Tri-City Area and Real Estate Blog

Source: Tri-City Herald

The city of Richland has released results from the 2009 Comunity Survey conducted in May.

The 19-question survey asked residents to assess Richland’s strategic leadership plan, indicate satisfaction levels with city services, evaluate quality of life factors and recommend economic vitality improvements.

Among survey results: 80 percent of respondents said they receive excellent or good value for their city tax dollars; 83 percent said walkable neighborhoods are important; 64 percent indicated they would prefer to have xeriscaping (landscaping and gardening in ways that reduce or eliminate the need for supplemental irrigation) used in Richland’s streetscapes; and 76 percent indicated an interest in having “Smart Grid” technology available to help control energy costs.

Survey participants said they’d like to see Richland have the following: eateries, retail shopping — specifically Trader Joe’s — curbside recycling, water park/aquatic center/pools, a movie theater and more recreational and entertainment opportunities.

City council and staff will use survey results in planning the city’s 2010 budget.

Complete results are available at www.ci.richland.wa.us.  Click on “Current Issues”.

Source: Tri-City Herald

Kennewick could have its long-desired convention center hotel with a real estate deal approved Tuesday by the city council.

The council agreed on a real estate sales and purchase agreement with The Provost Group of Santa Rosa, California, for 2.25 acres the city decided three weeks ago that it would offer for sale. The agreed upon price is $563,482.

Jeff Kossow, Kennewick’s economic development directed, said The Provost Group wants the property developed as a multi-story headquarters hotel, which would be adjacent to the Three Rivers Convention Center in the Vista Entertainment Center. The sales agreement allows 180 days for the purchaser to investigate development options.

The hotel would have all the amenities necessary for a headquarters hotel that serves the convention center. The agreement calls for a restaurant, bar, room service, fitness room and pool. A $5,000 deposit secures the sale agreement.

The Provost Group must submit building plans within six months after closing and begin construction within 18 months of closing. The city has the right to take back the property if conditions of the agreement are not completed according to the timeline.

The two-acre sale agreement follows a similar deal by The Provost Group with the city in May for nine acres, also in the Vista Entertainment District near the convention center. The property has not yet been developed.

The Provost Group also cemented a sales agreement earlier Tuesday for 15 acres owned by the Kennewick Irrigation District in the same area. That gives the Santa Rosa property development and management company control of about 27 acres in the Vista Entertainment District.

“This is an exciting time for those of us who’ve been involved with the convention center,” said councilman Steve Young. He was on the Kennewick Facilities District Board of Directors eight years ago when it was created to design, build and open the Three Rivers Convention Center in Kennewick.

Young said the original vision to have a headquarters hotel next to the convention center is finally becoming reality.

Kossow said representatives of The Provost Group have already contacted national hotel chains. “They want to move quickly on this,” he said.

Kossow said the deal has been several years in the making. Kennewick city staff contacted The Provost Group during an International Shopping Centers Conference: “We knocked on their door, and they answered,” he said.

Also at Tuesday’s meeting, the council:

– Approved a resolution creating a Southridge Revitalization Area of about 1,600 acres and authorized the City Manager Bob Hammond to negotiate agreements between the city, Port of Kennewick, Benton County and Kennewick General Public Hospital District to participate in a Local Revitalization Financing Program sponsored by the state.

The program offers up to $500,000 a year in tax revenues for up to 25 years to the city to help build infrastructure in the Southridge area that would promote growth of business and jobs.

The county and hospital commissioners have said they are willing to give their share of expected property and sales tax revenues associated with the growth to help pay for the improvements.

Port commissioners are supportive but have reservations about how their contribution would be spent. The Port of Kennewick decided earlier Tuesday to opt out of the revitalization financing program.

The port would have to fork over $350,000 in future property taxes within the Southridge area to help prepare the area for development. But the port unanimously decided it didn’t want to participate without knowing how its share would be spent, said Tim Arntzen, the port’s executive director.

Part of the revitalization area includes land the port sold to a developer in 2006, and the port can’t legally spend money to provide infrastructure to that land, he said. The developer of South Ridge Village agreed to put in roads, sewer, water and electric lines as part of the purchase agreement for the port’s 150 acres, Arntzen said.

