JACKSON PARISH POLICE JURY Jackson Parish Courthouse
500 East Court Street, Room 301
Jonesboro, Louisiana 71251-3446
Phone: (318) 259-2361
Fax: (318) 259-5660
www.jacksonparishpolicejury.org
MEMBERS
WARD 1
TODD CULPEPPER
P. O. Box 323
Quitman, LA. 71268
(318) 259-4184 (Work)
(318) 243-1084
WARD 2
EDDIE M. LANGSTON
770 Taylor Road
Jonesboro, LA. 71251
(318) 259-7448
WARD 3
AMY C. MAGEE
2332 Walker Road
Jonesboro, LA. 71251
(318) 235-0002
WARD 4
JOHN W MCCARTY
2766 Hwy 155
Quitman, LA 71268
(318) 259-9694
WARD 5
TARNESHALA COWANS
598 Beech Springs Road
Jonesboro, LA. 71251
(318) 480-9095
WARD 6
REGINA H. ROWE
159 Hughes Rd.
Jonesboro, LA 71251
(318) 259-7923
WARD 7
LYNN TREADWAY
505 Fifth Street
Jonesboro, LA 71251
(318) 259-7673
(318) 680-8510
Notice Posted: Tuesday, October 1, 2019 4:30 PM October 2019 Police Jury Business Session
DATE: Monday, October 07, 2019 TIME: 5:15 PM PLACE OF MEETING: Jackson Parish Courthouse 500 E. Court Street, Room 301 Jonesboro, LA 71251 AGENDA: Call to Order Invocation Pledge of Allegiance Public Comments Public comments shall not exceed three (3) minutes unless that period is specifically extended for good cause by the presiding officer of the Police Jury
Presentations 1. Jackson Parish Tourism Board - Mr. Philip Lawrence 2. Louisiana Watershed Initiative – Rapides Parish Planning Committee 3. Louisiana DEQ Drinking Water Protection Program - LADEQ 4. 2018 Audit Presentation: Ms. Cindy Thomason, Allen Green & Williamson
Continued Business (Discussion and Review) 5. Discuss parish board member terms and vacancies 6. Discuss status and actions needed for future model bin sites 7. Discuss status of the Hospital Drainage Project
New Business (Discussion and Review) 8. Discuss the 2020 Road Program 9. Discuss the 2018 Annual Off System Bridge Replacement Program 10. Discuss letter of request from East Hodge for drainage and culverts 11. Discuss submission for the 2019-2020 LGAP grant 12. Discuss Flood Damage Prevention Ordinance 13. Discuss appraisal and acquisition of property on S. Cooper and 7th Street
Discussion of Other Topics 14. Discuss plans for building and grounds on Industrial Drive
Announcements and Notifications Adjourn
Gina M. Thomas, Secretary-Treasurer Jackson Parish Police Jury 500 E. Court Street, Room 301, Jonesboro, LA. 71251 (318) 259-2361 extension 203
In accordance with the Americans with Disabilities Act, if you need special assistance, please contact Gina Thomas at (318) 259-2361, extension 203 describing the assistance that is necessary.
- Page 1 -
- Page 2 -
- Page 3 -
- Page 4 -
- Page 5 -
- Page 6 -
- Page 7 -
- Page 8 -
- Page 9 -
- Page 10 -
- Page 11 -
- Page 12 -
- Page 13 -
- Page 14 -
- Page 15 -
- Page 16 -
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
#*
Hwy 4
Walker
Hwy 34
Zoar
Hwy 147
Ris
er
Hwy 505
Lapin
e
Mondy
Caples
Ccc
Hw
y 55
7
May
Head
Hw
y 14
4
Hwy 810
Hwy
499
Hwy 148
Hwy 548
Hwy 507
Gla
dway
Olive G
rove
Danv
ille State Hwy 4
Hwy 556
Okaloosa
Hwy 155
Vernon-eros
Hwy 151
Bert
Hwy 501
Qui
tman
Sharp
Owens
Hw
y 81
8
Domino
Clay-an
sley
Kelley
Chester
Fox Camp
Durbin
Arcadia
Ed B
arne
s
Crow
ell
Ever
gree
n
Snip
e
Gar
ner
Leckie
Mariah
Tran
spor
t
Downs
Hwy 815
Lakeshore
Tisdale
Boa
tner
Hatten
Kepp
ler C
reek
Thrif
t
Swee
t Hom
e
Parish Barn
Butler
Sugar Creek
Britton
Seven
Runs
Countrywood
Hall
Nine
Pin
e
Pine Bluff
North
Country
Mad
den
Antwine
Grigsby
Smart
Rodeo
New N
atch
itoch
es
Hwy 3
033
Nul
l
Joe
Bear
Kno
ll
County Line
Sise
mor
e
Rome
Flatwood
Sweetwater
Beech Springs
Golson
Cen
tury
Works
Cha
rles
Grig
gs
Con
cord
Frost Tower
Rosc
o
Poda
Evening
Bow
den
Paris
h Rd 2
43
Sand
Hill
Spoints 1
Hwy 813
Ram
sey
Vixe
n Hc
Brow
der
Ray
Siloam Church
Luebenia
Cc Camp
Stonew
all
Mount Olive
Jack Crow
ell
Paris
h R
d 29
6
Hammett
Pine
Gro
ve
Old StateBen Wink
Ans
ley
Gan
svill
e
6th
Plum Hill
Kilp
atric
k
Gai
nsvi
lle
Koonce
George
Olive
Stat
e R
te 5
57
Fire
woo
d
Shivley
Bridge Creek
Hwy
167
Joe Holton
Louvera
Firetower
Furlow
Tidw
ell
Flat Creek
Coon
ey B
onne
tt
Hwy 3061
State Hwy 846
Rog
ers
Jackson
Parish Rd 226
Guy
ton
Swam
p
Taylor
Fam
ily
Mt Z
ion
Sparrow
Hwy
145
St Res
t
Leon
Mt O
liveD
icks
Sto
re
Joiner
Lovelady
Hea
rd
Old
Bet
hany
Hwy
146
Fir
Lockhart
Dav
is
Stell
Cypress School
Bog
aloo
sa
Dip
ple
Union ChurchPo
lk
Bear Creek
Z
Hwy 796
Parish Rd 219
Win
nfie
ld
Spence
Gaskin
Bud Hester
Kirkham
Caes
ar
Ramsey Hill
Mount Calm
Tack Allen
Parish Rd 240
Shortstraw
Pard
ue
Tennessee
Brooks Chapel
Barney Frith
Parish Rd 250
Collin
Sand
y Ri
dge
Parish Rd 251
Jack Tolbird
Curle
y
Goree
Parish Rd 9
Beatty
Mill
Golds
by
Dark
Red C
ut
Bradford
Anadarco
Hwy 3005 Vining
Anderson
Tower
Harper Bottom
Paris
h Rd
238
4 Mile
Antioch
Alle
n
Jim
Arr
ant
Roy
Parish Rd 237
Paris
h Rd
463
Chi
na G
rove
Old Sawmill
Navajo
Jack
And
ers
Parish Rd 281
Forest Camp
Elm
Lindey
Paine
Hurricane
Hull George
Talbert White
Joshua
Waldroup
Bermie Dark
Ervin Cotton
Will Brown
Paris
h Rd
253
P T Will
Cob
b
John Watts
Shady Grove Kelly
Demoss
Hic
kory
Anna
Main
How
ard
Bro
wn
Gulf
Mor
rison
4th
Ayre
s
Dry Creek Camp
Brown
Hagler
Lamkin
Bell
Mar
ion
Sim
s
1st
Bob
Gra
y
Larry Henry
Little Lake
Old Cc
Duck Pond
Parish Rd 244
CanterburyV
F W
Youn
g
Decade
Fran
tom
Cha
pel
Parish Rd 56
Will
iam
Har
risHw
y 54
6
Avery
Bab
e H
oggr
o
Paris
h Rd
239
Sawdust
Maple
Paris
h Rd
549
Rita
J B Cyrus
Lost Dog
Midway Church
Hogan
Moo
re's
Dai
ry
Elmore
Pankey
Styles Ranch
Plea
sant
Gro
ve
Jarrell
Parish Rd 586
Indian Creek
Springhill
Cabin Creek
