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Property ManagementPast, Present, and Future
Northwest Regional Right of Way ConferenceVancouver, Washington
October 27, 2015
Craig SissonLeasing Program Supervisor
Michelle NewleanDisposal Program Supervisor
Property Management Objectives
Provide Effective Management and Security for all WSDOT Properties
Ensure Receipt of Fair Market Value for all Sales and Leases
Dispose of Property No Longer Needed by the Department
Eliminate Hazards/Public Nuisances on or Caused by WSDOT Land or Improvements
Activities in Property Management
• Disposal• Leasing (Displacee, Residential, Commercial,
Ground, Airspace, Wireless)• Rental Accounts• Facilities – Radio Sites• Inventory, Inspection, and Ongoing Management
of WSDOT Owned Properties
Leasing - RCW 47.12.120
Contacts: Randy Johnson (360) 705-7358
Leasing & Special Projects Manager
Craig Sisson (360) 705-7327Leasing Program Supervisor
Robin Curl (360) 705-6968Lease Review & Training Development
David Yoon (360) 705-7301Wireless & Facilities Leasing
• No Termination Provisions for Convenience – Forever Deals?
• Vague Use of Premises Language
• Insurance/Indemnification Language
• Mutual Benefits – Or Are They?
• Less Than Stellar Exhibit Maps
• Leasing Rights Granted by Permit or Other Instrument
Past Leasing Issues
Common Lease Types
• Residential Displacee Lease
• Commercial Displacee Lease
• Single Family Residential Lease
• Ground Lease
• Airspace Lease
• Wireless Leases
• Cooperative Agreement
Current Process
• Formal Request – Completion of Application
• Region Review
• Preparation of Lease Document
• Determination of Fair Market Value
• HQ Review of Document
• AAG/FHWA Review (if necessary)
• Finalization and Execution of Lease Document
Airspace Leasing – Most Common
Definition:
airspace (âr'spās'): that property at, above, or below the gradeline of all
completed highways, as well as the area alongside
the traveled way.
Airspace Lease (cont.)
Airspace Lease (cont.)
Airspace Lease (cont.)
Airspace Lease (cont.)
Functions
• Wireless – The use of WSDOT property for communications purposes such as commercial wireless, emergency services, and public safety.
• Radio – The use of private property leased by WSDOT for our communications needs.
• Facilities – The use of WSDOT Capital Facility properties (maintenance sites, pit sites, stockpiles sites, excess office space, etc.)
Wireless & Radio Leases
One of the most overlooked functions of WSDOT that serves the communications needs for WSDOT, State Patrol, Emergency Services and serves the State in time of crises and natural disasters.
• Access• RCW 47.04.045• Non-negotiable Lease
Language• Rent Schedule• The Problems of
Prorating• Rent Adjustments• Site Identification
Wireless in Right of Way
WSDOT Tower Impact
STEP 1 ANTENNA BASE RATE $175.00 Antenna Size Rate Enter ZoneAntenna Rate for Location
Amplifier/ODU
Number of units Unit Total Amplifier total Antenna Total
