Eminent Domain & Right-of-Way Projects
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Appraisal Solutions Northwest provides right-of-way appraisal services for property owners, private consultants (survey, engineering and right-of-way firms) and Local Agencies (cities, counties and municipalities). Projects range from single parcel acquisitions to 50 ± parcel projects with partial and total acquisitions. Depending on the complexity of the project and proposed acquisition, appraisal report formats may vary from simple 'strip' acquisitions to complex ‘before/after’ appraisal report formats. In all cases, not only is the land valued, but a comprehensive analysis of any damages and/or special benefits due to the proposed acquisition and project is also performed.
All appraisal and appraisal review reports prepared for eminent domain purposes are reported in compliance with the Uniform Standards for Professional Appraisal Practice (USPAP), The Uniform Appraisal Standards for Federal Land Acquisitions ("Yellow Book"), and appropriate Federal and State laws, regulations, policies and procedures. Appraisal assignments are also regularly subject to the guidelines and policies as set forth under the Recreation and Conservation Office (RCO) manual. Eminent Domain & Right-of-Way Assignments Include:
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Select Project Experience
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City of Lakewood
South Tacoma Way: Hwy 512 to 96th Street This project runs along the east and west sides of S. Tacoma Way between Perkins Avenue and 96th Street in a high traffic, commercial area of Lakewood. There were eleven fee simple partial acquisitions required. The appraisal assignment included preparation of a Project Funding Estimate, Administrative Offer Summary sheets and summary narrative appraisal reports. |
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City of Longview
Mint Farm Groundwater Project The Mint Farm Groundwater Project impacted several parcels within the Mint Farm Industrial Park in Longview. Valuation services were needed for the new well field site which would include four initial production wells, two future wells and a water treatment facility and the associated easements necessary to tie the existing water lines to the new well field site. Impacted parcels included several industrial tracts as well as a wetland mitigation tract. |
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WA Dept. of Fish & Wildlife Projects
Abernathy Creek (Ocean Beach Hwy), Grass Island (Westport) & Lynch Cove Estuary (Belfair) Appraisal assignments have included a variety of unique properties and appraisal assignments. WDFW’s Lynch Cove Estuary project will acquire 170 acres of wetland habitat on the Tahuya Peninsula near Belfair to protect estuarine habitat for wildlife and marine fish resources, including five species of salmonids. This appraisal assignment included the appraisal of a restaurant, commercial billboard sign and a recreational/tideland parcel under two separate scenarios and also the appraisal of a single family residence on a commercial parcel with a recreational/tideland parcel, all located along the east bank of Lynch Cove in Hood Canal. |
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City of Vancouver
SE 164th Ave: SE 34th Street to SE 1st Street Intersection This project improved five intersections along the SE 164th Avenue corridor in the City of Vancouver which required a combination of fee simple and easement acquisitions. The appraisal assignment included valuation services for a total of seven separate ownerships requiring appraisal reports, administrative offer summaries and a project funding estimate. Properties types included commercial and high-density residential uses. |
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WA Dept. of Natural Resources
Elk River NRCA (Bay City Lots) This project consisted of six separate parcels slated for inclusion in the Elk River Natural Resources Conservation Area along the Elk River in Bay City, Grays Harbor County. The parcels included timberland, waterfront residential, upland residential, and recreational use properties. |
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City of Lakewood
Bridgeport Way Improvements This project improved the Bridgeport Way corridor and involved fee simple partial acquisitions from approximately ten (10) parcels including a mix of residential and commercial zoning districts. The appraisal assignment consisted of several strip appraisal reports, Administrative Offer Summaries and a Project Funding Estimate. |
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Skamania County Public Works
Hot Springs Avenue: North of Hwy 14 This project improved and stabilized Hot Springs Avenue running north of Highway 14 along the Wind River in Carson. The road improvement project impacted two parcels with very nice low-bank Wind River frontage, one of which also included the historic Log Dump lagoon lying within the General Management Area of the Columbia River Gorge Scenic Area. |
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Mason County Public Works
Grapeview Loop Road: McLane Culvert This project consisted of replacing the existing culvert and widening and straightening the alignment of Grapeview Loop Road. The appraisal assignment included strip appraisal reports and one administrative offer summary. |
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City of Poulsbo
Fjord Drive 2010 Slide Repair Due to a land slide, the he City of Poulsbo needed to acquire permanent easements for the placement, construction, and maintenance of a retaining wall and stormwater appurtenances under and across the subject parcels lying along Fjord Drive. |
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City of Longview
32nd Avenue Pump Station This project is part of a larger sewer project known as the Hudson/Douglas/33rd Avenue Sewer Pump Stations and Force Main Project. The project purpose and intent is to eliminate the overflow of raw sewage from manholes along 32nd Avenue. The appraisal assignment included a summary narrative appraisal report for a total acquisition, preparation of a project funding estimate and administrative offer summary sheets for 16 residential parcels. |
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City of Bonney Lake
Eastown Lift Station, WSDOT Partial Acquisition The Eastown Lift Station Project is located at the southeast corner of the subject site, which consists of 11.78 ± acres zoned for residential (R-10) development. WSDOT Pond B (SR 410, Stormwater Treatment Area No. 1) is located near the site’s southwesterly corner. This project consisted of a partial fee simple acquisition. |
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City of Lakewood
Lakewood Station Connection Project The Lakewood Station Connection Project includes a cul-de-sac with several parking spaces and a pedestrian overpass to be built at the end of Kendrick Street. The new overpass will provide pedestrian access over the railroad tracks to the Lakewood Station. Lakewood Station is a collaboration between Pierce Transit, BNSF and Tacoma Rail and is funded in partnership between Sound Transit, the Federal Transit Administration, the City of Lakewood and the WSDOT. |
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Summit Power Group, Inc.
Harvest Wind Project, Wind Farm in Klickitat County This appraisal consulting assignment included the determination of value impact due to a 100-foot wide permanent access easement over several large tracts of land to access the Harvest Wind East wind turbine site. |
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Island County Public Works
Hastie Lake Road: Zylstra Road Intersection This project originally consisted of seven partial acquisitions from residential parcels for the purpose of improving the intersection. Valuation services included the preparation of a project funding estimate, administrative offer summaries and short form narrative appraisal reports. |
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Mason County Public Works
Culvert Replacements & Road Alignment Projects This on-call real estate appraisal contract provided valuation services for a wide variety of projects which have ranged from culvert replacements to road re-alignment projects. Property types included salt-waterfront parcels, residential home sites and timberland tracts. |
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Grays Harbor County Public Works
Bridge and Road Improvement Projects Valuation services provided for Grays Harbor County Public Works have included before/after appraisal reports, project funding estimates and administrative offer summary sheets for a variety of road safety and improvement projects. Acquisitions include temporary construction easements, permanent slope and drainage easements and partial fee simple acquisitions for road realignment (vertical and/or horizontal curves), road widening, bridge and culvert replacements and wetland mitigation. |
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