Parish Rd 299
Hood Mill Firetower
Parish Rd 26
Paris
h Rd
4
Houston Esther
Cooper
Hill
Sam Head
Stat
e Pa
rk
Justice
Mcconnell
Parish Rd 357
Parish
Rd 551
Firetower (section)
Slash Pine
Alton S
Dan
i
R & R Hunting Club
Harris
Saw D
ust
Rayburn
Holley
Shalimar
Pine Hill
Chatham Cemetery
Area 8
Parish Rd 344
Stat
e R
te 8
46
Parish Rd 574
Parish Rd 350
Guyton
Bethany Church
Puck
ett L
ake
5th
Spill
ers
Paris
h Rd
351
Halfway Creek
Parish Rd 224
Cypress Hc
Mt M
aria
h
Moo
dy C
reek
HcParish Rd 573
10thHaile
Stevenson
Wom
ack
Talb
ot
IntoBack
Guyton Loop
Extra
Paris
h Rd 2
18
Mt Pleasant
Tipp
en
Parish Rd 23
Parish Rd 307
Erne
st W
hite
Parish Rd 495
Parish Rd 874
Ric
ks
Ferr
os
Ted
Vien
na
Ahsie
Paris
h Rd
609
Watkins
Byron
Jim
Fin
ley
Hurst
Parish Rd 36
Aberdon
Parish Rd 349
Parish Rd 577
Club House
Levi
Mcc
ullin
Parish Rd 53
Shorty
Karen
Parish Rd 196
J Hue Wiley
Hopson
Saga
more
Topper
Us H
wy 1
67
Parish Rd 270
Lett
Hwy 508
Parish Rd 480
Hancock Haven
2nd
Paris
h R
d 32
4
Pebble
Parish Rd 211
Marion W
heatley
Parish Rd 364
Prof
fer
Harvey
Henry
Mar
tin
Mayw
ood
Parish Rd 1258
Antioch C
hurch
Louise
Spillway
Lottie
Cub
Cree
k
SwampParish Rd 872
Cox
Paradise
Hun
ting
Clu
b
Parish Rd 559
Leland Pardue
Solis
toe
Lark
Hill
Lone Star Ch
Ida
Whi
tman
Parish Rd 185
Parish
Rd 241
Lost Dog Rd 4
Chad
Ed Peevy
Lain
g
Jim
Miz
e
Tom
Wild
er
Wildlife
Qualls
Rutledge
Mur
ray
Joe Shovan
Parish Rd 499
Oak
Indiana
Moe
lter
Parish Rd 21
Traina
Paris
h Rd
437
447-1
M Bunn
Mim
osa
Castor
Parish Rd 227
Viven
Thompson
Rabbit Gayla
Parish Rd 50
Paris
h Rd
633
Ed F
ulle
r
Parish Rd 612
Gin
Choctaw
Burnett
Joe Alver
Parish Rd 45
Wesley
Parish
Rd 26
0
Baile
y
Old C
aney
Par
k
Dotson
Poor
Boy
Hill
Lee
Gat
es
Wildw
ood
Vail
Biggs
Beaver Pond
Forest
Regina
Parish Rd 911
Fain
Paris
h Rd
717
Spillers
Hatte
n
Huntin
g Club
Clay
-ans
ley
Winnfield
Win
nfie
ld
Wildw
ood
Winnfield
Bear Creek
Butler
Hwy 4
Joe
Huntin
g Club
Hwy
34
Ansley
Beech Springs
6th
Bro
wn
TransportHwy 4
Hwy 3061
North
Winnfield
Elmore
Garner
Mt Zion
Vixen Hc
Hall
Bert
Kilpatrick
Parish Rd 219
Hill
Legend#* Public Water Well
Ordinance Area
Parish Boundary
Incorporated PlaceRobinson Chapel
Ero Community
New Hope
Chatham
Vixen West
Spillway Estates
Paradise Point
Spring Creek Subdivision
Ebeneezer
Walker Community
Weston
Punkin Center Hilltop
Bear Creek
Hodge Beech Springs
Joneboro
Shady Grove
Wyatt Manor
McDonald
St. Rest
¯0 2.5 51.25 Miles
Jackson Parish Police Jury Ordinance Areas
- Page 17 -
JACKSON PARISH POLICE JURY Jackson Parish Courthouse
500 East Court Street, Room 301
Jonesboro, Louisiana 71251-3446
Phone: (318) 259-2361
Fax: (318) 259-5660
www.jacksonparishpolicejury.org
MEMBERS
WARD 1
TODD CULPEPPER
P. O. Box 323
Quitman, LA. 71268
(318) 259-4184 (Work)