1A ENTER SIZE FACTOR OF ANTENNA 1 NONE 0 ZONE 4 $0.00 No 6 $0.00 $0.00 $0.001B ENTER SIZE FACTOR OF ANTENNA 2 NONE 0 ZONE 6 $0.00 No 3 $0.00 $0.00 $0.001C ENTER SIZE FACTOR OF ANTENNA 3 NONE 0 ZONE 1 $0.00 No 1 $0.00 $0.00 $0.001D ENTER SIZE FACTOR OF ANTENNA 4 NONE 0 ZONE 1 $0.00 No 1 $0.00 $0.00 $0.001E ENTER SIZE FACTOR OF ANTENNA 5 NONE 0 ZONE 1 $0.00 No 1 $0.00 $0.00 $0.001F ENTER SIZE FACTOR OF ANTENNA 6 NONE 0 ZONE 1 $0.00 No 1 $0.00 $0.00 $0.00 ODU/RRU/ 1G ENTER SIZE FACTOR OF ANTENNA 7 NONE 0 ZONE 1 $0.00 No 1 $0.00 $0.00 $0.00 (Out Door Unit (TX/RX))1H ENTER SIZE FACTOR OF ANTENNA 8 NONE 0 ZONE 1 $0.00 No 1 $0.00 $0.00 $0.001I ENTER SIZE FACTOR OF ANTENNA 9 NONE 0 ZONE 1 $0.00 No 1 $0.00 $0.00 $0.00 2-WAY Standard Antenna1J ENTER SIZE FACTOR OF ANTENNA 10 NONE 0 ZONE 1 $0.00 No 1 $0.00 $0.00 $0.00
Total Tower impact summary $0.002-WAY YAGI
STEP 2 ODU and Modem (RRU)ENTER FLOOR/RACK SPACE RATE
2A Select space use $1,000.00 TOWER TOP ZONE 62B Multiply # racks, outdoor cabinets, site size 1.00
TOTAL FLOOR OR SPACE RATES Space Subtotal $1,000.002C ADD ADDITIONAL GROUND SPACE SQ FT Additional sq total $0.00 120 TO 140 ZONE 5
EQUIPMENT FLAT RATE FEE TX/RX Flat rate costs $0.00 CELLULAR ARRAY2D ENTER TRANCEIVER- RECEIVER EQUIPMENT (TX/RX) COUNT TX/RX Subtotal $0.002E ENTER GPS or RECEIVE ONLY Units (50% TX or TX/RX units) GPS Subtotal $0.00
# EQUIPMENT TIMES FLAT RATE PER UNIT Equipment Subtotal $0.00 90 TO 119 ZONE 4
TOTAL FLOOR/SPACE RATE $1,000.00
50 TO 89 FT ZONE 3 Panel Antenna Sector AntennaSTEP 33a ENTER Road fees or other misc fees $0.003b ENTER POWER FEE - IF NEEDED $0.00
5 TO 49 FT ZONE 2
SUBTOTAL ANTENNAS, SPACE, MISC $1,000.00
ROOF OR OTHER ZONE 1STEP 44A SELECT SITE CLASS, ONE to FIVE Site Class 1 LARGE MICROWAVE SMALL MICROWAVE
SUBTOTAL TIMES SITE CLASS FROM STEP 6 $1,100.004B SELECT LOCATION MODIFIER Heavy urban
TOTAL: SITE, LOC, ANTENNAS, SPACE, +MISC, $1,210.00
STEP 55A ENTER TYPE OF LEASEE COMMERCIAL LIST Type
$1,210.00 Type Multiplier5B SELECT lease Year 2015
Tenant Total $1,415.53 per month$16,986.35 per year RACK 2X RACK 3X RACKS Out door Cabinet SHELTER
Land, facility and/or shelter impact
User Designation
LEASE RATE CALCULATOR
RW < 200SF - Utility Pole application
Miscellaneous fees
Site Class/Location Multiplier
Antenna description
Tower Zones
Rent Calculator
When it Goes Terribly Wrong!
“…even the most carefully prepared plans often go wrong.”
~Otto Friedrich
These Are NOT WSDOT Sites!
• FY 2011: $3,981,117.43
• FY 2012: $3,629,478.33
• FY 2013: $4,332,756.52
• FY 2014: $4,839,934.95
• FY 2015: $5,235,070.26
• Also Received an Additional $12,178,378 in Completed WSDOT Projects from Sound Transit Over FY 2014 and 2015.
Past Revenue
• Increased Revenue to Help Budget Challenges
• Review and Update Existing Leases
• Cure Encroachment Issues We Know Exist on Highways
• Increased Training Opportunities
Leasing In The Future!
Property Management Disposal
Contacts: Michelle Newlean (360) 705-7332
Disposal Program Supervisor
Eva Betts (360) 705-6944Surplus-Western Washington
Risa Foley (360) 709-8229Surplus-Eastern Washington
Jeff Bill (360) 705-6937Statewide Disposal Appraisals
Disposal
Risa is a Nana!
