HomeMy WebLinkAbout101413_ca05Consent Agenda
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w �K JEFFERSON COUNTY PUBLIC HEALTH
615 Sheridan Street • Port Townsend • Washington • 98368
www.jeffemoncountypublichealth.org
October 8, 2012
JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
AGENDA REQUEST
TO: Board of County Commissioners
Philip Morley, County Administrator
FROM: Tami Pokorny, Environmental Health Specialist II
DATE:
SUBJECT: Consent Agenda Item — Authorizing Water Quality to
Present Notices and Open Negotiations for the Fee- Simple
Acquisition of Duckabush Floodplain Property (APN
502171004 and 502171012) at the Just Compensation
Value ($220,000).
STATEMENT OF ISSUE:
Water Quality is requesting that the BoCC make a motion to authorize staff to present
two notices to property owner Lisa Berntsen concerning the possible acquisition of 21.9
acres (APN 502171004 and 502171012) on the Duckabush River floodplain for salmon
recovery. The notices inform Ms. Berntsen that Jefferson County, in partnership with
Jefferson Land Trust (JLT), would like to acquire the property, establishes final Just
Compensation ($220,000), identifies any tenants who may be eligible for relocation
assistance, and effectively open negotiations. The notices are also required by the
funding agency, the Recreation and Conservation Office (RCO).
ANALYSIS /STRATEGIC GOALS /PRO'S and CON'S:
A Salmon Recovery Funding Board Agreement (RCO #12- 1385C) for this fee - simple
acquisition project was approved by the Board of County Commissioners on April 22,
2013. On July 15, 2013, the BoCC approved the use of up to $5,000 from the
Conservation Futures Funds (CFF) to support the acquisition and make the property
eligible for operations and maintenance funding in future CFF cycles. Also in July, Stephen
Shapiro, of Stephen Shapiro Commercial Appraisal, LLC, completed an appraisal of the
subject parcels. The subsequent review appraisal, dated August 18, 2013 by Joseph
Granger of the Granger Company, concurred with the Shapiro market value of $220,000.
HEALTH
COMMUNITY HEALTH DEVELOPMENTAL DISABILITIES PUBLIC HEALTH ENVIRONWAT RLQUALITY
MAIN: (360) 385 -9400 ALWAYS WORKING FOR A SAFER AND MAIN: (360) 385 -9444
FAX: (360) 385 -9401 HEALTHIER COMMUNITY FAX: (360) 379.4487
According to the Recreation and Conservation Office, the confirmed market value is the
final just compensation for the property .1
On August 26, 2013, the BoCC concurred with Water Quality that JILT should, ideally, take
title to the property since they have ownership of other property in the area. JLT is a co-
sponsor of the relevant SRFB and conservation futures grants and is awaiting a decision
by their board of directors on the project (email attached). In the interest of time, Water
Quality staff proposes to submit the two notices to the landowner, open negotiations at
the just compensation value, and work with Ms. Berntsen and JILT as appropriate to
develop a Purchase and Sale Agreement assignable to JILT. The notices are: 1).
Voluntary Acquisition Notice to Owner, and 2). Just Compensation and Relocation
Notice. The Purchase and Sale will be submitted to the BoCC for consideration as soon
as possible.
FISCAL IMPACT /COST BENEFIT ANALYSIS:
There is no fiscal impact to the Voluntary Acquisition Notice to Owner or the Just
Compensation and Relocation Notice. Funds to support fee - simple acquisition of the
property, by JILT or Jefferson County, at the just compensation value would be provided
by RCO #12 -1385C if the acquisition receives final approval.
JCPH Management recommends the Board make a motion to authorize staff to present
two notices to property owner Lisa Bemtsen concerning the potential acquisition of 21.9
acres (APN 502171004 and 502171012) on the Duckabush River floodplain for salmon
recovery. The notices inform Ms. Berntsen that Jefferson County, in partnership with
Jefferson Land Trust (JILT), would like to acquire the property, establishes final Just
Compensation ($220,000), identifies any tenants who may be eligible for relocation
assistance, and effectively open negotiations.
REVIEWED BY:
orley, u ty Administrator
(Routed to all Public Health Managers)
c/C-
Date
1 hM://www.rco.wa.gov/docwnents/manuals&forms/Manual 3 aco 2011 ndf (page 40)
COMMUNITY HEALTH PUBLIC HEALTH ENVIRONMENTAL HEALTH
MAIN:36038&9400 DEVELOPMENTAL
LDISABILITIES ALWAYS WORKING FOR A SAFER AND WATER QUALITY
FAX 33 1 HEALTHIER COMMUNITY MAIN: 3603859444
FAX: 360379 -4467
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October 16, 2013
Lisa Berntsen
13339 Shoreline Drive SE
Olalla, WA 98359 -9688
RE: Voluntary Acquisition Notice to Owner
Dear Ms. Berntsen,
This notice is to inform you that Jefferson County, in partnership with Jefferson Land Trust,
would like to acquire the property at 995 Duckabush Road in Brinnon, Washington if a
satisfactory agreement can be reached.
Because state or federal money may be used in the purchase, we are required to let you know that
the sale is voluntary. If you do not wish to sell, we will not acquire the property. Jefferson County
will not acquire your property by condemnation (i.e., through powers of eminent domain).
Because the purchase would be voluntary, you would not be eligible for relocation payments or
other relocation assistance under the federal Uniform Relocation Assistance and Real Property
Acquisition Polices Act of 1970 or the state Real Property Acquisition Policy (Chapter 8.26
Revised Code of Washington) or any other law or regulation. However, any tenants that are
eligible displaced people located on the property will be offered relocation assistance.
Again, please understand that if you do not wish to sell your property, we will take no further
action to acquire it. If you are willing to sell the property, the purchase price will be based upon
the fair market value as determined by an appraisal and review appraisal of the property. You
may also choose to donate a portion of the purchase price once the fair market value has been
established. Please let us know if you have any tenants as they may be eligible for relocation
assistance. If you have any questions, please contact me at 360- 379 -4498.
Sincerely,
Tami Pokorny
Environmental Health Specialist II
COMMUNITY HEALTH ENVIRONMENTAL HEALTH
DEVELOPMENTAL DISABILITIES WATER QUALITY
MAIN: (360) 385 -9400 ALINAYS Mo ORKonNG IFOR 4 SAFER ANEP MAIN: (360) 385 -9444
FAX: (360) 385 -9401 HEALTHIER COMMUNITY FAX: (360) 379 -4487
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October 16, 2013
Lisa Berntsen
13339 Shoreline Drive SE
Olalla, WA 98359 -9688
RE: Just Compensation Notice
Dear Ms. Berntsen,
This notice is to advise you of the just compensation for approximately 21.9 contiguous acres
located at 995 Duckabush Road in Brinnon, WA. In compliance with state and federal law, the
total just compensation for total taking of all acres in fee simple title is $220,000 (about $8,676
per acre) as determined by the appraisal dated July 11, 2013 and completed by Stephen Shapiro,
which was confirmed by the review appraisal dated August 18, 2013 completed by Joseph H.
Granger.
By signing this notice, you acknowledge that you were made aware of the just compensation of
the property under consideration and provided an opportunity to identify any potential people
who may be eligible for relocation assistance. This does not obligate you to sell your property or
any rights in it.
Owner(s) signature:
Please provide below the name and addresses of anyone living on the portion of the property that
may be sold:
Please retain this letter for your records, and return a completed copy to me as soon as possible. If
you have questions please call me.
Sincerely,
Tami Pokorny
Environmental Health Specialist II
COMMUNITY HEALTH ENVIRONMENTAL HEALTH
DEVELOPMENTAL DISABILITIES WATER QUALITY
MAIN: (360) 385 -9400 ALINAYS Mo ORKonNG IFOR 4 SAFER ANEP MAIN: (360) 385 -9444
FAX: (360) 385 -9401 HEALTHIER COMMUNITY FAX: (360) 379 -4487
Tami Pokorny
From: Owen Fairbank [sofairbank @olympus.net]
Sent: Tuesday, October 08, 2013 2:59 PM
To: Tami Pokorny
Subject: Re: Berntsen and BoCC
Hi Tami-
At Jefferson Land Trust we are excited that the County has been successful in continuing protection of
important habitat and water quality on the Duckabush River. The Berntsen property is near a property acquired
by JLT in 2010 and we appreciate your proposing the possibility of JLT 's ownership of this complementary
property.
We are aware of the seller's interest in completing the transaction by the end of 2013 and have discussed some
possibilities with Lisa Berntsen. Our board has not yet made a decision about JLT ownership, and
unfortunately our board's October meeting has been delayed because several members are out of town, so we
cannot give the BoCC a definite answer at this time. We encourage you to continue moving ahead with this
project, hopefully keeping options open, and JLT will inform you of our decision as soon as it is made.
best wishes,
Owen Fairbank
Conservation Projects Committee chair
Jefferson Land Trust
Port Townsend, Washington
www.saveland.org
troject: Duckabush River
Mid-Hood Canal Acquisition Project
Parcei Tax Nos. 502171004, 1012 in
Jefferson County, WA
Property Owner: Lisa Ann Berntsen
Owner's Address: 13339 Shoreline Drive SE Offalla, WA 98359
Property Address/Location: 995 Duckabush Road, Brinnon, WA 98320.
The following appraisal has been made on the subject property and is the subject of this review: .
APPRAISER VALUEDATE BEFORE VALUE AFTER VALUE VALUE DIFFERENCE ALWC�
TAKING DAMAGES SPEC BENFFITS
1. S. 'Shapiro 7-11-2013 $220,0w Na $220,000 $220,000 NA NA
1, the review appraiser, certify to the following:
1. The above appraisal report has been reviewed by the undersigned and was found to have followed accepted appraisal principles
and techniques in the valuation of real property in accordance with existing State law.
2, That the determination of value which is set forth below has been independently reached based on appraisals and other factual
data of record without collaboration or direction. The analyses, opinions, and conclusions in this review report are limited
only by the assumptions and limiting conditions stated in this review report, and are my personal, unbiased professional
analyses, opinions, and conclusions.
3. 1 have no direct or indirect present or contemplated future personal interest in such property or in any benefit from the
acquisition of such property appraised, and I have no personal interest or bias with respect to the parties involved.
4, 1 did personally inspect the subject property to be acquired and a representative sample of the comparable sales applicable
thereto on August 18, 2013.
5 My compensation is not contingent on an action or event resulting from the analyses, opinions, or conclusions in, or the use
of, this review report.
6 Appraisal #1 and my analyses, opinions, and conclusions were developed and this review report was prepared in conformity
with the Uniform Standards, ()f Professional Appraisal Practice and with the Uniform Appraisal Standards For Federal land
Acquisitions.
7. Any facts and/or data presented by the review appraiser and used in the review process are true and correct.
8. No one provided significant professional assistance to the person signing this review report.
9, 1 further certify that if this certificate is to be used in conjunction with a Federal aid project, all of the approved just
compensation is eligible for Federal reimbursement.
Just Compensation is:
Land Taken in Fee: 21.9 m/1 acres @ $8,,676 per acre (R) $ 1 �9000
All Improvements' Contribution
(timber in
land value)
$i
Total Just Compensation for
this larger
parcel
$ 220oOOO.
WA State Certified General real estate appraiser number:
General # I I W5491
c!ph H. Granger, Review Appraiser
Date Signed: August 19, 20,13
J.H. Granger, Reviewer' . Page I of 4 Pages Parcei: Berntsen
E�
4117!=1 IM
Theappraisal and this review use the correct methods and tecitniques. The market data in the
appraisal , f adequate ' appropriate to solve G" appraisal , The value conclusions
in this appraisal ai, in this 'b !,e c3''
j.H. Granger,, Reviewer Page 2 of 4 Pages Parcel. Berntsen
C;
Granger, Reviewer Page 3 of g
SELF CONTAINED APPRAISAL REPORT
of
BERNTSEN PROPERTY
995 DUCKABUSH ROAD
BRINNON, WASHINGTON
as of
July 11", 2013
Prepared for:
Tami Pokorny
Jefferson County Environmental Health Department
615 Sheridan Street
Port Townsend, WA 98368
Prepared by:
Stephen Shapiro, MAI
STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC
P.O. Box 11757
Bainbridge Island, Washington 98110
Ref. 1325
STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC
P.O. Box 11757
Bainbridge Island, WA 98110
Stephen Shapiro, MAI
(206) 855 -1090
Email: Stephen @ssappraiser.com
Website: ssappraiser.com
August 9'h, 2013
Tami Pokorny
Environmental Health Specialist/Project Manager
Jefferson County Environmental Health Department
615 Sheridan Street
Port Townsend, WA 98368
RE: Berntsen Property
955 Duckabush Road, Brinnon, Washington
Jefferson County Tax ID Nos. 502171004 & 502171012
Dear Ms. Pokorny:
At your request, I have prepared an appraisal of the above - referenced property that is described in the
attached report. This analysis pertains to the prospective acquisition of the subject by the Jefferson
County Environmental Health Department. This report has been prepared in conformance with the
current Uniform Standards of Professional Appraisal Practice ( USPAP), as formulated by the Appraisal
Foundation. Additionally, it conforms to the requirements of the Washington State Recreation and
Conservation Office (RCO). The report format presented meets the standard for a self - contained report
and complies with the reporting requirements of USPAP and RCO for such reports. It is subject to the
assumptions and limiting conditions that are stated in this report.
As a result of my investigation and analysis, I have concluded with the following market value estimate of
the fee simple interest in the subject, as of the effective date of valuation, July 1 Is', 2013:
FEE SIMPLE MARKET VALUE
Respectfully submitted,
Stephen Shapiro, MAI
Ref: 1325
$220,000.
General Assumptions and Limiting Conditions
This appraisal report has been made with the following general assumptions:
1. No responsibility is assumed for the legal description provided or for matters pertaining to legal or
title considerations. Title to the property is assumed to be good and marketable unless otherwise
stated.
2. The property is appraised free and clear of any or all liens or encumbrances unless otherwise stated.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is believed to be reliable, but no warranty is given for its
accuracy.
5. All engineering studies are assumed to be correct. The plot plans and illustrative material in this
report are included only to help the reader visualize the property.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures
that render it more or less valuable. No responsibility is assumed for such conditions or for
obtaining the engineering studies that may be required to discover them.
7. It is assumed that the property is in full compliance with all applicable federal, state, and local
environmental regulations and laws unless the lack of compliance is stated, described, and
considered in the appraisal report.
8. It is assumed that the property conforms to all applicable zoning and use regulations and restrictions
unless a non - conformity has been identified, described, and considered in this appraisal report.
9. It is assumed that all required licenses, certificates of occupancy, consents, and other legislative or
administrative authority from any local, state, or national government or private entity or
organization have been or can be obtained or renewed for any use on which the opinion of value
contained in this report is based.
10. It is assumed that the use of the land and improvements is confined within the boundaries or property
lines of the property described and that there is no encroachment or trespass unless noted in the
report.
11. Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be
present on the property, was not observed by the appraiser. The appraiser has no knowledge of the
existence of such materials on or in the property. The appraiser, however, is not qualified to detect
such substances. The presence of substances such as asbestos, urea - formaldehyde foam insulation
and other potentially hazardous materials may affect the value of the property. The value estimated
is predicated on the assumption that there is no such material on or in the property that would cause a
loss in value. No responsibility is assumed for such conditions or for any expertise or engineering
knowledge required to discover them. The intended user is urged to retain an expert in this field, if
desired.
This appraisal report has been made with the following general limiting conditions:
1. If the subject is improved: Any allocation of the total value estimated in this report between the land
and the improvements applies only under the stated program of utilization. The separate values
u
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
allocated to the land and buildings must not be used in conjunction with any other appraisal and are
invalid if so used.
2. Possession of this report, or a copy thereof, does not carry with it the right of publication.
3. The appraiser, by reason of this appraisal, is not required to give further consultation or testimony or
to be in attendance in court with reference to the property in question unless arrangements have been
previously made.
4. Neither all nor any part of the contents of this report (especially any conclusions as to value, the
identity of the appraiser, or the firm with which the appraiser is connected) shall be disseminated to
the public through advertising, public relations, news, sales, or other media without the prior written
consent of the appraiser
The following assumptions and limiting conditions may apply to this assignment.
1. Any opinions of value provided in the report apply to the entire property, and any proration or
division of the total into fractional interests will invalidate the opinion of value, unless such proration
or division of interests has been set forth in the report. NE
2. In the case of proposed developments: If only preliminary plans and specifications were available
for use in the preparation of this appraisal; the analysis, therefore, is subject to a review of the final
plans and specifications when available.
3. In the case of proposed developments, and the assignment of values to a property at the completion
of construction, all proposed improvements are assumed to have been completed unless otherwise
stipulated, so any construction is assumed to conform with the building plans referenced in the
reports.
4. In the case of improved property: The appraiser assumes that the reader or user of this report has
been provided with copies of available building plans and all leases and amendments, if any, that
encumber the property.
5. If no legal description or survey was fumished, the appraiser used the county tax plat to ascertain the
physical dimensions and acreage of the property. Should a survey prove this information to be
inaccurate, it may be necessary for this appraisal to be adjusted. If a legal description has been
provided, the appraiser is not responsible for the accuracy of the description. The property appraised
is assumed to be as delineated on county maps, as noted in this appraisal.
6. The forecasts, projections, or operating estimates contained herein are based on current market
conditions, anticipated short-term supply and demand factors, and a continued stable economy.
These forecasts are, therefore, subject to changes with future conditions.
7. If the subject is improved: The Americans with Disabilities Act (ADA) became effective January
26, 1992. The appraiser has not made a specific compliance survey or analysis of any improvements
on the property to determine whether or not it is in conformity with the various detailed requirements
of ADA. It is possible that a compliance survey of the property and a detailed analysis of the
requirements of the ADA would reveal that the property is not in compliance with one or more of the
requirements of the act. If so, this fact could have a negative impact upon the value of the property.
Since the appraiser has no direct evidence relating to this issue, possible noncompliance with the
requirements of ADA was not considered in estimating the value of the property.
iii
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Berntsen Properly
APPRAISER'S CERTIFICATION
I certify that, to the best of my knowledge and belief:
♦ The statements of fact contained in this appraisal are true and correct;
♦ The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conclusions, and are
my personal, unbiased professional analyses, opinions, and conclusions;
♦ I have no present or prospective interest in the property that is the subject of this appraisal, and I have no personal interest or bias
with respect to the parties involved;
♦ My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for
completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value
that favors the cause of the client, the amount of the value opinion, the obtainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal;
♦ The appraisal report prepared in conformity with the Appraisal Foundation's Uniform Standards for Professional Appraisal
Practice (USPAP) and the requirements of the Washington State Recreation and Conservation Office (RCO);
♦ I have made a personal inspection of the property that is the subject of this report;
♦ I have afforded the owner or a designated representative of the property that is the subject of this appraisal the opportunity to
accompany me on the inspection of the property;
♦ I have not performed appraisal services regarding the property that is the subject of this report within the past three years;
♦ Persons providing significant professional assistance to the persons signing this report are identified herein;
♦ This appraisal has been made in conformity with the appropriate State and Federal laws and requirements, and complies with the
contract between the agency and the appraiser;
♦ I certify that the use of this report is subject to the requirements of the Appraisal Institute relating to review by authorized
representatives;
♦ As of the date of this report, I have completed the requirements under the continuing education program of the Appraisal Institute.
RESTRICTION UPON DISCLOSURE & USE
Disclosure of the contents of this appraisal report is governed by the By -Laws & Regulations of the Appraisal Institute.
Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or the firm with which (s)he
is connected, or any reference to the Appraisal Institute or to the MAI designation) shall be disseminated to the public through advertising media,
public relations media, news media, sales media or any other public means of communication without the prior written consent and approval of the
undersigned. No part of this report or any of the conclusions may be included in any offering statement, memorandum, prospectus or registration
without the prior written consent of the appraiser.
The property has been appraised for its fair market value as though owned in fee simple, or as encumbered only by the existing
easements as described in the title report in the addenda.
The opinions of value expressed below are the result of, and are subject to the data and conditions described in detail in this report.
I made an inspection of the property that is the subject of this report on July I lo', 2013. The property owner, Lisa Bentsen,
accompanied me on my inspection. Tami Pokorny, the client, was also present during my inspection.
George Brooks (WA State registered real estate appraisal trainer No. 1001596), who is an appraiser with Stephen Shapiro
Commercial Appraisal, LLC, provided significant professional assistance in the preparation of this appraisal report.
The date of value for the property that is the subject of this appraisal is July 110, 2013.
Per the MARKET VALUE definition herein, the value conclusion for the property that is the subject of this appraisal is on a cash
basis and is:
FEE SIMPLE MARKET VALUE
Name: Stephen Shapiro, MAI
WS Cert # 1101561
Date Signed: August 9`s, 2013
IMA
Signature:
$220,000.
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bentsen Property
TABLE OF CONTENTS
Letterof Transmittal .......................................................................................................
............................... i
General Assumption and Limiting Conditions ..............................................................
............................... ii
Appraiser's Certification ...............................................................................................
............................... iv
Tableof Contents ...........................................................................................................
............................... v
Summaryof Appraisal ...............................................................................................
..............................: 1 -
Introduction...............................................................................................................
............................... 10 -
Market Analysis & Neighborhood Data ...................................................................
............................... 14 -
SiteData ...................................................................................................................
..............................: 20 -
Highestand Best Use ................................................................................................
.............................. - 38 -
PropertyValuation ....................................................................................................
.............................. - 42 -
Addenda...........................................................................................................................
...............................
TitleReport .........................................................................................................
...............................
WetlandsDelineation Report ..............................................................................
...............................
Appraiser's Experience Data ..............................................................................
...............................
v
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bem[sen Property
SUMMARY OF APPRAISAL
-1-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
SUMMARY OF APPRAISAL
Identification of Subject Property
The subject property includes two parcels that are identified by the Jefferson County Assessor's tax parcel
numbers 502171004 & 502171012.
Summary of Appraisal Problem
The Jefferson County Environmental Health Department has an interest in acquiring the subject for
conservation purposes. Determination of the property's market value is necessary to facilitate any
potential transaction with the owner.
Location
The subject property is located in a very rural area of Jefferson County with frontage on the Duckabush
River. It is about 4.3 miles southwest of the village of Brinnon on the Olympic Peninsula. The address of
the subject is 995 Duckabush Road, Brinnon.
Property Description
The subject property consists of two tax parcels that total 21.9 acres according to the records of the
Jefferson County Assessor. The property has a mixture of clearing as well as areas of heavy cover of
mature trees. The property contains approximately 850 linear feet of low bank frontage on the
Duckabush River. Its elevation varies from about 20 feet near the river to about 160 feet in the
northeastern corner. Three separate wetland areas have been delineated on the property by a certified
wetland biologist. Portions of the subject property are located in the 100 -year floodplain and the channel
migration zone. While the subject property contains extensive critical areas, several unimpacted areas
remain for potential residential development. The property owner received a Site Plan Approval Advance
Determination ( SPAAD) by Jefferson County on December 3, 2007 but did not complete development.
The SPAAD expired on December 3, 2012.
The subject was previously improved with a cabin and barn that have subsequently been demolished
except for the cabin's concrete foundation and slab. The owner previously intended to construct a single
family residence on the subject and in preparation for development extended power onto the property,
installed a well that is enclosed by a shed and a septic system.
Highest & Best Use
The highest and best use of the subject is for residential redevelopment to the highest density
allowable under the existing zone that is also feasible given the limitations of critical areas. This
has been determined to be development of two single family residences.
Final Value Estimate
FEE SIMPLE MARKET VALUE ................................................................... ............................... $220,000.
-2-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Properly
Effective Date of Valuation
The effective date of valuation is July 11`s, 2013, which is the most recent date of inspection.
Date of Appraisal
This report was prepared in July and August of 2013.
Notice of Contact with Property Owner or Representative
I made a personal inspection of the subject property on July 11th, 2013 in the accompaniment of the
owner, Lisa Berntsen. Also present during the inspection was the client, Tami Pokorny of the Jefferson
County Environmental Health Department.
Qualifications of Appraiser
The undersigned has extensive prior experience in the appraisal of waterfront property such as the subject
that has the potential for residential development and has previously performed appraisal services in this
market area. He is therefore considered to be competent to undertake this appraisal. Please see the
experience data included in the addendum for specifics concerning the appraiser's background and
experience.
SM
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
SUBJECT PHOTOGRAPHS
(All ground photographs of the subject were taken by Stephen Shapiro on
July 11`h, 2013.)
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Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
d! �
Ay
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Access m the southern portion of the subject fium Ouckebush Road.
A view of the cleared urea near the proposed building site fazing east.
m
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A view otthe Dwkubusb River from the subject facing west.
A view of the Duckabosh River Gom the subject fwing east.
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Io4NO. 1325 PIEe116N SRAYIRO [ofurtxCleL MPM6P4 LLC Bemra Palmy
A view of the Flood plain below the house site facing north from near the riverbaNe.
A view of the subject facing souNl showing the nearby hills.
m
ran, Ills STEPHEN MLVIPO COMMERCIALAPPPLLSALLLC BammVrtgeny
A view of His access from Duckabush Road into Me northern portion of the subject feting wen.
A view of the rwrtheastem pert of the subject that is soitable for a potential second home site.
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kbHa1325 STEPHEN SHAPIRO Mx NILRCLAL APPRAISAL, LLC Panaen FYVrvy
INTRODUCTION
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INTRODUCTION
Legal Description
The legal description of the subject is provided in the title report that is included in the addenda of this
appraisal.
Property Rights Appraised
This is an appraisal of the fee simple interest in the subject real estate.
Purpose of Appraisal
The purpose of this appraisal is to establish the market value of the subject property. The term "market
value" is defined in the Appraisal of Real Estate, 1P Edition as follows:
The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or
in other precisely revealed terms, for which the specified property rights should sell after
reasonable exposure in a competitive market under all conditions requisite to a fair sale,
with the buyer and seller each acting prudently, knowledgeably, and for self - interest, and
assuming that neither is under duress.
Intended Use/User of Appraisal
This appraisal will be used to facilitate the potential purchase of the entire subject property by the
Jefferson County Environmental Health Department. The client is Tami Pokorny, Environmental Health
Specialist/Project Manager for the Jefferson County Environmental Health Department. Intended users
include Ms. Pokorny as well as her authorized associates, employees, representatives or agents.
Additional users include personnel with the Washington State Recreation and Conservation Office who
may have an interest in this property. This appraisal is not intended or authorized for any other use or
user.
Scope of Appraisal
The scope of work performed in this appraisal is in compliance with the specific guidelines of the
Uniform Standards of Professional Appraisal Practice (USPAP) to produce a credible value opinion that
meets the expectations of parties who are regularly intended users of similar appraisal assignments and is
in accord with the analysis that the appraiser's peers would perform in a similar appraisal assignment. It
also conforms to the requirements of the Washington State Recreation and Conservation Office
(RCO).
The most typical appraisal methodology is the direct sales comparison approach that is based on recent
comparable data available for a given property type. I have utilized that approach in this appraisal. I did
not perform a cost approach because the subject includes no significant structural improvements. The
income capitalization approach is not appropriate because the subject is not income producing property.
Subdivision analysis, which is a variation of the income capitalization approach, was considered since the
- 11 -
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
subject has the potential to be developed into multiple residential lots. However, as is discussed in this
report the subject's overall development density that can be obtained through subdivision is quite limited
and there are adequate sales comparables to account for the benefit of such potential development through
the direct sales comparison approach. Therefore, I have not performed a subdivision valuation analysis.
Appraisal Format
This appraisal is presented as a self-contained report that is intended to comply with the reporting
requirements of USPAP and RCO for such reports.
Covenants, Conditions, Restrictions and Easements
I have been provided a title report for the subject by First American Title Company of Jefferson County
dated January 23, 2013 and a supplement dated June 27, 2013 that are both included in the addenda of
this appraisal. There are several easements and reservations noted in the title report pertaining to access
and utilities as well as access to public waterways in favor of governmental agencies that are typical for
this type of property and do not appear to have any impact upon the subject's highest and best use.
However, there are several special exceptions in the title report that require some discussion as is noted
below:
The title report notes a possible fence line encroachment on the subject. However, this has
apparently been remedied as the supplement notes that this has been stricken from the title.
The title report notes a roadway easement in favor of Soundview Pulp Company. The easement
was granted in 1948 and states "said easement to be in the same location as the present existing
road." However there is no further description or any map showing the road. There is an
additional declaration of road easement that was recorded in 1977 by Emel and Clara Arndt, who
owned the subject at that time. It is noted as "Beginning at the Duckabush County Road, thence
running over the existing road in a westerly direction ..." The overall descriptions of both road
easements are not specific and their placement cannot be determined from the title report.
Extraordinary Assumptions & Hypothetical Conditions
The conclusions drawn by this appraisal have been arrived at with no hypothetical conditions. As noted
above there are two road easements noted in the title report whose placement is not specified. Discussion
with the existing property owner indicates that there has been no use of any easement through her
property during the time of her ownership and there is no recent evidence of such use. It may be that the
easements correspond to the driveway that approaches the subject from Duckabush Road and gives access
to neighboring properties. Given these circumstances it is an extraordinary assumption of this appraisal
that these easements do not constrain the highest and best use of the subject. In the event information
comes to light indicating that this is incorrect I reserve the right to reconsider the opinions stated in this
report.
Ownership History
The UASFLA requires a ten year record of sales for the subject. The subject was purchased by Lisa Ann
Berntsen from David A. Goetze on November 1", 2002 for $158,900. Discussion with Ms. Berntsen
-12-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Berntsen Properly
indicates that this was intended to represent market value at that time. Owing to the age of this
transaction it is not considered to have significant relevance as a present market value indicator for the
subject. To the best of my knowledge the subject is not presently listed for sale or part of any pending
transaction. However, it is known that the Jefferson County Environmental Health Department has an
interest in acquiring the property.
- 13 -
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
NEIGHBORHOOD DATA/MARKET ANALYSIS
-14-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
ja� 1� STU� S�P� �L�� L� �C,�
NEIGHBORHOOD DATA/MARKET ANALYSIS
LocalioNPopulation
As shown on the map on he previous page the subject is located about four miles southwest of Me village
of Briunon and about 33 miles south of he city of Pon Townsend in Jefferson County. With a into land
area of 1,808 square miles and an additional 369 square miles of water this is the I8" largest county in the
shire. Nmuai Inndform3 divide he county into three distinct areas: Western (along the Pacific Ocean);
Central (Olympic National Forest and Olympic Nathadd Park, which is mostly uninhabited); and Eastern,
Me portion which lies along the Straits of loan de Fine and Pon Townsend Bay, which is the most
heavily populated area of left o County. The Olympic National Park is a vast wilderness area
compassing dangerous min foresq mountains, and indicated coastline; it is riaged by Highway 101 and
is accessible from all sides. It is one of he primary attrmarion within the Puget Sound region and is a
significant tourist destination.
According to he most recall (April 2012) formation estimate by the Some of Washington Office of
Financial Managemem, all of Infused Ciu..ly included 30,175 people. Port Towruend is the only
incorporated city in the county and has a Population M9,185. With a population density of only around
16 inhabitants per square mile, leffanson County is very mml.
eaoaomte Conditions
Jefferson County has historically had Me characteristics of a resource -based economy, with a heavy
dependence on timber -related industries and marled. But the timber Industry has been in decline for a
lean the pest two decades, and the local work -force has had m adapt increasingly. As recently as 1993,
Me major employers In the county were all associated with timber. By 199$ the economy had diversified
to revolve around five broadly defined industries: laal government, food scrvl e, paper and allied
Products. union and recreation, and legal and health services.
In recent years economic growls bas beneficed film successful industry clusters including and and
culture, marhime and boat building small scale manufacturing, tourism and entertainment, and food and
finding. Agriculture is experiencing rapid growth with he most successful f ere market west of
Seattle, with summer sales of newly $1 million, a local food coup with sales over $10 million, an award
winning cheese processing plan, and many small value added Most businesses.
Jefferson County's brighten prospects lie in the promotion of in scenic and natural environment. The
min shadowed noMexstem panhandle, along with Sryuhn area to the west in Clallam County, his proven
to be an attractive retirement area, with the today of outside dollars in the form of retirement incomes
being an important component of the local economy. The second home market bas also became an
important component of the local economy; however, his has seen a slump over the past couple of years
along with the overall decline In the Iecal and regional housing market
The tables on the following page illustrate the trends in unemployment rates over the past three years in
lefferson County and the emire State of Washington. In June 2013, unemployment stood at 87% for
Jefferson County compared to the ] 0%n overall rate for he State of Washington. This compares with a
rate of 9.1ao in June 2012, and reflects the confining stabilization of the local job market. The
16-
Jab NO 1325 STIoM749NCNIM COMMERCIAL APPRA6Ay LLC pmann Pgpny
Washington Labor Area Summery antes that'Yhe county's employers continued to hire staff in most
sectors end, while them will likely be Additional ups and down in Me unemployment figures in Me
coming months, Me 2013 numbers clearly represent a positive (rend, while economic growth in this slow
recovery begins in bake bode
The median household income for Jefferson County was estimated to he 544,348 while Me sane as a
whole was estimated to be $55,500 in 2011 (puce of Financial Management).
Unemployment rates, not Aeasonally adjnatel, m
Jefferson uwv
115%
ILga
10.5%
n.n
95%
9.096
an Jan Fm Mar 4, May Jun Jul Aug Sep nn n°v Ott
r°erv°. 1325 STEPHEN SIWNU COMNIERCW, APPM4G4 LIX Bemuen PWery
Unemployment retm not seasonally adjusted, M
WaeWngtan8tate
JOAN
Abe
as
m
COX
ten
Rb
W Ap Nry Jun Jul Aug See M
%w Oe[
ease
"12
eilm
sail
r°erv°. 1325 STEPHEN SIWNU COMNIERCW, APPM4G4 LIX Bemuen PWery
Single Family Residential Market
The primary residential market areas in Invention, to the subject include the communities of Quilcene,
Brinnon, Coyle Bond, and Pon Hadlock, as well ss the more affluent areas of Pon Townsend, lCala Point,
Mamowend a Island, and Port Ludlow. The Port Townsend area is a noted retirement destination as it is
Indeed on loan as Fuca Strait ad Part Townsend Bay, and is also within the rain - shadow, of the Olympic
Mountains. Me influx of relatively affluent resident, who are not dependent an the somewhat aortic
local economy fm employment, serves as a m ideary of demand within the local housing market
Consistent wait home price trends in the central arems of Western Washington, the Jeffideran County
housing market posted significant pricing gains experienced over the years from 20M into 2008.
However, this pricing head moderated after that time as a consequence of the overheated maker of the
pmvions years. Subsequently, in accordance with the demise of the overall housing market, the area
experienced a significant decline in sales activity ad prices for both homes and residential land.
The tables below ad the graph shown on the following page are based upon sales cute from the
Nonhwem Mukiple Listing Smice and show the trends in residential real estate pricing for selected made
of JeRerson County over the mat eight years. In general, the dam shows a steady rise in home prices into
2008. Suladquently, home prices tell precipitously in all of We :ubmmkd5 note. The most significant
drops occurred in the Quilcene and Beene areas in the muthem part of Jefferson County fattiest from
Port Townend. While this might suggest Nat more coal areas were more susceptible or reductions in
home prices, it should also be noted that these are the most sparsely populate areas of the county and
they posted a very small number of sales that resulted in a statistical anomaly resulting from a
disproportionate meatier of very low priced homes that skewrd Hun overall average. Since 2011, sale
Prices have stabilized mad are beginning to rise as general economic indicators show posave signs and
the backlog of Inventory is slowly being reducer.
-I&-
Favor My StEPX¢XSWVmO COMM¢aC4LArPR46PLLLC mmpn Pmpary
Average House Price Trend Analysis
lkm
pakt
Hsg
D"'d
pug
many
osy-110
Pull
mill
480
it T6wweM
Mile
W2,M
13685w
5262.732
539%
Mug
3u1,9u
fM7,442
Moist
Pon W61W
M5,57i
SM9,892
S2N,442
M,494
I[Tb86
5195.68
3174,535
$]%.M
sitars
4V
VmLLWbw
S29s M9
y26p50
1151,112
$37012
$355$%
011$32
M452
825M
993.988
493
rpilwr
1211,236
320,899
SM435
53T250
I136,050
I177,Ie9
3185,139
$199,136
SUwSW
493
R,es,r
m9 0
5242 an
$113.}2
H 5151
$15 eat
$171627
SW 9g
$10961
3 va 2
IRmmC
E279365
13%888
8299062
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S300139
5201821
Fermi
Un.933
1262996
p
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2916
W
gtl
Zan
lyl3
gH
M 12imm
Rrowmga
19%
-tor
; M
_ISM
6Te
1n
Nomfiek
22%
82%
-00%
10.1%
-108%
123%
-39.
189
NnLWlw
194%
-54%
.13.0%
51%
.116%
91%
43%
13
92
(Floe's
-15M
151%
615%
b66%
10.6%
45%
3.
19)
Poor,
Brawm
319%
-I3%
2 +1%
4g1%
266%
aJ,3pi
}9.9'j
.214
106%
Q9%
L%
S3%
O6%
125%
26%
-2
-I&-
Favor My StEPX¢XSWVmO COMM¢aC4LArPR46PLLLC mmpn Pmpary
Avevege Nmue PVke TeuM
Conclusion and Summary
While the data discussed above instant W improved residential property (due to Me Mtt Mat the
NWMLS does not provfda statistical archives for sales of vacant land) my own independent research
indicates that Me genmal trends for vacant land in unit market area generally Week with the data for
improved residential properly. This is not surpribing given that they are ultimately used for Me same
purpose.
AlMOugh Me subject froperly is located in an attractive renal sening Me Bannon area ix not a primary
demarcation for residential development. The lesson is that it Wo far from established comovercial centers
oRaing services and jobs. Nevertheless it is an spinning location for home buyers wits less
convernional lifestyles or whose jobs do not reel muting. file area also has appeal to Muse who
have interest in inking advantage of the extensive nearby recreational opponurtities available in Me
Olympic Moemins mW marine activities in Hood Good. Given that home prices M Me Brimman area
factually a bargain relative to the more populous areas of Jefferson County, Me subject is well positioned
W capture demand from this egmem of me marl housing market.
19-
Job Na.l3u 3IEexP,N SILVIRO wmmsxm.h.mn.mayuc Bampn gepary
2009 not 29117 Ift 201) "to nil M12 2013
Conclusion and Summary
While the data discussed above instant W improved residential property (due to Me Mtt Mat the
NWMLS does not provfda statistical archives for sales of vacant land) my own independent research
indicates that Me genmal trends for vacant land in unit market area generally Week with the data for
improved residential properly. This is not surpribing given that they are ultimately used for Me same
purpose.
AlMOugh Me subject froperly is located in an attractive renal sening Me Bannon area ix not a primary
demarcation for residential development. The lesson is that it Wo far from established comovercial centers
oRaing services and jobs. Nevertheless it is an spinning location for home buyers wits less
convernional lifestyles or whose jobs do not reel muting. file area also has appeal to Muse who
have interest in inking advantage of the extensive nearby recreational opponurtities available in Me
Olympic Moemins mW marine activities in Hood Good. Given that home prices M Me Brimman area
factually a bargain relative to the more populous areas of Jefferson County, Me subject is well positioned
W capture demand from this egmem of me marl housing market.
19-
Job Na.l3u 3IEexP,N SILVIRO wmmsxm.h.mn.mayuc Bampn gepary
SITE DATA
-zo-
m.M1... nmm
NEIGHBORHOOD /STREET MAP
ME
mnxo. 1525 STEPHEN Sw IRO mn>ERCw.n L. LET Bl�Ny )
SITE DATA
London and Argues
Referring m the map on the previous page she subject is located on the south side of Dowlad nth Road
about four miles southwest of the village of Brilmon. The property has frontage on this road at Its
southwsem and nonbeastem areas Oat is interrupted by other Records in between these locations.
DuckabuO Road In a paved two -lane sheet Oat intersects Highway 101. This provides access to Shelton
about 35 miles to the moth and Olympia about 50 miles to me smash. To the north SR 101 links with SR
104, which provides access m the Kitsap Peninsula. There U a Washington State ferry tewinal in
Kingsmn that provides areas to Edmonds near the larger city of Eve". Anmher ferry on Bainbridge
Island provides direct access m downtown Seattle. However, these are about 40 miles and 55 miles,
respectively from the subject, and are considered m be well beyond the typical commute for employment.
Regarding the subject's primary access from dm southwestern frontage on Duckabush Road there is an
existing gone] driveway Out extends across a neighboring property for a short Orange. I am not aware
of any easement or other documented right to cross this property. However, it should be noted that while
this is a convenience to the subject, alternate access ro Duekabush Road can easily be perfected directly
from the subject's frontage at very low cost. It is not clear why this has not been perfm n4 but this is
not considered to be a material liability to the use of the subject. Similarly, access to the subject's other
potential home site in the consent portion of the property can readily be created from one existing
frovoge on Duckabush Road.
Land Area
The germol layout of the subject property may be visualittd from the aerial pborograph on page 5 and she
plat map on the following page. The subject h¢ludes two tax parcels a1M has an hregulm shape. The
total area amounts to 21.9 acres according ro the records of the Jefferson Cowry Assessor. This is
tured to be, correct as I have not been provided a survey of she subject that gives the lots[ acreage.
(The survey associated with the ordered delineation in the addenda of this rep" document the sifts of
the wetland areas but did not survey me entire property. Rather, the acreage for the entire subject noted
on the survey is a restatement of the country's indicating I
Parcel 502171004 is an irregular shaped lot Oat comribmes about 21] acres and ]tercel 502171012 u a
rectimminr shaped lot that contributes about 0.16 rem The smaller parcel provides access from
Duckabush Road to the northern portion of she larger parcel but appears to be Or We small in
accommodate development. However, according to Colleen Zmolek, associate flogger with the Jefferson
Cowry Department of Community Development it would be possible to perform boundary line
adjustments between the two parcels to make them more equal in size and allow both be remit their legal
lot slow
Historic and Present Use
The subject has been utilized by the present owner for recreatiowl purposes and that is its current use. It
was previously improved with a cabin and ban that were demolished in preparation of the construction of
a residence. This structure was never built, however, and the propesry presently contains a 200 amp
_22-
Job No 1325 SrfeNENSRVIRO COnP18RC1ALAVYRwISA4LLC aemam Vrtpep
-23-
J,b NO. 1325 SfEPNCNSRAPIROCOMMERCILL .VPPEIUy Pcm¢ Ywp,y
ZONING MAP
_24-
ioe rvo. 1325 saep N[ PIROMMMERc L eev.OSe4u eem vw�y
power well sunaunded by a well house son a recently installed septic system that is penuittied
for a four bedeaam home.
Zoning
The zoning map on the previous page shows the subject having a JeRermn Cowry inning designation of
Rumi Residential(" 115). Tha Jefferson Coumy Municipal Coda notes:
They Pose flJds district is to allowlr continued residential development in areas IJeferson County
corecticting of relatively high dmmiy preexisting parcems of development, along the comry's wamal
seas, and within areas within or adlacent to rwal centers and rural crouroad. In addition, this district
eks to support and foster Jeferson County's existing rural residential landscape dM character by
restricting new lmrddivisiom to a base demiry lone witperfive acres
The primary, allowable use in the RR 1/5 zone is single family residential development. Multi -f ily use
is not allowed except for residential cart facilities up to 5 persons. he general, commercial uses are not
allowed in this soar; however, home businesses are allowed. As shown on the zoning map, the subject is
bordered w Me muthwestem side by rose Commercial Forest roue that allow for even less residential
density at one wit per 80 acres.
Since the subject consists of Loral of 21.9 acres it nominally qualifies for subdivision inn 4 development
units given Mat Me prevailing Mae requires a minimum lot size of 5 acres. However, in order W be
entitled for 4 development rights it would also need in be in compliance with all other Jefferson Comity
land use requiremmn including critical areas regulations.
Ewiroomeotally Critical Areas
1 sin not an env'vovmenul biologist qualified to determine the extent of coy critical areas on the subject
However, my inspection did show the presence of the Duckebwh River adjacent to the subject property
and indications of wetlands on the site. I investigated the mvirolwmmay sensitive areas map provided
by the liberation Coumy RAAP database which is provided on the following page. This map Monsoon
than several critical areas including a stream, wetlmds and fiaodplain we present on the subject. The
Buckabush River is classified as having a Conservancy Shoreline according W the Jefferson County
Shoreline Master Program. The Washington Bepattment of Fish & Wildlife lien the Oucksm ush River as
being laminar for several species of fim- including cuVlvost trout, several types of salmon and awathead
trot. Jefferson Cowry's critical areas regulations require a insRer of 150 feet from the river from my
development.
The U.S. Fish and Wildlife Service's National Wetlands Inventory map on page 27 shows the presence of
several wNiands on the property. The estimated acrmge of the refund areas on the subject was derived
using the digital measuring not on the NWI map and touts about 8 acres. However, it should be noted
that the NWI map is gelwreted from manes Mat do not include any on -me surveys and R is not intended
to be a def dive indication of wetlands on the pmperty.
Alternately, an un -mie wetland survey was performed in 2002 by the preperry owner, Lisa Bentsen, who
is a Professional Wetlands Surveyor with Applied Environmental Services, Inc. The results of this survey
-25-
mervo 1325 srivxarvswvmo wmmeacu2,aemu®a4ttC nommn napatl
ENVIRONMENTALLY SENSITIVE AREAS MAP
-26-
Ioh NO. 1325 SrE EN KUPMOf MMCRC AITBU9N4L Bem�Vrepelq
NATIONAL WETLANDS INVENTORY MAP
27-
kb NO.1325 STer N aMAPIRO mMMena.M. AFFeIe Lc m�.�eAam
. _.§x
,_ 9f
.�, ,
e NVId3,j\
d \1 \\ erg§
WETLANDS DELINEATION MAP
i
}�f
| ||
| ||
!!
!|
||
are detailed in the Wetland Delineation Report, dated August 11, 2002 by Applied Environmental
Services, Inc. and a copy of the report is included in the Addenda of this appraisal. The wetlands
delineation map from the report, provided on the previous page, illustrates the results of the survey that
identifies three discrete wetland areas (A, B and C) located on the subject property. The color coded
boundary lines were added by the appraiser for clarification. According to the wetland report, Wetland A
is classified as a Category III wetland which totals 0.13 acres, Wetland B is classified as a Category I
wetland which totals 6.91 acres and Wetlands B is classified as Category I wetlands which totals 1.09
acres. Since this delineation report was performed before the State of Washington wetland regulations
were revised, a new delineation would be required by Jefferson County to meet current standards. The
updated wetlands delineation report would detail the required setbacks from each wetland area where
development is allowed. Nevertheless, the Applied Environmental Services report does provide a good
indication regarding the subject's wetlands and a credible basis to analyze their impact upon the subject's
development potential.
Determination of wetland buffers is based upon a combination of the category of wetland and the
impact of land use. The table on the following page indicates that single family residential
development on parcels one acre or larger is considered to be a moderate impact. Since the
subject's wetlands have not been assessed points for characteristics it not possible to assign
buffers. However, the table notes that the range of buffer widths for Category I wetlands is 75'-
225'.
The 2002 wetlands delineation report states on 26 that "the layout of the critical areas onsite (Duckabush
River, floodplain, wetlands, steep slopes) make it impossible to put the building footprint outside of all
those critical area buffers ". The report goes on the state that the previous and present use of the property
as a residence would "likely, through use of the previous wetland regulations, through a grandfather
situation, to comply with previous wetland buffer regulations. Some buffer averaging or reduction may
be required with that scenario."
A Site Plan Approval Advance Determination ( SPAAD) was approved by the Jefferson County
Department of Community Development on December 3, 2007. The property owner did not proceed with
development of the property and the SPAAD expired on December 3, 2012. Colleen Zmolek, Associate
Planner with the Jefferson County Department of Community Development, noted that the expiration of
the SPAAD requires submission of a new application meeting the current regulations and would include
an updated wetlands delineation report.
The Jefferson County IMAP also indicates that the subject may contain areas impacted by channel
migration hazards as illustrated on the map on page 33. Ms. Zmolek noted that the county's critical areas
map is not intended to be a definitive survey of channel migration potential. However, she did say the
land use permitting process would require a further study to determine portions of the property considered
to be located in the channel migration hazard area. She stated that Jefferson County does not allow
buildings to be constructed in the High Risk Channel Migration Hazard Zone
The Jefferson County IMAP also indicates that the subject may contain areas impacted by erosion and
landslide hazards as illustrated on the map on 34. Ms. Zmolek stated that the county's critical areas map
is not intended to be a definitive survey of erosion and landslide potential. However, she did say the
-29-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Berotsen Property
Jefferson County Code
Title 18 UNIFIED DEVELOPMENT CODE
Chapter 1822 CRMC:A1 AREAS
1822.170 Protection standards.
Tame 1&22330(2)
wETLAIM CATECORMS, RAMNG SCORES AI® BUFFER wmrE3 FOR 1WRERATE IsRACT LAM USES
Moderate impact lend uses shall include the following:
Single- family residential use on parcels of one acre orlasger,
Private roads or driveways saving three ora m residential pastels;
Paved trails;
Passive recreation areas;
Utl ity confiders (private orpuhlic) with a maiotemoce road;
Class TV- General forest conversions, iocludng conversion option harvest plans.
wriaadcow"
w.wmd Caararbanu:
Bags RMdnlaben
+Am AddaYaaltPhWo
Rabasem
Id..ms Waamt Haudarr
tam as Apparent
wawa QUAD& (WQ)
!Ue>MMIND
Wetlaad Rmamdsr Went
BsRmartd)
IV
[Total of scores less than 30 points]
40 feet
+20 feet
(rotas of scores for all functions
is less then 30 points)
ID
[With H score 20 -2S points]
110 feet
+30 feet
(Total of scores for all functions
[Not meeting above cbmacteristic]
60 feet
is 30 -50 points)
H
[WQ score 24 —32 points and H score
75 fed
+40 feet
(Total of scores for all functions
less than 20 points]
is 51— 69 points or having
[H score 29 — 36 points]
225 feet
"special characteristics"
[H score 20 -28 points]
110feet
identified in the rating fom)
Plumose]
110 fed
[IMmkn el
110feet
NNW meeting above characteristics]
75 fed
I
[WQ score 24 — 32 points end H some
75 fed
+50 fed
(Total of scores for all functions
less that 20 points)
is more them 70 points orhaving
[H score 29— 36 points]
225 fed
"special charactemstics"
(H score 20 -2S paints)
110feet
identified in the rating form)
[Coastat Lagoon]
150feet
[Fstuarme]
150 fed
[Nelms( Heritage Wetland]
190 fed
[Bog]
190 fed
[Forested]
Bufferwidth based on
[aim meeting above characteristics]
score f"H fimetions m
WQ functions
75 fed
Note: Wetlands shall be classified using the 2004 Washington State Department of Ecology's Welland Rating system for
Western Wasbington (Ecology Publication No. 044M405 or as amended.
-30-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
land use permitting process would require a geotechnical survey to determine portions of the property
considered to be erosion and landslide hazard areas.
In the event that a proposed development cannot avoid critical areas or buffers the county code does
afford several alternatives under the provision of the Reasonable Economic Use Variance (RUEV) or a
Critical Areas Stewardship Plan (CASP).
An informational document provided by Jefferson County defines a Critical Areas Stewardship Plan
(CASP) as a way for an applicant to reduce fish and a wildlife habitat conservation area ( FWCHA) buffer
or wetland buffer. A CASP is a report that is prepared based on site - specific conditions and is used for
permitting residential development. The intent of a CASP is to include owners in decisions that affect
their property while still protecting the functions and values of critical areas on and in the vicinity of their
property. An applicant may be able to submit a CASP for permitting if the proposed project cannot avoid
a FWHCA Buffer or a wetland buffer and if all of the following are met:
• The applicant is proposing residential development;
• The property is'' /< acre (10,890sf) or larger;
• The CASP is being used only for FWHCAs or wetlands (Category 11, 11 and IV wetlands and
Category I wetland buffers, but not Category I wetlands);
• The fill materials used for development will be placed outside the FWHCA wetland; and
• The CASP provides equal or greater protection of critical area functions and values than that provided
by the prescriptive buffer width.
While it is not explicitly stated above, it is implicit that some degree of mitigation is required in order to
facilitate a CASP. The Jefferson County Code notes; "Performance standards will vary from one plan to
another depending on the critical area being protected and the potential hazards associated with the
proposed development." Determination of the required mitigation would result from the assessment of
the property as part of the county's land use permitting process. Therefore, it is not possible to state what
the impact of a CASP would be on the subject. However, my discussion with qualified wetland biologists
who have performed mitigation indicates the cost can be in a range of tens of thousands of dollars per
acre (and as high as $250,000 /acre for creation of replacement wetlands). Therefore, a CASP would only
be economically feasible for the subject if the costs of implementing a stewardship plan were less than the
value of the development rights being enabled by such a plan.
The Reasonable Economic Use Variance (RUEV) of the Jefferson County Code is applicable if denial of
a land use permit would deny all reasonable economic use of the property. An RUEV may be granted
only when the hearing examiner finds that the application meets all of the following criteria:
(a) No reasonable economic use with less impact on the critical area or its buffer is possible.
(b) There is no feasible on -site alternative to the proposed activities that would allow a
reasonable economic use with less adverse impacts to critical areas or associated buffers.
Feasible on -site alternatives shall include, but are not limited to:
(i) Reduction in density, scope, scale or intensity;
(ii) Phasing ofproject implementation;
(iii) Change in timing ofactivities; and
-31-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemfsen Property
(iv) Revision of road or parcel layout or related site planning considerations.
(c) The proposed variance will result in the minimum feasible alteration or impairment to the
critical area functional characteristics and existing contours, vegetation, fish and wildlife
resources, and hydrological conditions.
(d) Disturbance of critical areas has been minimized by locating any necessary alteration in
critical area buffers to the minimum extentpossible.
(e) The proposed variance will not cause degradation to surface or groundwater quality.
0 The proposed variance complies with all federal, state and local statutory and common
law, including the Endangered Species Act, and statutory laws related to sediment control,
pollution control, floodplain restrictions, and on -site wastewater disposal, and common law
relating to property and nuisance.
(g) There will be no material damage to nearby public or private property and no material
threat to the health or safety ofpeople on or off the property.
(5) Conditions.
(a) In granting approval for reasonable economic use variances, the hearing examiner may
require mitigating conditions.
(b) In granting approval for reasonable economic use variances involving designated
wetlands, the hearing examiner shall consider the following mitigating conditions:
(i) Provision of a mitigation plan demonstrating how the applicant intends to
substantially restore the site to predevelopment conditions following project completion;
and
(ii) The restoration, creation or enhancement of wetlands and their buffers in order
to offset the impacts resulting from the applicant's actions; the overall goal ofany
restoration, creation or enhancement project shall be no net loss of wetlands function
and acreage.
As was the case with the CASP, the Reasonable Economic Use Variance may require mitigation. Further,
it does not ensure that the ultimate use of the property would be in accord with the zoning standard. Thus,
in the case of the subject "reasonable" use could conceivably be construed as allowing only one single
family development despite the fact that the zone nominally allows for four.
Although critical areas buffers are intended to preclude development from environmentally sensitive
areas, Jefferson County does allow some variance in the application of buffers in order to facilitate
development. In particular the county code allows for administrative reductions in buffer widths "upon
submission of a special report by a qualified professional that demonstrates a buffer reduction does not
have any adverse impact upon the existing function and values of the wetland." Buffers may not be
reduced to less than 75% of the prescribed buffer. Similarly, an administrative decision can be made to
allow for buffer averaging, which effectively allows for straightening of an irregular buffer boundary in
order to more readily facilitate development. Once again, buffers may not be reduced to less than 75% of
the prescribed buffer.
-32-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
CHANNEL MIGRATION HAZARD MAP
-33-
iouxo uxs s PHr �O COMw RCw � Li a to no
EROSION AND LANDSLIDE HAZARDS MAP
;q.
J,b N, 1325 S PXEN SHAPIRO Le Bem P y
ummm. ma",n
a
I
EROSION AND LANDSLIDE HAZARDS MAP
;q.
J,b N, 1325 S PXEN SHAPIRO Le Bem P y
\\ Feb
s�
TOPOGRAPHIC MAP (20'Contour Lines)
-35-
bm 1325 STUD NSRAVIROCOMMeRCIALAPPGI&SL.LL 9enoen POlvly
Topography
The topographic map on the previous page has contour lines at 20' intervals that show Me subject's
prevailing upward slope from the Duckaa sh River to around 160' at the highest elevation M the
Im plo tam poftio areas on property. While she map potential some mess several home does. The ward
be slope from level mess is Me properly Mm have the potential to support severe) home sites. The upward
slope from the water also provides the benefit of creating a good view to Me west and south of the
Olympic Mountaim.
Soils
I have not been provided a soils survey of Me subject by a qualified soils engineer. In general, the
primary is dated with soils are Me ability m support septic systems and residential
improvements. Mson -sire septic system was permiued by the Jefferson County Enviromnental Health
Department and installed in 20M and nearby prommies support septic systems and residential
Improvements. Therefore, the soils on Me subject we not considered to limit Me highest and best use of
the subject property given its extremely low development density potential.
Mioera s
To Me best of my knowledge More are no commercially valuable mineral deposits on Me subject.
Utilities
Electrical power has been extended onto Me subject to serve the existing well and could provide for a
residence m Me sexual; home site. Sewagr would be handled by the existing septic system on this home
site. Power can readily he extended m Me northemtem area of the subject to accommodate a second
home site. Developme d of another some site would also require an additional well and septic system.
This is considered! to be fiasible in the nmthemmm area of me subject that is outside all critical areas.
Vegetation & Timber
The subject is partially forested wish native deciduous and evergreen owes. I have not been provided a
timber value report for Me subject property. However, given Me extensive encumbrances over Me
property from critical sees it is my opinion Mat any economic benefit from a commercial harvest would
be negligible. Ruder, Me primary benefit of Me subject's trees is as an amenity end privacy baRer. This
is accounted for in the direct sales comparison approach analysis.
Havrdoua Materiab
I are unaware of any toxic contaminating materials either in the subject soils or within any of Me subject
premises. This appraisal assumes that Me subject property is her and clear of all contamination Mat may
be associated with any bmardons ordered. However, this assumption should not be consisted as a
guareutee Mat this is the case.
-36-
Job rvu 1325 STEPlLLry anwPIRO COMMERCW, Adsstmmi -ErC panuen Propeq
Improvements
As previously discussed, the subject was formerly improved with a cabin and bane then were demolished
by the present owner in preparation for nedevelopment of the site Existing improvements include
electrical power, a new well and a septic system that were installed by the present owner in anticipation of
presents] development of a residence. These are considered to provide a positive economic contribution
to the subject.
Flood Zone
As illustrated on the environmentally sensitive areas map on page 26 a portion of the subject is located in
the Floodilainofthe DwItabushlllver. Sulficientareafofdev eloparentoutsideofefloMplainmmains
on the property and therefore site existence of the Oaodplaw is not considered to affect the highest and
best use of the subject.
Real Estate Tares and Assessments
By atemm, properties in the some of Wazhingten arc to be assessed at 100% of market value. nit current
Jefferson County assessment and tax statement for the subject is noted below. In my opinion the
assessment for the subject's hard is considered In be below the current market value.
Passel Number Lend Assessment ImaAssemment Total Assess ent TBZ"I
S02171004 $128,720 $o $128,)20 $1,11).64
502 71012 $680 L $§gq $1083
Torok $129400 $0 $129,400 $1,119.4)
MI&E
Jobs, 13y5 srnnEN Sarasota CONarmcwL A¢en.el9Ar, Lte Iknam e„arm
HIGHEST AND BEST USE
-38-
la Na. 1325 SOPRON SHAPIRO COMMERCIAL APHIS I uc e.muffl �m
HIGHEST AND BEST USE
"Highest & Bert Use" is defined by The Appraisal Imtimce as:
"Me reasormbly probable and legal use o vacant land or as imYroved property, which is
phgarallY possible. appragrimelY supparr .InonciallY feasible a7 chat results in the high
IIre criteria the highest and best use must meet me legal permissibility, physical
Possibility v=Ifisasibilsi, and maximum profitability "
Source: The Dictionary of Real Estate Appraisal, Fourth Edition, Copyright 2002, Published by the
Appraisal hotimts,
The highest and best use analysis pmvides the foundation for a value conclusion by identifying the
specific market position of a subject and Hereby specifying appropriate market comparieona for i4 m well
as Me relevant approaches m value. If the property is improved, Me process requires estimate analysis of
Me Inpd as though vacant and Me load as improved. This provides the basis for a conclusion as m
whether the improvements adequately contribute to overall value as to continue to be Me pref ed use, or
whether an alternate use would better support Me land value. In this care the subject has no structural
improvements and is considered to he vacant However, Mebndfit of the existing well and septic system
me considered in the valuation analysis.
Highest and Best Use
The highest and best use of the subject is guided by its Jeff n County Rural Residential ama that
limits development to one unit per five acres of Road. The aomhem parcel (502171004) contains about
219 acres and would nominally qualify for fora development rights. The northern parcel (502171012)
cement about 0.16 acres and is therefore considered a non - conforming legal lot with one development
right. At Me same doe, however, development of Me southern personal is highly constrained due to the
fromence of existing environmentally critical area and Me nerthem game] is not developable due b irs
small size.
Given me subject's location in an a tramive mIM area with bobble on the DHCkabu do River and Olympic
Mounters views, it is well surged for residentia] development Power, water and a septic system are
mated an me southern force]. Power is available along Duckabush Road for ace by Me northern parcel
and installation of a well and septic system is considered f ible since neighboring properties utilize
these items. Since me modern parcel is very small development is nth considered feasible in we torrent
conditioning. However, aBoundery, Line Adjustment(BLA) to trmoter sufficient land from Me southern
parcel to fazililate development an Me wardship parcel is considered reasonable since hom parcels arc
under common ownership and Me southern parcel has excess IoM. The development map on Me
following page depida a poceptial astound for development of bum parcels with one development right
for each subsequent to performing a BLA. The portion of Me eoumem lot being traHfemed b Me
northern lot Includes a relatively level area In the northeast comerm support a home site as well as excess
amenity land door would provide Iromage on Me Duckabush River.
mo
via, 1e STEPHEN Sruemo ComMaetut aePn 1,UX nemv Fos, ry
4
�b4
*O
23
\ \ \\ N
-a
DIr
SRC PLAN
.a., r . rw
0 ion »o cn No
Slbje Bovda Weaa.d C Boodary
WeB d Boaada ��. Dac4abuY River Boudary
wedaad B noodpl Boaedary
OPmeaeal Home S &es Pmeyq &New Potuaal Boads
Potutial Devebma Lab
DEVELOPMENT SCENARIO
(Boundary Lines Drawn by Appraiser are Approximate)
-AO-
5ebw. 1325 sre NMwemoroMeuubnemssnyuc e. P.a y
The development woresno map depicts how the two parcels could be reconfigured with potential horn
sites and illustrates Me relative location of the sensitive areas impacting the property. An existing road
provides access to Me potential home site On Me southern pmcal and a new road must be installed to the
home site on Me noMem panel. Development of the property would require undegoing the Jeffersoa
County land use permitting process including all necessary critical Hoes delineations since the SPAAD
performed for development of Me existing home site exphed M 2012. However, given Mat preliminary
approval bad been ground Ire development of home on the property and power, water and an approved
septic system already exist it agiesm likely Mat development of the existing home site would be
permitted. This is further supported by Me fact Mat the Jefferson County Cede has a number of
provisions Mat afford Me ability to obtain at least one home site on a property Mat is heavily encumbered
by critical areas. The subject's northern pmrcel He far less emumbered by critical areas aM is considered
in be feasible for development of one residence subsequent to a BLA Mat increases its size.
In terms of economic feasibility More is a well- esmblishxi market for residrnfuVrecreatiorul land on Me
Olympic Peninsula as will be illustrated in Me valuation section of this report . Therefore Me highest and
best use of each Me subject parcel ¢ for single family residential development to the highest feasible
density. Based upon the foregoing analysis this would appear n be two units under Me presumption that
the perfomnarne of boundary line adjustments would result in Me creation of two legal parcels Mat would
each be emitted with One development right. However, this would only be determined by actually
undergoing the leftirson County, land use permitting process. Given Me magnitude of Me subject's
critical areas impacts it is recogniaad that the subject has a higher than typical degree of risk associated
with procuring entitlements for development and that constraints would very likely be imposed Mat limit
the number of entitlements to less Man is allowed under the existing vane and also prescribes limited
home site Breed. This is accounnd for in Me valuation analysis Mat hallows.
-ql -
nb NO. 025 STEPHEN SHAPIROttlMM ¢RCNLMPRN6aI., LIE eovjm.Propxy
PROPERTY VALUATION
-43-
mt x13. 1325 S1E NSX PMO roMMCRp Lem.. 4LLC Bem¢enlmMY
A\
E la
q
€o
�i
LAND SALES COMPARISONS MAP
-q3.
Jab nu nss 8 nlxen SHAPERO mMMERVAL APPRABAt ut xemvm Fgem
-a
a,
3
d
z�
i
g
$�
t8
LAND SALES COMPARISONS MAP
-q3.
Jab nu nss 8 nlxen SHAPERO mMMERVAL APPRABAt ut xemvm Fgem
-a
a,
ag ;
d
LAND SALES COMPARISONS MAP
-q3.
Jab nu nss 8 nlxen SHAPERO mMMERVAL APPRABAt ut xemvm Fgem
s
LAND SALES COMPARISONS MAP
-q3.
Jab nu nss 8 nlxen SHAPERO mMMERVAL APPRABAt ut xemvm Fgem
qy.
mm fns tPPH NSa MOCOMMERC .neex.�s L4 mm NO
-45-
IOb NO. 1125 STEPHEN SHAP1RO COMMERCIAL APPRAISAL LLC Hamm, ggeny
Sales Comparable 2
Tames,
5 a wor Braman
b.
Ades:
Shat GMICI to Dosmmipe ROtl
Use at Ram'.
Sates
6
H&BU,,
Rmal ResMemiot/Renee00Ml
RR Ia0
eLxAm
ImeAmc
11 13
M.
Sete U@:
hataT6,2012
h
Pnm:
$135,00
18ePmpm TSTe'.
Wemery Htttl
j.
Tenor:
Ccuh
I.
Homomlo:
565049
I.
Bettor:
Tom @Helena Emma
m.
Beyu:
Hone Buscke a Static Hamwe
Tax PVrolo'.
603243008
0.
WMme
0.tlme h h,& Se11e5 (360) 9964876
immme CO my gveam
ReeMIYFImWbsve
P
Tope
h10ll1y
q.
by
sbo'g
Slisally Sbpiun
V,m,
View
H0xwil1iP5NV«
S.
Crites! nrc
Norc
w....rcmek
goo lrnnHn :w.1RPS R1.«
-45-
IOb NO. 1125 STEPHEN SHAP1RO COMMERCIAL APPRAISAL LLC Hamm, ggeny
job No 1325 sTEPXENSIUVm04XWM M1CWLAITBLL LLC memo, Pgmy
Sales Comparable 3
Location
36 mi. IN of Part Angeles
k.
Access :
Highway 112
C.
use a Me:
Vacam
d.
H &BUse:
Rural ResidnniaMemeational
e.
Zoning:
R20 &RS
f
Larq Area:
37.25 scree
g.
Sme Dole:
April 26, 2011
h.
Price:
$187,000
i.
instrument Type:
Wartsnly DeM
j.
Terms:
Ceeh
k.
Document q:
1265375
1,
Seller:
Richard l& Vicki J. Von(.mcar
M.
Bnyer:
Narlh Olympic Lord Trust
n.
Tax parcel 9:
123114430000
o.
Confirmed:
Micbelle eflomewwr, Nalth Olympic Wnd Trust
(360) 419 -1815
Clmlmn County Assessor
Realquem Datimse
p.
Timbtt
Premerch /Amnmy Treq
q.
Topoicaphy
Fairly Level
View
PysM River& Olympic Mounmlus
Crilicm mans:
Wallsnds &Flwdplain
L
River/Creek
2,400 If on Pysht River
job No 1325 sTEPXENSIUVm04XWM M1CWLAITBLL LLC memo, Pgmy
-47-
roexo. 1325 Ki HEN srwmo mnamacun aevantm1, Lt emmn �
Sales Comparable 4
a.
Location
8 mi. E of Pont Angeles
h.
Access:
Highway 101
c.
Use & Sale :
Vacant
&
H &B Use
Rmal ResidartaVRecreatiotml
e.
Zamora:
Commercial ForesS I unit per 80 acres
f
1,11miAsea:
54.98ac
a
Sale Do*:
May 26, 2010
h.
Price:
$250,000
i.
InNammt Type:
Warranty Coed
j.
Tams:
Cash
k.
Occurrent q:
1252492
I.
Seller.
George C. Rains, Sr
M.
Buyer:
Robert ReaMeau
n.
Tax parcel N:
053014420000
a
Confroncl
George Rains, seller, 360808 -2335
Clellam County Assessor
Realgrect Damhaae
p.
Timber
Premmcb /Ammity Trees
q.
Topography
Sloping
View
Siebert Crack &Olympic Simons
s.
Critical arms:
Now
c
River /Creek
2,9801f on Siebert Creek
-47-
roexo. 1325 Ki HEN srwmo mnamacun aevantm1, Lt emmn �
M
Iob No 1325 Sr MMN 6NAPIW COWNeBC1ALAFPRAmA4 LLC Blm Pwrm
Sales Comparable 5
Location
35 mi. W Of Pat Angdes
b.
Aaess:
Paved SR 112
C.
Useame:
vacant pause is Tem f)mm
a.
H & B Use
Rund RaUdenialBeaaamnal
c.
Zoning:
Road 20, I wit per 20 acres
f
Laod Area
21.59w
g.
Sale Dam:
August 12, 2010
K
Price
$125,000
1mmmumm Type:
Wananly Dtt
j.
Tams:
Cmh
k.
Rsclse No.
90339
L
Sellm:
Robert Bat
m.
Buyer
NaMOlympicl.mWTnot
a
Tax 1#:
12311M9 O &123114190020
o.
GMrmed:
DmuM Gmfsimm, Lum&M As Assm, 360 3743141
C1a11nm Coumy Aveawr
p.
Timber
Amomytea
q.
Topo®aphy
Level
r.
View
Pysm Riva
GVBCal amss:
P.xMmive weird and flW woes
I.
River /r ck
1,000 IfcO" River
M
Iob No 1325 Sr MMN 6NAPIW COWNeBC1ALAFPRAmA4 LLC Blm Pwrm
pq _
lobrvo. 1325 s FHe MWIRO COMWRCUL. RA18 L C B=m Nm
Sales Comparable 6
a
4
2
a.
Locmim
5ai, SE afPwM Ies
b.
A s:
ML Plewnma
c.
Un a sale:
moo Resieentinl
a.
x &BUU:
Rare) ResltlentiWReercmiaW
e.
T mg:
R -5
f
IaM Nw'.
1296 ma
g.
Sab 0.1c
Wnbar 12,2010
h
Price :
8350,000
Imnwnml Type:
Wv o, Ceed
j.
Tenor:
CW
t
Oocwnenl#:
1257583
L
SeIW:
Oarte16 L. Tke
M.
Buy ":
PmmFamily Thm
*
Tax pace) #:
053030430010
o.
Confi a
Micb Ue Bam WiMa RE, (360) 457-4587
Clellum COMV ASSessof
NWMLS, RmIques Daw sse
p.
TimM
Mo& Cia d
q.
TWogmp
slightly sloping
.
View
Ery ive 54eil of Jaen 6e FOm
QiucA yeas:
Nom
t
Rlv x/
I.I 0 If on Minbg crs
pq _
lobrvo. 1325 s FHe MWIRO COMWRCUL. RA18 L C B=m Nm
LAND VALUATION
mtroaucnav
Valuation of Me subject relies upon a direct sales comparison analysis. Identifying differences in Me
relevant elements of comparison between a given subject and the sale comparison properties is essential
in the valuation process, and any significant differences must be adjusted eihet quantitatively or
qualitatively in the armlysis. Therefore, it is important to have a good understanding of the comparable
propemes' atlrib ins. Determination of subject's value relies upon six sales compmables described in the
previous pages. The sales comparison map on page 43 indicates where the comparable properties are
located relative m the subject and the individual data sheets provide demtis pertaining to the
characteristics and sales tremactious of [here properties that are similar H lye subject lo Mat they are
multi -acm parcels, located on either a river or creek with a highest and best use for most residential
development.
It should be noted that the scope of search for compatibles similar to the subject necessitated looking
several years back nt time and over an expanded geogiaplkic arm. Thu is reasonable given the subject's
[oral location Mat includes Irantage on a large river. Differences in these elements of comparison are
accounted for m Me analysis Mat follows
Comparable Dam
Analysis of the comparable sales is based upon Me elements of comparison noted on Me summary grid
provided on page 54. These are the various property characteristics as well as Me variables inherent in
property lmmactions that detcrmme Me difference in prices paid for comparable properties relative to a
given subject. The appropriate unit of comparison in this analysis is gross sale price, since His is Me
basis upon which both Me typical buyer and seller would base their transaction of a coral residential land
parcel with very limited development density. The adjustment summary grid provides specific data and
descriptions of each comparable as well as Me subject and then makes aplempriam adjustments. The
information and adjustments are based upon the appraiser's personal inspection of each pmpeny, as well
as data provided by Me Jefferson County Assessor, flortbwest Multiple Listing Service, and discussion
with a party involved m Me various transactions where possible. It should he noted Hat the camoeosbles
are solinvarecd to cormaxicard to the sub as if Me comparable b nor ahtibnte to Me strident Me
ad'umnent is netrative. and vice
The summary grid shows adjustmema made to He salient elements of comparison re account fm value
impacting differences between Me compatibles and the subject The Uniform Standards of Professional
Appraisal Practice allows Mat an adjustment grid may provide either quantitative or qualitative
edjushnmm (or a combination of both). However, it is well acknowledged in appraisal practice Mat
market dam is often tro imprecise to support specific quantitative adjustments for many elements of
comparison coed therefore same qualitative adjustments are often justifiably relied upon. The resson is
Hat it is usually very difficult ro isolate the specific valor contribution of one particular element of
comparison in the sale of a given pmperry from its offer value impacting Options. Ire Me analysis Mat
follows Me quantitative adjustments have been performed MN with the ci lhative adjustments following.
- 50 -
nab NO. 1325 STEPHEN sHNma COMMERCIAL MaaAmLL, LIC n¢mumprpem
Expenditures after the sale refers to costs incurred by the buyer immediately after the transaction.
Typically this pertains to costs that may be necessary to correct issues of deferred maintenance that were
known to need attention at the time of sale and therefore would be considered a cost of acquiring the
property. Only comparables 5 and 6 had any such issues. It is estimated that removal of the existing old
houses and outbuildings on these comparables would cost $10,000 each and this is added to the sale
prices.
The site improvement line item on the adjustment summary grid accounts for differences in
improvements between the subject and the comparables. The subject is improved with power extended
into the middle of the property, a water well and a new septic system certified for use with a four
bedroom residence. Based on discussions with public utility districts in the area, the cost to extend power
for about 800 linear feet onto the subject site is estimated to be $10,000. Based on discussions with
realtors in the area, the subject's well is valued at $5,000 and the septic system is valued at $15,000.
Comparable 1 had a well and therefore $25,000 is added to the sale price to account for power extension
and the lack of a septic system. Comparables 2, 3, 4 and 5 had no power extended onto the site, wells or
septic systems and therefore $30,000 was added to each of their sale prices. Comparable 6 had power
extended onto to the site and a well and therefore $15,000 is added to the sale price to account for the lack
of a septic system.
Since the comparables were transactions of the fee simple interest there is no adjustment warranted for
property rights. Similarly, they were transacted on a cash equivalent basis, which would be similar to the
subject, so no adjustment is needed for financing.
Conditions of sale pertains to the motivation of the buyer and seller. Typical market transactions are at
arm's length in which both parties are inclined to maximize their economic gain and have no unusual
influences or motivations. This is presumed to be the condition for any transaction of the subject, and
confirmation with a party to the transactions of the comparables indicates that numbers 1, 4 and 6 were all
arm's length transactions between private parties. By contrast, comparable 2 was a sale resulting from a
divorce settlement and the selling agent noted that the seller was highly motivated to dispose of the
property. This warrants an upward adjustment.
Comparables 3 and 5 were purchased by the North Olympic Land Trust from private parties. This raises
the question as to whether an adjustment is required for these properties. While land trusts are not
governmental agencies, there may be a perception that they may be atypically motivated to acquire a
particular property in order to achieve an environmental goal and that they may be willing to pay more
than the market rate. In general this tends not to be the case. The reason is that just as private parties are
constrained by budgetary considerations, land trust organizations are as well. Further, land trusts tend to
have multiple potential acquisitions of property under consideration at any given time and usually favor
transactions for property that they can acquire at the market rate rather than at a price above market.
Since the sale prices of these comparables are supported by the other private party sales, I have concluded
that the comparables purchased by this land trust are market transactions and no adjustments are
warranted. This was also the opinion of the buyers and sellers in my confirmation of these transactions.
One element of comparison that typically warrants an adjustment is market conditions. This accounts for
any appreciation or depreciation that may have occurred in a given market between the time of a
comparable sale and the date of appraisal. One of the comparables sold in 2013, one sold in 2012, one
-51-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
sold in 2011 and three sold in 2010. As has been previously discussed in this report on pages 18 and 19,
appreciation in residential property in the subject's market area was significant from around 2004 through
the middle of 2007. From that time through 2010 the real estate market fell precipitously and suffered
significant price depreciation. Since the beginning of 2011 real estate markets in the subject's area have
stabilized (albeit at much lower price levels than in previous years). Nevertheless, it is necessary to
consider market condition adjustments to account for previous market conditions.
The best means of quantifying a rate for a market conditions adjustment is through analysis of a given
property that sold and resold over a period of time or a matched pair analysis of similar properties that
sold at different times. While this is a good means of determining a quantitative market conditions
adjustment in a rising market with a large number of sales, it is much more difficult to ascertain a numeric
factor in a falling market with fewer sales and buyers who may be inclined to hold onto their property.
As a result, I have concluded that a qualitative adjustment is most appropriate to account for market
conditions over time.
Comparable 1 is a very recent sale in 2013 and comparable 2 is a fairly recent transaction that occurred in
2012. These require no adjustments. Comparable 3 sold in 2011 and requires a moderate downward
adjustment. Comparables 4, 5 and 6 sold in 2010 and therefore require downward adjustments.
Location is very relevant to the valuation process as it may be that two properties have very similar
physical characteristics but nevertheless show value differences owing to circumstances of proximity or
lack thereof to commercial centers. The subject is located about 4.3 miles southwest of Brinnon, which is
a rural village in Jefferson County on Hood Canal. Comparable 1 is located about 1.5 miles north of
Quilcene, also a rural village on Hood Canal, and is therefore considered similar to the subject.
Comparable 2 is located about 5.3 miles west of Brinnon and is therefore considered similar to the
subject. Comparables 3 and 5 are located about 35 to 36 miles west of Port Angeles, a city with full
amenities and services, and is considered somewhat inferior since it is located in a more remote area.
Comparables 4 and 6 are located less than 10 miles from Port Angeles and are therefore considered
somewhat superior to the subject since Port Angeles provides more amenities and services than the
village of Brinnon.
The subject is located on Duckabush Road which is a paved street. All of the comparables are located on
either paved roads or short gravel roads and are therefore considered similar to the subject in this regard.
Topography can affect the locations of house sites and overall use. The subject has some areas of steep
slopes. All of the comparables are either level or slightly sloping and are considered somewhat superior
to the subject.
The element of comparison for vegetation considers the benefit of trees. The subject is partially forested
with many mature native trees that provide no commercial value but that do afford an attractive visual
amenity as well as a privacy buffer from neighbors. Comparables 1, 3 and 5 are also partially forested
and are therefore considered similar to the subject. Numbers 2 and 4 are heavily forested and are
therefore considered somewhat superior to the subject in this regard. Comparable 6 is cleared is
somewhat inferior to the subject.
The category for extraordinary site conditions considers unusual physical conditions, both positive and
negative, that would impact the highest and best use of a property and therefore its value. The subject and
-52-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Berntsen Property
comparables 1, 4 and 6 had no extraordinary site conditions. Comparables 2, 3 and 5 were bisected by a
river or highway that limited access and the use of portions of the properties and are therefore considered
inferior to the subject.
The next element of comparison considers the impact of sensitive areas. The subject is impacted by a
river, wetlands, a flood zone and steep slopes that substantially increase the risks associated with entitling
the property for residential development in accordance with is zone. Under optimal circumstance it could
support as many as 5 development units. However, as has been discussed in this report, the critical areas
constraints are such that the property is very unlikely to be permitted for more than two units with
restrictions on the placement of home sites. Comparables 1, 2, 4 and 6 have either minor floodplain areas
or no sensitive areas and are therefore considered superior to the subject. Comparables 3 and 5 contain
minor wetland areas as well as similar floodplain and channel migration impacts and therefore they are
considered somewhat superior to the subject.
The next element of comparison noted on the adjustment grid pertains to waterfront quality. It is well
acknowledged among buyers and sellers of property (as well as real estate agents) that waterfront
property brings a price premium over non - waterfront property. However, the degree of this premium
depends upon the quality of the frontage and the overall ability of the property owner to interact with it.
Considerations include the size of the river, the type of bank that allows varying access to the river and
the length of frontage. The subject is considered to have very good quality water frontage with about 850
linear feet on the Duckabush River. The adjustment grid notes the water body upon which the
comparable properties have frontage, the length of frontage and type of bank. Based upon the relative
mix of these characteristics I have assigned a ranking of waterfront quality (poor, fair, good, very good
and excellent) for the subject and the comparables. Adjustments have been made accordingly.
View quality is another factor that has an impact upon property value. The subject has views of the
Duckabush River and the Olympic Mountains from many areas of the property with selective tree
pruning. Comparables I and 4 have no views and are therefore considered inferior to the subject.
Comparables 2 and 5 have views of similar rivers as the subject but no mountain views and are therefore
considered somewhat inferior to the subject. Comparable 3 has views of a river and the Olympic
Mountains and is therefore considered similar to the subject. Comparable 6 has no river view but has an
expansive view of the Strait of Juan de Fuca and is therefore considered similar to the subject in this
regard.
The adjustment grid shows a line item for effective development units that indicates the most likely
number of potential development units that could be entitled by the subject and the comparables. (It
should be noted that the increased risk of such entitlement resulting from critical areas has already been
accounted for in the "extraordinary site conditions" elements of comparison adjustment.) Since the
highest and best use of the subject is for rural residential subdivision it is obviously relevant to show the
value impact of having more or fewer potential development lots. All else being more or less equal a
buyer will tend to pay more on a gross basis for a property that can accommodate more potential
development units than for a property that can accommodate fewer potential development units since the
ability to sell additional development lots increases the total return to the land. Appropriate adjustments
have been made to account for the differences between the subject and the comparables.
The final element of comparison noted on the summary table pertains to the size of the subject and the
comparables. All other things being equal, a typical buyer will consider a property that is larger in size to
-53-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL. APPRAISAL, LLC nemtsen Property
ME
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bentsen Property
LAND SALES ADJUSTMENT GRID SUMMARY
Sub'eet
Com anble1
Comparable 2
Com arable3
Canquirsibl.4
Com anble5
Comparable 6
Tax No
502171004 &502171012
702113011
603M3009
123114430000
05301442-000
3114440020 &1231144400
053030430010
Lociton
Jefferson Comm
Jeffeemm County
Jefferson County
CIaHmm County
Clallam County
ChDam Como,
ClaBam Comte
Sale Pdee
Appraisal
$120,500
$135000
8182000
$250,000
3125,000
S350,000
Date
1W -13
Aug-13
J.12
A -11
Mav -10
Au -ID
Oct-10
Erpendono. After Sale
None
None
Nom
None
Nom
Demolish Old Simdm,
Demolish Old Structures
Adjusnnem
jo
$0
R
11
San 00
10 00i
Aajs
$lzgsoo
fI35,000
9197,000
$zsg000
SuS,000
$340,000
Sin farm,".."
Power, Won &Septic
Well
None
None
None
None
P.&well
Adjustment
25000
$30000
$30,00 0
$30000
S30,0N
$15,000
Adj$
$145,500
$165,000
$217,000
$280,000
$145,000
$355000
Property Righ+u
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Cempadwn
Similar
anwer
Similar
Slmtlar
Similu
Similar
Adjustment
No Adj
No Adj
No Adj
No Adj
No Adj
No Adj
Financing
Caahpgoiv
CamhE,iv
C.bEra,
Cwb Film,
CuhPquiv
CubEaviv
Cash EW,
Companion
Similar
Similar
Sim Jar
Similar
imil.
smid
Adjustoent
No Adj
No Adj
No Adj
No Adj
So Adj
No Adj
(:ondiiion ofsole
Arm's Length
Arm's Length
Mortared Seller
Amts Length
Ann's Leggth
Arm's Length
Aron, Length
Compvimm
Similar
Innfeno
Similar
Similar
filar
similar
Adjustment
No Adj
Upwud Adj
No Adj
No Adj
No Adj
No Adj
Market Conditions
Jul -13
-1 mos
I9 mos
26 mos
37.
35 our
33m.
Comparison
Similar
Simd.
Somewhat Sumnm
Suoen °r
simeat
-
S snot
�
Adjustmem
No Adj
No Adj
Somewhat Downward
Downward Adj
Downward Adj
Downward Adj
L.Imn
13 mi SW .&B.
15 mi N ofQuI.r
5.3 ml Wof Brimon
36 mi W ofP.A Angel.
8 on E ofPOt Angel.
35 not W'afPOrt Angeles
S mi SE of Pod Angeles
Comparison
Similm
Similar
Somewhat Inform
Somewhat Superior
Somewhat lnfmor
Somewhat8unemor
Adjutment
No Adj
No Adj
Somewhat Upx'ard
Somewhat Downward
Somewhat Upwmnd
Somewhat Downward
A.em
Paved Road
Short Gavel Road
Shod Gavel Road
Paved Road
PavM Road
Paved Road
P.ed Road
Comparison
tSmilar
Similar
Similar
imil
Similar
Similar
Adjustment
No Adj
No Adj
No Adj
No Adj
No Adj
No Adj
Topography
Areas of Steep Slop.
Level
Shghdy Sloping
Slightly Sloping
Slightly Sloping
Lein
Slightly Sloping
Comparison
Somewhat So,
Somewhat Surat
Somewhat Sim,
Somewhat Simi
Somewhat Superior
Somewhat SUnenm
Adjustment
Somewhat Downward
Somewhat Dowimard
Somewhat Downward
Somewhat Dowox'ari
Somewhat Dnxnward
Somewhat Downward
Timber
Palau; Forested
Ferrell, Foresmd
Heavily Fmeated
Partially Foreskd
Heavily Foremted
Pawkily Forested
Moody Cleared
Comparison
SS =1m
Somewhat Suoenm
Similm
Somewhat great
Similar
Somewhat Inferior
Adjustment
No Adj
Somewhat Downward
No Adj
Somewhat Dowmrard
No Adj
Somewhat Upward
Fsnoi'dmvy Site c rob"onm
None
None
Bisected By River
Bisected By River& IFIdwey'
None
Bisected By River
None
Compamm.
S.I. ar
Inferior
We
Similm
Iofenor
Similar
Adjustnee
No Adj
Upward Adj
Upward Adj
No Adj
Upward Adj
No Adj
Sensitive Anus
40 % Wetlands. 30 %F1oodplmn
Minor Fbodplam
Minor Flmodplain
Minor Wetmds, 30 %Floodplain
Minor Floodplato
50 %Floodplain&
None
&30% Channel Migration Unread
&20% Channel Migtanon Berard
30 %Channel Migration
Comparison
Suoenor
Superior
Somewhat Superior
Sum
Somewhat Super
Suceno
Adjustment
Duumwerd Adj
Downward Adj
Somewhat Downwud
Downwind Adj
Somewhat Downward
Downward Adj
Wose')winrage
Dockabmh Riven
Little Quilam, River
Dosewallips River
Pysht River
Siebert Creek
Pysht River
Minion Creek
S%wvImv Bank
8501E Low Bak
1,2001flow Bank
7001fL. Bank
2,4o01f Low Bank
2,7301fL. Bard;
10001f Law Bank
I, IN If Low Bank
Total Wanton Quality
Vay Good
Good
Very Good
Very Good
Good
Very Good
Average
CimWnson
$omex'hmt I.&.
S.0
Similar
Somewhat lnferm
Similm
kileflar
Adjustment
Somewhat Upward
No Adj
No Adj
Sommba[Upwacl
No Adj
Upward All
Pie.
Duckabush Rivet &Olympic Mis
None
Dosewallips River
Pyshn River & Olympic Mis
None
Pvsht Rivet
Strait of In. de Fina
cow..
Inferior
Somewhat Inferior
Similar
Interim
Somewhethtfmon
Similar
Adjustnnt
Upward Adj
Somewhat Upward
No Adj
Upward Adj
Somewhat Upward
No Adj
Efjertmn Development 1/nin
2 Entitled
I Entitled
1 Emitl d
1 Enhrled
1 Entitled
1 Etffiebve
3 Q Entitled, 2 PoommaD
cow..
Innfcim
Interim
bfirm,
Interior
Interim
Superior
Adjusunent
Upward Adj
Upwmd Adj
Upward Adj
Upwmd Adj
Upward Adj
Donward Adj
TamlSyae
2190.
1244.
1113.
3725.
5499.
2159.
17.76.
Compammm
Infn pr
Inferior
Superior
stpori
Similm
Similu
Adjmmant
Upward Adj
Upward Adj
Downward Adj
Downward Adj
No Adj
No Adj
Quantitative Adjmmd Sale Prise
$145,500
$165,000
$217,000
5280,000
$145,000
$355,000
Quilitatve Adjustments
Property Rights
No Adj
No Adj
No Adj
No Adj
No Adj
No Adj
Financing
No Adj
No Adj
No Adj
No Adj
No Adj
No Adj
Condition of Sale
No Adj
Upward Adj
No Adj
No Adj
No Adj
No Adj
Market Conditions
No Adj
No Adj
Somewhat Downward
Downward Adj
Downwud Adj
Downward Adj
Location
No Adj
No Adj
Somewhat Upward
Somewhat Downward
Somewhat Upward
Somewhat Downwind
Access
No.Adj
No Adj
No Adj
No Adj
No Adj
No Adj
Topography
Somewhat Downward
Somewhat Downwad
Somewhat DOx'nward
Somewhat Downward
Somewhat Downwud
Somabin Downward
Timber
No Adj
Somewhat Downward
No Adj
Somewhat Downward
No Adj
Somewhat Upward
Eztrmrdmmy Site Condimma
No Adj
Upwud Adj
Upward All
No Adj
Upward Adj
No Adj
SemilweAreas
Downwind Adj
Downward Adj
Somewhat Downwud
Dowmvard Adj
SomewhatDmsvward
Downward Adj
Total Watenform Quality
Somewhat Upward
No Adj
No Adj
Somewhat Upward
No Adj
Upward Adj
View
Upward Adj
Somewhat Upward
No Adj
Upward Adj
Somewhat Upward
No Adj
Eff.iwe Development Units
Upward Adj
Upward Adj
Upwud Adj
Upward Adj
Upwud Adj
Downward Adj
Total Size
Upward Ad
U ward Ad'
Downward Ad'
Downwud Ad
No Adj
Ad
Overall Value Indication
5220,00
Very Lowlodicator
Low Indicator
Balanced lndimbor
Nighledieamr
Very Law Imfleaor
Very Highlnd9ntor
ME
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bentsen Property
be superior to a smaller parcel. The subject consists of about 21.9 acres. Among the comparables
numbers 1 and 2 are about half the size as the subject and are considered inferior to the subject.
Comparables 3 and 4 are substantially larger than the subject and are therefore considered superior.
Comparables 5 and 6 are about the same size as the subject and are considered similar to the subject.
The final step in the analysis is to apply the qualitative adjustments. The resulting "Overall Value
Indication" column shows how each comparable's adjusted value fares as a relative indication for the
subject based upon the cumulative impact of the adjustments. The comparables show a range of value
from $145,000- $355,000. Comparable 3 is noted as a balanced value indicator at $217,000. The other
comparable bracket this as lower and higher value indicators.
Based upon the forgoing analysis I have concluded with a market value estimate for the subject at
$220,000, which is well supported by the comparable data.
FEE SIMPLE VALUE
Reasonable Exposure Time
$220,000
The Uniform Standards of Professional Appraisal Practice requires an estimate of reasonable exposure
time. USPAP defines this as "the estimated length of time the property interest being appraised would
have been offered on the market prior to a hypothetical consummation of a sale at market value on the
effective date of appraisal. This is a retrospective opinion based upon an analysis of past events
assuming a competitive and open market. "
Based upon the market conditions discussed in this report I have estimated the reasonable exposure time
of the subject at 12 -24 months.
Date of Value
July 110, 2013
-55-
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
F. WO MY.
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemisen Property
Title Report
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemtsen Property
Wetlands Delineation Report by Applied Environmental Services, Inc.
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Remtsen Propeny
Commitment for Title Insurance !