(318) 243-1084
WARD 2
EDDIE M. LANGSTON
770 Taylor Road
Jonesboro, LA. 71251
(318) 259-7448
WARD 3
AMY C. MAGEE
2332 Walker Road
Jonesboro, LA. 71251
(318) 235-0002
WARD 4
JOHN W MCCARTY
2766 Hwy 155
Quitman, LA 71268
(318) 259-9694
WARD 5
TARNESHALA COWANS
598 Beech Springs Road
Jonesboro, LA. 71251
(318) 480-9095
WARD 6
REGINA H. ROWE
159 Hughes Rd.
Jonesboro, LA 71251
(318) 259-7923
WARD 7
LYNN TREADWAY
505 Fifth Street
Jonesboro, LA 71251
(318) 259-7673
(318) 680-8510
- Page 18 -
RIL
EY
CO
MPA
NY
EN
GIN
EE
RS
S
UR
VE
YO
RS
P.O
. DR
AW
ER
130
3T
EL
EPH
ON
E (
318)
251
-023
8&R
UST
ON
, LA
712
73-1
303
FA
X:
(318
) 25
1-02
39
1"=
6000'
JACKSON PARISH POLICE JURY BIN SITESSW-19
WOMACK SITE 111 ZOAR ROAD PARISH ROAD ROADSIDE SITE
HWY. 4 EAST SITE 14850 HWY. 4 EAST STATE ROAD MODEL SITE
CHATHAM SITE 855 CHATHAM LAKE ROAD PARISH ROAD MODEL SITE
EROS SITE 202 WALDROP ROAD EROS MODEL SITE
CARTWRIGHT SITE 4450 OLIVE GROVE ROAD PARISH ROAD MODEL SITE
DENNIS SITE 2130 HWY. 146 STATE ROAD ROADSIDE SITE
CONN'S SITE 340 HWY. 146 STATE ROAD ROADSIDE SITE
DORSEY'S SITE 655 HWY. 146 STATE ROAD ROADSIDE SITE
KELLY'S SITE 8512 HWY. 146, RUSTON STATE ROAD ROADSIDE SITE
VERNON FIRE STATIONSITE
4041 RISER ROAD, RUSTON PARISH ROAD ROADSIDE SITE
CAUSEY DAIRY SITE 1337 BOWDEN ROAD, RUSTON PARISH ROAD ROADSIDE SITE
SW-209QUITMAN SITE 7575 QUITMAN HWY-OLD 167 HWY. PARISH ROAD MODEL SITE
BEAR CREEK SITE 134 BEAR CREEK, QUITMAN PARISH ROAD MODEL SITE
PINE THICKET SITE 164 CIRCLE DR., EAST HODGE EAST HODGE ROADSIDE SITE
542 SITE 1267 BEECH SPRINGS ROAD STATE ROAD MODEL SITE
HWY. 4 WEST SITE 2386 HWY. 4 WEST STATE ROAD MODEL SITE
WALKER ROAD SITE 1320 WALKER ROAD-HWY. 147 STATE ROAD ROADSIDE SITE
TOMMY JOHNS SITE 6390 WALKER ROAD-HWY. 147 STATE ROAD ROADSIDE SITE
WESTON SITE 281 HWY. 505 STATE ROAD MODEL SITE
MARY WEST SITE 126 MARY WEST PARISH ROAD MODEL SITE
NEW PROSPERITY SITE 109 GRIGSBY ROAD, RUSTON PARISH ROAD ROADSIDE SITE
CLAY HILL SITE 484 HWY 148 CLAY, RUSTON STATE ROAD ROADSIDE SITE
VAN MILLS SITE 2971 SUGAR CREEK RD., QUITMAN PARISH ROAD ROADSIDE SITE
- Page 19 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
1
AAPPRAISAL IN SUMMARY REPORTING FORMAT (D.O.T.D. - FORM “A - Land”)
Parcel Number: 1-2-D-1Ownership: Herbert Simmons, Jr. et uxProject Number: GOHSEP 1603N-049-0001F.A.P. Number: N/AName of Project: Jackson Parish Hospital Drainage Name of Street: Alexander StreetParish Jackson
For: Riley Company, Engineers & Surveyors112 East Mississippi AvenueRuston, Louisiana 71273-1303
Mr. Paul Riley
Submitted by: Michael A. Graham, MAI1300 Hudson Lane Suite 1Monroe, Louisiana 71201
Date of Valuation: August 26, 2019
REAL ESTATE APPRAISAL SERVICES
1300 HUDSON LANE - SUITE 1MONROE, LOUISIANA 71201
Prepared by:
MICHAEL A. GRAHAM, MAI
- Page 20 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
2
MMICHAEL A. GRAHAM, MAI Real Estate Appraisal Services
1300 Hudson Lane Suite # 1
Monroe, La. 71201
Phone: 318-387-9092
September 9, 2019 Riley Company, Engineers & Surveyors 112 East Mississippi Avenue Ruston, Louisiana 71273-1303 Attention: Mr. Paul Riley Parcel Number: 1-2-D-1 Ownership: Herbert Simmons, Jr. et ux Project Number: GOHSEP 1603N-049-0001 F.A.P. Number: N/A Name of Project: Jackson Parish Hospital Drainage Dear Mr. Riley: Pursuant to your request, the undersigned appraiser has made a personal inspection of the property identified by above noted parcel number and ownership, and has thoroughly investigated and analyzed matters pertinent to developing an opinion of market value for real property required from this ownership. The purpose of this appraisal is to develop an opinion of compensation for real property required from this ownership for construction of the referenced project. The intended use of this appraisal is to provide a basis for compensating the property owner for the required right-of-way. The intended users of this report are the client, and the property owner if furnished thereto by the client. This appraisal report follows the guidelines of the Louisiana Department of Transportation and conforms to the Uniform Standards of Professional Appraisal Practice. Pursuant to current Louisiana jurisprudence, the Jurisdictional Exception pertains to the USPAP Standard 1-4(f). Louisiana Revised Statute 48:453 (A) requires the appraiser to develop opinions of value before the acquisition without considering any change in value caused by the proposed roadway improvement.
- Page 21 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
3
The term "Market Value" as used herein is defined as: The most probable price which property should bring in a competitive and open market under all conditions requisite to a fair sale, and buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation is a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: a. Buyer and seller are typically motivated. b. Both parties are well informed or well advised, and acting in what they consider their own best interest. c. A reasonable time is allowed for exposure in the open market. d. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. The scope of this appraisal is based upon information gathered by the appraiser from numerous investigations, inspections and related real estate market research. This information is summarized herein and the value conclusions are based on professionally accepted appraisal methods and procedures. The reader is advised that additional information is contained within the appraiser's files regarding comprehensive definitions; right of way maps; construction plans; real estate market area analysis; factual comparable data; appraiser qualifications, and etc. Based upon the appraiser’s investigations, analyses and value conclusions, compensation for real property located within the required right of way as of August 26, 2019 is:
Estimated Value of All Land Required: $1,767Estimated Value of All Improvements Required: $0Diminution in Value of Remaining Real Estate: $7,392Additional Compensation: $0Total: $9,159
If I can offer additional assistance relative to this appraisal or help you with another matter, please contact me. Respectfully submitted, _______________________________ MICHAEL A. GRAHAM, MAI MEMBER OF THE APPRAISAL INSTITUTE #11985 LOUISIANA STATE GENERAL CERTIFIED APPRAISER: #G938
- Page 22 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
4
TTABLE OF CONTENTS
SUMMARY OF SALIENT FACTS AND CONCLUSIONS .................................................................................... 5 SCOPE OF WORK ............................................................................................................................................ 6 BASIS FOR SUMMARY OF JUST COMPENSATION ........................................................................................ 8 OWNERSHIP / TITLE DATA .............................................................................................................................. 9 DEFINITION OF APPRAISAL PROBLEM ........................................................................................................ 10 SUBJECT PHOTOGRAPHS ............................................................................................................................ 12 LOCATION MAPS ........................................................................................................................................... 14 AREA DATA .................................................................................................................................................... 15 LARGER PARCEL DETERMINATION – SITE DATA ........................................................................................ 16 SITE DATA – BEFORE THE ACQUISITION ..................................................................................................... 17 IMPROVEMENT ANALYSIS-BEFORE THE ACQUISITION ............................................................................. 19 HIGHEST AND BEST USE ANALYSIS ............................................................................................................ 20 LAND VALUATION – BEFORE ESTIMATE....................................................................................................... 22 COST APPROACH – BEFORE ESTIMATE ...................................................................................................... 37 SALES COMPARISON APPROACH - BEFORE .............................................................................................. 38 INCOME APPROACH TO VALUE ................................................................................................................... 39 RECONCILIATION OF VALUE – BEFORE THE ACQUISITION ........................................................................ 40 COMPENSATION FOR PROPERTY WITHIN REQUIRED RIGHT OF WAY .................................................... 44 VALUATION OF THE REMAINDER ................................................................................................................. 45 SITE DATA - REMAINDER .............................................................................................................................. 47 SITE PLANS – AFTER THE ACQUISITION ...................................................................................................... 48 IMPROVEMENT ANALYSIS-BEFORE THE ACQUISITION ............................................................................. 50 .HIGHEST AND BEST USE ANALYSIS - AFTER ............................................................................................. 51 LAND VALUATION – AFTER THE ACQUISITION ............................................................................................ 53 DISCUSSION OF ADJUSTMENTS – SHAPE / UTILITY ................................................................................... 67 COST APPROACH – AFTER............................................................................................................................ 69 SALES COMPARISON APPROACH - AFTER ................................................................................................. 70 INCOME APPROACH TO VALUE ................................................................................................................... 71 RECONCILIATION OF VALUE – AFTER THE ACQUISITION ........................................................................... 72 DAMAGES ...................................................................................................................................................... 73 ADDITIONAL COMPENSATION ...................................................................................................................... 74 FINAL ESTIMATE OF JUST COMPENSATION ............................................................................................... 75 CERTIFICATE OF APPRAISER....................................................................................................................... 76 ASSUMPTIONS AND LIMITING CONDITIONS ................................................................................................ 77 ADDENDA ....................................................................................................................................................... 79
- Page 23 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
5
SSUMMARY OF SALIENT FACTS AND CONCLUSIONS
Parcel Number SF Acres1-2-D-1 8,114.0 0.186N/A 0.0 0.000N/A 0.0 0.000N/A 0.0 0.000N/A 0.0 0.000Total Area: 8,114.0 0.186
Interest RequiredDrainage ServitudeN/AN/AN/AN/A
Parcel Number: 1-2-D-1
Ownership: Herbert Simmons, Jr. et ux
Subject Address: Alexander Street
Jonesboro, LA 71251
Date of Value Estimate: August 26, 2019
Date of Appraisal Report: September 9, 2019
Right of Way Map Dated: August 9, 2016
Date of Notification Letter: N/A
Occupant: Owner
Address: Alexander Street
Contract Rent: N/A
Contract Terms: N/A
Copy of Lease Attached: N/A
Estimate of Just Compensation
Estimated Value of All Land Required: $1,767Estimated Value of All Improvements Required: $0Diminution in Value of Remaining Real Estate: $7,392Additional Compensation: $0Total: $9,159
- Page 24 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
6
SSCOPE OF WORK In the appraisal of the subject property, the appraiser obtained data from the following sources:
Right of Way Maps
Construction Maps
Onsite inspection of the subject property and real estate market area
Gathering and investigating real estate market data: Public records, real estate agents, real estate appraisers, sellers, and purchasers
FEMA Flood zone data
Analysis of land use trends
Analysis of local area demographic data
LADOTD legal section regarding “additional compensation” constitutional provisions and related jurisprudence associated with condemnation matters in Louisiana.
