franchise a requires FCID agreement maintenance of the proposed water transmission main when located within FCID parcels. The franchise agreement establishes roles and resp onsibilities of the parties notification, including but not limited to: construction advance construction standards and requirements, inspection coordination, repair requirements and access related conditions. City staff, the City's design consultant, and FCID staff have coordinated to include all requirements related to construction phase in the bid documents. A key component is the protection of the existing FCID -owned and operated 54- inch irrigation line during construction of the City's 24-inch transmission main. City staff has reviewed the post-construction requirements included in the Franchise agreement and find them acceptable. This item was discussed at the September 26, 2022, Council Workshop m eeting. Staff recommends approval of the franchise agreement for execution. Page 47 of 291 Resolution – License Agreement for the City’s Zone 3 Transmission Main Project - 1 RESOLUTION NO. ____ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, AUTHORIZING THE EXECUTION OF A LICENSE AGREEMENT BETWEEN THE CITY OF PASCO AND THE FRANKLIN COUNTY IRRIGATION DISTRICT FOR THE PURPOSE OF CONSTRUCTION AND INSTALLATION OF THE CITY’S ZONE 3 TRANSMISSION MAIN. WHEREAS, the City of Pasco as a council-manager form of government, pursuant to RCW 35A.13.230 and 35A.11.010, may purchase, lease, receive, or otherwise acquire real property and may use, enjoy, hold, lease, control, convey, or otherwise dispose of it for the common benefit; and WHEREAS, the City of Pasco desires to construct and install a potable water main adjacent to the Franklin County Irrigation District’s (FCID) 54” irrigation line for the Zone 3 Transmission Main project; and WHEREAS, the City of Pasco has condemnation authority pursuant to RCW 54.16.020 for the development and distribution of water for domestic use; and WHEREAS, FCID has expressed its desire to avoid condemnation proceeding by executing a License Agreement with the City of Pasco allowing for the construction an d installation of said Zone 3 Transmission Main adjacent to FCID’s 54” irrigation line. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO: That the City Manager, or their designee, is authorized to execute a License Agreement between the City and FCID, attached hereto as Exhibit A, for the purpose of construction and installation of the Zone 3 Transmission Main adjacent to the FCID’s existing irrigation line. Be It Further Resolved that the City Manager of the City of Pasco, Washington, is hereby authorized, empowered, and directed to sign and execute said Agreement on behalf of the City of Pasco; and to make minor substantive changes as necessary to execute the Agreement. Be It Further Resolved that this Resolution shall take effect immediately. Page 48 of 291 Resolution – License Agreement for the City’s Zone 3 Transmission Main Project - 2 ADOPTED by the City Council of the City of Pasco, Washington, on the ____ day of October, 2022. _____________________________ Blanche Barajas Mayor ATTEST: APPROVED AS TO FORM: _____________________________ ___________________________ Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys Page 49 of 291 Exhibit A Page 50 of 291 Exhibit A Page 51 of 291 Exhibit A Page 52 of 291 Exhibit A Page 53 of 291 Exhibit A Page 54 of 291 Exhibit A Page 55 of 291 Exhibit A Page 56 of 291 Exhibit A Page 57 of 291 Exhibit A Page 58 of 291 Exhibit A Page 59 of 291 Exhibit A Page 60 of 291 Exhibit A Page 61 of 291 Exhibit A Page 62 of 291 Exhibit A Page 63 of 291 Exhibit A Page 64 of 291 BORCHERS, STEVEN & D'ANNAGOODWIN LANDS LLCSG LANDMANAGEMENT LLCHARRIS, DAVID WREAL PROPERTYACQUISITIONS LLCROCKEY HILLSMANAGEMENT LPFCIDCITY OF PASCOGAGE PROPERTIES LLCWALKER, ROGERS & KAYCOMMUNITY FIRST BANKIN BALANCE AT BROADMOOR LLCRV RETAILERWASHINGTONREAL ESTATE LLCBROADMOOR LLCFISCHER (SR),DAVID WBISHOP OFLDSCITY OF PASCOTRANSMISSION MAIN - WPWTP TO ZONE 3PRELIMINARYPRELIMINARY90% REVIEW DRAWINGSJZLRMWSep 2, 2022Sep 21, 2022CITY OF PASCO21-0264TMWP-P-COV.DWGSHOWNEXHIBIT 11DWG NO.:DATEDESCRIPTIONREVISIONSBYREVIEWENGINEER: SAVE DATE:REVIEWED: PLOT DATE:CLIENT:FILENAME:SHEET NO.:JOB NO.:NO.0" 1"2"DRAWING IS FULL SCALE WHENBAR MEASURES 2"SCALE:PROJECT OVERVIEWCHAPEL HILL BLVDBROADMOOR BLVDROAD 111W COURT STHARRIS RDI-182I-182CITY OF PASCOGOODWIN LANDS LLCBORCHERS, STEVEN & D'ANNAWALKER, ROGERS & KAYPROJECT OVERVIEWPage 65 of 291 AGENDA REPORT FOR: City Council September 28, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Bob Gear, Fire Chief Fire Department SUBJECT: Resolution No. 4260 - Award and Acceptance of 2021 SAFER Grant I. REFERENCE(S): Resolution with Award Letter II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: MOTION: I move to approve Resolution No. 4260, approving the acceptance of the Staffing For Adequate Fire And Emergency Response (SAFER) Grant awarded by the U.S. Department of Homeland Security Federal Emergency Management Agency. III. FISCAL IMPACT: The City applied for and has received notice that its application for Federal Fiscal Year (FY) 2021 application for a staffing grant though the Staffing for Adequate Fire and Emergency Response (SAFER) Grant funding opportunity has been approved in the amount of $5,045,817.30. The SAFER grant is a three (3) year grant of federal funding with no match requirement from the City for acceptance of the grant. Per the grant request and award, the funding is to hire 15 firefighters to staff future Fire Station 85, to be located on the Road 100 fire station site, which is currently being improved. There are associated personnel related costs anticipated for uniforms, personal protective equipment and associated training costs of approximately $250,000, as well as construction and operation of Station 85, and apparatus/equipment. IV. HISTORY AND FACTS BRIEF: The City Council reaffirmed its commitment through adoption of its 2022 -2023 City Council Goals to maintain/ achieve target fire response times and to maintain the current Washington State Ratings Bureau (WSRB) Protection Class 3 rating. Development and staffing of Station 85 was part of a larger strategy consistent with that goal. Page 66 of 291 The area in the City commonly referred to as the Broadmoor/Road 100 area has consistently had response times that exceed the City Council adopted 6 minutes within 90% time. The recently adopted 2021 Fire Department Master plan identified the need for Station No. 85 to already be in place, as the call volume for the area is over the typical 500 calls in a year. In 2021, the area covered by the planned Fire Station 85 was 520 calls. Development of Station 85 is critical to the development of the Broadmoor area in general. In preparing for the future development of Station 85, the City strategically purchased land on Road 100 for the proposed station several years ago. Following that same strategy, Council approved site improvements to the property earlier this year to prepare the site for construction of the future Fire Station, that work is currently underway. Further, with Council's approval, design of Fire Station No. 85 is complete and the project is out to bid. The aforementioned SAFER grant award is sufficient to staff future Fire Station No. 85 with four people, allowing for operation of a fire engine and an ambulance. This will significantly improve response times to the area, reduce overlapping call percentages and provide credit from the WSRB for a staffed fire unit; essentially, taking a major step towards meeting the City Council goals. As the community experienced with the addition of Station 84, the reduction in overlapping calls will improve response times across the entire City, not just in the primary Station 85 service area. The SAFER grant provides 100% of the personnel costs for a three (3) year period up to a maximum amount each year. After the third year, the full personnel costs would become the City's responsibility and funded between the Ambulance Utility and the General Fund. The SAFER Grant award, if accepted, represents a unique opportunity to meet the Council goals related to public safety. This opportunity benefits all of Pasco with faster response times and additional personnel, preparing for the growth that is planned in the Broadmoor area. The t hree year program SAFER grant affords the City time to explore long-term funding options and make the needed adjustments to assure continued sustainability. V. DISCUSSION: Staff presented this award to Council at their September 26, 2022, Workshop. Staff recommends approval of the Resolution and acceptance of the SAFER Grant award in the amount of $5,045,817.30. Page 67 of 291 Resolution – 2022 SAFER Grant - 1 RESOLUTION NO. _____ A RESOLUTION OF THE CITY OF PASCO, WASHINGTON, APPROVING THE ACCEPTANCE OF THE STAFFING FOR ADEQUATE FIRE AND EMERGENCY RESPONSE (SAFER) GRANT AWARDED BY THE U.S. DEPARTMENT OF HOMELAND SECURITY FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA). WHEREAS, it is a 2022-2023 City Council goal to reduce fire and ambulance response times and maintain a Washington State Rating Bureau (WSRB) protection class 3; and WHEREAS, the City of Pasco would like to accept a Staffing for Adequate Fire and Emergency Response (SAFER) Grant in October 2022 by this Resolution as the City was unable to fully fund staff for Fire Station No. 85 at this time; and WHEREAS, the City is currently constructing a new fire station (Fire Station No. 85) in the Broadmoor/Road 100 area, an area in the City where response times consistently exceed the City Council adopted 6 minutes 90% of the time; and WHEREAS, the City has been chosen to receive the SAFER Grant in the amount of $5,045,817.30. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON: That the City Council guarantees to maintain current staffing levels and incur no layoffs related to the grant requirements during the period of performance of the SAFER Grant; and Be It Further Resolved, that the City agrees to the SAFER Grant Agreement Articles attached hereto as Exhibit A; and Be It Further Resolved, that the City Manager or his designee is hereby authorized to execute, sign and take all necessary steps to accept the SAFER Grant. PASSED by the City Council of the City of Pasco, Washington, this ___ day of __________, 2022. Blanche Barajas Mayor ATTEST: APPROVED AS TO FORM: _____________________________ ___________________________ Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys Page 68 of 291 Award Letter U.S. Department of Homeland Security Washington, D.C. 20472 Effective date: 09/15/2022 Edward Dunbar CITY OF PASCO ATTN: RICHA SIGDEL PO BOX 293 PASCO, WA 99301 EMW-2021-FF-00232 Dear Edward Dunbar, Congratulations on behalf of the Department of Homeland Security. Your application submitted for the Fiscal Year (FY) 2021 Staffing for Adequate Fire and Emergency Response (SAFER) Grant funding opportunity has been approved in the amount of $5,045,817.30 in Federal funding. FEMA has waived, in part or in full, one or more requirements for this grant award. See the Summary Award Memo for additional information about Economic Hardship Waivers. Before you request and receive any of the Federal funds awarded to you, you must establish acceptance of the award through the FEMA Grants Outcomes (FEMA GO) system. By accepting this award, you acknowledge that the terms of the following documents are incorporated into the terms of your award: Summary Award Memo - included in this document Agreement Articles - included in this document Obligating Document - included in this document 2021 SAFER Notice of Funding Opportunity (NOFO) - incorporated by reference Please make sure you read, understand, and maintain a copy of these documents in your official file for this award. Sincerely, PAMELA WILLIAMS Page 69 of 291 Assistant Administrator, Grant Programs Summary Award Memo Program: Fiscal Year 2021 Staffing for Adequate Fire and Emergency Response Recipient: CITY OF PASCO UEI-EFT: SLEFSS3F3H88 DUNS number: 009974598 Award number: EMW-2021-FF-00232 Summary description of award The purpose of the SAFER Grant Program is to provide funding directly to fire departments and volunteer firefighter interest organizations to assist in increasing the number of firefighters to help communities meet industry minimum standards and attain 24-hour staffing to provide adequate protection from fire and fire-related hazards, and to fulfill traditional missions of fire departments. After careful consideration, FEMA has determined that the recipient's project or projects submitted as part of the recipient's application and detailed in the project narrative as well as the request details section of the application ― including budget information ― was consistent with the SAFER Grant Program’s purpose and was worthy of award. Except as otherwise approved as noted in this award, the information you provided in your application for Fiscal Year (FY) 2021 Staffing for Adequate Fire and Emergency Response (SAFER) funding is incorporated into the terms and conditions of this award. This includes any documents submitted as part of the application. Approved Economic Hardship Waivers Position cost limit waiver FEMA has waived the position cost limit requirement for this grant award. Costs are limited to the approved budget per position. Cost share waiver FEMA has waived the cost share requirement for this grant award. You are not required to contribute non-Federal funds for this grant award. The recipient is responsible for any costs that exceed the Federal funding provided for this grant award. Minimum budget waiver FEMA has waived the minimum budget requirement for this award. Non-supplanting waiver FEMA has waived the non-supplanting requirement for this award. SAFER grant funds may be used to replace funds that would be available from State or local sources or from the Bureau of Indian Affairs. Amount awarded Page 70 of 291 The amount of the award is detailed in the attached Obligating Document for Award. The cost share amounts described in this award letter are based on the approved total project cost; however, the Federal funding available is limited based on the applicable position cost limit and the applicable cost share as applied to actual costs. The following are the total approved budgeted estimates for object classes for all funded firefighter positions for this award (including Federal share plus your cost share, if applicable, as applied to the estimated costs): Program Income $0.00 Approved scope of work After review of your application, FEMA has approved the below scope of work. Justifications are provided for any differences between the scope of work in the original application and the approved scope of work under this award. You must submit scope or budget revision requests for FEMA's prior approval, via an amendment request, as appropriate per 2 C.F.R. § 200.308 and the FY2021 SAFER NOFO. Approved request details: Object Class First Year Second Year Third Year Total Personnel $1,160,097.75 $1,228,316.25 $1,296,534.75 $3,684,948.75 Fringe benefits $445,506.30 $453,622.80 $461,739.45 $1,360,868.55 Travel $0.00 $0.00 $0.00 $0.00 Equipment $0.00 $0.00 $0.00 $0.00 Supplies $0.00 $0.00 $0.00 $0.00 Contractual $0.00 $0.00 $0.00 $0.00 Construction $0.00 $0.00 $0.00 $0.00 Other $0.00 $0.00 $0.00 $0.00 Indirect charges $0.00 $0.00 $0.00 $0.00 Federal $1,605,604.05 $1,681,939.05 $1,758,274.20 $5,045,817.30 Non-federal $0.00 $0.00 $0.00 $0.00 Total $1,605,604.05 $1,681,939.05 $1,758,274.20 $5,045,817.30 Page 71 of 291 Hiring of Firefighters Agreement Articles Program: Fiscal Year 2021 Staffing for Adequate Fire and Emergency Response Recipient: CITY OF PASCO UEI-EFT: SLEFSS3F3H88 DUNS number: 009974598 Award number: EMW-2021-FF-00232 Table of contents New, Additional Firefighter(s) BENEFITS FUNDED Firefighters within our department receive the following benefits. Reported figures are for first year firefighters and are annual costs. Insurance figures are averages based different familial situations of new hires. -Medical/Vision: $15,233.53 -Dental: $1,252.20 -Life Insurance: $50.40 - Retirement/Pension: $4,099.01 -ICMA: $3,866.99 -Workers Compensation (L&I): $3,962.40 - Paid Family Leave: $114.46 -FICA - $1,121.43 -Medicare - $1,879.98 NUMBER OF FIREFIGHTERS 15 ANNUAL SALARY PRICE ANNUAL BENEFITS TOTAL PER FIREFIGHTER Year 1 $77,339.85 $29,700.42 $107,040.27 Year 2 $81,887.75 $30,241.52 $112,129.27 Year 3 $86,435.65 $30,782.63 $117,218.28 3 Year Total $5,045,817.30 Page 72 of 291 Article 1 Assurances, Administrative Requirements, Cost Principles, Representations and Certifications Article 2 General Acknowledgements and Assurances Article 3 Acknowledgement of Federal Funding from DHS Article 4 Activities Conducted Abroad Article 5 Age Discrimination Act of 1975 Article 6 Americans with Disabilities Act of 1990 Article 7 Best Practices for Collection and Use of Personally Identifiable Information Article 8 Civil Rights Act of 1964 – Title VI Article 9 Civil Rights Act of 1968 Article 10 Copyright Article 11 Debarment and Suspension Article 12 Drug-Free Workplace Regulations Article 13 Duplication of Benefits Article 14 Education Amendments of 1972 (Equal Opportunity in Education Act) – Title IX Article 15 Energy Policy and Conservation Act Article 16 False Claims Act and Program Fraud Civil Remedies Article 17 Federal Debt Status Article 18 Federal Leadership on Reducing Text Messaging while Driving Article 19 Fly America Act of 1974 Article 20 Hotel and Motel Fire Safety Act of 1990 Article 21 John S. McCain National Defense Authorization Act of Fiscal Year 2019 Article 22 Limited English Proficiency (Civil Rights Act of 1964, Title VI) Article 23 Lobbying Prohibitions Article 24 National Environmental Policy Act Article 25 Nondiscrimination in Matters Pertaining to Faith-Based Organizations Article 26 Non-Supplanting Requirement Article 27 Notice of Funding Opportunity Requirements Article 28 Patents and Intellectual Property Rights Article 29 Procurement of Recovered Materials Article 30 Rehabilitation Act of 1973 Article 31 Reporting of Matters Related to Recipient Integrity and Performance Page 73 of 291 Article 32 Reporting Subawards and Executive Compensation Article 33 Required Use of American Iron, Steel, Manufactured Products, and Construction Materials Article 34 SAFECOM Article 35 Terrorist Financing Article 36 Trafficking Victims Protection Act of 2000 (TVPA) Article 37 Universal Identifier and System of Award Management Article 38 USA PATRIOT Act of 2001 Article 39 Use of DHS Seal, Logo and Flags Article 40 Whistleblower Protection Act Article 41 Environmental Planning and Historic Preservation (EHP) Review Article 42 Applicability of DHS Standard Terms and Conditions to Tribes Article 43 Acceptance of Post Award Changes Article 44 Disposition of Equipment Acquired Under the Federal Award Article 45 Prior Approval for Modification of Approved Budget Article 46 Indirect Cost Rate Article 47 Award Performance Goals Page 74 of 291 Article 1 Assurances, Administrative Requirements, Cost Principles, Representations and Certifications I. DHS financial assistance recipients must complete either the Office of Management and Budget (OMB) Standard Form 424B Assurances – Non- Construction Programs, or OMB Standard Form 424D Assurances – Construction Programs, as applicable. Certain assurances in these documents may not be applicable to your program, and the DHS financial assistance office (DHS FAO) may require applicants to certify additional assurances. Applicants are required to fill out the assurances as instructed by the awarding agency. II. DHS financial assistance recipients are required to follow the applicable provisions of the Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal Awards located at Title 2, Code of Federal Regulations (C.F.R.) Part 200 and adopted by DHS at 2 C.F.R.Part 3002. III. By accepting this agreement, recipients, and their executives, as defined in 2 C.F.R. § 170.315, certify that their policies are in accordance with OMB’s guidance located at 2 C.F.R. Part 200, all applicable federal laws, and relevant Executive guidance. Article 2 General Acknowledgements and Assurances All recipients, subrecipients, successors, transferees, and assignees must acknowledge and agree to comply with applicable provisions governing DHS access to records, accounts, documents, information, facilities, and staff. I. Recipients must cooperate with any DHS compliance reviews or compliance investigations conducted by DHS. II. Recipients must give DHS access to examine and copy records, accounts, and other documents and sources of information related to the federal financial assistance award and permit access to facilities or personnel. III. Recipients must submit timely, complete, and accurate reports to the appropriate DHS officials and maintain appropriate backup documentation to support the reports. IV. Recipients must comply with all other special reporting, data collection, and evaluation requirements, as prescribed by law, or detailed in program guidance. V. Recipients (as defined in 2 C.F.R. Part 200 and including recipients acting as pass-through entities) of federal financial assistance from DHS or one of its awarding component agencies must complete the DHS Civil Rights Evaluation Tool within thirty (30) days of receipt of the Notice of Award for the first award under which this term applies. Recipients of multiple awards of DHS financial assistance should only submit one completed tool for their organization, not per award. After the initial submission, recipients are required to complete the tool once every two (2) years if they have an active award, not every time an award is made. Recipients should submit the completed tool, including supporting materials, to CivilRightsEvaluation@hq.dhs.gov. This tool clarifies the civil rights obligations and related reporting requirements contained in the DHS Standard Terms and Conditions. Subrecipients are not required to complete and submit this tool to DHS. The evaluation tool can be found at https://www.dhs.gov/publication/dhs-civil-rights-evaluation-tool. The DHS Office for Civil Rights and Civil Liberties will consider, in its discretion, granting an extension if the recipient identifies steps and a timeline for completing the tool. Recipients should request extensions by emailing the request to CivilRightsEvaluation@hq.dhs.gov prior to expiration of the 30-day deadline. Page 75 of 291 Article 3 Acknowledgement of Federal Funding from DHS Recipients must acknowledge their use of federal funding when issuing statements, press releases, requests for proposal, bid invitations, and other documents describing projects or programs funded in whole or in part with federal funds. Article 4 Activities Conducted Abroad Recipients must ensure that project activities performed outside the United States are coordinated as necessary with appropriate government authorities and that appropriate licenses, permits, or approvals are obtained. Article 5 Age Discrimination Act of 1975 Recipients must comply with the requirements of the Age Discrimination Act of 1975, Public Law 94-135 (1975) (codified as amended at Title 42, U.S. Code, § 6101 et seq.), which prohibits discrimination on the basis of age in any program or activity receiving federal financial assistance. Article 6 Americans with Disabilities Act of 1990 Recipients must comply with the requirements of Titles I, II, and III of the Americans with Disabilities Act, Pub. L. 101-336 (1990) (codified as amended at 42 U.S.C. §§ 12101– 12213), which prohibits recipients from discriminating on the basis of disability in the operation of public entities, public and private transportation systems, places of public accommodation, and certain testing entities. Article 7 Best Practices for Collection and Use of Personally Identifiable Information Recipients who collect personally identifiable information (PII) are required to have a publicly available privacy policy that describes standards on the usage and maintenance of the PII they collect. DHS defines PII as any information that permits the identity of an individual to be directly or indirectly inferred, including any information that is linked or linkable to that individual. Recipients may also find the DHS Privacy Impact Assessments: Privacy Guidance and Privacy Template as useful resources respectively. Article 8 Civil Rights Act of 1964 – Title VI Recipients must comply with the requirements of Title VI of the Civil Rights Act of 1964 (codified as amended at 42 U.S.C. § 2000d et seq.), which provides that no person in the United States will, on the grounds of race, color, or national origin, be excluded from participation in, be denied the benefits of, or be subjected to discrimination under any program or activity receiving federal financial assistance. DHS implementing regulations for the Act are found at 6 C.F.R. Part 21 and 44 C.F.R. Part 7. Page 76 of 291 Article 9 Civil Rights Act of 1968 Recipients must comply with Title VIII of the Civil Rights Act of 1968, Pub. L. 90- 284, as amended through Pub. L. 113-4, which prohibits recipients from discriminating in the sale, rental, financing, and advertising of dwellings, or in the provision of services in connection therewith, on the basis of race, color, national origin, religion, disability, familial status, and sex (see 42 U.S.C. § 3601 et seq.), as implemented by the U.S. Department of Housing and Urban Development at 24 C.F.R. Part 100. The prohibition on disability discrimination includes the requirement that new multifamily housing with four or more dwelling units—i.e., the public and common use areas and individual apartment units (all units in buildings with elevators and ground-floor units in buildings without elevators)—be designed and constructed with certain accessible features. (See 24 C.F.R. Part 100, Subpart D.) Article 10 Copyright Recipients must affix the applicable copyright notices of 17 U.S.C. §§ 401 or 402 and an acknowledgement of U.S. Government sponsorship (including the award number) to any work first produced under federal financial assistance awards. Article 11 Debarment and Suspension Recipients are subject to the non-procurement debarment and suspension regulations implementing Executive Orders (E.O.) 12549 and 12689, which are at 2 C.F.R. Part 180 as adopted by DHS at 2 C.F.R. Part 3002. These regulations restrict federal financial assistance awards, subawards, and contracts with certain parties that are debarred, suspended, or otherwise excluded from or ineligible for participation in federal assistance programs or activities. Article 12 Drug-Free Workplace Regulations Recipients must comply with drug-free workplace requirements in Subpart B (or Subpart C, if the recipient is an individual) of 2 C.F.R. Part 3001, which adopts the Government-wide implementation (2 C.F.R. Part 182) of Sec. 5152-5158 of the Drug-Free Workplace Act of 1988 (41 U.S.C. §§ 8101-8106). Article 13 Duplication of Benefits Any cost allocable to a particular federal financial assistance award provided for in 2 C.F.R. Part 200, Subpart E may not be charged to other federal financial assistance awards to overcome fund deficiencies; to avoid restrictions imposed by federal statutes, regulations, or federal financial assistance award terms and conditions; or for other reasons. However, these prohibitions would not preclude recipients from shifting costs that are allowable under two or more awards in accordance with existing federal statutes, regulations, or the federal financial assistance award terms and conditions. Page 77 of 291 Article 14 Education Amendments of 1972 (Equal Opportunity in Education Act) – Title IX Recipients must comply with the requirements of Title IX of the Education Amendments of 1972, Pub. L. 92-318 (1972) (codified as amended at 20 U.S.C. § 1681 et seq.), which provide that no person in the United States will, on the basis of sex, be excluded from participation in, be denied the benefits of, or be subjected to discrimination under any educational program or activity receiving federal financial assistance. DHS implementing regulations are codified at 6 C.F.R. Part 17 and 44 C.F.R. Part 19. Article 15 Energy Policy and Conservation Act Recipients must comply with the requirements of the Energy Policy and Conservation Act, Pub. L. 94- 163 (1975) (codified as amended at 42 U.S.C. § 6201 et seq.), which contain policies relating to energy efficiency that are defined in the state energy conservation plan issued in compliance with this Act. Article 16 False Claims Act and Program Fraud Civil Remedies Recipients must comply with the requirements of the False Claims Act, 31 U.S.C. §§3729- 3733, which prohibit the submission of false or fraudulent claims for payment to the Federal Government. (See 31 U.S.C. §§ 3801-3812, which details the administrative remedies for false claims and statements made.) Article 17 Federal Debt Status All recipients are required to be non-delinquent in their repayment of any federal debt. Examples of relevant debt include delinquent payroll and other taxes, audit disallowances, and benefit overpayments. (See OMB Circular A-129.) Article 18 Federal Leadership on Reducing Text Messaging while Driving Recipients are encouraged to adopt and enforce policies that ban text messaging while driving as described in E.O. 13513, including conducting initiatives described in Section 3(a) of the Order when on official government business or when performing any work for or on behalf of the Federal Government. Article 19 Fly America Act of 1974 Recipients must comply with Preference for U.S. Flag Air Carriers (air carriers holding certificates under 49 U.S.C.) for international air transportation of people and property to the extent that such service is available, in accordance with the International Air Transportation Fair Competitive Practices Act of 1974, 49 U.S.C. § 40118, and the interpretative guidelines issued by the Comptroller General of the United States in the March 31, 1981, amendment to Comptroller General Decision B-138942. Article 20 Hotel and Motel Fire Safety Act of 1990 Recipients must ensure that all conference, meeting, convention, or training space funded in whole or in part with federal funds complies with the fire prevention and control guidelines of Section 6 of the Hotel and Motel Fire Safety Act of 1990, 15 U.S.C. § 2225a Page 78 of 291 Article 21 John S. McCain National Defense Authorization Act of Fiscal Year 2019 Recipients, subrecipients, and their contractors and subcontractors are subject to the prohibitions described in section 889 of the John S. McCain National Defense Authorization Act for Fiscal Year 2019, Pub. L. No. 115-232 (2018) and 2 C.F.R. §§ 200.216, 200.327, 200.471, and Appendix II to 2 C.F.R. Part 200. Beginning August 13, 2020, the statute – as it applies to DHS recipients, subrecipients, and their contractors and subcontractors – prohibits obligating or expending federal award funds on certain telecommunications and video surveillance products and contracting with certain entities for national security reasons Article 22 Limited English Proficiency (Civil Rights Act of 1964, Title VI) Recipients must comply with Title VI of the Civil Rights Act of 1964, (42 U.S.C. § 2000d et seq.) prohibition against discrimination on the basis of national origin, which requires that recipients of federal financial assistance take reasonable steps to provide meaningful access to persons with limited English proficiency (LEP) to their programs and services. For additional assistance and information regarding language access obligations, please refer to the DHS Recipient Guidance: https://www.dhs.gov/guidance- published-help-department- supported- organizations-provide-meaningful-access-people-limited and additional resources on http://www.lep.gov. Article 23 Lobbying Prohibitions Recipients must comply with 31 U.S.C. § 1352, which provides that none of the funds provided under a federal financial assistance award may be expended by the recipient to pay any person to influence, or attempt to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with any federal action related to a federal award or contract, including any extension, continuation, renewal, amendment, or modification. Article 24 National Environmental Policy Act Recipients must comply with the requirements of the National Environmental Policy Act of 1969, (NEPA) Pub. L. 91-190 (1970) (codified as amended at 42 U.S.C. § 4321 et seq. and the Council on Environmental Quality (CEQ) Regulations for Implementing the Procedural Provisions of NEPA, which require recipients to use all practicable means within their authority, and consistent with other essential considerations of national policy, to create and maintain conditions under which people and nature can exist in productive harmony and fulfill the social, economic, and other needs of present and future generations of Americans Article 25 Nondiscrimination in Matters Pertaining to Faith-Based Organizations It is DHS policy to ensure the equal treatment of faith-based organizations in social service programs administered or supported by DHS or its component agencies, enabling those organizations to participate in providing important social services to beneficiaries. Recipients must comply with the equal treatment policies and requirements contained in 6 C.F.R. Part 19 and other applicable statues, regulations, and guidance governing the participations of faith- based organizations in individual DHS programs. Page 79 of 291 Article 26 Non-Supplanting Requirement Recipients receiving federal financial assistance awards made under programs that prohibit supplanting by law must ensure that federal funds do not replace (supplant) funds that have been budgeted for the same purpose through non-federal sources. Article 27 Notice of Funding Opportunity Requirements All the instructions, guidance, limitations, and other conditions set forth in the Notice of Funding Opportunity (NOFO) for this program are incorporated here by reference in the award terms and conditions. All recipients must comply with any such requirements set forth in the program NOFO. Article 28 Patents and Intellectual Property Rights Recipients are subject to the Bayh-Dole Act, 35 U.S.C. § 200 et seq, unless otherwise provided by law. Recipients are subject to the specific requirements governing the development, reporting, and disposition of rights to inventions and patents resulting from federal financial assistance awards located at 37 C.F.R. Part 401 and the standard patent rights clause located at 37 C.F.R. § 401.14. Article 29 Procurement of Recovered Materials States, political subdivisions of states, and their contractors must comply with Section 6002 of the Solid Waste Disposal Act, Pub. L. 89-272 (1965), (codified as amended by the Resource Conservation and Recovery Act, 42 U.S.C. § 6962.) The requirements of Section 6002 include procuring only items designated in guidelines of the Environmental Protection Agency (EPA) at 40 C.F.R. Part 247 that contain the highest percentage of recovered materials practicable, consistent with maintaining a satisfactory level of competition. Article 30 Rehabilitation Act of 1973 Recipients must comply with the requirements of Section 504 of the Rehabilitation Act of 1973, Pub. L. 93-112 (1973), (codified as amended at 29 U.S.C. § 794,) which provides that no otherwise qualified handicapped individuals in the United States will, solely by reason of the handicap, be excluded from participation in, be denied the benefits of, or be subjected to discrimination under any program or activity receiving federal financial assistance. Article 31 Reporting of Matters Related to Recipient Integrity and Performance General Reporting Requirements: If the total value of any currently active grants, cooperative agreements, and procurement contracts from all federal awarding agencies exceeds $10,000,000 for any period of time during the period of performance of this federal award, then the recipients must comply with the requirements set forth in the government-wide Award Term and Condition for Recipient Integrity and Performance Matters located at 2 C.F.R. Part 200, Appendix XII, the full text of which is incorporated here by reference in the award terms and conditions. Page 80 of 291 Article 32 Reporting Subawards and Executive Compensation Reporting of first tier subawards. Recipients are required to comply with the requirements set forth in the government-wide award term on Reporting Subawards and Executive Compensation located at 2 C.F.R. Part 170, Appendix A, the full text of which is incorporated here by reference in the award terms and conditions. Article 33 Required Use of American Iron, Steel, Manufactured Products, and Construction Materials Recipients and subrecipients must comply with the Build America, Buy America Act (BABAA), which was enacted as part of the Infrastructure Investment and Jobs Act §§ 70901-70927, Pub. L. No. 117-58 (2021); and Executive Order 14005, Ensuring the Future is Made in All of America by All of America’s Workers. See also Office of Management and Budget (OMB), Memorandum M-22-11, Initial Implementation Guidance on Application of Buy America Preference in Federal Financial Assistance Programs for Infrastructure. Recipients and subrecipients of federal financial assistance programs for infrastructure are hereby notified that none of the funds provided under this award may be used for a project for infrastructure unless: (1) all iron and steel used in the project are produced in the United States--this means all manufacturing processes, from the initial melting stage through the application of coatings, occurred in the United States; (2) all manufactured products used in the project are produced in the United States—this means the manufactured product was manufactured in the United States; and the cost of the components of the manufactured product that are mined, produced, or manufactured in the United States is greater than 55 percent of the total cost of all components of the manufactured product, unless another standard for determining the minimum amount of domestic content of the manufactured product has been established under applicable law or regulation; and (3) all construction materials are manufactured in the United States—this means that all manufacturing processes for the construction material occurred in the United States. The Buy America preference only applies to articles, materials, and supplies that are consumed in, incorporated into, or affixed to an infrastructure project. As such, it does not apply to tools, equipment, and supplies, such as temporary scaffolding, brought to the construction site and removed at or before the completion of the infrastructure project. Nor does a Buy America preference apply to equipment and furnishings, such as movable chairs, desks, and portable computer equipment, that are used at or within the finished infrastructure project, but are not an integral part of the structure or permanently affixed to the infrastructure project. When necessary, recipients may apply for, and the agency may grant, a waiver from these requirements. (a) When the federal agency has made a determination that one of the following exceptions applies, the awarding official may waive the application of the domestic content procurement preference in any case in which the agency determines that: (1) applying the domestic content procurement preference would be inconsistent with the public interest; (2) the types of iron, steel, manufactured products, or construction materials are not produced in the United States in sufficient and reasonably available quantities or of a satisfactory quality; or (3) the inclusion of iron, steel, manufactured products, or construction materials produced in the United States will increase the cost of the overall project by more than 25 percent. A request to waive the application of the domestic content procurement preference must be in writing. The agency will provide instructions on the format, contents, and supporting materials required for any waiver request. Waiver requests are subject to public comment periods of no less than 15 days and Page 81 of 291 must be reviewed by the OMB Made in America Office. There may be instances where an award qualifies, in whole or in part, for an existing waiver described. For awards by the Federal Emergency Management Agency (FEMA), existing waivers are available and the waiver process is described at 'Buy America' Preference in FEMA Financial Assistance Programs for Infrastructure | FEMA.gov. For awards by other DHS components, please contact the applicable DHS FAO. To see whether a particular DHS federal financial assistance program is considered an infrastructure program and thus required to include a Buy America preference, please either contact the applicable DHS FAO, or for FEMA awards, please see Programs and Definitions: Build America, Buy America Act | FEMA.gov. Article 34 SAFECOM Recipients receiving federal financial assistance awards made under programs that provide emergency communication equipment and its related activities must comply with the SAFECOM Guidance for Emergency Communication Grants, including provisions on technical standards that ensure and enhance interoperable communications. Article 35 Terrorist Financing Recipients must comply with E.O. 13224 and U.S. laws that prohibit transactions with, and the provisions of resources and support to, individuals and organizations associated with terrorism. Recipients are legally responsible to ensure compliance with the Order and laws. Article 36 Trafficking Victims Protection Act of 2000 (TVPA) Trafficking in Persons. Recipients must comply with the requirements of the government-wide financial assistance award term which implements Section 106 (g) of the Trafficking Victims Protection Act of 2000 (TVPA), codified as amended at 22 U.S.C. § 7104. The award term is located at 2 C.F.R. § 175.15, the full text of which is incorporated here by reference. Article 37 Universal Identifier and System of Award Management Requirements for System for Award Management and Unique Entity Identifier Recipients are required to comply with the requirements set forth in the government-wide financial assistance award term regarding the System for Award Management and Universal Identifier Requirements located at 2 C.F.R. Part 25, Appendix A, the full text of which is incorporated here by reference. Article 38 USA PATRIOT Act of 2001 Recipients must comply with requirements of Section 817 of the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (USA PATRIOT Act), which amends 18 U.S.C. §§ 175–175c. Article 39 Use of DHS Seal, Logo and Flags Recipients must obtain permission from their DHS FAO prior to using the DHS seal(s), logos, crests or reproductions of flags or likenesses of DHS agency officials, including use of the United States Coast Guard seal, logo, crests or reproductions of flags or likenesses of Coast Guard officials. Page 82 of 291 Article 40 Whistleblower Protection Act Recipients must comply with the statutory requirements for whistleblower protections (if applicable) at 10 U.S.C § 2409, 41 U.S.C. § 4712, and 10 U.S.C. § 2324, 41 U.S.C. §§ 4304 and 4310. Article 41 Environmental Planning and Historic Preservation (EHP) Review DHS/FEMA funded activities that may require an Environmental Planning and Historic Preservation (EHP) review are subject to the FEMA EHP review process. This review does not address all federal, state, and local requirements. Acceptance of federal funding requires the recipient to comply with all federal,state and local laws. DHS/FEMA is required to consider the potential impacts to natural and cultural resources of all projects funded by DHS/FEMA grant funds, through its EHP review process, as mandated by: the National Environmental Policy Act; National Historic Preservation Act of 1966, as amended; National Flood Insurance Program regulations; and any other applicable laws and executive orders. To access the FEMA EHP screening form and instructions, go to the DHS/FEMA website. In order to initiate EHP review of your project(s), you must complete all relevant sections of this form and submit it to the Grant Programs Directorate (GPD) along with all other pertinent project information. The EHP review process must be completed before funds are released to carry out the proposed project; otherwise, DHS/FEMA may not be able to fund the project due to noncompliance with EHP laws, executive orders, regulations, and policies. If ground disturbing activities occur during construction, applicant will monitor ground disturbance, and if any potential archeological resources are discovered the applicant will immediately cease work in that area and notify the pass-through entity, if applicable, and DHS/FEMA. Article 42 Applicability of DHS Standard Terms and Conditions to Tribes The DHS Standard Terms and Conditions are a restatement of general requirements imposed upon recipients and flow down to subrecipients as a matter of law, regulation, or executive order. If the requirement does not apply to Indian tribes or there is a federal law or regulation exempting its application to Indian tribes, then the acceptance by Tribes of, or acquiescence to, DHS Standard Terms and Conditions does not change or alter its inapplicability to an Indian tribe. The execution of grant documents is not intended to change, alter, amend, or impose additional liability or responsibility upon the Tribe where it does not already exist. Article 43 Acceptance of Post Award Changes In the event FEMA determines that changes are necessary to the award document after an award has been made, including changes to period of performance or terms and conditions, recipients will be notified of the changes in writing. Once notification has been made, any subsequent request for funds will indicate recipient acceptance of the changes to the award. Please call the FEMA/GMD Call Center at (866) 927-5646 or via e-mail to ASK-GMD@fema.dhs.gov if you have any questions. Page 83 of 291 Article 44 Disposition of Equipment Acquired Under the Federal Award For purposes of original or replacement equipment acquired under this award by a non-state recipient or non-state subrecipients, when that equipment is no longer needed for the original project or program or for other activities currently or previously supported by a federal awarding agency, you must request instructions from FEMA to make proper disposition of the equipment pursuant to 2 C.F.R. section 200.313. State recipients and state subrecipients must follow the disposition requirements in accordance with state laws and procedures. Article 45 Prior Approval for Modification of Approved Budget Before making any change to the FEMA approved budget for this award, you must request prior written approval from FEMA where required by 2 C.F.R. section 200.308. For purposes of non-construction projects, FEMA is utilizing its discretion to impose an additional restriction under 2 C.F.R. section 200.308(f) regarding the transfer of funds among direct cost categories, programs, functions, or activities. Threfore, for awards with an approved budget where the federal share is greater than the simplified acquisition threshold (currently $250,000), you may not transfer funds among direct cost categories, programs, functions, or activities without prior written approval from FEMA where the cumulative amount of such transfers exceeds or is expected to exceed ten percent (10%) of the total budget FEMA last approved. For purposes of awards that support both construction and non- construction work, FEMA is utilizing its discretion under 2 C.F.R. section 200.308(h)(5) to require the recipient to obtain prior written approval from FEMA before making any fund or budget transfers between the two types of work. You must report any deviations from your FEMA approved budget in the first Federal Financial Report (SF-425) you submit following any budget deviation, regardless of whether the budget deviation requires prior written approval. Article 46 Indirect Cost Rate 2 C.F.R. section 200.211(b)(15) requires the terms of the award to include the indirect cost rate for the federal award. If applicable, the indirect cost rate for this award is stated in the budget documents or other materials approved by FEMA and included in the award file. Article 47 Award Performance Goals FEMA will measure the recipient’s performance of the grant by comparing the firefighter hiring activities of new, additional firefighters, rehire laid off firefighters, or retain firefighters facing layoff OR recruitment and retention activities of volunteer firefighters who are involved with or trained in the operations of firefighting and emergency response as requested in its application. In order to measure performance, FEMA may request information throughout the period of performance. In its final performance report submitted at closeout, the recipient is required to report on the recipients increased compliance with the National standards described in the NOFO. Obligating document 1.Agreement No. EMW-2021-FF- 00232 2. Amendment No. N/A 3. Recipient No. 916001264 4. Type of Action AWARD 5. Control No. WX00670N2022T Page 84 of 291 6. Recipient Name and Address CITY OF PASCO 115 W SYLVESTER ST PASCO, WA 99301 7. Issuing FEMA Office and Address Grant Programs Directorate 500 C Street, S.W. Washington DC, 20528-7000 1-866-927-5646 8. Payment Office and Address FEMA, Financial Services Branch 500 C Street, S.W., Room 723 Washington DC, 20742 9. Name of Recipient Project Officer Edward Dunbar 9a. Phone No. 5095435730 10. Name of FEMA Project Coordinator Staffing for Adequate Fire and Emergency Response (SAFER) Grant Program 10a. Phone No. 1-866- 274- 0960 11. Effective Date of This Action 09/15/2022 12. Method of Payment OTHER - FEMA GO 13. Assistance Arrangement COST SHARING 14. Performance Period 03/14/2023 to 03/13/2026 Budget Period 03/14/2023 to 03/13/2026 15. Description of Action a. (Indicate funding data for awards or financial changes) Program Name Abbreviation Assistance Listings No. Accounting Data(ACCS Code) Prior Total Award Amount Awarded This Action + or (-) Current Total Award Cumulative Non-Federal Commitment SAFER 97.083 2022-F1- GF01 - P410-xxxx- 4101-D $0.00 $5,045,817.30 $5,045,817.30 $0.00 Totals $0.00 $5,045,817.30 $5,045,817.30 $0.00 b. To describe changes other than funding data or financial changes, attach schedule and check here: N/A 16.FOR NON-DISASTER PROGRAMS: RECIPIENT IS REQUIRED TO SIGN AND RETURN THREE (3) COPIES OF THIS DOCUMENT TO FEMA (See Block 7 for address) This field is not applicable for digitally signed grant agreements 17. RECIPIENT SIGNATORY OFFICIAL (Name and Title)DATE 18. FEMA SIGNATORY OFFICIAL (Name and Title) PAMELA WILLIAMS, Assistant Administrator, Grant Programs DATE 09/15/2022 Page 85 of 291 AGENDA REPORT FOR: City Council September 29, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Rick White, Director Community & Economic Development SUBJECT: Public Hearing & Ordinance No. 4611 - Tri-Cities Animal Shelter Right- of-Way Vacation (VAC 2022-005) I. REFERENCE(S): Proposed Ordinance Overview Map Vicinity Map II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: CONDUCT A PUBLIC HEARING MOTION: I move to adopt Ordinance No. 4611, vacating Court Street and Lena Street in Block 10 of Oakley's Riverfront Addition to Pasco; and further; authorize publication by summary only.. III. FISCAL IMPACT: None IV. HISTORY AND FACTS BRIEF: As Council is aware, the City of Pasco is in the process developing a new animal shelter facility to serve the Tri-Cities Animal Control Authority (TCACA), which will be located adjacent to the existing animal shelter facility on South 18th Avenue. The new shelter is to be located on Block 10 of Oakley's Riverfront Addition to Pasco, which was originally platted in 1890. Several street rights -of- way have been identified on the plat for over 130 years; however, were never developed due to the levee and runoff pond development in the interim. The City submitted an application to vacate those portions of Court Street and Lena Street, which lie in Block 10 of the 1890 Oakley's Riverfront Addition to Pasco, as shown on the attached map. Page 86 of 291 On September 6, 2022, City Council approved Resolution No. 2432, fixing October 3, 2022, as the date for a public hearing to consider the vacation request. V. DISCUSSION: Per the Pasco Municipal Code (PMC) Chapter 12.40, the Council may require compensation for vacated rights-of-way. The compensation involves obtaining a title report and appraisal of value. However, the compensation and the requirements attached thereto may be waived if one or more of the following conditions apply: 1. The vacation is initiated by the City Council by Resolution; 2. The vacation is at the request of the City; 3. The right-of-way to be vacated was previously determined by the City Council not to be essential to public traffic circulation and available for vacation; 4. The grant of substitute right-of-way which has a value as a right-of-way at least equal to that right-of-way to be vacated; and 5. The resulting benefit to the community of the project requiring the vacation outweighs the appraised value of the right-of-way to be vacated. In the current situation, the vacation is at the request of the City; as such, staff recommends the compensation requirement be waived and the proposed ordinance adopted. Page 87 of 291 Ordinance VAC 2022-005 - 1 FILED FOR RECORD AT REQUEST OF: City of Pasco, Washington WHEN RECORDED RETURN TO: City of Pasco, Washington Attn: City Clerk 525 North 3rd Avenue Pasco, WA 99301 ____________________________________________________________________________ ORDINANCE NO. __________ AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON, VACATING PORTIONS OF RIGHT-OF-WAY ALONG COURT STREET AND LENA STREET LOCATED ADJACENT BLOCK 10 OF OAKLEY’S RIVERFRONT ADDITION TO PASCO. WHEREAS, from time to time in response to petitions or in cases where it serves the general interest of the City, the City Council may vacate rights-of-way; and WHEREAS, the City staff requested that the City Council initiate the vacation procedures for vacation of a portion of right-of-way along Court Street and Lena Street located in Block 10 of the 1890 Oakley's Riverfront Addition to Pasco; and WHEREAS, on September 6, 2022, pursuant to the Pasco Municipal Code (PMC) Section 12.40.040, the City passed Resolution No. 4232, initiating the vacation procedures and setting a public hearing for the proposed vacation; and WHEREAS, pursuant to PMC Section 12.40.050, appropriate notice was given of the City’s intent to vacate the public right-of-way; and WHEREAS, the City held a public hearing on the proposed vacation on October 3, 2022; and WHEREAS, the vacation process provided in PMC Chapter 12.40 requires a title report, and an appraisal of value and compensation unless waived by the City Council; and WHEREAS, pursuant to PMC Section 12.40.120(2) the City may waive the requirement for a title report, an appraisal of value and compensation if one or more of the following are applicable: the vacation is initiated by Council Resolution; the vacation is at the request of the City; the Council had previously determined that the right-of-way is not essential to public traffic circulation and is available for vacation; the grant of a substitute right-of-way has value as a right- Page 88 of 291 Ordinance VAC 2022-005 - 2 of-way at least equal to the right-of-way to be vacated; or the resulting benefit to the community of the project requiring the vacation outweighs the appraised value of the right-of-way to be vacated; and WHEREAS, the proposed vacation does meet the above listed criteria for waiver of the requirement for a title report, an appraisal of value, and compensation pursuant to the PMC Section 12.40.120(2) as it was at the request of the City, initiated by Resolution of the City Council, acquired without cost to the City, and the resulting benefit to the community will outweigh any value of the vacated right-of-way; and WHEREAS, the City Council may approve a right-of-way vacation upon making findings pursuant to PMC Section 12.40.070(1)-(4), that the vacation of the right-of-way will not adversely affect traffic accessibility and circulation within the immediate area or with the City as a whole; is not contemplated or needed for future use; no abutting property will become landlocked or have access substantially impaired; and the public needs shall not be adversely affected and the vacation will provide a public benefit or serve a public purpose; and WHEREAS, the City Council finds that the required criteria of the PMC Section 12.40.070(1)-(4) have been met; and WHEREAS, all steps and procedures required by law to vacate said right-of-way have been duly taken and performed. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. That a portion of right-of-way, as described below and as depicted in “Exhibit A” be and the same is hereby vacated; THAT PORTION OF THE RIGHT OF WAY FOR COURT STREET AND LENA STREET AS SHOWN ON THE PLAT OF OAKLEY'S RIVERFRONT ADDITION, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME B OF PLATS, PAGE 34, RECORDS OF FRANKLIN COUNTY, WASHINGTON LYING EASTERLY OF THE EAST RIGHT OF WAY LINE OF SOUTH 18TH AVENUE. SITUATE IN FRANKLIN COUNTY, STATE OF WASHINGTON. Section 2. That a certified copy of this Ordinance be recorded by the City Clerk of the City of Pasco in and with the office of the Auditor of Franklin County, Washington. Section 3. This Ordinance shall take full force and effect five (5) days after approval, passage and publication as required by law. Page 89 of 291 Ordinance VAC 2022-005 - 3 Section 4. That pursuant to PMC Chapter 12.40, the City Council hereby waives the requirements for an appraisal, title report, survey, and compensation for the vacated right-of-way. PASSED by the City Council of the City of Pasco, Washington this ___ day of October, 2022. _____________________________ Blanche Barajas Mayor ATTEST: APPROVED AS TO FORM: _____________________________ ___________________________ Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys Published: _____________________________ Page 90 of 291 -------------------- ;:,.Jr•· .-� PORTION OF NW _____..,---:;,;:s-¢'� .� ,.__ ;���- 11/4, :'3 EC I . 31, T.9N., R.30 E WM __,--.-.,,- ----- ,_.. • .-�·;. I ' , , - -------::. -----.'@ • - - .... �'." .. ".':.F I I ------ d - " ��/ -�' _.-I jlll �-� /.�-,, --------------;f ... '. �I I "' .... -- --,t ' 1 1 I I . . kt I j .. � : I I I ! I WI d' PARCEL NO. 1121200'UI 24.11:!::ACfll .. dkl II) w .;I �---_, ____ _, PARCEL '8' 27.40% ACRES � � W. 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ZZP'.I "'"''""" � • r----, Knowwh1f1below. Call before you dig. CITY OF PASCO SHEET NEW ANIMAL SHELTER CITY OF PASCO, FRANKLIN COUNTY, WASHINGTON BOUNDARY LINE ADJUSTMENT/RIGHT OF WAY VACATION EXHIBIT Page 91 of 291 Item:Street Vacation -Tri-Cities Animal Shelter App1icant(s):City of Pasco File #:VAC 2022-005 Overview .'1 1:,Page 92 of 291 Item:Street Vacation -Tri-Cities Animal Shelter App1icant(s):City of Pasco File #:VAC 2022-005 Page 93 of 291 AGENDA REPORT FOR: City Council September 23, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Darcy Buckley, Director Finance SUBJECT: Resolution No. 4261 - Capital Improvement Plan (CIP) for 2023-2028 Projects I. REFERENCE(S): Resolution Exhibit A - Summary of Capital Improvement Plan 2023 - 2028 Projects II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: MOTION: I move to approve Resolution No. 4261, approving the Capital Improvement Plan for calendar years 2023 - 2028. III. FISCAL IMPACT: N/A IV. HISTORY AND FACTS BRIEF: Each year the City assesses potential future capital improvements. This process involves identifying capital facilities and improvement needs, forecasting an estimated cost of additions or improvements and proposing a method of financing for each. The result is a Capital Improvement Plan (CIP) that is shared with, and approved by, Council. Creation of a CIP is essential for effective financial and capital planning for the City. Effective Capital Improvement Plans serve to support planning efforts that benef it Citizens' quality of life, anticipate and prepare for community growth, and augment fiscal health, especially in the areas of attaining external low-interest loans or grant opportunities. The CIP is only a plan. As such, it does not ensure that a proj ect will occur. Instead, the CIP cost projections and timeline serves as a starting point to evaluate the addition of proposed projects in the City's biennial budget. The biennial budget and the Capital Improvement Plan differ from each other in the following ways: Page 94 of 291 1. CIP projects slated to be completed earlier in the planning horizon could be accomplished with the funds reasonably expected to be available. 2. Inclusion of capital projects in the CIP is desired by funding agencies, as it signals the desirability/need to complete the project by the City. Such projects might not be feasible to be funded by the City even if they are planned within the biennial budget period. 3. Execution of CIP projects, particularly in the outward years, may be reliant on anticipated grants, bonds, and loans which will in part require rate adjustments, or other factors as discussed in the Plan. Approval of the CIP itself does not bind the City Council to future actions. 4. Cost projections for outward years project could be revised significantly as staff refine the scope of work. 5. CIP also includes projects that will be carried out by external partners where the City may provide some form of contribution. The full cost of these projects is not included in City's budget, however, the CIP will provide the complete cost of the project to inform the resident of the scope of work involved. In summary, while the vast majority of capital projects proposed during the biennium budget process are derived from the Capital Improvement Plan, not all projects from the CIP are included in the adopted budget, and for various reasons, the amount budgeted might vary. V. DISCUSSION: Uncertainty in funding, labor, and supply chain disruption at the federal, state, and local levels due to the COVID-19 pandemic, and subsequent historical inflation, have required the City to be flexible with project schedules throughout this As biennium. fiscal evaluate fully will staff the current is practice, environment and project status before commencing, even when such a project is fully funded. An additional check and balance in this regard is the requirement for large capital projects (>$300,000) to be approved by the Council prior to the execution of any contract for construction. The is design where except Improvement Plan Capital proposed (CIP), complete, reflects planning level cost estimates which can change with design as more information is discovered during the investigative and subsequent design processes. Also, as a part of the CIP update, completed projects were removed, current projects updated to account for new information, and newly identified projects added. As mentioned previously, the adoption of the 2022- 2028 CIP does not equate to an appropriation of funds. Historically, staff has prepared the CIP in Microsoft Excel and provided a 300 - 400 page document that provided project details. It is evident that such a form of communication, while complete, is not user-friendly. Similarly, preparation of Page 95 of 291 the CIP is complicated, time-consuming, and error-prone due to the limitation of the tool. The City has procured "ClearGov" that includes Capital Improvement Planning and Digital Budget Book features. This software will allow staff to provide an efficient and user-friendly Capital Improvement Plan to Pasco residents. ClearGov was implemented in a pilot phase in the prior year, and is now implemented to utilize its complete utilization. Project Page - https://city-pasco-wa-projects.cleargov.com/ Capital Budget Page - https://city-pasco-wa-budget- book.cleargov.com/6636/capital-improvements/capital-improvements-multi- year The proposed plan is not for six (6) but for seven (7) years, due the City's adoption of the biennial budget. It is advantageous to include the year 2022 in the plan as the City's capital budget includes projects scheduled for this period. Total CIP projects requested in the prior year totaled $506 million, and the proposed capital plan totals $833 million; an increase of almost 65%. The majority of these increases are due to the following factors: 1. Roadways - Inclusion of high-cost projects like Commercial Avenue Extension, Harris Road/Chapel Hill Boulevard Overpass, and Road 76 Overpass - $131M 2. External Partnerships - Projects to be led by developers with some participation from the City. Growth attributable to East and Northwest Pasco - $123M 3. Building and Facilities - Inclusion of a new Training facility and expansion of police headquarters - $33M 4. Process Water Reuse Facility - Increase in project scope and cost - $23M At the August 22nd Council Workshop, City Council was presented a list of projects and funding sources for review. Based on input from Council, slides 11 & 12 of the attached PowerPoint presentation were added to identify those projects which have increased significantly in costs from the previous CIP. Staff recommends approval of the 2023-2028 Capital Improvement Plan as presented. Page 96 of 291 Resolution – 2023-2028 CIP - RESOLUTION NO. ____ A RESOLUTION APPROVING THE CAPITAL IMPROVEMENT PLAN FOR CALENDAR YEARS 2023-2028. WHEREAS, staff has prepared the Capital Improvement Plan which defines the capital projects proposed to be undertaken by the City over the ensuing six years; and WHEREAS, on August 22, 2022, the Capital Improvement Plan was presented to the City Council for review and prioritization. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON: That the Pasco City Council hereby approves the Capital Improvement Plan for calendar years 2023-2028 as the City’s list of capital projects proposed to be undertaken by the City over the ensuing six years, a copy attached hereto as Exhibit A, with the understanding that implementation of any project listed in the Capital Improvement Plan is subject to budget appropriation. PASSED by the City Council of the City of Pasco, Washington this ____ day of ____________, 2022. Blanche Barajas Mayor ATTEST: APPROVED AS TO FORM: _____________________________ ___________________________ Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys Page 97 of 291 Row Labels Sum of FY2022 Sum of FY2023 Sum of FY2024 Sum of FY2025 Sum of FY2026 Sum of FY2027 Sum of FY2028 Sum of Total Buildings and Facilities 10,000,586$ 14,777,570$ 17,795,000$ 33,740,000$ 34,750,000$ 111,063,156$ Animal Shelter Facility Replacement - W Washington St & S 18th Ave 5,762,513$ 100,000$ 5,862,513$ Bus-Train Depot Refurbishment - N 1st Ave & W Nixon St 70,000$ 70,000$ City Council Chambers 275,000$ 2,625,000$ 2,725,000$ 5,625,000$ City Hall Additional Improvements Refurbishment - N 3rd Ave & W Nixon St 800,000$ 800,000$ City Hall Refurbishment Phase 2 - N 3rd Ave & W Nixon St 112,887$ 200,000$ 312,887$ City Hall Window Refurbishment - N 3rd Ave & W Nixon St 70,000$ 70,000$ City of Pasco Training Facility Upgrade 350,000$ 350,000$ Community Center New Consrutuction - West side of Pasco 1,150,000$ 7,000,000$ 8,150,000$ Facilities Shop Gate Replacement - N Oregon Ave & N Idaho Ave 60,000$ 60,000$ Fire Station 85 1,250,805$ 6,749,195$ 8,000,000$ Fire Station 86 575,000$ 8,725,000$ 9,300,000$ Fire Station 87 575,000$ 7,425,000$ 8,000,000$ GESA Stadium Parking Lot Referbishment- Burden Blvd & Homerun Road 420,000$ 4,200,000$ 4,620,000$ GESA Stadium Refurbishment - Burden Blvd & Homerun Road 608,896$ 991,104$ 1,600,000$ Highland Park New Construction - E Broadway & N California Ave 449,799$ 37,271$ 487,070$ Marina Dock Replacement - E Washington St & S 3rd Ave 200,000$ 1,900,000$ 2,100,000$ Martin Luther King Center Referbishment/New Construction - E Columbia St & S Wehe Ave 250,000$ 3,000,000$ 3,250,000$ 6,500,000$ Memorial Pool Bubble Cover New Construction - W Shoshone St & N 14th Ave 1,000,000$ 1,000,000$ Memorial Pool Refurbishment - W Shoshone St & W 14th Ave 40,000$ 750,000$ 1,200,000$ 1,990,000$ Police Department Headquarters Expansion 500,000$ 5,100,000$ 2,500,000$ 8,100,000$ Pro Shop and Restaurant Replacement - St. Andrews Loop & Sun Willows Blvd.75,000$ 1,000,000$ 1,075,000$ Public Works (PW) Operations Center 25,000$ 800,000$ 9,200,000$ 10,025,000$ Regional Law Enforcement Training Facility 76,540$ 500,000$ 11,250,000$ 12,250,000$ 24,076,540$ Schlagel Park Boating Facilities Refurbishment/Replacement - E Washington St and S 4th Ave 1,264,146$ 1,264,146$ Shop Addition (Lean-To)375,000$ 375,000$ Sylvester Park Renovation/Expansion - Sylvester St and 5th Ave.35,000$ 565,000$ 600,000$ Training Center Land Purchase 350,000$ 350,000$ Various Parks Restroom Replacement - East Side Parks 100,000$ 100,000$ 100,000$ 300,000$ External Partnerships 3,830,800$ 26,911,400$ 71,871,000$ 31,688,500$ 4,423,000$ 11,737,000$ 150,461,700$ Broadmoor Blvd Improvements 1,084,000$ 4,333,000$ 5,417,000$ Buckingham Dr Extension & Signal 2,455,600$ 9,822,400$ 12,278,000$ Burns Rd Extension 1,051,000$ 2,791,000$ 3,842,000$ Burns Rd Widening 3,276,000$ 3,276,000$ 6,552,000$ Cedar Ave Extension 7,015,000$ 7,015,000$ Clemente Ln Extension 1,850,000$ 1,850,000$ Dent Rd Extension 822,000$ 2,183,000$ 3,005,000$ Dispatch Center 1,000,000$ 1,000,000$ Heritage Blvd Extension 3,680,500$ 3,680,500$ 7,361,000$ Lewis St/Heritage Blvd Intersection Improvements 1,500,000$ 1,500,000$ Page 98 of 291 Row Labels Sum of FY2022 Sum of FY2023 Sum of FY2024 Sum of FY2025 Sum of FY2026 Sum of FY2027 Sum of FY2028 Sum of Total New Road (Bridger Rd)3,538,000$ 3,538,000$ New Road (Burbank Rd)8,473,000$ 8,473,000$ New Road (East C St)6,255,000$ 6,255,000$ New Road (East D St)2,588,000$ 2,588,000$ New Road 103 7,469,000$ 7,469,000$ New Road 105 8,649,000$ 8,649,000$ New Road 108 - Phase 2 7,519,500$ 7,519,500$ NW Irrigation System Upgrades 291,200$ 5,998,000$ 655,000$ 6,944,200$ Rd 40 East Pathway 103,000$ 530,000$ 633,000$ Rd 44/Argent Rd Intersection Improvements - County Participation 125,000$ 125,000$ Rd 52 Extension 4,423,000$ 11,737,000$ 16,160,000$ Sacajawea Park Rd Pedestrian/Bicycle Pathway - WSDOT 1,557,000$ 1,557,000$ Sandifur Pkwy Extension - 108 to Shoreline 27,036,000$ 27,036,000$ Sandifur Pkwy Improvements - Rd 68 to Convention Dr 1,307,000$ 1,307,000$ South Elm Ave Extension 2,388,000$ 2,388,000$ Irrigation Utility 771,041$ 477,959$ 470,000$ 1,719,000$ Columbia River Intake Capacity Upgrades 216,959$ 92,041$ 309,000$ Well Capacity Upgrades 554,082$ 385,918$ 470,000$ 1,410,000$ Other Equipment 670,000$ 670,000$ City Hall & Police HQ Generators - N 3rd Ave & Sylvester St 600,000$ 600,000$ City Hall Fire Alarm Replacement - N 3rd Ave & W Nixon St 70,000$ 70,000$ Parks and Recreation 4,087,641$ 1,760,000$ 1,350,000$ 6,753,000$ 9,127,000$ 2,773,000$ 4,260,000$ 30,110,641$ A Street Sports Complex New Construction Phase 1 - S Elm Ave & A St 650,000$ 650,000$ 1,300,000$ A Street Sports Complex New Construction Phase 2 - A Street & Cedar Ave 240,000$ 1,400,000$ 1,640,000$ A Street Sports Complex New Construction Phase 3 - A Street & Cedar Ave 100,000$ 3,600,000$ 3,700,000$ Big Cross Mountain Bike Trails - Road 36 & Meadow Beauty Dr 125,000$ 125,000$ Burden Blvd Soccer Complex Improvements Planning/Design Other - Burden Blvd & Homerun Rd 100,000$ 100,000$ Cemetery Estate Fence New Construction - N Oregon Ave & N Idaho Ave 350,000$ 350,000$ Community Park Northwest New Construction - Northwest area of Pasco 1,400,000$ 200,000$ 2,000,000$ 4,000,000$ 7,600,000$ Dog Park New Construction - W A St & S 17th Ave 50,000$ 400,000$ 450,000$ Foster Wells Sports Complex New Construction - Capitol Ave & E Foster Wells Road 200,000$ 200,000$ Franklin County Irrigation District Trail New Construction Phase 1 & 2 55,000$ 20,000$ 160,000$ 235,000$ GESA Stadium Outfield Fence Refurbishment - Burden Blvd & Homerun Road 120,000$ 120,000$ Irrigation Clock Conversion Replacement - City Wide 55,000$ 55,000$ Lighted Pickleball Complex New Construction - Broadmoor Area 60,000$ 1,000,000$ 1,060,000$ Memorial Park Conversion of Play fields Refurbishment - W Shoshone St & N 17th Ave 20,000$ 550,000$ 570,000$ Pathway Lighting in Volunteer Park New Construction - N 4th Ave & W Nixon St -$ -$ Peanuts Park North Refurbishment - W Lewis St & 4th Ave 50,000$ 450,000$ 500,000$ Playground update and Pour-in-place conversion program Replacement - Parks Throughout City 310,000$ 320,000$ 330,000$ 340,000$ 1,300,000$ Rd 36 Golf Course Irrigation Line Extension 50,000$ 250,000$ 300,000$ Page 99 of 291 Row Labels Sum of FY2022 Sum of FY2023 Sum of FY2024 Sum of FY2025 Sum of FY2026 Sum of FY2027 Sum of FY2028 Sum of Total Rd 54 Erwin Property New Construction - Road 56 & Sylvester St 20,000$ 50,000$ 1,000,000$ 1,070,000$ Regional Wayfinding and City Gateways 378,823$ 250,000$ 250,000$ -$ -$ -$ -$ 878,823$ Road 84 Park New Construction - Massey Dr & Road 80 424,130$ 424,130$ Sacajawea Trail BNSF Crossing New Construction - S 5th Ave & River St 125,000$ 550,000$ 600,000$ 1,275,000$ Sacajawea Trail Levee Lowering Refurbishment - Rd 52 to Rd 72 869,688$ 1,978,000$ 522,000$ 2,000,000$ 5,369,688$ Skate Park New Construction 50,000$ 350,000$ 400,000$ Softball Complex Updates Refurbishment - Burden Blvd & Homerun Rd 240,000$ 240,000$ Trail Connection Other Improvement - Throughout City 15,000$ 105,000$ 105,000$ 120,000$ 120,000$ 120,000$ 585,000$ Williams Gas Trail New Construction - Rd 52 & Catalonia Dr 40,000$ 223,000$ 263,000$ Process Water Reuse Facility (PWRF) Utility 5,087,892$ 60,960,000$ 13,130,000$ 79,177,892$ PWRF Irrigation System - Beus Property 190,000$ 250,000$ 440,000$ PWRF Irrigation System - Farm Upgrades 2,500,000$ 3,280,000$ 5,780,000$ PWRF Irrigation System - USBR Property 80,000$ 120,000$ 200,000$ PWRF Lab and Office 100,000$ 600,000$ 700,000$ PWRF Land Acquisition and Irrigation System 350,000$ 13,750,000$ 14,100,000$ PWRF Pretreatment Improvements (Phase 1) - Potable Water and Electrical Upgrades 2,500,000$ 4,000,000$ 6,500,000$ PWRF Pretreatment Improvements (Phase 2) Winter Storage 1,557,892$ 20,300,000$ 9,000,000$ 30,857,892$ PWRF Pretreatment Improvements (Phase 3) - AD/SBR/RNG 600,000$ 20,000,000$ 20,600,000$ Roadways 39,377,780$ 44,712,947$ 6,955,000$ 28,974,625$ 33,833,850$ 42,720,001$ 37,062,501$ 233,636,704$ 'A' St/Heritage Blvd Intersection Improvements 1,200,000$ 1,200,000$ Annual Pavement Preservation 1,000,000$ 1,030,000$ 1,061,000$ 1,093,000$ 1,126,000$ 5,310,000$ Argent Rd Pedestrian / Bike Pathway 500,000$ 500,000$ Argent Rd Widening (Phase 1) - 20th Ave to Saraceno Way 1,567,182$ 1,567,182$ Argent Rd Widening (Phase 2) - Argent Rd & Rd 36 Intersection Improvements 1,137,343$ 1,137,343$ Argent Rd Widening (Phase 3) - Road 36 to Saraceno Way 745,720$ 3,518,390$ 4,264,110$ Argent Rd/Rd 88 Pedestrian Crossing 150,000$ 100,000$ 300,000$ 550,000$ Burns Rd Pathway (Phase 1) - Rd 100 to Rd 90 203,573$ 203,573$ Burns Rd Pathway (Phase 2) - Rd 90 to Rd 84 117,000$ 117,000$ Burns Rd Pathway (Phase 3) - Rd 84 to Rd 68 208,129$ 208,129$ Burns Rd/Broadmoor Blvd Intersection Improvements 640,000$ 2,560,000$ 3,200,000$ City Wide Traffic Signal Improvements (Phase 2)4,002,703$ 4,002,703$ City Wide Traffic Signal Improvements (Phase 3)20,000$ 2,119,595$ 2,139,595$ Clark St Improvements 250,000$ 750,000$ 1,000,000$ Columbia Street Improvements 250,000$ 750,000$ 1,000,000$ Commercial Ave Extension 22,150,000$ 22,150,000$ Court St /Rd 68 Intersection Improvements 451,165$ 309,954$ 2,335,000$ 100,000$ 3,196,119$ Court St Overlay - Rd 44 to Rd 68 399,414$ 1,850,000$ 2,249,414$ Court St Overlay - US Hwy 395 to 20th Ave 800,000$ 165,000$ 965,000$ Court St Safety Improvements 270,000$ 270,000$ Crescent Rd Extension - Road 108 to Chapel Hill 60,000$ 340,000$ 400,000$ Page 100 of 291 Row Labels Sum of FY2022 Sum of FY2023 Sum of FY2024 Sum of FY2025 Sum of FY2026 Sum of FY2027 Sum of FY2028 Sum of Total Harris Rd / Crescent Rd Overpass 25,000,000$ 25,000,000$ I-182/Broadmoor Blvd I/C Improvements 1,210,000$ 5,600,000$ 6,810,000$ I-182/Broadmoor Blvd I/C Multiuse Path/Bridge 120,000$ 700,000$ 3,650,000$ 3,650,000$ 8,120,000$ I-182/Rd 68 I/C Pedestrian/Bicycle Access - WSDOT Partnership 100,000$ 400,000$ 1,000,000$ 1,000,000$ 2,500,000$ James Street Improvements - 1 20,000$ 230,000$ 1,653,000$ 1,903,000$ Lewis St Corridor Improvements (Phase 1) - 2nd Ave to 5th Ave 624,957$ 51,430$ 4,295,030$ 4,971,417$ Lewis St Corridor Improvements (Phase 2) - 5th Ave to 10th Ave 400,000$ 300,000$ 2,500,000$ 2,000,000$ 5,200,000$ Lewis St Overpass 19,288,495$ 1,718,219$ 21,006,714$ New Road 108 - Phase 1 2,058,000$ 5,461,500$ 7,519,500$ North Industrial Way Infiltration Retrofit & Overlay 602,944$ 602,944$ North Rd 93/Powerline Pathway (Burns Rd Pathways Ph 4)117,711$ 117,711$ Oregon Ave (SR 397) Overlay - I-182 to Ainsworth Ave 398,891$ 3,000,000$ 3,398,891$ Rainier Ave/Kartchner St Intersection Improvements 120,000$ 1,080,000$ 1,200,000$ Rd 100 Widening - Court St to Chapel Hill Blvd 375,000$ 950,000$ 3,250,000$ 3,325,000$ 7,900,000$ Rd 68 & Burns Rd Traffic Signal 50,000$ 100,000$ 400,000$ 2,000,000$ 2,550,000$ Rd 68 Widening 5,500,000$ 5,500,000$ Rd 76 Overpass - Chapel Hill Blvd to Burden Blvd 100,000$ 2,125,000$ 1,940,850$ 10,182,501$ 8,562,501$ 22,910,852$ Rd 76 Widening - Wrigley Dr to Cordero Dr 50,000$ 460,000$ 510,000$ Road 40 E Extension 3,325,000$ 3,325,000$ Sacajawea Park Rd Realignment 12,199,000$ 12,199,000$ Sandifur Pkwy /Rd 90 Pedestrian Crossing 70,000$ 250,000$ 320,000$ Sandifur Pkwy Extension - Broadmoor to 108 2,466,500$ 6,545,500$ 9,012,000$ Sandifur Pkwy Improvements - Bedford to Broadmoor 328,000$ 871,000$ 1,199,000$ Sandifur Pkwy Widening - Road 52 to Road 60 424,245$ 82,755$ 507,000$ Sandifur Pkwy/Broadmoor Blvd Intersection Improvements 3,600,000$ 3,600,000$ Shoreline Rd Realignment Study 250,000$ 250,000$ South 4th Ave (Festival Street) Improvements 50,000$ 450,000$ 500,000$ Sylvester St Overpass Pedestrian/Bicycle Access 300,000$ 500,000$ 3,200,000$ 4,000,000$ Sylvester St Safety Improvements 1,095,808$ 3,754,199$ 4,850,007$ Sylvester St/US 395 NB Off-Ramp Intersection Improvements 150,000$ 1,350,000$ 1,500,000$ Traffic Analysis for I-182/Rd 68 I/C 250,000$ 250,000$ Traffic Analysis for I-182/US Hwy 395 I/C 265,000$ 265,000$ Traffic Analysis for US 12 250,000$ 250,000$ US 12/Tank Farm Rd Connection 7,387,500$ 7,387,500$ W 'A' St/6th Ave Pedestrian Crossing 150,000$ 100,000$ 621,000$ 871,000$ Sewer Utility 21,508,474$ 23,988,000$ 25,046,000$ 18,986,000$ 6,066,000$ 9,441,000$ 500,000$ 105,535,474$ Court St Sewer Main Upsize - Rd 100 to Rd 110 (CSP #14)318,000$ 4,456,000$ 4,774,000$ Court St Sewer Main Upsize - Rd 97 to Rd 88 (CSP #15)732,000$ 2,929,000$ 3,661,000$ East UGA Expansion Sewer LID 5,000,000$ 10,000,000$ 7,364,000$ 22,364,000$ NW Area Sewer LID 151 216,000$ 216,000$ Page 101 of 291 Row Labels Sum of FY2022 Sum of FY2023 Sum of FY2024 Sum of FY2025 Sum of FY2026 Sum of FY2027 Sum of FY2028 Sum of Total Riverview East Sewer Lift Station 1,534,374$ 1,534,374$ Riverview West Sewer Lift Station 365,000$ 1,500,000$ 1,865,000$ USACE Easement Sewer Main Upsize - Rd 28 to US 395 (CSP #21)400,000$ 1,382,000$ 1,782,000$ USACE Easement Sewer Main Upsize - Rd 72 to Rd 60 (CSP #17)500,000$ 500,000$ USACE Easement Sewer Main Upsize -Rd 36 West of US 395 (CSP #20)623,000$ 664,000$ 1,581,000$ 2,868,000$ Wastewater Treatment Plant (WWTP) Improvements (Phase 1)12,000,000$ 5,000,000$ 17,000,000$ Wastewater Treatment Plant (WWTP) Improvements (Phase 2)2,263,100$ 8,000,000$ 15,000,000$ 10,000,000$ 35,263,100$ West Broadmoor Lift Station (CSP LS1)495,000$ 495,000$ West Broadmoor Lift Station Expansion 302,000$ 1,210,000$ 1,512,000$ West UGA Expansion Sewer LID 200,000$ 1,817,000$ 1,453,000$ 8,231,000$ 11,701,000$ Stormwater Utility 160,000$ 1,020,000$ 1,075,520$ 1,350,000$ 1,470,000$ 500,000$ 900,000$ 6,475,520$ Infiltration Improvements Program 100,000$ 400,000$ 400,000$ 400,000$ 400,000$ 400,000$ 2,100,000$ N Commercial Ave Infiltration Pond Retrofit 200,000$ 520,000$ 720,000$ Schlagel Park Stormwater Main Replacement 150,000$ 560,520$ 710,520$ Stormwater Pipe Relining (Phase 1)115,000$ 750,000$ 550,000$ 1,415,000$ Stormwater Pipe Relining (Phase 2)100,000$ 500,000$ 600,000$ Sylvester Pipe Repair - 5th Ave to 10th Ave 160,000$ 770,000$ 930,000$ Water Utility 41,979,707$ 14,236,909$ 13,998,000$ 15,220,000$ 11,180,000$ 14,489,000$ 3,200,000$ 114,303,616$ Alton Street Water Main Extension - Wehe Ave to Alley East of Owen Ave 63,000$ 400,000$ 463,000$ Automated Meter Reading 200,000$ 200,000$ 200,000$ 200,000$ 200,000$ 1,000,000$ Broadmoor Area Transmission Main Upsize 513,000$ 3,037,000$ 3,550,000$ Butterfield Water Treatment Plant (WTP) Improvements 1,238,768$ 2,061,232$ 7,000,000$ 6,000,000$ 6,000,000$ 5,000,000$ 27,300,000$ Emergency Power Improvements 270,000$ 1,080,000$ 1,350,000$ Maple Drive AC Water Main Replacement - Rd 100 to Rd 103 290,000$ 290,000$ NE Industrial Area Waterline(s) Extrension(s)3,775,000$ 1,275,000$ 5,050,000$ Rd 103 Water Main Extension - Maple Dr to Willow Way 243,000$ 243,000$ Rd 60 Water Main Replacement - Court St to W Pearl St 300,000$ 1,000,000$ 1,300,000$ Rd 76 Water Main Replacement - Wernett Rd to W Court St 182,000$ 730,000$ 912,000$ Reservoir Storage Tank - Zone 2 2,000,000$ 7,000,000$ 3,000,000$ 12,000,000$ Reservoir Storage Tank - Zone 3 11,117,786$ 3,998,000$ 15,115,786$ Richardson Rd Water Main Replacement - Rd 92 to Rd 96 162,000$ 300,000$ 462,000$ Riverhaven Street Water Main Extension - Rd 36 to Rd 40 86,000$ 330,000$ 416,000$ Seismic Improvements - Various Facilities 300,000$ 1,500,000$ 1,200,000$ 3,000,000$ Star Lane Water Main Replacement - Rd 100 to Rd 97 108,000$ 200,000$ 308,000$ Transmission Main - WPWTP to Zone 3 3,000,000$ 1,453,000$ 4,453,000$ West Pasco Water Treatment Plant Expansion (Phase 1) - Pre 12MG 8,650,323$ 1,184,677$ 9,835,000$ West Pasco Water Treatment Plant Expansion (Phase 2) - 12MGD 12,681,830$ 12,681,830$ West Pasco Water Treatment Plant Expansion (Phase 3) - Firm Capacity 195,000$ 3,050,000$ 3,245,000$ West Pasco Water Treatment Plant Expansion (Phase 4) - 18MG 660,000$ 680,000$ 7,989,000$ 2,000,000$ 11,329,000$ Grand Total 127,473,921$ 188,844,785$ 151,690,520$ 136,712,125$ 96,426,850$ 74,346,001$ 57,659,501$ 833,153,703$ Page 102 of 291 Capital Improvement Plan 2022-2028Page 103 of 291 Summary 189 projects $833 million over 7 years $362 million over the 2023-2024 biennium 65% of funds are securedPage 104 of 291 •An increase of $327M, 65% increase from prior CIP •Increase attributable to: •Roadways -$131M •Commercial Ave Extension •Harris Rd/Chapel Hill Overpass •Road 76 Overpass •External Partnerships - $123M •Developer led projects in East and Northwest Pasco •Buildings & Facilities -$33M •Training & Expansion Buildings -Police •PWRF -$23M •Increase in PWRF Improvement ProjectPage 105 of 291 New City’s first electronic Capital Improvement Plan has been started CIP Website Due to biennial nature of City’s budget, CIP presented on even years will be 7 years rather than 6 years New budget will also include electronic capital budget and budget book for transparent and user-friendly viewingPage 106 of 291 Page 107 of 291 Summary of Capital Improvement Plan Category FY2022 FY2023 FY2024 FY2025 FY2026 FY2027 FY2028 Total Buildings and Facilities $10,000,586 $14,777,570 $17,795,000 $33,740,000 $34,750,000 $0 $0 $111,063,156 External Partnerships $3,830,800 $26,911,400 $71,781,000 $31,688,500 $0 $4,423,000 $11,737,000 $150,461,700 Irrigation $771,041 $477,959 $470,000 $0 $0 $0 $0 $1,719,000 Other Equipment $670,000 $0 $0 $0 $0 $0 $0 $670,000 Parks and Recreation $4,087,641 $1,760,000 $1,350,000 $6,753,000 $9,127,000 $2,773,00 $4,260,000 $30,110,641 Process Water Reuse Facility $5,087,892 $60,960,000 $13,130,000 $0 $0 $0 $0 $79,177,892 Roadways $39,377,780 $44,712,947 $6,955,000 $28,974,625 $33,833,850 $42,720,001 $37,062,501 $233,636,704 Sewer $21,508,474 $23,988,000 $25,046,000 $18,986,000 $6,066,000 $9,441,000 $500,000 $105,535,474 Stormwater $160,000 $1,020,000 $1,075,520 $1,350,000 $1,470,000 $500,000 $900,000 $6,475,520 Water $41,979,707 $14,236,909 $13,998,000 $15,220,000 $11,180,000 $14,489,000 $3,200,000 $114,303,616 Total CIP $127,473,921 $188,844,785 $151,690,520 $136,712,125 $96,426,850 $74,436,001 $57,659,501 $833,153,703Page 108 of 291 Department Highlights •Public Safety •Police Headquarters & Training Campus Expansion •Feasibility study is underway. Majority of funding is unsecured. •Construction of Fire Stations 85, 86 and 87 •Land is purchased for Stations 85 and 87. Majority of funding is unsecured. •Regional Dispatch Center •Recognizes potential support for improvements to regional facility.Page 109 of 291 Department Highlights, continued •Parks and Recreation •Martin Luther King Jr. Center Renovation •Design and scope development underway. •Funding secured. •Memorial Pool Bubble Cover •Animal Shelter Construction •Design completed. •Funding secured. •Gesa Stadium Improvements •Funding partially securedPage 110 of 291 Department Highlights, continued •Transportation •Lewis Street Overpass –Construction underway. Fully funded. •Court Street and Road 68 Roundabout –Anticipated construction 2023. Partially funded. •Sylvester Street Safety Improvements –Anticipated construction 2023. Fully funded. •Lewis Street Corridor Improvements –Partially funded. •I-182 Broadmoor Interchange Improvements –Construction 2023. Fully funded. •Broadmoor Tax Incremental Financed Improvements –Design underway. •Sylvester Street Overpass Pedestrian and Bicycle Access –Anticipated construction 2023. Partially funded. •Road 76 Overpass –Concept only. Funding partially secured.Page 111 of 291 Utility Highlights •PWRF Pretreatment Improvement Phases 1, 2 & 3 •Design underway. Construction planned 2023 –2024. Majority of funding unsecured. •Wastewater Treatment Plant Improvements, Phases 1 & 2 •Design and construction underway. Partially funded. •East UGA Expansion Sewer LID •Design to start soon. Construction planed for 2022-2023. •Stormwater Pipe Re-lining •Currently unfunded. •NW Area Irrigation System •Design to occur in 2022. •Reservoir Storage Tank Zone 3 •Progress Design Build underway. Partially funded. •West Pasco Water Treatment Plant Improvements Phases 1,2 & 3 •Design and construction underway. Phases 1 & 2 fully funded. Phase 3 unfunded.Page 112 of 291 Project Updates: The long-term nature of Capital Improvement Plan preparation makes necessary continual assess and refinement of project assumptions to reflect up-to-date cost and legal requirement knowledge. Below is a list of project revisions. Project Amount of Change Reason Community Center Construction $2,000,000 Reflective of recent project costs. Memorial Pool Refurbishment $1,738,000 Addition to scope including new liner. Police Headquarters $6,380,000 Feasibility study refined need and project scope. A Street Sports Complex $5,740,000 Expansion of scope to full 28 acres. Community Park Northwest $1,500,000 Reflective of inflationary cost including land. PWRF Pretreatment Phase 1 $4,450,000 Reflective of inflationary cost, plus addition of challenging easement work. PWRF Pretreatment Phase 2 $13,728,000 Increase in storage need. PWRF Pretreatment Phase 3 $5,320,000 Previous estimate a placeholder while treatment mechanism evaluated. Court Street/Road 68 Intersection $2,207,000 Original estimate not reflective of selected intersection treatment.Page 113 of 291 Project Updates: The long-term nature of Capital Improvement Plan preparation makes necessary continual assess and refinement of project assumptions to reflect up-to-date cost and legal requirement knowledge. Below is a list of project revisions. Project Amount of Change Reason Lewis Street Corridor Improv., both phases $6,995,000 Updated cost estimate based on conceptual design. I-182/Broadmoor Interchange Multiuse Path/Bridge $5,800,000 New scope as identified by Access Revision Report. Road 68 & Burns Road Traffic Signal $2,260,000 Original estimate recalculated. Road 76 Overpass $21,410,000 Previous value for planning effort only. Project schedule accelerated. Wastewater Treatment Plant Phase 2 $8,531,000 Increase in cost for equipment. Permit required changes. Stormwater Pipe Relining $1,436,000 Scope revisited based on Comprehensive Plan Analysis. Butterfield Water Treatment Plant Improv.