First Amedcan Title Insurance
Commitment
FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation ("Companyo), for a valuable consideration,
commits to Issue its policy or policies of title Insurance. as Identified In Schedule A, In favor of the Proposed Insured
named in Schedule A, as owner or mortgagee of the estate or Interest in the land described or referred to in Schedule A,
upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of
Schedules A and 8 and to the Conditions of this Commitment.
This Corn milment shall be effective only when the identity of the Proposed Insured and the amount of the policy or
polides committed for have been inserted In Schedule A by the Company.
All liability and obligation under this Commitment shall cease and terminate 1110 days Stier the Effective Date or when the
policy or policies cornmilted for shall Issue, whichever first occurs, provided that the failure to Issue the policy or policies Is
not the fault of the Company.
The Company will provide a sample of the policy form upon request.
In Witness Whereof, First American Title Insurance Company has caused its corporate name and seal to be affixed by its
duly authorized officers on the date shown in Schedule A.
First American Title Insurance Company
♦, r � „ Dennis J. Gilmore
LrFAfEr9t97d, < President
tilt
Ifa'�riri'ik "�*
M�
TYndhy Kemp
Secretary
(Thb bormmament Is vW o* when Scheddes A and B are attached) TM611clot was aeNed 4harenkdly and carat*c as etwei document
COPP"200V309 AMMMUM Tide Asoodden. M nahb renmd.7M esa dent Mn Is msMded b ALTA Ikensen cold ALTA memeem in coed d indim n d ire MU d uee
Al oeea usn sm pmhMk nsghted under -eons km iheAmulen lent Title Assoclo n.
Form 5011000 (6.149) Pagel c12 1 ALTA CommNment (6 -17-06)
1. The tern mortgage, when used herein, shall lnddde deed of fruit, trust deed, or other security instrument.
2. If the proposed Insured has or acquired actual knowledge of any defect, ism encumbrance, adverse Claim or other
matter affecting the estate or Interest or mortgage thereon covered by this Commitment other than time shown In
Schedule 8 hereof, and shall fag to disclose such knowledge to the Company in writing, the Company shall be
relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is
prejudiced by fallure to so disclose such knowledge. If the proposed Insured shag disclose such knowledge to the
Company, or if the Company otherwise acquires actual knowledge of any such defect, hen, encumbrance, adverse
claim or other matter, the Company at its option may amend Schedule 8 of this Commitment accordingly, but such
amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these
Conditions.
3. Uabildy of the Company under this Commitment shall be only to the named proposed Insured and such parties
Included under the definition of Insured in the forth of policy or policies committed for and only for actual loss incurred
In reliance hereon to undertaking In good faith (a) to comply with the requirements hereof, or (b) to eliminate
exceptions shown In Schedule B, or (c) to acquire or create the estate or Interest or mortgage thereon covered by this
Commitment. In no avert shall such liability exceed the amount stated In Schedule A for the policy or policies
committed for and such liability I$ subject to the insuring provisions and Conditions and the Exclusions from Coverage
of the forth of policy or policies committed for in fawr of the proposed Insured which are hereby incorporated by
reference and are made a part of this Commitment except as expressly modilied herein.
4. This Commitment is a contract to issue one or more title Insurance policies and is not an abstract of title or a report of
the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring
against the Company arising out of the status of the title to the estate or Interest or the status of the mortgage thereon
covered by this Commitment must be based on and are subject to the provisions of this Commitment.
5. The policy to be Issued contains an arbitration clause. M arbitrable matters when the Amount of Insurance Is
;2,000,000 or less shaft be arbkrated at the option of elfher the Company or the Insured as the exclusive remedy of
the paRFes. You may reWew a copy of the arbitration rt&s aN htto:AAvww. alla.orah.
Form 501 WO (9.1 -09) Page 2 of 2 - ALTA CommameM (6- 17-09)
4 Mrst American r1da
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and prodecWve Wabsde seperience.
Fatrbdammd"V*ea
Falreas We consider omswMV espedatiom "l their privacy n al our businesses. We only offer products and services Net assure a favoabk balance between consumerbemRh
and crosunerpdvary,
Public Record We believe ref an open public record creates sigidrant value for sorkly, erdwruces consumer choke and creates consumer opportunity. We actively support an vpen
public record and empfedze its irpatance and conkbuion to our ecoMlmy.
Use We befievewe shouldbatwve respona6lyw0henwe tee Information. tbord a consumer n our basihess. WewA abey the laws governing the collection, use and dssem in" of dale.
Accuracy We will We reasonable steps b help assure the accuracy of the dab we collect, use and dsseninale. Where possik. we will eke reasonable step to correct inauaan
nkwnalim. When, as with Ne public read, we acrd cared naoauate information, we will take all reasonable slops to sesisl consumers in iderdiffRq the source of to erroneas
data so [lot the omsmarcan secure the required corrections.
Educdon We ardavor to ednate the users of our products and services, our employees and otters in our industry about the keporloce of consumer Privacy. We will nskuc our
amployeas on use leek Mdmaron values and on be responsible collection and use of didet We will wcourege others in our industry to called and use tnfamakon in a eeapombib
1se0* We will Maintain appsgsbte packet and systems to prded against uradhorM access to and corruption of the data we mate",
Form 60-PRIVACY (g -1.10) Page 1 of I I Privacy Information (2001.2010 Final American Financial Corporation)
CommitrnentNo. 55025 p� i of6
FIR
AMEST RT .._ _ ,� ,. COMPANY
offeferson Couny
2424 South Park Avenue
Port Townsend, WA 98368
SCHEDULE A
Commitment No.: 55025
Seller : Berotsen
Buyer : Jefferson County
Effective Date of Commitment: January 23, 2013 at 8:00 A.M.
Prepared For: Jefferson County Environmental Health
Tamil Pokorny
615 Sheridan Street
Port Townsend, WA 98368
Inquiries Should be Directed to. First American Title Of Jefferson County
Researched By: Rochelle Lewis
Your title officer for this transaction is Rochelle Lewis. If you have any questions concerning this title
commitment, please do not hesitate to call me at (360) 385 -1322 or e-mail rlewis@fatcojc.com
By: Rochelle Lewis. Title Officer
1. Policy or Policies to be issued:
(a) ® ALTA Owners Policy Standard Amount
Premium
Proposed Insured: Tax
Jefferson County
2. The estate or interest in the land described or referred to in this Commitment and covered herein is
Fee Simple.
3. Title to said estate or interest in said land is at the effective date hereof vested in:
Lisa Ann Beratsen, as her separate estate
Commitment No. 55025
Paget of 6
4. The land referred to in this Commitment is located in the County of Jefferson, State of WA, and
described as follows:
PARCEL A:
The North 25 feet of the North 425 feet of the Southeast quarter of the Northeast quarter, West of the
Duckabush County Road as conveyed to Jefferson County, by Deed recorded August 11, 1953 under
Auditor's File No. 138855, records of Jefferson County, Washington in Section 17, Township 25
North, Range 2 West, W.M., Jefferson County, Washington.
PARCEL B:
That portion of the Southwest quarter of the Northeast quarter lying Northerly of the thread of the
Duckabush River,
EXCEPT that portion thereof lying within the West 820 feet of said Southwest quarter of the
Northeast quarter;
ALSO;
That portion of the Southeast quarter of the Northeast quarter AND of the Northeast quarter of the
Southeast quarter, described as follows:
Beginning at the Northwest comer of said Southeast quarter of the Northeast quarter,
Thence South 0 °01'31" East, along the West line thereof 625.02 feet to the True Point of Beginning;
Thence continuing South 0 °01'31^ East, along said West line, and along the West line of said
Northeast quarter of the Southeast quarter, 813.24 feet to a point designated as Point "A" for
description purposes;
Thence North 26a 11'26" East 400 feet;
Thence Northeasterly in a straight line to a point on the Southwesterly boundary of Duckabush River
Road, County Road No. 2274, which point is 70 feet Northwesterly measured along said
Southwesterly boundary from a point thereon which is South 68 °26'58" East 745.67 feet and North
12 058'50" East 1,004.77 feet from Point "A" hereinbefore described;
Thence Northwesterly, along said Southwesterly boundary of county road, to a point thereon from
which the True Point of Beginning bears North 89134'34" West;
Thence North 89 034134" West 827.12 feet, more or less, to the True Point of Beginning;
All situate in Section 17, Township 25 North, Range 2 West, W.M.
All situate in the county of Jefferson, State of Washington
Commitment No. 55025 Page 3 of 6
SCHEDULE B
Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless
the same are disposed of to the satisfaction of the Company.
A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority
that levies taxes or assessments on real property or by the public records
B. Any facts, rights, interests, or claims which are not shown by the public records but which could
be ascertained by an inspection of said land or by making inquiry or persons in possession
thereof.
C. Easements, claims of easement or encumbrances which are not shown by the public records.
D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other fads
which a correct survey would disclose, and which are not shown by public record.
E. (A) Unpatented mining claims; (B) reservations or exceptions in patents or in acts authorizing the
issuance themoF (C) water rights, claims or title to water, Whether or not the matters excepted
under (A), (B), or (C) are shown by the public records; (D) Indian tribal codes or regulations,
Indian Treaty or Aboriginal Rights, including easements or equitable servitudes.
F. Any lien, or right to a lien, for services, Labor or Material therefore or hereafter furnished,
imposed by law and not shown by the public records. Any lien, or right to lien, for services, labor
materials or medical assistance theretofore or hereafter famished, imposed by law and not shown
by the public records.
G. Any service installation, connection, maintenance, construction, tap or reimbursement
charges/costs for sewer, water, garbage or electricity.
H. Defects, liens encumbrances, adverse claims or other matters, if any, created, first appearing in
the public records or attaching subsequent to the effective date hereof but prior to the date the
proposed insured acquires of record for value the estate or interest or mortgages thereon covered
by this Commitment.
U%
Cmmnihm;m No. 55025
Special Exceptions:
page orb
1. Lien of the real estate excise sales tax and surcharge upon any sale of said premises, if unpaid. As
of the date herein, the excise tax rate is 1.78%. Tax code RCW Chapter 82.45.
2. General taxes and assessments, if any, for the year 2013, in an amount not yet available.
Tax Account No.: 502 171 012
Assessed value: $ 680
Affects: Parcel A
Note: Taxes and charges for 2012 were paid in full in the amount of $ 10.64
General taxes and assessments, if any, for the year 2013, in an amount not yet available.
Tax Account No.: 502 171004
Assessed value: $ 128,720
Affects: Parcel B
Note: Taxes and charges for 2012 were paid in full in the amount of $ 1,088.62
3. Easement, including terms and provisions contained therein:
Recorded: July 13, 1948
Recording No.: 114392
In favor of United States of America
For: Transmission line and access road
4. Easement, including terms and provisions contained therein:
Recorded: November 19, 1948
Recording No.: Volume 125 of Deeds, pages 392 and 393
In favor of: Soundview Pulp Company
For: Roadway
Affects: Parcel B
5. Right to make necessary slopes for cuts or fills upon said premises for Duckabush Road as
granted by deed recorded under Recording No. 138855 (Affects Parcel A)
6. Easement, including terns and provisions contained therein:
Recorded: October 20, 1959
Recording No.: 163165
In favor of: Public Utility District No. 1 of Mason County
For: Electric line right of way
The legal description in said easement is not sufficient to determine its exact location within said
premises.
Easement, including terms and provisions contained therein:
Recorded: June 13,1968
Recording No.: 196369
In favor of. United States of America
For: Perpetual easement and the right to enter and erect, maintain, repair,
rebuild, operate and patrol one line of electric power transmission
Affects: Parcel B
LPB
Commitment No. 55025
Page 5 of 6
S. Rights of the general public to the unrestricted use of all the waters of a navigable body of water
not only for the primary purpose of navigation, but also for corollary purposes; including (but not
limited to) fishing, boating, bathing, swimming, water skiing and other related recreational
purposes, as those waters may affect the tidelands, shorelands or adjoining uplands and whether
the level of the water has been raised naturally or artificially to a maintained or fluctuating level,
all as further defined by the decisional law of the state. (Affects ail of the premises subject to such
submergence)
9. Any question that may arise due to the shifting and/or changing in the course of the Duckabush
River
10. Right of the State of Washington in and to that portion, if any, of the property herein described
which lies below the line of ordinary high water of the Duckabush River
11. Any adverse claim based upon the assertion that:
a. Said land or any part thereof is now or at any time has been below the ordinary high
watermark of the Duckabush river,
b. Some portion of said land has been created by artificial means or has accreted to such
portion so created
C. Some portion of said land has been brought within the boundaries thereof by avulsive
movement of the Duckabush River, or has been formed by accretion to any such portion
12. Easement, including terms and provisions contained therein:
Disclosed by: Instrument recorded under Recording No. 245027
For: Road
Affects: Parcel B
13. A record of survey recorded January 15, 1988 under Recording No. 312488, said survey discloses
the following matters:
Possible fenceline encroachment on easterly boundary of said premises (Parcel B)
14. A record of survey recorded March 30,1990 under Recording No. 329553, said survey discloses
the following matters:
Location of existing 10 foot wide roadway (Parcel B)
15. A record of survey recorded October 29, 2002 under Recording No. 461681, said survey
discloses the following matters:
Encroachment of fence, location of creek, river access road and dimensions
16. Notice to Title and the Terns and Conditions thereof:
Recorded: November 13, 2002
Recording No.: 462192
Regarding: License to cut and remove trees has now expired (Parcel A)
17. Notice to Title and the Terms and Conditions thereof:
Recorded: November 19, 2004
Recording No.: 491868
Regarding: Said property (Parcel B) requires an alternative septic system to serve the
waste water need of the homesite
CGMMM nt No. 55025
Page 6 of6
18. The Company has been asked to issue an owner's policy without disclosure of the liability
amount. This commitment shall be effective only when the amount of the policy committed for
has been inserted in Schedule "A" hereof. The forthcoming policy must be issued in an amount at
least equal to the full value of the estate insured in accordance with our rating schedule on file in
the office of the Washington State Insurance Commissioner.
The Company may have further requirements if the undisclosed amount to be insured exceeds the
current assessed valuation.
End of Special Exceptions
Notes:
A. The situs address of the property herein described is:
995 Duckabush Rd
Brinnon, WA 98320
B. Abbreviated Legal Description:
Ptns SE NE 17 -25 -2W
C. The legal description in this commitment is based on information provided with the application
and the public records as defined in the policy to issue. The parties to the forthcoming transaction
must notify the title insurance company prior to closing if the description does not conform to
their expectations.
Schedule C
The following are the requirements to be complied with:
1. Instruments necessary to create the estate or interest or mortgage to be insured must be properly
executed, delivered and duly filed for record.
2. Investigation should be made to determine if there are any service, installation, maintenance or
construction charges for sewer, water or electricity.
3. In the event this transaction fails to close, a cancellation fee will be charged for services rendered
in accordance with our rate schedule_
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Rd= LdISA ANN BERNTSEN ,melon County Excise
13339 SHORELINE DR SE Aft * ate ea
OLALLA, WA 98359 $ales AM
Auty Treasurer
. «.« «.«� .
. «« «..N.... «««««.«.M«««««.«�...
)(rU dMwdn)-,SAID DOCUMENT IS BEING RE— RECORDED
TO CORRECT THE LEGAL DESCRIPTION
l• STATUTORY WARRANTY DEED
3.
4.
«NNM «f..1MM.M..IMNMM «M1NM«N NNIMMNNM.Mf.N......MMMM
Refeseaee Nassber(d of Daeameab awWaed or released:
(oapape o(dovomwWs))
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1• GOETZE, DAVID A.
2.
3.
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S. Additional omm an peso otdocomat
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L BERNTSEN, LISA ANN
2.
3.
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S. Additioml camel an page of doc a M
N« Mf. M.. Mf. MNMNN. NN. N. MMNNMNNNNM.... NM. MNMMMMN ...MNNMNM«N...N...NH.N....N
Legd dne:iplim (abbreviated. i.e. lot, block, plat or SWUM MAMA IM1410)
PORTION OF 17- 25 -2WEST
AddW*W logal Is-on pap of docmmeot.
Anewor's property Tax PaseelfActoaot Number
502 171 004 6 502 171 012
Addidonmi legal is as pugs of dopament .
flfN111Nf lNfl11111!flfN11f. 1111!.!... 1 ... a ... f... lf. flf. N1111N. fNlNfINNNl1f .11flNf!lMNl.11flMl.lflf
7be AuditedRevorder will rely an the iatarmadon prodded as tie fora. nil, staff will not read the
doeameat to verity the accuracy ar aompleteum of the Ldeda=bsformr" provided bees.
.. 1lf. lNl. 1. Nl. N........ lN. l. ....
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WANNMrmN asra COUNTY Aaar;a'a
tr+n�aNOSOast fo.Nrw..q
Farm 724-2
Jerteraan County, YN imm" TIM Cc 1 Z
w1Ei RECORDED RETURN To: {p f b4
d.ia Ana Hemram i in
1a11a, W 59 sE !' R q
Anr u o o'"
Tax $ � ��
S,
By TretRStrer
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4
59553 J �%
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BTATWOAYWARRANIYDERD ; •
aaemaore Tess Daree7 I:W107 171 eaa i aoe 171 01I � .•' i � 6 Lr'�
2M ORA3ITOR, DwM A. c.rbre, aside cep me ohm �: O f t j .tit R
far and in comidandon of TEN DOLLARS AND OTMM VALUAELE COMIDERATR)N �0 '
in bod paid, convoyaod uweot to LAN Asa Swuhaa, a mgk womu
the follo°tm defalbed read eatw% aitumed in the CoestyofJelkvm. Sane of WaddniiM.
SBF MDU 1T W. ATTACHED METE AND MADE APART BMW SEE PANE 2
SUBJBCTTO: AFFECTS PARCEL A- RWAlamalmuecaraayslapaafcromeor8lleupmtlw
lend berme described Be graded No Comedy o0offeraw by deed recorded under Audism Plh Na
13USS and Bounty oe underAuditon File No. 163165.
Affects Pavel B• ApapoW ememmt for a rWwaym it may require far dmputpm ofeeem to
des tadsSoathofOmDudoAcaRiver, ansuft fromriteDwImbmb Rim Nortbmmafym m
the SwOr H&Oftbe Nm*eW Quarter of Sa:doe 17, TmM* 25 Nark Raage 2 Wem, WM,
addeaNemeat to be is me awe doeatioa mtheprmmtairdug rood, mranve3edrolioundvtewPulp
COMM, a Wadd*mt Cotimatim by dead dried Novader 19,1946 reomded in Yol®e 123
of Deeds, oo page 392 and 393; Emmumat order Auditors File Na 114392; Emmad under
AuMms File No.196369; Any d mp in the botmdayortepl description of therod property, at
dtletotlmautoioacred dMmmyariwductod3o hifiiogmdebmgiogietbe wormofDudmbomh
Rive; Right of at Stns of Wdwy{mo in and to tine pertion, if Noy. of the prepary burin
de m%a ai doh lies beiaw me dine orcedioay blo wgtw of dm Dodmboab Rives; Rigber and
lam" of me public for 6omoaa, navipWn, recroldos and Shad*; Emmet under
Auditors Pile No. 24SM7; Mina re am fmdl by survey ender A*tm Pik Na 312469 end the,
Mum sun fhath by survey Ender Auditors PEeNa 329553.
DATM.NOVEMBER 1. 20M �g x41
�avidA.l3oaas t r s
tower a .s[�( {,St3�
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Yes MM W "late" ma Yes bee. eM W MM W awabaa ". �* aea1MM.
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59653
BYBIHIT 'A• � r�'�j
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Parc Al 44
North 25' of the North 42S' of the Southeast 1/4 of the -• �f'+ •�
•;\�
Noce eat 1/4, ghat of the Duekabush County Road me c w d Zin
.
.^
•� l
to Ja arson County, by Deed recorded August 11, 1 3
Auditor File No. 136655, records of Jeffers County,
Nashingt in Section 17, Township 25 North, 2 west,
N.N., Jeff* on County, Washington.
Situate in the ty of Jefferson, State Washington.
Parcel 8:
That portion of the 8 hwast 1/4 of Northeast 1/4 lying
Northerly of the three f the nuo h Riven
EXCEPT that portion there o yi within the Nest 620 feet
of said Southwest 1/4 of eha boast 1/4;
A6HO;
That portion of the Rout t 1/4 o he Northaast 1/4
AND of the Northeast 1/4 f the Sowtbea t L /4, described sa•.
follows:
Beginning at the N at corner of said theast 1/4 of
the Northeast 1 /4r
thence South 0°0 31• East, along the Nast 1 a thereof
625.02 feet to True Point of beginningi
thence eontinu South 0° 01. 31' East, along as west
line, and al the wsst lino of said RarCheaat 1J4 the
Southeast 1/ 613.24 feet to A point designated as P t
•A• for d ription purposasr
thence No h 26° 11' 26• Bast 400 feet;
thence rthessterly in a straight line to a point on the
gout tarly boundary of Ducksbush River Road, County Road
No. 2 4, which point is 70 feet Northwesterly measured
ale amid southwesterly boundary from a point thereon which
is utb 460 26' Se^ Bast 745.67 feet and North 12° 58' SON
Ea 1,004.77 festab3T
NO OF IBM DESCRIPTION.
int W aa s I I D
JNNr"q 0"nlr. M a4�MIwOM T.
Legal Descriptions
Parcel A:
The North 25' of the North 425' of the Southeast 1/4 of the
Northeast 1/4, West of the Duckabush County Road as conveyed to
Jefferson County, by Deed recorded August 11, 1953 under Auditor's
File No. 138855, records of Jefferson County, Washington in Section
17, 'hip 25 North, Range 2 West, N.M., Jefferson County,
Washington,
Situate in the County of Jefferson, State of Washington.
Parcel B:
That portion of the Southwest 1/4 of the Northeast 1/4 lying
Northerly of the thread of the Duckabush River;
EXCEPT that portion thereof lying within the West 820 feet of said
Southwest 1/4 of the Northeast 1/4;
ALSD;
That portion of the Southeast 1/4 of the Northeast 1/4;
AND of the Northeast 1/4 of the Southeast 1/4, described as
follower
Beginning at the Northwest corner of said Southeast 1/4 of the
Northeast 1/4;
thence South 00 01' 31" Bast, along the West line thereof 625.02
feet to the True Point of Beginning;
thence continuing South 0" 01' 31" East, along said West line, and,
along the West line of said Northeast 1/4 of the Southeast 1/4;
813.24 feet to a point designated as point "A" for description
purposes;
thence North 26" 11' 26" East 400 feet;
thence Northeasterly in a straight line to a point on the
Southwesterly boundary of Duckabush River Road, County Road No.
2274, which point is 70 feet Northwesterly measured along said
Southwesterly boundary from a point thereon which is South 68" 26'
58" Bast 745.67 feet and North 12" 58' So" Fast 1,004.77 feet from
Point "A" hereinbefore described;
thence Northwesterly, along said Southwesterly boundary of county
road, to a point thereon from which the True Point of Beginning
bear& North 890 34. 34" West;
thence North 89" 34. 34" Nest 827.12 feet, more or less, to the
True Point of Beginning;
All situate in Section 17, Township 25 North, Range .2 West, w.14,
Situate in the County of Jefferson, State of Washington.
TOMMIER WITH an easment as described in Declaration of Road
Easement recorded September 30, 1977 under Auditor's File No.
245027, records of Jefferson County, Washington.
124 -358 to 362 DEEDS 114392 Filed duly 13, 1948.
The Grantor, Martin Lorenzen, an unmarried matt at the time of acquirine r.
title,
to
United States of Ameries.
1946.
TRANSMISSION LINE BASIMM and A4OM RM EASEMENT. Dated dune 30,
Gone. $1500.00. (I. R. S. $1.69)
Those portions of the Si of goverwAsat Lot 5 (Si SK S*)
(BY-95); SE4 ak (8F -96; and Mft S* and 8E1 N34 (SP -97), all in
J section 17 Township 25 North, Range 2 Weft of the Willamette Meridian,
Jefferson bounty, Washington, wbiah lie within a strip of lend 200
.feet in. width, the boundaries of said strip lyin& 50 feet distant
easterly from, and 1 }0 feet distant weetoKy fro id, and parallel to the
survey line of the Shalton- Fairmount transmission line as now located
and staked on the ground over, aerose, upon, and/or adjacent to the
above described property, said survey line being particularly described
as follows;
Beginning at survey station 1241 +23.1 a point on the south line'
of Sec on 17, Township 25 North, Range 2 West, W. M., said point
being North 89. 39' E. a distance of 1308.5 feet from the quarter
section corner on the south line of said Section 17; thence N. 14. 27'
E. a distance of 3713.4 feet to eurvaq station 1278 +36.5; thanes N.
190 03' X. a distance of 1148.7 feet to survey station 1269 + 85.2 a
point on the east line of said Section 17, said point being
S. Of 38f W. a distance of 804,0 Beat from the northeast corner
of said Section 17.
together with the right to clear said parcels of land, eta.
Also, in addition to the above - described easement and right-
of -way, the Grantor herein grants, bargains, sells and conveys
unto the UNI ED STAMM OF AVERML a permanent easement and right-
of-way - over, )u� S8 SP =AR 28a 11; NZJ 63k (SF-Aa -229 #2�
NEB sE (SF -AR -29 1)i and s8 SE (SP-AR-29 ), all in Section 17
Township 25 North, Range 2 West, W. M., except the above - described
transmission line easement and right -of -way, as are now surveyed and
staked on the ground and as are shown colored in red on drawinge, -
serial numbers 32736 and 32774, respectively, attached hereto, and
by reference, made a part of the description of this access road
easement and right -of -way, for the purpose of constructing access
roads appr6ximately'14 feet in width, with such additional widths
as are necessary to provide for outs, fills and turnouts, and for
curves at angle points, to be used in connection with the afore-
mentioned transmission line easement and right -of -way, together
with such other rights and. the right to construct such other appur-
tenant structures as are necessary to accomplish the purposes. for
whiob this•eoosse road easement and right -of -way is granted.
Y
t
y
f
#114392 - page 2.
The Grantor, his heirs and assigns, will be permitted the right
of ingress and egress over and aorose said roads, and the right to
pass and repass along and on said roads insofar as the same extend
soross the lands of the Grantor, said right to be exeroised in a
manner that will not interfere with the use of the roads by the
United States of Amerloa, its agents and assigns. e
• 't
f
t
r
i
r
r
125 - ry u -/1 DEEDS //+ /!ran Filed November 19, 1948. t
The Grantor, Martin Lorenzen, an unmarried man; now and since prior r
to April 2, 1943, of Brinnon, Washington, as his sole and separate
to estate,
Soundview Pulp Company, a Washington corporation,
WARRANTY DEED. Dated November 19, 1%@. Cons. -- ,
(I. R. S. $9.90 and State Doe. Stamps 89.00, caneelled.) r
The Grantor, Martin Lorenzen, an u narriad men, now and since
prior to April 2, 19439 of Bri.nnon Washington,
V%==s j conveys and warrants to Soundview Pulp Company, a
Washington corporation, as hie sole and separate state, the following
desoribed reel *state, situate in Jefferson County, State of Wash-
ington:
thGown t Late 7 dt0 and$SA of of Section 7,
WE of of ✓ SE or 8S} ation 1te 2 and 41 S&} or fft, S} of fft of SE} and
Also that portion ring south of the Duokabush River of NEt of
✓ NW}, S} of NW}, of of NE and W or Ni of Section 179
all in Township 25 North, Range 2 Best, Willamette Meridian.
excepting all rights of way heretofore granted for publio highways,
s
and subjeot to all terms and oonditioms of perpetnal easement
heretofore gr and for eleetrio po[w torammiesion line across
SEA of NE *, IZiOf SHY and Si or 8M} of 01 of said Section 17.
The Grantor reserves unto himself, and to his heirs and
9481938, for a period of two (2) yeps only from dame hereof, 1.
all timber which is new out and fallen on the NE} of SEj of said
Section 17, with the right to enter any of the land above desorib- ;
ed for the purpose of removing said out and fallen timber, and
further reserves an easement for logging road across the S} of S}
of SEj of said Section 17 for the purpose of removing the out and
fallen timber above described, during the two year period.
The.Grantor further conveys and warrants to Soundview Pulp
Company, tits Grantee named herein, a perpetual easement for a road-
way at it may require for the purpose of aooess to the lands herein
cone ed, extending from the Duckabush River northeasterly across
the St of NEJ of Seotion 17, Township 25 North, Range 2 West, W. li.,
said easement to be in the same location as the present existing
road.
Dated this 19th day of November, 1948.
Martin Lorenzen
Acknowledged on November 19th, 19489 in the State of Washington
County of Jefferson, before William J. 8nfield, Notary Public in and
for the State or Washington, residing at Port Townsend, by Martin
Lorenzen. (Seal)
s
k
136 -237 and 238 DEEDS 138855 Filed August 11, 1953. `'
The grantor herein, Martin Lorenzen,
to
County of Sefferson, State of Washington.
gUIT CLAM: DEED. Dated My 29,, 1953. Cons. +^110.00. ;
(Excise Tax ;0.10 paid.)
The grantor herein, "' * * for the consideration of ,'~'10.00, and
also of benefits to accrue to him by reason of laying out and establish
ing a public road through his property, and which is hereafter describe
conveys, releases and quitclaims to the County of Jefferson, State of 4
Washington, for use of the Public forever, as a public road and highway
all interest in the following described real estate, viz: ;
All that portion of the following described tract of land lying
within the limits of a strip of land 60 feet wide, being 30 feet in
Jwidth on each side of the center line of the Duckabush River County
Road as surveyed and located over and across Southeast Quarter of the
Northeast Quarter of Section 17, Tovmship 25 Forth, Range 2 West,
Willamette Ileridian and more specifically described as follows:
Beginning at a point on the east line of Section 17, 250 feet port:
of the quarter corner common to Sections 16 and 17, thence north 470 37
W 170 feet, more or less, less the existing right of vMY.
Said strip containing -- acres more or less. Situated in the
County of Jefferson, State of Washington.
r
The Greater ._ - -..
also grants'to Zefferaon County the right to construe
and maintain necessary out and fill slopes, culverts, special ditches,
and appurtenances
conve ed. the same may extend beyond the limits of the
land hereby conveyed.
(Aak. 08. Doris Dalgardno, Dep. Co. Auditor.)
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KNOW Aft 14-M or RM - - S, out ero love 'WWWOIWUAL attar all or MW a
(uiunarrtad) 0jsshen0 slot wgts3 fors Wad sFA itdtnatlat. the taaajpt whereof
Is hereby acle awdedgad, do hetaby Want am as Public OWW District No. 1 of kiaaon
County, a municipal corporation otaraioslter owed time -District-). whose Post ol4ae md-
dreps la Potlatch, Washtnoraa. and to its soaoaesms or *1 }lpas. dts r1g17[ tc enter upon
the lands of the undevalgmmd, situated in the Oamtty vi, - `QF'rd'� +y_. 8tete at
Washinvian, and more partlailsdP datslbad ore (allows, -
K g.! t1LIP OF ""a 04"w& 4"0 • g0491Iwt' 're
vMa RIGN7 amt w ^Y IV 'rNd S1} apid.tf
1)G kj 6 Snc.nom n T 2C A.m r Q 2 Wr wt-1
and to Construct, raednstroet, raphaa, repair, operate and maintain on the above dosWib-
adlands and/or In or upon all struts, roads w highways abutting sold lands, an old trtc
transmission and/or distribution line or system[ to gut, tram and control the gbowth by
chemical means, machinery or akervASS of trams and shrubbery boated wlehln sal '
of tha center Ramat of sold )too or system, or WM may lotarfors with m threaten to and nger
the operation and malatuamoof said Um asystam (Including any ecntrolo[ [ha 9 h .
or other vagetatwn In therigM�of -way which asy Incidentally aadnaoasanly eg totke
joint ass of occupancy of the line or stated by any other person, sssoclaton a
11011, W elsctrihNUCn a talephoae paslsises.
The undoraignsdagrve that eW po son, wire and other fsoUltNs, lndudln0 any mein ervtas
entrahesaautPmsne, Installed on the sbovsdssWiMd lands M the DitTICt's aspsnsi shell It
remain the property of the District, renavabie at the option of the DlstrlOt, upon tsrmnno-
UOn of service W or on said lends.
The undersigned covenant that they are the owners of the above- deacnbed lads.
IN WITNE81 WHEAEOT, the undersigned beve as thadr hands and seats this !S day of
A'n't aF+1 , 111a.
fir`, 44 ' f+a'ctt.e.3
(L8 )
STATE OP WASMUGTON
) a:
countyof Jotr' arms.,.) )
1, the under " nod, a notary public In end for the State of Washington, hereby cacQfy
that "on this ,L day of e s f -HW 4 person ally appearodbefore me
Ir
6
P
hL
to ma known to be the Individual described in and who wacuted Me laagotng Instrument
and acknowtaaied Net „(i signed and aside* the same as sirs tree and vol-
antary got add dad. for Na saes and purpoaas therein manUOnsd.
or m! ham and official aeu the day and year first above written. 4
�e% p's Notary Publ Ina d fa the $tale of
�I(G(AP3 Whtrnyton, `roatds at 4a++nw A�{
Nit p'iA
AL
r9 c►
LM seat
rmra
s Too" ea 30-M
TRANSMISSION Lln EASEMENT iff-M
V
The "ANTOR, busla me ailed wMdr we a wen. CIAXI 9 m. X1104 a xUaver,
Au ad 1• e•asldenrN• af,ia eas of ........ . .... .
. _ .... ... ..........................p•Gats [i6,tllo.ob had
w l.nd paid q ihr mat to of ATha OF Ant XU-A, na l of wMeh ,s bate asaaoa \
4 h !'sits. kmp pmts, Myaw,h
sells and eomero m ,he WITru RTAM W AMERICA W W awes, a pwpassd seaewat and A& a sarrLY
W4 one,, wdmda, repel, robots, oprra md patrol me Ilmew of al•cku Fewer weaadpfea emoa
earn esd sppar,.ww, Alpal !fora, ueldiq sh rfia, we area seek oaks. ,noaadsalsa inewco ab whoih nhlas
ad aoaaramme" as an aaremm) d erata, fa, was, mono rid arms io alla"m o ss1 vareat or la•d d He
Csamr of deff"wou in the S,me of hfashbown . •..ats
` A strip of lead nrlalrlt taaaads d taM hm ^
'
Hitt aaa'OY of taw BwIdAW mar and me aaagei the rso
r 6d5 test imrser, and vtot pwmoa -,* iM as& tu fast of to smot
60 Last 3glfq aoa - at tbo Gover d mud at tar d Msitae 17,
6rth,�
11484
ws�ap •
me tnitae4. On wiwatl ilia w■t"ar et
"•
mloot Msltse.90isemt 3b. 1 ismMdaam lies rw d p, Wa
•r.
warm Use or mid rw of qd.bei4 4wervad ft that dseiddfl
dead Mind
aaaeaeat Jibe 3G, i/tf6, roM*d In lm* Ylh, pap 316,
?us Mon MON, Dead recom of ofd Ohm*, and wxbww dt a
6T.5 fast rarkwit r or mos vw vs; Una a as 1
psrollsl sitb m
atates of Aseria for its mommi s Poore
ffdrfoant de. 3 traasd.wim alas, add saner Won bda q
foummil
,
point
point ft � wom SSaa of odd 6wttm 11,
t el m 3W.5 fad tr'a as tooth qu~ owsw
of said Statism 171 dm" VU'r?M W.9 Rath U ms
A6'0303 1636.6 mil Skase IW OfiR 1961.h isnt Yumoa
ddl'oIItt 1968.6 test to s pofat tddsk is 011WIS 1M.9 test
from the Isla Eksast scree of acid 6eatim 171
toptiw' With all aeaasury Red eomraaL" stoats ortr, altos wed seams 6AGUM
rmWA an predess wand by the Orsmtor ritkfs nd.aung lm w=v Aver Ailm"airtUm
assaaott.
Ow aAitad States or AaarSas apats that tats• vlll be m di4om m ar adOawt
to We pmv%U road at or near SS 1276,05, and that tM read dead be UW% epee at ail
1
Units for we of the oswstor.
'ills United States of Amartea iorUm agrees teat Us r4U of s4 oMll be alsaaed
t
and all a ash sad debris shall to bated or auaored tram tad pr4pv*1 bummer, alemSat
tM rl&t of sq does act require the (kited Atetm Of Aeeria ar Sts seetesetars m 48
cat and news tree slaps.
pnpn
IM Fatted States or America shill stele toe alet lies of the of my dth
`(
pparsommut ram) markers at reasoftwas fattrra3s arreas tks prep" at ]sash afr'r
`
So Voibd 8tstw.of Aaeria Gall hen On riot, L aemtotla WM amlats mat
or nisi part of the 40% or nd at to mot o0mr4P baling allXud tp• the srdmi
emir, to pads, osltiTsta ad plot View and draw dw m, and Sares"r to
adaiaa web plardlivi
_. i ,s .4ni
I.
a tfflf'Jll Kerl3_it..
Declarstian OF Rand Easesont l' •....... fi ,pry
!a dsalsestlap of nooaat made this �_� �7 • -P n. 3tl
7977 by Cool Arndt and Clore Areat, tsrnn,a end fe, hoes -.
eft a rmfar to ec soma, altnaaeth, ,.