Parish government:
Clerk of Court records Assessor’s records
Local real estate agents and appraisers
Uniform Standards of Professional Appraisal Practice, Appraisal Foundation.
Construction cost estimates provided by Marshall Valuation Service
- Page 25 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
7
The Appraiser
a. Has inspected the subject property to note the characteristics of the property that are relevant to its valuation;
b. Has investigated available market data for use in sales comparison approach, land only. Due to the
nature of the property, all other approaches are not applicable in this appraisal.
The appraiser’s investigations will include research of public records through the use of commercial sources of data such as printed comparable data services and computerized databases. Search parameters such as dates of sales, leases, locations, sizes, types of properties and distances from the subject will start with relatively narrow constraints and, if necessary, be expanded until the appraiser has either retrieved data sufficient (in the appraiser’s opinion) to estimate market value, or until the appraiser believes that he or she has reasonably exhausted the available pool of data. Researched sales data will be viewed and, if found to be appropriate, efforts will be made to verify the data with persons directly involved in the transactions such as buyers, seller, brokers or agents. At the appraiser’s discretion, some data will be used without personal verification if, in the appraiser’s opinion, the data appear to be correct. In addition, the appraiser will consider any appropriate listings or properties found through observation during appraiser’s data collection process.
c. Has investigated and analyzed any pertinent easements or restrictions, on the fee simple ownership of the subject property. It is the client’s responsibility to supply the appraiser with a title report. If a title report is not available, the appraiser will rely on a visual inspection and identify any readily apparent easements or restrictions;
d. Will analyze the data found and reach conclusions regarding the market value, as defined in the
report, of the subject property as of the date of value using appropriate valuation approaches identified above;
e. Has prepared the appraisal in compliance with the Uniform Standards of Professional Appraisal
Practice as promulgated by The Appraisal Foundation and the Code of Professional Ethics and Certification Standard of the Appraisal Institute;
f. Is not responsible for ascertaining the existence of any toxic waste or other contamination present on
or off the site. The appraiser will, however, report any indications of toxic waste or contaminants that may affect value if they are readily apparent during appraiser’s investigations. Appraiser cautions the user of the report that appraiser is not expert in such matters and that appraiser may overlook contamination that might be readily apparent to parties who are experts in such matters.
g. Did prepare a Summary Appraisal Report, as defined in USPAP, which will include photographs of the
subject property, descriptions of the subject neighborhood, the site, any improvements on the site, a description of the zoning, a highest and best use analysis, a description of the most important sales used in the appraiser’s valuation, a reconciliation and conclusion, a map illustrating the sales in relationship to the subject property, and other data deemed by the appraiser to be relevant to the assignment.
- Page 26 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
8
BBASIS FOR SUMMARY OF JUST COMPENSATION Land – Required Acquisition Area
Parcel Number SF Acres1-2-D-1 8,114.0 0.186N/A 0.0 0.000N/A 0.0 0.000N/A 0.0 0.000N/A 0.0 0.000Total Area: 8,114.0 0.186
Interest RequiredDrainage ServitudeN/AN/AN/AN/A
Improvements 1. The following improvement items are considered as real property and are included in the Just Compensation estimate.
N/A
2. The following items are considered as personal property and are not included in the Just Compensation estimate.
N/A 3. The following items of real property are located outside the required right-of-way and are not included in the Just Compensation estimate.
N/A 4. The following items are in the ownership of others, located in the required area, and are included in the just compensation estimate.
N/A
- Page 27 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
9
OOWNERSHIP / TITLE DATA
Ownership of Record: Herbert Simmons, Jr. et ux Owner’s Address: 242 Dogwood Drive Jonesboro, LA 71251 Legal Description: See addenda Tax Assessments: Land: $2,900 Improvements: $0 Total: $2,900 Homestead Exemption: No Millage Rate: Annual Tax Burden: N/A Last Transfer: The subject property was purchased by Herbert Simmons, Jr. and
Janice Harmon Simmons from Ruben E. Brown, et al. Sale date was 11/05/1999 and listed consideration was $10,000.