The port may reconsider joining the revitalization area if it can sign an interlocal agreement with Kennewick spelling out the Southridge infrastructure development plans more clearly, Arntzen said. The port would like to have more control on how its share is used, he said.

Dean Maldonado, who with his partners owns more than 200 acres in Southridge, said finding financing for infrastructure in the current economy is extremely difficult. Kennewick needs to have the interlocal agreements completed in time to apply for the state’s Local Revitalization Funding program Sept. 1

The maximum that could be handed out would be five grants of $500,000 each, which will be awarded on a first-come, first-served basis, said Marie Mosely, the city’s director of support services.

Councilman James Hempstead noted that if the city is successful, the grant will help develop the Southridge area without having to impose new taxes on Kennewick citizens. “It’s good for the state as well,” said Mosely, who explained that by fronting money to the city for the development, the state will receive new sales taxes that come from the new businesses.

Many times homeowners will live uncomfortably with the quirks of their house, then literally pull out the kitchen sink and remodel/repair everything only when they are ready to sell.  This pattern of “decorate and depart” remains constant – at least until the last quarter of 2008, when the housing market softened.

Today there is a positive trend that finds homeowners investing money into improvements and replacement projects with the intention of remaining in the home to enjoy the new upgrades. When the market picks up and the time for them comes to sell — these improvements will add value to the home and the owners will actually be able to use and enjoy the improvements in the meantime.

Sizing up the job: 

Curb appeal is not an option; it is a necessity. Realtors and buyers rarely, if ever, stop to view a poorly maintained home. I recommend looking at your home as a Realtor or a potential buyer would. Start upgrades on the exterior of the home – roof, gutters, fascia boards, front door, garage doors, driveway. fix any existing or potential problems with the above items; they are essential to achieving curb appeal.

Kitchen remodels, bath remodels and deck additions typically give the highest return on investment (ROI). In regions where there is a high premium on outdoor activity and favorable weather, a deck is a wonderful feature. The addition of a deck increases the usable outdoor living space and can be relatively inexpensive to build. Surprisingly, the addition of a deck has an 82 to 100 percent ROI depending on the region where the home is located.

The following are top upgrades that give the greatest ROI and enjoyment/use factor for the homeowner. But remember, improvements don’t have don’t have to be major projects. My rule is: if you can see, sit or stand on it, it qualifies as a worthwhile project.

Upgrade and update:

Painting is an inexpensive way to give a room a complete face lift. However, the lack of surface preparation is the most common mistake encountered. The taping, caulking and sanding is just as important as selecting a great paint color. It’s obvious when a room was painted without the proper prep work. The lines are wavy, not crisp, the finish is usually wrong and there is often shine-through of the previous paint color. A bad paint job is noticeably; if the walls require extensive prep work, hire a professional.

Updated appliances and fixtures bring a fresh, clean look to a home, They are energy efficient and modernize a kitchen, bath and bedroom areas instantly. In addition to new appliances, simple upgrades such as replacing worn-out barstools and installing new lighting will spice up a kitchen.

Updating a bath can be as simple as installing a low-flow toilet and showerhead, hanging a new shower curtain and replacing the vanity. Kitchens, baths and bedrooms are high-traffic areas that should look good, be comfortable and be user-friendly.

Windows are the eyes to a home. I recommend thermal pane, double-hung replacement windows. In addition to increasing home value, these window are easy to clean, come in a variety of styles and can make a tremendous difference in heating and electric bills. Energy efficiency is an important selling point. this s an upgrade that actually pays for itself.

Easy dress-ups:

When choosing the decor for a space, consider accessorizing with colorful accent pillows, area rugs, window fashions and, believe it or not, wallpaper is back in style! Accessories can range from a flower vase to accent furniture to a chaise lounge.

When staging an area, consider the amount of natural light as a guide for your color palette. For rooms with little natural light and dark flooring, select lighter furniture and window coverings to open up the space. Each furniture piece should accent the room without overpowering it. Furniture is an accessory, but a large one. Select the largest piece(s) first and build the look and feel of the room around those one or two core pieces. A sectional couch, a chair in a fun color, a beautiful set of floor lamps all arranged correctly can complete a room perfectly.