$2,060,000 Scope revisited based on Facility Plan. Transmission Main –West Pasco Treatment Plant $1,453,000 Reflective of increases in materials costs. West Pasco Treatment Plant Expansion, all phases $6,673,000 Reflective of current bid and anticipated materials cost increases.Page 114 of 291 Questions?Page 115 of 291 AGENDA REPORT FOR: City Council September 26, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 10/3/22 FROM: Steve Worley, Director Public Works SUBJECT: Ordinance No. 4612 - Local Improvement District No. 151 Northwest Sewer LID - Final Assessment I. REFERENCE(S): Ordinance Finding of Facts and Conclusion Exhibits A - H Final Assessment Roll II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: MOTION: I move to adopt Ordinance No. 4612, approving and confirming the assessments and assessment roll of Local Improvement District No. 151 for the construction of new sanitary sewer trunk line and other sewer improvements in the City’s Northwest (Broadmoor) area, as provided by Ordinance No. 4483, and levying and assessing a part of the cost and expense thereof against the several lots, tracts, parcels of land and other property as shown on the assessment roll. III. FISCAL IMPACT: Project Cost $3,330,078.12 City Contribution - $ 88,654.00 LID Cost (to be assessed to LID participants) $3,241,424.12 IV. HISTORY AND FACTS BRIEF: History The Council-adopted 2020-2025 Capital Improvement Plan included a project to extend sanitary sewer to serve the northwest (Broadmoor) area. This sewer system extension allows for the development in this area to occur at a density considerate of the City's overall planning and land use objectives, as well as Page 116 of 291 being consistent with the Growth Management Act requirements, adopted Council goals, and the Comprehensive Land Use Plan. The sanitary sewer extension will serve approximately 990 acres of land within the recently annexed area north of Burns Road. Project In 2019, the City began working with property owners and developers of the Broadmoor Area to create preliminary plans for providing infrastructure to this area. The trunk sewer alignment was coordinated with property owners and developers to accommodate individual development plans. City staff and its design consultant, RH2 Engineering, Inc. (RH2), held several workshops with LID property owners to discuss alignment and assessment alternatives for the sewer trunk line. On March 2, 2020, Council approved Resolution No. 4483, forming Local Improvement District (LID) No. 151 and ordering the carrying out of the proposed improvements; providing that payment for the improvements be made by special assessments upon the property in the district, payable by the mode of “payment by bonds;” and, providing for the issuance and sale of LID warrants redeemable in cash or other short-term financing and LID bonds. The design and construction of this project is com pleted. The project total cost, including interim financing, and city participation is approximately $3.33 million. This overall project cost is considerably lower than the originally estimated cost of $6.88 million. The decrease is attributable mainly to a then very competitive bidding climate. The City is participating in upsize cost of the system for a total of $88,654. Therefore, a total of $3,241,424.12 is to be assessed to the LID participating properties. Please note that an additional $12,750 is being assessed only to the Pahlisch Homes at Riverbend, LLC parcels. This cost is for acquisition of an easement for a force main that only benefits said subdivision. Also, a total of $53,978.00 is being assessed only to Big Sky Development, LLC relating to a request from that developer to adjust the alignment of a portion of the sewer line within this developer’s parcel, which exclusively benefited this developer. LID Process Local Improvement Districts (LIDs) are a means of assisting benefiting prop erties in financing needed capital improvements through the formation of special assessment districts. Special assessment districts provide the opportunity for Page 117 of 291 improvements to be financed and paid for over time through assessments on the benefiting properties. For this LID No. 151, the special assessment district consisted of approximately 844 acres of serviceable land that is currently in the beginning of development. The original eight (8) property owners/parcels have now been subdivided into 82 parcels and is expected to continue to be further developed and subdivided. The proposed final assessments are based on a combination of mathematical methods in accordance with RCW 35.44.030 to 35.44.045, Local Improvements - Assessments and Reassessments. Notwithstanding the methods of assessment provided above, RCW 35.44.047 states that the city or town may use any other method or combination of methods to compute assessments which may be deemed to more fairly reflect the special benefits to the properties being assessed. The City intends to utilize a combination of methods to compute assessments based on concurrence from property owners, as described below. The proposed hybrid assessment method for both preliminary and final assessment roll includes a weighted average of two assessment calculations. 60% of the assessment is based upon flow contributions to the entire sewer system from each property owner, and 40% of the assessment would be based upon sewer frontage. A 50% reduction to the frontage calculation is applied to both the Pahlisch and Alford properties based upon being in a zone paralleling and near to a part of the sewer frontage. Special Benefit A certified appraiser was hired by the City to prepare a preliminary special benefit analysis to determine how much benefit the sewer project would have on the value of each parcel within the proposed LID boundary. That analysis showed that the benefit to the properties from sewers exceed the proposed assessment to each parcel of property. The appraiser’s findings are documented in the Special Benefit Report (2021).The Report’s analysis compared each parcel’s value prior to the extension of sewer with the estimated value of each parcel after the sewer became available. The analysis verified that the benefit to each parcel with sewer far exceeds the proposed assessments for each property within the LID. In June of 2021, City staff reported the results of the Special Benefit Report accompanied by a letter that included a potential distribution of cost, based on the appraiser’s Special Benefit methodology. This may have been a source of confusion for some LID participants. The assessment roll, as proposed, is consistent with the hybrid mathematical methodology established early in the project: 60% of t he assessment is based upon flow contributions to the entire sewer system from each property owner, and 40% of the assessment is based upon sewer frontage, with a reduction for Page 118 of 291 properties not fronting the trunk line. Since further subdivision of land has taken place as the project was under construction, the assessments to original parcels were redistributed proportionally (based on acreage) to its subparcels. This is shown in the assessment roll provided. V. DISCUSSION: At the September 19, 2022, regular meeting of the City Council, a public hearing was conducted and testimony from City staff and its consultant was heard. No protests were received. This ordinance confirms the final assessment roll. Please note that the assessment roll has been updated to reflect new ownerships of subdivided parcels. Page 119 of 291 LID 151 Final Assessment Roll Ordinance 53366644.1 CITY OF PASCO, WASHINGTON ORDINANCE NO. __________ AN ORDINANCE of the City Council of the City of Pasco, Washington, approving and confirming the assessments and assessment roll of Local Improvement District No. 151 for the construction of new sanitary sewer trunk line and other sewer improvements in the City’s Northwest (Broadmoor) area, as provided by Ordinance No. 4483, and levying and assessing a part of the cost and expense thereof against the several lots, tracts, parcels of land and other property as shown on the assessment roll. THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DOES HEREBY ORDAIN as follows: Section 1. RECITALS AND FINDINGS. 1.1 The assessment roll levying the special assessments against the property located in Local Improvement District No. 151 in the City of Pasco, Washington, has been filed with the City Clerk as provided by law. 1.2 Notice of the time and place of the hearing to make objections and protests to the roll was published in the manner provided by law fixing the initial time and place of the hearing for September 19, 2022, at 7:00 p.m., local time, in the Council Chambers of City Hall, Pasco, Washington, and further notice of the hearing was mailed by the City Clerk to each property owner shown on the roll. 1.3 At the time and place fixed and designated, the hearing was held, all written protests received were considered, and all persons appearing at the hearing who wished to be heard were heard; testimony was given under oath; and, testimony was subject to cross examination. The City Council, sitting and acting as a Board of Equalization for the purpose of considering the roll and the special benefits to be received by each lot, parcel, and tract of land shown upon that roll, including the increase Page 120 of 291 -2- 53366644.1 and enhancement of the fair market value of each parcel of land by reason of the improvement, considered all such protests. 1.4 Following its consideration of all such protests, the City Council directed the preparation of an ordinance including Findings, Conclusions, and Decision Regarding LID No. 151 which are attached hereto as Appendix A, including list of hearing exhibits at Appendix B, and are incorporated herein by this reference. Section 2. ROLL CONFIRMATION. The assessments and assessment roll of Local Improvement District (“LID”) No. 151, which has been created and established for the purpose of constructing new sanitary sewer trunk line and other improvements in the City’s Northwest (Broadmoor) area, as provided by Ordinance No. 4483, as the same now stands, is approved and confirmed in all things and respects in the total amount of $3,241,424.12. Section 3. FINDINGS. 3.1 Findings, Conclusions and Decision Regarding LID 151, attached hereto as Appendix A (“Decision”) and Appendix B (“List of Exhibits”) are incorporated herein by this reference as the decision of the Council, sitting and acting as a Board of Equalization, on the protests received by the Council regarding the assessment roll for LID No. 151. 3.2 Each of the lots, tracts, parcels of land, and other property shown upon the assessment roll as determined in the Decision are declared to be specially benefited by the LID No. 151 improvements in at least the amount charged against those properties, and the assessment appearing against them is in proportion to the several assessments appearing upon the roll. There is levied and assessed against the property appearing upon the roll the total amount of $3,241,424.12. Section 4. NOTICE OF ROLL. The assessment roll as approved and confirmed shall be filed with the Finance Department Director of the City for collection, and the Finance Department Director is authorized and directed to publish notice as required by law stating that the roll is in the Director’s hands for collection and that payment of any assessment or any portion of that assessment can be made at any time within thirty (30) days from the date of first publication of that notice without penalty, interest or cost, and that thereafter the sum remaining unpaid may be paid in equal annual installments of principal and interest. Final financing options will be evaluated after the (30) thirty-day pre-payment period has expired. At which time the interest rate and the terms of financing and annual installment payment amounts shall be determined by the City Council by subsequent ordinance. The estimated interest rate is six percent (6%) per annum. The first installment of assessments on the assessment roll shall become due and payable during the thirty (30) day period commencing one year after the date of first publication by the Finance Department Director of notice that the assessment roll is in her hands for collection, and annually thereafter each succeeding installment shall become due and payable in like manner. If the whole or any portion of the assessment remains unpaid after the first thirty (30) day period, interest upon the whole unpaid sum Page 121 of 291 -3- 53366644.1 shall be charged at the rate as determined above, and each year thereafter one of the installments, together with interest due on the unpaid balance, shall be collected. Any installment not paid prior to expiration of the thirty (30) day period during which that installment is due and payable shall become delinquent. Each delinquent installment shall be subject, at the time of delinquency, to a charge under Pasco City Code Section 14.05.050 of a penalty levied on both principal and interest due upon that installment equal to the rate fixed in the ordinance or other authorization for the issuance and sale of the local improvement bonds for Local Improvement District No. 151, plus five (5) percent. All delinquent installments also shall be charged interest at the rate as determined above. The collection of delinquent installments shall be enforced in the manner provided by law. Section 5. SEVERABILITY. If any one or more section, subsections, or sentences of this ordinance are held to be unconstitutional or invalid, such decision shall not affect the validity of the remaining portion of this ordinance and the same shall remain in full force and effect. Section 6. EFFECTIVE DATE. This ordinance shall take effect and be in force five (5) days from and after its publication as required by law. PASSED by the City Council and APPROVED by the Mayor of the City of Pasco, Washington, at a regular open public meeting thereof, this 3rd day of October 2022. Blanche Barajas, Mayor ATTEST: Debby Barham, City Clerk APPROVED AS TO FORM: Kerr Ferguson Law, PLLC., City Attorney Page 122 of 291 LID 151 Final Assessment Roll Ordinance 53366644.1 CERTIFICATION I, the undersigned, City Clerk of the City of Pasco, Washington, hereby certify as follows: 1. The attached copy of Ordinance No. _____ is a full, true and correct copy of an ordinance duly passed at a regular meeting of the city council of the city held at the regular meeting place thereof on October 3, 2022, as that ordinance appears on the minute book of the City; and the ordinance will be in full force and effect five (5) days after the publication of its summary in the city’s official newspaper; and 2. The meeting was duly convened, held and included an opportunity for public comment, in all respects in accordance with law, a quorum of the members of the city council was present throughout the meeting and a majority of those members present voted in the proper manner for the passage of the ordinance. IN WITNESS WHEREOF, I have hereunto set my hand this ____ day of October, 2022. CITY OF PASCO, WASHINGTON _______________________________ Debby Barham, City Clerk Page 123 of 291 53366568.3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 LID No. 151 FINDINGS AND CONCLUSIONS – 1 APPENDIX A and APPENDIX B TO ORDINANCE NO. _____ IN THE MATTER OF THE FINAL ASSESSMENT ROLL – LOCAL IMPROVEMENT DISTRICT NO. 151 (Northwest Sewer Project) FINDINGS OF FACT AND CONCLUSIONS OF LAW APPENDIX A A hearing in the above-captioned matter was held on September 19, 2022 in Pasco, Washington before the City Council of the City of Pasco (“City”), sitting as a Board of Equalization (“Board”). Having considered the evidence and argument presented and being otherwise fully advised, the Board enters the following. 1. FINDINGS OF FACT 1.1 On August 15, 2022, at a regular open meeting, the City Council set the date for the hearing on the final assessment roll for September 19, 2022, commencing at 7:00 p.m. local time at Pasco City Hall. Notices of assessment were timely mailed to property owners within Local Improvement District No. 151 (“LID” or “LID 151”) on August 16, 2022. 1.2 The history of LID 151 dates to 2019. A number of organizational and informational meetings were conducted with property owners in the vicinity of the proposed LID beginning in February of 2020. On January 6, 2020 the City Council by Resolution No. 3932 declared its intention to order the improvement for a new sanitary sewer trunk line and other Page 124 of 291 53366568.3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 LID No. 151 FINDINGS AND CONCLUSIONS – 2 sewer improvements in the City’s Northwest (Broadmoor) Area. This sanitary sewer improvement project would provide service consistent with previously adopted City’s Sewer Comprehensive Plan. 1.3 Resolution No. 3932 fixed February 3, 2020, at 7:00 p.m., local time, at City Hall as the time and place for hearing all matters relating to the proposed improvement and all comments thereon and objections thereto and for determining the method of payment for the improvement (the “formation hearing”). The formation hearing was continued to March 2, 2020 at 7:00 p.m., local time, at City Hall. 1.4 The Public Works Department caused an estimate to be made of the cost and expense of the proposed improvements and certified that estimate to the City Council, together with all papers and information in his possession touching the proposed improvement, a description of the boundaries of the proposed local improvement district and a statement of what portion of the cost and expense of the improvement should be borne by the property within the proposed district. The Engineer’s estimate is accompanied by a diagram of the proposed improvement showing thereon the lots, tracts, parcels of land, and other property which will be specially benefited by the proposed improvement and the estimated cost and expense thereof to be borne by each lot, tract and parcel of land or other property. See Ordinance No. 4483. 1.5 The City Council adopted its Ordinance No. 4483 on March 2, 2020, and ordered the improvement of the Northwest Area Sewer, as follows (the “Improvements”): The LID 151 Improvements consist of sanitary sewer improvements, including a new trunk main easements, grading and road restoration in Harris Road and Burns Road. 1.6 The final assessment roll hearing commenced at approximately 7:25 on September 19, 2022. Mayor Pro-Tem Maloney Presided at the hearing. Mayor Barajas was excused from the meeting due to prescheduled commitments. City Attorney Eric Ferguson, advised the Board. Steve DiJulio, Foster Garvey PLLC, represented the LID. Page 125 of 291 53366568.3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 LID No. 151 FINDINGS AND CONCLUSIONS – 3 1.7 The total project cost of the Improvements constructed by the LID is $3,330,078.12. The City contributed $88,654.00 (approximately 2.66% of the project cost) to the cost of Improvements. The Final Assessment Roll levies assessments totaling $3,241,424.12. 1.8 No written protests to the proposed final assessment roll (or “Roll”) were filed with the Board prior to or at the hearing on the Roll. 1.9 City staff testimony was received from Steve Worley, P.E., PublicWorks Director; Maria Serra, P.E., Capital Improvement Program Manager; and, Ryan Withers, P.E., Project Manager with RH2 Engineering, the City’s consultant. All testimony was under oath or affirmation and subject to cross examination. 1.10 The fair cash market value of the properties specially benefited by LID 151 Improvements has been increased in an amount equal to or greater than the proposed assessments. As supported by the Special Benefit Analysis report, dated may 25,2021 produced by Epic Land Solutions, Inc. and authored by John W. Arney, MAI the value of the property within the LID without the Improvements is $44,671,050; and, with the improvements, $54,164,200. The Improvements create a special benefit to the property of $9,493,150. The amount assessed by the LID is $3,241,424.12. 1.11 In arriving at the final assessment proposed for each property, the LID employed a mathematical method to represent flow contribution and distance to the improvements for the properties within the LID. The Board expressly finds that the assessment approach utilized for the LID more thoroughly and correctly reflects the special benefits to each property within LID 151 flowing from the improvements constructed. The mathematical methodology allows appropriate consideration of the differences of the properties (e.g., size, location, zoning) within the LID area. 1.12 Additionally, the assessment methodology employed by the City ensures similarly situated properties within the LID are proportionally assessed to one another. Page 126 of 291 53366568.3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 LID No. 151 FINDINGS AND CONCLUSIONS – 4 1.13 We have considered the testimony, and find that the properties are specially benefitted as set forth on the final assessment roll for LID 151 as filed at the hearing, and are assessed proportionally and ratably for the LID 151 Improvements. 1.14 Any conclusion of law hereinafter set forth which may be deemed to be a finding of fact is hereby adopted as such. 2. CONCLUSIONS OF LAW 2.1 From the above findings of fact and the record before the Board, the following conclusions are adopted. 2.2 If a City employs a method of LID assessment other than the “zone and termini” method provided by statute, a finding must be made, supported by the record, that the alternate method more fairly reflects the special benefit resulting from the improvement. RCW 35.44.047; See also Bellevue Plaza v. Bellevue, 121 Wn.2d 397 (1993). The basis for choosing an alternate method is satisfied by slight evidence supporting the fairness of the method chosen. Hansen v. LID, 54 Wn. App. 257, 261-62 (1989). Here, the record has the requisite finding based on substantial and unchallenged evidence in the hearing record in support of the assessment methodology. 2.3 The City may, but need not, pay for part of the cost of the Improvements. See RCW 35.44.020. The City may also assess against the properties specially benefited “in whole” the cost of the Improvements, so long as the cost does not exceed the special benefits to the properties within the LID. 2.4 Any Finding of Fact hereinbefore stated which may be deemed to be a Conclusion of Law is hereby adopted as such. Page 127 of 291 53366568.3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 LID No. 151 FINDINGS AND CONCLUSIONS – 5 APPENDIX B EXHIBITS To LID 151 FINAL ASSESSMENT ROLL A. Map – Local Improvement District 151 – Area/Parcels included. B. Ordinance 4483 – Ordering the improvement of the Northwest Area Sewer and establishing Local Improvement District No. 151. C. Property Owner – Notice of Hearing on Final Assessment Roll Local Improvement District No. 151 – Mailed to property owners August 16, 2022. D. Affidavit of mailing – Dated August 16, 2022. E. Notice of Hearing – Hearing on Final Assessment Roll – Published in the Tri-City Herald on August 21, 2022 and August 28, 2022. F. Affidavit of Publication – Hearing on Final Assessment Roll – Noticed in the Tri-City Herald on August 21, 2022 and August 28, 2022. G. Preliminary Valuation Report for the City of Pasco LID Project #151 – Epic Land Solutions, Inc. H. Staff Report and PowerPoint presentation to Council at September 19, 2022 hearing. Page 128 of 291 115180074 SA N D I F U R P K W Y CHAPEL HILL BLVD ROAD 100BROADMOOR BLVDDENT RDW C O U R T S T ROAD 111 BURNS RD I-182 WI-182 EHARRIS RD126160357 115210048 115210047 115210045 115210044 115210043 115210042 115210041 115210040 115210039 115210038 115210037 115210036 115210035 115210034 115210033 115210032 115210031 115180078 115180077115180076 115180075 115180067115180066115180065 115180055 115180042 This map is a graphic representation derived from the City of Pasco Geographic Information System. It was designed and intended for City of Pasco staff use only; it is not guaranteed to survey accuracy. This map is based on the best information available on the date shown on this map. Any reproduction or sale of this map, or portions thereof, is prohibited without express written authorization by the City of Pasco. This material is owned and copyrighted by the City of Pasco. 0 600 1,200300 Feet 1 inch :1,200 feet N J:\DATA\PSC\20-0004\GIS\PSC NW AREA SEWER GIS PROJECT\PSC NW AREA SEWER GIS PROJECT.APRX BY: RWITHERS PLOT DATE: SEP 28, 2022 COORDINATE SYSTEM: NAD 1983 HARN STATEPLANE WASHINGTON SOUTH FIPS 4602 FEET NW Sewer Area AlignmentNW Sewer Area Alignment City of PascoCity of Pasco NW Sewer LID Participants LID 151 Legend LID 151 Participating Parcel LID 151 Gravity Main LID 151 Force Main Previously-Existing Gravity Main 126160301 126160302 126160303 126160304 126160305 126160306 126160307 126160308 126160309 126160310 126160311 126160312 126160313 126160314 126160315 126160316 126160317 126160318 126160319 126160320 126160321 126160322 126160323 126160324 126160325 126160326 126160327 126160328 126160329 126160330 126160331 126160332 126160333 126160334 126160335 126160336 126160337 126160338 126160339 126160340 126160341 126160342 126160343 126160344 126160345 126160346 126160347 126160348 126160349 126160350 126160351 126160352 126160353 126160354 126160356 EXHIBIT A Page 129 of 291 EXHIBIT B Page 130 of 291 Page 131 of 291 Page 132 of 291 Page 133 of 291 Page 134 of 291 Page 135 of 291 Exhibit B - 1 EXHIBIT B LID No. 151 – Preliminary Assessment Roll for the Northwest Area Trunk Sewer City of PascoProject No.:1800076LID No.: 151Project Name:Northwest Area SewerDate: February 27, 2020PRELIMINARY ASSESSMENT ROLLFrom Franklin County Assessor, Data Current as of February 27, 2020Assessment Roll No.OwnerCounty Parcel No.Situs Address Legal DescriptionFlow Contribution (MGD)Frontage Length (LF)Estimated Assessment(60% Flow, 40% Frontage)1Broadmoor Properties, LLC 115-210-022 10800 HARRIS RD, PASCO 99301ALL FR 7-9-29 LESS EASEMENT & EXC PTN TO ST OF WA FOR SR I-82 (PARC EL 5-04295) EXC TH PTN SE 7-9-29 LY SLY OF ST HWY 1-182 EXC E748.97' THEREOF AND TH PTN S30' OF SE 7-9-29 LY ELY CTRLN FR COUNTY IRR DIST CANAL R/W LESS TRACT 1 OF RS #1728137 AND EXC PTN FOR DENT (1725816)1.79 6,2003,621,697$ 2Rocky Hills Management, LP126-160-010 3291 BURNS RD, PASCO 99301 FARM UNIT 84, IRR BLK 1 0.24 1,350584,105$ 3Pasco School District No. 1 115-180-042 SHORT PLAT 2016-14 LOT 1 0.03 1,300300,231$ 4Barker Testamentary Trust (49.5 Percent)115-180-073 7128 IRIS LN, PASCO 99301 FARM UNIT 99, IRR BLK 1 EXC PTN FOR CO RD R/W (1754579) 0.37 1,350757,720$ 5Alford Enterprises, LLC 115-180-055 N2SE4SE4 6-9-29 EXC PTN FOR CO RD R/W (1729792) 0.05 450162,121$ 6TSK 2019 LLC 115-180-065 LOT 1, SHORT PLAT 2019-9 0.02 13053,807$ 7Big Sky Developers, LLC 115-180-066 10181 BURNS RD, PASCO 99301 LOT 2, SHORT PLAT 2019-9 0.04 450145,159$ 8Wapiti Investments, LLC 115-180-067 10315 BURNS RD, PASCO 99301 LOT 3, SHORT PLAT 2019-9 0.04 450145,159$ TOTALS2.59 11,680 5,770,000$ Page 48 of 103 Page 136 of 291 Page 137 of 291 EXHIBIT C Page 138 of 291 Page 139 of 291 Page 140 of 291 Page 141 of 291 Page 142 of 291 Page 143 of 291 Page 144 of 291 Page 145 of 291 Page 146 of 291 Page 147 of 291 Page 148 of 291 Page 149 of 291 Page 150 of 291 Memo To: Maria Serra, PE, CIP Manager; File From: Brian Cartwright, CIP Project Manager Date: 8/16/2022 Re: LID 151 Assessment Notification Procedure The memorandum serves to document the procedure used to notify the benefitting/assessed property owners included in LID 151 (Broadmoor Area Sewer). Notices were assembled and mailed to the benefitting/assessed property owners via U.S. mail on 8/16/2022, using the mailing addresses shown on the tax rolls listed with the Franklin County Treasurer. Included in each notice packet were the following items: Individualized notice letter listing each parcel owned by the addressee along with the total assessment amount calculated for each parcel Table showing the complete assessment roll for LID 151 Overall map showing the limits of the improvements completed through LID 151 Public Notice signed by the City Clerk To ensure the accuracy of the notices, each letter was independently checked by two people. Parcel numbers, assessment amounts, and mailing addresses were all confirmed; with the addresses being on confirmed on the date that the notices were deposited in the mail (8/16/2022). The City has taken every reasonable step to provide an accurate, up to date assessment by the day that notice is required by law to be given (RCW 35.44.090). EXHIBIT D Page 151 of 291 EXHIBIT E Page 152 of 291 AFFIDAVIT OF PUBLICATION Account #Order Number Identification Order PO Amount Cols Depth 14026 304789 Print Legal Ad - IPL0085746 $432.93 2 46 L Debra BarhamAttention: CITY OF PASCO/LEGALS PO BOX 293 PASCO, WA 99301 COUNTY OF BENTON) SS STATE OF WASHINGTON) Stephanie Hatcher, being duly sworn, deposes and says, I am the Legals Clerk of The Tri-City Herald, a daily newspaper. That said newspaper is a local newspaper and has been approved as a legal newspaper by order of the superior court in the county in which it is published and it is now and has been for more than six months prior to the date of the publications hereinafter referred to, published continually as a daily newspaper in Benton County, Washington. That the attached is a true copy as it was printed in the regular and entire issue of the Tri-City Herald and not in a supplement thereof, ran 2 time(s) commencing on 08/21/2022, and ending on 08/28/2022 and that said newspaper was regularly distributed to its subscribers during all of this period. (Signature of Legals Clerk) Sworn to and subscribed before me this 29th day of August in the year of 2022 Notary Public in and for the state of Texas, residing in Dallas County Extra charge for lost or duplicate affidavits. Legal document please do not destroy! EXHIBIT F Page 153 of 291 Creating Land Solutions for the Public Good Appraisal Region Interior Northwest Regional Office 316 W Boone Avenue, Suite 590 Spokane, WA 99201 (425)681-9334 Jarney @epicland.com Phase 1 – Preliminary Valuation Report for the City of Pasco LID Project #151 NW Area Sewer LID Special Benefit Analysis Pasco, WA For Mr. Steve M. Worley, P.E. City of Pasco Public Works Director City of Pasco 525 N. Third Avenue Pasco, WA 99301 By John W. Arney, MAI Epic Land Solutions, Inc. Senior Appraiser, Appraisal Region 360 W. Boone Avenue, Suite 590 Spokane, WA 99201 EXHIBIT G Page 154 of 291 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Interior Northwest Regional Office 316 W Boone Avenue, Suite 590 Spokane, WA 99201 (425) 681-9334 Jarney@epicland.com May 25, 2021 Mr. Steve M. Worley, P.E. City of Pasco Public Works Director City of Pasco 525 Third Avenue Pasco, WA 99310 Re: Phase 1 – Preliminary Valuation Report for the City of Pasco LID Project #151 – NW Area Sewer LID Special Benefit Analysis Dear Mr. Worley, In accordance with your request, I have completed a preliminary market valuation analysis that approximates and describes what the City and property owners may anticipate from the fully developed final LID assessments. In this Phase 1 study, I have conducted initial research necessary to estimate the property values before improvements (without sewer) and projected values of the individual properties after sewers are available. The difference in the value of each property provides the foundational proportionate assessment methodology and data from which to build the Preliminary Proportional Benefit Study and assessment recommendations. The most pertinent data gathered and the techniques of valuation are set forth in this report. This report is intended to comply with the Uniform Standards of Professional Appraisal Practice (USPAP), as adopted by the Appraisal Foundation. It is our understanding that there are eight (8) parcels for the proposed NW Sewer Area Local Improvement District (LID) Sewer Extension Project. The proposed project intends to construct a new sewer trunk lines to provide service to about 786 acres west of Broadmoor Boulevard and north of Interstate 182 in the City of Pasco. This report is subject to the assumptions and limiting conditions found within the body of the report. Thank you for the opportunity to be of service. Sincerely, John W. Arney, MAI WA Certified General R.E. Appraiser, WA Certification No. 1100473 Page 155 of 291 City of Pasco / Mr. Steve Worley May 25, 2021 Page ii City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. CERTIFICATE OF APPRAISER I certify that, to the best of my knowledge and belief: ♦ The statements of fact contained in this appraisal are true and correct; ♦ The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conclusions, and are my personal, impartial, unbiased professional analyses, opinions, and conclusions; ♦ I have no present or prospective interest in the property that is the subject of this appraisal, and I have no personal interest or bias with respect to the parties involved; ♦ My compensation is not contingent upon the reporting of a predetermined value or direction that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event; ♦ My analyses, opinions, and conclusions were developed, and this appraisal has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice and the Uniform Appraisal Standards for Federal Land Acquisitions; ♦ I have made a personal inspection of the property that is the subject of this report. I have made a personal exterior inspection of the comparable sales contained in the report addenda; ♦ No one provided significant professional assistance to the persons signing this report; ♦ This appraisal has been made in conformity with the appropriate State and Federal laws and requirements, and complies with the contract between the agency and the appraiser; ♦ The use of this report is subject to the requirements of the Appraisal Institute regarding review by its duly authorized representatives. ♦ I, John W. Arney, MAI, have not performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment; ♦ As of the date of this report, John W. Arney, MAI, has completed the requirements under the continuing education program of the Appraisal Institute. I made an initial personal inspection of the properties that are the subject of this report on May 29, 2020. The Date of Value for these properties without sewer is therefore May 29, 2020. Furthermore Date of Value of these properties with sewer is the projected date of completion of the project. May 25, 2021 John W. Arney, MAI Date Page 156 of 291 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. TABLE OF CONTENTS LETTER OF TRANSMITTAL .................................................................................................................................. i CERTIFICATION ................................................................................................................................................. ii TABLE OF CONTENTS ....................................................................................................................................... iii INTRODUCTION REGIONAL LOCATION MAP NIEGHBORHOOD LOCATION MAP LID BOUNDRY MAP CERTIFICATE OF APPRAISER ........................................................................................................................... II DESCRIPTIVE DATA & PROPERTY IDENTIFICATION 8 LAND USE DESIGNATIONS AND CRITERIA 26 28 ....................................................................................................................................... 28 .......................................................................................................... 28 ................................................................................................ 28 .............................................................................................................. 29 30 .............................................................................................................................. 30 32 Parcel 1 - Summary of Comparable Residential Zoned Land Sales (Without LID) .................................. 36 Parcel 1 - Summary of Comparable Commercial Zoned Land Sales (Without LID) ................................. 39 Parcel 1 - Summary of Comparable Residential Zoned Land Sales (With LID) ........................................ 42 Parcel 1 - Summary of Comparable Commercial Zoned Land Sales With LID ......................................... 46 50 Parcel 2 - Summary of Comparable Residential Zoned Land Sales (Without LID) .................................. 52 Parcel 2 - Summary of Comparable Residential Zoned Land Sales (With LID) ........................................ 56 60 Parcel 3 - Summary of Comparable Residential Zoned Land Sales (Without LID) .................................. 62 Parcel 3- Summary of Comparable Residential Zoned Land Sales (With LID) ......................................... 65 69 Parcel 4 - Summary of Comparable Residential Zoned Land Sales (Without LID) .................................. 71 Parcel 4 - Summary of Comparable Residential Zoned Land Sales (With LID) ........................................ 75 79 Parcel 5 - Summary of Comparable Residential Zoned Land Sales (Without LID) ...... 81 Parcel 5- Summary of Comparable Residential Zoned Land Sales (With LID) ......................................... 84 88 Parcel 6 - Summary of Comparable Residential Zoned Land Sales (Without LID) .................................. 90 Page 157 of 291 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 6 - Summary of Comparable Residential Zoned Land Sales (With LID) ........................................ 94 98 Parcel 7 - Summary of Comparable Residential Zoned Land Sales (Without LID) ................................ 100 Parcel 7 - Summary of Comparable Residential Zoned Land Sales (With LID) ...................................... 104 108 Parcel 8 - Summary of Comparable Residential Zoned Land Sales (Without LID) ................................ 110 Parcel 8 - Summary of Comparable Residential Zoned Land Sales (With LID) ...................................... 113 APPRAISAL ASSUMPTIONS AND LIMITING CONDITIONS 118 QUALIFICATIONS OF APPRAISER CERTIFICATION OF APPRAISER Page 158 of 291 Page 5 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. REGIONAL LOCATION MAP Page 159 of 291 Page 6 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. NEIGHBORHOOD MAP Page 160 of 291 Page 7 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. LID BOUNDARY MAP Page 161 of 291 Page 8 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. DESCRIPTIVE DATA & PROPERTY IDENTIFICATION Definition of Local Improvement District An LID is a defined geographical area with a specific public improvement which provides a special benefit to the real property within its boundaries (and is different from the value provided to the entire community). The increase in market value of each ownership provides for a portion of the cost of improvements to be paid by the owners of the benefited property over a period of time, usually 10 to 20 years. LID Boundary The Local Improvement District No. 151 was created by the City of Pasco via Ordinance 4483 on March 2, 2020. As shown on the map on the previous page the LID Boundary can generally be described as being bounded on the south by Harris Road (about one-half mile E ast of its intersection with West Co urt Street), then northerly to Burns Road (East of Kohler Road) and along the South side of Burns Road to a point about one-quarter mile East of its intersection with Dent Road, then North to an unnamed road and then along the south side of this unnamed road to Broadmoor Boulevard, the eastern boundary and then south along Broadmoor Boulevard to Harris Road. Project Overview The LID 151 Improvements includes the new design and construction of approximately 12,000 linear feet of trunk sewer piping as depicted in the map on the previous page that shows the preliminary sewer alignment. It is our understanding that there are eight (8) parcels for the proposed NW Sewer Area Local Improvement District (LID) Sewer Extension Project. The proposed project intends to construct a new sewer trunk lines to provide service to 577 acres west of Broadmoor Boulevard and north of Interstate 182 in the City of Pasco. The total project cost is currently estimated at $3,390,500, of which $3,283,925 is subject to the LID assessment as depicted in the following tables . Further discussion of both the before (without) and after (with) elements is in subsequent sections of this report. FM Easement1 16,575.00$ City Contribution2 90,000.00$ Est. LID Cost3 3,283,925.00$ Est. Total Cost4 3,390,500.00$ 2021 Project Cost Estimate No. 1 2 3 4 Comments FM Easement assessed only to Rocky Hills Management, LP Cost for upsize of pipe Assessed to LID landowners Includes City Contributions, and Rocky Hills FM Page 162 of 291 Page 9 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Definition & Discussion of Special Benefit Special benefit is defined as: “The difference in the fair market value of the property without the improvement and the fair market value of the property with the improvement (commonly called “before and after, more properly called ‘without and with’” (Local Road Improvement Districts Manual for Washington State. Sixth Edition. 