For Sale / Contracts: To the appraiser’s knowledge, the subject property is not currently
for sale on the open market. Also, the appraiser is unaware of any pending contracts to sell the real property associated with this ownership.
- Page 28 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
10
DDEFINITION OF APPRAISAL PROBLEM The subject property is a vacant tract of land located at the eastern end of the Alexander Street right-of-way. The paved portion of the street does not extend to the subject property. The required acquisition is a 0.186 acre drainage servitude along the frontage. There were no improvements noted in the required area. The result of the “before and after” valuation will result in compensation for the part taken and severance damages to the remainder, if any exist. The larger parcel site contains 2.617 acres. This larger parcel is a portion of the parent tract, which is approximately 12.83 acres in size. The tract portions not included in the larger parcel differ in unity of use. TYPE OF PROPERTY: Vacant land TYPE OF ACQUISITION: Partial FORMAT OF APPRAISAL PROCEDURE In accordance with my appraisal assignment, the appraisal is based on DOTD’s Form “A” Appraisal Format. This format will:
1. Estimate the market value, as defined in this report, of the whole property before the acquisition.
2. Estimate the market value of the required area and the remainder after the acquisition, and estimate severance damages, if any, to the remainder.
3. Estimate additional consideration, if any. In the final analysis, the total of the value estimate of the required area, net severance damages, if any, to the remainder, and additional compensation, if any, will result in the estimate of just compensation. PURPOSE OF APPRAISAL: The purpose of this appraisal is to estimate the “Just Compensation” due the subject property owner for reasons of the indicated acquisition relative to the subject project. The “Just Compensation” will be based on the opinion of “Market Value” offered in this report. See the addenda for a definition of Market Value. TOTAL JUST COMPENSATION: The values estimated from applicable approaches will be correlated for an estimate of the required area, along with conclusions concerning damages and additional compensation. The total will represent the estimated “Just Compensation”.
- Page 29 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
11
FFUNCTION OF APPRAISAL / INTENDED USE: The proposed project will require acquisition of the subject property. This report will be used as the basis for negotiation concerning purchase of the described parcel as well as support for courtroom testimony, if necessary. REAL PROPERTY INTEREST APPRAISED: Full ownership interest, less mineral rights and subject to all easements, rights of way and servitudes of record and use. REPORT TYPE: Summary reporting format CLIENT: Riley Company, Engineers & Surveyors INTENDED USERS: Riley Company, Engineers & Surveyors and the property owner if a copy of the appraisal report is requested USE OF PROPERTY AT DATE OF APPRAISAL: Vacant land USE OF PROPERTY REFLECTED IN APPRAISAL: Vacant land EXTRAORDINARY ASSUMPTIONS N/A HYPOTHETICAL CONDITIONS: N/A DATE OF OPINION OF VALUE August 26, 2019
- Page 30 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
12
SSUBJECT PHOTOGRAPHS
Date of Photo August 26, 2019 View Roadway leading to subject property. Property lies beyond the roadway’s end. Direction East
Date of Photo August 26, 2019 View Subject property southern boundary DDirection North
- Page 31 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
13
DDate of Photo August 26, 2019 VView Subject property interior Direction North
Date of Photo August 26, 2019 View Subject property interior Direction North
- Page 32 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
14
LLOCATION MAPS
- Page 33 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
15
AREA DATA
- Page 34 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
16
LLARGER PARCEL DETERMINATION – SITE DATA
The appraiser seldom encounters a valuation or analytical premise in condemnation appraising that cannot also be found in general appraisal assignments. The concept of the larger parcel, however, is an exception. It is an analytical premise unique to eminent domain valuation. Larger Parcel Definition In condemnation, the tract or tracts of land which are under the beneficial control of a single individual or entity and have the same, or an integrated, highest and best use. Elements for consideration by the appraiser in making the determination in this regard are contiguity, or proximity, as it bears on the highest and best use. [1] Understanding the concept of the larger parcel is vital in condemnation appraisal because the appraiser cannot determine the highest and best use of a property until a conclusion as to the larger parcel is reached. The larger parcel may be all of one parcel, part of a parcel, or several parcels, depending on the varying degrees of unity of ownership, unity of use, and contiguity. The subject parcel is split by the Watts Road right-of-way, according to the mapping information provided by the Jackson Parish. The intended drainage servitude is located at the southern end of the easternmost parcel. The northern portion of this eastern parcel is prone to flooding, unlike the southern area where the intended servitude is located. For these reasons, the larger parcel is estimated to be an area that is smaller than the total ownership. The total ownership measures approximately 12.830 acres in size, and the appraiser has estimated the Larger Parcel to be approximately 2.617 acres in size (114,000 square feet).