Create an atmosphere for outdoor spaces too. Remember, the purpose of patio furniture is to enhance outdoor living spaces and make them fun and functional. A bistro-style table with seating for two is perfect for a small space. Larger areas ideally should have patio furniture with seating for at least six. Summer is about bright colors and fun accessories, so make a splash with touches of bold color.

The Tri-Cities real estate market is strong and fortunately, homeowners don’t have to wait to make upgrades and begin enjoying their spaces. Homes here in Kennewick, Richland, Pasco and West Richland are selling, and with the right improvements, furniture and staging, your home can be designed to sell!

Source: The Costco Connection, by Tonya M. Williams

Vista Field, particularly the 70 acres used for the airport operations, is worth about $5.33 million, the Port of Kennewick Commission was told Tuesday.

Gary Chamberlain of Chamberlain and Associates, which did an appraisal of the port-owned property, said that was the estimated value as of April 1.

Having that information may play a role in the commission’s decision about the future of Vista Field, said Tim Arntzen, the port’s executive director. The appraisal will be a useful tool for port officials, he said.

“We can’t set a budget unless we know what this creature called Vista Field is going to throw at us,” Arntzen said.

Chamberlain said the audit indicates the property after development and improvements would fetch about $9.65 million at today;s prices. But it would take about nine years to sell all the parcels, thereby reducing the real gains, he said. The discounted value, calculated assessing risks, would come to about $5.66 million, he said.

The report comes with a caveat, Chamberlain told the commissioners.

It’s based on an assumption that the land is vacant — and suitable for commercial and industrial development — with access to roads and offsite utilities, and is shovel ready. It also doesn’t include the costs of potential environmental mitigation and asphalt removal if the airport were to be closed.

The report also assumed that a single developer would purchase the entire parcel and be responsible for the master plan, and that there’s no major change in the economic health of the community. From 1998 through 20008, the Tri-Cities had healthy growth, but there’s no way to predict future trends, Chamberlain said. “In reality, the absorption could be 15 years.”

In a separate development, a Benton County pilot who supports keeping the airport open raised the issue of potential conflict concerning Port Commissioner Calvin Dudney, who was elected last year to fill out former Commissioner Linda Boomer’s term through November.

Dudney serves of the board of the Kennewick Public Facilities District, Chep Gaunett told the commission, adding that’s an appointment made by the city of Kennewick, which also is responsible for a budget shortfall of the district.

“I’m not accusing him of anything,” Gaunett said. But there could be a possible conflict on any vote on matters related to Vista Field, Gaunett said. He requested that port commissioners get a legal opinion on the matter.

Dudney said he volunteers with several Tri-City organizations, including the Tri-City Water Follies Association, Tapteal Foundation and Leadership Tri-Cities. It’s his way of serving the community, said Dudney, a Fluor community program manager who estimates he spends over seven hours a week volunteering.

Source: Tri-City Herald

Of Richland’s more than 2,400 acres of parks, about 500 acres feature ballfields and active play areas – not nearly enough to support the city’s growth, Doug Stone, Richland’s parks and recreation director, told the council.

“We have lots of park land,” he said. “But what are we missing? We’re missing sports fields.” Strong outlined at the council workshop nearly 40 acres of turfed ball fields and active play area that need to be developed in the next five to 10 years to keep up with city growth.

He said the timing of the phased projects would depend on community demand and funding, which would probably come from community partnerships and grants.

The projects that city staff recommended be completed in the next five to 10 years include:

• Completion of Babe Ruth Baseball Complex. This nearly $3.3 million project at the community park and sports complex in Horn Rapids in north Richland would include paving the two parking lots and access road, construction of restrooms and a concession stand, the installation of lights on all four baseball fields, lighting the parking lot, the construction of a challenger baseball field for physically challenged youth, concrete bleachers, block dugouts for two fields, shade structures and landscaping.

The four fields at the tentatively name Atomic Community Park — the name has yet to be approved by the council — will provide the only public baseball fields for youth 13 and older, city staff said.

• The first phase of developing the nearly 117-acre Atomic Community Park’s multisports complex. This complex will feature five multispurpose fields for sports such as lacrosse, soccer, football and Ultimate Frisbee on 23 acres of land.