Nmoprt l T abase'aentlnao thdlvtduals era tb eanorlr'of the reifeirLq''
dseerlbad prq,aKye Tres 16C} at NE} mouth of tie Owmgb4eh CDL*lk_%o p,q!i}�t et
the Cadtdrly( bo ndary or the eaaeeilla ,ever Adalnletestiae aNaeeapptty{�{d •.. ,
with the REt of Nun sr }, north of the Dushebvellaiaw. loos • pset2a'dr'd . f {:e-
togatlma With the go or'tb NE} leas the What sic ft.i,bgetbr with the A of
the it} aryth of the Dueeebwn atvar *it in Aetla 91, Teaiaedp 2339, A" 2 tat?
muss. it is neceesory to crab bad Pesaia an wamaant for Tndusy
far purposes of ingress, egrsoc sob utilities, cams the Property described
above# and to burden sold Prodarty and nab aid aliment msa abnnt tharato,
ses therefore, the awlan do iwsby doctors a weement far resdwy
Purpaue, fa in}ras, e9raee wN utilitiao, deoarlbed as ►milowe
. amglm,ing at the Duaksbarh County Read, them@ ruledag der the oailttng
read In a westerly direction through tb SE} o tb SO W the NEf of SegUan 7T,
Township 26 a., Rage 2 ieee, to a Path, free a douse nos ermtl
tb donors in the sec} or the art or the RE of sold swims IT, ebnem dbnttmdng
U a aautherly direction to the as boundary of the fOL1aaL,e described prgrortyi
said sesment to be 76 feet !n .idth cents od avw the baiating rasa
not portian of the Southeast Quarter of the Northeast Quarter AIM
of the Northeast Quarter of the Southmeat Quarter of ada:tiat 17,
Township 25 North, Range 2 N.W.H., described as 2811m et
beginning at a point on the Nast line of said Northeast Osarter•of
the Southeast Quarter which is South D• all 310'Hast imasured along
the Nest line of the said Southeast Quarter of the Northeat Quarter
and the Neat line of said Northeast Quarter of the Southeast Quarter)
■ distance of 1438.26 fat from the Northwest corner of sold Southeast
Quarter of the Northeast Quarter, which point is the tam point of
beginning;
thence continuing South D' 01' 31''Sast to the thread of the Onckabush
River;
thence Easterly, slung the thread of aid river to a point which is
South 12• SS' So• Neat from a point an the Easterly bomdery of Soana•-
ville Transmission Lips Eassnt from which point the treat point of be-
ginning bears North 696 26' $80 Nest a distance of 745.67 feet!
thende North 12. 58. 50' Sat, alaq. said Easterly boomdary,•th the
Southwesterly margin of County road known as Suckabasb River Road;
thence Northwesterly. along aid Soathwesterly margin, 70 feeti
thence southwesterly, in a etraight line, to a point which ie North
26. 11' 26" East 400 fat from tea true point of.beglaningr
thence South 26. 11' 26" Nest loo feet to this true point of beginnings
Situate in the Cdoahty of Jeffersor, State of Washington_
S bJeet to Cemmsent she tb Taw mad Conditions thereof to dlesllesd by
Snmtrumanb recorded war Ymiteerm file a1m. 114392 cad 1916769.
wl 91 x.•616
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SURVEY O- A FOen N! OF THE SOUTHEAST QUARTER OF THE NORTHEAST
QUARTER AND THE NORTHEAST QUARTER OF THE SOUTHEAST Q?UARTEg
ALL /N SECTION 17, TOWNSHIP 25 NORTH I RANGE 2 WEST, W. M.,
JEFFEP.SON COUNTY, WASHINGTON.
Fes' RomaeT r2U= AND JAMES OYSON
DATE: ✓ANUARY & , 1988
SURVEYMS CEPT/F/CATE
THIS A44P Coee 'TLY RE P— rnENTS A
SURVEY MADE SY ME O2 LN/LFf2 MY
DI2ECT/O/ /N CGIVFO,PNIANCE 174 ?H
THE SURVEY F-EGO90VAoG ,Cr AT 774E
REgLeS " cFgcBCRr mm i . 4wd acmN
D47E,° ylAqUARY 6, AW
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RUCC! -OL90N SI.IRVEY
M24FA
PECCiWlfviG CEPTIF/CATE
F /LEO A-Oe RECO.eD AT 774E REa kFST Cdr
NQ ,2N TER.2/T WIFS, INC. THIS
_IM4AylQ { 2I1LOi�lZA9 A.Q A7-
_,M- A41MUTES
R4ST10 OGC M. AND RECCt2DED
/N VOLUME SUeVErS PAGE
RECY.)eD8 JEFFERSON COUNTY,
WASHINGTON,
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SURIVE`/ OF EXISTING EASEMENT ROAD
CENTEf21_iNE CNER A FkDFZf ION CP -FHE
SOUTHEAST QUARTE=R CF THE NORTHEAST
QLJAQTF.R IN SEC71ON 17,7O NSHIP 25
NOQ -FH, RANGE 2 WEST", W. M., JEFFERSON
COUNTY, WASHINGTCN.
Fes• CAPTAIN HARRY E. SeL.FF21DGM. USN.
OATEt JANUARY Ko, 1990
SELF)ODGE SURVEY
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IM 641011110
i.rhrun Canty. to i{FAM01 TiTIX CO t Lie 24.46
I= UTM117140=1171arITZ"Iffn
Richard 8. Shattuck
Attorney at Law
4102 NW Anderson Hill Road
Silverdale, Washington 98383
REFERENCE: (Wood Survey Recording)
GRANTOR: GOETZE, DAVID
GRANTEES: BLACK. NICHOLAS
BLACK, ELEANOR
Legal Description: SE Y4; NE Yk and NE Y4, NE Y4 of Section 17, TWN 25N,
Range 2W, W.M., Jefferson County, WA
Tax Parcel ID.: 602 - 171-012 and 602 - 171- 1
LICENSE TO CUT AND REMOVE TREES
This license is made on this-3l -day of October, 2002, between DAVID
GOETZE, referred to as Licensor, and NICHOLAS BLACK and ELEANOR BLACK,
referred to as Licensee.
WHEREAS Licensor is the owner of that certain real property legally
described in Exhibit A hereto (hereafter referred to as 'Parcel A');
AND WHEREAS Licensee Is the owner of that certain real property legally
described in Exhibit B hereto (hereafter referred to as °Parcel B');
LICENSE TO CUT AND
REMOVE TREES - 1
j 4821f 6
ijef "W M G"W' W . " TlTa CC 1 L1C tl.N
AND WHEREAS there has been a survey prepared by Arnold Wood, Wood
Surveying, Inc., dated August 92, 2002, and recorded under Jefferson County
Auditor's File Number 14068
AND WHEREAS Licensee has cut and logged trees within the area that
Licensor asserts tests legally within Parcel A;
AND WHEREAS Licensor and Licensee wish to resolve this matter
amicably without resort to legal process;
NOW, THEREFORE, in consideration of the mutual promises set forth
herein, the parties agree as follows:
SECTION ONE
CONSIDERATION AND DESCRIPTION
For the consideration and on the conditions expressed, Licensor grants
Licensee a one -time license to cut and remove certain trees lying within twenty-
five feet (2511 of the asserted boundary One between Parcel A and Parcel S.
SECTION TWO
DURATION OF LICENSE
Licensee has completed all operations and cleaned up the portions of
Parcel A upon which trees were cut and removed.
SECTION THREE
LICENSEE TO INCUR COSTS
All work was performed at Licensee's cost and expense.
LICENSE TO CUT AND
REMOVE TREES - 2
IlaZ12
J411m an C�1�, 10 Jf1*1MaN TIM CC 1 L10 9{.O
SECTION FOUR
TERMINATION OF LICENSE
Time is of the essence with respect to this license and this one -time
License is now expired. Licensee agrees that it will not cut any future trees on
Parcel A without the express written consent of Licensor, its heirs, successors or
assigns.
SECTION FIVE
GOVERNING LAW
The enforcement and interpretation of this agreement shell be governed
by the laws of the State of Washington. Venue for any action shall be in
Jefferson County.
IN WITNESS WHEREOF, the parties have executed this agreement at
Jefferson County, Washington on the day and year first above written.
LICENSOR: LICENSEE:
DAVID GOETZE NICHOLAS BLACK
ELEANOR BLACK
LICENSE TO CUT AND
REMOVE TREES - 3
I VNI��I Na N Ponnrof0L pF
46MM n GWY, 0 JOFeaOI TITLI Ca I LIa H,N
STATE OF WASHINGTON
as.
County of Jefferson )
On this day personally appeared before me DAVID GOETZE, known to be
the individual described in and who executed the within and foregoing instrument
and acknowledged that he signed the same as No free and voluntary act and deed,
for the uses and purposes therein mentioned.
Given under my hand and official seal this 3L VY of October, 2002.
1
OFPiCIAL aEAL . r '
LINDA TUDOR NOTA PUBLIC in end for the
NarARr PUBLIC -ANO INOTON of Washington, residing
wcammu mEVIRMJUNE1D,aas at
Commission expires: ( '
STATE OF WASHINGTON
ss.
County of Jefferson )
On this day personally appeared before me Nicholas Black and Eleanor
Black, husband and wife, known to be the Individuals described In and who
executed the within and foregoing instrument and acknowledged that they signed
the some as their free and voluntary act and dead, for the uses end purposes
therein mentioned.
Given under my hand and official seal thie,658y of October, 2002.
1 f1-Gf, I
N � �
LICENSE TO CUT AND
REMOVE TREES - 4
NARY PUBLIC In and for the
State of Washington, residing
at
Commission expires: &
1y�j 462192
MW
,Utf�tw, Qenty, M
EXHIBIT A
Parcel A:
The North 25' of the North 42SI of the 90*theast 1/4 of the Northeast
1/4, west of the Duckabush County Road sm coowyed to Jefferson County,
by Dead recorded August 11. 1983 under Auditor's Me No.' 13855,
records of Jefferson county, " in Section 17, Township 25
North, Range 2 west, W.K., Jeff ezeao County, Washington.
situate in the county of Jefferson, State of Washington.
"Y►.r/a, or.Itr� w� +vr m ring a i
Iii NOit7iD{+1$T 1J4 OF'INH ti61tTH8ASt iN, OF 8"BG7]0�117,7G�VNStm' 2S NORYR,
SANM2 VW,V ML,78EFDREWWUN lr.WAMlINdM-. .
ZKOW! 11N; DUCKABUIR ROAD.
I.
EXHIBIT 8
Hllrp, e,u,lY. M RO N ! iO1NoM NOT 1R.Rr
Public Utilly DWW No.1 of Jeffereon County
P.O. Box 919
Pori Haftd , WA 983394M
NOTICE?
In ceder to ensure Brat future am we of ft property desabed below we awes of the MvWq
iMarostlon, tde notice M fled agelnet the this of do prepany.
This property "Ass an anertmatve edmotooy apse system to serve the wests water need of
the homesnM. Stine of WaehkgWn Depotmet of Health reeWadens reu r0a aMwra# s
County, PuMc Utlity DMhlat No. t (PUD) provides the emesded monitetn0 ssMce a a contract
aMce. Aoambact WOW~ LISA SERNTBEN propsrtyasnarsWdt APUDbsocompWh
gds mwwwft eervies.
In to evert txd Ste need far an abwrk*m ladvolopy septic system albs need for ft pandit,
sdodues monbtrlp Is cemoeled by the Stets of Wsshi glan. tde notice shall be wA and void.
In the event tot a genval aww sysem MI and ants tt1M pmpany and repMcee to
alermtve tedmokpy seplto sysem a are mews oitraatkp wxlfa dMp WW of tie watewater
Wnweed upon the popedy, this notk a stoti bs nut end void.
PARCEL MM710K TAX 12 SUBJ TO SASE, SECTION 17, GM SECTION
NE4 TOWNSHIP 2e NORTH, RANGE 02 WEI T, W.Y. JEFFERSON COUNTY.
WAeWNOTON
By action of to Bawd of Corrwr"Wers of Pubk Utlptr DMhld No, I of Mown ComAy By
RaoMton Wopled May 0. M.
a 6. Parlaer, MM"Or
STATE OF WASH NGTON )
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COUNTY OF JMT'MWN )
I sclamwledge that James G Parker appeared before me and signed " notice for
ew provision of Municipal Oversight for an Onaie Septic System on this day.
Dated I1 -1(J6- 200
Notary Pdbfic in and for the State of
Was *%Wr4 residing in Pat Hadlock
My Appointment expires 07-11-MW
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AmER16i4 Tf II F COMPANY
o0effenon (:aunty
PO Box 598 •2424 South Park Avenue, Port Townsend, WA 98368
Phone: (360) 385 -1322 Fax: (360) 385 -1877
SUPPLEMENTAL #1 TO THE FIRST COMMITMENT
Attention: This Supplemental contains changes which impact Title to Property set forth in the above
referenced commitment.
Prepared For:
Jefferson County Environmental Health
Tami Pokomy
615 Sheridan Street
Port Townsend, WA 98368
Commitment No.:
Seller:
Buyer/Borrower:
Schedule `B"
55025
Berntsen
Jefferson County
® Paragraph 13 is hereby deleted.
® Except as the matters reported hereinabove, the title to the property covered by this order has NOT
been reexamined.
Dated as of June 27, 2013 at 8:00 A.M.
First American Title Of Jefferson County
By: Rochelle Lewis, Title Officer
Appraiser's Experience Data
Job No. 1325 STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC Bemfsen Properly
STEPHEN SHAPIRO COMMERCIAL APPRAISAL, LLC
P.O. Box 11757
Bainbridge Island, WA 98110
Stephen Shapiro, MAI
(206) 855 -1090
Email: stephen®ssappraiser.com
Website: ssappraiser.com
In January of 2011, Stephen Shapiro established the firm Stephen Shapiro Commercial Appraisal,
LLC. Prior to that he worked with Anthony Gibbons in his firm RESOLVE from 1999 -2010.
Mr. Shapiro has developed a broad range of experience over a wide variety of property types. Appraisals
have been performed on office and industrial buildings; commercial and industrial land; residential
subdivision property; natural resource and habitat land, including timberland and wetland property; and
high -end estate homes. In addition, he has provided mediation and expert witness services for legal
purposes.
Mr. Shapiro is licensed as a certified general real estate appraiser by the State of Washington (license no.
1101561) and is listed on the Washington State Department of Transportation's Approved List of
Appraisers and Reviewers. He was awarded the highly regarded MAI (Designated Member of the
Appraisal Institute) in June 2006 (member no. 12394). He has successfully completed the following
Appraisal Institute courses, as well as numerous additional professional seminars:
• Appraisal Principles
• Appraisal Procedures
• Standards of Professional Appraisal Practice, Parts A and B
• Highest and Best Use and Market Analysis
• Basic Income Capitalization
• General Applications
• Advanced Sales Comparison and Cost Approaches
• Report Writing and Valuation Analysis
• Advanced Applications
• Advanced Income Capitalization
• Uniform Appraisal Standards for Federal Land Acquisitions
• Condemnation Appraising: Advanced Topics and Applications
• Attacking and Defending an Appraisal in Litigation
• Forestland Road Cost Obligations
• Common Errors and Misconceptions in Yellow Book Assignments
• Valuation of Easements and Other Divided Partial Interests
• Appraisal Review Under UASFLA
Education:
University of Washington, B.A. Communications, Honors; Major in Journalism with Minor in
Economics, 1986
Mr. Shapiro has performed appraisal services for a wide variety of clients, and a partial client list follows:
Law Firms
• Tousley Brain Stephens PLLC
• Ryan, Swanson and Cleveland, PLLC
• Riddell Williams P.S.
• Michael A. Goldfarb Law Office
• Lawler Burroughs & Baker, P.C.
• Preston Gates & Ellis LLP
• Livengood, Fitzgerald & Alskog PLLC
• McGavick Graves Attorneys at Law
• Williams Kaster, Attorneys at Law
• Law, Lyman, Daniel, Kamerrer &
Bogdanovich, P.S.
• Cullen Law Office LLP
• Rodgers Deutsch & Turner
• Aoki Sakamoto and Grant LLP
• Montgomery Purdue Blankinship & Austin
PLLC
• Ogden Murphy Wallace PLLC
• Kenyon P. Kellogg, Attorney at Law
• Mundt MacGregor PLLC
• Oldfield & Helsdon, PLLC
Faubion, Johnson, Reeder & Fraley, P.S.
Municipal and Public
• City of Bainbridge Island
• WA State Department of Natural Resources
• Port of Seattle
• U.S. Forest Service
• Tulalip Tribes
• Central Kitsap School District
• Kitsap County Dept. of Public Works
• Washington State Parks Commission
• City of Port Townsend
• City of Eatonville
• City of Tumwater
• City ofBurien
• Kitsap County Dept. Parks and Recreation
• City of Edmonds Parks and Recreation
• WA State Department of Transportation
• Port of Allyn
• Port Gamble S'Kllallam Tribe
• Kitsap County Dept. of Admin. Services
• Port of Olympia
• Bainbridge Public Library
• WA State Office of the Attorney General
• King Count Dept. Natural Resources &
Parks
• City of Poulsbo
Insurance Companies
• First American Title Insurance Co.
• Transnation Title Insurance Co.
• Lawyers Title Insurance Corp.
• Commonwealth Land Title Insurance
• Old Republic Title Co. Farm Bureau Life
Insurance Co.
• Pacific Northwest Title Insurance Co.
Banks
• Commerce Bank
• American Marine Bank
• Washington First International Bank
• Frontier Bank
• Credit Suisse First Boston
• GMAC Commercial Mortgage
• Column Financial
Private Companies
•
NC Power Systems Co.
•
Pope Resources, Inc.
•
Hamish Group, Inc
•
Development Services of America
•
Pacific Investment Co.
•
Batavia Holdings LLC
•
Kinzer Real Estate Services
•
Knowles/Tumer Real Estate Group
•
Warren G. Harding Temple Board Assoc.
•
GEMI LLC
•
American Eagle Communities
•
Wal -Mart
•
Black Equities Group LTD
•
Seattle Yacht Club
•
The Ketcham Family
•
McCormick Land Company
•
Trammell Crow Co.
•
Pike Place Market PDA
•
MacMillan- Piper, Inc.
•
Pacific Medical Center and Clinics
•
Madison Ave Real Estate, LLC
•
Olympic Property Group
•
Prosperity Treatment Center
•
The Mountaineers
•
Starbucks
•
Seattle Automotive Distributors, Inc.
•
Puget Sound Real Estate Services
•
Puget Sound Energy
•
JWJ Group
•
Pioneer Human Services
Institutions
• Bainbridge Island Parks and Recreation
• Group Health Cooperative of Puget Sound
• City University
• The Mark A. Robinson Trusts
Conservation Orizanizations
•
Trust For Public Land
•
Bainbridge Island Land Trust
•
Cascade Land Conservancy
•
Great Peninsula Conservancy
•
Whidbey Camano Land Trust
•
Methow Conservancy
•
Northwest Watershed Institute
•
Open Space Resources
•
Kitsap Conservation District
•
Capitol Land Trust
•
Jefferson Land Trust
•
Nisqually Land Trust
•
North Olympic Land Trust