- Page 35 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
17
SSITE DATA – BEFORE THE ACQUISITION
Site Data Acres Square FeetTotal Site: 2.617 114,000.0Required Servitude: 0.186 8,114.0Remainder: 2.617 114,000.0
Frontage: 380’ (+/-) along Alexander Street ROW Shape: Rectangle Topography: Adequate for the intended use, sloping to the north. Drainage: Adequate in times of normal rainfall. Utilities: All available Servitudes / Encroachments: Assumed to be typical for the market area and not a
detriment to property value. No encroachments were noted. Surrounding Land Uses: The subject is located at the northern edge of a commercial
area which includes the following uses: Hospital, office, self-storage.
Corner Lot: No Zoning: Subject property is zoned for commercial/business uses,
according to Jonesboro Town Hall. Access: The subject has direct access to the ROW for Alexander
Street, although the paved street does not extend to the subject property.
Flood Zone: The tract is Zone X (no hazard). See flood plain map in the
addenda.
- Page 36 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
18
SSITE PLAN
Larger parcel illustrated above in red. Total property illustrated in blue. The proposed servitude area is indicated by the yellow outline and extends northward from the Alexander Street ROW.
- Page 37 -
PROJECT NUMBER: GOHSEP 1603N-049-0001 PARCEL NUMBER:1-2-D-1
19
IIMPROVEMENT ANALYSIS-BEFORE THE ACQUISITION There were no improvements noted on the subject property.
- Page 38 -
Motion , seconded to approve the annual bridge certification and authorize the President to sign the “Official Listing of Off-System Bridges” for 2018.
ANNUAL CERTIFICATION OF COMPLIANCE WITH STATE OF LOUISIANA OFF SYSTEM BRIDGE REPLACEMENT PROGRAM
WHEREAS, the Code of Federal Regulations as enacted by the United States Congress mandates that all structures defined as bridges located on all public roads shall be inspected, rated for safe load capacity and posted in accordance with the National Bridge Inspection Standards and that an inventory of these bridges be maintained by each state; and
WHEREAS, the responsibility to inspect, rate and load post these bridges under the authority of Jackson Parish in accordance with those Standards is delegated by Louisiana Department of Transportation and Development to Jackson Parish,
THEREFORE, BE IT RESOLVED by the governing authority of Jackson Parish that the Parish in
regular meeting assembled does hereby certify to the Louisiana Department of Transportation and Development (herein referred to as the DOTD) that for a period October 1, 2018 through September 30, 2019: The Parish has performed all interim inspections on all Parish owned or maintained bridges in accordance with the National Bridge Inspection Standards. All bridges owned and maintained by the Parish have been structurally analyzed and rated by the parish as to the safe load capacity in accordance with AASHTO Manual for Maintenance Inspection of Bridges. The load posting information that has been determined by the LA DOTD for all bridges where the maximum legal load under Louisiana State law exceeds the load permitted under the operating rating as determined above has been critically reviewed by the Parish. Load posting information has been updated by the Parish. Load Posting information has been updated by the Parish to reflect all structural changes, any obsolete structural ratings or any missing structural ratings. All Parish owned or maintained bridges which require load posting or closing are load posted or closed in accordance with the table in the DOTD Engineering Directives and Standard Manual Directive No. 1.1.1.8. All DOTD supplied load posting information concerning a bridge has been critically reviewed by the Parish Engineer prior to load posting. All bridges owned or maintained by the Parish are shown on the attached list in the format specified by the DOTD. Corrections to data supplied to the Parish by the LA DOTD are noted. Roll Call Vote:
District 1 District 2 District 3 District 4 District 5 District 6 District 7
Yeas: 0 Nays: 0 Absent: 0 Abstaining: 0
- Page 39 -
CERTIFICATION I, Gina M. Thomas, Secretary-Treasurer of the Jackson Parish Police Jury, do hereby certify that the above and foregoing is a true and correct copy of a Resolution adopted at a regular meeting of the Jackson Parish Police Jury on October 14, 2019 . /s/ Gina M. Thomas Gina M. Thomas, Secretary-Treasurer
- Page 40 -
- Page 41 -
- Page 42 -
- Page 43 -
- Page 44 -
Computer/
Server Room10' x 10'
Utility Closet11' x 10'
Office 710' x 8'
Office 8/
Storage11' x 8'
Reception17' x 17'
Approximate building plan, some rooms may not be to scale.
Training Room B17' x 21'
Breakroom/Kitchen22' x 8'
Storage22' x 8'
Restroom11' x 8'
Restroom11' x 8'
Restroom11' x 8'
Restroom11' x 8'
Executive Office 117' x 19'
Executive Office 217' x 19'
Executive Office 317' x 11'
Executive Office 417' x 12'
Executive Board Room
28' x 14'
Office 58' x 15' Office 6
8' x 10'
Training Room A17' x 17'
- Page 45 -