2009.) A special benefit is defined as a specific, measurable increase in value of certain real property in excess of enhancement to the general area (and benefitting the public at large) due to a public improvement project. It is measured as the difference, accruing by reason of the LID project, between market value of each parcel studied, without the LID project, and market value of the same parcel with the LID project completed and as of the same date. For this analysis, the date of valuation is May 29 , 2020, the date of inspection. Enabling legislation providing authority to levy assessments by an LID is statutory in Washington State. All assessments must meet two criteria: (1) the amount of an assessment on a particular parcel may not materially exceed the special benefit to that parcel and (2) all assessments within the district must be fair and in rough proportion to all other assessments. Report Criteria The special benefit study uses mass appraisal techniques and is reported in a summary format including narrative and tabular presentation. This report is intended to comply with Standard 6 of the Uniform Standards of Professional Appraisal Practice (USPAP) promulgated by the Appraisal Foundation for a summary mass appraisal report. As such, it includes limited discussions of the data, reasoning and analyses utilized in the valuation process; supporting documentation is retained in the appraisers files. The depth of discussion is specific to the needs of the client, the City of Pasco, and for the intended use stated herein. The report conforms to the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, which includes USPAP, as well as additional reporting requirements discussed. The aggregate conclusions presented are subject to specific assumptions and limiting conditions. The first estimate is of market value without the project and the second is with the project assumed completed as of the same date. The increase in value, if any, is the special benefit accruing to that parcel due to the project. Special benefit accrues to affected properties due to the project by enhancing the neighborhood's access, traffic flow, aesthetic appeal and character and creates a more desirable location for residential and commercial property owners. Special benefit to the property is reflected in the underlying land value. Recent sales of comparable commercial and residential land were researched. Supply and demand information, as well as vacancy rates and absorption costs pertaining to the local commercial and residential markets, were considered. Developers of some projects proposed (or underway) in the subject vicinity were interviewed to obtain (when possible) perspective on the LID project and its influence on property values. Page 163 of 291 Page 10 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Date of the Inspection May 29 , 2020 Effective Date of the Report May 29 , 2020 Function of the Report The function of this study is to provide estimates of special benefit and recommended assessments to all assessable parcels resulting from the City of Pasco LID improvement project as described herein. Purpose of the Report The purpose and intent of this study is to estimate recommended final assessments to assist the City of Pasco in allocating appropriate, proportionate assessments to each assessable ta x parcel within the LID boundary which is specially benefitted by the project. To accomplish this, estimates of market value of the fee simple interest in each of the parcels within the boundary, based on respective highest and best use, are made, both without and with completion of the LID project as of the date of this special benefit study. Exposure Time Exposure time may be defined as the length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal. Exposure time differs from marketing time, in that exposure time is always presumed to precede the effective date of the appraisal. Based on review of comparable sales and discussions with market participants, exposure period for various parcels within the recommended LID boundary is estimated at 3 to 6 months. Washington State Definition of Market Value "Fair Market Value" is the amount in cash which a well-informed buyer, willing but not obliged to buy the property, would pay, and which a well- informed seller, willing but not obligated to sell it would accept, taking into consideration all uses to which the property is adapted and might in reason be applied (Washington Pattern Instruction 150.08). Based on Washington State law, the fee sim p le interest in each individual parcel is estimated herein. Property Rights Appraised The subject properties consist of unimproved or under-improved sites that are unencumbered by leases, as such; the appropriate ownership interest subject to the appraisal is the fee simple estate. Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat ("The Appraisal of Real Estate" (Fourteenth Edition, 2013), Appraisal Institute, page 354). Page 164 of 291 Page 11 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Disclosure of Client and Intended User(s) The term client is defined in Uniform Standards of Professional Appraisal Practice, 2020/2021 edition as: "The party or parties who engage an appraiser (by employment or contract) in a specific assignment." The term Intended User(s) is defined in Uniform Standards of Professional Appraisal Practice, 2020/2021 edition as: "The client and any other party as identified, by name or type, as users of the appraisal, appraisal review, or appraisal consulting report, by the appraiser on the basis of communication with the client at the time of the assignment." The client is the City of Pasco Department of Public Works. Intended users of this report are the City of Pasco, its appointed representatives and owners of property within the LID boundary. Highest and Best Use Highest and best use is the most fundamental premise upon which estimations of market value are based. According to "The Appraisal of Real Estate" (Fourteen Edition, 2013), highest and best use is defined as: "The reasonably probable and legal use of vacant land or an improved property that is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. Alternatively, the probable use of land or improved property - specific with respect to the user and timing of the use - that is adequately supported and results in the highest present value." The primary reason for estimating the highest and best use of land as vacant is to estimate land value. If there is an existing improvement on the site, the land is viewed as though vacant. A conclusion is then reached as to what use creates the highest residual to the land or the highest land value. It is then possible to identify comparable sales of vacant land. Highest and best use of property as improved considers the existing improvements and estimates whether they represent the maximally productive use or create the highest market value. If not, a decision must be made as to whether the improvements should be expanded, renovated, converted or razed to make way for that use which produces the highest return to an investor. The analysis presented herein is based on the under lying raw land and any existing improvements are not part of this valuation. Market sale prices often indicate that an increase in the value of real property within the LID boundary occurs as a result of a proposed project. This anticipatory increment in value is called project enhancement and, as in eminent domain procedures, is not included in the estimate of value without, or before, the LID project. The market value estimate with the LID project assumed completed within a reasonable time recognizes changes in locational characteristics, intensity of use and value resulting from the project. Page 165 of 291 Page 12 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Anticipatory Use and Market Val ue In some instances, highest and best use of a parcel of land or an improved property may be anticipatory investment. Anticipatory highest and best use of unimproved land would be to remain vacant until development is justified by market demand, which occurs frequently when real estate markets are oversupplied. For many parcels, however, achieving the highest and best use requires some change or improvement which may be provided by the LID project. Within this analysis, anticipatory use reflects the current market's anticipation of intensity of use as measured by buyers and sellers in the marketplace both without and with the LID project. Market value for an anticipatory use is not an estimate of projected future value but reflects the current market for real estate based on its highest and best use. Anticipatory use resulting in project enhancement is not recognized in the valuation of real estate under the "without LID" premise. Disclosure of Client's Intended Use The term Intended Use is defined in Uniform Standards of Professional Appraisal Practice, 2020/2021 edition as: "The use or uses of an appraiser's reported appraisal, appraisal review, or appraisal consulting assignment opinions and conclusions, as identified by the appraiser based on communication with the client at the time of the assignment." The purpose and intent of this study is to estimate recommended final assessments to assist the City of Pasco in allocating appropriate, proportionate assessments to each assessable ta x parcel within the LID boundary which is specially benefitted by the project. To accomplish this, estimates of market value of the fee simple interest in each of the parcels within the boundary, based on respective highest and best use, are made, both without and with completion of the LID project as of the date of this special benefit study. Scope of Services The scope of services will be delivered in two phases, defined as “Phase 1” and “Phase 2.” In Phase 1, EPIC personnel will provide a preliminary analysis that will employ proportionate assessment methodology and develop our initial findings and assessments. These preliminary assessments will be presented to the City of Pasco City Council and/or the property owners within the study area. The Phase 2 study will provide the Final Benefits Study recommendations for proportional assessments once the sewer truck lines are installed, and the final costs are known. The Phase 2, Proportional Assessment Study will also be present to the City of Pasco City Council and/or the property owners within the study area. In this two-phase approach, the City procures the assessment recommendations at the appropriate time within the actual project costs. Page 166 of 291 Page 13 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Phase 1: Preliminary Valuation Study The EPIC personnel will first perform a preliminary market valuation analysis that approximates and describes what the City and property owners may anticipate from the fully developed final LID assessments. In the Phase 1 study, we will conduct the initial research necessary to estimate the property values before improvements (without sewer) and projected values of the individual properties after sewers are available. The difference in the value of each property provides the foundational proportionate assessment methodology and data from which to build the Preliminary Proportional Benefit Study and assessment recommendations. Phase 2: Final Special Benefits Study and Proportional Assessment Recommendations After the sewer trunk line is installed, EPIC will complete a final proportionate assessment study to calculate the final LID assessment recommendations, capturing all known costs, anticipated land-use changes, and the resultant value differences. This report will estimate the change in value after the trunk line improvements are constructed, and sewer is available to the properties in the LID area. As the City will want to consider different densities and land uses after sewer service is extended to the properties in the LID area. In order to make the proportionate assessment study manageable and be able to complete the Final Special Benefits Study Report, it will be necessary for the City to make certain assumptions limiting the number of potential land uses. The current scope of services assumes that, for the purpose of the Final Special Benefits Study Report, the City will establish one density and/or land use per parcel in the “current” valuation analysis, and one density and/or land use per parcel in the “with sewer” valuation analysis for seven of the eight properties. It is anticipated that one of the properties in the study area will have several potential uses and/or densities in the “with sewer” analysis. The EPIC personnel will prepare a Final Proportional Benefits Study Report, which summarizes findings from the study, wherein the following minimum criteria will be included and/or evaluated: • D ESCRIPTION OF METHODOLOGY AND APPROACH. • P HYSICAL AND ECONOMIC CHARACTERISTICS OF EACH AFFECTED PARCEL. • P ERTINENT MARKET DATA AND INVESTIGATION OF THE ENVIRONMENTAL, ECONOMIC, GOVERNMENTAL AND SOCIAL FORCES INFLUENCING THE SUBJECT AREA. • C URRENT ZONING, LAND USE TRENDS, WETLAND OR UNUSABLE AREAS, HIGHEST AND BEST USE, AND OTHER FACTORS INFLUENCING MARKET VALUE FOR EACH PROPERTY TYPE OR OWNERSHIP. • I NCREASE IN PROBABLE MARKET VALUE ADHERING TO EACH PARCEL DUE TO THE LID PROJECT. Page 167 of 291 Page 14 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. • T HE TOTAL SPECIAL BENEFIT ATTRIBUTABLE TO ASSESSABLE PROPERTY WITHIN THE PROPOSED LID. • T HE ASSESSMENT RATIO OR THE LID ASSESSMENT PER DOLLAR OF SPECIAL BENEFIT. • T HE RESULTING RECOMMENDED PROPORTIONATE INDIVIDUAL ASSESSMENT FOR EACH PARCEL (“ASSESSMENT ROLL”). Please note that the objective of the proportionate assessment is to assess each property for the Special Benefit gained by the sewer improvements. In no cases will a parcel within a Proportional Assessment be assessed greater than the actual benefit. Whereas the City has the option to perform a separate mathematical assessment, EPIC’s final report will not consider the mathematical assessment or frontage assessment. The purpose of EPIC performing the proportionate assessment is to provide independent analysis. Unavailability of Information The appraiser was not provided with a current title report, a soil report, or environmental report. This appraisal is based on the belief that none of this unavailable information would indicate the presence of any detrimental factors that would impact the value of the property, and if they do, I reserve the right to alter my value conclusion if necessary. Disclosure of Competency The appraiser has performed appraisals of a variety of properties throughout the State of Washington, and has had recent experience in the valuation of properties similar to the subject. Please see the appraiser’s qualifications in the Addenda. Extraordinary Assumptions An extraordinary assumption is defined as that which, if found to be false, could alter the opinion of market value. It presumes as fact otherwise uncertain information about the legal, physical or economic characteristics of the subject properties. It is an Extraordinary Assumption of this report that in the After Value that the LID improvements are assumed to be complete. Hypothetical Conditions A hypothetical condition is that which is contrary to what exists but is supposed for purposes of analysis. For this study, it is a Hypothetical Condition for the market value of each parcel in the Before Condition without the LID that the proposed LID project does not exist. Legal Description of Proposed Project A detailed legal description is included within the City of Pasco Ordinance No. 4483 which is in the retained in the appraisers work files. Regional Description The subject properties are located in the Broadmoor area in the western portion of the City of Pasco. This region is commonly referred as the Tri-Cities located in southcentral Washington which also includes the cities of Kennewick and Page 168 of 291 Page 15 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Richland and West Richland. Kennewick and Richland are both located in Benton County and Pasco is located in Franklin County. The region benefits from the nearby rivers which supply an abundance of low cost irrigation water. As of the 2010 census, the combined population of the city limits of the Tri- Cities area was 193,567 (Kennewick, Richland, West Richland and Pasco) making the Tri-Cities area one of the largest metropolitan areas in the State. The 2020 estimate for the city limits of the Tri-Cities is 236,320. This is an increase of approximately 22%, or about 2.2% an nually. Population figures are shown as follows: The region’s economy is anchored in agriculture, bio and high technology, manufacturing, service industry and government. The largest employers in Benton County are governmental in nature (Federal, State and Local). The reason for the large proportion of individuals and dollars reflected in Governmental Sector Employment is the U.S. Department of Energy’s nearly $7 billion nuclear facility situated on the 586 square mile Hanford site north and west of Richland. The Hanford facilities and structures that were associated with Hanford’s defense mission are currently being deactivated, decommissioned, decontaminated, and demolished. According to the Department of Energy, the environmental cleanup project employs approximately 11,000 individuals. The growth of Hanford over the years has created numerous opportunities, such as regional distribution facilities related to wholesale agricultural product sales, which are not solely dependent on Hanford. The following is a list of the major employers in the Tri-Cities; data supplied by the Tri-City Development Council (TRIDEC). Page 169 of 291 Page 16 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Major Employers Tri-Cities Company Industry Employees Batelle/Pacific Northwest National Laboratory Research & Development 4,500 Kadlec Regional Medical Center Health Services 3,532 Lamb Weston Food Processing 3,000 Bechtel National Engineering & Construction 2,943 Kennewick School District Education 2,336 Washington River Protection Solutions Environmental Remediation Services 2,129 Pasco School District Education 2,015 Mission Support Alliance, LLC Support Services, Hanford/DOE Site 1,902 CH2M Environmental Remediation 1,682 Richland School District Education 1,500 Tyson Foods Food Processing 1,300 Trios Health Health Services 1,268 Energy Northwest Utilities 1,100 Broetje Orchards Food Processing 920 Lourdes Health Network Health Services 804 https://w w w .tridec.org/major-employers/ In summary, the growth and prosperity in the Tri-Cities area has continued with population and new development. Recreational industry and tourist attractions are developing along with the popularity of the wine industry. The economy is tied to agriculture, food processing, medical equipment manufacturing, energy production, nuclear-fuel fabrication, wine production and wine tourism. Neighborhood Description The subject properties are located in the western portion of the City of Pasco and just east of the Columbia River in a semi-rural area that has historically been irrigated agricultural tracts but is now slowly transitioning into residential land plats due to its location within Pasco’s Urban Growth Boundary. This area is currently serviced by either municipal water or wells but no sewer, however sewer is planned to be extended into the area in the near future. Due to the lack of sewer the newer residential developments in the area were restricted to two residential units per acre, however when sewer becomes available, the density will increase for these properties with a majority of the affected area being low to medium high density residential development. The Pasco School District is also planning ahead by buying up parcels, including one of the subject properties, for future schools. The City of Richland is located across the river from the subject neighborhood and the area has a growing retail sector along Interstate 82 that will continue to grow and service the area as residential growth continues into the foreseeable future. R egional access to the area is also considered good with freeway access at Broadmoor Road, just southeast of the subject properties. The subject properties are located in an area designated as the Broadmoor Master Plan. A study was performed between 2004 and 2007 to help plan community development. The study area was noted as being west of Broadmoor Boulevard and between Harris Road and Dent Road. Identifying principles include creating a distinct identifiable district, respond to market conditions, enhance image for west Pasco, provide amenities, enhance connections to the Page 170 of 291 Page 17 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. river, ensure growth is consistent with the comprehensive plan, allow for development at higher end of the market, provide greatest benefit to stakeholders. Various alternatives were shown which include greenbelts, commercial, residential and water related activities. It is also noted that development of this area would occur in phases and could take upwards of 30 years. It is noted that water is currently served to the area but that a sewer extension would be needed to serve the area. Broadmoor Boulevard is located on the north side of I-182 and Road 100 is located on the south side. Development in this area has included commercial and residential uses. This area is served by an interstate exit and has good overall linkages. Directly west of Subject Parcel 1 is a mineral extraction operation which provides structural fill for many projects ongoing around the Tri-Cities. There is a residential development on the west side of the Pasco School District site. There is also residential tracts and some commercial tracts across Broadmoor Boulevard from the LID boundary. Northwest of the LID boundary there has been a tremendous amount of residential homes being constructed. Recent sales also indicate that more developments are on the way. Northeast of the subject are residential areas primarily south of Burns Road but also expanding to the north side of Burns Road. North of Sandifur Parkway are primarily office complexes and south of Sandifur Parkway are retail uses. More retail shopping is found east at the next I-182 exit at Road 68. The following table summarizes regional demand estimates, expressed as average annual demand, for a ten to twenty year period. Projected Annual Demand and Land Absorption – Tri-Cities Annual Regional Demand Average Per Acre Density * Annual Required Gross Acres Residential Single Family Residential Units Smaller Lots 400 4.9 units/ac 82 Larger Lots 700 3.9 units/ac 179 For Sale Attached Townhouses 50 8.8 units/ac 6 Subtotal Ownership Housing 1,150 4.3 units/ac 267 Multi Family Apartments 500 25.0 units/ac 20 Total Residential 1,650 5.8 units/ac 287 Commercial Sq. Ft. Retail 150,000 10000 sf/ac 15.0 Office 55,000 15000 sf/ac 3.7 Total Commercial 205,000 11000 sf/ac 18.7 Page 171 of 291 Page 18 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. The above forecast was provided by Mr. Dale Adams of Broadmoor Properties, LLC and was completed by Leland Consulting Group in January 2020 for planning purposes for his 422 acre site. It was based on Tri-Cities brokerage, appraiser reports, CoStar, LCG, and other sources for new structural demand generated from employment and population growth and does not take into consideration the ability of a developer to capture/displace demand from other parts of the region. Based on the city’s plan for growth, this neighborhood is prime for additional residential and commercial development. Page 172 of 291 Page 19 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Subject Parcel Information & Sizes The subject properties within the LID boundary are made of small to large tracts of land ranging from 3.95 acres up to 422.42 acres. Access to most of these tracts of land are from Burns Road with one tract accessed from Broadmoor Boulevard and one tract from both Burns & Harris Roads and Broadmoor Boulevard. Utilities available to all of the tract include domestic water and electricity but for now any new development will require a septic system and drain field until the sewer line is extended into the area .A brief description for each subject parcel is included below and the table on the following page indicates pertinent information, including zoning, about each of the eight subject parcels. Parcel 1 Parcel 1 is an irregular-shaped vacant site consisting of 442.42 acres with access from Burns Road, Harris Road and Broadmoor Boulevard. The property has rolling undulating topography. The highest elevation is located generally in the northeast corner and it slopes downward from the northeast to southwest direction with the lowest point near the southwest corner. There are also a number of ponds on the property. Parcel 2 Parcel 2 is an rectangular-shaped site consisting of 122.21 acres with access from Burns Road. The property has generally level topography. The site is currently an irrigated farm tract with a rural homesite. The property has submitted plans for a residential subdivision for development upon completion of the sewer extension. Parcel 3 Parcel 3 is an rectangular-shaped vacant site consisting of 72.50 acres with access from Burns Road. The property has generally level topography. The site is currently an irrigated farm tract and is being held for the potential development of a new school site. Parcel 4 Parcel 4 is an irregular-shaped site consisting of 114.21 acres with access from Burns Road. The property has generally level topography. The site is currently an irrigated farm tract that has recently been short platted into five lots with Lots 2 thru 5 consisting of the subject property that range between 27.85 and 29.63 acres. Lot 5, consisting of 29.63 acres has submitted a SEPA report to be further platted with future into a 100 lot residential subdivision. The other three lots are planned for future phased residential subdivision development. Lot 5 plat will be started upon completion of the sewer extension. At the time of inspection the whole property was under contract but didn’t close until August 2020 when the short plat was completed. Since the five lots are all under the same ownership they are being appraised as one parcel in this analysis. Page 173 of 291 Page 20 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 5 Parcel 5 is an rectangular-shaped vacant site consisting of 17.66 acres with access from Broadmoor Boulevard. The property has level to sloping terrain and is bisected by an irrigation canal. Parcels 6 & 7 Parcels 6 and 7 are rectangular-shaped vacant sites consisting of 6.58 and 6.57 acres with access from Burns Road. The properties have generally level topography. The sites have submitted plans to be developed with a residential plat upon completion of the sewer extension. Parcels 8 Parcel 8 is a rectangular-shaped vacant site consisting of 3.95 acres with access from Burns Road. The property has generally level topography. The site is being held for future commercial development upon completion of the sewer extension. Land Use Regulations; Septic Systems & Zoning Since the scope of the assignment includes two valuation scenarios; 1.) A value determination for the subject properties without the availability of sewers, and 2.) A value determination with the availability of sewers, a brief look at development requirements for properties without sewers is discussed below. Septic System Requirements The development of properties without sewer availability is currently governed by the Benton-Franklin Health District. All properties proposing to be developed without sewer must follow their guidelines and ultimately be approved by the health district. The major restrictions to development are soils type, property size and proposed improvements size. For more information please go to the Benton-Franklin Health District web site. The H ealth D istrict’s general requirements are as follows; Lot Size The size of the lots that will be able to divide the parent parcel into depends on the purpose of plat (creating new lots for single family residences, apartments, industrial/commercial purposes) and the amount of useable area on the lot. Useable area is the space on the lot where an on-site septic system can be placed. It must be unencumbered by any easements or setbacks. The Benton- Project Parcel # Tax Account #Address Owner Current Use Current Zoning * Future Zoning ** 1 115-210-022 10800 Harris Road Broadmoor Properties LLC Vacant RT & C-1 MDR, O, OS/P & MUR 2 126-160-010 3291 Burns Road Pahlich Homes at the Park LLC Rural Homesite & AG RT MDR 3 115-180-042 No Known Address Pasco School Dist. No. 1 Agricultural R-S-1 LDR 4 115-180-075 to 078 No Known Address Pro Made Construction LLC Agricultural R-S-1 LDR 5 115-180-055 No Known Address Alford Enterprises, LLC Vacant R-S-1 LDR 6 115-180-067 10315 Burns Road Wapiti Investments LLC Vacant R-3 MHDR 7 115-180-066 10181 Burns Road Big SkyDevelopers LLC Vacant R-3 MHDR 8 115-180-065 No Known Address TSK 2019 LLC Vacant R-3 MHDR Project Total 122.21 72.50 114.21 17.66 6.58 6.57 3.95 * RT (Residential Transitional); C-1 (Retail Business); R-S-1/PUD (Surburban); R-3 (Medium Density Residential); ** MDR (Medium Density Residential); O (Office); OS/P (Open Space/Parks); MUR (Mixed Use Regional); LDR (Low Density Residential); MHDR (Medium High Density Residential); 786.10 Affected Parcel Acreage Area 442.42 Page 174 of 291 Page 21 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Franklin Health District requires a minimum of 12,500 square feet of useable area per lot in the most suitable soil conditions and up to 22,000 square feet in a clay loam soil. The sizing of the lot ultimately depends on the soil type and source of water. Septic Tank Sizing 1. Single Family Residences: with 1-4 bedrooms are required to have a minimum liquid volume of 1,000 gallons. For each additional bedroom, add 250 gallons. 2. Other uses: 3 times the projected daily sewage with volume minimum of 1,000 gallons. Drainfield Design 1. Residential Systems: The system shall be designed to receive all sanitary sewage and domestic wastewater from the building served unless otherwise approved by the Health Officer. For individual and/or multi-family residences, flows of one hundred twenty (120) gallons/bedroom/day shall be used for design purposes. (See Table II). Drainage from footing or roof drains or any other type of drain shall neither enter the sewage system nor be directed over the area where the on-site sewage system is located. The minimum sized residential system shall not be less than 2 bedrooms in size nor less than 330 square feet. 2. Non-Residential Systems: When proposing the use of on-site sewage system for non-residential sewage, the engineer shall provide to the health officer: a. Information to show the sewage is not industrial wastewater; b. Information to establish the sewage’s strength and identify chemicals found in the sewage that are not found in residential sewage; c. A design providing treatment equal to that required of residential sewage; d. May require volume information from actual meter readings; and e. Must be designed to accommodate a minimum of 240 gallons per day. Other Criteria When applying for a septic permit t he Health Districts generally wants to see test holes dug on the proposed lots approximately every 200 ft in locations that are suitable for septic systems (i.e., fairly flat areas, away from natural drainage areas, etc.) with at least one to two test holes on each proposed lot. Because of the amount of test holes that need to be dug, the inspector usually visits the site after the majority of the holes have been dug. The Health District will also review what the source of water is to be - individual wells or a community water system and what the impact the placement of any wells will have on the lots. Current Zoning The subject properties currently have different zoning designations based upon the 2017 Zoning Map below. The current zoning designations are basically placeholders until the zoning is changed to designations consistent with the Page 175 of 291 Page 22 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. comprehensive plan. A summary of the current and future zoning designations covering each subject property follows. Further detail on these classifications and maps can be found at https:/ /www.pasco - wa.gov/162/Planning-Division. The current zoning in addition to the Health District’s regulations will be the basis for the “Without Sewer” analysis. CITY OF PASCO CURRENT ZONING MAP R-T Zoning District (Parcel 2 and a Portion of Parcel 1) Parcel 1 has split zoning with about 336 acres of Residential Transition (R-T) zoned land area and about 106 acres of Retail Business (C-1) zoned land area. Parcel 2 is currently entirely within the R-T district. The Residential Transition district (R-T) is intended to be applied or assigned to areas that are essentially undeveloped, however, ultimately intended for suburban or urban residential use. Classifications which would be inappropriate or premature to initially apply for a variety of reasons, including promotion of unorderly growth or creation of public health and safety problems resultant from the unavailability of urban services, should be avoided. [Ord. 3354 § 2, 1999; Code 1970 § 25.20.010.]. The primary permitted use in this district is for single family residences. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment since it is within the Urban Growth Area. The zoning also allows public uses such as schools, churches and parks and some commercial uses under a special permit. Page 176 of 291 Page 23 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. For the purposes of the “Without Sewer” analysis it is assumed that 336 acres of subject Parcels 1 and all of subject Parcel 2 could currently be developed under the R-S-20 zoning district regulations assuming it can meet the health district’s require ments. R-S-20 Zoning District (Parcel 2 and a Portion of Parcel 1) The R-S-20 suburban district is established to provide a low density residential environment permitting two dwelling units per acre. Lands within this district shall, unless specifically allowed herein, contain suburban residential development with large lots and expansive yards. Structures in this district are limited to single-family dwellings and customary accessory structures. Certain public facilities and institutions may also be permitted, provided their nature and location are not detrimental to the intended suburban residential environment. [Ord. 3354 § 2, 1999; Code 1970 § 25.22.010.]. C-1 Zoning District (A Portion of Parcel 1) Parcel 1 has about 106 acres of Retail Business (C-1) zoned land area. The C-1 retail business district is established to provide for the location of commercial activities outside the central business district that meet the retail shopping and service needs of the community. [Ord. 3354 § 2, 1999; Code 1970 § 25.42.010.] Most commercial uses are allowed in this zoning district, including retail, restaurants, office, gas stations, service and some storage uses. I t is my understanding that the commercial zoned portion of the subject could more than likely not be developed economically until sewer became available. R-S-20 Development Standards Minimum Lot Area 20,000 SF Density 1 du/lot Maximum Lot Coverage 40% Minimum Yard Setbacks Front 25 feet Side 10 feet Rear 25 feet Max Building Height 35 feet C-1 Development Standards Minimum Lot Area 5,000 SF Density N/A Maximum Lot Coverage Varies depending on parking, setbacks & landscaping requirements. Minimum Yard Setbacks Front 25 feet Side None - Unless adjoining residential then 25 feet Rear None – Unless adjoining residential then 25 feet Max Building Height 35 feet Page 177 of 291 Page 24 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. However, based upon the Health District’s requirements, it is assumed a minimum lot size of 22,000 square feet for a commercial building would be applicable if all other standards are met for the “Without Sewer” analysis. R-S-1 Zoning District (Parcels 3, 4 & 5) The R-S-1 suburban district is established to provide a low density residential environment permitting two dwelling units per acre. Lands within this district shall, unless specifically allowed herein, contain suburban residential development with large lots and expansive yards. Structures in this district are limited to single-family dwellings and customary accessory structures. Certain public facilities and institutions may also be permitted, provided their nature and location are not detrimental to the intended suburban residential environment. [Ord. 3354 § 2, 1999; Code 1970 § 25.26.010.]. However, based upon the Health District’s requirements, it is assumed a minimum lot size of 22,000 square feet for a residential building would be applicable if all other standards are met for the “Without Sewer” analysis. R-3 Zoning District (Parcels 6, 7 & 8) The R-3 district is established to provide a medium density residential environment. Lands within this district generally contain multiple-unit residential structures of a scale compatible with the structures in low density districts and with useful yard spaces. The R-3 district is intended to allow for a gradual increase in density from lower density residential districts and, where compatible, can provide a transition between different use areas. [Code 1970 § 25.36.010.] Structures in this district are limited to single-family dwellings, duplexes and multi-family dwellings in addition to customary accessory structures. Certain public facilities and institutions may also be permitted, provided their nature and location are not detrimental to the intended suburban residential environment. R-S-1 Development Standards Minimum Lot Area 10,000 SF Density 1 du/lot Maximum Lot Coverage 40% Minimum Yard Setbacks Front 25 feet Side 10 feet Rear Equal to Height of Building Max Building Height 35 feet Page 178 of 291 Page 25 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. However, based upon the Health District’s requirements, it is assumed a minimum lot size of 22,000 square feet for a residential building would be applicable if all other standards are met for the “Without Sewer” analysis. Potential Future Zoning (Based on current draft of New Comprehensive Plan) The subject properties zoning will change under the comprehensive plan. The uses under the new zoning will be dependent on the availability of sewer to the subject properties. The future different zoning designations are based upon the Draft Comprehensive Land Use Map below. A table depicting the criteria for each designation, from the Draft Comprehensive Plan, follows the map. The future zoning designations will be used as the basis for the “With Sewer Analysis”. CITY OF PASCO DRAFT COMPREHENSIVE PLAN MAP R-3 Development Standards Minimum Lot Area 4,500 SF for SFR & 3,000 SF for MFR Density 1 du/lot Maximum Lot Coverage 60% Minimum Yard Setbacks Front 25 feet Side 0 to 10 feet Rear Equal to Height of Building Max Building Height 35 feet Page 179 of 291 Page 26 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Land Use Designations and Criteria Classification Purpose and Description Zoning * Open Space/ Parks Land where development will be severely restricted: park lands, trails and critical areas All Zoning Districts (Parks and recreation facilities requires special permit review) Low Density Residential SFR development at a density of 2 to 5 dwelling units per acre R-S-20; R-S-12; R-S-1; R-1; R-1- A; R-1-A2 Medium Density Residential Single-family dwellings, patio homes, townhouses, apartments, and condominiums at a density of 6 to 20 dwelling units per acre. R-2 through R-4; RP Medium-High Density Residential Broadmoor Only; single-family dwelling units, townhouses, condominiums and multi-family; 8-15 dwelling units per acre MHDR High Density Residential Multiple unit apts. or condominiums at a density 21 units per acre or more R-4 Mixed Residential/ Commercial Allow a combination of mixed-use residential and commercial in the same development. Single-family dwellings, patio homes, townhouses, apartments and condominiums at a density of 5 to 29 dwelling units per acre. Neighborhood shopping and specialty centers, business parks, service and office uses R-1 through R-4; C-1 and O; Waterfront Mixed Use Interchange Broadmoor Only; 182 corridor; commuter services, technology and resource business parks, office and retail uses MU-I Commercial Community/nbhd., regional shopping &specialty centers, business parks, service/ office uses O; BP; C-1; C-2; C-3; CR Mixed Use Neighborhood Broadmoor only; townhouses, multi- family developments, neighborhood markets & drug stores, vertically integrated buildings, live- work spaces and other neighborhood scale offices and uses MU-N Mixed Use Regional Broadmoor only; general retail operations, shops, grocery stores, residential above commercial/office, high-density residential, dining, entertainment uses MU-R Office Broadmoor only; professional office and personal services, resource centers O-1 Page 180 of 291 Page 27 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. The following is a discussion of each subject property’s future zoning based upon the draft comprehensive plan and the differences between the existing zoning. Parcel 1 In the draft comprehensive plan Parcel 1 will have multiple zoning designations including MDR, a medium density residential zoning district, O, an office zoning designation, MUR, a mixed use regional designation and OS/P, an open space/parks designation. This compares to the current zoning where Parcel 1 has split zoning with about 336 acres of RT Residential Transition zoning designation but could potentially be currently developed under the R- S-20 Residential Suburban zoning designation. Additionally it also has a Retail Business (C-1) zoning land area which affects about 106 acres of land area. These acreage calculations are based upon an appraisal recently completed by Brian Vincent for the proposed sewer easement across Broadmoor’s Properties LLC site. Both of these designations generally allow about two - units per acre without sewer assuming they meet the Benton-Franklin Health Districts requirements. Please refer to the previous table for the densities allowed under each new zoning designation for the “With Sewer” valuation analysis. The densities in both the Without and With Sewer analyses will be discussed further in the valuation section of this report. Parcel 2 In the draft comprehensive plan Parcel 2 will have an MDR, a medium density residential zoning designation allowing a density of 6 to 20 units per acre with sewer. This compares to the current zoning where Parcel 2 has a R-S-20 Residential Suburban zoning designation generally allowing 2 units pe acre without sewer assuming they meet the Benton-Franklin Health Districts requirements. Parcels 3, 4 & 5 In the draft comprehensive plan Parcels 3, 4 and 5 will have an LDR, a low density residential zoning designation allowing a density of 2 to 5 units per acre with sewer. This compares to the current zoning where these three parcels have an R-S-1 Residential Suburban zoning designation generally allowing 2 units pe acre without sewer assuming they meet the Benton- Franklin Health Districts requirements. Parcels 6, 7 & 8 In the draft comprehensive plan Parcels 3, 4 and 5 will have an MHDR, a medium high density residential zoning designation allowing a density of 8 to 15 units per acre with sewer. This compares to the current zoning where these three parcels have an R-3 Residential zoning designation, generally allowing about 8 to 15 units per acre if sewer is available but only 2 units per acre without sewer assuming they meet the Benton-Franklin Health Districts requirements. Page 181 of 291 Page 28 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. There are three accepted methods of evaluating all types of real property: the cost approach, the sales comparison approach, and the income capitalization approach. All three approaches are used when applicable. When sufficient information is not available, only those approaches or that approach containing the most information is used and/or relied upon. The cost approach to value arises from the economic concept of objective value. This concept implies that the value of anything is the cost incurred to create it. This approach is based upon the estimated reproduction or replacement cost new of the improvements. The cost new is then reduced in value by the accrued depreciation, if any. The depreciated value of site improvements, if any, and estimated land value are then added to the depreciated reproduction cost of the improvements to develop an indication of value by the cost approach. The sales comparison approach method of valuation reflects the opinion of buyers and sellers of comparable property about