Disposal
Welcome to the Disposal Team Ms. Laura Marie!
Dedicated Disposal Staff Contacts: Sharon Caudill (206) 440-4171
Northwest Region
Herb Dick (360) 357-2797Olympic & Southwest Regions
Jennifer Hoff (509) 577-1662North Central, South Central, & Eastern Regions
Brad Berry (360) 705-7323Right of Way Plans
Adopted Staff- Bill Moody & Brent Bergquam Appraisals
Disposal
• 2008 Legislative Directive
Surplus all department owned properties no longer needed for a highway purpose– Initially identified 384 potential surplus
properties– There have been 1,200 potential surplus
properties identified to date
Disposal
• Double the number of properties to market• Bring in an additional $3 million per year in
revenue
How is Disposal going to
achieve these goals?
Disposal Goals
• DISPOSAL REVIEWPast-Separate review in the regions and HQ
Present-Region review that includes HQ staff
• PLAN REVIEW (indicate property is surplus & show size)
Past-Regions completed their own revisions
Present-Dedicated HQ Plans employee
• APPRAISALPast-Random assignments based on availability
Present-Dedicated HQ Disposal Appraiser/Region Appraiser Assistance/Contracting Private Appraisers
Disposal Process Changes
• APPRAISAL continuedPast-Value Memos for properties valued at $25,000 and lessPresent-Pilot Project through FHWA to allow Value Memos for properties valued at $50,000 or less
• 60 DAY NOTICEPast-Mailed notices and waited Present-Email notices and request a waiver if not interested
• FHWA REVIEW (surplusing along interstate or conveying for less than fair market value)
Past-Mail package and wait for approvalPresent-Submit package electronically and use SharePoint Site to track requests
Disposal Process Changes
• AUCTIONSPast-Two auctions per year (May and October)Present-Three auctions per year (February, May, and October)
• AUCTION-DATE PROJECTIONPast-Whatever properties were “ready” went to auctionPresent-Project auction date for each property and make those a priority
• AUCTION-PROPERTY POSTINGSPast-HQ handled posting all properties with “For Sale” signs
Present-Team Effort-Regions, HQ, and others help with posting
Disposal Process Changes
• AUCTION NOTIFICATIONPast-Mailed auction brochure to mailing list (1,700 + people)Present-Email auction notification, mail post cards, and direct
interested parties to our website
• AUCTION WEBSITE (www.wsdot.wa.gov/realestate/auction)
Past-Minimal informationPresent-Interactive Google map with unsold auction properties
that are available and upcoming properties
• AUCTION ADVERTISINGPast-Advertise for two consecutive weeks at least two weeks prior
to the auction in BOTH the classified and legal section of a newspaper of general circulation in the area in which the property is locatedPresent-Statute modified last legislative session to allow the
department to select most appropriate advertising method
Disposal Process Changes
•AUCTION STRUCTUREPast-Sealed bid auction
Present-Sealed bid auction
•AUCTION BIDDINGPast-If not hand delivered, bids sent to a PO Box using special colored envelopePresent-If not hand delivered, bids must be sent to street address using Fed Ex or UPS (no USPS)
•AFTER AUCTION OFFERSPast-For properties over $10,000, publish legal notice giving
general public 10 days to submit a counterofferPresent-This statutory requirement was removed during the last
legislative session
Disposal Process Changes
Disposal-Properties to Market
• FY 2009 $4.1 million
• FY 2010 $1.5 million
• FY 2011 $5.4 million
• FY 2012 $3.6 million
• FY 2013 $3.6 million
• FY 2014 $5.5 million
• FY 2015 $6.7 million
Disposal-Revenue
• $13.5 million in unsold auction properties
• An additional $2.2 million
in properties placed on hold
• 500 properties currently in review
Disposal Struggles
Disposal-Future
Questions?