The nearly $3.3 million project along Highway 240 also would include the constructoin of a restroom, an concession building, 2.5 acres of paved parking and one lighted  multipurpose field constructed with field turf.

• Badger Mountain Park. The nearly $2.6 million proposed improvements to the south Richland park includes a 6,000 square foot water spray area, tennis courts, sand volleyball courts, a ballfield, playground equipment, a restroom building, an additional paved parking lot, open space for turf areas a five-acre dog park.
• Improvements to the west wide of Claybell Park. Improvements to the south Richland park includes adding two full-sized fields such as soccer and lacrosse, moving the existing tennis courts to more solid land and doubling the number of courts to four, renovating an existing field for softball and turning an old field into natural green space and habitat education area. This phase of improvements would cost $927,000.
• Columbia Playfield. The nearly $1.8 million in improvements to Columbia Playfield in central Richland include relcating a Little League field, converting a drainage ditch on the north end of the property to an underground pipe system, the construction of an additional parking area, constructing a new restroom and concession facility and developing a trail system through the entire park.

Source: Tri-City Herald

In addition to providing essential public services, Benton County will continue supporting primary sectors of the economy in 2009. Sustainability in the areas of agriculture, industry, tourism, transportation and Hanford cleanup are key to our community’s progress during these challenging times.

As the largest employer over the greatest area for the longest time, agriculture retains it primacy in shaping the culture and economy of our region, Indeed, Benton County ranks third in Washington and 53rd in the nation in market value of agricultural products. In order for agriculture to remain viable over the long term, dependable water supplies and reliable transportation infrastructure are essential.

In 2009, Benton County continues its efforts to plan for our community’s water quality and quantity needs, focusing on better conservation, more efficient delivery and greater storage capacity. The county will adopt a “waterfront plan” for south Benton County this year that will lay the foundation for ensuring clean, reliable water supplies and sustainable fisheries for the coming decades. Father north in the complex Yakima River Basin, Benton County will continue to work with constituents and partnering agencies to develop long-term solutions for meeting the municipal, industrial, agricultural and environmental water demands over the next century.

Well-planned transportation infrastructure is not only key in supporting the farm-to-market part of the economy, but also in enhancing opportunities for industry, enriching the experience for our visitors and improving the commute for our residents. Three transportation projects highlight improvements in this area: First, the “Finley Intertie” will be completed in 2009. More formally known as County Road 397, the Intertie will industrial lands in Finley with the agricultural lands of the Horse Heaven Hills when it is completed. This will not only link agricultural support services with the growers, but also will divert more truck traffic away from the residential areas of Kennewick. The Intertie “ties together” Highway 397 with Interstate 82, improving efficiency and safety.

Also in Finley, Piert Road will be extended to improve access to industrial lands and improve safety at the railroad crossings. The railroad interface is also a feature of the third main project — the reconfiguration of Webber Canyon Road in Kiona. In this project, the road will be realigned to take a more level and direct course southward out of Benton City, and the at-grade railroad crossing will be eliminated.

Benton County concluded another busy year of projects on its own properties in 2008. At the Justice Center in Kennewick, courtrooms were added and remodeled, allowing for more timely and efficient disposal of the District Court docket. A Comprehensive Parks Plan was also completed for the park system, which will help identify and prioritize projects in the parks for the coming years, including work on a disc golf course at Two Rivers Parks and a master plan for Badger Mountain in 2009.

Finally, it is important to mention the value of partnerships when discussing progress. Benton County relies heavily on partnerships in advancing projects and programs for the community. We have developed enduring relationships with the cities, utilities and irrigation districts with which we collaborate on many projects, and also work with corporate partners, industry representatives and the non-profit sector to bring innovation and resources to problems solving.

Some examples of issues we will continue to work with our partners on in 2009 include an animal control strategy that meets the needs of urban and rural residents, sustaining public health services in the face of sharply declining budgets, continuing work on cleanup and decommissioning at the Hanford site, and developing tourism opportunities with projects like the Clore Wine and Culinary Center in Prosser and the Hanford Reach Interpretive Center in Richland.

Benton County is proud of our community and the people who make it a great place to live. We enjoy working with our partners that are illustrative of the progress we have all made and we continue to look for creative solutions to our many challenges in 2009.

Source: Tri-City Herald, Progress 2009 guide