the value of the subject property. The sales comparison approach is based on the principle of substitution: no well-informed, prudent buyer is going to pay more for any property than is necessary to buy another equally desirable substitute property. The sales comparison approach requires the appraiser to assume the role of a typical buyer; gather sufficient data; and analyze, weigh, and adjust the data in such a manner as to properly apply this information to the property being appraised. The income capitalization approach method of valuation is used primarily in the appraisal of investment property. Therefore, the appraisers must analyze the rental value of the comparable properties and, in addition, obtain background information on what a prudent investor in this type of property expects as a return on investment. From this information, a return on the invested capital can be ascertained, then applied to the subject property's market rent to develop a reliable indication of value based on income. The rent paid or income received, commonly known as contract rent, is not always market rent for a given property. In other words, a survey of comparable properties must be made for the purpose of obtaining rental information to ascertain the going or market rent for comparable properties and the subject property. This information must then be related to the subject property being appraised. The income capitalization approach is the primary approach used in arriving at the indicated market value for income-producing property. Page 182 of 291 Page 29 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. All three approaches to value have been considered in estimating the market value of the subject. However, the income approach, although considered, is not applicable to the valuation of the whole subject property since rural acreage residential properties are not typically purchased for their income producing capabilities. Additionally, the cost approach is not applicable since there are no improvements located on the subject sites . Therefore, the most appropriate approach to value is the sales comparison approach, which has been utilized to value the eight subject properties in both the “Without Sewer” and “With Sewer” valuations. Page 183 of 291 Page 30 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. In the sales comparison approach, the value of a property is estimated by comparing it with similar properties in its market area. This approach is based on the premise that the value of a property is set by the prices of equally desirable substitute properties in the same area. In this section, the market value of the fee simple interest of the site, as vacant, will be estimated by comparing it with recent sales of vacant land located in the subject property’s neighborhood or in surrounding neighborhoods having similar characteristics. Comparable sales were selected with consideration given to the subject’s current attributes, which include zoning, size, amenities, and location. In order to estimate special benefit, a base study was made of the real estate market in the subject neighborhood and competing areas to aid in understanding the effects of the economi c, governmental, environmental, physical and social forces on the LID area. This study was then analyzed to establish trends and value ranges for the various land uses within the subject area, without and with the LID project. Market data on property with elements of similarity to the subject parcels, without and with LID improvements was investigated. An analysis of highest and best use of each parcel was made. Special benefit accrues to affected properties due to the LID project by enhancing the nei ghborhood's reputation, aesthetic appeal and character, and creating a more desirable location for property owners and tenants Providing municipal sewer service to the neighborhood will allow the subject parcels to be developed into higher densities per the Urban Growth Area Comprehensive Plan. The project also completes major infrastructure that the property owners would otherwise be responsible for completing prior to development. The special benefit to property is reflected in the underlying land val ue. As the result of a project like this, the market pays a higher price for land. Assessments that do not materi ally exceed the special benefit and proportionality between each assessment and its respective special benefit are the two basic legal requirements of an assessment of thi s type. This market value estimate is based on the inter-relationship between supply and demand for each property in the current economic marketplace. In thi s instance, it is a market for residential and commercial property in a developing area with stable demand. Although, at the time of this report, some of the subject land has been purchased recently with the intent to subdivide and developed mostly into low to medium density residential uses, these developments could not occur without the construction of the new sewer line. As a result special benefits from this infrastructure project is attributed to the underlying raw land as analyzed herein. Based on the City's comprehensive plan, construction of sewer line is required for the development of these parcels. The City of Pasco assumed development of sewer line w ill be completed in the near future by this LID project. Based on Page 184 of 291 Page 31 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Washington State law, the fee simple interest in the market value of each individual parcel is estimated herein and will be broken out per tax parcel that is legally recorded as of the date of this report. Valuation of the eight subject lots is summarized herein. Summary data used in the valuation analysis in contained in the Addenda of this report with supplemental information retained in the appraisers' files. Procedure: Recent sales of similar and competing properties are selected for comparison with the subject property. An appropriate unit of comparison is determined (e.g., entire property, price per square foot, price per room, etc.), and adjustments are made to each comparable sale in order to account for value differences between these properties and the subject. The adjustments are made for such property and transaction characteristics as financing terms, conditions of sale, date of sale, location, and physical attributes. The result of appropriate adjustments applied to sales of comparable properties should be a relatively narrow indicated value range. From within this range, a specific estimate of the subject’s value is selected. The search period included the past several years which covered the subject’s area. A thorough research for recent land sales in the subject and competing neighborhoods was completed. The land sales were selected for analysis are summarized in the valuations of each of the eight subject properties. In comparing the subject properties with the comparable sale properties, the most prevalent indicator for a rural acreage site can be either the price acre, the price per square foot or the price per potential lot. Finally, a conclusion r egarding the subject’s land market value by the sales comparison approach is formulated for both the “Without Sewer” and “With Sewer valuations . Page 185 of 291 Page 32 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. According to the Franklin County Assessor’s Records the current owner of the subject property is vested in Broadmoor Properties LLC. The subject property is located in Northwest Pasco, south of Burns Road, West of Broadmoor Boulevard and North of Harris Road. The subject property can be legal described by its tax parcel number which is 115-210-022. Please note that the subject property measures 548.42 acres in size which includes approximately 106 acres of land in the southwest portion of the site that is leased and dedicated to the mining Page 186 of 291 Page 33 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. operation. Therefore, the net area affected by the project, for this report is 442.42 acres. It appears from the Franklin County records the subject property has not been sold in the last 10 years. However, the subject property had a non-sale transfer on 1/10/2018 between D & K Adams Family trust and Broadmoor Properties, LLC. This was a quit claim deed transfer with no money changing hands. There were two other similar transfers correc tion quit claim deeds.Mr. Adams indicated that the property is currently listed for sale by Marcus and Millechap. The price set is “best offer”. The agent did not reveal any level of interest by prospective purchasers. Site Description: Parcel 1 is an irregular-shaped vacant site consisting of 442.42 acres with access from Burns Road, Harris Road and Broadmoor Boulevard. The property has rolling undulating topography. The highest elevation is located generally in the northeast corner and it slopes downward from the northeast to southwest direction with the lowest point near the southwest corner. There are also a number of ponds on the property. The subject property is accessed in multiple locations. There are two access gates along Harris Road, a likely entrance at the extension of Sandifur Parkway along Broadmoor Boulevard, and many different access options along Burns Road. All of these abutting streets are paved and maintained by the City of Pasco. Soils and Drainage: A soil report was not provided for review; however, the existing new development in the area indicates no sign of soil subsidence or weakness. Additionally, the inspection of the existing other improvements in the immediate area did not indicate any problem with settling or load-bearing capacity of the soils. This appraisal assumes that the subject has sufficient load- bearing soils to support any proposed improvements. Environmental Hazards: Unless otherwise noted in this report, the existence of hazardous substances, including and without limitation to asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, may or may not be present in the property. They were not called to the attention of, nor did the appraiser become aware of such during the inspection. The value is predicated on the assumption that there are no such conditions on the property or in such proximity thereto that would cause a loss in value. No responsibility is assumed for any conditions or for any expertise or engineering knowledge required to discover them. Easements and Restrictions: For the purpose of this appraisal, it is assumed that there are no easements or encroachments adversely affecting the subject site. However there the proposed sewer line easement will cross the subject property from Harris Road to Burns Road and then along Burns Road.. The sewer line easement is calculated at 8.85 acres. Utilities: The subject has adequate public and private utilities services for general residential purposes. Public water as well as electricity, telephone and refuse collection are currently available. Sewer is planned to be extended to this area in the future but for now any new development will require a septic system and drain field. Page 187 of 291 Page 34 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Current Zoning: Parcel 1 has split zoning with about 336 acres of Residential Transition (R-T) zoned land area and about 106 acres of Retail Business (C-1) zoned land area. The RT zone is a Residential Transition zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment within the Urban Growth Area. The zoning also allows public uses such as schools, churches and parks. Future Zoning: In the draft comprehensive plan Parcel 1 will have multiple zoning designations including MDR, a medium density residential zoning district, O, an office zoning designation, MUR, a mixed use regional designation and OS/P, an open space/parks designation. This compares to the current zoning where Parcel 1 has split zoning with about 336 acres of Residential Transition (R-T) zoned land area and about 106 acres of Retail Business (C-1) zoned land area. However the C draft Comprehensive Map has yet to be finalized. Additionally, Mr. Adams has provided a map showing a proposed layout of the subject property which is generally consistent with the comprehensive plan. This diagram, presented below, shows a combination of commercial uses (C-2) consisting of about 104 acres, Mixed Use Residential (MU-R) consisting of about 28.5 acres, Medium Density Residential (MDR-1) consisting of about 101 acres and Low Density Residential (LDR-1) consisting of about 245 acres. These various uses and areas are very preliminary in nature, especially the mix of residential uses, and are subject to modification based upon changing market conditions and the final approved regulations. For the purposes of the After Valuation with the LID it is assumed that the subject will have a residential use for about 336 acres and a commercial use for 106 acres. Page 188 of 291 Page 35 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Residential Portion Highest and Best Use Without LID: The majority of the subject property, consisting of about 336 acres is currently zoned RT, a Residential Transition zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment within the Urban Growth Area. The remainder of the property is zoned C-1 and while it may seem that commercial use would be the maximally productive use for this portion of the site, the restrictions of the Benton-Franklin Health District would more than likely limit the development of the commercial zoned portion of the subject. Therefore, the highest and best use of the subject is believed to be a combination of commercial and residential uses as allowed by ordinance and the limitations from the health district for the Without LID analysis. Parcel 1 Residential Valuation Without LID The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Page 189 of 291 Page 36 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 1 - Summary of Comparable Residential Zoned Land Sales (Without LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $32,628 to $79,894 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between January 2014 and November 2018, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers an upward adjustment for market conditions are applied to all of the sales to reflect improving economic conditions and continued demand for development land since their date of sale. Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 1 1/10/14 NWC Sandifur Pkwy & Convention Dr.$1,946,100 RT 49.90 39,000$ 2 9/25/14 Burns Rd., E. of Broadmoor $1,271,525 RT 38.97 32,628$ 3 11/13/14 Dent Rd., N of Burns Road $1,324,750 RT 37.85 35,000$ 4 1/12/16 NEC Burns Road & Dent Road $1,315,300 RT 37.51 35,065$ 5 8/24/16 Burns Rd., W. of Broadmoor $2,676,600 RS-20 72.50 36,919$ 6 11/23/16 Burns Rd. & Kohler Road $3,247,388 RT 58.88 55,153$ 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ Page 190 of 291 Page 37 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – These sale properties have either R-T zoning or RS-20 zoning by Franklin County generally allowing two units per acres as the subject and remain unadjusted for this factor. Size – The subject’s site residential zoned area consists of about 336 acres which is significantly larger than any of the sale properties. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result all of the sales are adjusted downwards for size differences. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject except sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Page 191 of 291 Page 38 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 1 - Comparable Residential Land Sales Summary Grid (Without LID) Parameter Subject No. 1 No. 2 No. 3 No. 4 No. 5 No. 6 No. 7 Sale Price/SF N/A $39,000/AC $32,628/AC $35,000/AC $35,065/AC $36,919/AC $55,149/AC $79,894/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Inferior Inferior Inferior Inferior Inferior Inferior Location Broadmoor Similar Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Similar Zoning RT Similar Similar Similar Similar Similar Similar Similar Size 336 Acres Superior Superior Superior Superior Superior Superior Superior Topography Undulating Similar Similar Similar Similar Similar Similar Similar Utilities All except sewer Similar Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Upward Net Upward Net Downward Net Downward Correlation and Conclusions of Residential Land Value Without LID: The sales taken as a whole range between about $33,000 and $80,000 per acre. Consideration was given to all sales. Overall, Sales 6 and 7 are considered to set the upper end of the unit value indication for the subject site at about $55,000 per acre. On the other hand Sales 1 thru 5 are considered to set the lower end of the unit value indication at $39,000 per acre. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid-point of the range at $45,000 per acre. Applying the $45,000 per acre unit value to the 336.42 acres of the subject property site indicates a land value of $15,138,900 for the residential zoned portion of the subject property Without the LID. Page 192 of 291 Page 39 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 1 Commercial Valuation Without LID The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Parcel 1 - Summary of Comparable Commercial Zoned Land Sales (Without LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $48,832 to $137,625 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between December 2015 and August 2019, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers an upward adjustment for market Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 29 5/16/19 N. Capital Hill Blvd.$7,800,000 I-1 159.73 48,832$ 30 12/21/15 3733 N. Capital Ave.$3,596,000 LI 58.00 62,000$ 31 5/17/19 N. Capital Hill Blvd.$3,569,100 I-1 42.96 83,080$ 32 12/23/18 10900 Badger Road, Kennewick $1,650,000 FC 19.29 85,537$ 33 8/26/19 N. Capital Hill Blvd.$1,960,200 I-1 17.86 109,754$ 34 1/20/16 9420 Sandifur Parkway $1,866,200 C-R 13.56 137,625$ Page 193 of 291 Page 40 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. conditions are applied to the sales occurring in 2018 or earlier to reflect i mproving economic conditions and continued demand for development land since their date of sale. Sales 29, 31 and 33 occurred in 2019 and are considered to reflect current market conditions and remain unadjusted for market conditions Location – Sales 29, 30, 31 and 33 are all located in industrial districts with nearly no residential areas nearby which is considered inferior to the subject’s Broadmoor location and are adjusted upwards for this factor. Sales 32 and 34 are considered mostly similar in location as the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – Sales 32 and 34 have commercial zoning and remain unadjusted for this factor. Sales 29, 30, 31 and 33 all have industrial zoning and are adjusted upwards for this factor. Size – The subject’s site commercial zoned area consists of about 106 acres which is significantly larger than Sales 30 to 34. On the other hand Sale 29 is considerably larger than the subject property. o isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result Sales 30 thru 34 are adjusted downwards for size differences while Sale 29 is adjusted upwards for size. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities including sewer are available to Sales 30, 31, 33 and 34 which is superior to the subject and are adjusted downwards for this factor. Sales 29 and 31 have all utilities except sewer which is similar to the subject and these sales remain unadjusted for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Page 194 of 291 Page 41 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 1 - Comparable Commercial Land Sales Summary Grid (Without LID) Parameter Subject No. 29 No. 30 No. 31 No. 32 No. 33 No. 34 Sale Price/SF N/A $48,832/AC $62,000/AC $83,080/AC $85,537/AC $109,754/AC $137,625/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Similar Inferior Similar Inferior Similar Inferior Location Broadmoor Inferior Inferior Inferior Similar Inferior Similar Access Average Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Zoning C-1 Inferior Inferior Inferior Similar Inferior Similar Size 106 Acres Inferior Superior Superior Superior Superior Superior Topography Undulating Similar Similar Similar Similar Similar Similar Utilities All except sewer Similar Superior Superior Similar Superior Superior Adjusted value N/A Net Upward Net Upward Net Similar Net Similar Net Downward Net Downward Correlation and Conclusions of Commercial Land Value Without LID: The sales taken as a whole range between about $49,000 and $138,000 per acre. Consideration was given to all sales. Overall, Sales 33 and 34 are considered to set the upper end of the unit value indication for the subject site at $109,754 per acre. On the other hand Sales 29 and 30 are considered to set the lower end of the unit value indication at $62,000 per acre. Additionally, Sales 31 and 32 are considered to be mostly similar compared to the subject since their adjustments mostly offset each other. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid- point of the range at $85,000 per acre. Page 195 of 291 Page 42 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Applying the $8 5,000 per acre unit value to the 106 acres of the commercial zoned area of the subject property site indicates a land value of $9,010,000 for the commercial zoned portion of the subject property Without the LID. Adding the previously concluded value of $15,138,900 for the residential portion of the subject site to the $9,010,000 for the commercial portion of the subject site indicates a total estimated value of $24,148,900 for the subject Without the LID. Highest and Best Use With LID: The majority of the subject property, consisting of about 336 acres will more than likely have a mix of low and medium density residential zoning. While the commercial portion will more than likely have a mix of commercial zoning designations. On the residential side the allowable number of units for low density residential development ranges between 2 to 5 units per acre while a medium density ranges between 6 and 20 units per acre and the medium high density ranges between 8 to 15 units per acre. However, development and sale of the subject property could take a number of years based on demand forecasts seen the Broadmoor Development Plan and the most common property sizes seen in this market. Therefore, the highest and best use of the subject is believed to be a combination of commercial and mixed density residential uses as allowed by ordinance for the With LID analysis. Parcel 1 Residential Portion Valuation With LID For this analysis it is assumed that about 245 acres of the 336 acres will be potentially developed under the Low Density zoning allowing between 2 and 5 units per acre. A review of recent subdivisions with similar zoning have typically averaged about 3.5 units per acre. Applying this to the subject’s 245 acres would indicate about 858 units. Additionally for the medium and medium high density is estimated to average 11.5 units per acre for 91 acres indicating about 1,047 units. Adding these two figures together would indicate an estimated a total number of units of 1,905 or about 5.67 units per acre. The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “With Sewer” valuation. Parcel 1 - Summary of Comparable Residential Zoned Land Sales (With LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 10 1/25/17 NEC Burns Road & Broadmoor Rd.$1,554,200 R-1 40.09 38,768$ 11 2/9/17 SEC Road 84 & Chapel Hill Blvd.$4,229,400 R-1 102.79 41,146$ 12 4/24/17 W. Burns Road $3,000,000 R-1 60.01 49,992$ 13 10/11/17 W. Burns Road $1,113,521 R-1 21.69 51,338$ 14 12/20/18 NEC Argent Road & Road 76 $2,103,500 R-1 30.05 70,000$ 15 8/19/20 Burns Road, W. of Broadmoor $7,234,503 R-1 114.21 63,344$ 16 12/23/19 Burns Road, E. of Broadmoor $6,564,000 R-1 82.17 79,883$ Page 196 of 291 Page 43 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $38,768 to $79,883 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between January 2017 and August 2020, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers an upward adjustment for market conditions are applied to all of the sales that occurred in 2018 or earlier to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 15 and 16 occurred in 2020 and late 2019 are considered to reflect current market conditions and remain unadjusted for this factor. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – These sale properties have either R-1 zoning by the City of Pasco generally allowing two to five units per acre, similar to the combined Low Density to Medium Density zoning assumed for the subject and remain unadjusted for this factor. Page 197 of 291 Page 44 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Size – The subject’s site residential zoned area consists of about 336 acres which is significantly larger than any of the sale properties. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result all of the sales are adjusted downwards for size differences. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject except sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Page 198 of 291 Page 45 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 1 - Comparable Residential Land Sales Summary Grid (With LID) Parameter Subject No. 10 No. 11 No. 12 No. 13 No. 14 No. 15 No. 16 Sale Price/SF N/A $38,768/AC $41,146/AC $49,992/AC $51,338/AC $70,000/AC $63,344/AC $79,883/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Inferior Inferior Inferior Inferior Similar Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Similar Zoning LDR/MDR Similar Similar Similar Similar Similar Similar Similar Size 336 Acres Superior Superior Superior Superior Superior Superior Superior Topography Undulating Similar Similar Similar Similar Similar Similar Similar Utilities All Including Sewer Similar Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Downward Net Downward Net Downward Net Downward Correlation and Conclusions of Residential Land Value With LID: The sales taken as a whole range between about $40,000 and $80,000 per acre. Consideration was given to all sales. Overall, Sales 13 thru 16 are considered to set the upper end of the unit value indication for the subject site at $51,338 per acre. On the other hand Sales 10 thru 13 are considered to set the lower end of the unit value indication at $49,992 per acre. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid- point of the range at $50,000 per acre. Applying the $50,000 per acre unit value to the 336.42 acres of the subject property site indicates a land value of $16,821,000 for the residential zoned portion of the subject property With the LID. Parcel 1 Commercial Portion Valuation With LID The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Page 199 of 291 Page 46 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 1 - Summary of Comparable Commercial Zoned Land Sales With LID The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $48,832 to $137,625 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between December 2015 and August 2019, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers an upward adjustment for market conditions are applied to the sales occurring in 2018 or earlier to reflect improving economic conditions and continued demand for development land since their date of sale. Sales 29, 31 and 33 occurred in 2019 and are considered to reflect current market conditions and remain unadjusted for market conditions Location – Sales 29, 30, 31 and 33 are all located in industrial districts with nearly no residential areas nearby which is considered inferior to the subject’s Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 29 5/16/19 N. Capital Hill Blvd.$7,800,000 I-1 159.73 48,832$ 30 12/21/15 3733 N. Capital Ave.$3,596,000 LI 58.00 62,000$ 31 5/17/19 N. Capital Hill Blvd.$3,569,100 I-1 42.96 83,080$ 32 12/23/18 10900 Badger Road, Kennewick $1,650,000 FC 19.29 85,537$ 33 8/26/19 N. Capital Hill Blvd.$1,960,200 I-1 17.86 109,754$ 34 1/20/16 9420 Sandifur Parkway $1,866,200 C-R 13.56 137,625$ Page 200 of 291 Page 47 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Broadmoor location and are adjusted upwards for this factor. Sales 32 and 34 are considered mostly similar in location as the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – Sales 32 and 34 have commercial zoning and remain unadjusted for this factor. Sales 29, 30, 31 and 33 all have industrial zoning and are adjusted upwards for this factor. Size – The subject’s site commercial zoned area consists of about 106 acres which is significantly larger than Sales 30 to 34. On the other hand Sale 29 is considerably larger than the subject property. o isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result Sales 30 thru 34 are adjusted downwards for size differences while Sale 29 is adjusted upwards for size. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities including sewer are available to Sales 30, 31, 33 and 34 which are considered similar to the subject requiring no adjustments for this factor for these sale properties. Sales 29 and 31 have all utilities except sewer which is considered inferior to the subject and these are adjusted upwards for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a Page 201 of 291 Page 48 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 1 - Comparable Commercial Land Sales Summary Grid (With LID) Parameter Subject No. 29 No. 30 No. 31 No. 32 No. 33 No. 34 Sale Price/SF N/A $48,832/AC $62,000/AC $83,080/AC $85,537/AC $109,754/AC $137,625/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Similar Inferior Similar Inferior Similar Inferior Location Broadmoor Inferior Inferior Inferior Similar Inferior Similar Access Average Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Zoning C-1 Inferior Inferior Inferior Similar Inferior Similar Size 106 Acres Inferior Superior Superior Superior Superior Superior Topography Undulating Similar Similar Similar Similar Similar Similar Utilities All Including Sewer Inferior Similar Similar Inferior Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Upward Net Upward Net Downward Correlation and Conclusions of Commercial Land Value With LID: The sales taken as a whole range between about $49,000 and $138,000 per acre. Consideration was given to all sales. Overall, Sale 34 is considered to set the upper end of the unit value indication for the subject site at $137,625 per acre. On the other hand Sales 29 thru 33 are considered to set the lower end of the unit value indication at $109,754 per acre. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid-point of the range at $120,000 per acre. Applying the $120,000 per acre unit value to the 106 acres of the commercial zoned area of the subject property site indicates a land value of $12,720,000 for the commercial zoned portion of the subject property With the LID. Adding the previously concluded value of $16,821,000 for the residential portion of the subject site to the $12,720,000 for the commercial portion of the subject site indicates a total estimated value of $29,541,000 for the subject With the LID. Page 202 of 291 Page 49 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 1 Summary Parcel 1 With LID $29,541,000 Parcel 1 Without LID $24,148,900 Parcel 1 Estimated Special Benefits $ 5,392,100 Page 203 of 291 Page 50 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. According to the Franklin County Assessor’s Records the current owner of the subject property is vested in Pahlich Homes at the Park LLC. The subject property is located in Northwest Pasco, south of Burns Road, West of Broadmoor Boulevard and North of Harris Road. The subject property can be legal described by its tax parcel number which is 126-160-010. Please note that the subject property measures 140.20 acres in size which includes approximately 20 acres of land in the s outhwest portion of the site that is leased and dedicated to the mining operation. Therefore, the net area affected by the project, for this report is 122.21 acres. It appears from the Franklin County records the subject property has not been sold in the last 10 years. However, the subject property had a non-sale transfer on 10/30/2020 between Rocky Hills Management LP and Pahlich Homes at the Park LLC. This was a SWD transfer with no money changing hands. There were two other similar transfers correction quit claim deeds. Page 204 of 291 Page 51 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Site Description: Parcel 2 is an rectangular-shaped site consisting of 122.21 acres with access from Burns Road. The property has generally level topography. The site is improved with a house and out buildings in conjunction with an irrigated farming operation. Burns Road is a paved roadway maintained by the City of Pasco. Soils and Drainage: A soil report was not provided for review; however, the existing new development in the area indicates no sign of soil subsidence or weakness. Additionally, the inspection of the existing other improvements in the immediate area did not indicate any problem with settling or load-bearing capacity of the soils. This appraisal assumes that the subject has sufficient load- bearing soils to support any proposed improvements. Environmental Hazards: Unless otherwise noted in this report, the existence of hazardous substances, including and without limitation to asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, may or may not be present in the property. They were not called to the attention of, nor did the appraiser become aware of such during the inspection. The value is predicated on the assumption that there are no such conditions on the property or in such proximity thereto that would cause a loss in value. No responsibility is assumed for any conditions or for any expertise or engineering knowledge required to discover them. Easements and Restrictions: For the purpose of this appraisal, it is assumed that there are no easements or encroachments adversely affecting the subject site. Utilities: The subject has adequate public and private utilities services for general residential purposes. Public water as well as electricity, telephone and refuse collection are currently available. Sewer is planned to be extended to this area in the future but for now any new development will require a septic system and drain field. Current Zoning: The subject property is currently zoned RT, a Residential Transition zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment within the Urban Growth Area. The zoning also allows public uses such as schools, churches and parks. Future Zoning: In the draft comprehensive plan Parcel 2 will have a medium density residential zoning district. However the Comprehensive Plan draft and Comprehensive Map have yet to be finalized. Additionally, Mr. Adams has provided a map showing a proposed layout of the subject property which is generally consistent with the comprehensive plan. This diagram, presented below, shows a Low Density Residential (LDR-1) consisting of about 121 acres. This use and area is very preliminary in nature and subject to modification based upon changing market conditions and the final approved regulations. For the purposes of the After Valuation with the LID it is assumed that the subject will have a Low Density residential use. Page 205 of 291 Page 52 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Highest and Best Use Without LID: The subject property is currently zoned RT, a Residential Transition zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment within the Urban Growth Area. Therefore, the highest and best use of the subject is believed to be a residential uses as allowed by ordinance and the limitations from the health district for the Without LID analysis. Parcel 2 Valuation Without LID The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Parcel 2 - Summary of Comparable Residential Zoned Land Sales (Without LID) Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 1 1/10/14 NWC Sandifur Pkwy & Convention Dr.$1,946,100 RT 49.90 39,000$ 2 9/25/14 Burns Rd., E. of Broadmoor $1,271,525 RT 38.97 32,628$ 3 11/13/14 Dent Rd., N of Burns Road $1,324,750 RT 37.85 35,000$ 4 1/12/16 NEC Burns Road & Dent Road $1,315,300 RT 37.51 35,065$ 5 8/24/16 Burns Rd., W. of Broadmoor $2,676,600 RS-20 72.50 36,919$ 6 11/23/16 Burns Rd. & Kohler Road $3,247,388 RT 58.88 55,153$ 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ Page 206 of 291 Page 53 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $32,628 to $79,894 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between November 2013 and November 2018, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers a significant upward adjustment for market conditions are applied to Sales 1 thru 6 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sale 7 occurred in late 2018 and remains unadjusted for market conditions. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – These sale properties have either R-T zoning or RS-20 zoning by Franklin County generally allowing two units per acres. as the subject and remain unadjusted for this factor. Page 207 of 291 Page 54 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Size – The subject’s site residential zoned area consists of about 122 acres which is larger than any of the sale properties. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result all of the sales are adjusted downwards for size differences. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject except sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Page 208 of 291 Page 55 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 2 - Comparable Land Sales Summary Grid (Without LID) Parameter Subject No. 1 No. 2 No. 3 No. 4 No. 5 No. 6 No. 7 Sale Price/SF N/A $39,000/AC $32,628/AC $35,000/AC $35,065/AC $36,919/AC $55,149/AC $79,894/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Inferior Inferior Inferior Inferior Inferior Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Similar Zoning RT Similar Similar Similar Similar Similar Similar Similar Size 122 Acres Superior Superior Superior Superior Superior Superior Superior Topography Mostly Level Similar Similar Similar Similar Similar Similar Similar Utilities All except sewer Similar Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Upward Net Upward Net Similar Net Downward Correlation and Conclusions of Residential Land Value Without LID: The sales taken as a whole range between about $33,000 and $80,000 per acre. Consideration was given to all sales. Overall, Sale 7 is considered to set the upper end of the unit value indication for the subject site at about $80,000 per acre. On the other hand Sales 1 thru 5 are considered to set the lower end of the unit value indication at $39,000 per acre. Additionally Sale 6 is considered to be mostly similar compared to the subject property after adjustments. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid-point of the range at $55 ,000 per acre. Applying the $55 ,000 per acre unit value to the 122.21 acres of the subject property site indicates a land value of $6,721,550 for the subject property Without the LID. Parcel 2 Valuation With LID Highest and Best Use With LID: The subject property will more than likely have a mix of low and medium density residential zoning. The residential allowable number of units for low density residential development ranges between 2 to 5 units per acre while a medium density ranges between 6 and 20 units per acre. However, development and sale of the subject property could take a number of years based on demand forecasts seen the Broadmoor Development Plan and the Page 209 of 291 Page 56 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. most common property sizes seen in this market. Therefore, the highest and best use of the subject is believed to be residential uses as allowed by ordinance for the With LID analysis. Site Valuation With LID: For this analysis it is assumed that the 122 acres will be potentially developed under the Low Density zoning allowing between 2 and 5 units per acre. A review of recent subdivisions with similar zoning have typically averaged about 3.5 units per acre. Applying this to the subject’s 122 acres would indicate about 427 units. The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “With Sewer” valuation. Parcel 2 - Summary of Comparable Residential Zoned Land Sales (With LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $38,768 to $79,883 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 10 1/25/17 NEC Burns Road & Broadmoor Rd.$1,554,200 R-1 40.09 38,768$ 11 2/9/17 SEC Road 84 & Chapel Hill Blvd.$4,229,400 R-1 102.79 41,146$ 12 4/24/17 W. Burns Road $3,000,000 R-1 60.01 49,992$ 13 10/11/17 W. Burns Road $1,113,521 R-1 21.69 51,338$ 14 12/20/18 NEC Argent Road & Road 76 $2,103,500 R-1 30.05 70,000$ 15 8/19/20 Burns Road, W. of Broadmoor $7,234,503 R-1 114.21 63,344$ 16 12/23/19 Burns Road, E. of Broadmoor $6,564,000 R-1 82.17 79,883$ Page 210 of 291 Page 57 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Conditions of Sale – A ll of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between January 2017 and Augus t 2020, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers an upward adjustment for market conditions are applied to all of the sales that occurred in 2018 or earlier to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 15 and 16 occurred in 2020 and late 2019 and are considered to reflect current market conditions and remain unadjusted for this factor. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus r equire no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – These sale properties have either R-1 zoning by the City of Pasco generally allowing two to five units per acre, similar to the combined Low Density to Medium Density zoning assumed for the subject and remain unadjusted for this factor. Size – The subject’s site residential zoned area consists of about 122 acres which is significantly larger than any of the sale properties. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result all of the sales, except Sales 11 and 15, are adjusted downwards for size differences. Sales 11 and 15 are considered mostly similar in size and remain unadjusted for this factor. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject including sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Page 211 of 291 Page 58 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 2 - Comparable Residential Land Sales Summary Grid (With LID) Parameter Subject No. 10 No. 11 No. 12 No. 13 No. 14 No. 15 No. 16 Sale Price/SF N/A $38,768/AC $41,146/AC $49,992/AC $51,338/AC $70,000/AC $63,344/AC $79,883/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Inferior Inferior Inferior Inferior Similar Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Similar Zoning LDR/MDR Similar Similar Similar Similar Similar Similar Similar Size 122 Acres Superior Similar Superior Superior Superior Similar Superior Topography Mostly Level Similar Similar Similar Similar Similar Similar Similar Utilities All Including Sewer Similar Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Upward Net Downward Net Similar Net Downward Correlation and Conclusions of Residential Land Value With LID: The sales taken as a whole range between about $40,000 and $80,000 per acre. Consideration was given to all sales. Overall, Sales 14 and 16 are considered to set the upper end of the unit value indication for the subject site at $70,000 per acre. On the Page 212 of 291 Page 59 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. other hand Sales 10 thru 13 are considered to set the lower end of the unit value indication at $51,338 per acre. Additionally Sale 15 at $63,344 is considered to be most similar to the subject property after adjustments Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid-point of the range at $65 ,000 per acre. Applying the $65 ,000 per acre unit value to the 122.21 acres of the subject property site indicates a land value of $7,943,650 for the subject property With the LID. Parcel 2 Summary Parcel 2 With LID $7,943,650 Parcel 2 Without LID $6,721,550 Parcel 2 Estimated Special Benefits $1,222,100 Page 213 of 291 Page 60 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. According to the Franklin County Assessor’s Records the current owner of the subject property is vested in Pasco School District No. 1. The subject property is located in Northwest Pasco, north of Burns Road and West of Broadmoor Boulevard. The subject property can be legal described by its tax parcel number which is 115-180-042. Page 214 of 291 Page 61 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. It appears from the Franklin County records the subject property was purchased by the school district on 08/24/16 from Lee & Lynne Eickmeyer by SWD For $2,676,600. According to the buyer’s representative this property was purchased for a future school site. There are no other transfers recorded for this property in the past ten years. Site Description: Parcel 3 is an irregular-shaped site consisting of 72.50 acres with access from Burns Road. The property has generally level topography. The site is unimproved and currently used an irrigated farming operation. Burns Road is a paved roadway maintained by the City of Pasco. Soils and Drainage: A soil report was not provided for review; however, the existing new development in the area indicates no sign of soil subsidence or weakness. Additionally, the inspection of the existing other improvements in the immediate area did not indicate any problem with settling or load-bearing capacity of the soils. This appraisal assumes that the subject has sufficient load- bearing soils to support any proposed improvements. Environmental Hazards: Unless otherwise noted in this report, the existence of hazardous substances, including and without limitation to asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, may or may not be present in the property. They were not called to the attention of, nor did the appraiser become aware of such during the inspection. The value is predicated on the assumption that there are no such conditions on the property or in such proximity thereto that would cause a loss in value. No responsibility is assumed for any conditions or for any expertise or engineering knowledge required to discover them. Easements and Restrictions: For the purpose of this appraisal, it is assumed that there are no easements or encroachments adversely affecting the subject site. Utilities: The subject has adequate public and private utilities services for general residential purposes. Public water as well as electricity, telephone and refuse collection are currently available. Sewer is planned to be extended to this area in the future but for now any new development will require a septic system and drain field. Current Zoning: The subject property is currently zoned R-S-1 , a Rural Suburban r esidential zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment within the Urban Growth Area. The zoning also allows public uses such as schools, churches and parks. Future Zoning: In the draft comprehensive plan Parcel 3 will have a low density residential zoning district. However the Comprehensive Plan draft and Comprehensive Map have yet to be finalized. For the purposes of the After Valuation with the LID it is assumed that the subject will have a Low Density residential use. Highest and Best Use Without LID: The subject property is currently zoned R-S-1 , a Rural Residential Suburban zoning designation applied to lands within the Urban Page 215 of 291 Page 62 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment within the Urban Growth Area. Therefore, the highest and best use of the subject is believed to be a residential uses as allowed by ordinance and the limitations from the health district for the Without LID analysis. Parcel 3 Valuation Without LID The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Parcel 3 - Summary of Comparable Residential Zoned Land Sales (Without LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $32,628 to $79,894 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative a nalysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 1 1/10/14 NWC Sandifur Pkwy & Convention Dr.$1,946,100 RT 49.90 39,000$ 2 9/25/14 Burns Rd., E. of Broadmoor $1,271,525 RT 38.97 32,628$ 3 11/13/14 Dent Rd., N of Burns Road $1,324,750 RT 37.85 35,000$ 4 1/12/16 NEC Burns Road & Dent Road $1,315,300 RT 37.51 35,065$ 5 8/24/16 Burns Rd., W. of Broadmoor $2,676,600 RS-20 72.50 36,919$ 6 11/23/16 Burns Rd. & Kohler Road $3,247,388 RT 58.88 55,153$ 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ Page 216 of 291 Page 63 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between November 2013 and November 2018, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers a significant upward adjustment for market conditions are applied to Sales 1 thru 6 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sale 7 occurred in late 2018 and remains unadjusted for market conditions. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – These sale properties have either R-T zoning or RS-20 zoning by Franklin County generally allowing two units per acres. as the subject and remain unadjusted for this factor. Size – The subject’s site residential zoned area consists of about 72.50 acres which is larger than all of the sale properties except Sale 5 which is the prior sale of the subject. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result all of the sales, except Sale 5 and 6 are adjusted upwards for size differences. Sale 5, the former sale of the subject property, and 6 are considered mostly similar in size and remain unadjusted for this factor. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject except sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Page 217 of 291 Page 64 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 3 - Comparable Land Sales Summary Grid (Without LID) Parameter Subject No. 1 No. 2 No. 3 No. 4 No. 5 No. 6 No. 7 Sale Price/SF N/A $39,000/AC $32,628/AC $35,000/AC $35,065/AC $36,919/AC $55,149/AC $79,894/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Inferior Inferior Inferior Inferior Inferior Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Similar Zoning R-S-1 Similar Similar Similar Similar Similar Similar Similar Size 72.50 Acres Superior Superior Superior Superior Similar Similar Superior Topography Mostly Level Similar Similar Similar Similar Similar Similar Similar Utilities All except sewer Similar Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Upward Net Upward Net Upward Net Downward Correlation and Conclusions of Residential Land Value Without LID: The sales taken as a whole range between about $33,000 and $80,000 per acre. Consideration was given to all sales. Overall, Sale 7 is considered to set the upper end of the unit value indication for the subject site at $79,894 per acre. On the Page 218 of 291 Page 65 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. other hand Sales 1 thru 6 are considered to set the lower end of the unit value indication at about $55,000 per acre. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid end of the range at $60,000 per acre. Applying the $60,000 per acre unit value to the 72.50 acres of the subject property site indicates a land value of $4,350,000 for the subject property Without the LID. Parcel 3 Valuation With LID Highest and Best Use With LID: The subject property will more than likely have a low density residential zoning. The residential allowable number of units for low density residential development ranges between 2 to 5 units per acre. D evelopment and sale of the subject property could take a number of years based on demand forecasts seen the Broadmoor Development Plan and the most common property sizes seen in this market. Therefore, the highest and best use of the subject is believed to be residential uses as allowed by ordinance for the With LID analysis. Site Valuation With LID: For this analysis it is assumed that the 72.50 acres will be potentially developed under the Low Density zoning allowing between 2 and 5 units per acre. A review of recent subdivisions with similar zoning have typically averaged about 3.5 units per acre. Applying this to the subject’s 72.5 acres would i ndicate about 254 units. The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “With Sewer” valuation. Parcel 3- Summary of Comparable Residential Zoned Land Sales (With LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $38,768 to $79,883 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 10 1/25/17 NEC Burns Road & Broadmoor Rd.$1,554,200 R-1 40.09 38,768$ 11 2/9/17 SEC Road 84 & Chapel Hill Blvd.$4,229,400 R-1 102.79 41,146$ 12 4/24/17 W. Burns Road $3,000,000 R-1 60.01 49,992$ 13 10/11/17 W. Burns Road $1,113,521 R-1 21.69 51,338$ 14 12/20/18 NEC Argent Road & Road 76 $2,103,500 R-1 30.05 70,000$ 15 8/19/20 Burns Road, W. of Broadmoor $7,234,503 R-1 114.21 63,344$ 16 12/23/19 Burns Road, E. of Broadmoor $6,564,000 R-1 82.17 79,883$ Page 219 of 291 Page 66 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – A ll of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between January 2017 and Augus t 2020, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers an upward adjustment for market conditions are applied to all of the sales that occurred in 2018 or earlier to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 15 and 16 occurred in 2020 and late 2019 and are considered to reflect current market conditions and remain unadjusted for this factor. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus r equire no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – These sale properties have R-1 zoning by the City of Pasco generally allowing two to five units per acre, similar to the subject and remain unadjusted for this factor. Size – The subject’s site residential zoned area consists of about 7 2 acres which is larger than Sales 10, 12, 13 and 14 but smaller than Sales 11, 15, and 16. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been Page 220 of 291 Page 67 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result S ales 10, 13 and 14 are adjusted downwards for size differences and Sales 11 and 15 are adjusted upwards for size differences. Sales 12 and 16 are considered mostly similar in size compared to the subject and remain unadjusted for this factor. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject including sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Page 221 of 291 Page 68 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 3 - Comparable Residential Land Sales Summary Grid (With LID) Parameter Subject No. 10 No. 11 No. 12 No. 13 No. 14 No. 15 No. 16 Sale Price/SF N/A $38,768/AC $41,146/AC $49,992/AC $51,338/AC $70,000/AC $63,344/AC $79,883/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Inferior Inferior Inferior Inferior Similar Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Similar Zoning LDR Similar Similar Similar Similar Similar Similar Similar Size 72.50 Acres Superior Inferior Similar Superior Superior Inferior Similar Topography Mostly Level Similar Similar Similar Similar Similar Similar Similar Utilities All Including Sewer Similar Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Upward Net Similar Net Similar Net Similar Correlation and Conclusions of Residential Land Value With LID: The sales taken as a whole range between about $40,000 and $80,000 per acre. Consideration was given to all sales. Overall, Sales 14, 15 and 16 are considered to set be most similar to the subject after adjustment indicating a unit value between $70,000 and $80,000 for the subject site. On the other hand Sales 10 thru 13 are considered to set the lower end of the unit value indication at $51,338 per acre. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid-point of the range at $70,000 per acre. Applying the $70 ,000 per acre unit value to the 72.50 acres of the subject property site indicates a land value of $5,075,0 00 for the subject property With the LID. Parcel 3 Summary Parcel 3 With LID $5,075,000 Parcel 3 Without LID $4,350,000 Parcel 3 Estimated Special Benefits $ 725,000 Page 222 of 291 Page 69 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. According to the Franklin County Assessor’s Records the current owner of the subject property is vested in Pro Made Construction LLC. The subject property is located in Northwest Pasco, north of Burns Road and West of Broadmoor Boulevard. The subject property can be legal described by its tax parcel numbers which are 115-180-075, 115-180-076, 115-180-0 77 and 115-180-078. These properties have a combined size of 114.21 acres. Page 223 of 291 Page 70 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. It appears from the Franklin County records the subject property sold to the current owners on 08/19/2020 from Barker Testamentary Trust, etal to Pro Made Construction LLC for a reported sales price of $7,234,503. There have been no other transactions over the last 10 years. Site Description: Parcel 4 is an irregular-shaped site consisting of 114.21 acres with access from Burns Road and Broadmoor Boulevard. The property has generally level topography to sloping terrain and is currently used for an irrigated farming operation. Burns Road and Broadmoor Boulevard are both paved roadways maintained by the City of Pasco. The site is currently an irrigated farm tract that has recently been short platted into five lots with Lots 2 thru 5 consisting of the subject property that range between 27.85 and 29.63 acres. Lot 5, consisting of 29.63 acres has submitted a SEPA report to be further platted with future into a 100 lot residential subdivision. The other three lots are planned for future phased residential subdivision development. Lot 5 plat will be started upon completion of the sewer extension. At the time of inspection the whole property was under contract but didn’t close until August 2020 when the short plat was completed. Since the five lots are all under the same ownership they are being appraised as one parcel in this analysis. Soils and Drainage: A soil report was not provided for review; however, the existing new development in the area indicates no sign of soil subsidence or weakness. Additionally, the inspection of the existing other improvements in the immediate area did not indicate any problem with settling or load-bearing capacity of the soils. This appraisal assumes that the subject has sufficient load- bearing soils to support any proposed improvements. Environmental Hazards: Unless otherwise noted in this report, the existence of hazardous substances, including and without limitation to asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, may or may not be present in the property. They were not called to the attention of, nor did the appraiser become aware of such during the inspection. The value is predicated on the assumption that there are no such conditions on the property or in such proximity thereto that would cause a loss in value. No responsibility is assumed for any conditions or for any expertise or engineering knowledge required to discover them. Easements and Restrictions: For the purpose of this appraisal, it is assumed that there are no easements or encroachments adversely affecting the subject site. Utilities: The subject has adequate public and private utilities services for general residential purposes. Public water as well as electricity, telephone and refuse collection are currently available. Sewer is planned to be extended to this area in the future but for now any new development will require a septic system and drain field. Current Zoning: The subject property is currently zoned RT, a Residential Transition zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units Page 224 of 291 Page 71 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. per acre for residential redevelopment within the Urban Growth Area. The zoning also allows public uses such as schools, churches and parks. Future Zoning: In the draft comprehensive plan Parcel 2 will have a l ow density residential zoning district. However the Comprehensive Plan draft and Comprehensive Map have yet to be finalized. For the purposes of the After Valuation with the LID it is assumed that the subject will have a Low Density residential use. Highest and Best Use Without LID: The subject property is currently zoned RT, a Residential Transition zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment within the Urban Growth Area. Therefore, the highest and best use of the subject is believed to be a residential uses as allowed by ordinance and the limitations from the health district for the Without LID analysis. Parcel 4 Valuation Without LID Site Valuation Without LID: The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Parcel 4 - Summary of Comparable Residential Zoned Land Sales (Without LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $32,628 to $79,894 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 1 1/10/14 NWC Sandifur Pkwy & Convention Dr.$1,946,100 RT 49.90 39,000$ 2 9/25/14 Burns Rd., E. of Broadmoor $1,271,525 RT 38.97 32,628$ 3 11/13/14 Dent Rd., N of Burns Road $1,324,750 RT 37.85 35,000$ 4 1/12/16 NEC Burns Road & Dent Road $1,315,300 RT 37.51 35,065$ 5 8/24/16 Burns Rd., W. of Broadmoor $2,676,600 RS-20 72.50 36,919$ 6 11/23/16 Burns Rd. & Kohler Road $3,247,388 RT 58.88 55,153$ 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ Page 225 of 291 Page 72 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between November 2013 and November 2018, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers a significant upward adjustment for market conditions are applied to Sales 1 thru 6 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sale 7 occurred in late 2018 and remains unadjusted for market conditions. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – These sale properties have either R-T zoning or RS-20 zoning by Franklin County generally allowing two units per acres. as the subject and remain unadjusted for this factor. Size – The subject’s site residential zoned area consists of about 114 acres which is larger than any of the sale properties. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result all of the sales are adjusted downwards for size differences. Page 226 of 291 Page 73 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject except sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Page 227 of 291 Page 74 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 4 - Comparable Land Sales Summary Grid (Without LID) Parameter Subject No. 1 No. 2 No. 3 No. 4 No. 5 No. 6 No. 7 Sale Price/SF N/A $39,000/AC $32,628/AC $35,000/AC $35,065/AC $36,919/AC $55,149/AC $79,894/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Inferior Inferior Inferior Inferior Inferior Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Similar Zoning RT Similar Similar Similar Similar Similar Similar Similar Size 114 Acres Superior Superior Superior Superior Superior Superior Superior Topography Mostly Level Similar Similar Similar Similar Similar Similar Similar Utilities All except sewer Similar Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Upward Net Upward Net Similar Net Downward Correlation and Conclusions of Residential Land Value Without LID: The sales taken as a whole range between about $33,000 and $80,000 per acre. Consideration was given to all sales. Overall, Sale 7 is considered to set the upper end of the unit value indication for the subject site at about $80,000 per acre. On the other hand Sales 1 thru 5 are considered to set the lower end of the unit value indication at $39,000 per acre. Additionally Sale 6 is considered to be mostly similar compared to the subject property after adjustments. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid-point of the range at $55,000 per acre. Applying the $55 ,000 per acre unit value to the 114.21 acres of the subject property site indicates a land value of $6,281,550 for the subject property Without the LID. Parcel 4 Valuation Without LID Highest and Best Use With LID: The subject property will more than likely have a low density residential zoning. The residential allowable number of units for low density residential development ranges between 2 to 5 units per acre. D evelopment and sale of the subject property could take a number of years based on demand forecasts seen the Broadmoor Development Plan and the most common property sizes seen in this market. Therefore, the highest and best use Page 228 of 291 Page 75 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. of the subject is believed to be residential uses as allowed by ordinance for the With LID analysis. Site Valuation With LID: For this analysis it is assumed that the 114 acres will be potentially developed under the Low Density zoning allowing between 2 and 5 units per acre. A review of recent subdivisions with similar zoning have typically averaged about 3.5 units per acre. Applying this to the subject’s 114 acres would indicate about 400 units. The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “With Sewer” valuation. Parcel 4 - Summary of Comparable Residential Zoned Land Sales (With LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $38,768 to $79,883 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 10 1/25/17 NEC Burns Road & Broadmoor Rd.$1,554,200 R-1 40.09 38,768$ 11 2/9/17 SEC Road 84 & Chapel Hill Blvd.$4,229,400 R-1 102.79 41,146$ 12 4/24/17 W. Burns Road $3,000,000 R-1 60.01 49,992$ 13 10/11/17 W. Burns Road $1,113,521 R-1 21.69 51,338$ 14 12/20/18 NEC Argent Road & Road 76 $2,103,500 R-1 30.05 70,000$ 15 8/19/20 Burns Road, W. of Broadmoor $7,234,503 R-1 114.21 63,344$ 16 12/23/19 Burns Road, E. of Broadmoor $6,564,000 R-1 82.17 79,883$ Page 229 of 291 Page 76 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Market Conditions – The transactions occurred between January 2017 and August 2020, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers an upward adjustment for market conditions are applied to all of the sales that occurred in 2018 or earlier to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 15 and 16 occurred in 2020 and late 2019 and are considered to reflect current market conditions and remain unadjusted for this factor. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – These sale properties have either R-1 zoning by the City of Pasco generally allowing two to five units per acre, similar to the combined Low Density to Medium Density zoning assumed for the subject and remain unadjusted for this factor. Size – The subject’s site residential zoned area consists of about 114 acres which is significantly larger than any of the sale properties. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result all of the sales except Sales 11 and 15, are adjusted downwards for size differences. Sales 11 and 15 are considered mostly similar in size and remain unadjusted for this factor. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject including sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison Page 230 of 291 Page 77 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 4 - Comparable Residential Land Sales Summary Grid (With LID) Parameter Subject No. 10 No. 11 No. 12 No. 13 No. 14 No. 15 No. 16 Sale Price/SF N/A $38,768/AC $41,146/AC $49,992/AC $51,338/AC $70,000/AC $63,344/AC $79,883/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Inferior Inferior Inferior Inferior Similar Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Similar Zoning LDR/MDR Similar Similar Similar Similar Similar Similar Similar Size 122 Acres Superior Similar Superior Superior Superior Similar Superior Topography Mostly Level Similar Similar Similar Similar Similar Similar Similar Utilities All Including Sewer Similar Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Upward Net Downward Net Downward Net Downward Correlation and Conclusions of Residential Land Value With LID: The sales taken as a whole range between about $40,000 and $80,000 per acre. Consideration was given to all sales. Overall, Sales 14 and 16 are considered to set the upper end of the unit value indication for the subject site at $70,000 per acre. On the other hand Sales 10 thru 13 are considered to set the lower end of the unit value indication at $51,338 per acre. Additionally Sale 15 at $63,344, is the recent sale of the subject property and is considered to be the best indication of value for Page 231 of 291 Page 78 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. the subject property after adjustments Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid-point of the range at $65,000 per acre. Applying the $65 ,000 per acre unit value to the 114.21 acres of the subject property site indicates a land value of $7,423,650 for the subject property With the LID. Parcel 4 Summary Parcel 4 With LID $7,423,650 Parcel 4 Without LID $6,281,550 Parcel 4 Estimated Special Benefits $1,142,100 Page 232 of 291 Page 79 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. According to the Franklin County Assessor’s Records the current owner of the subject property is vested in Alford Enterprises LLC The subject property is located in Northwest Pasco, north of Burns Road and West of Broadmoor Boulevard. The subject property can be legal described by its tax parcel number which is 115-180-055. It appears from the Franklin County records that there have been no sales or other transfers recorded for this property in the past ten years. Site Description: Parcel 5 is an rectangular-shaped site consisting of 17.66 acres with access from Broadmoor Boulevard. The property is mostly level near the roadway sloping downwards to the west in the western portion of the site. has generally level topography. The site is currently unimproved and currently used an irrigated farming operation. Broadmoor Boulevard is a paved roadway maintained by the City of Pasco. Soils and Drainage: A soil report was not provided for review; however, the existing new development in the area indicates no sign of soil subsidence or weakness. Additionally, the inspection of the existing other improvements in the Page 233 of 291 Page 80 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. immediate area did not indicate any problem with settling or load-bearing capacity of the soils. This appraisal assumes that the subject has sufficient load- bearing soils to support any proposed improvements. Environmental Hazards: Unless otherwise noted in this report, the existence of hazardous substances, including and without limitation to asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, may or may not be present in the property. They were not called to the attention of, nor did the appraiser become aware of such during the inspection. The value is predicated on the assumption that there are no such conditions on the property or in such proximity thereto that would cause a loss in value. No responsibility is assumed for any conditions or for any expertise or engineering knowledge required to discover them. Easements and Restrictions: For the purpose of this appraisal, it is assumed that there are no easements or encroachments adversely affecting the subject site. Utilities: The subject has adequate public and private utilities services for general residential purposes. Public water as well as electricity, telephone and refuse collection are currently available. Sewer is planned to be extended to this area in the future but for now any new development will require a septic system and drain field. Current Zoning: The subject property is currently zoned R-S-1, a Rural Suburban residential zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment within the Urban Growth Area. The zoning also allows public uses such as schools, churches and parks. Future Zoning: In the draft comprehensive plan Parcel 5 will have a low density residential zoning district. However the Comprehensive Plan draft and Comprehensive Map have yet to be finalized. For the purposes of the After Valuation with the LID it is assumed that the subject will have a Low Density residential use. Highest and Best Use Without LID: The subject property is currently zoned R-S-1, a Rural Residential Suburban zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows one dwelling unit per five acres of land area. However, the zoning could be converted to RS-20 allowing two units per acre for residential redevelopment within the Urban Growth Area. Therefore, the highest and best use of the subject is believed to be a residential uses as allowed by ordinance and the limitations from the health district for the Without LID analysis. Parcel 5 Valuation Without LID The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Page 234 of 291 Page 81 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 5 - Summary of Comparable Residential Zoned Land Sales (Without LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $32,628 to $79,894 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between November 2013 and November 2018, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers a significant upward adjustment for market conditions are applied to Sales 1 thru 6 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sale 7 occurred in late 2018 and remains unadjusted for market conditions. Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 1 1/10/14 NWC Sandifur Pkwy & Convention Dr.$1,946,100 RT 49.90 39,000$ 2 9/25/14 Burns Rd., E. of Broadmoor $1,271,525 RT 38.97 32,628$ 3 11/13/14 Dent Rd., N of Burns Road $1,324,750 RT 37.85 35,000$ 4 1/12/16 NEC Burns Road & Dent Road $1,315,300 RT 37.51 35,065$ 5 8/24/16 Burns Rd., W. of Broadmoor $2,676,600 RS-20 72.50 36,919$ 6 11/23/16 Burns Rd. & Kohler Road $3,247,388 RT 58.88 55,153$ 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ Page 235 of 291 Page 82 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – These sale properties have either R-T zoning or RS-20 zoning by Franklin County generally allowing two units per acres. as the subject and remain unadjusted for this factor. Size – The subject’s site residential zoned area consists of about 17.66 acres which is smaller than all of the sale properties except Sale 5 which is the prior sale of the subject. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result all of the sales, except Sale 7 are adjusted upwards for size differences. Sale 7 is considered mostly similar in size and remain unadjusted for this factor. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject except sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the Page 236 of 291 Page 83 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 5 - Comparable Land Sales Summary Grid (Without LID) Parameter Subject No. 1 No. 2 No. 3 No. 4 No. 5 No. 6 No. 7 Sale Price/SF N/A $39,000/AC $32,628/AC $35,000/AC $35,065/AC $36,919/AC $55,149/AC $79,894/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Inferior Inferior Inferior Inferior Inferior Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Similar Similar Zoning R-S-1 Similar Similar Similar Similar Similar Similar Similar Size 17.66 Acres Inferior Inferior Inferior Inferior Inferior Inferior Similar Topography Mostly Level Similar Similar Similar Similar Similar Similar Similar Utilities All except sewer Similar Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Upward Net Upward Net Upward Net Similar Correlation and Conclusions of Residential Land Value Without LID: The sales taken as a whole range between about $33,000 and $80,000 per acre. Consideration was given to all sales. Overall, Sale 7 is considered to be mostly similar compared to the subject site with a unit value indication for the subject site at $79,894 per acre. On the other hand Sales 1 thru 6 are considered to set the lower end of the unit value indication at about $55,000 per acre. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is a t the upper end of the range at $8 0,000 per acre. Applying the $8 0,000 per acre unit value to the 17.66 acres of the subject property site indicates a land value of $1,412,800 for the subject property Without the LID. Parcel 5 Valuation With LID Highest and Best Use With LID: The subject property will more than likely have a low density residential zoning. The residential allowable number of units for low density residential development ranges between 2 to 5 units per acre. Development and sale of the subject property could take a number of years based Page 237 of 291 Page 84 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. on demand forecasts seen the Broadmoor Development Plan and the most common property sizes seen in this market. Therefore, the highest and best use of the subject is believed to be residential uses as allowed by ordinance for the With LID analysis. Portion Site Valuation With LID: For this analysis it is assumed that the 17.66 acres will be potentially developed under the Low Density zoning allowing between 2 and 5 units per acre. A review of recent subdivisions with similar zoning have typically averaged about 3.5 units per acre. Applying this to the subject’s 17.66 acres would indicate about 62 units. The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “With Sewer” valuation. Parcel 5- Summary of Comparable Residential Zoned Land Sales (With LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $63,344 to $103,090 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 14 12/20/18 NEC Argent Road & Road 76 $2,103,500 R-1 30.05 70,000$ 15 8/20/20 Burns Road, W. of Broadmoor $7,234,503 R-1 114.21 63,344$ 16 12/23/19 Burns Road, E. of Broadmoor $6,564,000 R-1 82.17 79,883$ 17 1/13/20 10135 Burns Road $677,301 MDHR 6.58 102,933$ 18 1/13/20 10181 Burns Road $677,301 MDHR 6.57 103,090$ Page 238 of 291 Page 85 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Market Conditions – The transactions occurred between December 2018 and January 2020, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers an upward adjustment for market conditions are applied to all of the sales that occurred in 2018 or earlier to reflect improving economic conditions and continued demand for development land since their date of sale. As a result only Sale 14 is adjusted upwards for improving market conditions and the other sales occurring in 2020 and late 2019 and are considered to reflect current market conditions and remain unadjusted for this factor. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property and thus require no adjustment for this factor. Zoning – S ales 14, 15 and 16 have R-1 zoning by the City of Pasco generally allowing two to five units per acre, similar to the subject and remain unadjusted for this factor. However Sales 17 and 18 have MDHR zoning allowing a higher density development and are adjusted downwards for this factor. Size – The subject’s site residential zoned area consists of about 17.66 acres which is larger than Sales 17 and 18 but smaller than Sales 14 , 15, and 16. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result Sales 17 and 18 are adjusted downwards for size differences and Sales 14, 15 and 16 are adjusted upwards for size differences. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject including sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, Page 239 of 291 Page 86 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 5 - Comparable Residential Land Sales Summary Grid (With LID) Parameter Subject No. 14 No. 15 No. 16 No. 17 No. 18 Sale Price/SF N/A $70,000/AC $63,344/AC $79,883/AC $102,933/AC $103,090/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Similar Similar Similar Similar Location Broadmoor Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Similar Zoning LDR Similar Similar Similar Similar Similar Size 17.66 Acres Inferior Inferior Inferior Superior Superior Topography Mostly Level Similar Similar Similar Similar Similar Utilities All Including Sewer Similar Similar Similar Similar Similar Adjusted value N/A Net Upward Net Upward Net Upward Net Downward Net Downward Correlation and Conclusions of Residential Land Value With LID: The sales taken as a whole range between about $63,000 and $103,000 per acre. Consideration was given to all sales. Overall, Sales 14, 15 and 16 are considered to set the lower limit of value for the subject after adjustment indicating a unit value above $80,000 for the subject site. On the other hand Sales 17 thru 18 are considered to set the higher end of the unit value indication at $103,000 per acre for the Page 240 of 291 Page 87 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. subject site. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid-point of the range at $9 0,000 per acre. Applying the $9 0,000 per acre unit value to the 17.66 acres of the subject property site indicates a land value of $1,589,400 for the subject property With the LID. Parcel 5 Summary Parcel 5 With LID $1,589,400 Parcel 5 Without LID $1,412,800 Parcel 5 Estimated Special Benefits $ 176,600 Page 241 of 291 Page 88 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. According to the Franklin County Assessor’s Records the current owner of the subject property is vested in Wapiti Investments LLC The subject property is located in Northwest Pasco, north of Burns Road and West of Broadmoor Boulevard. The subject property can be legal described by its tax parcel number which is 115-180-067 . It appears from the Franklin County records that the subject was recently purchased on 1/13/20 from Parvinder Kaur for $679,301. There have been no other sales or other transfers recorded for this property in the past ten years. Page 242 of 291 Page 89 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Site Description: Parcel 6 is an rectangular-shaped site consisting of 6.58 acres with access from Burns Road. The property has generally level topography. The site is currently unimproved and currently proposed to be developed with a residential duplex subdivision in conjunction with Parcel 7 adjacent to the east. The proposed plat map is included above. Burns Road is a paved roadway maintained by the City of Pasco. Soils and Drainage: A soil report was not provided for review; however, the existing new development in the area indicates no sign of soil subsidence or weakness. Additionally, the inspection of the existing other improvements in the immediate area did not indicate any problem with settling or load-bearing capacity of the soils. This appraisal assumes that the subject has sufficient load- bearing soils to support any proposed improvements. Environmental Hazards: Unless otherwise noted in this report, the existence of hazardous substances, including and without limitation to asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, may or may not be present in the property. They were not called to the attention of, nor did the appraiser become aware of such during the inspection. The value is predicated on the assumption that there are no such conditions on the property or in such proximity thereto that would cause a loss in value. No responsibility is assumed for any conditions or for any expertise or engineering knowledge required to discover them. Easements and Restrictions: For the purpose of this appraisal, it is assumed that there are no easements or encroachments adversely affecting the subject site. Utilities: The subject has adequate public and private utilities services for general residential purposes. Public water as well as electricity, telephone and Page 243 of 291 Page 90 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. refuse collection are currently available. Sewer is planned to be extended to this area in the future but for now any new development will require a septic system and drain field. Current Zoning: The subject property is currently zoned R-3 , a residential zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows about nine to fourteen unit per acre. However, without sewer this site could only be developed with two units per acre per the Benton-Franklin Health District requirements for sewage disposal without sewers. Future Zoning: In the draft comprehensive plan Parcel 6 will have a medium high density residential zoning allowing between 8 and 15 units per acre. However the Comprehensive Plan draft and Comprehensive Map have yet to be finalized. For the purposes of the After Valuation with the LID it is assumed that the subject will have a Medium High Density residential use. Highest and Best Use Without LID: The subject property is currently zoned R-3 , a r esidential Suburban zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows about 9 to fourteen dwelling units per acre of land area. However, without sewer this site could only be developed with two units per acre per the Benton-Franklin Health District requirements for sewage disposal without sewers. Therefore, the highest and best use of the subject is believed to be a residential uses as allowed by ordinance and the limitations from the health district for the Without LID analysis. Parcel 6 Valuation Without LID The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Parcel 6 - Summary of Comparable Residential Zoned Land Sales (Without LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $79,863 to $180,851 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ 17 1/13/20 10135 Burns Road $677,301 MHDR 6.58 102,933$ 18 1/13/20 10181 Burns Road $677,301 MHDR 6.57 103,090$ 20 7/17/17 E Side of Road 90, N of Sandifur Pkwy $850,000 MHDR 4.7 180,851$ 22 11/14/19 NEC Burns Rd. & Broadmoor Rd.$688,248 MHDR 3.95 174,240$ 23 12/19/19 Harris Road, E & N of W. Court St. $4,452,000 MHDR 38.70 115,039$ Page 244 of 291 Page 91 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between July 2017 and January 2020, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers upward adjustments for market conditions are applied to Sales 7 and 20 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 17, 18, 22 and 23 occurred in late 2019and early 2020 and remains unadjusted for market conditions since they are considered to reflect current market conditions. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property, except Sale 22, and thus require no adjustment for this factor. Sale 22 is a corner site that has dual street exposure and is adjusted downwards for this factor. Zoning – Sale 1 has RS-20 zoning and is considered to have similar development potential as the subject’s development potential without sewer and therefore remains unadjusted for this factor. The remaining sales all have MHD R zoning which would have superior development potential as the subject without the potential for sewer. As a result these sales are all adjusted downwards for this factor. Size – The subject’s site residential zoned area consists of about 6.58 acres versus the sale properties which range in size from 3.95 acres to 38.70 acres in size. To isolate a size factor for adjustment requires sales of properties that are similar in Page 245 of 291 Page 92 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result Sales 7 and 23 are adjusted upwards for size & Sales 20 and 22 are adjusted downwards for size. Sales 17 and 18, the subject property and adjacent co- development site remain unadjusted for this factor. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available, or will be available to all of the sales except Sale 1. Sale 1 is similar to the subject in respect to the lack of sewer and remains unadjusted for this factor. Sale 20 had sewer available at the time of its sale and is therefore adjusted downwards for this factor. Please note that Sales 17, 18, 22 and 23 were all purchased with the knowledge that the City of Pasco is extending sewer into the area. Sales 17, 18 and 22 are all within the proposed LID impact area as well. As a result these sales all need to be adjusted downwards for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the s ubject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Page 246 of 291 Page 93 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 6 - Comparable Land Sales Summary Grid (Without LID) Parameter Subject No. 7 No. 17 No. 18 No.20 No. 22 No. 23 Sale Price/SF N/A $79,894/AC $102,933/AC $103,090/AC $180,851/AC $174,240/AC $115,039/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Similar Similar Inferior Similar Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Superior Similar Zoning Assumed RS-20 Similar Superior Superior Superior Superior Superior Size 6.58 Acres Inferior Similar Similar Superior Superior Inferior Topography Mostly Level Similar Similar Similar Similar Similar Similar Utilities All except sewer Similar Superior Superior Superior Superior Superior Adjusted value N/A Net Upwards Net Downwards Net Downwards Net Downwards Net Downwards Net Downwards Correlation and Conclusions of Residential Land Value Without LID: The sales taken as a whole range between about $80,000 and $1 80,000 per acre. Consideration was given to all sales. Overall, Sale 7 is considered to be inferior to the subject site and is considered to set the lower end of the unit value indication for the subject at $80,000 per acre. On the other hand Sales 17, 18, 20, 22 and 23 are all considered superior to the subject site and set the upper end of the unit value indication for the subject and $103,000 Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is at the mid-point of the range at $9 0,000 per acre. Applying the $9 0,000 per acre unit value to the 6.58 acres of the subject property site indicates a land value of $592,200 for the subject property Without the LID. Parcel 6 Valuation With LID Highest and Best Use With LID: The subject property will have a medium high density residential zoning. The residential allowable number of units for this density residential development ranges between 8 to 15 units per acre. The subject and adjoining site are currently proposed to be developed with 118 duplex lots indicating about 9 lots per acre. Development and sale of the subject property could take a number of years based on demand forecasts seen the Broadmoor Development Plan and the most common property sizes seen in this Page 247 of 291 Page 94 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. market. Therefore, the highest and best use of the subject is believed to be residential uses as allowed by ordinance for the With LID analysis. Site Valuation With LID: For this analysis it is assumed that the 6.58 acres will be potentially developed under the MHDR zoning allowing between 8 and 15 uni ts per acre. A review of recent the recent proposed subdivision plat for the subject indicates an average of about 9 units per acre. Applying this to the subject’s 6.58 acres would indicate about 59 units. The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “With Sewer” valuation. Parcel 6 - Summary of Comparable Residential Zoned Land Sales (With LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $63,344 to $180,851 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between July 2017 and January 2020, and are considered the most recent comparable land sales available. Based Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ 17 1/13/20 10135 Burns Road $677,301 MHDR 6.58 102,933$ 18 1/13/20 10181 Burns Road $677,301 MHDR 6.57 103,090$ 20 7/17/17 E Side of Road 90, N of Sandifur Pkwy $850,000 MHDR 4.7 180,851$ 22 11/14/19 NEC Burns Rd. & Broadmoor Rd.$688,248 MHDR 3.95 174,240$ Page 248 of 291 Page 95 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers upward adjustments for market conditions are applied to Sales 7 and 20 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 17, 18 and 22 occurred in late 2019 and early 2020 and remains unadjusted for market conditions since they are considered to reflect current market conditions. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property, except Sale 22, and thus require no adjustment for this facto r. Sale 22 is a corner site that has dual street exposure and is adjusted downwards for this factor. Zoning – S ales 7 has inferior zoning and is adjusted upwards for this factor. The remaining sales have similar zoning and remain unadjusted for this factor. Size – The subject’s site residential zoned area consists of about 6.58 acres versus the sale properties which range in size from 3.95 acres to 24.80 acres in size. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or s quare foot for small tracts tends to be higher than for larger tracts. As a result Sales 7 is adjusted upwards for size & Sales 20 and 22 are adjusted downwards for size. Sales 17 and 18, the subject property and adjacent co-development site remain unadjusted for this factor. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject including sewer which is similar to all of the sale properties, except Sale 7. Therefore, no adjustment is required for this factor to these sales however Sale 7 is adjusted upwards for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the Page 249 of 291 Page 96 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 6 - Comparable Land Sales Summary Grid (With LID) Parameter Subject No. 7 No. 17 No. 18 No.20 No. 22 Sale Price/SF N/A $79,894/AC $102,933/AC $103,090/AC $180,851/AC $174,240/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Similar Similar Inferior Similar Location Broadmoor Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Superior Zoning MHDR Inferior Similar Similar Similar Similar Size 6.58 Acres Inferior Similar Similar Superior Superior Topography Mostly Level Similar Similar Similar Similar Similar Utilities All including sewer Inferior Similar Similar Similar Similar Adjusted value N/A Net Upwards Net Similar Net Similar Net Downwards Net Downwards Correlation and Conclusions of Residential Land Value With LID: The sales taken as a whole range between about $80,000 and $180,000 per acre. Consideration was given to all sales. Overall, Sale 7 is considered to set the lower limit of value for the subject after adjustment indicating a unit value above $80,000 for the subject site. On the other hand Sales 20 and 22 are considered to set the higher end of the unit value indication at $174,000 per acre for the subject site. Additionally Sale 17 and 18, which are the recent sales of the subject and adjacent site, at about $103,000 per acre are considered mostly similar to the subject. Accordingly, based on the above analysis, it is my opinion that the base Page 250 of 291 Page 97 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. market value of the subject’s land area is towards the mid-point of the range at $1 40,000 per acre. Applying the $1 40,000 per acre unit value to the 6.58 acres of the subject property site indicates a land value of $921,200 for the subject property With the LID. Parcel 6 Summary Parcel 6 With LID $921,200 Parcel 6 Without LID $592,200 Parcel 6 Estimated Special Benefits $329,000 Page 251 of 291 Page 98 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. According to the Franklin County Assessor’s Records the current owner of the subject property is vested in Big Sky Developers LLC The subject property is located in Northwest Pasco, north of Burns Road and West of Broadmoor Boulevard. The subject property can be legal described by its tax parcel number which is 115-180-066. It appears from the Franklin County records that the subject was recently purchased on 1/13/20 from Parvinder Kaur for $678,268. There have been no other sales or other transfers recorded for this property in the past ten years. Page 252 of 291 Page 99 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Site Description: Parcel 7 is an rectangular-shaped site consisting of 6.57 acres with access from Burns Road. The property has generally level topography. The site is currently unimproved and currently proposed to be developed with a residential duplex subdivision in conjunction with Parcel 6 adjacent to the west. The proposed plat map is included above. Burns Road is a paved roadway maintained by the City of Pasco. Soils and Drainage: A soil report was not provided for review; however, the existing new development in the area indicates no sign of soil subsidence or weakness. Additionally, the inspection of the existing other improvements in the immediate area did not indicate any problem with settling or load-bearing capacity of the soils. This appraisal assumes that the subject has sufficient load- bearing soils to support any proposed improvements. Environmental Hazards: Unless otherwise noted in this report, the existence of hazardous substances, including and without limitation to asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, may or may not be present in the property. They were not called to the attention of, nor did the appraiser become aware of such during the inspection. The value is predicated on the assumption that there are no such conditions on the property or in such proximity thereto that would cause a loss in value. No responsibility is assumed for any conditions or for any expertise or engineering knowledge required to discover them. Easements and Restrictions: For the purpose of this appraisal, it is assumed that there are no easements or encroachments adversely affecting the subject site. Utilities: The subject has adequate public and private utilities services for general residential purposes. Public water as well as electricity, telephone and Page 253 of 291 Page 100 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. refuse collection are currently available. Sewer is planned to be extended to this area in the future but for now any new development will require a septic system and drain field. Current Zoning: The subject property is currently zoned R-3, a residential zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows about nine to fourteen unit per acre. However, without sewer this site could only be developed with two units per acre per the Benton-Franklin Health District requirements for sewage disposal without sewers. Future Zoning: In the draft comprehensive plan Parcel 7 will have a medium high density residential zoning allowing between 8 and 15 units per acre. However the Comprehensive Plan draft and Comprehensive Map have yet to be finalized. For the purposes of the After Valuation with the LID it is assumed that the subject will have a Medium High Density residential use. Highest and Best Use Without LID: The subject property is currently zoned R-3, a residential Suburban zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows about 9 to fourteen dwelling units per acre of land area. However, without sewer this site could only be developed with two units per acre per the Benton-Franklin Health District requirements for sewage disposal without sewers. Therefore, the highest and best use of the subject is believed to be a residential uses as allowed by ordinance and the limitations from the health district for the Without LID analysis. Parcel 7 Valuation Without LID The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Parcel 7 - Summary of Comparable Residential Zoned Land Sales (Without LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $79,863 to $180,851 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ 17 1/13/20 10135 Burns Road $677,301 MHDR 6.58 102,933$ 18 1/13/20 10181 Burns Road $677,301 MHDR 6.57 103,090$ 20 7/17/17 E Side of Road 90, N of Sandifur Pkwy $850,000 MHDR 4.7 180,851$ 22 11/14/19 NEC Burns Rd. & Broadmoor Rd.$688,248 MHDR 3.95 174,240$ 23 12/19/19 Harris Road, E & N of W. Court St. $4,452,000 MHDR 38.70 115,039$ Page 254 of 291 Page 101 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between July 2017 and January 2020, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers upward adjustments for market conditions are applied to Sales 7 and 20 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 17, 18, 22 and 23 occurred in late 2019and early 2020 and remains unadjusted for market conditions since they are considered to reflect current market conditions. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property, except Sale 22, and thus require no adjustment for this factor. Sale 22 is a corner site that has dual street exposure and is adjusted downwards for this factor. Zoning – Sale 1 has RS-20 zoning and is considered to have similar development potential as the subject’s development potential without sewer and therefore remains unadjusted for this factor. The remaining sales all have MHDR zoning which would have superior development potential as the subject without the potential for sewer. As a result these sales are all adjusted downwards for this factor. Size – The subject’s site residential zoned area consists of about 6.57 acres versus the sale properties which range in size from 3.95 acres to 38.70 acres in size. To isolate a size factor for adjustment requires sales of properties that are similar in Page 255 of 291 Page 102 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result Sales 7 and 23 are adjusted upwards for size & Sales 20 and 22 are adjusted downwards for size. Sales 17 and 18, the subject property and adjacent co- development site remain unadjusted for this factor. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available, or will be available to all of the sales except Sale 1. Sale 1 is similar to the subject in respect to the lack of sewer and remains unadjusted for this factor. Sale 20 had sewer available at the time of its sale and is therefore adjusted downwards for this factor. Please note that Sales 17, 18, 22 and 23 were all purchased with the knowledge that the City of Pasco is extending sewer into the area. Sales 17, 18 and 22 are all within the proposed LID impact area as well. As a result these sales all need to be adjusted downwards for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Page 256 of 291 Page 103 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 7 - Comparable Land Sales Summary Grid (Without LID) Parameter Subject No. 7 No. 17 No. 18 No.20 No. 22 No. 23 Sale Price/SF N/A $79,894/AC $102,933/AC $103,090/AC $180,851/AC $174,240/AC $115,039/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Similar Similar Inferior Similar Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Superior Similar Zoning Assumed RS-20 Similar Superior Superior Superior Superior Superior Size 6.57 Acres Inferior Similar Similar Superior Superior Inferior Topography Mostly Level Similar Similar Similar Similar Similar Similar Utilities All except sewer Similar Superior Superior Superior Superior Superior Adjusted value N/A Net Upwards Net Downwards Net Downwards Net Downwards Net Downwards Net Downwards Correlation and Conclusions of Residential Land Value Without LID: The sales taken as a whole range between about $80,000 and $180,000 per acre. Consideration was given to all sales. Overall, Sale 7 is considered to be inferior to the subject site and is considered to set the lower end of the unit value indication for the subject at $80,000 per acre. On the other hand Sales 17, 18, 20, 22 and 23 are all considered superior to the subject site and set the upper end of the unit value indication for the subject and $103,000 Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is at the mid-point of the range at $90,000 per acre. Applying the $90,000 per acre unit value to the 6.57 acres of the subject property site indicates a land value of $591,300 for the subject property Without the LID. Parcel 7 Valuation With LID Highest and Best Use With LID: The subject property will have a medium high density residential zoning. The residential allowable number of units for this density residential development ranges between 8 to 15 units per acre. The subject and adjoining site are currently proposed to be developed with 118 duplex lots indicating about 9 lots per acre. Development and sale of the subject property could take a number of years based on demand forecasts seen the Broadmoor Development Plan and the most common property sizes seen in this Page 257 of 291 Page 104 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. market. Therefore, the highest and best use of the subject is believed to be residential uses as allowed by ordinance for the With LID analysis. Site Valuation With LID: For this analysis it is assumed that the 6.57 acres will be potentially developed under the MHDR zoning allowing between 8 and 15 units per acre. A review of recent the recent proposed subdivision plat for the subject indicates an average of about 9 units per acre. Applying this to the subject’s 6.57 acres would indicate about 59 units. The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “With Sewer” valuation. Parcel 7 - Summary of Comparable Residential Zoned Land Sales (With LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $63,344 to $180,851 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied t o any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between July 2017 and January 2020, and are considered the most recent comparable land sales available. Based Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ 17 1/13/20 10135 Burns Road $677,301 MHDR 6.58 102,933$ 18 1/13/20 10181 Burns Road $677,301 MHDR 6.57 103,090$ 20 7/17/17 E Side of Road 90, N of Sandifur Pkwy $850,000 MHDR 4.7 180,851$ 22 11/14/19 NEC Burns Rd. & Broadmoor Rd.$688,248 MHDR 3.95 174,240$ Page 258 of 291 Page 105 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers upward adjustments for market conditions are applied to Sales 7 and 20 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 17, 18 and 22 occurred in late 2019 and early 2020 and remains unadjusted for market conditions since they are considered to reflect current market conditions. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have similar exposure as the subject property, except Sale 22, and thus require no adjustment for this factor. Sale 22 is a corner site that has dual street exposure and is adjusted downwards for this factor. Zoning – S ales 7 has inferior zoning and is adjusted upwards for this factor. The remaining sales have similar zoning and remain unadjusted for this factor. Size – The subject’s site residential zoned area consists of about 6.58 acres versus the sale properties which range in size from 3.95 acres to 24.80 acres in size. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result Sales 7 is adjusted upwards for size & Sales 20 and 22 are adjusted downwards for size. Sales 17 and 18, the subject property and adjacent co-development site remain unadjusted for this factor. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject including sewer which is similar to all of the sale properties, except Sale 7. Therefore, no adjustment is required for this factor to these sales however Sale 7 is adjusted upwards for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the Page 259 of 291 Page 106 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 7 - Comparable Land Sales Summary Grid (With LID) Parameter Subject No. 7 No. 17 No. 18 No.20 No. 22 Sale Price/SF N/A $79,894/AC $102,933/AC $103,090/AC $180,851/AC $174,240/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Similar Similar Inferior Similar Location Broadmoor Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Exposure Good Similar Similar Similar Similar Superior Zoning MHDR Inferior Similar Similar Similar Similar Size 6.57 Acres Inferior Similar Similar Superior Superior Topography Mostly Level Similar Similar Similar Similar Similar Utilities All including sewer Inferior Similar Similar Similar Similar Adjusted value N/A Net Upwards Net Similar Net Similar Net Downwards Net Downwards Correlation and Conclusions of Residential Land Value With LID: The sales taken as a whole range between about $80,000 and $180,000 per acre. Consideration was given to all sales. Overall, Sale 7 is considered to set the lower limit of value for the subject after adjustment indicating a unit value above $80,000 for the subject site. On the other hand Sales 20 and 22 are considered to set the higher end of the unit value indication at $174,000 per acre for the subject site. Additionally Sale 17 and 18, which are the recent sales of the subject and adjacent site, at about $103,000 per acre are considered mostly similar to the subject. Accordingly, based on the above analysis, it is my opinion that the base Page 260 of 291 Page 107 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. market value of the subject’s land area is towards the mid-point of the range at $140,000 per acre. Applying the $140,000 per acre unit value to the 6.57 acres of the subject property site indicates a land value of $919,800 for the subject property With the LID. Parcel 7 Summary Parcel 7 With LID $919,800 Parcel 7 Without LID $591,300 Parcel 7 Estimated Special Benefits $328,500 Page 261 of 291 Page 108 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. According to the Franklin County Assessor’s Records the current owner of the subject property is vested in TSK 2019 LLC. The subject property is located in Northwest Pasco, at the northwest corner of Burns Road and Broadmoor Boulevard. The subject property can be legal described by its tax parcel number which is 115-180-065. It appears from the Franklin County records that the subject was recently purchased on 11/14/19 from Parvinder Kaur for $688,248. There have been no other sales or other transfers recorded for this property in the past ten years. Page 262 of 291 Page 109 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Site Description: Parcel 8 is an rectangular-shaped site consisting of 3.95 acres with access from Broadmoor Boulevard. The property has generally level topography. The site is currently unimproved and the owner purchased with the intention of building a convenience store, fueling facility, car wash and a small strip center. However both the current zoning and the future zoning under the draft Comprehensive Plan would have to be amended to accommodate this proposed use of the subject property. Soils and Drainage: A soil report was not provided for review; however, the existing new development in the area indicates no sign of soil subsidence or weakness. Additionally, the inspection of the existing other improvements in the immediate area did not indicate any problem with settling or load-bearing capacity of the soils. This appraisal assumes that the subject has sufficient load- bearing soils to support any proposed improvements. Environmental Hazards: Unless otherwise noted in this report, the existence of hazardous substances, including and without limitation to asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, may or may not be present in the property. They were not called to the attention of, nor did the appraiser become aware of such during the inspection. The value is predicated on the assumption that there are no such conditions on the property or in such proximity thereto that would cause a loss in value. No responsibility is assumed for any conditions or for any expertise or engineering knowledge required to discover them. Easements and Restrictions: For the purpose of this appraisal, it is assumed that there are no easements or encroachments adversely affecting the subject site. Utilities: The subject has adequate public and private utilities services for general residential purposes. Public water as well as electricity, telephone and refuse collection are currently available. Sewer is planned to be extended to this area in the future but for now any new development will require a septic system and drain field. Current Zoning: The subject property is currently zoned R-3, a residential zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows about nine to fourteen unit per acre. However, without sewer this site could only be developed with two units per acre per the Benton-Franklin Health District requirements for sewage disposal without sewers. Future Zoning: In the draft comprehensive plan Parcel 8 will have a medium high density residential zoning allowing between 8 and 15 units per acre. However the Comprehensive Plan draft and Comprehensive Map have yet to be finalized. For the purposes of the After Valuation with the LID it is assumed that the subject will have a Medium High Density residential use. Highest and Best Use Without LID: The subject property is currently zoned R-3, a residential Suburban zoning designation applied to lands within the Urban Growth Area by Franklin County. This zoning currently allows about 9 to fourteen dwelling units per acre of land area. However, without sewer this site could only be developed with two units per acre per the Benton-Franklin Health District requirements for sewage disposal without sewers. Therefore, the highest and Page 263 of 291 Page 110 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. best use of the subject is believed to be a residential uses as allowed by ordinance and the limitations from the health district for the Without LID analysis. Parcel 8 Valuation Without LID The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “Without Sewer” valuation. Parcel 8 - Summary of Comparable Residential Zoned Land Sales (Without LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $79,863 to $180,851 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between July 2017 and January 2020, and are considered the most recent comparable land sales available. Based Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 7 11/13/18 Burns Rd. & Kohler Road $1,981,381 RS-20 24.80 79,894$ 17 1/13/20 10135 Burns Road $677,301 MHDR 6.58 102,933$ 18 1/13/20 10181 Burns Road $677,301 MHDR 6.57 103,090$ 20 7/17/17 E Side of Road 90, N of Sandifur Pkwy $850,000 MHDR 4.7 180,851$ 22 11/14/19 NEC Burns Rd. & Broadmoor Rd.$688,248 MHDR 3.95 174,240$ 23 12/19/19 Harris Road, E & N of W. Court St. $4,452,000 MHDR 38.70 115,039$ Page 264 of 291 Page 111 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers upward adjustments for market conditions are applied to Sales 7 and 20 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 17, 18, 22 and 23 occurred in late 2019and early 2020 and remains unadjusted for market conditions since they are considered to reflect current market conditions. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have inferior exposure as the subject property’s corner exposure, and thus require an upward adjustment for this factor. Sale 22, is the sale of the subject property remains unadjusted for this factor. Zoning – Sale 1 has RS-20 zoning and is considered to have similar development potential as the subject’s development potential without sewer and therefore remains unadjusted for this factor. The remaining sales all have MHDR zoning which would have superior development potential as the subject without the potential for sewer. As a result these sales are all adjusted downwards for this factor. Size – The subject’s site residential zoned area consists of about 3.95 acres versus the sale properties which range in size from 3.95 acres to 38.70 acres in size. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result Sales 7, 17, 18 and 23 are adjusted upwards for size and Sales 20 and 22 remain unadjusted for size. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available, or will be available to all of the sales except Sale 1. Sale 1 is similar to the subject in respect to the lack of sewer and remains unadjusted for this factor. Sale 20 had sewer available at the time of its sale and is therefore adjusted downwards for this factor. Please note that Sales 17, 18, 22 and 23 were all purchased with the knowledge that the City of Pasco is extending sewer into the area. Sales 17, 18 and 22 are all within the proposed Page 265 of 291 Page 112 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. LID impact area as well. As a result these sales all need to be adjusted downwards for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Parcel 8 - Comparable Land Sales Summary Grid (Without LID) Parameter Subject No. 7 No. 17 No. 18 No.20 No. 22 No. 23 Sale Price/SF N/A $79,894/AC $102,933/AC $103,090/AC $180,851/AC $174,240/AC $115,039/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Inferior Similar Similar Inferior Similar Similar Location Broadmoor Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Exposure Good Inferior Inferior Inferior Inferior Superior Inferior Zoning Assumed RS-20 Similar Superior Superior Superior Superior Superior Size 3.95 Acres Inferior Inferior Inferior Similar Similar Inferior Topography Mostly Level Similar Similar Similar Similar Similar Similar Utilities All except sewer Similar Superior Superior Superior Superior Superior Adjusted value N/A Net Upwards Net Upwards Net Upwards Net Downwards Net Downwards Net Upwards Correlation and Conclusions of Residential Land Value Without LID: The sales taken as a whole range between about $80,000 and $180,000 per acre. Consideration was given to all sales. Overall, Sale 7, 17, 18 and 23 are all Page 266 of 291 Page 113 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. considered to be inferior to the subject site and is considered to set the lower end of the unit value indication for the subject at $115,000 per acre. On the other hand Sales 20 and 22 are considered superior to the subject site and set the upper end of the unit value indication for the subject and $174,000. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is at the mid-point of the range at $145,000 per acre. Applying the $145,000 per acre unit value to the 3.95 acres of the subject property site indicates a land value of $572,750 for the subject property Without the LID. Parcel 8 Valuation With LID Highest and Best Use With LID: The subject property will have a medium high density residential zoning. The residential allowable number of units for this density residential development ranges between 8 to 15 units per acre. Development and sale of the subject property could take a number of years based on demand forecasts seen the Broadmoor Development Plan and the most common property sizes seen in this market. Therefore, the highest and best use of the subject is believed to be residential uses as allowed by ordinance for the With LID analysis. Site Valuation With LID: For this analysis it is assumed that the 3.95 acres will be potentially developed under the MHDR zoning allowing between 8 and 15 units per acre. A review of recent the recent proposed subdivision plat for the properties just to the west of the subject indicates an average of about 9 units per acre. Applying this to the subject’s 3.95 acres would indicate about 36 units. The sales most comparable to the subject property are summarized below with additional information retai ned i n the apprais ers' files. In this instance the price per acre is utilized. Finally, a conclusion regarding the subject’s land market value by the sales comparison approach is formulated for he “With Sewer” valuation. Parcel 8 - Summary of Comparable Residential Zoned Land Sales (With LID) The preceding chart presents the comparable using sale price per acre of site area. The indicated sale price per acre of site area is evaluated using the sale price divided by the site area. Based upon gross sale prices, the sales indicate unit values ranging from $63,344 to $180,851 per acre, before adjustments for factors such as date of sale (time), location and topography, view and other physical characteristics. Adjustments: The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired- Sale No.SALE DATE LOCATION SALE PRICE ZONING SITE AC SIZE PRICE/AC 17 1/13/20 10135 Burns Road $677,301 M HDR 6.58 102,933$ 18 1/13/20 10181 Burns Road $677,301 MHDR 6.57 103,090$ 20 7/17/17 E Side of Road 90, N of Sandifur Pkwy $850,000 MHDR 4.7 180,851$ 22 11/14/19 NEC Burns Rd. & Broadmoor Rd.$688,248 MHDR 3.95 174,240$ 24 2/5/18 SWC of Road 68 & Powerline Road $1,169,322 C-1 4.47 261,593$ 25 5/24/18 NKA Chapel Hill Boulevard $975,000 C-1 4.73 206,131$ Page 267 of 291 Page 114 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted via a general bracketing analysis reflecting market behavior is utilized to determine which comparable sales are generally superior or inferior to the subject site. This analysis establishes value parameters for the subject, allowing for a final conclusion of value. A brief discussion of the various adjustments applied to the comparable sales is presented below: Property Rights - The property rights conveyed for all of the comparable sales is similar to the subject; therefore no adjustments for property rights conveyed are necessary. Financing - All of the sales involved are based on all-cash sales terms. Based on the market evidence and market standards, no adjustment for financing is applied to any of the transactions. Conditions of Sale – All of the transactions appear to represent arm's-length transactions and are free from any non-market influences; therefore, no adjustments for conditions of sale are warranted. Market Conditions – The transactions occurred between July 2017 and January 2020, and are considered the most recent comparable land sales available. Based on conversations with a number of realtors, buyers and sellers familiar with the Pasco market area, there has been increasing demand for development land since 2013 due to improving economic conditions. On the basis of our interviews with realtors, buyers, sellers and developers upward adjustments for market conditions are applied to Sales 20, 24 and 25 to reflect improving economic conditions and continued demand for development land since their date of sale. However, Sales 17, 18 and 22 occurred in late 2019 and early 2020 and remains unadjusted for market conditions since they are considered to reflect current market conditions. Location – All of the sales are either located in Franklin County within the Urban Growth Area of Pasco, or within recently annexed areas of Pasco, similar to the subject and remain unadjusted for this factor. Access – All of the sales have similar access as the subject property and thus require no adjustment for this factor. Exposure – All of the sales have inferior exposure as the subject property’s corner exposure, and thus require an upward adjustment for this factor. Sale 22 (the sale of the subject property) and Sale 24 are both corner sites and remain unadjusted for this factor. Zoning – S ales 17 , 18, 20 and 22 have similar zoning as the subject and remain unadjusted for this factor. However Sales 24 and 25 have superior zoning and are adjusted downwards for this factor. Size – The subject’s site residential zoned area consists of about 3.95 acres versus the sale properties which range in size from 3.95 acres to 38.70 acres in size. To isolate a size factor for adjustment requires sales of properties that are similar in all respects except size. This type of sales data is not readily available for the type of property being appraised. However, there is market evidence that such a Page 268 of 291 Page 115 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. relationship exists. In actual practice, the size difference is considered by buyers and sellers along with other value influences in reaching a final price. As long as two parcels being compared have similar utility, size is one of the factors that can affect price and must be considered. From other sales data that has been analyzed it is evident that differences in size indicate a corresponding difference in price, though not always proportional. It is clear that the price per acre or square foot for small tracts tends to be higher than for larger tracts. As a result Sales 7, 17, 18 and 23 are adjusted upwards for size and Sales 20, 22, 24 and 25 remain unadjusted for size. Topography –All of the sales are considered mostly similar in topography to the subject and thus require no adjustments for this factor. Utilities -- All normal utilities are available to the subject including sewer which is similar to all of the sale properties. Therefore, no adjustment is required for this factor to these sales for this factor. Summary: The preceding discussion summarizes the adjustments which are made in general terms. The adjustments should not be interpreted as being absolute, but rather are qualitative and reflect an attempt to systematize the comparison between the subject and the sale properties. The limited number of sales in the subject’s immediate area and lack of uniformity within this market prevent direct extraction of reliable paired-sale adjustments from the marketplace. Any attempt to apply paired-sales adjustments is somewhat subjective and unreliable. Therefore, a qualitative analysis has been conducted. Overall, all of the comparable sales are considered relatively good comparisons to the subject after all of the adjustments. Each comparable property has components that are inferior, similar or superior compared to the subject. It should be recognized that the comparable sales vary from the subject in several factors but allow a bracketing process to be used to establish a reasonable value range for the subject. The following Comparable Sale Adjustment Grid is provided for illustrative purposes. Page 269 of 291 Page 116 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Parcel 8 - Comparable Land Sales Summary Grid (With LID) Parameter Subject No. 17 No. 18 No.20 No. 22 No. 24 No. 25 Sale Price/SF N/A $102,933/AC $103,090/AC $180,851/AC $174,240/AC $261,593/AC $206,131/AC Property Rights Fee Simple Similar Similar Similar Similar Similar Similar Financing Cash Equivalent Similar Similar Similar Similar Similar Similar Conditions of Sale Arm’s Length Similar Similar Similar Similar Similar Similar Market Conditions 05/29/20 Similar Similar Inferior Similar Inferior Inferior Location Broadmoor Similar Similar Similar Similar Similar Similar Access Average Similar Similar Similar Similar Similar Similar Exposure Good Inferior Inferior Inferior Similar Similar Inferior Zoning MHDR Similar Similar Similar Similar Superior Superior Size 3.95 Acres Inferior Inferior Similar Similar Similar Similar Topography Mostly Level Similar Similar Similar Similar Similar Similar Utilities All including sewer Similar Similar Similar Similar Similar Similar Adjusted value N/A Net Upwards Net Upwards Net Upwards Net Similar Net Downwards Net Similar Correlation and Conclusions of Residential Land Value With LID: The sales taken as a whole range between about $103,000 and $262,000 per acre. Consideration was given to all sales. Overall, Sale 17 , 18 and 20 are considered to set the lower limit of value for the subject after adjustment indicating a unit value above $1 80,000 for the subject site. On the other hand Sales 24 is considered to set the higher end of the unit value indication at $262,000 per acre for the subject site. Additionally Sales 22 and 25 are considered mostly similar to the subject indicating a unit value between $174,000 and $206,000 per acre. Accordingly, based on the above analysis, it is my opinion that the base market value of the subject’s land area is towards the mid-point of the range at $190,000 per acre. Applying the $190,000 per acre unit value to the 3.95 acres of the subject property site indicates a land value of $750,500 for the subject property With the LID. Parcel 8 Summary Parcel 8 With LID $750,500 Parcel 8 Without LID $572,750 Parcel 8 Estimated Special Benefits $177,750 Page 270 of 291 Page 117 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Valuation Summary SPECIAL BENEFIT VALUATION SUMMARY The total cost for the described LID improvements is currently estimated at $3,390,500 and about 96.86% of the total cost, or $3,283,925 is to be funded through LID Assessments against the properties that are specially benefitted by the improvements. The total special benefits accrued to the eight properties within the boundary of the proposed LID is calculated at $9,493,150 as depicted in the above table. The following table indicates the recommended assessment for each project parcel. SPECIAL BENEFIT VALUATION SUMMARY & RECOMMENDED LID ASSESSMENTS Project Tax Account #Address Owner Estimated Land Estimated Land Special Parcel #Value Without LID Value With LID Benefit 1 115-210-022 10800 Harris Road Broadmoor Properties LLC $24,148,900 $29,541,000 $5,392,100 2 126-160-010 3291 Burns Road Pahlich Homes at the Park LLC $6,721,550 $7,943,650 $1,222,100 3 115-180-042 No Known Address Pasco School Dist. No. 1 $4,350,000 $5,075,000 $725,000 4 115-180-075 to 078 No Known Address Pro Made Construction LLC $6,281,550 $7,423,650 $1,142,100 5 115-180-055 No Known Address Alford Enterprises, LLC $1,412,800 $1,589,400 $176,600 6 115-180-067 10315 Burns Road Wapiti Investments LLC $592,200 $921,200 $329,000 7 115-180-066 10181 Burns Road Big SkyDevelopers LLC $591,300 $919,800 $328,500 8 115-180-065 No Known Address TSK 2019 LLC $572,750 $750,500 $177,750 Totals $44,671,050 $54,164,200 $9,493,150 122.21 72.50 114.21 17.66 6.58 6.57 3.95 786.10 Affected Parcel 442.42 Acreage Area Project Tax Account #Address Owner Estimated Land Estimated Land Special Recommended Parcel #Value Without LID Value With LID Benefit LID Assessment 1 115-210-022 10800 Harris Road Broadmoor Properties LLC $24,148,900 $29,541,000 $5,392,100 1,865,266$ 2 126-160-010 3291 Burns Road Pahlich Homes at the Park LLC $6,721,550 $7,943,650 $1,222,100 422,756$ 3 115-180-042 No Known Address Pasco School Dist. No. 1 $4,350,000 $5,075,000 $725,000 250,796$ 4 115-180-075 to 078 No Known Address Pro Made Construction LLC $6,281,550 $7,423,650 $1,142,100 395,082$ 5 115-180-055 No Known Address Alford Enterprises, LLC $1,412,800 $1,589,400 $176,600 61,090$ 6 115-180-067 10315 Burns Road Wapiti Investments LLC $592,200 $921,200 $329,000 113,810$ 7 115-180-066 10181 Burns Road Big SkyDevelopers LLC $591,300 $919,800 $328,500 113,637$ 8 115-180-065 No Known Address TSK 2019 LLC $572,750 $750,500 $177,750 61,488$ Totals $44,671,050 $54,164,200 $9,493,150 $ 3,283,925 122.21 72.50 114.21 17.66 6.58 6.57 3.95 786.10 Affected Parcel 442.42 Acreage AreaPage 271 of 291 Page 118 Spokane County Property at 7010 E Weile Road Appraisal Region of Epic Land Solutions, Inc. APPRAISAL ASSUMPTIONS AND LIMITING CONDITIONS 1. The property description supplied to the appraiser is assumed to be correct. 2. No survey of the property has been made or reviewed by the appraiser, and no responsibility is assumed in connection with such matters. Illustrative material, including maps and plot plans, utilized in this report are included only to assist the reader in visualizing the property. Property dimensions and sizes are considered to be approximate. 3. No responsibility is assumed for matters of a legal nature affecting title to the property, nor is any opinion of title rendered. Property titles are assumed to be good and merchantable unless otherwise stated 4. Information furnished by others is believed to be true, correct, and reliable. However, no responsibility for its accuracy is assumed by the appraiser. 5. All mortgages, liens, encumbrances, leases, and servitude have been disregarded unless so specified within the report. The property is assumed to be under responsible, financially sound ownership and competent management. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures which would render the property more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies which may be required to discover them. 7. Unless otherwise stated in this report, the existence of hazardous material, which may or may not be present on the property, was not observed by the appraiser. However, the appraiser is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The value conclusions in this report are predicated on the assumption that there are no such materials on or in the property that would cause a loss of value. No responsibility is assumed for any such conditions, or for the expertise required to discover them. The client is urged to retain an expert in this field if desired. The analysis and value conclusions in this report are null and void should any hazardous material be discovered. 8. It is assumed that if hazardous materials, substances or waste are known or suspected to exist that the property to be acquired will be delivered clean and free of any such hazardous materials, substances or waste, unless otherwise stated in the appraisal report. It is assumed that the grantor(s), or any party of interest, agrees to indemnify the acquiring agency and hold harmless the acquiring agency for any costs or liabilities associated with the removal or remediation of any hazardous substances that have been released, or otherwise come to be located on the site, during the grantor's ownership or operation of the site, including those that may have migrated from the site through water or soil to other properties. "Hazardous substances" shall include all those substances identified as hazardous under the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq. and the Washington Model Toxics Control Act, RCW 70.105.010 et seq.; and shall include gasoline and other petroleum products. "Costs" shall include but not be limited to all response costs, disposal fees, investigatory costs, monitoring costs, civil or criminal penalties, and attorney fees and other litigation costs incurred in complying with state or federal environmental laws, which shall include but not be limited to the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601; the Clean Water Act 33 U.S.C. Section 1251; the Clean Air Act 42 U.S.C. Section 7401; the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901; and the Washington Model Toxics Control Act, RCW 70.105D.010. It is further assumed that the grantors shall retain any and all liabilities arising from the offsite disposal, handling, treatment, storage, or transportation of any hazardous substances, including petroleum products, removed from the site by the grantors or their employees or agents. 9. Unless otherwise stated in this report, no environmental impact studies were either requested or made in conjunction with this report. The appraiser reserves the right to alter, amend, revise, or rescind any opinions of value based upon any subsequent environmental impact studies, research, or investigation. 10. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless noncompliance is specified, defined, and considered in this report. 11. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless non- conformity has been specified, defined and considered in this report. 12. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or federal governmental or private entity or organization have been or can be obtained or renewed for any use on which the value estimate is based. 13. The appraiser will not be required to give testimony or appear in court because of having made this report, unless arrangements have previously been made. 14. Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the client without the written consent of the appraiser, and in any event, only with properly written qualification and only in its entirety. 15. Neither all nor any part of the contents of this report, or copy thereof, shall be conveyed to the public through advertising, public relations, news, sales, or any other media without written consent and approval of the appraiser. Nor shall the appraiser, client, firm, or professional organization of which the appraiser is a member be identified without the written consent of the appraiser. Page 272 of 291 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. 16. The liability of the appraiser, employees, and subcontractors is limited to the client only. There is no accountability, obligation, or liability to any third party. If this report is placed in the hands of anyone other than the client, the client shall make such party aware of all limiting conditions and assumptions of the assignment and related discussions. The appraiser is in no way responsible for any costs incurred to discover or correct any deficiencies of the property. 17. It is assumed that the public project, which is the object of this report, will be constructed in the manner proposed and in the foreseeable future. 18. Acceptance and/or use of this report constitutes acceptance of the foregoing assumptions and limiting conditions. Page 273 of 291 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. ADDENDA QUALIFICATIONS OF APPRAISER APPRAISER CERTIFICATION Page 274 of 291 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. QUALIFICATIONS OF APPRAISERS Page 275 of 291 City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Page 276 of 291 ──────────────────────────────────────────────────────────────── City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. WA STATE GENERAL APPRAISER CERTIFICATE Page 277 of 291 ──────────────────────────────────────────────────────────────── City of Pasco – NW Area Sewer LID Special Benefit Analysis Appraisal Region of Epic Land Solutions, Inc. Page 278 of 291 AGENDA REPORT FOR: City Council August 8, 2022 TO: Dave Zabell, City Manager City Council Regular Meeting: 8/15/22 FROM: Steve Worley, Public Works Director Public Works SUBJECT: *Resolution - Notice of Public Hearing Date for LID No. 151 Final Assessment I. REFERENCE(S): Resolution Final Assessment Vicinity Maps II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: MOTION: I move to approve Resolution No. _______ fixing a time and place for hearing on the final assessment roll for Local Improvement District No. 151, and directing that notice thereof be given in the manner required by law. III. FISCAL IMPACT: Total Estimated Project Cost: $3,330,078.12 (City participation $88,654) LID Assessments: $ 3,241,424.12 IV. HISTORY AND FACTS BRIEF: The Project In 2019, the City began working with property owners of the Northwest Broadmoor) developtoPascoofArea providingforplanspreliminary infrastructure to this area. The Northwest Area has unprecedented potential for development with as many as 4,600 acres to consider. This Urban Growth Area UGA) contemplates significant growth to occur in the North and West areas of Pasco. Provision of sanitary sewer in this area lessens urban sprawl by allowing for more betterwillturninofland, supportuseefficientwhich commercial development within the Broadmoor corridor. This is also consistent with the Page 130 of 145 EXHIBIT H Page 279 of 291 Growth Management Act, adopted Council goals and the Comprehensive Land Use Plan. The ability to serve this area with sanitary sewer took a huge leap forward with the completion of the Harris Road Sewer Transmission Main Project in 2019. This vital connection to the existing sanitary sewer system will allow the development in this area to occur at a density considerate of the City's overall planning and land use objectives, it is also consistent with the requirements of the Growth Management Act, and City Council Goals. Extending sanitary sewer in the area could occur on a piecemeal basis through development, which would be inefficient, unpredictable and make uniform development of the area difficult to accomplish. As an alternative, staff and the property owners have been discussing a Local Improvement District (LID). Through an LID, the backbone of the sanitary sewer system necessary to serve the area can be constructed in a timely manner allowing for all properties within the LID boundaries to develop as the market and investment decisions of the individual property owners dictate. LID Process Local Improvement Districts (LIDs) are a means of assisting benefiting properties in financing needed capital improvements through the formation of special assessment districts. Special assessment districts provide the opportunity for improvements to be financed and paid for over a period of time through assessments on the benefiting properties. Ordinance No. 4483 On March 2, 2020, Ordinance No. 4483 was adopted by Council creating LID No. 151 and ordering the improvements for a new sanitary sewer trunk line and other sewer improvements in the City's Northwest (Broadmoor) area. V. DISCUSSION: The physical project construction was completed in April 2022 and was accepted by Council on August 1, 2022. The final project cost is $3,330,078, which includes the following: Construction Contract: $1,753,283 Easement acquisition: $304,414 Engineering, Appraisal, and Const. Management: $801,381 Financing, and LID administration: $471,000 Amounts are rounded to the nearest dollar) Staff recommends approval of the proposed Resolution which sets a Public Hearing date of September 19, 2022, for Council consideration of the final assessment roll for Local Improvement District No. 151. Page 131 of 145Page 280 of 291 Page 132 of 145Page 281 of 291 Resolution – Notice for Public Hearing for LID 151 1 CITY OF PASCO, WASHINGTON RESOLUTION NO. ________ A RESOLUTION OF THE CITY OF PASCO, WASHINGTON, FIXING A TIME AND PLACE FOR HEARING ON THE FINAL ASSESSMENT ROLL FOR LOCAL IMPROVEMENT DISTRICT NO. 151, AND DIRECTING THAT NOTICE THEREOF BE GIVEN IN THE MANNER REQUIRED BY LAW. WHEREAS, the final assessment roll for Utility Local Improvement District No. 151, which was created and established by Ordinance No. 4483 passed by the City Council on March 2, 2020, has been prepared as provided by law and is on file with the City Clerk, and it is necessary to fix the date for a hearing thereon before the City Council; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON: That the public hearing on the final assessment roll for Utility Local Improvement District No. 151 will be held before the City Council on September 19, 2022, at 7:00 p.m., local time, in the Council Chambers, City Hall, 525 N. Third Avenue, Pasco, Washington. The City Clerk is instructed to cause notice to be given both by mailing and publication as required by law. Be It Further Resolved, that this Resolution shall take effect and be in full force immediately upon passage by the City Council. ADOPTED by the City Council of the City of Pasco, Washington, at a regular open public meeting thereof on the 15th day of August, 2022. Blanche Barajas Mayor ATTEST: APPROVED AS TO FORM: Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys Page 133 of 145Page 282 of 291 53271857.1 CERTIFICATION I, the undersigned, City Clerk of the City of Pasco, Washington (the “City”), hereby certify as follows: 1. The attached copy of Resolution No. _______ (the “Resolution”) is a full, true and correct copy of a Resolution duly adopted at a regular meeting of the City Council of the City held at the regular meeting place thereof on August 15, 2022, as that Resolution appears on the minute book of the City; and the Resolution will be in full force and effect immediately following its adoption; and 2. A quorum of the members of the City Council was present throughout the meeting and a majority of those members present voted in the proper manner for the adoption of the Resolution. IN WITNESS WHEREOF, I have hereunto set my hand this 15th day of August, 2022. CITY OF PASCO, WASHINGTON Debra Barham, CMC City Clerk Page 134 of 145Page 283 of 291 City of Pasco Northwest Area Sewer Alignment Final Assessment Roll 2022.08.09 Final Assessment) Assessment Roll No. Owner County Parcel No. Situs Address Legal Description Flow Contribution MGD) Frontage Length LF) Calculated Assessment 60%Flow,40% Frontage) Other Assessments Total Assessment 1 Broadmoor Properties,LLC 115210022 10800 HARRIS RD,PASCO 99301 ALL FR 7 9 29 LESS EASEMENT EXC PTN TO ST OF WA FOR SR I 82 PARC EL 5 04295)EXC TH PTN SE 7 9 29 LY SLY OF ST HWY 1 182 EXC E748 97'THEREOF AND TH PTN S30'OF SE 7 9 29 LY ELY CTRLN FR 2.27 9,217 $2,207,546.62 $53,978.00 $2,261,524.62 Broadmoor Properties,LLC 115210031 $90,633.35 $0.00 $90,633.35 Broadmoor Properties,LLC 115210032 $90,576.97 $0.00 $90,576.97 Broadmoor Properties,LLC 115210033 $94,629.57 $0.00 $94,629.57 Broadmoor Properties,LLC 115210034 $131,461.19 $0.00 $131,461.19 Broadmoor Properties,LLC 115210035 $130,771.07 $0.00 $130,771.07 Broadmoor Properties,LLC 115210036 $136,074.16 $0.00 $136,074.16 Broadmoor Properties,LLC 115210037 $289,983.02 $0.00 $289,983.02 Big Sky Development,LLC 115210038 $232,082.04 $53,978.00 $286,060.05 Broadmoor Properties,LLC 115210039 $196,125.61 $0.00 $196,125.61 Broadmoor Properties,LLC 115210040 $142,150.73 $0.00 $142,150.73 Broadmoor Properties,LLC 115210041 $47,331.87 $0.00 $47,331.87 Broadmoor Properties,LLC 115210042 $85,279.15 $0.00 $85,279.15 Broadmoor Properties,LLC 115210043 $58,191.77 $0.00 $58,191.77 Broadmoor Properties,LLC 115210044 $172,157.61 $0.00 $172,157.61 Broadmoor Properties,LLC 115210045 $239,249.76 $0.00 $239,249.76 Broadmoor Properties,LLC 115210047 $33,903.27 $0.00 $33,903.27 Broadmoor Properties,LLC 115210048 $36,945.47 $0.00 $36,945.47 2 Rocky Hills Management,LP 126160010 3291 BURNS RD,PASCO 99301 FARM UNIT 84,IRR BLK 1 0.23 1,345 $256,725.56 $12,750.00 $269,475.56 PAHLISCH HOMES AT SOLSTICE LLC 126160301 12019 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 1 $444.32 $22.07 $466.39 PAHLISCH HOMES AT SOLSTICE LLC 126160302 12013 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 2 $382.21 $18.98 $401.20 PAHLISCH HOMES AT SOLSTICE LLC 126160303 12009 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 3 $382.59 $19.00 $401.59 PAHLISCH HOMES AT SOLSTICE LLC 126160304 12005 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 4 $460.58 $22.87 $483.45 PAHLISCH HOMES AT SOLSTICE LLC 126160305 12001 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 5 $435.57 $21.63 $457.20 PAHLISCH HOMES AT SOLSTICE LLC 126160306 11909 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 6 $398.21 $19.78 $417.99 PAHLISCH HOMES AT SOLSTICE LLC 126160307 11905 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 7 $477.07 $23.69 $500.76 PAHLISCH HOMES AT SOLSTICE LLC 126160308 11901 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 8 $498.48 $24.76 $523.23 PAHLISCH HOMES AT SOLSTICE LLC 126160309 11813 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 9 $568.81 $28.25 $597.06 PAHLISCH HOMES AT SOLSTICE LLC 126160310 11809 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 10 $561.48 $27.89 $589.37 PAHLISCH HOMES AT SOLSTICE LLC 126160311 6117 ROAD 119,PASCO 99301 SOLSTICE PHASE 1 LOT 11 $949.36 $47.15 $996.51 PAHLISCH HOMES AT SOLSTICE LLC 126160312 6113 ROAD 119,PASCO 99301 SOLSTICE PHASE 1 LOT 12 $619.71 $30.78 $650.49 PAHLISCH HOMES AT SOLSTICE LLC 126160313 6109 ROAD 119,PASCO 99301 SOLSTICE PHASE 1 LOT 13 $659.42 $32.75 $692.16 PAHLISCH HOMES AT SOLSTICE LLC 126160314 6105 ROAD 119,PASCO 99301 SOLSTICE PHASE 1 LOT 14 $674.89 $33.52 $708.41 PAHLISCH HOMES AT SOLSTICE LLC 126160315 6017 ROAD 119,PASCO 99301 SOLSTICE PHASE 1 LOT 15 $689.62 $34.25 $723.87 PAHLISCH HOMES AT SOLSTICE LLC 126160316 6013 ROAD 119,PASCO 99301 SOLSTICE PHASE 1 LOT 16 $820.96 $40.77 $861.73 PAHLISCH HOMES AT SOLSTICE LLC 126160317 6009 ROAD 119,PASCO 99301 SOLSTICE PHASE 1 LOT 17 $699.80 $34.75 $734.56 PAHLISCH HOMES AT SOLSTICE LLC 126160318 1902 DUNSMUIR DR,PASCO 9930SOLSTICE PHASE 1 LOT 18 $448.61 $22.28 $470.89 PAHLISCH HOMES AT SOLSTICE LLC 126160319 1906 DUNSMUIR DR,PASCO 9930SOLSTICE PHASE 1 LOT 19 $368.09 $18.28 $386.37 PAHLISCH HOMES AT SOLSTICE LLC 126160320 1910 DUNSMUIR DR,PASCO 9930SOLSTICE PHASE 1 LOT 20 $416.59 $20.69 $437.28 PAHLISCH HOMES AT SOLSTICE LLC 126160321 1914 DUNSMUIR DR,PASCO 9930SOLSTICE PHASE 1 LOT 21 $416.59 $20.69 $437.28 PAHLISCH HOMES AT SOLSTICE LLC 126160322 1919 DUNSMUIR DR,PASCO 9930SOLSTICE PHASE 1 LOT 22 $341.65 $16.97 $358.62 PAHLISCH HOMES AT SOLSTICE LLC 126160323 920 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 23 $341.46 $16.96 $358.42 PAHLISCH HOMES AT SOLSTICE LLC 126160324 924 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 24 $351.95 $17.48 $369.43 PAHLISCH HOMES AT SOLSTICE LLC 126160325 002 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 25 $362.24 $17.99 $380.24 PAHLISCH HOMES AT SOLSTICE LLC 126160326 006 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 26 $366.71 $18.21 $384.92 PAHLISCH HOMES AT SOLSTICE LLC 126160327 010 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 27 $417.70 $20.74 $438.45 PAHLISCH HOMES AT SOLSTICE LLC 126160328 014 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 28 $367.98 $18.28 $386.26 PAHLISCH HOMES AT SOLSTICE LLC 126160329 018 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 29 $367.98 $18.28 $386.26 PAHLISCH HOMES AT SOLSTICE LLC 126160330 022 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 30 $370.53 $18.40 $388.93 PAHLISCH HOMES AT SOLSTICE LLC 126160331 021 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 31 $371.28 $18.44 $389.72 PAHLISCH HOMES AT SOLSTICE LLC 126160332 017 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 32 $367.03 $18.23 $385.26 PAHLISCH HOMES AT SOLSTICE LLC 126160333 013 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 33 $367.03 $18.23 $385.26 PAHLISCH HOMES AT SOLSTICE LLC 126160334 009 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 34 $367.03 $18.23 $385.26 PAHLISCH HOMES AT SOLSTICE LLC 126160335 005 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 35 $367.06 $18.23 $385.29 PAHLISCH HOMES AT SOLSTICE LLC 126160336 001 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 36 $368.69 $18.31 $387.00 PAHLISCH HOMES AT SOLSTICE LLC 126160337 919 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 37 $368.39 $18.30 $386.69 PAHLISCH HOMES AT SOLSTICE LLC 126160338 915 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 38 $368.38 $18.30 $386.68 PAHLISCH HOMES AT SOLSTICE LLC 126160339 911 NOTTINGHAM DR,PASCO 993SOLSTICE PHASE 1 LOT 39 $434.64 $21.59 $456.23 PAHLISCH HOMES AT SOLSTICE LLC 126160340 11902 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 40 $431.45 $21.43 $452.88 PAHLISCH HOMES AT SOLSTICE LLC 126160341 11906 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 41 $418.18 $20.77 $438.95 Final Assessments August 2022) 4:25 PM 8/11/2022 1 of 2 C:\Users\serram\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\7OQ2N2WD\Allocation Methodology_Final_toCity20220810[Assessments Final]Page 135 of 145Page 284 of 291 City of Pasco Northwest Area Sewer Alignment Final Assessment Roll 2022.08.09 Final Assessment) Assessment Roll No.Owner County Parcel No. Situs Address Legal Description Flow Contribution MGD) Frontage Length LF) Calculated Assessment 60%Flow,40% Frontage) Other Assessments Total Assessment Final Assessments August 2022) PAHLISCH HOMES AT SOLSTICE LLC 126160342 11910 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 42 $418.18 $20.77 $438.95 PAHLISCH HOMES AT SOLSTICE LLC 126160343 12004 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 43 $416.66 $20.69 $437.35 PAHLISCH HOMES AT SOLSTICE LLC 126160344 12008 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 44 $416.59 $20.69 $437.28 PAHLISCH HOMES AT SOLSTICE LLC 126160345 12012 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 45 $416.59 $20.69 $437.28 PAHLISCH HOMES AT SOLSTICE LLC 126160346 12016 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 46 $367.00 $18.23 $385.23 PAHLISCH HOMES AT SOLSTICE LLC 126160347 12020 NORFOLK DR,PASCO 9930 SOLSTICE PHASE 1 LOT 47 $380.91 $18.92 $399.83 PAHLISCH HOMES AT SOLSTICE LLC 126160348 6212 ROAD 122,PASCO 99301 SOLSTICE PHASE 1 LOT 48 $516.34 $25.64 $541.98 PAHLISCH HOMES AT SOLSTICE LLC 126160349 6208 ROAD 122,PASCO 99301 SOLSTICE PHASE 1 LOT 49 $446.78 $22.19 $468.97 PAHLISCH HOMES AT SOLSTICE LLC 126160350 6204 ROAD 122,PASCO 99301 SOLSTICE PHASE 1 LOT 50 $507.15 $25.19 $532.33 PAHLISCH HOMES AT SOLSTICE LLC 126160351 6118 ROAD 122,PASCO 99301 SOLSTICE PHASE 1 LOT 51 $446.78 $22.19 $468.97 PAHLISCH HOMES AT SOLSTICE LLC 126160352 6114 ROAD 122,PASCO 99301 SOLSTICE PHASE 1 LOT 52 $446.78 $22.19 $468.97 PAHLISCH HOMES AT SOLSTICE LLC 126160353 6110 ROAD 122,PASCO 99301 SOLSTICE PHASE 1 LOT 53 $507.15 $25.19 $532.33 PAHLISCH HOMES AT SOLSTICE LLC 126160354 6106 ROAD 122,PASCO 99301 SOLSTICE PHASE 1 LOT 54 $446.90 $22.19 $469.09 PAHLISCH HOMES AT SOLSTICE LLC 126160356 6102 ROAD 119,PASCO 99301 SOLSTICE PHASE 1 TRACT D $1,853.85 $92.07 $1,945.92 PAHLISCH HOMES AT SOLSTICE LLC 126160357 SOLSTICE PHASE 1 TRACT I $230,247.56 $11,435.00 $241,682.56 3 Pasco School District No.1 115180042 SHORT PLAT 2016 14 LOT 1 0.04 1,316 $136,338.80 $0.00 $136,338.80 4 Barker Testamentary Trust 49.5 Percent) 115180073 7128 IRIS LN,PASCO 99301 FARM UNIT 99,IRR BLK 1 EXC PTN FOR CO RD R/W 1754579) 0.35 1,345 $333,710.96 $0.00 $333,710.96 Pro Made Construction LLC 115180075 $103,952.58 $0.00 $103,952.58 Pro Made Construction LLC 115180076 $65,673.36 $0.00 $65,673.36 Pro Made Construction LLC 115180077 $80,287.99 $0.00 $80,287.99 Pro Made Construction LLC 115180078 $83,797.04 $0.00 $83,797.04 5 Alford Enterprises,LLC 115180055 N2SE4SE4 6 9 29 EXC PTN FOR CO RD R/W 1729792) 0.05 500 $76,193.84 $0.00 $76,193.84 6 TSK 2019 LLC 115180065 LOT 1,SHORT PLAT 2019 9 0.03 20 $17,310.83 $0.00 $17,310.83 7 Pasco Burns LLC 115180066 10181 BURNS RD,PASCO 99301 LOT 2,SHORT PLAT 2019 9 0.05 490 $73,434.76 $0.00 $73,434.76 8 Pasco Burns LLC 115180067 10315 BURNS RD,PASCO 99301 LOT 3,SHORT PLAT 2019 9 0.05 490 $73,434.76 $0.00 $73,434.76 TOTALS TOTALS 3.07 14,723 $3,174,696.12 $66,728.00 $3,241,424.12 4:25 PM 8/11/2022 2 of 2 C:\Users\serram\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\7OQ2N2WD\Allocation Methodology_Final_toCity20220810[Assessments Final]Page 136 of 145Page 285 of 291 SL SA N DIF U R P K W Y CHAPEL HILLBLVD W C O U R TS TDENTRDBURNS RD ROAD 111BROADMOOR BLVDI- 182 W I-182 EHARRISRDSEGMENT A SEGMENT B SEGMENT C SEGMENT E SEGMENT D1 - NOT SERVED 2 - NOT SERVED 4 8 321 5 7 6Thismap is a graphic representation derived from theCity ofPasco Geographic Information System. It was designedand intendedforCity of Pascostaff use only; itis not guaranteedto survey accuracy. This mapis based on thebestinformation available on the dateshown onthis map. Any reproduction orsale of this map, or portionsthereof, is prohibited without express written authorizationby theCity ofPasco. Thismaterialis owned and copyrightedby the Cityof Pasco.0600 1, 200300Feet 1inch :1,200 feetLegendBackground LayersCityof PascoLimitsUrban GrowthBoundaryLID AssessmentBoundaryExisting SanitarySewer Gravity SewerMainProposed Sanitary SewerProposed Alignment (LID)ProposedConnectionby Landowner (non-LID)J:\DATA\PSC\20-0004\GIS\PSC NW AREASEWER GIS PROJECT\PSC NW AREA SEWERGIS PROJECT.APRX BY: APELLETIERPLOT DATE: FEB 28, 2020 COORDINATE SYSTEM: NAD 1983HARN STATEPLANEWASHINGTONSOUTHFIPS4602 FEETNWSewerAreaAlignmentNW Sewer AreaAlignment City of PascoCity of Pasco Overview Figure 1 No. Owner 1 2 3 456 7 8BroadmoorProperties, LLCRocky HillsManagement, LP PascoSchoolDistrict No. 1 Barker TestamentaryTrust (49. 5Percent)Alford Enterprises, LLC TSK 2019 LLC Big Sky Developers, Page 286 of 291 SANDIFUR PK W Y CHAPEL HILL BLVD ROAD 100DENT RDW C OU RT S T BROADMOOR BLVDROAD 111BURNS RD I- 182 WI-182 EHARRIS RD126160357 115210048 115210047 115210045 115210044 115210043 115210042 115210041 115210040 115210039 115210038 115210037 115210036 115210035 115210034 115210033 115210032 115210031 115180078 115180077115180076 115180075 115180067115180066115180065 115180055 115180042 This map is a graphic representation derived from the City of Pasco Geographic Information System. It was designed and intended for City of Pasco staff use only; it is not guaranteed to survey accuracy. This map is based on the best information available on the date shown on this map.Any reproduction or sale of this map, or portions thereof, is prohibited without express written authorization by the City of Pasco.This material is owned andcopyrighted by the City of Pasco.0 600 1,200300 Feet 1 inch :1,200 feet N J:\DATA\PSC\20-0004\GIS\PSC NW AREA SEWER GIS PROJECT\PSC NW AREA SEWER GIS PROJECT.APRX BY: RWITHERS PLOT DATE: AUG 11, 2022 COORDINATE SYSTEM: NAD 1983 HARNSTATEPLANEWASHINGTONSOUTHFIPS 4602 FEETNWSewerArea AlignmentNW Sewer Area Alignment City of PascoCity of Pasco NW Sewer LID Participants LID 151 Legend LID 151 Participating Parcel LID 151 Gravity Main LID 151 Force Main Previously- Existing Gravity Main 126160301 126160302 126160303 126160304 126160305 126160306 126160307 126160308 126160309 126160310 126160311 126160312 126160313 126160314 126160315 126160316 126160317 126160318 126160319 126160320 126160321 126160322 126160323 126160324 126160325 126160326 126160327 126160328 126160329 126160330 126160331 126160332 126160333 126160334 126160335 126160336 126160337 126160338 126160339 126160340 126160341 126160342 126160343 126160344 126160345 126160346 126160347 126160348 126160349 126160350Page 287 of 291 City of Pasco Northwest Area Sewer Alignment Final Assessment Roll (2022.09.28 ‐ Final Assessment) Assessment Roll No.Owner County Parcel No. Situs Address Legal Description Flow Contribution (MGD) Frontage Length (LF) Calculated Assessment (60% Flow, 40% Frontage) Other Assessments Total Assessment 1 Broadmoor Properties, LLC 115210022 10800 HARRIS RD, PASCO 99301 ALL FR 7‐9‐29 LESS EASEMENT & EXC PTN TO ST OF WA FOR SR I‐82 (PARC EL 5‐04295) EXC TH PTN SE 7‐9‐29 LY SLY OF ST HWY 1‐182 EXC E748 97'THEREOF AND TH PTN S30'OF SE 7‐9‐29 LY ELY CTRLN FR 2.27 9,217 $2,207,546.62 $53,978.00 $2,261,524.62 Broadmoor Properties, LLC 115210031 ‐‐‐ ‐‐‐ $90,633.35 $0.00 $90,633.35 Broadmoor Properties, LLC 115210032 ‐‐‐ ‐‐‐ $90,576.97 $0.00 $90,576.97 Broadmoor Properties, LLC 115210033 ‐‐‐ ‐‐‐ $94,629.57 $0.00 $94,629.57 Broadmoor Properties, LLC 115210034 ‐‐‐ ‐‐‐ $131,461.19 $0.00 $131,461.19 Broadmoor Properties, LLC 115210035 ‐‐‐ ‐‐‐ $130,771.07 $0.00 $130,771.07 Broadmoor Properties, LLC 115210036 ‐‐‐ ‐‐‐ $136,074.16 $0.00 $136,074.16 Broadmoor Properties, LLC 115210037 ‐‐‐ ‐‐‐ $289,983.02 $0.00 $289,983.02 Big Sky Development, LLC 115210038 ‐‐‐ ‐‐‐ $232,082.04 $53,978.00 $286,060.05 Broadmoor Properties, LLC 115210039 ‐‐‐ ‐‐‐ $196,125.61 $0.00 $196,125.61 Broadmoor Properties, LLC 115210040 ‐‐‐ ‐‐‐ $142,150.73 $0.00 $142,150.73 Broadmoor Properties, LLC 115210041 ‐‐‐ ‐‐‐ $47,331.87 $0.00 $47,331.87 Broadmoor Properties, LLC 115210042 ‐‐‐ ‐‐‐ $85,279.15 $0.00 $85,279.15 Broadmoor Properties, LLC 115210043 ‐‐‐ ‐‐‐ $58,191.77 $0.00 $58,191.77 Broadmoor Properties, LLC 115210044 ‐‐‐ ‐‐‐ $172,157.61 $0.00 $172,157.61 Broadmoor Properties, LLC 115210045 ‐‐‐ ‐‐‐ $239,249.76 $0.00 $239,249.76 Broadmoor Properties, LLC 115210047 ‐‐‐ ‐‐‐ $33,903.27 $0.00 $33,903.27 Broadmoor Properties, LLC 115210048 ‐‐‐ ‐‐‐ $36,945.47 $0.00 $36,945.47 2 Rocky Hills Management, LP 126160010 3291 BURNS RD, PASCO 99301 FARM UNIT 84, IRR BLK 1 0.23 1,345 $256,725.56 $12,750.00 $269,475.56 PAHLISCH HOMES AT SOLSTICE LLC 126160301 12019 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 1 ‐‐‐ ‐‐‐ $444.32 $22.07 $466.39 PAHLISCH HOMES AT SOLSTICE LLC 126160302 12013 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 2 ‐‐‐ ‐‐‐ $382.21 $18.98 $401.20 PAHLISCH HOMES AT SOLSTICE LLC 126160303 12009 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 3 ‐‐‐ ‐‐‐ $382.59 $19.00 $401.59 PAHLISCH HOMES AT SOLSTICE LLC 126160304 12005 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 4 ‐‐‐ ‐‐‐ $460.58 $22.87 $483.45 PAHLISCH HOMES AT SOLSTICE LLC 126160305 12001 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 5 ‐‐‐ ‐‐‐ $435.57 $21.63 $457.20 MATA(ETAL), ANGELINA SILVA 126160306 11909 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 6 ‐‐‐ ‐‐‐ $398.21 $19.78 $417.99 SANTOY, MATHEW O & SHANTAL A 126160307 11905 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 7 ‐‐‐ ‐‐‐ $477.07 $23.69 $500.76 GARZA‐PRUNEDA, JESSICA M 126160308 11901 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 8 ‐‐‐ ‐‐‐ $498.48 $24.76 $523.23 PAHLISCH HOMES AT SOLSTICE LLC 126160309 11813 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 9 ‐‐‐ ‐‐‐ $568.81 $28.25 $597.06 PAHLISCH HOMES AT SOLSTICE LLC 126160310 11809 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 10 ‐‐‐ ‐‐‐ $561.48 $27.89 $589.37 PAHLISCH HOMES AT SOLSTICE LLC 126160311 6117 ROAD 119, PASCO 99301 SOLSTICE PHASE 1 LOT 11 ‐‐‐ ‐‐‐ $949.36 $47.15 $996.51 PAHLISCH HOMES AT SOLSTICE LLC 126160312 6113 ROAD 119, PASCO 99301 SOLSTICE PHASE 1 LOT 12 ‐‐‐ ‐‐‐ $619.71 $30.78 $650.49 PAHLISCH HOMES AT SOLSTICE LLC 126160313 6109 ROAD 119, PASCO 99301 SOLSTICE PHASE 1 LOT 13 ‐‐‐ ‐‐‐ $659.42 $32.75 $692.16 PAHLISCH HOMES AT SOLSTICE LLC 126160314 6105 ROAD 119, PASCO 99301 SOLSTICE PHASE 1 LOT 14 ‐‐‐ ‐‐‐ $674.89 $33.52 $708.41 PAHLISCH HOMES AT SOLSTICE LLC 126160315 6017 ROAD 119, PASCO 99301 SOLSTICE PHASE 1 LOT 15 ‐‐‐ ‐‐‐ $689.62 $34.25 $723.87 PAHLISCH HOMES AT SOLSTICE LLC 126160316 6013 ROAD 119, PASCO 99301 SOLSTICE PHASE 1 LOT 16 ‐‐‐ ‐‐‐ $820.96 $40.77 $861.73 PAHLISCH HOMES AT SOLSTICE LLC 126160317 6009 ROAD 119, PASCO 99301 SOLSTICE PHASE 1 LOT 17 ‐‐‐ ‐‐‐ $699.80 $34.75 $734.56 PAHLISCH HOMES AT SOLSTICE LLC 126160318 1902 DUNSMUIR DR, PASCO 9930SOLSTICE PHASE 1 LOT 18 ‐‐‐ ‐‐‐ $448.61 $22.28 $470.89 PAHLISCH HOMES AT SOLSTICE LLC 126160319 1906 DUNSMUIR DR, PASCO 9930SOLSTICE PHASE 1 LOT 19 ‐‐‐ ‐‐‐ $368.09 $18.28 $386.37 PAHLISCH HOMES AT SOLSTICE LLC 126160320 1910 DUNSMUIR DR, PASCO 9930SOLSTICE PHASE 1 LOT 20 ‐‐‐ ‐‐‐ $416.59 $20.69 $437.28 PAHLISCH HOMES AT SOLSTICE LLC 126160321 1914 DUNSMUIR DR, PASCO 9930SOLSTICE PHASE 1 LOT 21 ‐‐‐ ‐‐‐ $416.59 $20.69 $437.28 PAHLISCH HOMES AT SOLSTICE LLC 126160322 1919 DUNSMUIR DR, PASCO 9930SOLSTICE PHASE 1 LOT 22 ‐‐‐ ‐‐‐ $341.65 $16.97 $358.62 PAHLISCH HOMES AT SOLSTICE LLC 126160323 920 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 23 ‐‐‐ ‐‐‐ $341.46 $16.96 $358.42 PAHLISCH HOMES AT SOLSTICE LLC 126160324 924 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 24 ‐‐‐ ‐‐‐ $351.95 $17.48 $369.43 PAHLISCH HOMES AT SOLSTICE LLC 126160325 002 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 25 ‐‐‐ ‐‐‐ $362.24 $17.99 $380.24 PAHLISCH HOMES AT SOLSTICE LLC 126160326 006 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 26 ‐‐‐ ‐‐‐ $366.71 $18.21 $384.92 PAHLISCH HOMES AT SOLSTICE LLC 126160327 010 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 27 ‐‐‐ ‐‐‐ $417.70 $20.74 $438.45 PAHLISCH HOMES AT SOLSTICE LLC 126160328 014 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 28 ‐‐‐ ‐‐‐ $367.98 $18.28 $386.26 PAHLISCH HOMES AT SOLSTICE LLC 126160329 018 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 29 ‐‐‐ ‐‐‐ $367.98 $18.28 $386.26 PAHLISCH HOMES AT SOLSTICE LLC 126160330 022 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 30 ‐‐‐ ‐‐‐ $370.53 $18.40 $388.93 PAHLISCH HOMES AT SOLSTICE LLC 126160331 021 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 31 ‐‐‐ ‐‐‐ $371.28 $18.44 $389.72 PAHLISCH HOMES AT SOLSTICE LLC 126160332 017 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 32 ‐‐‐ ‐‐‐ $367.03 $18.23 $385.26 PAHLISCH HOMES AT SOLSTICE LLC 126160333 013 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 33 ‐‐‐ ‐‐‐ $367.03 $18.23 $385.26 PAHLISCH HOMES AT SOLSTICE LLC 126160334 009 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 34 ‐‐‐ ‐‐‐ $367.03 $18.23 $385.26 PAHLISCH HOMES AT SOLSTICE LLC 126160335 005 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 35 ‐‐‐ ‐‐‐ $367.06 $18.23 $385.29 PAHLISCH HOMES AT SOLSTICE LLC 126160336 001 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 36 ‐‐‐ ‐‐‐ $368.69 $18.31 $387.00 PAHLISCH HOMES AT SOLSTICE LLC 126160337 919 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 37 ‐‐‐ ‐‐‐ $368.39 $18.30 $386.69 PAHLISCH HOMES AT SOLSTICE LLC 126160338 915 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 38 ‐‐‐ ‐‐‐ $368.38 $18.30 $386.68 PAHLISCH HOMES AT SOLSTICE LLC 126160339 911 NOTTINGHAM DR, PASCO 993SOLSTICE PHASE 1 LOT 39 ‐‐‐ ‐‐‐ $434.64 $21.59 $456.23 PAHLISCH HOMES AT SOLSTICE LLC 126160340 11902 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 40 ‐‐‐ ‐‐‐ $431.45 $21.43 $452.88 PAHLISCH HOMES AT SOLSTICE LLC 126160341 11906 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 41 ‐‐‐ ‐‐‐ $418.18 $20.77 $438.95 Final Assessments (September 2022) 3:41 PM 9/28/2022 1 of 2\\EPSILON\Engineering\Engineering Working Folder\+Proj‐LID's\CP7‐SE‐2A‐18‐00 1800076 Broadmoor Area Sewer LID\Council Items\10‐03‐2022 Meeting Items\Final Assessment Roll 20220928[Assessments Final]Page 288 of 291 City of Pasco Northwest Area Sewer Alignment Final Assessment Roll (2022.09.28 ‐ Final Assessment) Assessment Roll No.Owner County Parcel No. Situs Address Legal Description Flow Contribution (MGD) Frontage Length (LF) Calculated Assessment (60% Flow, 40% Frontage) Other Assessments Total Assessment Final Assessments (September 2022) PAHLISCH HOMES AT SOLSTICE LLC 126160342 11910 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 42 ‐‐‐ ‐‐‐ $418.18 $20.77 $438.95 PAHLISCH HOMES AT SOLSTICE LLC 126160343 12004 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 43 ‐‐‐ ‐‐‐ $416.66 $20.69 $437.35 PAHLISCH HOMES AT SOLSTICE LLC 126160344 12008 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 44 ‐‐‐ ‐‐‐ $416.59 $20.69 $437.28 PAHLISCH HOMES AT SOLSTICE LLC 126160345 12012 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 45 ‐‐‐ ‐‐‐ $416.59 $20.69 $437.28 PAHLISCH HOMES AT SOLSTICE LLC 126160346 12016 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 46 ‐‐‐ ‐‐‐ $367.00 $18.23 $385.23 PAHLISCH HOMES AT SOLSTICE LLC 126160347 12020 NORFOLK DR, PASCO 9930 SOLSTICE PHASE 1 LOT 47 ‐‐‐ ‐‐‐ $380.91 $18.92 $399.83 PAHLISCH HOMES AT SOLSTICE LLC 126160348 6212 ROAD 122, PASCO 99301 SOLSTICE PHASE 1 LOT 48 ‐‐‐ ‐‐‐ $516.34 $25.64 $541.98 PAHLISCH HOMES AT SOLSTICE LLC 126160349 6208 ROAD 122, PASCO 99301 SOLSTICE PHASE 1 LOT 49 ‐‐‐ ‐‐‐ $446.78 $22.19 $468.97 PAHLISCH HOMES AT SOLSTICE LLC 126160350 6204 ROAD 122, PASCO 99301 SOLSTICE PHASE 1 LOT 50 ‐‐‐ ‐‐‐ $507.15 $25.19 $532.33 PAHLISCH HOMES AT SOLSTICE LLC 126160351 6118 ROAD 122, PASCO 99301 SOLSTICE PHASE 1 LOT 51 ‐‐‐ ‐‐‐ $446.78 $22.19 $468.97 PAHLISCH HOMES AT SOLSTICE LLC 126160352 6114 ROAD 122, PASCO 99301 SOLSTICE PHASE 1 LOT 52 ‐‐‐ ‐‐‐ $446.78 $22.19 $468.97 PAHLISCH HOMES AT SOLSTICE LLC 126160353 6110 ROAD 122, PASCO 99301 SOLSTICE PHASE 1 LOT 53 ‐‐‐ ‐‐‐ $507.15 $25.19 $532.33 PAHLISCH HOMES AT SOLSTICE LLC 126160354 6106 ROAD 122, PASCO 99301 SOLSTICE PHASE 1 LOT 54 ‐‐‐ ‐‐‐ $446.90 $22.19 $469.09 PAHLISCH HOMES AT SOLSTICE LLC 126160356 6102 ROAD 119, PASCO 99301 SOLSTICE PHASE 1 TRACT D ‐‐‐ ‐‐‐ $1,853.85 $92.07 $1,945.92 PAHLISCH HOMES AT SOLSTICE LLC 126160357 SOLSTICE PHASE 1 TRACT I ‐‐‐ ‐‐‐ $230,247.56 $11,435.00 $241,682.56 3 Pasco School District No. 1 115180042 SHORT PLAT 2016‐14 LOT 1 0.04 1,316 $136,338.80 $0.00 $136,338.80 4 Barker Testamentary Trust (49.5 Percent)115180073 7128 IRIS LN, PASCO 99301 FARM UNIT 99, IRR BLK 1 EXC PTN FOR CO RD R/W (1754579) 0.35 1,345 $333,710.96 $0.00 $333,710.96 Barker Testamentary Trust (49.5 Percent)115180074 7128 IRIS LN, PASCO 99301 $0.00 Pro Made Construction LLC 115180075 ‐‐‐ ‐‐‐ $103,952.58 $0.00 $103,952.58 Pro Made Construction LLC 115180076 ‐‐‐ ‐‐‐ $65,673.36 $0.00 $65,673.36 Pro Made Construction LLC 115180077 ‐‐‐ ‐‐‐ $80,287.99 $0.00 $80,287.99 Pro Made Construction LLC 115180078 ‐‐‐ ‐‐‐ $83,797.04 $0.00 $83,797.04 5 Alford Enterprises, LLC 115180055 N2SE4SE4 6‐9‐29 EXC PTN FOR CO RD R/W (1729792) 0.05 500 $76,193.84 $0.00 $76,193.84 6 TSK 2019 LLC 115180065 LOT 1, SHORT PLAT 2019‐9 0.03 20 $17,310.83 $0.00 $17,310.83 7 Pasco‐Burns LLC 115180066 10181 BURNS RD, PASCO 99301 LOT 2, SHORT PLAT 2019‐9 0.05 490 $73,434.76 $0.00 $73,434.76 8 Pasco‐Burns LLC 115180067 10315 BURNS RD, PASCO 99301 LOT 3, SHORT PLAT 2019‐9 0.05 490 $73,434.76 $0.00 $73,434.76 TOTALS TOTALS 3.07 14,723 $3,174,696.12 $66,728.00 $3,241,424.12 3:41 PM 9/28/2022 2 of 2\\EPSILON\Engineering\Engineering Working Folder\+Proj‐LID's\CP7‐SE‐2A‐18‐00 1800076 Broadmoor Area Sewer LID\Council Items\10‐03‐2022 Meeting Items\Final Assessment Roll 20220928[Assessments Final]Page 289 of 291 QUALITY OF LIFE Promote a high-quality of life through quality programs, services and appropriate investment and re- investment in community infrastructure including, but not limited to: • Completion of Transportation System Master Plan and design standard updates to promote greater neighborhood cohesion in new and re-developed neighborhoods through design elements, e.g.; connectivity, walkability, aesthetics, sustainability, and community gathering spaces. • Completion of the Parks, Recreation and Open Space Plan and development of an implementation strategy to enhance such services equitably across the community. • Completion of the Housing Action and Implementation Plan with a focus on a variety of housing to address the needs of the growing population. FINANCIAL SUSTAINABILITY Enhance the long-term viability, value, and service levels of services and programs, including, but not limited to: • Adopting policies and strategic investment standards to assure consistency of long-range planning to include update of impact fees, area fees to specific infrastructure, and SEPA mitigation measures related to new development, e.g.; schools, traffic, parks, and fire. COMMUNITY TRANSPORTATION NETWORK Promote a highly functional multi-modal transportation system including, but not limited to: • Application of the adopted Transportation System Master Plan including development of policies, regulations, programs, and projects that provide for greater connectivity, strategic investment, mobility, multi -modal systems, accessibility, efficiency, and safety. COMMUNITY SAFETY Promote proactive approaches for the strategic investment of infrastructure, staffing, and equipment including, but not limited to: • Adoption and develop implementation strategies for Comprehensive Fire Master Plan aimed at maintaining the current Washington State Rating Bureau Class 3 community rating. • Collaboration with regional partners to influence strategies to reduce incidences of homeless by leveraging existing resources such as the newly implemented 0.1% mental health sales tax, use of resource navigator programs, and other efforts. • Development of an implementation strategy for the Comprehensive Police Master Plan to support future service levels of the department to assure sustainability, public safety, officer safety, crime control, and compliance with legislative mandates. ECONOMIC VITALITY Promote and encourage economic vitality including, but not limited to: • Implementation of the Comprehensive Land Use Plan through related actions including zoning code changes, phased sign code update, and development regulations and standards. • Completion of Area Master Plans and environmental analysis complementing the Comprehensive Land Use Plan such as Downtown and Broadmoor Master Plans. • Development of an Economic Development Plan, including revitalization efforts. COMMUNITY IDENTITY Identify opportunities to enhance community identity, cohesion, and image including, but not limited to: • Development of a Community Engagement Plan to evaluate strategies, technologies, and other opportunities to further inclusivity, community engagement, and inter-agency and constituent coordination efforts. • Support of the Arts and Culture Commission in promoting unity and the celebration of diversity through art and culture programs, recognition of significant events or occurrences, and participation/sponsorship of events within the community. Page 290 of 291 CALIDAD DE VIDA Promover una calidad de vida alta a través de programas de calidad, servicios, inversiones y reinversiones apropiadas en la infraestructura de la comunidad incluyendo, pero no limitado a: • Terminar el Plan de Transportación para promover más cohesión entre nuestras vecindades actuales y re-desarrolladas a través de elementos de diseño, p.ej. conectividad, transitabilidad, sostenibilidad estética, y espacios para reuniones comunitarias. • Terminar el Plan de los Parques, la Recreación, y los Espacios Vacíos y el desarrollo de una estrategia de implementación para mejorar tales servicios justamente a lo largo de la comunidad. • Terminar el Plan de Acción e Implementación de Viviendas con un enfoque en una variedad de viviendas para tratar las necesidades del aumento en la población. SOSTENIBIILIDAD FINANCIERA Mejorar la viabilidad a largo plazo, el valor, y los niveles de los servicios y los programas, incluyendo, pero no limitado a: • Adoptar las políticas y los estándares de inversión estratégica para asegurar consistencia en la planificación a largo plazo para incluir la actualización de las tarifas de impacto, las tarifas en áreas de infraestructura específica, y las medidas de mitigación SEPA relacionadas con el nuevo desarrollo, p.ej. escuelas, tráfico, parques, e incendios. RED DE TRANSPORTACION COMUNITARIA Promover un sistema de transportación multimodal en alta operación incluyendo, pero no limitado a: • Aplicar el Plan de Transportación que fue adoptado, incluyendo el desarrollo de las políticas, las reglas, los programas, y los proyectos que proporcionan más conectividad, inversión estratégica, movilidad, sistemas multimodales, accesibilidad, eficiencia, y seguridad. SEGURIDAD COMUNITARIA Promover métodos proactivos para la inversión estratégica en la infraestructura, el personal, y el equipo incluyendo, pero no limitado a: • Adoptar y desarrollar estrategias de implementación para el Plan Comprehensivo para Incendios. Con el propósito de mantener la clasificación comunitaria actual en la tercera Clase del Departamento de Clasificación del Estado de Washington. • Colaborar con socios regionales para influenciar estrategias que reduzcan los incidentes de personas sin hogar al hacer uso de los recursos actuales como el impuesto de ventas de 0.1% implementado recientemente para la salud mental, el uso de programas para navegar los recursos, y otros esfuerzos. • Desarrollar una estrategia de implementación para el Plan Comprehensivo de la Policía para apoyar los niveles futuros de servicio del departamento para asegurar la sostenibilidad, la seguridad pública, la seguridad de los policías, el control de crímenes, y el cumplimiento con los mandatos legislativos. VITALIDAD ECONOMICA Promover y fomentar vitalidad económica incluyendo, pero no limitado a: • Implementar el Plan Comprehensivo del Uso de Terreno a través de acciones relacionadas, incluyendo cambios de los códigos de zonificación, actualización en las etapas de los códigos de las señales, y el desarrollo de las reglas y los estándares. • Terminar los Planes de las Áreas y un análisis ambiental el cual complementa al plan integral de uso de la tierra como a los Planes del Centro y de Broadmoor. • Desarrollar un Plan de Desarrollo Económico, el cual incluya esfuerzos de revitalización. IDENTIDAD COMUNITARIA Identificar oportunidades para mejorar la identidad comunitaria, la cohesión, y la imagen incluyendo, pero no limitado a: • Desarrollar un Plan de Participación de la Comunidad para evaluar las estrategias, las tecnologías, y otras oportunidades para promover la inclusividad, la participación de la comunidad, y los esfuerzos interdepartamentales y de coordinación de los constituyentes. • Apoyar a la Comisión de las Artes y Cultura al promover la unidad y la celebración de la diversidad a través de programas de arte y cultura, reconocer eventos o acontecimientos significantes, y participar/patrocinar eventos dentro de la comunidad. Page 291 of 291