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October 17, 2011 (Regular Meeting) Page 689 Example 2: 100 acres with 22 acres in the flood plain located on the front of the property, 22/100 = 22% and 22% x 400 = 8.8% rounded to 9% topo. Wetlands Definitions Generally, wetlands are lands where saturation with water is the dominant factor determining the nature of soil development and the types of plant and animal communities living in the soil and on its surface (Cowardin, December 1979) . Wetlands vary widely because of regional and local differences in soils, topography, climate, hydrology, water chemistry, vegetation, and other factors, including human disturbance. Indeed, wetlands are found from the tundra to the tropics and on every continent except Antarctica. For regulatory purposes under the Clean Water Act, the term wetlands means "those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs and similar areas." [taken from the EPA Regulations listed at 40 CFR 230.3(t) F. Shape: The utility of a specific parcel may be affected by its shape. The appraiser determines what is unusable and to what extent it affects the value of the subject parcel. G. Riqht of Ways: Land falling within a state road right -of -way or surface assessment is to be coded 9400. These right -of -ways add no value to the property and, therefore, receive a zero unit price. Surface easements governing power and petroleum right -of ways may have varying affects on each parcel. The extent of their liability is based mainly on their location within the parcel. Therefore, these easements are priced according to the base price and conditioned back at the discretion of the appraiser. LAND MODEL 08 THE BASE PRICE METHOD FOR URBAN ACREAGE The Base Price Method of appraising urban land is referred to as Land Model 08. This land model is utilized to reflect market value when appraising acreage in areas that typically have access to all utilities. The market indicates that land values change when properties have different amenities such as road frontage, road types, the size of the parcel, or lack public utilities. Land Model 08 is also an excellent appraisal tool when utilizing the neighborhood concept for different locations within the jurisdiction being appraised. The following is a description of how these factors affect each parcel of land: A. Location: Location is the key factor in the determination of market value in the County. Depending on market demand and sales prices, Base Price Areas were established throughout the County. Within each base price area other location factors may be applied to a given parcel. The concept of neighborhood homogeneity may tend to affect values as the parcel comes more under the influence of the neighborhood and less under the influence of the total base area. The market demands higher prices for property in or near active market areas. Desirable subdivisions, availability of water and sewer, proximity to shopping areas, higher base price areas and the existence of amenities are factors which tend to increase market demand. The inverse may be true for parcels near a declining subdivision or undesirable industrial or commercial use area. These influences must be determined and adjusted on an individual bases by the appraiser. B. Size: